HomeMy WebLinkAbout151 - 12/07/1993 - AMENDING CITY CODE IMPLEMENTING PORTIONS OF THE NEIGHBORHOOD COMPATIBILITY STUDY AND MAKING OTHER CH ORDINANCE NO. 151, 1993
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTIONS 29-526 AND 29-527
OF THE CODE OF THE CITY FOR THE PURPOSE OF
IMPLEMENTING PORTIONS OF THE NEIGHBORHOOD COMPATIBILITY
STUDY AND OF MAKING CERTAIN OTHER CHANGES
WHEREAS, the Land Development Guidance System ("LOGS") Audit of 1990
identified the need to better define the term "neighborhood compatibility" as
used in the review of planned unit developments proposed for approval by the
City, and to define a process to be used to determine the compatibility of such
developments; and
WHEREAS, for the past 18 months, the staff, a consultant team and the
project advisory committee have prepared an analysis of the issues related to
neighborhood compatibility; and
WHEREAS, as a result of said effort, the "Neighborhood Compatibility Study"
("the Study") has been prepared and presented to the Council , which Study
proposes new "All Development Criteria" to be included in the LOGS; and
WHEREAS, in addition to the recommendations contained in the Study, City
staff has proposed certain additional amendments to better define the criteria
of the LOGS and to otherwise improve the process by which planned unit
development proposals are reviewed by the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS
that Sections 29-526 and 29-527 of the Code of the City shall be amended as
follows:
Section 1. That Section 29-526(B) (13) is hereby amended to read as
follows:
(B) (13) To ensure that development proposals are sensitive to
the character of existing neighborhoods.
Section 2. That Section 29-526(C)(2) is hereby amended to read as follows:
(C) (2) Types of Criteria
The Land Development Guidance System contains two types
of review criteria: numbered and lettered criteria.
Numbered criteria are absolute requirements each
development must satisfy before approval can be granted.
These criteria are grouped into three categories known
as "Community-Wide Criteria, " "Neighborhood
Compatibility Criteria" and "Engineering Criteria. "
Each of the applicable numbered criteria must be
answered YES before approval can be granted.
Lettered criteria are the "points" or variable criteria
of the system. Each development must achieve a
1
specified minimum percentage of these criteria. The
numbered criteria are designed to address public service
requirements, site design elements, and reduce negative
external impacts of development. All criteria apply
unless the city determines that a particular criterion
is not applicable. A criterion is considered to be
applicable if it is reasonably capable of being applied
to the development.
Section 3. That Section 29-526 (D) is hereby amended by deleting from the
title thereof the words "Design Standards and" and replacing said words with the
word "Review"; by adding a new subparagraph (1) to read as set forth below; by
repealing and readopting the "Activity A: All Development Criteria" and the "All
Development: Numbered Criteria Chart," to read as set forth below; and by adding
a new title heading for subparagraph (2) to read "All Development and Specific
Use Review Criteria" :
(D) Review Criteria
(1) Introduction to All Development Criteria.
(a) General Introduction. The All Development Criteria
cover a range of issues that can arise during the
development review process. One of the assumptions upon
which the LOGS is based is that any land use likely to
occur in the community can, in most cases, be made
compatible with any neighboring land use through careful
design and buffering. Similarly, two otherwise
compatible uses can become incompatible as a result of
poor design and buffering. The LOGS is also based on
the assumption that increasing the opportunity for
higher density residential development and mixed land
uses is good for the community. While the land use
review for planned unit developments is done on the
basis of the lettered criteria (Land Use Activity
Charts) and a proposed use may be supported on the
lettered criteria, the LDGS acknowledges that land use
conflicts may arise between existing and proposed uses.
These conflicts must first be identified and secondly,
alleviated or mitigated through various design
techniques. In some cases, adequate mitigation may not
be able to be accomplished, in which case, the proposed
development shall be determined to have failed one or
more of the All Development Criteria.
(b) Land Use Conflicts Chart. The Land Use Conflicts Chart
shall be used to identify the kinds of conflicts that
are presumed to exist between different land uses -
whether they are neighboring land uses within the
development or are adjacent to the development. The
types of conflicts on this chart are noise, odor, light
and shadow; aesthetics; privacy; access; and safety.
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Use of the chart promotes the identification of issues
related to land use conflicts that shall be considered
in evaluating a proposal 's compliance with the All
Development Criteria.
Once conflicts are identified, design measures shall be
considered and incorporated into the plan, to mitigate
conflicts between land uses. Design measures may
include open space setbacks and buffers, landscaping and
topographic changes, building orientation, barriers and
architectural treatment, or a combination thereof. In
the event adequate mitigation cannot be provided, the
proposed development shall be determined to have failed
one or more of the All Development Criteria.
When two (2) adjacent parcels are developed
simultaneously, the responsibility for mitigating
conflicts is upon the more intense use. When a use is
the first to develop on two (2) adjacent vacant parcels,
the first use shall provide the necessary buffer to any
reasonable future use as determined by the City. The
second use to develop shall , at the time it develops,
take all additional steps necessary to mitigate
conflicts.
3
Consider each development u a
wools. Alsand
neighboring
new Imd Land Use C o n f I i e is
rases in reluiooship m one
soother and to neighboring land i
.. his chart shows
likely conflicts between land C
uses. he All Development o
Criteria eve concemed with — ,v Jes Of Conflicts'
avoiding or midgating smh o, o conflicts. Use this chart to > o help identify mnnicts. noise, odor, light,
Land Uses =� Shadow
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aesthetics
Active RecreatIcr, ^� L privacy
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t
Density �,� = x safery
u
VcderaTe h`
Density z o
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n At
M u
Office/Suslness
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x x x O
Commercial C0 I
Industrial. ! j
Railroad
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Parking Lots l
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Airportnd
Flight Pataterns
Collector Street =
Arterial Street _ �\
4
(c) Community-Wide Criteria. These criteria are based in
community-wide policy and comprehensive planning.
Community-wide issues may be of concern to people who
live or work in the neighborhood, but they are also of
concern to the broader community. Preliminary and final
plans shall comply with these criteria.
(d) Neighborhood Compatibility Criteria. These criteria
deal with the aspects of development proposals that
directly affect the immediate surroundings and
neighborhoods. The intent of these criteria is to
ensure that development proposals are sensitive to and
maintain the character of existing neighborhoods.
Developments that are proposed in areas that do not yet
have a well defined character are expected to set the
standard of quality for future development.
"Compatibility" as used in this section of the criteria
does not require that development proposals be "the same
as," but that they must fit in with, be sensitive to,
and complement their surrounding environment and
neighborhood. The neighborhood is best characterized as
any area of the community that has a common interest in
the development being proposed. The area of common
interest will vary, depending on the size, scale and
intensity of land use being proposed on a given site.
Preliminary and final plans shall comply with these
criteria.
The criteria used to evaluate neighborhood compatibility
are stated individually; however, their intent is to
facilitate an evaluation of a development as a whole, in
the context of its surrounding neighborhood(s) .
Criteria relating to architectural design, setbacks and
landscape deal with attributes of the development that
impact one another. There may be "trade-offs" as to
which attribute is emphasized. Landscaping and setbacks
may be used to diminish the visible impact of certain
architecture, or to make other architecture more
prominent. There are also criteria that deal with
attributes that relate to the intensity of activity of
the proposed land use, such as noise, lighting and
traffic. The appropriateness of this intensity, as well
as the need for mitigation, must be interpreted in the
context of the neighborhood's character.
(e) Engineering Criteria. These criteria relate to the
provision of basic services and avoidance of hazards and
are based in community planning and administration for
public health, safety and welfare. These issues may be
of concern to people who live or work in the
neighborhood, but they are also of concern to the
broader community. Preliminary and final plans shall
comply with these criteria.
(2) All Development and Specific Use Review Criteria
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CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.1 Solar Orientation
Do at least sixty-five (65) percent of the lots less than fifteen thousand
(15,000) square feet in area in single- and two-family residential
developments conform to the definition of a "solar-oriented lot" in order
to preserve the potential for solar energy usage?
Solar-oriented lot shall mean:
(1) A lot with a front lot line oriented to within
thirty (30) degrees of a true east-west line.
When the lot line abutting a street is curved,
the front lot line is the chord or straight line
connecting the ends of the curve. For a flag
lot, the front lot line is the lot line that is
most parallel to the closest street, excluding
the "pole portion of the flag lot; or
(2) A lot which, when a straight line is drawn
from a point midway between the side lot
lines at the required front yard setback to a
point midway between the side lot lines at
the required rear yard setback, is oriented to
within thirty(30) degrees of true north along
said line; or
(3) A comer lot with a south lot line oriented to
within thirty(30)degrees of a true east-west
line. The south lot line must adjoin a public
street or permanently reserved open space.
the adjacent street right-of-way or open
space shall have a minimum north-south
dimension of at least fifty (50) feet. (For
purposes of this definition, "permanently
reserved open space" includes, without
limitation, parks, cemeteries, golf courses
and other similar outdoor recreation areas,
drainage ditches and ponds,irrigation ditches
and reservoirs, lakes, ponds,wetlands, open
spaces reserved on plats for neighborhood
use and other like and similar permanent
open space.)
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CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.2 Comprehensive Plan
Is the development in accordance with the adopted elements of the
Comprehensive Plan?
CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.3 Wildlife Habitat
If the site contains an area which serves as a habitat, natural food
source, nesting place, wintering place, or source of water for wildlife
identified by the Colorado Division of Wildlife as significant and in
particular need of attention, have special precautions been implemented
in the plan to prevent the creation of environmental influences adverse
to the preservation of these areas?
8
CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.4 Mineral Deposit
If the project includes an area known to contain a commercial mineral
deposit for which extraction is or will be commercially feasible, has the
project been designed not to preclude extraction?
9
CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.5 Ecologically Sensitive Areas
Ecologically sensitive areas (reserved).
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CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.6 Lands of Agricultural Importance
Lands of agricultural importance (reserved).
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CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.7 Energy Conservation
Are the elements of the site plan (e.g., buildings, circulation, open space,
and landscaping) located and designed, to the extent feasible, to protect
access to sunshine for planned solar energy systems and/or for solar
oriented rooftop surfaces which can support a solar collector or collectors
capable of providing for the anticipated hot water needs of the buildings
in the project between the hours of 9:00 AM and 3:00 PM MST, on
December 21?
12
CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.8 Air Quality
Will the project conform to applicable local, state and federal air quality
standards, including, but not limited to: odor, dust, fumes or gases which
are noxious, toxic or corrosive; suspended solid or liquid particles; or any
air contaminant which may obscure an observer's vision?
13
CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.9 Water Quality
Will the project conform to applicable local, state and federal water
quality standards, including, but not limited to: erosion and
sedimentation, runoff control, solid wastes, and hazardous substances?
