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HomeMy WebLinkAbout018 - 02/20/1996 - ESTABLISHING CERTAIN INTERIM STANDARDS AND GUIDELINES FOR ALL COMMERCIAL DEVELOPMENT ORDINANCE NO. 18, 1996 OF THE COUNCIL OF THE CITY OF FORT COLLINS ESTABLISHING CERTAIN INTERIM STANDARDS AND GUIDELINES FOR ALL COMMERCIAL DEVELOPMENT WHEREAS,the City has embarked upon an effort to devise and improve its Comprehensive Plan by the development of the new "City Plan"; and WHEREAS, prior to the development of the "City Plan" the Council has determined that it is in the best interests of the citizens of the City that interim measures be taken to regulate commercial development within the City; and WHEREAS,the Council has further determined that certain Design Standards and Guidelines for Commercial Development should be adopted and implemented in the development approval processes of the City; and WHEREAS, the Council has further determined that certain neighborhood compatibility criteria should be implemented for the approval of "Standard Subdivisions" and certain other development approval processes of the City. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS as follows: Section 1. That the Council of the City of Fort Collins hereby approves and adopts for implementation as hereafter provided the Design Standards and Guidelines for all Commercial Development together with certain related submittal requirements(hereinafter referred to collectively as the "Standards and Guidelines"), a copy of which is attached hereto and incorporated herein by reference as Exhibit"A". Section 2. Notwithstanding any provisions to the contrary in the Code of the City, no overall development plan or preliminary planned unit development for commercial development(as defined in the Standards and Guidelines) shall be approved pursuant to the provisions of Section 29- 526 and no subdivision preliminary plan for any such commercial development shall be approved pursuant to the provisions of Subdivision V of Chapter 29 of the Code until the planned unit development or subdivision has been determined by the Planning and Zoning Board to be in compliance with the Standards and Guidelines and with the criteria for the promotion of neighborhood compatibility (hereinafter referred to as the "Criteria") copies of which criteria are attached hereto and incorporated herein by reference as Exhibits `B-1" through `B-6"; provided, however, that in the case of a minor subdivision approved in accordance with the provisions of Section 29-644, the determination of compliance with the Standards and Guidelines and the Criteria shall be made by the Director of Planning, subject to referral or appeal to the Planning and Zoning Board. Section 3. No building permit for commercial development (as defined in the Standards and Guidelines) of property shall be issued pursuant to Sections 29-5 and 29-74 of the Code unless the project for which the building permit is to be issued has been determined by the Director of Community Planning and Environmental Services to be in compliance with the Standards and Guidelines and the Criteria, provided, however, that the requirements contained in this Section 3 shall not apply if a building permit application and/or utility plans for the development of such property has been filed with the City prior to March 1, 1996. Section 4. In the event that any standard in the Standards and Guidelines (or any related submittal requirement) or any of the Criteria conflict with any previously established criteria, standard or submittal requirement of the City, the standard (or related submittal requirement) or criteria adopted pursuant to this ordinance shall control over any such previously established criteria, standard or requirement. Section 5. This ordinance is temporary in nature and is intended to be replaced by subsequent legislative enactment. Accordingly, said ordinance shall become null and void as of July 31, 1997. Introduced, considered favorably on first reading, and ordered_published this 6th day of February, A.D. 1996, and to be presented for final passage on the 20th f February,A.D.1996. ayor ATTEST: C 1". ��h n n £ City Clerk Passed and adopted on final reading this 20th day of Fear , A.D. 199 . ayor ATTEST: City Clerk Exhibit A Design Standards and Guidelines for All Commercial Development Updated 1/30/95 Purpose The purpose of these standards and guidelines is to serve as interim requirements for commercial land development in Fort Collins, consistent with the growing awareness of ways to make Fort Collins more livable for all residents by the way our physical surroundings are arranged (including such things as streets, buildings, outdoor spaces, and neighborhoods). These standards and guidelines are intended to apply only until the finished implementation products of "City Plan" (the project to update the Comprehensive Plan, currently in progress) are adopted to replace them. Fort Collins already has a development review system that promotes such responsive land development. These standards and guidelines augment the existing system. They are part of a community response to dissatisfaction with generic land development formulas that would not add to Fort Collins as a unique place, and sprawled auto-oriented development trends that would not extend Fort Collins'well-regarded qualities in appropriate ways. These standards and guidelines provide more support for the design of an urban environment built to human scale and to inviting local standards of attractiveness. The underlying assumption is that motor vehicles can be accommodated by community design that accommodates people as the first order of priority, and not vice versa,without sapping the vitality that comes from a balance between serving both automobile and pedestrian movement, and without undue costs that would escalate the cost of living in Fort Collins. This underlying assumption leads to essentially simple requirements under the standards: - streets, sidewalks, and other connecting outdoor spaces that weave new development into the community fabric of Fort Collins as completely as possible; and - buildings that are oriented to sidewalks or other outdoor spaces for people, not set back behind parking lots or oriented only to parking lots. It is the City's hope that the standards will not limit creativity; but rather will be a useful tool for design professionals engaged in site specific design in context. 1 Procedure In this document, "standards" denoted by (+) are mandatory. "Guidelines" denoted by (o) are not mandatory, but rather state a design approach that is encouraged, based on community goals and locally determined aspirations for the future. The suggestions in the guidelines are meant to be considered in the specific context of individual situations. Approval may not be granted or denied based on compliance with the guidelines. The Planning and Zoning Board or the Zoning Board of Appeals,whichever is applicable, is empowered to grant variances to the mandatory (+) standards under the following circumstances: 1) The strict application of the standard would result in peculiar and unusual practical difficulties or exceptional undue hardship upon the owner of the affected property; or 2) The alternative plan, as submitted, will protect the public interest advanced by the standard for which the variance is requested equally well or better than would compliance with such standard; and (3) In either of the foregoing circumstances, the variance may be granted without substantial detriment to the public good. Format of this Document The format for the standards and guidelines includes these distinctions: Italics - presents a purpose statement for a section. Bold - presents the standard or guideline. (Also used in headings). Standard type - presents additional background explanation of the standards and guidelines. Small italics - present captions for illustrations. They only explain the illustrations. 