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Home My WebLink About044 - 04/20/1982 - REPEALING AND REENACTING SECTION 83 OF CHAPTER 118 OF THE CITY CODE RELATING TO THE LAND DEVELOPMENT ORDINANCE NO 44 , 1982, OF THE COUNCIL OF THE CITY OF FORT COLLINS REPEALING AND REENACTING SECTION 83 OF CHAPTER 118 OF THE CODE OF THE CITY OF FORT COLLINS BEING A PART OF THE ZONING CODE INSOFAR AS IT RELATES TO THE LAND DEVELOPMENT GUIDANCE SYSTEM FOR PLANNED UNIT DEVELOPMENTS WHEREAS, the laws of the State of Colorado and the Charter of the City of Fort Collins provide for regulation of land use development, and WHEREAS, the City has adopted a Land Use Policies Plan which contains provisions calling for the development of a point assessment system for the evaluation of development, and WHEREAS, the City has adopted an Energy Conservation Plan which calls for development in a manner that conserves energy and maximizes the use of renewable energy resources, and WHEREAS, the Land Development Guidance System for Planned Unit Developments provides flexibility for land use in a manner consistent with the Land Use Policies Plan and the Energy Conservation Plan as adopted, and WHEREAS, the System allows for a mixed land use pattern provided adverse impacts of land uses are minimized, and WHEREAS, the System contains criteria for the evaluation of develop- ment which provides for a clear and consistent understanding of the de- velopment review process, and WHEREAS, the System provides for appropriate development of infill areas and new developing areas, and WHEREAS, the System sets forth absolute and variable criteria which are used to evaluate a development to determine whether approval would be in the public interest, and WHEREAS, the System is designed to provide for the development of compatible land uses, and WHEREAS, the System has been publicized throughout the community and the public has had numerous opportunities to comment, and WHEREAS, the Planning and Zoning Board reviewed and unanimously recommended approval of the System to the Council , and WHEREAS, pursuant to Ordinance 81-33, the Council adopted the System for implementation in the City, and WHEREAS, the implementation of the System has indicated that certain modifications are needed to improve its effectiveness for the regulation of land use development and provide an opportunity for increased public participation in the land use development process, and WHEREAS, the Council finds that the adoption of the Land Development Guidance System for Planned Unit Developments, as amended, is in the best interest of the public health, safety, and welfare NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS that Section 118-83 of the Code of the City of Fort Collins be, and the same hereby is, repealed in its entirety and reencted as the Land Development Guidance System for Planned Unit Developments, as amended, to read as follows -2- II §118-83 LAND DEVELOPMENT GUIDANCE SYSTEM FOR PLANNED UNIT DEVELOP- MENTS A Title ' This Ordinance shall be known, cited, and referred to as the Land Development Guidance System for Planned Unit Developments B Purpose The purpose of this Section is to improve and protect the public health, safety and welfare by pursuing the following objectives (1) To ensure that future growth and development which occurs is in accord with the adopted elements of the Comprehensive Plan and all the planning policies of the City (2) To encourage innovations in land development and renewal ' (3) To foster the safe, efficient, and economic use of the land, transportation, public facilities and services I (4) To facilitate the provision of adequate public services such as transportation, water, sewage, storm drainage, electri- city, open space, and public parks (5) To avoid the inappropriate development of lands and provide for adequate drainage and reduction of flood damage (6) To encourage patterns of land use which decrease trip length of automobile travel and encourage trip consolidation (7) To increase public access to mass transit, bicycle routes and other alternative modes of transportation (8) To reduce energy consumption and demand (9) To minimize adverse environmental impacts of development ' (10) To improve the design, quality and character of new develop- ment (11) To foster a more rational pattern of relationship between residential , business, and industrial uses for the mutual benefit of all (12) To encourage development of vacant properties within esta- blished areas (13) To protect existing neighborhoods from harmful encroachment by intrusive or disruptive development -1- C Process (1) General The criteria that must be addressed in the planned unit development plan are contained in the following sections The specific criteria which a development proposal must satisfy are dependent upon the type of land use being pro- posed The Land Development Guidance System divides all land uses into the following ACTIVITY categories A All Development B Neighborhood Service Center C Community/Regional Shopping Center D Auto-Related and Roadside Commercial Uses 1 E Business Service Uses F Industrial Uses G Extraction, Salvage and Junk Yard Uses 1 H Residential Uses In single or mixed land use developments , each use must 1 satisfy all applicable criteria of the appropriate ACTIVITY category of which it is a part In addition, every land use must satisfy the criteria in the A -- ALL DEVELOPMENT cate- gory The City may determine that a criterion is irrelevant and does not apply to the proposed development A variance from the strict application of any of the criteria may be granted in accordance with this section (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 include 1 assuring neighborhood computability and compliance with adopted official plans , minimum engineering and public service requirements , environmental standards , and site design 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 specified minimum percentage of these criteria The numbered criteria are designed to address public service requirements, site design, and reduce negative external impacts of development and the lettered or "points" criteria focus on the location as well as design of a project -2- i 1 All land use proposals are evaluated against the numbered criteria in the ALL DEVELOPMENT activity category which is summarized on the ALL DEVELOPMENT NUMBERED CRITERIA CHART (3) Evaluation The performance of a particular development plan shall be evaluated as follows ' (a) Numbered Criteria Each of the numbered criteria is answered YES, NO, or NOT APPLICABLE A NO answer to any of the applicable numbered criteria will automatically exclude the development from further consideration unless granted a variance in accordance with this section A criterion is considered to be applicable if ' it is reasonably capable of being applied to the devel- opment (b) Lettered Criteria The development plan is evaluated against each of the applicable lettered criteria and assigned a SCORE A criterion is considered to be applicable if it is reasonably capable of being applied to the development Several criteria are applicable to any development proposal and have been pre-checked on the relevant chart The numerical SCORE is assigned ' based upon the following YES (+1) = for an adequate job of implementing the criterion VERY WELL (+2) = for an excellent job of implementing the criterion or for doing the best job ' possible, given the constraints and opportunities of the site ' NO (0) = for no effort or failure to implement the criterion Each lettered criterion has been preassigned a MULTI- PLIER which determines the relative importance of that criterion to the other criteria The meaning of each MULTIPLIER is as follows -3- 5 - indicates that the criterion is of exceptional importance 4 - indicates that the criterion is very important 3 - indicates that the criterion is important 2 - indicates a criterion of normal importance 1 - indicates a minor criterion The POINTS EARNED for each criterion are the product of multiplying the SCORE times the MULTIPLIER The MAXIMUM APPLICABLE POINTS in each chart are added together and the POINTS EARNED are added together to get TOTALS By dividing the TOTALS-POINTS EARNED by the TOTALS-MAXIMUM APPLICABLE POINTS, the PERCENTAGE EARNED is determined The PERCENTAGE EARNED must be at least the minimum ' percentage specified for that ACTIVITY category (c) Residential Density The residential density of a project is dependant upon its locational attributes as indicated on the DENSITY CHART Each residential development proposal must achieve a TOTALS-EARNED CREDIT of 100 percentage points or more of the locational attributes The percentages listed for each cri- terion is the MAXIMUM CREDIT a development can achieve for a particular locational attribute If only a portion of the proposed dwelling units are within the maximum distance stated, the EARNED CREDIT would be reduced proportionately For those projects whose locational attributes do not achieve the minimum score, the DENSITY CHART allows for optional EARNED CREDIT density bonuses ' D Design Standards and Criteria -4- ACTIVITY A I I DevelopmentLi i DEFINITION M All land uses must be reviewed against the criteria in this section r r CRITERIA Each of the �� following� applicable criteria must be answered yes on the ALL DEVELOPMENT NUMBERED CRITERIA chart and implemented within the development plan Neighborhood Compatibility THE LAND DEVELOPMENT GUIDANCE SYSTEM SHALL PROTECT THE CHARACTER OF NEW AND EXISTING NEIGHBORHOODS AGAINST INTRUSIVE AND DISRUP- TIVE DEVELOPMENT ANY NEGATIVE OR ADVERSE IMPACTS SHALL BE EFFECT- IVELY MITIGATED IN THE PLANNED UNIT DEVELOPMENT PLAN WHEN TWO ADJA- CENT 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 ADJACENT VACANT PARCELS, THE FIRST USE SHALL PROVIDE THE NECESSARY BUFFER TO ANY REASONABLE FUTURE USE AS DETER- MINED BY THE CITY THE SECOND USE TO DEVELOP SHALL, AT THE TIME IT ' DEVELOPS, TAKE ALL ADDITIONAL STEPS NECESSARY TO MITIGATE CONFLICTS THE CITY WILL DETERMINE COMPATIBILITY OF A PROJECT BASED UPON THE EVIDENCE PRESENTED IN RESPONSE TO THE FOLLOWING CRITERIA DESCRIBED IN "1" THROUGH "4" BELOW ' 1 Have all differences between the applicant and the affected neighborhood as to the social compatibility of the project been resolved, or have the processes outlined in Administra- tive Guidelines for "Identifying Impacts on Social Compatibil- ity" been followed? continued -5- continued 2 Is the development comp atible patible with and sensitive to the immediate ' environment of the site and neighborhood relative to architectural design, scale, bulk and building height, identity and historical character, disposition and orientation of buildings on the lot, and visual integrity? ' 3 Have the conflicts that are presumed to exist between the proposed development and the surrounding land uses, as examined in "Admin- istrative Guidelines" pertaining to "Land Use Conflicts," been effectively mitigated in the planned unit development? 4 Is the project designed so that the additional traffic generated does not have significant adverse impact on surrounding develop- ment? r r Plans and Policies 5 Is the development in accordance with the adopted elements of the Comprehensive Plan, including but not limited to Master Street Plan and other adopted street policies, Open Space Plan and other adopted open space policies? 