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CHART A-1. COMMUNITY-WIDE CRITERIA
A-1.10 Sewage and Wastes
Will all sewage and industrial wastes be treated and disposed of in such
a manner as to comply with applicable federal, state and local standards?
15
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.1 Vehicular, Pedestrian and Bicycle Transportation
Can the additional traffic (vehicular, pedestrian and bicycle traffic)
generated by the land uses within the project be incorporated into the
neighborhood and community transportation network without creating
safety problems? Can impacts from the additional vehicular traffic meet
city traffic flow delay policies? Can pedestrian and bicycle needs be
addressed so that opportunities for these travel modes are integrated into
the overall city pedestrian and bicycle system?
NIMMONS
PURPOSE
Transportation planning is an element of growth If the proposed project is located along a Federal or
management and is therefore an integral part of the State Highway such as College Avenue (U.S.
development review process. During the Highway 287)or Harmony Road(State Highway 68),
development review process, transportation aspects of the applicant will need to review the South College
the project are examined to see that City Avenue Access Control Plan or the Harmonv Road
Transportation policies are being met. The Access Control Plan respectively. These plans
transportation status quo may change as streets reach regulate access along portions of these arterial streets.
their intended capacity or when community need Copies are available in the Planning Department.
dictates a change. Reasons for transportation The Downtown Plan, East Side Neighborhood Plan
planning include: and West Side Neighborhood Plan also contain
transportation policies that should be reviewed for
■ To address the community's transportation needs. developments proposed within the boundaries of these
■ To understand the impacts future growth will planning areas.
have on the transportation system.
IN To incorporate historical patterns and existing
community-wide expectations, as well as THE EVALUATION PROCESS
environmental and topographical concerns.
The development review process is designed to seek '
a balance between neighborhood concerns and
INFORMATION REQUIRED community-wide transportation needs. Many
elements are considered when evaluating a proposed
Projects will be required to submit a Transportation project's collective transportation impacts that affect
Impact Analysis (TIA)*. Specific requirements for the community and neighborhood. The following
what is included within a Transportation Impact issues are considered during the evaluation process
Analysis may vary depending on the complexity of and form the basis of the Transportation Impact
the project. Applicants should discuss requirements Analvsis Guidelines.
with a transportation planner prior to submittal and
obtain a copy of Transportation Impact Analysis
Guidelines.
* Until new Transportation Impact Analysis Guidelines am
developed,current Traffic Impact Analysis Guidelines will be
used.
16
■ Street Classification System ■ Community Transportation System Continuity
The five roadway classifications used in Fort It is important to ensure that the transportation
Collins are identified on the following chart: network (streets, transit, bike lanes, sidewalks,
etc.) connect into the City's overall
Street Classification Travel R-O-W speed vehicles/day transportation plan.
and purpose Lanes width mph in thousands
■ Safety
Major Arterial Safety is considered in all projects and is a
Connect major activity centers. 6 120' 40.50 20.50 p �
judgement based on accident data, as well as
Arterial national and local standards. Safety applies to all
Interconnect and augment 4 100' 30-40 30-40 elements of transportation review.
major arterial streets.
■Minor Arterial Traffic Flow on Arterial Collect and distribute business 2 68' 30.15 5-I5 The city needs to maintain and maximize
and commercial traffic while efficient traffic flow on arterial roadways.
augmenting arterial streets.
• Signalized and non-signalized intersection
Couector operation.
Collect and distribute traffic 2 68' 5-30 2.5-5
fromm residential and business Adopted transportation policies have identified
areas w the arterial and major peak hour traffic level of services (LOS) D or
arterial street system. above, as desirable within our community. Left
and right turn bays and other operational
Local improvements are also considered.
Transport residential traffic. 2 54' 25 2 or less
This category includes loop ■ Future
streets, cul de sacs and
residential roads. A traffic impact analysis is required to examine
present traffic conditions combined with future
• Sidewalks are included in all street classifications. project traffic in the development area.
• Bike facilities are included in all but local street
classifications. ■ National Standards
National and local traffic engineering standards
are used to provide a consistent approach that
reduces potential liability and increases safe use
of the transportation system.
17
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.2 Building Placement and Orientation
Are buildings and other site plan elements (such as fences and parking
facilities) oriented on the lot in a way that is consistent with the
established neighborhood character?
PURPOSE NEIGHBORHOOD INTEGRATION
The purpose of the above criterion is to ensure that Neighborhood character and context should be
the way in which the physical elements of the site considered when making decisions about placement of
plan are arranged on the site: (1) is adequate for the buildings and other uses,
purposes of the proposed land use, and; (2)considers
neighborhood character. The following design
guidelines deal with building placement and Ik
orientation as it relates to function of the land use, _; i `a`
s
neighborhood integration, privacy and aesthetic
considerations. _ 1 I{
r•.
FUNCTIONAL CONSIDERATIONS
Design building configurations with an understanding
of their implications for shaping outdoor space. When a development is proposed to be located
Design recreation areas so they are accessible to the between a neighborhood and a public place such as a
residents they are intended to serve. The amount of shopping center, library, church or park, the design
enclosure and the resulting degree of spatial of the site plan should maintain access to the public
perception partially depends on the distance to height space or use, and where possible, reinforce and
ratio between a person standing in an outdoor space enhance the visibility and usefulness of the access.
and the height of the surrounding walls.
it IIl u;I�uw
I d „k,. AESTHETIC CONSIDERATIONS
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Orient buildings and/or facades to the public street
II when possible. Unattractive elements, such as
I is IIIIII{I V III {i 1nlm service areas and loading docks should be located out
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Willi 1 Ij Ij)ig11n I through architectural detail, landscaping, berming or
a combination of the above.
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18
PRIVACY CONSIDERATIONS The effects of high winds can be mitigated by siting
buildings so that the larger surface areas of the
Arrange elements of the site plan to maximize the buildings are oriented parallel to prevailing winds.
opportunity for privacy by the residents of the project Trees, fences and berms can also be used to reduce
and avoid infringing on the privacy of adjoining land wind force.
uses.
Some activities should be highly visible, others minter wlndz `.
should be screened for visual or sound privacy. \
Consider transitions from public to private spaces and
use architectural and landscape elements to clarify
and define these transitions.
rransin.o/public span ro private
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Land/onn and plant matena!modify
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Create opportunities for interactions between
neighbors without sacrificing privacy or security.
CLIMATIC CONSIDERATIONS
Orient buildings to maximize solar gain and minimize
heat loss.
Landform can be used to modify microciimate. For
example, south-facing sloped surfaces can be used to
establish areas that receive direct winter sun with
resulting warmer surface and air temperatures.
Similarly, sun pockets with a southern orientation can
be created with landform to provide spaces that are
warmer and more enjoyably used for longer periods
of the year.
19
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.3 Natural Features
Do the physical elements of the site plan adapt well to the physical
characteristics of the site and minimize the disturbance of topography,
water bodies, streams, wetlands, wildlife habitats, vegetation and other
natural features?
PURPOSE Ensure that all areas of the site plan will drain
properly without adversely impacting adjacent
The purpose of the above criterion is to ensure that properties.
the way in which the physical elements of the site
plan are arranged on the site respects the existing Multi-level buildings should follow the general slope
topography,streams and/or water bodies, vegetation, of the site in order to keep the building height and
and wildlife habitats. profile in scale with surrounding features.
Structures should be placed down from the top of the
TOPOGRAPHIC CONSIDERATIONS slope if the building is to blend into the landscape,
rather than being a prominent focal point.
In most cases, it is desirable to preserve the existing
topography and maintain natural drainage systems.
Special, interesting and/or unique topographical
features such as streams, wetlands, rock outcrops,
unusual or scenic erosional features, etc. should be
retained intact, r (s
Site buildings and design streets and parking areas to
minimize the amount of cut and fill necessary.
Grading that is required should be done in such a
manner that the resulting landforms are smooth and
naturalistic as opposed to abrupt and rigidly
engineered. Use grading to reinforce the design nornris
concept.
Bpi/pi/I,pS p/K'e0 e!tM top or hft te/,y to OI mWe promnent in Me
/pnCscape,while OuiM/nys.vt pegw tM top wrM mop ieepily ONnp
into tpe lenduepe.
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V VEGETATION AND HABITAT
CONSIDERATIONS
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Preserve desirable existing vegetation or wildlife
habitat areas where possible. The City's Natural
J Resources Department can evaluate vegetation and
wildlife habitat to determine its relative value.
Examples of significant vegetation or habitat areas
include, but are not limited to:
Trees over six inches in caliper
Masses of small trees
Large shrub masses that provide wildlife habitat
Wetland and other natural areas
Rare or endangered species
20
No grading should occur within drip lines of trees
that are to be preserved. In some cases it may be
necessary to provide retaining structures or wells to
maintain existing grade at the tree's drip line.
21
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.4 Vehicular Circulation and Parking
Is the street and parking system designed to be safe, efficient, convenient
and attractive, considering use by all modes of transportation that will
use the system,(including, without limitation, cars, trucks, buses, bicycles
and emergency vehicles)?
PURPOSE
This criterion is intended to ensure that the street and
separate�emc/es ma
parking system is well designed in regard to safety, peeesrrians where P.i.bfe.
efficiency and convenience. How the street and
parking layout contributes to the attractiveness of the
site development and neighborhood is also `a
considered. In addition, this criterion is used to
check conformance to existing street engineering o
standards.
6'c c/e Paskm
SAFETY CONSIDERATIONS
Streets and parking shall be designed to serve the
proposed land use(s) safely. Most aspects of
vehicular and pedestrian safety are governed by
existing engineering standards;however,this criterion
also examines aspects of safety that may be unique
and not regulated by other standards.
I
The following list identifies many aspects of street
design that relate to safety and are governed by
existing engineering standards. The specific design
criteria and standards are in Desien Criteria and
Standards for Streets, available in the City's
Engineering Department.
Turning radii EFFICIENCY AND CONVENIENCE
Sight distance CONSIDERATIONS
Horizontal and vertical curvature
Design speed Consider efficiency of land use when designing
Angle of intersection streets and parking systems. For example, in a
Grades residential development, the streets will determine lot
Drainage layout. Design the streets so that the resulting land
use patterns create purposeful or useable spaces.
Separate pedestrians and vehicles where possible.
Where complete separation of pedestrian and vehicles The design of the circulation system will also have a
is not possible, the potential hazard can be minimized dramatic affect on solar orientation. (See Criterion
by using landscaping, bollards, special paving, 1.1)
lighting and/or other means to clearly delineate
pedestrian areas.