2 Explanation/Definition of Terms Commercial Development: Any land development activity in the city, except development activity intended solely for residential, industrial and/or light industrial use. Direct Pedestrian Access: Walkway access that connects origins to destinations for pedestrians, without requiring pedestrians to backtrack, walk through parking lots, or follow parking lot outlines which are not aligned to a logical route. Drive Aisles: The lanes in a parking lot devoted to the passage of vehicles, as opposed to the parking stalls.: The term "drive aisle" does not include lanes used only or primarily for drive- through customer service. Pedestrian Frontage: The area adjacent to walkways, designed to provide interest and comfort for people walking or sitting; pedestrian frontage may consist of building faces, site design, and/or landscape areas. Pedestrian Scale (Human Scale): Relationship between the dimensions of a building, street, outdoor space, or streetscape element to the average dimensions of the human body. City Block Scale: Relationship between the proportions of elements of urban land development and the proportions of traditional city blocks in Fort Collins, which blocks, for the purposes of this definition, shall be considered to be approximately 400 feet on each side. Where physical conditions permit: Where this phrase is used, it means that the development application must comply with the standard unless the applicant can demonstrate that it is not physically possible to do so due to landform, sight line requirements, existing trees, utilities, drainage requirements, access requirements, or other constraints of the land parcel. 3 Submittal Requirement: A "Context Diagram" Notwithstanding any other requirements of the City's development review processes, all applicants for commercial development approval or issuance of any building permit for commercial development shall submit a "context diagram" (or multiple diagrams) that graphically depicts how the development plan relates to its surrounding neighborhood or community context. The purpose of the diagram(s) is to convey the ideas that determine how the plan contributes to a complete,visually related pattern with existing development or approved plans in the vicinity. The format of the diagram(s) shall be determined by the applicant, and should depend on the size and complexity of the development proposal. Following are some examples of subjects that are often crucial and should be considered: - providing interconnections with the public transportation system including the local street, sidewalk, and bike path network; - connecting pedestrian origins and destinations with inviting pedestrian frontage; - creating comfortable outddoor spaces designed to attract and accommodate people, where higher pedestrian activity is likely to occur; - incorporating some of the main characteristics of nearby buildings such as basic proportions, shapes, or kinds of materials (or, in some cases, deliberately designing a contrasting relationship with nearby buildings); - preserving or creating key views of the mountains or other landmarks; -designing the development to be reasonably attractive from significant viewpoints on all sides; and containing or buffering the negative impacts of such elements as parking, service functions, outdoor storage, etc. The context diagram is to facilitate more productive review and analysis of the proposed project according to these standards and guidelines. The form of the context diagram may vary according to the site specific planning considerations, because of the wide range of situations covered by these standards and guidelines. The context diagram will be used as a tool to prepare and evaluate the remainder of the submittal. 4 Standards and Guidelines I. Streets and Connections The purpose of this section it to place priority on convenient mobility for all residents by the evolution of a complete network of streets and connections with frequent alternative routes for local auto traffic, bicyclists, and pedestrians. (The network may include paths, trails, alleys, driveways, and other connections). Also, the street and sidewalk network should be depeloped in such a way that it fulfills its role as attractive, enduring public open space that makes new development an integral extension of the community. Extend the Community Network 1. Developments must be linked with surrounding areas and uses by extending city streets, sidewalks, and/or paths directly into and through the development, thereby providing convenient, direct pedestrian and bicycle access to and from all sides of the development. (+) Plan and design developments to provide for such access to and from future neighboring projects reasonably anticipated to occur, as well as existing adjacent development. Large developments with multiple buildings may have the [Illustrations pending] chance to extend the city street network,depending on the existing network and the size and shape of the development parcel. (Mashpee Commons,p. 175) Smaller developments or single buildings may not be able to influence the city street system,but can still create path and walkway connections. Such connections highlight the importance of an attractive, inviting appearance on all sides where people live or work, thereby weaving new development as completely as possible into surrounding neighborhoods and uses. 5 Personal Mobility and Interaction 2. Access to developments must serve the needs of the pedestrian and the bicyclist as well as the motorist. Accordingly, in the planning and design of the development, the emphasis of the site plan must be shared among the following: (1) pedestrian access to the site and buildings; (2) gathering areas for people, and (3) auto access and parking lots. The emphasis must not be placed solely on a parking lot. (+) Depending on the size and complexity of the development, meeting #2 above may be as simple as a sidewalk and a landing, or as extensive as essentially adding a new commercial district to the city. Even where foot traffic is not the most critical part of business,comfortable landscaped sidewalks can make a new development an attractive and complete addition to Fort Collins. Access should be designed with at least as much priontygiven to accommodating people walking,as to people driving. (Sidewalk leading in,bikes parked) 3. Walkways must be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. (+) "This" not uThis" 6 On-Street Parking 4. Streets and other elements of the site plan should be designed so that on-street parking is a functional part of the development. (o) II. Buildings The purpose of this section is to encourage site-specific, responsive planning and design, based on human scale and local standards of attractiveness and to form streetfs ants that are easily served by a balanced transportation system. These standards andguidelines focus on the public characteristics and spaces that are created by commercial buildings. Pedestrian Scale 5. Buildings should be designed to offer attractive and inviting pedestrian scale spaces, amenities, and details. (o) Design in Context 6. Buildings should be planned and designed to emphasize a complementary relationship to surrounding neighborhood areas, rather than a superimposed, generic, or parking- driven formula. The primary concern regarding the public aspects of buildings should be the integration of buildings and adjoining spaces into a complete, connected extension of the community, with the design of the individual building treated as no more significant in itself than in relation to its neighboring environment and to Fort Collins as a unique 7 community. (o) Relate to Streets 7. Building mass should be shaped by connections to the street and