1 Public Facilities, Services & Safety 6 Will the project' s completion not generate a traffic volume which exceeds the future capacity of the external street system as defined by the City? 7 Is the 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 r r continued -6- continued 8 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 0 Sanitary Sewer companies 0 Electricity 0 Mass transit 0 Natural gas 0 Fire 0 Storm drainage protection 0 Flood hazard areas 0 Cable 0 Telephone television 0 Streets/Pedestrian 0 Walks/ bikeways r9 Does the project provide adequate access for emergency vehicles and for those persons attempting to render emergency services? 10 Are all vehicular use areas, pedestrian circulation paths and exterior portions of buildings provided with adequate security lighting? ' 11 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? Resource Protection 12 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 condi- tions unfavorable to urban development, will special engineering precautions be taken to overcome those limitations or have these areas been set aside from development? 13 Does the project preserve significant existing vegetation to the extent practical? 14 If the site contains an area which serves as a habitat, natural food source, nesting place, wintering, 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? 15 If the proposed project is located within a locally-designated ' Historical District or includes a locally-designated landmark structure, is the project in conformance with the City' s Landmark Ordinance? continued continued 16 If the project includes an area known to contain a commercial mineral deposit for which extraction is or will be commercially 1 feasible, has the project been designed not to preclude extrac- ti on ' 17 Ecologically sensitive areas (reserved) 18 Lands of agricultural importance (reserved) Environmental Environmentcl Standards ' 19 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, sus- pended solid or liquid particles, or any air contaminant which may obscure an observer' s vision? 20 Will the project conform to applicable local , state and federal water quality standards, including but not limited to erosion and sedimentation, runoff control , and solid wastes and hazar- dous substances? 21 Can the proposed land uses and activities be conducted so that noise generated shall not exceed the minimum performance levels ' as specified in the City' s noise control ordinance? The maximum noise dB level allowed will be based upon the land use being proposed rather than the zoning district category for which it is ' a part Detailed plans for the elimination of objectionable noises may be required before the issuance of a building permit 22 If the proposed activity produces intense glare or heat, whether ' direct or reflected, is the operation conducted within an en- closed building or with other effective screening in such a manner as to make such glare or heat completely imperceptible ' from any point along the property line? Detailed plans for the elimination of intense glare or heat may be required before issuance of a building permit ' 23 Will the project cause no inherent or recurring generated vibra- tion perceptible without instruments at any point along the property line? Temporary construction is excluded from this 1 criterion 24 Is the exterior lighting, except for overhead street lighting and warning emergency or traffic signals, installed in such a manner continued continued that the light source will be sufficiently obscured to prevent excessive glare on public streets and walkways or into any residential area? The installation or erection of any lighting which may be confused with warning signals, emergency signals or traffic signals shall not be permitted 25 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? Detailed plans for waste disposal may be re- quired before issuance of a building permit 1 S i to Design 26 Are the elements of the site plan, e g , buildings, circulation and open space areas, arranged on the site so that activities are integrated with the organizational scheme of the community and ' neighborhood? 27 Are the elements of the site plan, e g , buildings, circulation, open space and landscaping, etc , designed and arranged to produce an efficient, functionally organized, and cohesive planned unit development? 28 Is the design and arrangement of elements of the site plan, e g , buildings, circulation, open space and landscaping, etc , in favorable relationship to the existing natural topography, natural water bodies and water courses, existing desirable trees, exposure to sunlight and wind, and views? 29 Does the design and arrangement of elements of the site plan (e g , building construction, orientation, and placement, selec- tion and placement of landscape materials, and/or use of renew- able energy sources, etc ) contribute to the overall reduction of energy use by the project? 30 Are the elements of the site plan, e g , buildings, circulation, ' open space and landscaping, etc , designed and arranged to maximize the opportunity for privacy by the residents of the project? 31 Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configu- ration? continued continued 1 32 If any building or structure is to be greater than 40-feet in height above grade, does the project comply with the building height review criteria? 33 Does the street and parking system provide for the smooth, safe 1 and convenient movement of vehicles both on and off the site? 34 Is the street and parking system designed to contribute to the overall aesthetic quality of the site configuration? 35 Does the development satisfy the parking capacity require- ments of the City and provide adequate space suited to the loading and unloading of persons, materials and goods? 36 Is each active recreational area suitably located and accessible to the residential units it is intended to serve and is adequate screening provided to ensure privacy and quiet for neigh- boring residential uses? 37 Does the residential project provide for private outdoor areas, e g , private yards, patios, and balconies, etc , for use by the 1 residents of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household unit they are intended to serve? 38 Is the pedestrian circulation system designed to assure that pedestrians can move safely and easily both on the site and between properties and activities within the neighborhood and site? 39 Does the pedestrian circulation system incorporate design fea- tures to enhance convenience, safety and amenity across parking lots and streets , including but not limited to paving patterns, grade differences, landscaping and lighting? 40 Does the landscape plan provide for treatment of vehicular use, open space and pedestrian areas which contribute to their usage and visual appearance? 41 Does the landscape plan provide for treatment adjacent to the building(s) which increases the overall visual quality of the building design? 42 Does the landscape plan screen utility boxes, parking areas , loading areas, trash containers, outside storage areas , blank walls or fences and other areas of low visual interest from roadways, pedestrian areas and public view? continued 1 _lo_ 1 continued C 43 If the development is adjacent to an existing or approved public park or public open space area, has provision been made in the site plan to avoid interfering with public access to that area? 44 Are all signs in the project in compliance with the provisions of this chapter? 1 -11- ALL DEVELOPMENT NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY W,I the a,e i Is the c iter on appl cable be sat sf ed� CRITERION Qem� Yes Na If no please explain No NEIGHBORHOOD COMPATABILITY 1 Social Compatibility' 2 Neighborhood Character 1 3 Land Use Conflicts y 4 Adverse Traffic Impact PLANS AND POLICIES t 5 Comprehensive Plan PUBLIC FACILITIES&SAFETY 6 Street Capacity 7 Utility Capacity 1 8 Design Standards 9 Emergency Access 10 Security Lighting 11 Water Hazards RESOURCE PROTECTION 12 Sods&Slope Hazard 13 Significant Vegetation 14 Wildlife Habitat 15 Historical Landmark 16 Mineral Deposit 17 Eco Sensitive Areas 18 Agricultural Lands ENVIRONMENTAL STANDARDS 19 Air Quality 20 Water Quality 21 Noise 22 Glare&Heat 23 Vibrations 24 Exterior Lighting 25 Sewage&Wastes SITE DESIGN 26 Community Organization 27 Site Organization 28 Natural Features 29 Energy Conservation 30 Privacy 31 Open Space Arrangement 32 Building Height 33 Vehicular Movement 34 Vehicular Design 35 Parking 36 Active Recreational Areas 37 Private Outdoor Areas 38 Pedestrian Convenience 39 Pedestrian Conflicts u 40 Landscaping/Open Areas 41 Landscaping/Buildings �� 42 Landscaping/Screening 43 Public Access •t 44 Signs ' -12- it ACTIVITY Neighborhood CenterEl1 DEFINITION A shopping and service center, approximately 15 acres in size, de- signed to meet consumer demands from an adjacent neighborhood The primary functional offering is usually a supermarket grocery store with an approximately equivalent amount of associated mixed retail and service-oriented gross square footage Other functional offerings may include employment uses, such as offices, and/or commercial develop- ment traditionally located along major arterial streets CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the development plan Yes No NA 1 Does the project gain its primary vehicular access from a street other than South College Avenue? ❑ ❑ ti 2 Are all repair, painting and body work activities, including the storage of refuse and vehicle parts, ❑ ❑ ❑ planned to take place within an enclosed structure? 3 DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM ❑ ❑ POINTS AS CALCULATED ON "POINT CHART B" FOR THE FOLLOWING CRITERIA? a Is the project contiguous to an existing transit route? b Is the project located at the intersection of a collector and arterial street? c Is the project located within "north" Fort Collins? d Is the project located more than 3/4 mile from an existing or approved community/regional shopping center? e Is the project located more than 1 5 miles from an existing or approved neighborhood shopping center? continued -13- contin uea f Is the project located outside the "South College Avenue" corridor? g Does the project gain its primary vehicular access from a non-arterial street? h Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten (10) spaces? i Does the project include a supermarket/grocery store? ' j Does the activity reduce non-renewable energy usage through the application of alternative energy systems, use of existing buildings , and through committed energy conservation measures beyond that normally required by City Code? k Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? 