22
RI
Parking Standards
■ For each multifamily dwelling there shall be
parking spaces as indicated by the following
schedule:
Number of bedrooms Parking spaces
per dwelling unit per dwelling unit
1 or less 1.5
2 1.75
3 2.0
4 and above 2.5
■ For each single-family and two-family dwelling
there shall be one (1) parking space per dwelling
Street layout and lotting unit on lots with greater than forty (40) feet of
pattern create left over spaces. street frontage or two (2) parking spaces per
dwelling unit on lots with less than forty (40)feet
of street frontage.
I ■ For each mobile home there shall be two (2)
i parking spaces per dwelling unit.
■ For each school, child-care center or institutional
use located in a residential zoning district, and
' for each church use located in any district, there
shall be one (1) parking space per five (5) seats
in the auditorium or place of assembly, or two
(2) parking spaces per three (3) employees, or
1 tJ�t j� f fj one (1) parking space per one thousand (1,000)
square feet of building floor area, which ever is
greatest.
■ For each boarding and roominghouse or .
fraternity or sorority house, there shall be one(1)
parking space per two (2) beds, plus one (1)
parking space per two (2) employees.
Street layout and lotting .
pattern create usable space. ■ For each group home there shall be two (2)
parking spaces for each three (3)employees, and
in addition, one (1) parking space for each four
(4)adult residents,unless residents are prohibited
from owning or operating a personal automobile.
Parking Pedestrian Connections Pedestrian Connections
Provide adequate amounts of parking for vehicles. ■ For each recreational use located in a residential
Specific parking standards required by City Code are district there shall be one (1) parking space per
listed below. A guide to the number of parking four(4)persons maximum rated capacity.
spaces generally recommended for other land uses is
available in the Planning Department. Providing ■ For each institutional, business, commercial or
shared parking for multiple land use developments is industrial use there shall be two (2) parking
encouraged. spaces for each three (3) employees on the major
shift.
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Provide adequate parking spaces for the physically Bus Stops
disabled as required by the City's Parking Code. Provide bus stops for uses which will be serviced by
Locate the spaces with convenient access to building the City's public transportation system (Transfort).
entrances. The Federal government also regulates Transfort provides guidelines for the design of bus
accessibility for the physically disabled through the stops.
Americans with Disabilities Act (A.D.A.).
Bicycle Circulation and Parking
Consider guest parking in multi-family projects and Design bicycle facilities to serve the proposed land
distribute parking spaces proportionally to unit use(s). Bicycle facilities are typically on streets.
locations. Locate guest parking as close to entries as In those rare circumstances where a sidewalk serves
possible and provide for convenient pedestrian access both pedestrians and bicycles, the path should be 8-12
to the entrance. feet wide and meet AASHTO Guidelines, Guide for
the Development of Bicvcle Facilities, August 1991.
Anticipate the needs of users and provide continuity Provide access ramps at safe, convenient locations.
between vehicular circulation,parking and pedestrian
circulation. Provide pedestrian drop-off areas where Provide adequate bicycle parking located in areas that
needed, especially for land uses that serve children or are visible and within easy walking distance of the
the elderly. Design parking bays perpendicular to the land use it serves.
land uses they serve whenever possible. Provide
centrally located pedestrian collector walks in large Loadine Zones
parking lots. Provide loading zones and service areas adequately
sized to accommodate the types of vehicles that use
The City's Parkine Lot Development Guide,available them. The City Code requires the following:
in the Planning Department, has more information on
the design of parking lots. For all business, commercial, industrial and
manufacturing uses, off-street loading areas
containing five hundred(500)square feet with no one
II I " I�lyl'I (1) dimension less than ten(10) feet shall be required
i L 11's a IILiuN as an accessory use for new construction or major
;Ind
u �'Inl'iIIh additions involving an increase in floor area as
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lift
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I IItI'{IIl, (1) One(1)off-street loading space shall be provided
�Im I nnnr for new construction or additions having a floor
(Ij{I�°' area between five hundred (500) square feet and
IIn twenty thousand(20,000) square feet.
IIII — � C't_
Imo— (2) One (1) additional off-street loading space shall
III it'w' _ be provided for each additional twenty thousand
�I (20,000) square feet or fraction thereof of floor
area in excess -of twenty thousand (20,000)
s square feet, provided that no such loading space
occupies any part of a public street, alley,
driveway or sidewalk.
Ili; II II i"
I( ,IIII,
ttllu(f1�0I1j lltill'ia�fni"n Drive-thni Facilities
The design and layout of drive-thru facilities for
MIN,, IIIIN Nipq
; u 1r � ,,,II"1fl'Ih;' restaurants, banks or other uses should address the
wm
""II n; ;w if following issues:
(lilt;"'
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Will
I I I I I l�l l i l l l l l l
■ Adequate stacking spaces before and after.
In ■ Alternate route escape lanes.
ryAr ■ Pedestrian conflicts.
lit na I I I IIIII I� ■ Directional signs.
Y IYI
IIN
Itull NO r MIS 24
Truck Traffic
Truck traffic can negatively affect a neighborhood
by creating noise and/or odor problems. Land use
plans need to address these impacts either through
physical design or operational procedures.
AESTHETIC CONSIDERATIONS
Avoid large expanses of concrete or asphalt paving
without landscaping. Large parking lots should be
broken into smaller sections divided by landscape
islands. Each section should contain a maximum of
200 cars. In general, parking bays should extend no
more than 15 spaces without a tree, landscape island
or peninsula.
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25
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.5 Emergency Access
Does the project provide adequate access for emergency vehicles and for
those persons rendering fire protection and emergency services?
PURPOSE ■ Turning Radius
The minimum turning radius for fire access roads
This criterion is intended to ensure that emergency shall he 20' inside and 40' outside.
vehicles can access and maneuver within the project
so that emergency personnel can provide fire ■ Parking Control
protection and emergency services without delays. Approved "No Parking-Fire Lane" signs must be
provided along curbs where parking could obstruct
the minimum width and turning radius. Curbs in
FIRE CODE REQUIREMENTS these areas must be painted red.
1. All portions of the exterior wall of the first ■ Surface
story of any structure(s) must be located The surface of all fire access roads shall be of an
within 150'of a public street or an approved approved hard surface or compacted road base
fire access road in which fire apparatus can capable of supporting fully loaded fire apparatus. All
be maneuvered. Major arterial streets shall surfaces shall be maintainable in all weather
not be considered for the purposes of this conditions including snow removal. Any bridges or
requirement. culverts must meet HS 20 design criteria. Grass
crete and similar soft surface materials are not
2. Fire access roads may be public streets and allowed.
alleys,parking lots,private streets or similar
vehicular access roads. When used, the ■ Deadend Length
following design criteria shall apply. Any fire access road that serves structures beyond
Driveways serving detached, individual 660' from a second point of access shall be provided
dwelling units need not meet fire access road with an approved connection to another public street.
criteria if they do not exceed 100' in length.
■ Fire Lanes
■ Width Fire lanes may be used in commercial and multi-
The minimum unobstructed width shall be family projects when they can be designed into the
20'. Fire access roads with parallel parking normal traffic circulation patterns. All fire lanes
on one side, shall be 28' in width and 36' must conform to all other fire access road criteria.
with parking on both sides. Approval of any fire lane shall be contingent upon the
ability of the fire lane to be maintained continuously
The minimum unobstructed width shall be and under all weather conditions. Fire lanes serving
30 feet for access roads serving buildings single family projects are discouraged and require
three stories or more in height on at least special review and approval.
one side of the building. The building
height shall be measured from -the access ■ Easements
road grade. Any private fire access road that serves multiple
properties or crosses property lines must have
■ Turnarounds properly recorded emergency access easements.
Any deadend fire access road shall be
provided with a minimum 80' diameter ■ Vertical Clearance
turnaround,have a turnaround with a proper The minimum vertical clearance shall be 13'-6'.
turning radius within a parking lot or must
continue to a public street. ■ Fences
Fences that obstruct the 150' access distance shall be
provided with gates.
26
• Grade
The maximum grade of a fire access road
shall be 8%.
3. Street names shall not duplicate existing
street names in the City or Poudre Valley
Fire District. Secondary streets such as
Courts, Lanes, Ways, etc. may have the
same name as the primary street provided
they are connected directly to the primary
street and are in close proximity to each
other. Street names in the same direction
may change only at arterial streets. Street
layout must consider the standard north-
south and east-west numbering system.
Private fire access roads shall be provided
with approved street signs.
4. Temporary fire access roads, turnarounds
and second points of access may be used as
part of an approved phased project or
imminent public street improvements. Any
temporary access shall meet all other fire
access road criteria.
5. All projects must be accessed from a public
street network with multiple points of
access. If the project exceeds 660' from a
single point of access, sufficient off-site
street improvements must be made to
provide multiple points of access.
6. All required access roads. including public
streets must be installed and serviceable
before commencement of above ground
construction.
7. Any emergency access requirement may be
considered for modification when
structure(s) are provided with automatic fire
sprinkler systems. This includes lengthening
the 150' access distance, narrower road
widths, increased grade, reduced
turnarounds, and longer deadend distances.
27
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.6 Pedestrian Circulation
Does the pedestrian circulation system (a) accommodate pedestrian
movement from the neighborhood to the site and throughout the
proposed development safely and conveniently and (b) contribute to the
attractiveness of the development?
PURPOSE
This criterion is designed to ensure that each new Site amenities such as, bike tacks, rumps, benches,
development in Fort Collins will provide appropriate etc., that enhance safety and convenience or in some
pedestrian and bicycle links to the neighborhood and way promote walking or bicycling as an alternative
community, as well as, throughout the development means of transportation are encouraged,
being proposed. Sidewalk and/or bikeway extensions
off site may be required, based on impacts created by Locate bike racks in safe convenient areas.
the proposed development. The following guidelines
highlight the different aspects of pedestrian
circulation that should be considered during the
design process.
SAFETY CONSIDERATIONS �t t
Separate pedestrians from vehicles where possible.
Where complete separation of pedestrians and
vehicles is not possible, the potential hazard can be
minimized by the use of special paving, grade
separations, pavement marking or striping, bollards, T
landscaping, lighting and/or other means to clearly
delineate pedestrian areas.
FUNCTION AND CONVENIENCE
Convenientlyp/.ced bike racks
CONSIDERATIONS encouog1 bicycling s.n.'—W.
mode off ens on.non. contid.,
..w.iry.nd ,wbi#,y wb.n
Encourage people to walk or bicycle to and from the mc.dng Wk.,.c...
site by providing convenient access points.
Where pedestrians and bicyclists share walkways,
design the pedestrian/bicycle system wide enough to
easily accommodate the amount of foot and bicycle
traffic volumes that are anticipated. A minimum of
eight (8) feet is generally adequate.
Locate curb cuts at convenient locations for the
physically disabled, for bicyclists and for people
pushing strollers or carts.
28
AESTHETIC CONSIDERATIONS
The use of color and texture in pavement is
encouraged. Colored or textured concrete, brick or
modular paving can provide visual continuity
throughout a project or define special purpose areas
like plazas or cross walks. In general, special
pavement color or texture should be used on privately
maintained drives and not on public streets.