sidewalk network, and in turn the building mass should be designed to give deliberate form to streets and sidewalk areas and other adjacent public spaces (plazas, courtyards, patios, window shopping areas, and other similar spaces). Where possible,buildings should be placed to front on and relate primarily to streets. (o) p.40A commercial center in which the buildings have been shaped by the street/sidewalk network,and in turngive definite farm to streets,sidewalk,and other spaces.Harmony Diagram 8. In commercial projects with multiple buildings, consider orienting at least some of the buildings to streets leading in from the neighborhood, rather than orienting all buildings to internal parking lots. (o) VPS 2.5 Following guideline #8 above can create several benefits to the community: it makes an inviting transition into the development; it accommodates some neighborhood-serving uses that have low visibility needs and traffic impacts; and it breaks a massive development into"blocks" of 8 buildings and parking lots with proportions that are easier to identify with a pleasing addition to the city. Orient Entrances to Pedestrian Access 9. In single-building developments, a primary building entrance must face a walkway, plaza, or courtyard that has direct linkage to a public sidewalk without requiring people to walk across intervening parking lots or driveways, where physical conditions permit, except as provided in #10 and #11 below. (+) nsco/xsD Multiple or secondary entrances from parking lots or interior blocks are encouraged to accommodate other access needs. Exceptions to #9 10. Compliance with #9 above shall not be required if the applicant can demonstrate that a driveway across the pedestrian access is unavoidable because: (1) the absence of such driveway would result in a conflict with other City or State access requirements, or (2) placing a building to front directly on the street would result in an auto fueling or service area next to a home or professional office, or (3) a dominance of arterial, highway, or highway frontage road vehicular traffic dictates that other, equivalent public outdoor space should be provided as an alternative to the street sidewalk for the purpose of connecting contiguous commercial destinations. (+) 9 Building Faces or Landscape Areas at Street Corners Buildings at street corners are significant because they have at least two facades exposed to the public street and because street corners are focal points and gathering points. Building faces and landscape areas can anchor the prominent position better, and for a longer term, than can parking lots and driveways, even where pedestrian activity is not crucial to the land use at the time of the development. 11. At street corners, if the applicant determines that it is not feasible to locate a building next to the street corner with no intervening parking or driveway because of the functionality of the proposed use, then a corner landscape area must be provided and no parking shall be located within 75 feet of the right-of-way at an arterial street corner, or 50 feet of the right-of-way at a collector street corner, or 25 feet of the right-of-way at a local street corner, measured at the center or apex of the right-of-way return. (+) Such a"corner landscape area" could combine several useful functions in addition to providing an attractive public view by buffering vehicular use areas. Examples are storm water improvements, landscaped pedestrian areas, and utility easements. 12. In single-building developments, if an applicant proposes a vehicular use area next to a street corner according to #11 above, direct pedestrian access must be provided with pedestrian frontage that includes no more than one driveway crossing. Any such driveway crossing must emphasize and place priority on the pedestrian access and the material and layout of the pedestrian access must be continuous as it crosses the drivewaway, with a break in continuity of the driveway paving and not in the pedestrian access way. (+) 13. Where a driveway crosses a walkway, make the walkway continuous in grade across a driveway, without a ramp down to the road bed, if possible without creating unreasonable drainage impacts. (o) 10 Such a continuous grade crossing could be done either by elevating a crosswalk or by unifying a larger area in the manner of a plaza,with bollards, planters, paving, special curbing, or other site design elements to define the circulation. Parcels with Multiple Street Corners 14. Parcels bounded by more than one street corner shall be required to comply with #11 and #12 (above) at only one of the corners except where such corners are separated by more than one thousand feet, measured at the right-of-way. Front onto Streets with Minimized Setback 15. Building setbacks from local and collector streets should be minimized. Accordingly, "build-to lines" based on a relationship to the sidewalk should be established by development projects, in order to establish a visually continuous, pedestrian-oriented streetfront. To establish "build-to" lines, new buildings should be aligned with prior established building setbacks that have been established consistent with this guideline. "Build-to" lines for non-residential buildings should generally be the back of the sidewalk or within fifteen feet. (o) 16. Minimized setbacks and"build-to" lines may also be appropriate along arterial streets in some cases, where the dominance of vehicular traffic flow or the landform does not preclude viable pedestrian frontage. (o) A possible reason not to follow guideline #13 (above) would be to create a courtyard, patio, formal walkway, plaza, or similar outdoor space for people, between the building and the street. Also, in the case of large buildings for employment, storage, or auto-related uses that have little relationship to pedestrians, or that have a need to limit ground floor windows, the "build-to" line may not be realistic for the bulk of the building. Such buildings should still be built with at least 30% of one side of the building brought to a"build-to"line. Treatment of Exceptions to the Minimized Setback 17. If variation from the suggested build-to lines in #13 above is proposed in a specific situation, the larger setback area should have landscaping, low walls or fencing, a tree canopy, and/or other site improvements along the sidewalk designed for pedestrian interest, scale, and comfort. (o) 11 Gar Station, Washington's,Lynx sketch Design of Independent Developments With Internal Orientation 18. Where it is not possible or appropriate to extend city streets and sidewalks directly into a development or to bring buildings up to a city sidewalk, buildings should still be shaped and designed to form pleasant, direct connections to adjacent land uses. (o) P.41,focus on a plaza? 19. In multiple-building developments, all primary building entrances must face walkways, plazas, or courtyards that have direct, continuous linkage to the street without making people walk through parking lots. However, it may be necessary for such direct pedestrian access ways to cross drive aisles. Any such driveway crossing must emphasize and place priority on the pedestrian access and the material and layout of the pedestrian access must be continuous as it crosses the drivewaway, with a break in continuity of the driveway paving and not in the pedestrian access way. Any such crossings which ramp down to a road bed shall be limited to either a maximum of two, or one per 200 feet of walkway length, whichever is greater. (+) At a minimum, such continuous definition essentially results in a crosswalk. At best, this can be an extension of a plaza or forecourt in front of the building that enhances the building and creates a central feature and a gathering point for people. A drive aisle directly in front of a building is often the single most negative element in otherwise inviting developments, detracting from both the building and the site design. 