1 If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture or is of cultural significance, does the project fulfill the following criteria i Prevent creation of influences adverse to its preserva- tion, ii Assure that new structures and uses will be in keeping with the character of the building or place Imitation of period styles should be avoided, and iii Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood continued -14- i , r NEIGHBORHOOD SERVICE CENTER POINT CHART B For All Critera Applicable Criteria Only I II III IV Circle IsThe The Maximum Criterion Criterion Correct Points Applicable Applicable Score Multiplier Earned Points Yes No Yes WV No 10 a Transit route X X 2 0 2 4 1 b At collector/arterial X X 2 0 3 6 c "North" Fort Collins X X 2 0 2 4 d From regional center X X 2 0 1 2 e From neighborhood center X X 2 0 2 4 f S College corridor X X 2 0 4 8 g Non-arterial access X X 2 0 3 6 h Joint parking 1 2 0 3 i Grocery store X X 2 0 3 6 Ene rgy ergy conservation X 1 2 0 4 8 k Contiguity X X 2 0 5 10 I Historic preservation 1 1 1112101 2 VW—Very Well Done Totals V VI Percentage Earned of Maximum Applicable Points VNI =VI1 % vu r _15_ Community/ Regional ACTIVITY Shopping� n Center DEFINITION ' A cluster of retail and service establishments designed to serve consumer demands from the community as a whole or a larger area The primary functional offering is at least one full-line department ' store The center also includes associated support shops which provide a variety of shopping goods including general merchandise, apparel , home furnishings, as well as a variety of services, and perhaps enter- tainment and recreational facilities CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the development plan Yes No NA 1 Does the project gain its primary vehicular access Elfrom a street other than South College Avenue? E] 2 Are all repair, painting and body work activities, including the storage of refuse and vehicle parts, planned to take place within an enclosed structure? 1:1 EJ 0 3 DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART C" FOR THE D FOLLOWING CRITERIA a Is the project located within "north" Fort Collins? b Is the project contiguous to a collector and/or arterial street? c Is the project contiguous to an existing transit route? d Is the project adjacent to and functionally a part of an existing community/regional shopping center? continued -16- conhnuea e Does the project gain its primary vehicular access from a non-arterial street? f Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten (10) spaces? g Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing buildings, and through committed energy conservation measures beyond that normally required by City Code? h Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? 1 i If the site contains a building or place in which a historic event occurred, which has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria i Prevent creation of influences adverse to its preserva- tion, ' ii Assure that new structures and uses will be in keeping with the character of the building or place Imitation of period styles should be avoided, and iil Propose adaptive use of the building or place that will lead to its continuance, conservation, and improve- ment in an appropriate manner while respecting the integrity of the neighborhood -17- s COMMUNITY/REGIONAL SHOPPING CENTER POINT CHART C For All Critera Applicable Criteria Only II lu IV Circle IsThe The Maximum Criterion Criterion Correct Points Applicable Applicable Score Multiplier Earned Points Yes No Yes VW' No 1x11 a "North" Fort Collins X X 210 1 2 b Arterial street X X 210, 2 4 ' c Transit route X 2 0 2 d Part of regional center X X 2 0 3 6 e Non-arterial access X X 2101 2 4 f Joint parking 1 2101 2 g g Energy conservation X 1 2101 4 8 h Contiguity X X 2101 5 10 i Historic preservation 1 2 0 2 120 1 k 120 1 120 VW—Very Well Done Totals v vl Percentage Earned of Maximum Applicable Points VNI =VI1 % vu I -18- t ACTIVITY Auto- Related and Roadside Commerc is 1 DEFINITION Those retail and wholesale commercial activities which are generally considered and typically found along highways and arterial streets Uses include free standing department stores, auction rooms, auto- mobile service stations, repair facilities, car washes, boat, car, trailer, motorcycle showrooms, sales and repair, fuel and ice sales, greenhouses and nurseries, warehouses and storage, repair or rental of any article, exterminating shops, drive-in restaurants, adult bookstores, eating places with adult amusement or entertainment, adult photo studios, adult theatres, any uses intended to provide adult amusement or entertainment, and, other uses which are of the same ' general character CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the development plan ■ Yes No NA' 1 Does the project gain its primary vehicular access from a street other than South College Avenue? 1:1 Ej 2 Are all repair, painting and body work activities, including storage of refuse and vehicle parts, planned to take place within an enclosed structure? LJ 3 If the project contains any uses intended to 1:1 Elprovide adult amusement or entertainment, does it meet the following requirements a Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b Is the use established, operated or maintained ' no less than 1,000 feet from another similar use? 1 4 DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART D" FOR THE FOLLOWING CRITERIA � continued -19- j conhnueu a Is the activity located other than at the intersection of two arterial streets? ' b Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center, ' office or industrial park? c Is the primary access to the activity from a non-arterial street? d Is the project on at least two acres of land? e Does the project contain two or more significant uses (for instance, retail , office, residential , hotel/motel and rec- reation)? f Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten (10) spaces? g Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing ' buildings, and through committed energy conservation measures beyond that normally required by City Code? ' h Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? ' i If the site contains a building or place in which a historic event occurred , which has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria i Prevent creation of influences adverse to its preserva- tion, ii Assure that new structures and uses will be in keeping with the character of the building or place Imitation of period styles should be avoided, and iii Propose adaptive use of the building or place that will lead to its continuance, conservation , and improve- ment in an appropriate manner while respecting the integrity of the neighborhood r -20- { AUTO-RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Critera Applicable Criteria Only ' I II III IV Circle Is The The Maximum Criterion Criterion Correct Points Applicable Applicable Score Multiplier Earned Points Yes No Yes VW No 1x11 a Notattwo arterials X X 2 0 2 4 r b Part of planned center X X 2 0 3 6 c On non-arterial X X 2- 0- 4 8 d Two acres or more X X 2 0 3 b e Mixed-use X X 2 0 3 6 ' 12 f Joint parking 0 3 g Energy conservation X 1 2 0 4 8 ' h Contiguity X X 2 0 5 10 i Historic preservation 1 2- 0- 2 1 1 2 0 k 120 I 120 VW—Very Well Done Totals , v vl i o Percentage Earned of Maximum Applicable Points VNI =VII /o ' vlI -21- t 11 ACTIVITY Business Service Uses 1 DEFINITION Those activities which are predominantly retail , office, and service uses which would not qualify as or be a part of a neighborhood or community/regional shopping center Uses include retail shops, offices, personal service shops, financial institutions, hotels/ motels, medical clinics, health clubs, membership clubs, standard and fast-food restaurants, hospitals, mortuaries, indoor theatres, retail laundry and dry cleaning outlets, limited indoor recreation uses, small animal veterinary clinics, printing and newspaper offices, neighborhood convenience center, and, other uses which are of the same general character CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the development plan Yes No NA 1 Does the project gain its primary vehicular access ❑ ❑ ' from a street other than South College Avenue? 2 DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART E" FOR THE E:] ❑ FOLLOWING CRITERIA a Is the activity contiguous to an existing transit route (not applicable for uses of less than 25,000 sq ft GLA or with less than 25 employees) or located in the Central Business District? ib Is the project located outside of the "South College Avenue Corridor"? c Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park , located in the Central Business Dis- trict or in the case of a single user, employ or will employ a total of more than 100 full-time employees during a single 8-hour shift? d Is the project on at least two acres of land or located in the Central Business District? 1 continued ' -22- conhn _j 0 ' e Does the project contain two or more significant uses (such as retail office, residential , hotel/motel , and recreation)? ' f Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten (10) spaces? g Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing buildings, and through committed energy conservation measures beyond that normally required by City Code? h Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i If the site contains a building or place in which a historic event occurred, which has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria i Prevent creation of influences adverse to its preserva- tion, ii Assure that new structures and uses will be in keeping ' with the character of the building or place Imitation of period styles should be avoided, and iii Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement ' in an appropriate manner while respecting the integrity of the neighborhood -23- 1 4 BUSINESS SERVICE USES POINT CHART E i For All Critera Applicable Criteria Only II III IV Circle Is The The Maximum Criterion Criterion Correct Points Applicable Applicable Score Multiplier Earned Points iYes No Yes VW No I 1x11 a Transit route X 2 0 2 1 b S College corridor X X 2 0 4 8 1 c Part of center X X 2 0 3 6 d Two acres or more X X 2 0 3 6 e Mixed-use X X 2 0 3 6 parking f Joint pa g 1 2 0 3 1 g Energy conservation X111 1 2101 4 8 ' h Contiguity X X 2 0 5 10 i Historic preservation 1 2 0 2 i 120 J k 1 20 i I 120 VW—Very Well Done Totals i V VI 1 Percentage Earned of Maximum Applicable Points VNI =Vll % vu 1 -24- 1 ' 1 ACTIVITY Industrial Uses 1 DEFINITION All industrial and manufacturing uses, and other uses which are of the same general character w 1 Cf�ITEI�IA Each of the following applicable criteria must be answered "yes" and implemented within the development plan Yes No NA r 1 Does the project gain its primary vehicular access D El from a street other than South College Avenue 2 Have all necessary precautions been taken to prevent all lubricants and fuel oil substances, which are stored on the site, from leaking or draining into the groundwater system, streams, 1:1 El El creeks, or other water bodies? ' 3 Are all repair, painting and body work activities, including the storage of refuse and vehicle parts, a planned to take place within an enclosed structure; 4 DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART F" FOR THE 1 FOLLOWING CRITERIA a Is the project located within "north" Fort Collins? b Is the project contiguous to or functionally a part of an existing or planned office or industrial park, or in the case 1 of a single user, employ a total of more than 100 full-time employees during a single 8-hour shift? 