I II 1 IIIIII 1 Ili 1
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II �
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SOBGaI paving at CtOW-a h Waas motpAstt III�IIIIII I�I IIIIII
that pedestrians may be Presen, IIIIlIII III IIIIII
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29
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.7 Architecture
Is the architecture proposed for the project appropriate for the uses and
activities that are planned and does it contribute to the neighborhood's
appearance in a positive way?
PURPOSE
The purpose of this criterion is to ensure that the Issues that relate specifically to buildings greater than
function, quality and appearance of the proposed 40 feet in height are covered in Criterion Number 2.8
structure(s) is acceptable when considered within the - BulldinP Heieht / Views.
context of the neighborhood. The appropriateness of
the architecture will not be evaluated in isolation.
How the architecture relates to other site design ARCHITECTURAL CHARACTER
considerations and elements will be considered. The
following information and illustrations delineate what Building character is extremely important in a
aspects of architectural design are most important to neighborhood that has developed a distinct
the neighborhood and the community. architectural character. For example, the east and
west side historic neighborhoods adjacent to
downtown have a distinct historical character.
LAND USE TRANSITION Storefront buildings in the downtown area also
provide a distinct architectural character to the
The City encourages a gradual transition between downtown "neighborhood." New buildings in these
land uses, but recognizes that gradual transitions are historic districts should find ways to reflect and
not always possible and not always in the best interest contribute to the established character without
of the community. When land uses with significantly copying it.
different visual character are proposed adjacent to
each other every effort should be made to create New
architectural compatibility through careful
consideration of scale, form, materials and colors. 5` _A- J,y s ,
SIZE - HEIGHT, BULK, MASS, SCALE New buildings M bietonc disrncts s oue,rsdect Me bisrc l
cbegcter b/Me nepbborcrodd"rough np 'Wr a/rob//lees.
percems of door end window p/ecemmr,uid he use 0I
clugcMdnii miry henries.
The size of a building is an important consideration
in determining whether or not a building is a good fit
within the context of a neighborhood. In general, Commercial and business uses in residential
buildings should be similar in size to other buildings neighborhoods are more easily integrated when the
in the neighborhood,however, buildings can be made commercial or office buildings are designed to be
to be architecturally compatible through skillful residential in character. This can be achieved
design and careful orientation. through repetition of roof lines, the use of similar
window and door patterns, and the use of building
materials that have colors and textures similar to
those existing in the neighborhood.
rrns
In areas where the existing architectural character of
the neighborhood is less defined, the architecture of
NOT THIS the new development should present an attractive
image and set a standard of quality for future projects
or redevelopment in the area.
30
BUILDING MATERIALS
Generally building materials should be similar to the
materials already being used in a neighborhood
context. If dissimilar materials are being proposed,
other characteristics such as scale, form, architectural
detailing and color,should be examined to determine
if enough similarity exists for the building to be
compatible, despite the differences in materials.
Materials requiring low maintenance are
recommended over high maintenance materials. For
example, materials with integral color are generally
recommended over materials that need to be painted.
Building materials should not create excessive glare.
If highly reflective building materials, i.e.,
aluminum, unpainted metal, reflective glass, etc. are
proposed, the potential for glare will be evaluated to
determine whether or not the glare would create a
hardship for the adjacent property owner(s),
neighborhood or community. The effects of glare on
vehicular safety and outdoor activities will also be
considered (see page —). All sides of the building
should be equally attractive. Down-grading of
materials for side or back sides is generally not
acceptable.
COLOR
Color should be used as an extension of architectural
style to facilitate blending into the neighborhood, as
well as providing a way of unifying the development.
Usually, the color of building materials should draw
from colors that already exist in the neighborhood.
MECHANICAL EQUIPMENT
Mechanical equipment associated with a building
should always be screened from public view. The
screen should be made of the same material and
reflect the same architectural style as the building.
❑ �ram= _ . f�
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Mecnenice/apu;drnenr an roo/uraensd with Orewr wed. P/inr—rW*/used ro ac�r yrourrd-rraunrM nreMemre/epupvrwnr.
31
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.8 Building Height and Views
If any building or structure is to be greater than 40 feet in height above
grade, does the project meet the City's objectives with regard to building
height in the community?
PURPOSE Review criteria and submittal requirements for
structures greater than forty (40) feet in height are
Section 29-476: Supplementary Building Height covered in the guidelines titled Special Review of
Regulations in the Fort Collins City Code limits Buildings with Height Over 40 Feet, available in
structure height to forty (40) feet, however, this the Planning Department.
height limitation can be varied in the P.U.D.process.
Review criteria include:
The purpose of the above criterion is to:
Community Scale
Views
■ To preserve the character of existing residential Light and Shadow
neighborhoods. Privacy
Neighborhood Scale
■ To define and reinforce the downtown area as the
major focal point in the community.
Additional submittal requirements include a
■ To allow for maximum utilization of activity shadow analysis, a visual analysis and a statement of
centers. planning objectives that address the shadow and
visual analysis.
■ To protect access to sunlight.
■ To provide conscious direction to the urban form
of the City through careful placement of tall
buildings within activity centers.
+s
Careful placement of tail buildings
give definition to urban form.
32
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.9 Shading
Are the physical elements of the site plan located and designed so as not
to cast a shadow onto adjacent property greater than the shadow which
would be cast by a twenty-five foot hypothetical wall located along the
property lines of the project between the hours of 9:00 AM and 3:00 PM,
MST, on December 21?
PURPOSE
The purpose of the above criterion is to insure that
site plan elements do not excessively shade adjacent
properties, creating a hardship for adjacent property
owners. In general, the criterion is used to evaluate
shade caused by buildings, structures and trees.
SHADING CAUSED BY TREES
In some cases shading caused by evergreen trees
could create a hardship for adjacent properties.
Trees will be evaluated on an individual basis
considering the potential impacts of the shading and
the potential hardship that the shading could create
for the adjacent property.
The complete shading of spaces that require sunshine
to function as intended such as, building entrances,
outdoor eating areas, seating areas, greenhouses,
playgrounds, gardens, solar collectors, south facing
windows, etc... would generally be considered
unacceptable.
Shading caused by deciduous trees can be beneficial
and would not necessarily be considered
objectionable.
A c c A B c
C a A 1
Building Y"shaded by bvddin "Am. \\ ,�
33
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.10 Solar Access
Are the elements of the site plan, (e.g., buildings, circulation, open space
and landscaping) located and designed to protect access to sunshine for
existing, planned, or potential solar energy systems?
PURPOSE
It is the City's intent to encourage the use of both
active and passive solar energy systems for heating
air and water in homes and businesses. While the
use of solar energy systems is optional, the protection
of solar access is not. The above criterion assures
that solar access is protected.
Solar collectors require access to sunshine during the
entire year, including between the hours of 9:00 AM
and 3:00 PM, MST, on December 21, when the
longest shadows occur.
SUN
NOT THIS MIS
34
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.11 Historic Resources
If the project contains a site, structure or object that is determined to be
eligible for local landmark designation or for listing in the National
Register of Historic Places; or contains a site, structure, or object that is
officially designated as a local or state landmark, or is listed on the
National Register of Historic Places; or is located within an officially
designated historic district or area: Does the site and building design
provide for the preservation and adaptive use of the historic resource?
Does the site and building design protect and enhance the historical and
architectural value of the historic property? Do new buildings harmonize
with the historic character of buildings on the site and with the
surrounding neighborhood?
PURPOSE The determination of eligibility for the National or
State Register of Historic Places shall be according to
This criterion is intended to ensure that 1) historic the processes and procedures of the Colorado
sites, structures, or objects are preserved and Historical Society.
incorporated into the project and that any undertaking
that may potentially alter the characteristics of the
historic property are done in a way that does not RE-USE, RENOVATION, ALTERATIONS
negatively effect the integrity of the historic resource; AND ADDITIONS
and that 2) new construction is designed to respect
the historic character of the site and surrounding Building uses that are closely related to the original
neighborhood. use are recommended. Every reasonable effort
should be made to provide a compatible use for the
building that will require minimal alteration to the
DETERMINATION OF LANDMARK building and its site.
ELIGIBILITY
Original materials and details, as well as distinctive
The determination of eligibility for local landmark form and scale, that contribute to the historic
designation will be made by the Planning Director significance of the structure or neighborhood should
after reviewing the actual construction date(or age of be preserved whenever feasible. Rehabilitation work
site or object) and photograph(s) of the historic should not destroy the distinguishing quality or
resource (to be provided by the applicant). A site, character of the property or its environment. 'Pop-
structure, or object may be determined to be eligible tops" or the addition of upper stories or large room
for local landmark designation if it meets one or additions to existing structures should be avoided.
more of the criteria as described in Section 14-5,
"Standards for Designation of Sites, Structures, �,�
Objects and Districts For Preservation" of the City
Code. If a property is determined to be eligible for
designation, the applicant will provide a completedmaJ
"Historic Resource of Merit Form" for the property
(forms are available from the Planning Department). 6 ®�
The Director of Planning may seek the advice of the �, -��-y
City's Landmark Preservation Commission for the i., o15-
purposes of determining landmark eligibility. —
35
r
The rehabilitation of buildings and structures shall be Existing landscaping should be preserved and when
in conformance with the Secretary of the Interior's additional street tree plantings are proposed, the
"Standards for Rehabilitation and Guidelines for alignment and spacing of new trees should match that
Rehabilitating Historic Buildings"(available from the of the existing trees. A clear separation between the
Planning Department) and/or other adopted design sidewalk and street and between the sidewalk and the
guidelines. site should be maintained by planting strips and yard
space.
NEW CONSTRUCTION Parking areas should be placed at the rear of
buildings. Where parking areas are visible from the
The height, setback and width of new buildings street or sidewalk, screening with plant materials,
should be similar to those of existing buildings. low fences, or walls should be provided. Access
Where building setbacks cannot be maintained, use drives for parking areas should be located so that the
elements such as walls, columns, hedges or other pattern of street trees is not disrupted.
screens to define the edge of the site and maintain
alignment. The pattern of spaces between buildings J y
should be maintained. Taller buildings or portions of Z�J
buildings should be located interior to the site. ���
Buildings at the ends of blocks should be of a similar
height to buildings in the adjoining blocks.