12 III. Site Design The purpose of this section is to further encourage site design in large or multiple building developments that accommodates both motor vehicles and pedestrians in a way that will be convenient and inviting far the pedestrian. 20. Entrances and parking lots should be shaped to be functional and inviting with continuous, landscaped walkways linking all land uses, the public transportation system, and other significant origins and destinations. The effect of buildings facing a community street/sidewalk system should be maximized, including the effect of angled or parallel on- street parking in focal areas of parking lots. (o) 21. The establishment of buildings (1) on isolated "pad sites" surrounded by parking lots and driveways, and (2) that offer mainly auto-oriented signage to define entrances, is discouraged. (o) 13 Even relatively massive developments can be configured into"blocks"or other spaces proportioned on a human scale and city block scale; and need not be proportioned on a monolithic, auto-oriented scale. Focus of Developments 22. A public street or walkway should be the primary focal point of developments unless, in multiple-building projects, the buildings focus on alternative publicly accessible, pedestrian-oriented outdoor space(s), such as walkways, squares, plazas, courtyards, and patios. (o) 23. Pedestrian-oriented outdoor spaces should be placed next to activity areas that generate the users (such as street corners, shops, stores, offices, daycare, and dwellings). Because liveliness created by the presence of people is the main key to the attractiveness of such spaces, link spaces to and make them visible from streets and sidewalks where possible. Consider unified plaza-style spaces with circulation defined by bollards, tree grates, light fixtures, or furniture, as an alternative to minimum standard streets and sidewalks. Anchoring spaces with sculpture, kiosks, or shelters is encouraged. (o) 24. In large multiple-building developments, outdoor spaces and landscape areas should be consolidated into formative, purposeful parts of the open space system in conjunction with streets and connections, and not merely residual areas left over after buildings and parking lots are sited. (o) 14 25. Architectural elements such as arcades, pergolas, porticoes, towers, shelters, walls, and other extensions of buildings should be used to integrate and add interest to circulation ways and spaces. Architectural elements and the site design should incorporate focal points such as information kiosks, drop-off/pick-up points, and transit stops. (o) p. 48 Harmony 15 EXHIBIT B-1 Yi..tO. 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 I neighborhood character. The following design u d guidelines deal with building placement and �, � ' 1 3` r orientation as it relates to function of the land use, rivac and aesthetic neighborhood integration, P Y r considerations. KnY wM I•W^0 I wfliilKM1VMiMI,.I. 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 o spat ial tial of the site plan should maintain access to the public perception partially depends an the distance to height space or use, and where possible, reinforce and enhance the visibility and usefulness of the access• ratio between a person standing in an outdoor space and the height of the surrounding walls. AESTHETIC CONSIDERATIONS II�I��III�I .+ orK.M.I.ee1K Orient buildings and/or facades to the public street l u nS MNN✓ups a eze,r pa. when possible. Unattractive elements, such as n 1 1 i50 iln service areas and loading docks should be located out i 1 a Olson -riallal nu i of public view. � uumm�ilnn"I j8�a A 1 'I'll l 111��1 Ilpll I 1 u1n1 Ql ,.'ii' '�j 11111 oM l 1411 r ua�I u1i71 p n If backs or sides of buildings are oriented toward �I ��16'II Y ' ' ',1'I'1 l 111 Ifi y 81 ia1 public streets,provide visual interest along the street 611i1 I h��1 111 through architectural detail,landscaping,berming or Iry loll11 a combination of the above. 0x it Ill II11Iq'I w' L�II1f+L' off I,I Ill r,I — 11111111111,1111I1'11111111 1{.•,., o o �- .... .. -- _ Se k.e,ee a,e Ild8veY lo�Pub*ltmt. v PRIVACY CONSIDERATIONS The effects of high winds can be un6gateil by sift m buildings so that the larger surface areas of the Arrange elements of the site plan to maximize the buildings are oriented parallel to Prevailing wig• m. eppoRimrty for privacy by the residents of the Project Trees, fences and berms can also be used to reduce on the rivac of adjoining land wind force. and avoid infringing on Y J uses. Some activities should be highly visible, others Nbnw"ds 7 �, should be screened for visual or sound privacy. Consider transitions from public to private spaces and c: use architectural and landscape elements to clarify and define these transitions. rrfnvrion erawne w.f•ro prlffn ....., m. apfcf in•nsdfnriM fffroq. r lr tfAmMo fne M d—W- id nrodM fnrcn M fw fM wwis. s, J � \ - i Q a Create opportunities for interactions between i neighbors without sacrificing privacy or security. CLIMATIC CONSIDERATIONS r Orient buildings to maximize solar gain and minimize heat loss. Iandform can be used to modify mi=d =ft Far 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 warier and more enjoyably used for longer periods of the year. EXHIBIT B-2 A-2.4 Vehicular Circulation and Parking Is the street and parking system designed to be safe, efficient, cony lent 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 yyarare ,.mcf,.Ild parking system is well design H designed in regard to safety, p.de.,.n�s"0"AOSS . � efficiency and convenience. How the street and parking layout contributes to the attractiveness of the —� site development and neighborhood is also considered. In addition, this criterion is used to check conformance to existing street engineering standards. ae w e 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 gaamines aspects of safety that may be unique _ and not regulated by other standards. — The following list identifies many aspects of street _ design that relate to safety and are governed by existing en&eeft staadards. The specific design — criteria and standards are in Design Criteria and — Standards for Streets available in the City's Engineering DepartmelL EFFICIENCY AND CONVENIENCE Turning radii S CONSIDERATIONS Sight distance Horizontal and vertical curvseuae Consider efficiency of land use when designing Design speed streets and parking systems. For example, in a Angle of intersection residential development,the streets will determine lot • Grades layout. Design the streets so that the resulting land Drainage use patterns create purposeful or useable spaces. Separate pedestrians and vehicles where possible. system will also have a f the Where complete separation of pedestrian and vehicles dramatic affect ign to on rsolarr orienttation. (See Criterion is notpossible,the potential hazard can be minimized by using landscaping, bollards, special paving, 1.1) lighting and/or other means to clearly delineate pedestrian areas. „ Parking Standards ■ For each multifamily dwelling these 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. ■ For each mobile home there shall be two (2) 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 11 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 byow and lotting pattern create usable wsu. ■ For each group home there shall be two (2) parking spaces for each three(3)employees,and in addition, one (1) perking space for each four (4)adult residents,unless residents are Prohibited from owning or operating a personal automobile. Parking and 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 shared parking for multiple land use developments is industrial use there shall be two (22)) parking or encouraged. spaces for each throe(3)employees on the major Shift. - .