1 continued 1 -25- r ` continued ' c Is the activitY J located adjacent to an arterial street not applicable for uses with fewer than 25 employees or less than 50,000 square feet GLA)? d Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing buildings, and through committed energy conservation measures beyond that normally required by City Code? Me If the site contains a building or place in which a historic event occurred, which has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria i Prevent creation of influences adverse to its perserva- ' tion, ii Assure that new structures and uses will be in keeping with the character of the building or place Imitation of period styles should be avoided, and iii Propose adaptive use of the building or place that will lead to its continuance, conservation, and improve- ment in an appropriate manner while respecting the integrity of the neighborhood -26- INDUSTRIAL USES POINT CHART F For All Critera Applicable Criteria Only II III Iv Circle Is The The Maximum Criterion Criterion Correct Points Applicable 1 Applicable Score Multiplier Earned Points Yes No Yes VW No 1x11 a "North" Fort Collins X X 2 0 1 2 1 b Industrial center X X 2 0 3 6 c On arterial street X 2 0 1 I d Energy conservation X 1 2 0 3 6 e Historic preservation 1 2 0 2 f 120 g 120 h 120 i 120 1 2 0 k 120 ■ I 120 VW—Very well Done Totals v VI Percentage Earned of Maximum Applicable Points V/VI =VI1 % viI -27- ACTIVITY Extraction, Salvage and Junk Yard Uses DEFINITION Junk, scrap or salvage yards and all extraction uses These are uses which create major disruptions to the area' s environment, even when carefully regulated Dust, dirt, noise, and unsightly conditions can be anticipated r i CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the development plan YeS No NA 1 Is the outdoor display and storage of vehicles at F-1 El f-1 least 40 feet from any street R 0 W 2 Have all necessary precautions been taken to prevent all lubricant and fuel oil substances which are stored on the site, from leaking or draining into the groundwater system, streams , ❑ creeks, or other water bodies? 3 Are all hazardous materials to be stored in a safe -1 El manner? i i 1 continued i -28- ACTIVITY Residential Uses DEFINITION All residential uses Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings, group homes, boarding and rooming houses, fraternity and sorority houses, nursing homes, public and private schools, public and non-profit quasi-public recreational uses as a principal use, uses providing meeting places and places for public assembly with inciden- tal office space, and child-care centers CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the development plan Yes No 1 On a gross acreage basis , is the average resi- dential density in the project at least three (3) dwelling units per acre (calculated for residential portion of the site only) 2 DOES THE PROJECT SCORE A COMBINED TOTAL OF 100 PERCENTAGE POINTS OR MORE AS CALCULATED IN THE a "DENSITY CHART" THAT FOLLOWS r 0 continued -29- DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within Credit a 20% 2000 feet of an exist ng o app o ed neighborhood shopp ng center ' b 10% 650feetofane shngtranstshop C 10% 4000 feet of a e st go app o ed eg onal shopp ng cente W/ d 20% 3500 feet of on existi goreservedneghbo hood Park communty park orcommunityfacIty e 10% 1000 teat of a school meeting all the equ rements of the compulsory education laws of the State of Colorado W f 20% 3000 feet ofamalo employment center Ig 5% 1000 feet of a ch Id care cents In 20% North Fort Coll ns 1 20% The CentralBus essDstrct 10% A p oJect wh ch has at least 1/6 of ts property boundary contiguous to ex st ng urban development If it can be demonstrated that the pojectwil educenonrenewableeneg/useage ether through the appl cation of altemati eenergy k systems orthroughcommtted ere gyconservatonmeosuesbeyonothat normally requ red byCty Code a5g bonus may beearned for every 5/reduction n energy use l Calculate 1%bonus to every 50 ac es nciuded nthe project m Calculate the percentage of the total acres in the project that are devoted to ec eaflonal use enter 1/2 of that percentage as a bonus. If the appl cant commits top eserving permanent offsite ape space that meets the Citys minimum requirements calculate the percentage n of this open space acreage to the total development acreage ente th s percentage as a bonus If part of the total development budget Is to be spent on neighborhood publ c transit facilities which are not otherwise required by City Code O enter 2/bonus for every$100 per dwelling unit Invested If part of the total development budget s to be spent on ne ghborhood facilities and services which are not otherwise required by Clty Code P enter 1'/bonus for every$100 per dwelling unit Invested If a commitment is being made to develop a specified percentage of the total number of dwelling units for low Income famllles enter that U) q percentage as a bonus up to a ma Imum of 30% If a commitment Is being made to de elopaspectNed percentage of the total number of dwelling units for Type A ondType'B handicapped hous ng as def ned by the City of Fort Coll r s calculate the bonus as follows O r Type A— 5times Tynits otalunit c\ Type B—10times Type B u cotsTotal uits In no case shall the comb ned bonus be greater than 30 If the Ite o adjacent p operty conta non h sto Ic b Id go place a bonus maybe ea ned fo the follow) g 3/ — For pre anti go m t gat ng outside Infl a ces(e g e I o mental land se aesthetic eco om c a d soc al facto s)adve se to Its preservation S 3/. — Fo as r ng that ew st ctu e w II ben keep g.v th the cha acte of the b Id ng o place wh lea o d g total un ts 3/ — Fo proposing adoptive use of the bu Iding or place that will lead to its continuance preservation and improvement inan app op ate manne If a Porto a all of the equ ed po k ng n the mult pie fam ly p oJect Is p o Ided nderground w th the bu Id ng a In an ele aced parking structu a as a accessory,use to the p ur a/structu e a bonus maybe earned as follows t 9/ — Fo poved ng 75/o mo eof the Po I, g nastr cture 6/ — For proved ng 50 74/of the park ng n a structu e 3/ — For proved ng 25 49/of the po k ng in a structure u If a comm tment s be ng made to pro de approved automat c fire exhngu shing systems for the dwell ng un ts ente a bonus of 10/ TOTAL -30- i . 1 E Special Requirements The following special requirements shall apply to any planned unit development (1) The tract or parcel of land involved shall be either in one ' (1) ownership or the subject of an application filed jointly by the owners of all the property to be included (2) The approved final plan shall specify the manner of holding title to areas and facilities of joint use Normally such areas and facilities shall be retained in title by the developers of the development or deeded to an organization composed of all owners in the development (3) Residential Planned Unit Developments The permitted number of residential dwelling units shall be based on the calculations as determined in the DENSITY CHART of this section The maximum density permitted shall not be allowed as a matter of course, and the actual density 1 shall be as determined in the final plan approved in accor- dance with the provisions of this section (4) The City shall have the right to establish general design standards guidelines and policies, for the purpose of imple- menting and interpreting the provisions of this section (5) All signs must conform to the provisions of this chapter The Planning Director has the power to approve signs conform- ing to this chapter but, where extensive signage is proposed or the signage would have an adverse impact on surrounding neighborhoods , the Planning Director may submit the proposed signs for approval by the Planning and Zoning Board F Procedures A planned unit development shall be processed in three stages conceptual review, preliminary plan , and final plan If the applicant desires to phase the preliminary plan, a master plan will be required The concept plan is the applicant' s impression of the anticipated pattern of development for a particular parcel of land that is expressed graphically and from which a preliminary or master plan is developed The purpose of the master plan is to establish general planning and development control parameters while allowing sufficient flexibility to permit detailed planning at the time of development The preliminary plan shall generally specify the uses of land and layout of landscaping, circulation and buildings The final plan is the document on which building permits and other City approvals are issued and shall require -31- detailed engineering plan review and approval Each stage shall be processed in the order indicated in the following diagram entitled "Review Process" (1) Conceptual Review (a) This is an opportunity for applicants to discuss re- quirements , standards , and policies that apply to development proposals Major problems can be identified and solved before a formal application is made Representatives of the Planning Division, Engineering Development Division, Fire Authority, Crime Prevention Division, Water & Sewer Utility Unit, Light & Power Department , Building Inspection Division, Traffic Division, and Planning and Open Space Division regularly attend conceptual review meetings (b) The general outline of the proposal , evidenced schema- tically by sketch plans , shall be submitted by the 1 applicant and reviewed by the City Thereafter, the Planning Director shall furnish the applicant with written comments regarding such conference, including appropriate recommendations to inform and assist the applicant prior to preparing the components of the planned unit development application 1 A CONCEPTUAL REVIEW IS MANDATORY FOR ALL PLANNED UNIT DE- VELOPMENT PROPOSALS (2) Master Plan (a) A master plan shall be required for any planned unit development which is intended to be developed in phases The proposed master plan, together with the proposed preliminary plans for the first phase of development, shall be submitted to the Planning Division and pro- cessed as preliminary plans The master plan and preliminary plan for the first phase of development shall then be considered by the Planning and Zoning Board Once approved, the decision of the Planning and Zoning Board shall be recorded in the Office of the County Clerk and the master plan shall be filed with the City Clerk (b) The master plan will not be reviewed on the basis of the 1 specific design standards and criteria contained in this section, but rather on the basis of conformance with the City' s Comprehensive Plan 1 -32- ® D D O MANDATORY WRITTEN COMMENTS CONCEPTUAL TO APPLICANT REVIEW TIME FILE APPLICATION FILING DEADLINE 5th OF MONTH ROUTE TO DEPARTMENTS WEEKS INTER P DEPT DEPT REVIEW REVIEW WRITTEN COMMENTS TO APPLICANT MEETING WEEKS REVISION TO P DEPT BASED ON COMMENTS FINAL STAFF WEBS REPORT WORK SESSION (FRIDAY PRIOR TO MEETING) ' P&Z PUBLIC HEARING 4th MON OF MONTH -33- a i ' (c) This Section allows for minor changes to a master plan 9 to be approved administratively by the Planning Direc- tor If required by the city or other circumstances not foreseen at the time the Master Plan is approved, such changes may be approved without additional public ' hearings The Planning Director shall not approve any of the following changes [1] A change in the use or character of the develop- ment, [2] An increase in the problems of traffic circulation and public utilities, [3] An increase of greater than two percent in the approved gross leasable floor areas of commercial buildings, or ' [4] An increase by greater than one percent in the approved residential density of the proposed development (d) Any changes other than minor changes, may be made only by the Planning and Zoning Board, and must follow the same review and public hearing process required for ' approval of preliminary plans Any changes approved in the master plan shall be recorded as amendments to the master plan in accordance with the procedures esta- blished for the filing of the initially approved plan documents (3) Preliminary Plan 1 (a) Upon completion of the conceptual review meeting and after the recommendation of the Planning Director has been made, an application for preliminary plan review may be filed with the Planning Division If the project is to be developed in phases, a proposed master ' plan shall also be submitted Materials pertaining to the preliminary plan must be submitted to the Planning Division by the fifth day of the month prior to the meeting of the Planning and Zoning Board (For example submittals for the February meeting shall be made by January 5th ) After the Planning Director has reviewed the application and is satisfied that sufficient infor- mation has been submitted to permit the Planning and Zoning Board to reach a decision as to whether or not the applicable criterion of this section are met by the -34- ' proposal , the matter will be placed on the agenda for the appropriate meeting of the Planning and Zoning Board ' (b) The Planning and Zoning Board shall give written notice to the owners of record of all real property within 500 feet, exclusive of public R 0 W , of the property lines of the parcel of land for which the planned unit de- velopment is proposed The written notices may be delivered personally or may be sent by mail at least 7 days prior to the hearing date Failure to deliver such notice shall not affect the validity of any hearing or determination by the Planning and Zoning Board (c) The Planning and Zoning Board may approve, disapprove, or approve with conditions the proposed planned unit development Approval of a preliminary plan shall not constitute final approval of the final plan, rather it shall be deemed an expression of approval of the layout and densities submitted on the preliminary plan as a guide to the preparation of the final plan (4) Final Plan (a) Application for a final plan may be made either concur- rently with the preliminary plan or after approval by the Planning and Zoning Board of a preliminary plan Materials pertaining to the final plan must be submitted to the Planning Division by the fifth day of the month prior to the meeting of the Planning and Zoning Board ' (for example, submittals for the February meeting, shall be made by January 5th) (b) The final plan shall be in substantial compliance with 1 the approved preliminary plan The final plan shall be deemed in substantial compliance with the preliminary plan, provided that the final plan does not [1] Change the general use or character of the develop- ment, [2] Increase the number of residential dwelling units by 1%, [3] Contain changes which would normally cause the development to be disqualified under the applicable criteria -35- (c) For preliminary planned unit development plans submitted prior to March 13 , 1981 , the final plan shall be deemed in substantial conformance with the preliminary plan, provided that the final plan does not [1] Involve a reduction of more than five percent (5%) of the area reserved for common open space and/or usable open space, [2] Increase the floor area proposed for nonresidential use by more than five percent (5%) , [3] Increase residential densities by more than one percent (1%) , and [4] Increase the total ground area covered by buildings by more than five percent (5%) (d) If the final plan is not in substantial compliance with the approved preliminary plan , the revisions shall require the same review and public hearing process required for approval of preliminary plans (e) After the Planning Director has reviewed the applica- tion, the matter will be placed on the agenda for the next meeting of the Planning and Zoning Board The Planning and Zoning Board may approve, disapprove, or approve with conditions, the proposed planned unit development If the Planning and Zoning Board approves the proposed planned unit development , the decision shall be filed with the Office of the County Clerk and the final plan shall be filed with the City Clerk t (5) Amendment to Final Development Plan The final plan is the document on which building permits and other City development approvals are issued Since these plans are approved by the Planning and Zoning Board, the Building Inspection Division is unable to issue permits for improvements which are not indicated on the approved plan This Section allows for minor changes to a plan to be ap- proved administratively by the Planning Director whereupon a permit may be issued If required by the City or other circumstances not foreseen at the time the final plan was approved, such changes may be authorized without additional public hearings -36- a The Planning Director shall not approve an of the ( ) 9 PP Y ' following changes [1] A change in the character of the development 1 [2] Increase the number of residential dwelling units by 1%, [3] Any change in the development that would normally cause the project to be disqualified under the applicable criteria ' (b) For planned unit developments submitted prior to March 13 , 1981 , the Planning Director shall not approve any of the following changes [1] A change in the character of the development [2] An increase in the problems of traffic circulation and public utilities ' [3] A reduction by greater than three percent (3%) of the approved open space [4] An increase of greater than two percent (2%) in the improved gross leasable floor areas of commercial buildings in either residential or commercial planned unit developments ' [5] An increase by greater than one percent (1%) in the approved number of residential dwelling units ' (c) Any changes other than listed above may be made only by the Planning and Zoning Board, and must follow the same review and 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 (d) This provision shall not prohibit the Planning Director ' from requesting a recommendation from the Planning and Zoning Board G Content of Development Submittals ' For each stage of the review process, the following information and data shall be submitted unless the Planning Director deter- ' ' -37- i i 1 mines that the information is unnecessary for the proper evalua- tion of the development (1) Concept Plan Submittal The following information and data iis required (a) Data regarding site conditions, land characteristics, available community facilities and utilities, and other related general information about uses of land within one-half mile of the subject parcel of land i (b) Sketch drawing showing the proposed location of the uses of land, major streets , and other significant features (2) Master Plan Submittal The following information and data is required (a) Application forms and filing fee (b) A master plan shall be submitted containing the follow- ing information ' [11 Parcel size i [21 Existing topographical character of the land at a contour appropriate with the scale of the project, all water courses, floodplains, unique natural features, significant wildlife areas and vegeta- tive cover, including all trees and shrubs having a diameter greater than two and one-half inches by species [31 Existing zoning [41 Maximum height of all structures [51 Approximate acreage and density (gross) of each area, number, height and type of residential units, and , floor area , height and types of business , commercial and industrial uses [61 Location and general nature of each land use [71 Total land area , and approximate location and ' amount of open space included in the residential , business, commercial , and industrial areas i -38- [8] Approximate location of proposed and existing major streets and major pedestrian and bicycle routes, including major points of access ' [9] Approximate location and size in acres of any public use proposed such as parks, school sites, 1 and similar public or semi-public uses [10] Area shown on the site plan shall extend beyond the property lines of the proposal to include a survey of the area within 150-feet of the proposal , exclusive of public right-of-way, at the same scale as the proposal and include the following [a] Land uses, location of principal structures and major existing landscape features [b] Densities of residential uses [c] Traffic circulation system [d] Natural features of the landscape [e] General topographical mapping at same scale as master plan ' [11] A vicinity map of the area surrounding the site within a distance of at least one (1) mile showing at least the following [a] Zoning districts [b] Traffic circulation system [c] Major public facilities [d] Location of existing municipal boundary lines [12] Owner' s certification of acceptance of conditions and restrictions as set forth on the master plan [13] Secretary of the Planning and Zoning Board certifi- cation of approval of site plan (c) The Master Plan shall be accompanied by [1] The name and address of each owner of property i n the master plan area ' -39- [2] A list of the names and addresses of all owners of record of real property within five hundred (500) feet of the property lines of the parcel of land for which the master plan is proposed, exclusive of public right-of-way The list shall be typed on ' mailing labels [3] A statement of planning objectives , including [a] Statement of appropriate City Land Use Poli- cies achieved by proposed master plan ' [b] Statement of standards of open space, buffer- ing landscaping and circulation [c] Estimate of number of employees for commercial and industrial uses [d] Description of rationale behind the assump- tions and choices made by the applicant [4] A legal description of the site ' [5] A statement of proposed ownership of public and private open space areas [6] A development phasing schedule including the sequence for each phase, approximate size in areas of each phase, and, proposed phasing of construc- tion of public improvements, recreation and common open space areas [7] Conceptual drainage plan [8] Other documentation as determined by special circumstances [9] One rendered set (not folded) of master plan [10] One 8 1/2" x 11" reduction of master plan [11] Signed reproducible mylar of all site plans (3) Preliminary Plan Submittal The following information and data is required i (a) Written documents -40- ' [1] Application form and filing fee ' [2] Legal description of the site [3] A list of the names and addresses of all owners of record of real property within 500 feet of the property lines of the parcel of land for which the planned unit development is proposed, exclusive of public right-of-way This list shall be typed on ' mailing labels [4] A statement of planning objectives, including [a] Statement of appropriate City Land Use Poli- cies achieved by proposed plan [b] Statement of proposed ownership of public and private open space areas Applicants inten- tions with regard to future ownership of all or portions of the planned unit development [c] Estimate of number of employees for business, ' commercial and industrial uses [d] Description of rationale behind the assump- tions and choices made by the applicant [e] The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use The Planning Director may require, or the appli- cant may choose to submit evidence that is beyond what is required in that section Any variance from the criterion shall be described [f] Detailed description of how conflicts between land uses are being avoided or mitigated [g] Statement of design methods to reduce energy consumption including expected savings [5] A development schedule indicating the approximate date when construction of the