New buildings should be designed to be in character
,x th existing structures, but not be an imitation of d
historic styles. Horizontal elements, such as
cornices, windows, moldings and sign bands should
be aligned with those of existing buildings to T
strengthen the visual ties among buildings. Window �\
patterns of existing buildings (size, height, number)
should be repeated in new construction and the Detached side./k,perking sMp end reyuleny peced sfreel frees ere pert
pattern of the of the historic context of this neighborhood end should be preserved.
p primary building entrance facing the
street should be maintained.
fie design of the new building
respects the reel lines end 8 e °fr
peftems of window end door Neighborhood hborhood Plans have been adopted for the East
plecemenf first esi.,in the
ed,.eenf bwiding.. Side Neighborhood(east of College Avenue, between
Mountain Avenue and Prospect Road), the West Side
Neighborhood (generally west of College Avenue,
the design of Jh,new building between Laurel Street, Taft Hill Road and the Poudre
'-holes eWslfnp erchif.cturN H
r•hrcfer. $@ a River) and for the Downtown (north of Mulberry
Q Street, between Whitcomb Street and the Poudre
River). These plans contain further information and
policies on historic resources in the particular
neighborhoods and are available at the Planning
Department.
Further information on new construction can be found
The dominant building material of existing buildings in the Secretary of the Interior's "Standards for
should be used as the primary material for new Rehabilitation and Guidelines for Rehabilitating
construction. Variety in materials can be Historic Buildings" (available from the Planning
appropriate, but should maintain the existing Department).
distribution of materials in the same block.
Visual and pedestrian connections between the site
and neighborhood focal points,such as parks, schools
or churches, should be preserved and enhanced,when
feasible.
36
r
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.12 Setbacks
Are the setbacks for buildings and other site plan elements (such as
fences and parking facilities) consistent with the setbacks established in
the surrounding neighborhood? In cases where a definable setback does
not exist, is the proposed setback appropriate for the land use and
streetscape proposed?
PURPOSE Where no established character exists and a highly
urban character is desired, minimum or no setback
The building setback along public streets is an dimension may be needed. Urban character is
important component of creating an edge condition defined by relatively high density, more intense
that is sensitive to the neighborhood and community. activity, and is usually paved and architectural
This criterion is intended to ensure that buildings, compared to open, grassed and naturally landscaped.
parking lots, fences and other structures are
constructed at appropriate distances from the public Where no established character exists and a suburban
street. character is desired, setbacks should be determined
through careful consideration of building height,
mass, orientation and proposed landscaping.
ALIGNMENT Suburban character is defined as lower density with
open space between and around buildings. Plant
In most cases buildings, fences and parking facilities material, berming and other landscape elements can
should generally align with the dominant existing sometimes be used to create the illusion of more
building facades, fences and parking on the street. distance between buildings and the street edge.
Where possible,parking areas should be placed at the
rear of buildings.
44*
New building setback aligns with existing building setbacks
creating visual continuity sk,,g a streetscape.
Under certain circumstances it may be appropriate to
vary setbacks. Some reasons for varying setbacks
include: Nor Is
■ to add interest to the streetscape
■ to improve the appearance of the streetscape
■ functional requirements of the land use The Planning Department can provide examples of
■ differences in building height and mass projects in a variety of land use categories that have
■ natural or man-made site constraints such as met the above criterion.
topography, existing trees or utility lines
■ to establish an urban context adjacent to a
suburban neighborhood
■ existing character is not defined 37
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.13 Landscape
Does the landscape plan contribute in a positive way to the project and
to the neighborhood environment (1) by supporting functional needs such
as spatial definition, visual screening, creation of privacy, and/or climate
control, (2) by enhancing the aesthetic appearance of the site and
neighborhood, and (3) by integrating with, and buffering the impact of
the development upon, existing natural areas?
PURPOSE
w Dense plant material and/or fences can be visually
Plant material and other elements of a landscape plan appealing and discourage unwanted or unsafe
can serve functional purposes such as screening and pedestrian and bicycle access between land uses.
shading, or they can be used for visual enhancement. ■ Plant material can soften the visual conflict created
In a well designed landscape plan the elements will by unattractive security fence&
do both -- serve functional purposes and enhance ■ Berming or other grade changes can alter views,
visual appearance. The following information and subdue sounds, change the sense of proximity and
illustrations serve to highlight the most important channel pedestrian movement.
functions of plant material and other landscape
elements from a neighborhood and community
perspective. The effectiveness of the landscape plan SCREENING /BUFFERING
will be evaluated considering the interrelationships
between landscape elements like plant material and Landscape elements can be used to screen areas of
grading; and hardscape elements such as paving, low visual interest such as trash receptacles, blank
walls, fences and other site amenities. All of these walls, service areas, utility meters, mechanical
components should work together to create a equipment, etc.. Screening may be partially opaque
landscape plan that enhances both the project and the depending upon the objective.
neighborhood.
The City's Zoning Ordinance establishes minimum
landscape requirements for parking lots. These
standards can be found in Section 29493 - Parking
Lot Requirements and are explained in The City of y
Fort Collins Parking Lot Development Guide. —
I
MITIGATION FOR LAND USE CONFLICTS
Landscape elements can be used to mitigate conflicts Plant material used to screen dumpsw-
between dissimilar land uses in a variety of ways:
■ Dense plantings of evergreens can provide a visual
buffer. MOM m tedsl and berming
■ Landscaping can soften the contrast between two used ro screen Perking.
abutting land uses by subduing the differences in
architecture and bulk and by providing a gradual
transition rather than a harsh edge.
38
Screens are also used to buffer residential areas from PRIVACY CONTROL
busy streets. Walls or fences proposed along
collector or arterial streets should be visually Privacy control is an especially important
interesting and avoid creating a "tunnel" effect. This consideration in or adjacent to residential projects.
can be accomplished in a variety of different ways. Landscape features can be used to prevent views into
or out of a defined space.
■ Architectural elements such as brick or stone
columns, and/or other means of fence/wall
articulation can be integrated into the design.
■ The alignment and/or setback of the fence can be
varied.
■ Bemung can be used in conjunction with a wall or
fence to create visual interest.th
■ Plant material can soften the appearance of fence
lines and add to the attractiveness of the project
and neighborhood. �1
Plant material and rence wars rogeMer ro prp,ide privacy,
CLIMATE CONTROL
Iy Plant material, walls, fences and overhead structures
be used to modify the effects of wind and sun
[andxcapa elemmis axed I screen v.hie'Nadllphta exposure.
CREATION OF SPACE
Spatial definition can be created by modifying the IIIIIIIIIIIIIiliii°uNIIl�1�1141°'
�:mnnnnm all IIIII(111111 ground plane, vertical plane and overhead plane. 11041111
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Plant material, IIII III{f�I I�
grading and hazdsca a elements can uu°�ui 1 111 1 II n
be used in the landscape to influence each of these
Planes of enclosure. In addition to enclosing space, Mil
landscape elements can also be used to link spaces 14, '
together and to direct pedestrian movement. Berms, n
Paving, walls, fencing, trellis structures, benches, 11;i
ill
etc. can all be used to create or enhance the sense of 101111f liI,I n
enclosure. nnnun 1 0l
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Plant material used to Create On enclosed oumoor space.
39
ENHANCEMENT ■ Natural areas can be enhanced with plant material
that is indigenous or adapted to the existing site
■ Landscaping should contribute to visual continuity conditions. However, some species such as
in a neighborhood and help to create a positive Russian Olive and Lythrum, are extremely
community image. This is especially important aggressive and can be detrimental to natural auras,
when dissimilar buildings or land uses work against Enhancement can add to the visual interest of an
neighborhood cohesiveness. Regularly spaced area and can improve wildlife habitat. For further
street trees is the most common way of creating information about planting natural areas contact the
continuity. City's Natural Resource Division. (See Criterion
Number 2.3)
WATER CONSERVATION
The City is committed to water conservation efforts
and encourages the efficient and wise use of water
" through xeriscape landscaping. Xeriscape, water
conservation through creative landscaping,uses seven
y^ simple landscape principles:
p
+;; nll' Planning and Design
- Limited Tu Turf
- Efficient Irrigation
- Soil Improvement
- Mulches
- Low-Water Demanding Plants
- Appropriate Maintenance
■ A combination of evergreen and deciduous plant For further information about xeriscape and water
material should be used to create visual interest all conservation contact the City's Water/Wastewater
year round and enhance the appearance of a Utility.
neighborhood.
■ Plant material should complement the architecture. DRAINAGE
Foundation plantings ease the transition from
building to ground plane. Trees can be used to Grading modifications are an important consideration
frame architectural elements or to create in creating an attractive and functional landscape.
background. The grading plan should be developed carefully as
part of the overall landscape design. While grading
y has a profound effect on the visual quality and
function of the landscape, it is also critical for proper
drainage.
Erosion control along drainageways is another
important consideration. For additional information
42fitings at the tound&tbn of a building wn ea regarding best practices in erosion control, contact
- attnctiue building-royrountl re4tbnLrip.
the City's Stormwater Utility.
EXISTING TREES
eIIIINIIII III11 -
uunup
' IOIIIIyj1101
1111nnb„o,n I. It is the City'spolicy lic to retain existingtrees when
I uu
IIUee Inlllll
A1� Ili 18.11. they are in good condition and it is reasonable to do
so; however, it is not the City's policy to retain
Siberian Elm,Russian olive and Salt Cedar. In some
forma/tree Dlentmo:at,hams the anvance to a bvYd(ng: cases, trees that are not in good condition may be
retained for habitat values (g. dead trees that serve as
eagle perch sites). The City's Forestry Division can
40
provide information about the condition and relative /4
value of existing trees. The Natural Resources
Division can provide information about wildlife
habitat value that may be associated with existing )
trees. _
UTILITIES �J
J�
)0'-O'is recommended as the
Proposed tree locations Should be Coordinated with minimum distance between the
existing and proposed utility locations.The following back of curb and the sidewalk.
list provides some minimum dimension information
for the most common tree/utility separations.
Light and Power buried cables.
■ Forty (40) feet between street trees and street
lights. Fifteen (15) feet between ornamental trees
and street lights. 1`E" -b• l a•-s
■ If trees are planted between the curb line and s-D- ,
sidewalk a ten(10) foot parkway dimension will be
required.
The City's Utility Divisions(Light and Power, Water
SHADE TREES ORNAMENTAL TREES and Wastewater, and Stormwater) can provide
&4W a additional information regarding coordination with
City utilities. Trees should not be placed within
thirty (30) feet of any overhead electric line unless
coordinated with the appropriate electric utility.
------ IRRIGATION
Provision should be made for permanent irrigation of
all plant material. Normally, an automatic
underground irrigation system is the most cost
effective solution.
■ Ten (10) feet between trees and water or sewer VISUAL CLEARANCE
lines.
■ Four (4) feet between trees and gas lines. The City requires that a visual clearance triangle be
■ Street trees on local streets planted within the eight maintained at street intersections.
(8) foot wide utility easement may conflict with
utilities. Additional conduit may be required to
protect underground electric lines. �I '
y
/ Visual Clearance Triangle
41
ADDITIONAL INFORMATION
Minimum plant material sizes are provided under
Content of Development Submittals, in this
document. The City of Fort Collins Landscape
Guide and the Forestry Division can provide
additional information regarding plant material
selection.