@- --- 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 hY . Locate the spaces with convenient access to building the City's public transportation system(fransfod). Entrances. The Federal government also regulates Transfod provides guidelines for the design of bus accessibility for the physically disabled through the stops. Americana 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 mat pASIiTO he path should ld a 12 to the entrance. the Development of Bicycle 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 Loading Zones puking lots. Provide loading zones and service areas adequately sized to accommodate the types of vehicles that use C The City's parking 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 " 1�Yl, (1)dimension less than tan(10)feet shall be required II r ' i0 nn as an accessory use for new construction or major additions involving an increase in floor area as m n o N111 _ fin, P 1 follows: ,r fill," 4;aff �ll; '1P1iui('" W (1) One(1)o -street loading span shall be provided 1Rills for new construction or additions having a floor lii 'I"o" square feet and lllirn;_ area between five hundred(500) �V!!1 twenty thousand(20,000)square feet. JIM _ (2) One (1) additional off-street loading space shall ' lit be provided for each additional twenty thousand (20,000) square feet or fraction thereof of floor U area in excess of twenty thousand (20,000) r,as square feet, provided that no such loading space occupies any part of a public street, alley, driveway or sidewalk. it) 1M„ l�il��n"nDrive-IbT; T ' it 1 � �t YItiAy'" The design and layout of drive- restaurants, banks or other uses should address the ar ,"'IIC'kl u m following issues: 4„„,I ' J,4n 1„ ■ Adequate stacking spaces before and after. i71MG ■ Alternate route escape lanes. ' it ■ Pedestrian conflicts. u ep an Directional sign. is IIY • 1 MOT pun 1 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. IN MW 7W a Dr rw r /f NOT T00 ! E {f EXHIBIT B-3 A-2.6 Pedestrian Circulation Does the pedestrian circulation system (a) accommodate pedestrian movement from the neighborhood to the site and throughout the prop psed development safely and conveniently and (b) contribute to the attractiveness I)f the development? PURPOSE Site amenities such as, bike racks, ramps, beaches. Ibis criterion is designed to ensure that each new that convenience or development in Fort Collins will provide appropriate e tyma , romoew a safety and ing oor bicycling alternative in some pedestrian and bicycle links to the neighborhood and y P Aation are encouraged. community, as well as, throughout the development means of transpo 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 �tV� circulation that should be considered during the design process. =;J SAFETY CONSIDERATIONS G 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, landscaping, lighting and/or other means to clearly e delineatepedestrian area. FUNCTION AND CONVENIENCE CONSIDER AMIOM p••O/bMl•Ortlf 0 cr ~ ..curlry MO r(•f•aYY wMn ' bc•6+a•a.recta Encourage people to walk or bicycle to and from the site by providing convenient access points. Where pedesWans and bicydists sham wallcmys. 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. 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 plans or cross walks. In general, special pavement color or texture should be used on privately maintained drives and not on public streets. -�. IIIII IINI I I�1 1 �I 1 $p/C(tl p/vnp II yOYW/II U/!Y III/IO/Yf/ II1IIIIIII1�W III tlMl p/Mnnn/m/Y M p////�• I IIIIIIUIIXI�III EXHIBIT B-4 0 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 tbat relate specifically to buildings greater than function, quality and appearance of the proposed 40 feet in height are covered in cri terion Number 2A structure(s)is acceptable when considered within the -Building Height/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 Building character is extremely important in following information and illustrations delineate what g aspects of architectural design are most important to neighborhood that Las developed the east and t the neighborhood and the community. architectural character. For orhoo 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 a of the community. When land uses with significantly copying it. different visual character are proposed adjacent to - NEW each other every effort should be made to create architectural compatibility through careful .If. materials and colors. t 7 ' consideration of scale, form, • New OU Of t N g4hDa MOOd&Ov gh ran * O ~fse SIZE -HEIGHT, BULK, MASS, SCALE Off <s f m. «Meoeeoem~,.ond OW •OVOf .a prcwmf o/seer cons wiWow pMe.,r,w,f.n,!nH we g/ CM,/CEN do way canna 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 similes window and door patterns, and the use of building materials that have colors and textures similar to : those existing in the neighborhood. rms : In areas where the existing architectural character of the neighborhood is less defined, the architecture of the new development should present an attractive NOT THIS image and set a standard of quality for future projects or redevelopment in the area. BUILDING MATERIALS i Generally building materials should be similar to the Materials already being used in a neighborhood i context. If dissimilar materials are being proposed' other characteristics such as scale,form,architectural r detailing and color,should be examined to determine if enough similarity exists for the building to be compatible, despite the differences in materials. i Materials requiring low maintenance are recommended over high maintenance materials. For s example, materials with integral color are generally recommended over materials that need to be painted. r Building materials should not create excessive glare. ;. If highly reflective building materials, i.e., aluminum,unpainted metal, reflective glass, etc. are i proposed, the potential for glare will be evaluated to determine whether or not the glare would create a i hardship for the adjacent property owner(s), neighborhood or community. The effects of glare on a 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 wet,as provi(Tmg a way of unifying the development. Usually,the color of building materials should draw from colors that already exist in the neighborhood. MECIIANIC.AL EQUIP lENT 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. 77, A) w«,r m.rr+r une ro au.w,a,e,py.,,,e,,,,n0„ren.n(er.awr A1�elunical wuVmenr on noel aerMn�!w/M prp�r cod. _ � _ EXHIBIT B-5 r...oa. 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 cluncter 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 taus buildings.fences and panting 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,puking areas should be placed at the rear of buildings. Newb'RbnM T J ryes N•w building setback sons with existing budding setbecaa ... taeaNg Visual can,NWry abng a saeencape. - . .. 