planned unit develop- ment , or stages of the same, can be expected to begin and be completed , including the proposed phasing of construction of public improvements and recreational and common space areas r -41- [6] Traffic impact analysis ' (b) Preliminary architectural elevations of all buildings sufficient to convey the basic architectural intent of the proposed improvements (c) Site plan a drawing of the development, at a scale of either one (1) inch equals fifty (50) feet, or one (1) inch equals one hundred (100) feet, composed of one or more sheets with an outer dimension of twenty-four by thirty-six (24 x 36) inches , showing the following information [1] Title by which the proposed development is to be referred M [2] Scale, north point and date of preparation [3] Location of municipal boundaries at or near the development [4] Parcel size in gross and net acres and square feet [5] Total number, type, and density per type of dwell- ing units [6] Total bedrooms per each dwelling unit type M [7] Residential density (gross) [8] Estimated total floor area and estimated ratio of floor area to lot size, with a breakdown by land use I [9] Proposed coverage of buildings and structures , including the following [a] Percentage and square footage of building coverage [b] Percentage and square footage of driveway and parking [c] Percentage and square footage of public street right-of-way -42- [d] Percentage and square footage of open space and/or landscaped area [e] Percentage and square footage of "active ' recreational use" area [10] Number and location of off-street parking, includ- ing guest, handicapped, bicycle, and motorcycle parking, including typical dimensions of each [11] Topographic contours at two-foot intervals [12] Watercourses, water bodies and irrigation ditches [13] Floodplain as designated in the design criteria as established by the city [14] Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs, having a diameter greater than two and one-half (2 1/2) inches by species [15] Tentative location and floor area of existing and proposed buildings ' [16] Boundary and square footage of each area designated as active recreational use [17] Location and acreage of common open areas and all public and semi-public land uses, including public parks, recreation areas, school sites, and similar uses [18] Location of existing and proposed pedestrian ' circulation system, including its interrelation- ships with the vehicular circulation system indi- cating the proposed treatment of points of con- flict [19] Maximum building height of all structures [20] The existing and proposed circulation system of arterial , collector and local streets, including off street parking areas, service areas, loading zones, and major points of access to public rights-of-way, including major points of ingress and egress to the development Notations of ' proposed ownership, public or private, should be included where appropriate [21] Existing zoning ' -43- [22] The proposed treatment of the perimeter of the ' planned unit development, including materials and techniques used, such as screens, fences, walls and other landscaping ' [23] Proposed signage [24] Listing of specific land uses being proposed ' [25] Area shown on the site plan shall extend beyond the property lines of the proposal to include a ' survey of the area and uses within 150 feet of the proposal , exclusive of public right-of-way at the same scale as the proposal and including the following ' [a] Land uses and location of principal struc- tures ' [b] Densities of residential uses ' [c] Existing trees and major features of landscape [d] Topographic contours at two-foot intervals [e] Traffic circulation system [26] vicinity map of the area surrounding the site ' within a distance of at least one (1) mile showing [a] Zoning Districts ' [b] Location of existing municipal boundary lines ' [c] Traffic circulation systems [d] Major public facilities (schools , parks , ' etc ) [27] Owner certification of acceptance of conditions and restrictions as set forth on the site plan [28] Statement of variances to City design criteria and standards (d) A general landscaping plan indicating the treatment of materials used for private and common open spaces , -44- I including all existing vegetation with identification of trees by sizes of species, and specific proposals to protect and preserve existing trees during and after construction The details of size and species for intended plannings of vegetation will be required at the final plan phase ' (e) The existing and proposed utility systems, including sanitary sewers, storm sewers, water, electric , gas and telephone lines, fire hydrants and trash collection areas (f) Street cross sections schematics shall be submitted for each general category of street, including the proposed width, treatment of curbs and gutters, sidewalk systems and bikeway systems where deviations are proposed from the design criteria and standards of the City ' (g) Physiographic data, including the following [11 A description of soils existing on the site, accompanied by analysis as to the suitability of such soils for the intended construction and proposed landscaping [21 A map showing all permanent and temporary streams and a sketch showing the 100-year floodplain for each period as designated in the design criteria as established by the City [31 A description of the hydrologic conditions of the site with analysis of water table fluctuation and a statement of site suitability for the intended construction and proposed landscaping (h) Preliminary drainage report and calculations and/or plan, including r [11 All watercourses on the property or which are located within 150 feet of the property must be shown In addition, the floodways and/or flood fringe areas of these watercourses must be delinea- ted ' [21 All drainageways, streets, arroyos, dry gullies, diversion ditches spillways, reservoirs, etc , which may be incorporated into the storm drainage system for the property shall be designated [31 All irrigation ditches laterals, and structures shall be shown -45- 1 [41 All required on-site detention areas, including ' notes indicating the approximate area and volume of the facility ' [51 All plans shall indicate the proposed outlet for the storm drainage from the property, including the name of the drainageway (where appropriate) , the downstream conditions (developed, available drain- ageways, etc ) , and any downstream restrictions [61 Existing and/or proposed grading plan ' (1) Location of temporary model homes, sales office, and/or construction facilities , including temporary signs and parking lots (j) Preliminary subdivision plat ' (k) One rendered set (unfolded) each of architectural , site plan and landscape drawings (1) 8 1/2" x 11" reduction of all plans and architectural drawings ' (m) Impact studies and other studies as the Planning and Zoning Board may require for the full and complete con- sideration of the planned unit development ' (4) Final Plan Submittal The following information and data is required (a) Application form and filing fee (b) Final site plan shall be submitted on 24" x 36" sheets ' at a scale 1" = 50 feet or 1" = 100 feet showing the following information [11 Land use data (same information as required on the preliminary site plan) [21 Lot lines, easements , public rights-of-way as per subdivision plat [31 Exact location of all buildings and structures and ' three-dimensional building envelopes dimensioned on at least two sides to the nearest platted property line ' [41 Existing and proposed streets with names Designa- ' -46- tion of street to be public or private Limits of those private accessways to be dedicated as public utility easements and/or as other types of easements [5] Location of temporary model homes, sales office, and/or construction facilities, including temporary signs and parking lots [6] Owner certification of acceptance of conditions and restrictions as set forth on the site plan ' [7] Secretary of the Planning and Zoning Board certifi- cation of approval of the site plan ' (c) Final landscape plan, including the following [1] A landscape plan indicating the treatment of exterior spaces The design objective of the plan must be clear and supported by a written statement The plan must provide an ample quantity and variety 1 of ornamental plant species which are regarded as suitable for this climate Landscape treatment must be balanced with both evergreen and deciduous plant material with sufficient use of upright species for vertical control Plant material selection will be reviewed for adaptability to physical conditions indicated by site plan loca- tions The landscape plan shall include the following [a] Extent and location of all plant materials and other landscape features Plant material must be identified by direct labeling on the plant ' or by a clearly understandable legend [b] Flower and shrub bed definition must be clear and drawn to scale with dimensions [c] Proposed plant material should be indicated at mature sizes and in appropriate relation to scale [d] Species and size of existing plant materials [e] Proposed treatment of all ground surfaces must be clearly indicated (paving, turf, gravel , grading, etc ) [f] Location of water outlets If areas of planting are extensive, plans for an under- ground sprinkler system will be required -47- [9] Plant material schedule with common and botanical names, sizes, quantities, and method ' of transplant Plants must be sized according to the following table Type Size Standard deciduous trees 1-3/4" to 2" caliper Small ornamental & flower- ing trees 1-1/2" to 1-3/4" caliper Evergreen trees 5' to 6' in height Shrubs Adequate size to be con- sistent with design intent [h] Security lighting [2] All plant material must meet specifications of the American Association of Nurserymen (AAN) for number one grade All trees must be balled and burlaped, or equivalent [3] No Certificate of Occupancy shall be issued for any building on any portion of a planned unit development until the landscaping required by the final landscape plan is in place or a bond, cash deposit, or equivalent , is deposited with the City conditioned on and guaranteeing the installation of ' all landscaping shown on the approved landscape plan Such bond , cash deposit , or equivalent , shall be in the amount of 125% of the estimated cost of the landscaping improvements determined by an executed contract to install such landscaping or by adequate appraisals of such cost Such bond, cash deposit, or equivalent, shall further guaran- tee the continued maintenance and replacement of the landscaping for a period of two (2) years after installation, but the amount of the same shall be reduced after installation is completed to twenty- five percent (25%) of the actual cost of such landscaping If the required landscaping is already installed prior to issuance of a Certifi- cate of Occupancy, a bond in the amount of twenty- five percent (25%) of the actual cost of the land- scaping guaranteeing continued maintenance and re- placement of the same for a period of two (2) years shall be required as a condition of issuance of the Certificate of Occupancy Any bond, cash deposit, or ' equivalent, deposited pursuant to this requirement shall be released upon certification by the Build- -48- ing Inspector that the required landscaping program has been completed and maintained in accordance with the requirements of the bond If