42
CHART A-2. NEIGHBORHOOD COMPATIBII= CRITERIA
A-2.14 Signs
For Projects Located Within the Residential Neighborhood Sign District:
Are flushwall signs positioned to harmonize with the architectural
character of the building(s) to which they are attached, including but not
limited to any projection, relief, cornice, column, change of building
material, window or door opening? Do flushwall signs align with other
such signs on the same building?
For Projects Located Outside of the Residential Neighborhood Sign
District:
Are all signs in the project in compliance with the requirements of
Chapter 29, Article IV of the City Code (the Sign Code)?
PURPOSE
The Residential Neighborhood Sign District has been
established for the regulation of signs for non-
residential uses in certain areas of the city which may
be impacted by signage because of their
predominantly residential use and character. The
district includes neighborhood service centers,
neighborhood convenience shopping centers,business
services uses and auto-related and roadside
commercial uses that are in proximity to existing or
planned residential areas.
For those developments located within the Residential
Neighborhood Sign District, the Planning and Zoning
Board will review the location of all proposed
flushwall signs. All other aspects of signage for
developments within the district will be regulated by
the City's Sign Code.
A map delineating the district is available at the
Planning Department.
43
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.15 Site Lighting
Does the proposed lighting meet the functional and security needs of the
proposed land use without adversely impacting adjacent properties or the
community?
PURPOSE Area / Activity' Footcandles—
Exterior lighting is evaluated in the development Building surrounds (non-residential) 1.0
review process to insure that functional and security Bikeways along roadside
needs of the project are met in a way that does not Commercial areas 0.9
adversely impact the adjacent properties or Intermediate areas 0.6
neighborhood. The degree to which exterior night Residential areas 0.2
lighting affects a property owner or neighborhood Bikeways distant from roadside 0.5
will be examined considering the light source, level Walkways along roadside
of illumination, hours of illumination, and need for Commercial areas 0.9
illumination in relation to the effects of the lighting Intermediate areas 0.6
on adjacent property owners and the neighborhood. Residential areas 0.2
The intent of the criterion is to focus on the actual Walkways distant from roadside 0.5
physical effects of lighting, as well as the effect that Park walkways 0.5
lighting may have on the surrounding neighborhood. Pedestrian stairways 0.3
Loading and unloading platforms 20.0
With the exception of lighting for public streets, all Parking areas 1.0
other project lighting used to illuminate buildings, Playground 5.0
parking lots, walkways, plazas and/or the landscape,
will be evaluated during the development review 'Illuminating Engineering society(IES)Lighting Handbook
process. The following information and design A unit of measummem referring to illumination incident at a
guidelines are used to evaluate whether or not the single point. One footaandle is equal to one lumen uniformly
project meets the above criterion. distributed over an area of one square foot.
REASONS FOR EXTERIOR LIGHTING DESIGN GUIDELINES
(1) Improving the negotiability of circulation systems Driver and pedestrian orientation can be enhanced by
and activity zones. providing a hierarchy of lighting effects.
(2) Facilitating safe movement and making a place
more secure by decreasing the potential for
crime.
(3) Enhancing the appearance of the architecture or
landscape.
RECOMMENDED LIGHTING LEVELS PEDESTRIAN LIGHTS PEDESMAN LIGHTS T 8
dl
The following chart gives recommended lighting
levels for outdoor facilities used at night. These are
intended as a guideline. Actual circumstances may
require a higher or lower lighting level. a
NI
A I 1
44 PARKING LOTAND HIGH WSTUGHTS
ROADWAY UGHTS
Site lighting that may be confused with warning, ADDITIONAL INFORMATION
emergency or traffic signals should not be installed.
The use of energy efficient light sources is
In general, background spaces like parking lots, encouraged. The City's Light and Power Utility can
should be illuminated as unobtrusively as possible to provide information regarding the energy efficiency
meet the functional needs of safe circulation and of of various light sources.
protecting people and property. Foreground spaces,
such as building entrances and plaza seating areas,
should utilize local lighting which defines the space
without distractions or glare.
The light source should be concealed to the degree
possible to minimize the potential for glare.
17
STREET LIGHT WTN CUT-OFF TYPE FIXTURE
HIGH ANGLE
ILLUMINATION
The style of light standards and futures should be
consistent with the style and character of architecture
proposed on the site.
Choosing a light source that produces accurate color
rendition is important, especially in pedestrian level
lighting. Incandescent, mercury vapor, and high-
pressure sodium light sources all have good color
rendition.
Unique areas or neighborhoods within the City may
have additional design guidelines for lighting as part
of a neighborhood or area plan. The Planning
Department can provide information regarding
neighborhood or area plans.
STREET LIGHTING
Street lighting is designed by the City's Light and
Power Utility. The applicant needs to coordinate the
location of other streetscape features such as trees
and sidewalks with the Utility early in the design
process.
45
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.16 Noise and Vibration
Can the proposed land uses and activities be conducted so that any noise
generated on the property will not exceed the maximum noise levels as
specified in the City's Noise Control Ordinance, and can the proposed
land uses and activities be conducted so that any vibration created by the
use of the property will be imperceptible without instruments at any
point along the property line?
PURPOSE
Land Uses Mimes
The City's Noise Control Ordinance was adopted Noise
in order to ensure that noise levels and vibration in {dBA}
the City do not unreasonably annoy or disturb people
and/or cause adverse psychological or physiological Residential Use Areas
effects on people. 7:00 a.m. to 7:00 p.m. 55
7:00 p.m. to 7:00 a.m. 50
NOISE CONTROL ORDINANCE Business and Commercial Use Areas
7:00 a.m. to 7:00 p.m. 60
The information provided here is an abbreviated 7:00 p.m. to 7:00 a.m. 55
version of the City's Noise Control Ordinance. Light Industna Use Areas
Copies of the complete City Code Article IL Noise 7:00 a.m. to 7:00 p.m. 70
are available in the Planning Department. The 7:00 p.m. to 7:00 a.m. 65
ordinance specifies the following: Heavy Industrial Use Areas
7:00 a.m. to 7:00 p.m. 80
No person shall make or cause unreasonable noise. 7:00 p.m. to 7:00 a.m. 75
Members of the Police Department are empowered to
make the determination of whether or not a noise is Between the hours of 7:00 a.m. and 7:00 p.m., the
unreasonable and to enforce this ordinance. (Sec. 20- above noise levels may be exceeded by 10 decibels
22) for a maximum of fifteen minutes in any one-hour
time period.
The maximum noise dBA level allowed will be based
upon the land use being proposed rather than the The land use categories used in the LAND
zoning district category of which it is a part. DEVELOPMENT GUIDANCE SYSTEMdifferfrom
those used in the "Zoning Ordinance. For the
Noise levels measured with a sound meter shall not purposes of applying the above noise criterion the
exceed the following decibel levels: (Sec. 20-23) following land use correlations apply:
City Zoning LDGS Land
Ordinance Land Use Categories
Use Categories
Residential Use Areas Point Chart H
Residential Uses
46
Business and Point Chart B The above correlations are to be used as a guide in
Commercial Use Areas Neighborhood Service determining appropriate noise levels for a variety of
Center land uses. A noise impact analysis may be required
Point Chart C as part of the submittal requirements if the proposed
Community/Regional land use is expected to generate noise levels
Shopping Center exceeding the Noise Control ordinance.
Point Chart D
Auto-RelatedandRoadside Noise generated by emergency vehicles and aircraft
Commercial is exempted.
Point Chart E
Business Service Uses Construction or demolition projects are subject to the
Point Chart J maximum permissible noise levels specified for heavy
Neighborhood industrial use.
Convenience Center
The City Manager has the authority to grant special
Light Industrial Point Chart F variances from the noise control ordinance if
Use areas Industrial Uses compliance with the ordinance would create an
unreasonable hardship on the applicant or the
community. Special variances may be appealed to
Heavy Industrial Point Chart G City Council.
Use Areas Extraction, Salvage and
Junkyard Uses The Planning and Zoning Board does not have the
authority to vary the City's Noise Control Ordinance.
Other heavy industrial uses shall be determined on an
individual project basis.
* Uses in the Downtown River Corridor that utilize
Point Chart I-Downtown River Corridor will be
evaluated on a case by case basis.
47
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.17 Glare or Heat
If the proposed activity produces intense glare or heat, whether direct or
reflected, is the operation conducted within an enclosed building or with
other effective screening in such a manner as to make such glare or heat
imperceptible from any point along the site's property lines?
PURPOSE
This criterion is intended to protect the community
and neighborhood from glare, defined as a harsh,
uncomfortably bright light. Glare can inhibit good
visibility, cause visual discomfort and create safety
problems. The most common situations where glare
can be a problem are discussed below. The criterion
above is also intended to protect the neighborhood
from adverse effects of reflected heat that could be
caused by a proposed land use.
ARTIFICIAL LIGHT SOURCES
Artificial light sources, such as panting lot lights,
pedestrian lights, security lighting or vehicle
headlights, should be shielded to avoid unnecessary
glare. In the case of light standards, choose fixtures
that "cut-off" or shield the light source. In the case
of vehicle headlights, berming, fencing and/or
landscaping can be used to effectively screen
unwanted glare.
OTHER SOURCES OF GLARE
Certain manufacturing processes such as welding
create glare. Such activities should occur within an
enclosed building or be effectively screened from
public view.
If the source of the glare is proposed to be screened
with plant material, than the applicant must show that
the screening will be effective all year and not just
during the summer months.
48
CHART A-2. NEIGHBORHOOD COMPATIBILITY CRITERIA
A-2.18 Hazardous Materials
If the anticipated use of the project may entail the use and/or storage of
hazardous materials (including hazardous wastes) on-site, has the project
been designed to comply with all safety, fire and building codes for the
use and storage of hazardous materials and have adequate precautions
been taken to protect against negative off-site impacts of a hazardous
materials release, using best available technology?
PURPOSE More detailed information about what is required in
a HMIA is included in the City's Development
The purpose of the above criterion is to protect the Manual, available in the Planning Department. For
community and neighborhood from potential harm additional information about how the City reviews the
caused directly or indirectly by hazardous materials. potential impacts of hazardous materials, contact the
Poudre Fire Authority Technical Services staff.
REVIEW
The proper location, construction and processing of
hazardous materials facilities is important to
controlling community risk. If the type and
magnitude of hazardous materials emergencies can be
predicted, the potential impact on adjacent land uses,
emergency providers and the environment can be
minimized.