7.ladu certain circumstances it may be appropriate to vary setbacks. Some reasons for varying setbacks fforTMs include: • 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 is 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 EXHIBIT B-6 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 ■ 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 caa soften the visual conflict created In a well designed landscape plan the elements will by unattractive security fences. do both — serve functional purposes and enhance ■ Berming or other grate 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 play SCREENING /BUFFERING will be evaluated considering the interrelationships elements can be used to screen areas of between landscape elements like plant material and Landscape 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, meally hani cal components should work together to create a equipment, etc.. Screening maybe Pa aqve landscape plan that enhances,both the project and the depending upon the objective. neighborhood. The City's Zoning Ordinance establishes minimum v ' landscape requirements for parking lots. These standards can be found in Setfion 29-493-Parking Lot Requir®enls andawexplained in The City of - ort Collins ParYm let Develooment Guide. MITIGATION FOR LAND USE CONFLICTS plant material used to screen d r4MW-' Landscape-dements can be used to mitigate conflicts between dissimilar land uses in a variety of ways: pwnr"re w. d&melee uaad to scmw pw*AV. ■ Dense plantings of evergreens can provide a visual buffer. ; ■ Landscaping can soften the contrast between two abutting land uses by subduing the differences is architecture and bulk and by providing a gradual ' transition rather than a harsh edge. a Screens are also used to buffer residential areas from PRIVACY CONTROL busy streets. Walls or fences proposed along 1a11Y n collector or arterial streets should be visually Privacy control is an _ 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 m or out of a defined space. n ■ Architectural elements such as brick or stone columns, and/or other mesas of fence/wall articulation can be integrated into the design• ■ The alignment and/or setback of the fence can be 9 varied ■ Berming can be used in conjunction with a wall or � fence to create visual interest. ■ Plant material can soften the appearance of fence v i lines and add to the attractiveness of the project uT` v and neighborhood. >\f Mary n I.dw Md Imes wort W9~ro Mo`itle Wh'/�Y• J ' CLIMATE CONTROL ' ooa _ Plant material, walls, fences and overhead structures can be used to modify the effects of wind and sun lindayoa aeemmts wed ro amen vankM badapMa. exposure. CREATION OF SPACE Spatial definition can be created by modifying the tnu nn {uurnu�{h°ui Mild Innln ground Plane, vertical plane and overhead plant. Plant material, grading and hardscape elements can altnnl r be used in the landscape to influence each of these tit planes of enclosure. In addition to enclosing space, 11111 ib landscape e]emesta ran Am be used to link spaces together and to direct pedestrian movement. Berms, 1, �'l paving, walls, fencing, trellis structures, benches, i1{{n al etc. can all be used to create or enhance the sense of Ill oil" CIICIOSIlre. tt , IIMaI � ana�„�o„the neM,esat awe T oatatd ow Oeded dwt this yace b cantb,t at . NOa7N t sr JIMMOta users 6om eon rv*W& iJ pant m f,,W wed to mate an mCMsed outdoor space. ENHANCEMENT w Natural areas can be enhanced with plant material that is indigenous or adapted to the existing site a Landscaping should contribute to visual continuity conditions. However, some species such as in a neighborhood and help to create a positive Russum, olive and Lythrum, as extremely community image. This is especially important aggressive and can be deftimental to natural area. when dissimilar buildings or land uses work against Enhancement can add to the visual interest of an wildlife habitat. For further neighborhood cohesiveness. Regularly spaced area and can improve contact the street tees is the most common way of Creating information about planting natural areas City's Natural Resource Division. (See Criterion continuity. 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. XeriwaPe, W&W conservation through creative landscaping,uses seven simple landscape principles: - Planning and Design - Limited Turf Area - 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 case 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 has a profound effect on the visual quality and function of the landscape,it is also critical for proper C drainage. Erosion control along drainageways is soother important consideration. For additional information in erosion control, contact regarding best practices ~6,wW fou.00M 6f&bW%ftV the City's Stortawater Utility. Imp, E)asmo TREES InNXplq It is the City's policy to retain existing trees when they are in good condition and it is reasonable to do jf41lit Z so; however, it is not the City's policy to retain Siberian Elm,Russian olive and Salt Cedar. In some P, w v.,P„tiv wI h m.th,wvce W haww cases, trees that am 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 _tea provide information about the condition and relative t'! value of existing trees. The Natural Resources - , Division can provide information about wildlife ' habitat value that may be associated with existing trees. �J UTELMF-S -�- �� 101-O'Ls roeommeMM as the Proposed tree locations should be coordinated with ndnmwm datenee between Me back or curb and the rMsweht. existing and proposed utility locations.Tbe following � list provides some minimum dimension information for the most common tree/utility separations. I I i Light and Power bulled ea N . ■ Forty (40) feet between street trees and street '. lights. Fifteen(15) feet between ornamental treesand street lights. ■ If trees are planted between the curb line and Ila, - sidewalk a ten(10)foot parkway dimension will oe " required. u The City's Utility Divisions(Light and Power,Water SNAOE TREES ORNAMENTAL TREES and Wastewater, and Stormwater) can provide a additional information regarding coordination with ao• rs• City utilities. Trees should not be placed within thirty (30) feet of any overhead electric line unless coordinated with the appropriate electric utility. e a __-- ------------ --- ----- --- IRRIGATION arRnnwn +.R,Tn,c,r Provision should be made for permanent irrigation of all plant material. Normally, an automatic i underground irrigation system is the most cost effective solution. i ■ Ten (10) feet between trees and water or sewer VISUAL CLEARANCE liner _ e. . 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 Imes. ¢ i / Visual Clearance Tdang/e ! ADDMONAL INFORMATION Minimum plant material sizes are provided under Content of Development Submittals, in this document, The City of Fort Collins Lmdm= idle and the Forestry Division cm provide additional information regarding plant material selection. EXHIBIT B-1 • 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 Iy guidelines deal with building placement and orientation as it relates to function of the land use, neighborhood integration, privacy and aesthetic / considerations. — :MMI ry 1'l Hn i 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 z 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. in and the height of the surrounding walls. AESTHETIC CONSIDERATIONS • I�I�nn Orient buildings and/or facades to the public sued 1 i when possible. Unattractive elements, such as it service areas and loading docks should be located out a n l 1 i Inn n•t,u all 4 of n public view. 1 11 mm "Ifniitm � n � '1F1^II nxm nm�l 11 1 '1111��pp;m 11layryryry II II M 14�Ufr ilYh MIM S pyln If backs or sides of buildings are oriented toward i4. tC�j y1nS�im public streets, provide visual interest along the street I'IiII�I rti�11 ��Ii through architectural detail, landscaping, beaming or Iy�llal a combination of the above. Wall �M1blllll yyy,,, i I�Illinlll $INiC[III O.itnfl✓IMY ITI11�EY<IM1Kf. ,a PRIVACY CONSIDERATIONS The effects of high winds can be mitigated by siting m buildings so that the larger surface areas of the Arrange elements of the site plan to maximize the buildings are oriented parallel to beudprevailingwinds. m opportunity for privacy by the residents of the project Trees,fo� and berms can also be used to reduce and avoid infringing on the privacy of adjoining land uses. .a Some activities should be highly visible, others ~W wows n: should be screened for visual or sound privacy. Consider transitions from public to private spaces and �m u use architectural and landscape elements to clarify c and define these transitions. TIMLIIOII Or DIIDDC bK•r•�•N fD•11•1•/If/JlnWll•Iliily. 