any land- scaping required pursuant to this section is not maintained in accordance with the requirements of the final plan, such failure to maintain the landscaping shall be a violation of this chapter and enforceable as provided by law (d) Subdivision plat An official subdivision plat of the site must accompany the final planned unit development plan This plat must conform to the subdivision re- quirements of the City, except as waived by the approved preliminary plan for the planned unit development The subdivision shall contain proper dedications for public streets, utility easements, and all other public rights required by the preliminary plan Approval by the Planning and Zoning Board of the final plan and subdivi- sion plat shall be required before filing of the subdi- vision plat or issuance of building permits (e) Final utility plans Final detailed engineering for sewer, water, electrical , street improvements and other 1 public improvements must be submitted to and approved by the City, and the developer shall execute an agreement in proper form providing for the installation of such improvements prior to submission of the final plan to the Planning and Zoning Board (f) Signed reproducible mylars of all site and landscape plans, architectural elevations, and subdivision plats (g) 8 1/2" x 11" reduction of all site plans and plans 1 (h) Other information and data as the Planning and Zoning Board may require for full and complete consideration of the development H Effective Period of a Planned Unit Development Plan The development shall be constructed in a timely manner The development shall be subject to revocation under the following conditions (1) Time limit for action upon a master plan There is no time limit for action on a master plan (2) Time limit for action upon a preliminary plan Within a maximum of twelve (12) months following the approval of a -49- preliminary plat, the application shall proceed by filing with the Planning Division a final plan in detailed form covering all or a part of the development Upon application ' and for good cause, the Planning Director may extend the period for filing a final plan for successive six-month periods If no final plan is filed within such time, the right to proceed under the preliminary plan shall expire (3) Time limit for validity of the final plan The applicant must begin and substantially complete the development of an approved final plan within two (2) years from the time of final approval Extensions for successive periods of six (6) months may be granted by the Planning Director If the final plan is to be developed in phases, the approved plan shall contain a development schedule and the applicant must begin and substantially complete the development of each stage within two (2) years of the time provided for the start of construction of each stage in the development schedule Extensions may be granted by the Planning Director on the same basis as for nonphased developments Failure to develop within the specified time limit shall cause a forfeiture of the right to proceed under the final plan and require resub- mission of all materials and reapproval of the same I Project Phasing (1) Master plans If a project is to be developed in phases, a master plan for the entire development site must be approved and a preliminary plan must be concurrently submitted for Phase I Subsequent applications may be made for the next phase of the approved master plan, provided such phase is consistent with the approved master plan and the provisions of this section (2) Preliminary plans If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational , open space, and other site and building amen- ities of the entire development The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site Requirements may be made for off-site improvements on a phased project (3) Final plans Final plans for a preliminary planned unit development may be submitted in phases The final plan shall conform substantially to the preliminary plan of planned unit development as approved -50- J Special Conditions for Developments All developments shall meet the requirements herein set forth and no final plan shall be approved that does not meet these require- ments (1) The developer shall submit a legal instrument setting forth a plan providing for the permanent care and maintenance of open spaces, recreational areas and communally owned facilities ' and parking lots The same shall be submitted to the City Attorney and shall not be accepted until approved as to legal form and effect If the common open space is deeded to a homeowners' association, the applicant shall file the pro- posed documents governing the association Such documents shall meet the following requirements ' (a) The homeowners' association must be established before any residences are sold (b) Membership in the association must be mandatory for each residence owner (c) Open space restrictions must be permanent and not for a period of years (d) The homeowners' association must be made responsible for liability insurance , taxes and maintenance of recreational and other facilities (e) The association must have the power to levy assessments which can become a lien on individual premises for the purpose of paying the cost of operating and maintaining common facilities (f) The governing board of any such association shall consist of at least five (5) members who shall be owners of property in the planned unit development (2) Open space maintenance guarantee In the event the organiza- tion established to own and maintain common open spaces, recreational areas, communally owned facilities and private streets , or any successor organization, shall at any time fail to maintain the common facilities in reasonable order and condition in accordance with the approved plan, the City Council may cause written notice to be served upon such organization or upon the owners of property in the develop- ment setting forth the manner in which the common facilities have failed to be maintained in reasonable condition, which -51- r r r notice shall include the demand that the deficiencies noted be cured within thirty (30) days thereafter and shall state ` the date and place of a hearing to be held within fourteen (14) days of the notice At the time of hearing, the City Council may modify the terms of the original notice as to deficiencies and may extend the time within which the same may be cured If the deficiencies set forth in the original notice or modifications are not cured within the time set, the City Council , in order to preserve the taxable values of properties within the development and to prevent the common ' facilities from becoming a public nuisance, may enter upon such common facilities and maintain the same for a period of one (1) year Such entry and maintenance shall not vest in the public any right to use the common facilities not dedi- cated to public use Before expiration of such year, the City Council shall , upon its own initiative or upon the written request of the organization theretofore responsible for maintenance, call a public hearing and give notice of such hearing to the organization responsible for maintenance or the property owners of the planned unit development At such hearing, the organization responsible for maintenance and/or the residents of the development may show cause why maintenance by the City should not be continued for a suc- ceeding year If the City Council determines that it is not necessary for the City to continue such maintenance, the City shall cease such maintenance at the time established by the City Council Otherwise the City shall continue mainte- nance for the next succeeding year subject to a similar hearing and determination at the end of each year thereafter The cost of maintenance by the City shall be a lien against the common facilities of the planned unit development and the private properties within the development The City Council shall have the right to make assessments against properties in the development on the same basis that the organization responsible for maintenance of the facilities could make such assessments Any unpaid assessment shall be a lien against the property responsible for the same, enforceable the same as a mortgage against such property The City may further foreclose its lien on the common facility by certifying the same to the County Treasurer for collection as in the case of collection of general property taxes (3) Guarantees for open space preservation Open space shown on the approved final plan shall not be used for the construc- tion of any structures not shown on the final plan r r -52- 4 Housing for Low-Income Families (a) To qualify for a residential density bonus, a project which includes dwelling units for low-income families shall be accompanied by covenant documents or other adequate documents to be recorded with the Office of the County Clerk , guaranteeing the use of those dwelling units for low-income families The documents shall not be accepted until approved by the City as to legal form and effect, providing that the use restriction be for at least twenty-five (25) years (b) The above requirement may be waived if the dwelling units for low-income families are being provided under a contract with a governmental housing authority which ' provides adequate assurance that the units will be made available to low-income families for at least twenty- five (25) years (c) No final Pan shall be l approved for any portion of a PP planned unit development , approved with a residential ' density bonus for providing dwelling units for low- income families, until the necessary legal documents have been submitted and approved (5) Off-Site Open Space (a) To qualify for a residential density bonus, a project which includes off-site open space shall convey such real property to the City in fee simple or be accompa- nied by other adequate documents to be recorded with the Office of the County Clerk , guaranteeing the perma- nent use of the property as open space The documents shall not be accepted until approved by the City as to legal forri and effect (b) Property qualifying as off-site open space shall be approved for adequacy by the City for its intended use (c) A residential density bonus for off- site open space areas shall not be denied solely on the basis of that area being devoted to water channels , water bodies , areas devoted to improved flood channels and areas encumbered by a flowage, floodway, or drainage easement (d) No final plan shall be approved for any portion of a planned unit development approved with a residential density bonus for providing off-site open space until the necessary legal documents have been submitted and approved -53- (6) Neighborhood Public Facilities (a) To qualify for a residential bonus , a project which includes neighborhood public facilities beyond those otherwise required by the City, shall be accompanied by an agreement to be recorded with the Office of the County Clerk , guaranteeing the construction of those facilities in a timely manner acceptable to the City The documents shall not be accepted until approved by the City as to legal form and effect (b) The types of neighborhood public facilities that would qualify a project for a residential density bonus include, but are not limited to ' [1] Dedication of public park land, [2] Expansion of Transfort service, [3] Extension or augmentation to City utilities , including