In order to evaluate the impact of hazardous materials
risk, all development proposals that have the potential
to cause off-site impacts during the release of a
hazardous material may be required to submit a
Hazardous Materials Impact Analysis(HMIA). This
analysis will provide basic information on the project
(site and proposed hazardous materials use), describe
likely incident scenarios, describe mitigation actions
designed to limit the potential for off-site impacts on
adjacent land uses or environment and describe
emergency response measures in case of a spill.
Based on the information provided in the impact
analysis, recommendations will be made by the
Poudre Fire Authority to the Planning and Zoning
Board for consideration of the proposed development.
Land uses which may require HMIA's include gas
stations, manufacturing facilities and other land uses
that require the use or storage of flammable or toxic
substances.
49
CHART A-3. ENGINEERING CRITERIA
A-3.1 Utility Capacity
Is the development served by utilities with adequate capacity or have
arrangements been made for extension and augmentation for the
following services?
0 Water supply
0 Sanitary sewer
0 Electricity
0 Natural gas
0 Storm drainage
50
CHART A-3 ENGINEERING CRITERIA
A-3.2 Design Standards
Does the project comply with all design standards, requirements and
specifications for the following services or have variances been granted?
0 Water supply 0 Irrigation companies
0 Sanitary sewer 0 Electricity
0 Mass transit 0 Natural gas
0 Fire protection 0 Storm drainage
0 Flood hazard areas 0 Cable television
0 Telephone 0 Streets/pedestrians
0 Walks/bikeways
51
CHART A-3 ENGINEERING CRITERIA
A-3.3 Water Hazards
If the project includes an irrigation canal, water body, or other water
channel, have necessary precautions been taken to minimize any hazard
to life or property?
52
CHART A-3 ENGINEERING CRITERIA
A-3.4 Geologic Hazards
If the project contains known areas of natural or geological hazard (e.g.,
unstable or potentially unstable slopes, faulting, landslides, rockfalls,
flood, and wild fire, etc.) or soil conditions unfavorable to urban
development, will special engineering precautions be taken to overcome
those limitations or have these areas been set aside from development?
53
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA APPLICABLE CRITERIA ONLY
Is the criterion Will the criterion
applicable? be satisried9
CRITERION a Yes No If no, please explain
LL 2 y
a �
Al. COMMUNITY-WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
1.3 Wildlife Habitat
1.4 Mineral Deposit
1.5 Ecologically Sensitive Areas reserved
1.6 Lands of Agricultural Importance reserved
1.7 Energy Conservation
1.8 Air Quality
1.9 Water Qualitv
1.10 Sewace and Wastes
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular, Pedestrian, Bike Transportation
2.2 Building Placement and Orientation
2.3 Natural Features
2.4 Vehicular Circulation and Parking
2.5 Emergency Access
2.6 Pedestrian Circulation
2.7 Architecture
2.8 Building Height and Views
2.9 Shading
2.10 Solar Access
2.11 Historic Resources
2.12 Setbacks
2.13 Landscape
2.14 Si ns
2.15 Site Lighting
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
3.2 Design Standards
3.3 Water Hazards
3.4 Geologic Hazards
54
Section 4. That the second sentence of subsection 29-526(E)(3) is hereby
amended to read as follows:
(3) . The most recently approved planned unit development plan
shall constitute the valid planned unit development plan
(unless rendered invalid in accordance with law) and any prior
approved development plan(s) shall automatically terminate
upon the final , unappealable approval of a subsequent planned
unit development plan for any specific parcel of property.
Section 5. That subsection 29-526(E) (6) shall be deleted and all
subsequent subsections shall be renumbered accordingly.
Section 6. That, commencing with subsection 29-526(F) , any reference to
"master" plan shall be changed to "overall development" plan.
Section 7. That Section 29-526(F) (1) is hereby amended by changing the
last sentence of subsection 29-526(F) (1) (b) and by the addition of a new
subparagraph 29-526(F) (1) (c) , to read as follows:
(b) . A CONCEPTUAL REVIEW IS MANDATORY FOR ALL OVERALL
DEVELOPMENT PLANS AND PRELIMINARY PLANS.
(c) A pre-conceptual review meeting with Planning staff is
mandatory for overall development plans and preliminary plans
anticipated by the applicant or Planning staff to generate
substantial neighborhood interest.
Section 8. That Section 29-526 is hereby amended by the addition of a new
subsection (F) (2) , Neighborhood Meeting, with subsequent subsections renumbered
accordingly, which subsection shall read as follows:
(F) (2) Neighborhood Meeting.
(a) In order to facilitate citizen participation early in
the development review process, the city requires
neighborhood meetings between citizens of area
neighborhoods, applicants and Planning staff on
development projects perceived as having neighborhood
impact. Citizens are urged to attend and actively
participate in these meetings. The purpose of
neighborhood meetings is for the development proposal to
be presented to citizens of area neighborhoods and for
the citizens to identify, list and discuss issues
related to the development proposal . Working jointly
with staff and the applicant, citizens help seek
solutions for these issues. Neighborhood meetings are
held during the conceptual planning stage of the
proposal so that neighborhoods may give input on the
proposal before time and effort have been expended by
55
the applicant to submit a formal development application to
the city.
(b) At the Conceptual Review meeting, Planning staff shall
determine if a neighborhood meeting shall be required
for overall development plans and preliminary plans. A
neighborhood meeting shall be required if:
[1] The project is located on an infill site, meaning
that at least seventy-five percent (75%) of its
boundary is contiguous to existing development;
or
[2] The project proposes a change in land use or
character of a previously approved infill
project, or a previously approved fringe project,
meaning a project having twenty-five percent
(25%) or less of its boundary contiguous to
existing development;
[3] The project is based on a preliminary plan for an
infill or fringe project that has been inactive
for at least three years, but which received
extensions of approval by the Planning and Zoning
Board or staff; or
[4] The project is located on a fringe site which has
five (5) or more residential lots existing within
five hundred (500) feet of the project site.
(c) If a neighborhood meeting is required, the meeting shall
be held prior to submittal of an application to the
Planning Department for approval of an overall
development plan and preliminary plan; provided,
however, that neighborhood meetings required under
subsection (b) above shall be held prior to submittal of
the final development plan. The applicant or
applicant's representative shall attend the neighborhood
meeting. Planning staff shall be responsible for
scheduling and coordinating the neighborhood meeting and
shall hold the meeting at a public school , church or
community building in the vicinity of the proposed
development.
(d) Written notice of the neighborhood meeting shall be
given by the Planning Department to the owners of record
of all real property within five hundred (500) feet
(exclusive of public rights-of-way, public facilities,
parks or public open space) of the property lines of the
parcel of land for which the planned unit development is
proposed. Formally designated representatives of bona
fide neighborhood groups and organizations and
56
homeowner's associations within the area of notification
shall also receive such written notice. If the project
is of a type described in Appendix A, "Supplemental
Notice Requirements," then the area of notification
shall conform to the expanded notice requirements of
Appendix A. Such written notices shall be delivered at
least seven (7) days prior to the date of the
neighborhood meeting. The Planning Director shall
provide the applicant with a map delineating the
required area of notification, which area may be
extended by the Planning Director to the nearest streets
or other distinctive physical features which would
create a practical and rational boundary for the area of
notification. The applicant shall pay postage and
handling costs of Fifty Cents ($.50) per notice.
The real property which is the subject of the
development to be discussed at the neighborhood meeting
shall also be posted with a sign, giving notice to the
general public of the proposed development. For parcels
of land exceeding ten (10) acres in size, two (2) signs
shall be posted. The size of the sign(s) required to be
posted shall be as established in Appendix A,
"Supplemental Notice Requirements." Such signs shall be
provided by the Planning Department and shall be posted
by the applicant for the development proposal on the
subject property in a manner and at a location or
locations reasonably calculated to afford the best
notice to the public, which posting shall occur at least
seven (7) days prior to the date of the neighborhood
meeting. A refundable deposit, in the amount of Ten
Dollars ($10.00) per sign, shall be submitted to the
Planning Department at the time of receipt of the
sign(s) by the applicant and shall be refunded to the
applicant upon return of said sign(s) in good condition.
(e) Written minutes of the neighborhood meeting shall be
prepared by Planning staff and shall be included in the
staff report provided to the Planning and Zoning Board
at the time of the public hearing to consider the
proposed development.
Section 9. That former subsection 29-526(F) (2) (renumbered to [F][3]) is
hereby amended by the addition of a new subparagraph (b) , with subsequent
subparagraphs relettered accordingly, which shall read as follows:
(b) The Planning and Zoning Board shall give written notice
to the owners of record of all real property within five
hundred (500) feet (exclusive of public rights-of-way,
public facilities, parks or public open space) of the
property lines of the parcel of land for which the
planned unit development is proposed. If the project is
57
of a type described in Appendix A, "Supplemental Notice
Requirements," then the area of notification shall
conform to the expanded notice requirements of Appendix
A. Formally designated representatives of bona fide
neighborhood groups and organizations and homeowner's
associations within the area of notification shall also
receive written notice. Such written notices shall be
delivered at least twenty-eight (28) days prior to the
Planning and Zoning Board hearing date. The Planning
Director shall provide the applicant with a map
delineating the required area of notification, which
area may be extended by the Planning Director to the
nearest streets or other distinctive physical features
which would create a practical and rational boundary for
the area of notification. The applicant shall pay
postage and handling costs of Fifty Cents ($.50) per
notice. Failure to deliver such notice shall not affect
the validity of any hearing or determination by the
Planning and Zoning Board.
The real property proposed to be developed shall also be
posted with a sign, giving notice to the general public
of the proposed development. For parcels of land
exceeding ten (10) acres in size, two (2) signs shall be
posted. The size of the sign(s) required to be posted
shall be as established in Appendix A, "Supplemental
Notice Requirements." Such signs shall be provided by
the Planning Department and shall be posted by the
applicant for the development proposal on the subject
property in a manner and at a location or locations
reasonably calculated to afford the best notice to the
public, which posting shall occur within seven (7) days
following submittal of an application for approval of an
overall development plan to the Planning Department. A
refundable deposit, in the amount of Ten Dollars
($10.00) per sign, shall be submitted to the Planning
Department at the time of receipt of the sign(s) by the
applicant and shall be refunded to the applicant upon
return of said sign(s) in good condition.
Notice of the time, date and place of the Planning and
Zoning Board hearing on the overall development plan
shall be published in a newspaper of general circulation
within the city at least seven (7) days prior to such
hearing.
Section 10. That former subsection 29-526(F) (2) (c) (renumbered to
[F][3][d]) is hereby amended to read as follows:
(c) This section allows for changes to an overall development
plan. Minor changes to an overall development plan may be
approved administratively by the Director of Planning. Such
58
changes may be authorized without additional public hearings,
and shall be reviewed on the basis of conformance with the
City's Comprehensive Plan. Notwithstanding the foregoing, the
Director of Planning may refer the decision to the Planning
and Zoning Board and if so referred, the decision of the
Planning and Zoning Board shall constitute a final decision,
subject only to appeal to the City Council as provided in
Section 2-47 of the Code.