44 C, JA', 1 l: J lr tMerwm•ne DrMr m•r•ri✓m•d�N ..,� •M•td d am u10,.ww. a E t Create opportunities for intmuefions between neighbors without sacriflcmg privacy or security. s CLIMAMC CONSIDERATIONS e Orient buildings to maximize solar gain and minimize s beat loss. Landform can be used to modify nu=cl mre, For example, south-facing sloped surfaces can be used to establish area that receive direct winter sun with resulting warmer surtax and air temperatures. Similarly,sun pockets with a southern orientation an be created with landform to provide spaces that are i warmer and more enjoyably used for longer periods of the year. s Q EXHIBIT B-2 se.m A-2.4 Vehicular Circulation and Parking Is the street and parking system designed to be safe, efficient, conv gent 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 pedesMMs,Mne OOJsilM. parking system is well designed in regard to safety, saal:carc efficiency and convenience. How the street and parking layout contributes to the attractiveness of the _ site development and neighborhood is also considered. in addition, this criterion is used to R check conformance to existing street engineering standards. SAFETY CONSIDERATIONS Strom 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 zaamines aspects of safety that may be unique _ and not regulated by other standards. — The following list identifies many aspects of strew design that relate io safety and are governed by - extsting anEmeeriag standards. The specific design criteria and standards we in nesien Criteria and — Standards for Streets. available in the City's Engineering Depart 'Turning radii - EFFICIENCY AND CONVENIENCE Sight distance CONSIDERATIONS horizontal and vertical carrvadrre Design speed Consider efficiency of land use when designing streets and parting systems. For example, in a Angle of intersection 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 designffaffect of the circulation system will also have on solar orientation. (See Criterion is not possible,the potential hazard can be minimized dramatic a by using landscaping, bollards, special paving, 1.1) lighting and/or other means to clearly delineate pedestrian areas. 1 Parking Standardssh ■ For each multifamily dwelling there all be parkingspacesas indicated by the following schedule: R&O Number of bedrooms Parkingper 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 spy per dwelling Street layout and lotting unit on lots with greater than forty (40) fat of pattern create left over spaces. street frontage or two (2) parking spaces per dwelling unit on lots with less than forty(40)fat of street frontage. ■ For each mobile home there shall be two (2) parking spaces per dwelling unit. ■ For each school, childcare 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 spy per five(5) seats in the auditorium or place of assembly, or two - p (2) parking spaces per three (3) employees, or i 111 one (1) parking spy 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 spy per two (2) employees. Street irayoi►t and/DMV patterrr curate usable spy. ■ 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. Parkin¢ and 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 let listed below. A guide to the number of parking four(4) persons maximum rated capacity. 1 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. 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(Iransfort). 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 Paridpe 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 ate 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 9-12 to she entrance. fat wide and meet AASATO 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 walling 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 C The City's Parking 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 94' (1)dimension less than ten(10)feet shall be required II lip as an accessory use for new construction or major ild • n"" additions involving an increase in floor area as lion 1.1, follows: ;; 1 4kInv 1 ", ° Mill (1) One(1)off-street loading space shall be provided •lu rlu��nr for new construction or additions having a floor 1IAtt if area between five hundred(500)square feet and �f YI„ twenty thousand(20,000) square feet. ,o t — �ia (2) One (1) additional off-street loading space shall • I,p"_ be provided for each additional twenty thousand m, (20,000) square feet or faction thereof of floor area in excess of twenty thousand (20,000) rake square feet, provided that no such loading space occupies any part of a public street, alley, driveway or sidewalk. Ilia J Y nllpalI�Iwp1 rivc-@t:,Paeilit The design and layout of drive-thru facilities for restaurants, banks or other uses should address the s ,gom:111 of 11I II , following 'issues: tom • • I n n I I I I ■ Adequate stacking spaces before and after. III� ■ Alternate route escape lanes. IN ■ Pedestrian conflicts. ^ ■ Directional signs. IYiaF-- I I UY •pT MIS _ I I 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 s without landscaping. Large parking lots should be broken into smaller sections divided by landscape m islands. Each section should contain a maximum of 200 can. In general, parking bays should extend no more than 15 spaces without a tree, landscape island or peninsula. ;'".�;9.1��� r �,a/i/, h• as i/M ■ -�rT_r+tillyJ] N, �� al 7Taf C / ROT TPC � E e E E EXHIBIT B-3 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 racks, ramps, benches, development in Fort Collins will provide appropriate etc.,that enhance safety and convenience or m 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 Separate pedestrians from vehicles where possible. Where complete separation of pedestrians and _ f - '- vehicles is not possible, the potential hazard w In minimized by the use of special paving;" grade _ separations, pavement marking or striping,bollards. ' r I landscaping, lighting and/or other means to clearly ' delneatepedeurtan area. � FUNCTION AND CONVENIENCE c..+..».wa..wn+•,.+.+ a,caw+a•elerel:.o.,.�+rrm+N.+ - CONSIDERAAulOALS m+e.ern v.n+owh,bn. Centlso s+cwnv+M w.ar,r.n., aercy al.nc++. Encourage people to walk or bicycle to and from the site by providing convenient access points. Where pedestrams sad bicyclists shay walkways. design the pedestrim/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. I orate curb cuts at convenient locations for the pbysically disabled, for bicyclists and for people ' pushing strollers or carts. 1 AESTIII3I'IC 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. �n 1 11 { I" 11,11111111111111 d 1 111�11 I�IIIy SbtC410tYUVV tf uouwW Witt Yrofqu4 �III'��'b 111 rlrf yWsfy„a„YY M ynwc 11''III II 111 Ib WIIIIIIIIItlI�II EXHIBIT B-4 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 dtan function, quality and appearance of the proposed 40 feet in height are covered in Criterion Number 2J structure(s)is acceptable when considered within the -Building Height /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 "a" architectural compatibility through careful consideration of scale, form, materials and colors. 3 s 1 s 7 a r , a /Nw OUJ✓inV+i,Mnenc Obmeb MeulO nMet Uw/,iwrone SIZE -HEIGHT, BULK, MASS, SCALE �n«K,«vIu»,�.gnne�nooedwe.gn�we/.eo/r.