water, sewer, electricity, storm drain- age, pedestrian walks/bikeways/streets, and [4] Dedication of land for public use, including library, fire station, police station or other City facilities (c) Neighborhood public facilities qualifying for a resi- dential density bonus shall meet the following require- ments [1] Must be for the use and enjoyment of the residents of the project and/or surrounding neighborhood, and [2] Must be approved by the City (d) No final plan shall be approved for any portion of a planned unit development, approved with a residential density bonus for providing neighborhood public facili- ties until the necessary legal documents have been submitted and approved K Variance Procedures The Planning and Zoning Board is empowered to grant variances to the provisions of this section under the following circumstances r -54- M t , (1) The applicant demonstrates that the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested, or (2) The strict application of any provision would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property, provided that the variance may be granted without substantial detriment to the public good and without sub- stantially impairing the purpose of this section Introduced, considered favorably on first reading, and ordered published this 6th day of April , 1982, and to be presented for final passage on the 20th day of April , 1982 Mayor ATTEST City Clerk 1982 Passed and adopted on final reading this 20th day of April , Mayor ATTEST City Clerk -55- 1 1 1 1 1 1 1 1 1 1 1 � Appendices APPENDIX A ENGINEERING STANDARDS Engineering Standards are available from the Department of Public Works A-1 ' APPENDIX B Administrative Documents The following documents are to be referred to in addressing certain cri- teria contained within the Land Development Guidance System, and are available from the Department of Planning and Development 1 The City of Fort Collins Parking Lot Development Guide 2 A City report entitled Off Street Parking Supply Peak Demands,_ Prevailing Standards and Recommended Guidelines for Commercial and Industrial Uses 3 A City report entitled Building Height Review Criteria 4 A City report entitled Housing for the Handicapped r5 A City report entitled Determining Shadow Patterns for a Building or a Tree ' 6 A City report entitled Landscaping Requirements ' B-1 ' APPENDIX C LAND USE CONFLICTS ' The matrix indicates the conflicts that are presumed to exist between land uses The types of mitigation measures listed in the following sections are the design tools that may be employed either separately or in combina- tion to mitigate existing or potential land use conflicts Development Criterion #1 requires that such conflicts be mitigated as a condition for approval of the development plan ' A Land Use Conflict Mitigation Measures 1 Open Space Setbacks By providing an open space buffer between ' conflicting land uses conflicts can often be avoided The width of the buffer required will depend on the extent of landscaping To work effectively, the ownership, use, and maintenance of the open space buffer must be clearly defined 2 Landscaping and Topographic Changes As part of an open space ' uffer or as a treatment of land immediately adjacent to build- ings, landscaping can be used to reduce conflicts 0 Dense plantings of evergreens can provide a visual buffer ' 0 Sensitive landscaping can soften the sharp visual 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 between uses ' 0 Dense growth of plants can be visually appealing but also can be inhospitable to unwanted travelers Such natural screen can discourage unwanted and unsafe pedestrian or bicycle access between land uses 0 Good landscaping can help other mitigation measures It can reduce the width of open space buffer required It can soften the visual conflict created by safety and security fences 0 Recontouring of the land can alter views, subdue sounds, change the sense of proximity, and channel pedestrian travel 3 Orientation The strict spatial proximity between land uses and the apparent or functional proximity can be very different depend- ing on the orientation of buildings and activities in the two land uses C-1 t r 0 The buildings themselves can cause a buffer to be created by effectively turning their backs on each other -- orienting views, access and principal activities away from the other land use Care must be taken, however, that a hazardous and unaes- thetic "no-mans" land is not created in the process Some appropriate use must be given to the intervening space Alternately, the intervening space can be eliminated altogether if the two buildings share a common back wall An entire site ' plan can be oriented so that the activities and functions are aligned hierarchically -- placing those least compatible furth- est from the common boundary between land uses and those most compatible near that boundary ' 4 Barriers and Alleviation It may be appropriate and necessary to use physical barriers to prevent the undesirable attributes of one ' land use from affecting the people and activities in the adjacent land use Fences, walls and berms can prevent the passage of people into areas that would be unsafe or insecure They can also prevent spillage of materials from one site to another Noise, light, and odor pollution can be reduced at the point of origin by modifying the normal design of the operations causing the pollu- tion Light and noise can also be mitigated through physical tbarriers such as fences, walls, berms, screens and landscaping 5 Architectural Compatibilit In addition to the architectural consia erations involvedn mitigation through orientation, the ' materials, colors, scale, and prominence of buildings in adjacent land uses can be coordinated so there is a gradual transition from one land use to another rather than a sharp and displeasing con- trast Purely aesthetic details that are "tacked" onto a building to cover up land use conflicts, however, will cause more harm than good The architectural compatibility should rise from a total consideration of the function of each land use and the function of the space between them 6 Circulation Streets and parking areas can often serve to reduce certain types of land use conflicts i 1 1 1 C-2 1 This Matrix shows the conflicts Land Use Conf kts which are likely to arise between Land Uses O ' These must be either mitigated -� TypeS Of Conflicts Q) 0 or avoided > Cf, >- c %Ix noise odor I fight U ffZ oshadow Land Uses 0 _ ? aesthetics > � � cn cn py� Active Recreation ° Q �Ifl'�jJ► privacy access Residential@ o Q) °O safety' J �Low Densi-ty �, -0 Cn ' Moderate 0 o Density o High y h Density x � � � o 1 rri�pp Cn C Institutional o ° v � o x x m U Office/Business o E 0 X X � o Commercial U Industrial Railroad ' 0 o +) x 3 Parking Lotc � -0 c /Airport (end i F I fight Patter ns Collector Street v v ° Arterial Street ' C-3 r LL APPENDIX D ' Identifying Impacts on Social Compatibility In order to facilitate citizen participation in the development process ' which would be meaningful to individuals at the neighborhood level , the City of Fort Collins requires informal meetings between citizen groups, developers and City staff on development projects perceived as having ' significant neighborhood impact The City of Fort Collins urges citizens to attend and actively participate in these meetings Within the parti- cipation framework provided below, the citizens give direction to the development of their neighborhood by delineating neighborhood values, goals, and objectives, by participating in choosing among alternative project designs, and by participating in the approval and modification of project plans It is during the conceptual planning stage that the City staff sounds out the neighborhoods on an informal basis before time and effort have been expended by the developer to submit a formal development application City staff bring professional expertise to the process by providing not only technical knowlege of City policies, plans and standards but also social skills in dealing with group meetings, conflict resolution and the provision of information The process for citizen participation in ' the conceptual planning stage of development shall be as follows 1 At the Conceptual Review meeting with City staff, the Planning Director will identify the project as having significant neighborhood impact ' 2 Within a reasonable period of time following the Conceptual Review meeting, the Planning Director shall attempt to notify the impacted neighborhood of the development proposal by written notice to the owners of property within 500-feet of the project and/or notification of applicable neighborhood/homeowners associations and/or press re- lease 3 A meeting will be held with the neighborhood prior to preliminary plan application The developer and/or his/her representative is ' required to attend this meeting The meeting will typically be held in the neighborhood, for example, at the nearest public school , church, or community center A Planning Division staff member will be responsible ' for setting up and coordinating the neighborhood meeting The purpose of the meeting is for the developer to interact with the neighbor- hood, and for the developer to inform and obtain feedback from the neighborhood on a specific development proposal in a relaxed atmos- phere 4 The developer makes application for preliminary plan approval in accordance with City Code 5 Planning Division staff prepares a report reviewing the issues and ' recommendations of the informal public meeting for Planning and Zoning Board review ' D-1 a ' APPENDIX E ' Appeal Process ' A decision of the Planning and Zoning Board may be appealed to the City Council by City staff, the applicant, or a party-in-interest who either did in fact appear before the Board, or had standing to appear before the Board Parties-in-interest are property owners within 500 feet of the subject development and shall include those members of groups represented by a single speaker at the Board hearing t The City Council shall consider the appeal based upon a transcript of the proceedings before the Board, all exhibits received by the Board at the time of the initial hearing, and any new evidence submitted The City Council shall vote to sustain, reverse, or modify the decision of the Board, or may vote to send the matter back to the Board for further hearing and review ' The process for appealing a decision by the Planning and Zoning Board is as follows ' 1 A written letter of appeal is filed with the City Clerk' s office within 14 days of the Board' s decision The notice of appeal shall contain the reasons for the appeal , and shall include any new evidence ' which is to be presented to the City Council at the appeal hearing 2 A transcript of the Board' s hearing on the matter being appealed must be provided to the City Council A maximum fee of $75 00 will be ' charged the appellant if this transcript is prepared by City staff 3 A date for the appeal to be heard by the City Council is set by the City Clerk, and the City Clerk shall then give the appellant and all other parties-of-interest at least 14 days notice of the date, time and place the appeal is scheduled to be heard by the City Council ' 4 The appeal is heard by the City Council at a public hearing and a final vote is taken ' For detailed information concerning the appeal process, please contact either the Planning Division or the City Clerk for a copy of Ordinance No 14-82 ' E-1