Section 11. That former subsection 29-526(F) (2) (d) (renumbered to
[F] [3] [e]) is hereby amended to read as follows:
(d) Major changes may be approved only by the Planning and Zoning
Board, and shall be reviewed on the basis of conformance with
the City's Comprehensive Plan, and must follow the same
public hearing process required for approval of preliminary
plans. Any changes approved in the overall development plan
shall be recorded as amendments to the overall development
plan in accordance with the procedures established for the
filing of the initially approved plan documents.
Section 12. That former subsection 29-526(F) (3) (b) (renumbered to
[F] [4] [b]) is hereby amended to read as follows:
(b) The Planning and Zoning Board shall give written notice to
the owners of record of all real property within five hundred
(500) feet (exclusive of public rights-of-way, public
facilities, parks or public open space) of the property lines
of the parcel of land for which the planned unit development
is proposed. If the project is of a type described in
Appendix A, "Supplemental Notice Requirements," then the area
of notification shall conform to the expanded notice
requirements of Appendix A. Formally designated
representatives of bona fide neighborhood groups and
organizations and homeowner's associations within the area of
notification shall also receive written notice. Such written
notices shall be delivered at least twenty-eight (28) days
prior to the Planning and Zoning Board hearing date. The
Planning Director shall provide the applicant with a map
delineating the required area of notification, which area may
be extended by the Planning Director to the nearest streets or
other distinctive physical features which would create a
practical and rational boundary for the area of notification.
The applicant shall pay postage and handling costs of Fifty
Cents ($.50) per notice. Failure to deliver such notice shall
not affect the validity of any hearing or determination by the
Planning and Zoning Board.
The real property proposed to be developed shall also be
posted with a sign, giving notice to the general public of the
proposed development. For parcels of land exceeding ten (10)
acres in size, two (2) signs shall be posted. The size of the
59
sign(s) required to be posted shall be as established in
Appendix A. "Supplemental Notice Requirements." Such signs
shall be provided by the Planning Department and shall be
posted by the applicant for the development proposal on the
subject property in a manner and at a location or locations
reasonably calculated to afford the best notice to the public,
which posting shall occur within seven (7) days following
submittal of an application for approval of a preliminary plan
to the Planning Department. A refundable deposit, in the
amount of Ten Dollars ($10.00) per sign, shall be submitted to
the Planning Department at the time of receipt of the sign(s)
by the applicant and shall be refunded to the applicant upon
return of said sign(s) in good condition.
Notice of the time, date and place of the Planning and Zoning
Board hearing on the preliminary plan shall be published in a
newspaper of general circulation within the city at least
seven (7) days prior to such hearing.
Section 13. That former subsection 29-526(F) (5) (a) (renumbered to
[F][6] [a]) is hereby amended to read as follows:
(a) Minor changes to a planned unit development may be approved
administratively, by the Director of Planning, whereupon a
permit may be issued. Such changes may be authorized without
additional public hearings, and shall be reviewed against the
"All Development Criteria" as contained in subsection (D) of
this Section. Notwithstanding the foregoing, the Director of
Planning may refer the decision to the Planning and Zoning
Board, and if so referred, the decision of the Planning and
Zoning Board shall constitute a final decision, subject only
to an appeal to the City Council as provided in Section 2-47
of the Code.
Section 14. That former subsection 29-526(F) (5) (b) (renumbered [F] [61[b])
is hereby amended to read as follows:
(b) Major changes to the planned unit development shall be
approved, if at all , only by the Planning and Zoning Board and
shall be reviewed against the "All Development Criteria" as
contained in subsection (D) of this Section, and must follow
the public hearing process required for approval of
preliminary plans. Any changes approved in the final plan
shall be recorded as amendments to the final plan in
accordance with the procedures established for the filing of
the initially approved plan documents.
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Section 15. That subsection 29-526(G) (2) (b) [14] be repealed and reenacted
to read as follows:
[14] Certification by an attorney licensed to practice law in
the State of Colorado that the "owners and proprietors"
as defined in Section 29-526 31-23-111, C.R.S. , have
executed and acknowledged the plat in accordance with
Section 29-526 31-23-104, C.R.S.
Section 16. That subsection 29-526(G) (3)(c)[29] be repealed and reenacted
to read as follows
[29] Certification by an attorney licensed to practice law in
the State of Colorado that the "owners and proprietors"
as defined in Section 29-526 31-23-111, C.R.S. , have
executed and acknowledged the plat in accordance with
Section 29-526 31-23-104, C.R.S.
Section 17. That subsection 29-526(G) (4) (b) [8] be repealed and reenacted
to read as follows:
[8] Certification by an attorney licensed to practice law in
the State of Colorado that the "owners and proprietors"
as defined in Section 31-23-111, C.R.S. , have executed
and acknowledged the plat in accordance with Section 31-
23-104, C.R.S.
Section 18. That subsection 29-526(G) (4) (d) is hereby amended to read as
follows:
(d) A subdivision plat of the site must accompany the final
planned unit development plan. This plat must conform to the
subdivision requirements of the City, except as waived by the
approved preliminary plan for the planned unit development.
The subdivision plat shall contain proper dedications for
public streets, easements and all other public rights-of-way
required by the preliminary plan. Approval by the Planning
and Zoning Board of the final plan and subdivision plat, and
complete execution, together with all necessary
certifications, shall be required before filing of the
subdivision plat or issuance of building permits.
Section 19. That subsection 29-526(G) (4) (e) be repealed and reenacted to
read as follows:
(e) Development agreement and final utility plans. The City shall
prepare and present to the developer a draft form of
development agreement governing the installation of
improvements pertaining to the development, and the developer
shall execute a development agreement in proper form providing
for the installation of all such improvements prior to
submission of the final plan to the Planning and Zoning Board.
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Final detailed engineering plans and related documents for
wastewater, water, drainage, street and all other applicable
public improvements must be submitted to and approved by the
City prior to the submission of the final plan to the Planning
and Zoning Board.
Section 20. That subsections 29-526(H)(2) and (3) are hereby amended to
read as follows:
(2) Time limit for action upon a preliminary plan. Within a
maximum of three (3) years following the approval of a
preliminary plan, the applicant shall proceed by filing with
the Planning Department a final plan(s) in detailed form
covering all or part of the development. Upon application and
upon finding that the plan complies with all "Review Criteria"
as contained in Section 29-526(D) at the time of the
application for extension, the Planning Director may
administratively extend the period for filing a final plan for
two (2) successive six (6) month periods.
Any additional extensions to the planned unit development
shall be approved, if at all , only by the Planning and Zoning
Board, upon finding that the plan complies with all "Review
Criteria" as contained in Section 29-526(D) at the time of the
application for extension. A request for extension of
preliminary approval under this section must be submitted to
the Planning Director in writing by the applicant at least
thirty (30) days prior to the date of expiration. Failure to
submit a written request within the specified time period
shall cause forfeiture of the right to extension of
preliminary approval . If no final plan(s) is filed covering
all or any portion of the preliminary plan within the above
time limits, the right to proceed under the preliminary plan
shall expire for any portion of the preliminary plan for which
a final plan has not been timely filed. The granting of
administrative extensions under this section may, at the
discretion of the Planning Director, be referred to the
Planning and Zoning Board.
(3) Time limit for validity of the final plan. The applicant must
undertake and complete the development of an approved final
plan within three (3) years from the time of final approval .
For the purposes of this Section, a development is
substantially complete once all engineering improvements
(water, sewer, streets, curbs, gutter, street lights, fire
hydrants and storm drainage) are installed and completed in
accordance with City rules and regulations. Extensions for
two (2) successive periods of six (6) months may, upon finding
that the plan complies with all "Review Criteria" as contained
in Section 29-526(D) at the time of the application for
extension, be administratively granted by the Planning
Director.
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Any additional extensions to the planned unit development
shall be approved, if at all , only by the Planning and Zoning
Board, upon finding that the plan complies with all "Review
Criteria" as contained in Section 29-526(D) at the time of the
application for extension. A request for extension of final
approval under this Section must be submitted to the Planning
Director in writing by the applicant at least thirty (30) days
prior to the date of expiration. Failure to submit a written
request within the specified time period shall cause
forfeiture of the right to extension of final approval .
Failure to develop within the specified time limit and
improvement requirements shall cause a forfeiture of the right
to proceed under the final plan and require resubmission of
all materials and reapproval of the same. The granting of
administrative extensions under this Section may, at the
discretion of the Planning Director, be referred to the
Planning and Zoning Board.
Section 21. That subsection 29-526(K) is hereby repealed and reenacted to
read as follows:
K. Variance Procedures
The Planning and Zoning Board is empowered to grant variances
to the provisions of this Section. The decision of the
Planning and Zoning Board on any application for a variance
shall be set forth in writing in the minutes of the meeting of
the Board. Variance requests may be granted if the Board
determines that the granting of the variance would neither be
detrimental to the public good nor impair the intent and
purposes of this Section, and if the applicant demonstrates:
(1) That by reason of exceptional topographical , soil or
other subsurface conditions or other conditions peculiar
to the site, undue hardship would be caused to a
subdivider by the strict application of any provisions
of this Section, or
(2) That by reason of exceptional conditions or difficulties
with regard to solar orientation or access, undue
hardship would be caused to a subdivider by the strict
application of any provisions of this Section, or
(3) That the plan as submitted is equal to or better than
such plan incorporating the provision for which a
variance is requested, or
(4) That the granting of a variance from the strict
application of any provision would result in a
substantial benefit to the City by reason of the fact
that the proposed project would help satisfy a defined
community need (such as affordable housing or historic
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preservation) or would alleviate an existing problem
(such as traffic congestion or urban blight) , and the
strict application of such a provision would render the
project practically infeasible.
Section 22. That Section 29-527(a) of the Code of the City is hereby
amended to read as follows:
Sec. 29-527. Planned unit developments, effect of.
(a) In the event that a property has obtained development
approval of a final planned unit development plan pursuant to § 29-
526 of the Code, such property may not thereafter be developed in
any other fashion, except when such development is for the purpose
of continuing or expanding any legal use (but not to include any
previously approved subdivision or planned unit development) which
existed upon the property at the time of the approval of the planned
unit development plan; or upon the occurrence of one (1) of the
following events: . . . .
Section 23. Effect of Ordinance. The amendments to Section 29-526
approved by the adoption of this Ordinance shall apply to all new or existing
planned unit developments which have not received final approval by the City on
or before January 1, 1994.
Introduced, considered favorably on first reading, and ordered published in
summary this 16th day of November, A.D. 1993, and to be presented for final
passage on the 7th day of December, A.D. 1993.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 7th day of December, A.D. 1993.
Mayor
ATTEST:
City Clerk
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