�s Mrt«ns 0/bw cob wn0ew yYUMiwrC M/IM VY e/ • M«ICM/IItlC Nary MIIA2 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 trees is 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. rrrrs In areas where the existing architectural character of the neighborhood is less defined, the architecture of a NorTNIs the new development should present an attractive image and set a standard of quality for future projects or redevelopment in the area. .i BUILDING MATERIALS i Generally building materials should be similar to the materials already being used is a neighborhood context If dissimilar materials an being proposed, other characteristics such as sale,form,architectural r detailing and color,should be examined to determine if enough similarity exists for the building to be r compatible, despite the differences in materials. Materials requiring low maintenance are recommended over high maintenance materials. For i example, materials with integral color are generally recommended over materials that need to be painted. r Building materials should not create excessive glare. i 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. Downgrading of materials for side or back sides is generally not acceptable. r COLOR Color should be used as an extension of architwb'W style to facilitate blending into the neighborhood, as weft as providing a way of unifying the development UsuuIly,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 some material and reflect the same arcbhocmnl style as the building. J V i ,V aecltani[./.OwOmrnr on cool xiwnal Tiro y.r,por rY. Nan IrnraW oJ.O ro noun ymunlwawro0,rwrnariearwa+prain. EXHIBIT B-5 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, m;n4mum 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, berating 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. 't. Now i a rrns Now buad'ng will=*aryna w7M milling building nrbKaa -- ermrbg VMUW eamf+W Y abng a+amtrcapa. 17ndrr certain circumstances it may be appropriate to vary setbacks. Sotne reasons for varying setbacks include NO7""s ■ to add interest to the streetscape ■ to improve the appearance of the stteetscape ■ 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 EXHIBIT B-6 1 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, e3dsting natural areas? — PURPOSE • • Deese plant material and/or forces 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 fences. 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 Landscape elements can be used to screen areas of between landscape elements like plant material and grading: and harascape 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 .far piaddng lots. These standards cam be Ivmd in Section 29493-Parldng Lot Requirmelds and aeeex0ained in The City of — Fort Collins Parldne l pt Development Guide. MITIGATION FOR LAND USE CONFLICTS Went material used to weep dwrlosaar•- Landscape dements can be used to mitigate conflicts between dissimilar land uses in a variety of ways: vwnr msrrJN.na e.mdre ' used to Berson NrtR+a. ■ Dense plantings of evergreens can provide a visual buffer. ■ Landscaping ran soften the contrast between two abutting land uses by subduing the differences in architecture and bulk and by providing a gradual ' transition rather than a harsh edge. s 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 cresting 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. s • The alignment and/or setback of the fence can be varied. ■ Bermiag can be used in conjunction with a wall or fence to rseate visual interest. ° • Plant material can soften the appearance of fence �- r lines and add to the attractiveness of the project 7 °• and neighborhood. ) nwm i#rM rmee wM rWeMer ro OmHtle on•.eY. . `sof CLIMATE CONTROL °a � • � Plant material, walls, fences and overhead structures can be used to modify the effects of wind and sum 4r.dria.beenu xrs ro an.xn vantcb n.aavebr+ exposure. CREATION OF SPACE IIIIINNIVRIPG'�t"' Spatial definition can be created by modifying the IIIIIIIIIn uhnnn,r m ru imwmin u l l l II I I I II IM lane, vertical lane and overhead lane. ram nl n ram n unm 1 Bid P P P xnii �n {mm��oil Plant material, grading and hardscape elements can nun be used in the landscape to influence each of these I ' planes of enclosure. In addition to enclosing space, hlii ib landscape -1--t-ssn jaw be used-to link spaces xr together and to direct pedestrian movement. Berms, paving, walls, fencing, trellis structures, beaches, III1i' h eu. can all be used to create or enhance the sense of Wool Ohio enclosure. MOM 1111 IN lip by "om ,,kbYpvroexrp Y1Ma been Cold eiWa.17 or;; pwrt xml.n ,r..d ro ware Orr enWaed 1.1~scats. 1 ENHANCEMENT a Natural areas can be enhanced with plant material that is indigenous or adapted to the existing site ■ L=dsuping should contribute to visual continuity conditions. However, some species such as in a neighborhood and help to create a positive Russian Olive and Lythrum, am extremely community image. This is especially important aggressive and can be detrimental to natural areas. can add when dissimilar buildings or land uses work against Enhancement the visual interestorfurther am cohesiveness. Regularly spaced area and can improve wildlife habitat. For her street trees is the most common way of prating information about planting natural areas contact the eontinnity. 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 Tr through xeriscape landscaping. Xeriscapc, water 1 ,_ -. ,....�....,.. .. .. P g conservation through creative landscain ,uses seven simple landscape principles: V Planning and Design "1J• "�' 'w' Limited Turf Areas Efficient Irrigation - Soil Improvement Mulches - Low-Water Demanding Plants Appropriate Maintenance ■ A combinatina of evergreen and deciduous plant For further information about xeriscape and water material should be used to ante 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 arcbitecnual elements or to create in creating an attractive and functional landscape. backund. The grading plan should be developed la �° - part of the overall landscape design. While grading .0 has a profound effect on the visual Quality and . `77,/ function of the landscape,it is also critical for proper drainage. Erosion coanol along drainageways is another important consideration. For additional information +�r�m.may„ Of*a,r a .., regarding best practices in erosion control, contact .m.v.►.i+�ve.w��� the City's Stormwater Utility. EXISTING TREES It is the City's policy to retain existing-trees when 1 they are in good condition and it is reasonable to do } 1'41 so; however, it is not the City's policy to retain Siberian Elm,Russian Oliva and Salt Cedar. In some W.y�pva�.,,n.m.m....,nc.ro.e.:i/Mr cases, trees that am not in good condition may be retained for habitat values(S. dead trees that serve as eagle perch sites). The City's Forestry Division can �! provide information about the condition and relative y value of existing trees. The Natural Resources —_ Division can provide information about wildlife habitat value that may be associated with existing _] trees. UTII IMS —'` pro•-o•a�on.nanaee es the Proposed tree locations should be coordinated with nnnb+am d aranee atwaen d+e existing and proposed utility locations.The following boor or amb end d+e Hdawaat. list provides some minimum dimension information for the most common treelutility separations. ' L7 Art and Power buried cabkS. ■ Forty (40) feet between street trees and street lights. Fifteen(13) feet between ornamental trees and street lights. L2'-r �. ■ If trees are planted between the curb line and +o sidewalk a ten(10)foot parkway dimension will be required. The City's Utility Divisions(Light and Power,Water S E TREES OMUAIENTAL TREES and Wastewater, and Stormwater) can provide additional information regarding coordination with 10 +a City utilities. Trees should not be placed within thirty (30) feet of any overhead electric line unless coordinated with the appropriate electric utility. s ---- ---------- --- ^ ----- --- IRRIGATION { Provision should be made for permanent irrigation of all plant material. Normally, an automatic underground irrigation system is the most cost effective solution. i a ■ Tea (10) feet between trees and water or sewer VISUAL CLEARANCE liner a 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. e (8) foot wide utility easement may conflict with utilities. Additional conduit may be required to protect underground electric Imes. / Visual Clearance Triangk A ADDITIONAL INFORMATION Minimum plant material sines are provided under Content of Development Submittals, in this document. The City of Fort Collins Imdscape Guide and the Forestry Division cau provide additional information regarding plant material selection. 1