HomeMy WebLinkAboutCHRIST CENTER COMMUNITY CHURCH - REZONING - 29-09 - REPORTS - CORRESPONDENCE-HEARING (5)section or architectural element from another. Bright colors, if used, shall be
reserved for accent and trim.
Maximum Floor Area. The maximum gross floor area (excluding garages) shall be
fourteen thousand (14,000) square feet.
building designs. For all developments, there shall be no more than two (2) similar
buildings placed next to each other along a street or major walkway spine. Distinctly
different building designs shall provide significant variation in footprint size and
shape, architectural elevations and entrance features, within a coordinated overall
theme of roof forms, massing proportions and other characteristics. To meet this
standard, such variation shall not consist solely of different combinations of the
same building features.
d. Building Height. Each multi -family building shall feature a palette of muted colors,
earth tone colors, natural colors found in surrounding landscape or colors
consistent with the adjacent neighborhood. For a multiple structure development
containing at least forty (40) and not more than fifty-six (56) dwelling units, there
shall be at least two (2) distinct color schemes used on structures throughout the
development. For any such development containing more than fifty-six (56)
dwelling units, there shall be at least three (3) distinct color schemes used on
structures throughout the development. For all developments, there shall be no
more than two (2) similarly colored structures placed next to each other along a
street or major walkway spine.
e. Entrances. The maximum height of a multi -family building shall be three (3) stories.
Buildings with a setback of less than fifty (50) feet facing a street or single- or two-
family dwellings shall minimize the impact on the adjacent single- or two-family
dwelling property by reducing the number of stories and terracing the roof lines
over the occupied space.
f. Roofs. Roof lines can be either sloped, flat or curved, but must include at least two
(2) of the following elements:
L The primary roof line shall be articulated through a variation or terracing in
height, detailing and/or change in massing.
ii. Secondary roofs shall transition over entrances, porches, garages, dormers,
towers or other architectural projections.
iii. Offsets in roof planes shall be a minimum of two (2) feet in the vertical
plane.
iv. Termination at the top of flat roof parapets shall be articulated by design
details and/or changes in materials and color.
v. Rooftop equipment shall be hidden from view by incorporating equipment
screens of compatible design and materials.
g. Facades and Walls. Each multi -family dwelling shall be articulated with projections,
recesses, covered doorways, balconies, covered box or bay windows and/or other
similar features, dividing large facades and walls into human -scaled proportions
similar to the adjacent single- or two-family dwellings, and shall not have repetitive,
monotonous undifferentiated wall planes. Building facades shall be articulated with
horizontal and/or vertical elements that break up blank walls of forty (40) feet or
longer. Facade articulation can be accomplished by offsetting the floor plan,
recessing or projection of design elements, change in materials and/or change in
contrasting colors. Projections shall fall within setback requirements.
h. Colors and Materials. Colors of nonmasonry materials shall be varied from
structure to structure to differentiate between buildings and provide variety and
individuality. Colors and materials shall be integrated to visually reduce the scale of
the buildings by contrasting trim, by contrasting shades or by distinguishing one (1)
c. Height. In order to encourage roof forms, dormers, windows, balconies and similar
features associated with occupied space, to the extent reasonably feasible,
buildings or parts of buildings shall be at least one and one-half (1.5) stories in
height (with functional and occupied space under the roof). The maximum height
shall be two and one-half (2.5) stories.
d. Roof Form. Buildings shall have either: 1) sloped roofs; 2) combined flat and sloped
roofs, provided that the sloped portion(s) forms a substantial part of the building
and is related to the integral structure, entries and activity areas; or 3) flat roofs
with building massing stepped or terraced back to form usable roof terrace area(s).
The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than
four thousand (4,000) square feet of gross floor area shall have at least three (3)
roof planes that are directly related to building facade articulations.
e. Building Massing. No building permitted by this Section shall have a single
undifferentiated mass with a footprint over ten thousand (10,000) square feet. No
building footprint shall exceed a total of twenty thousand (20,000) square feet.
i. For any building with a footprint in excess of ten thousand (10,000) square
feet, walls that are greater than seventy-five (75) feet in length shall
incorporate recesses or projections created by wall plane returns of at least
thirty (30) feet; any such building shall be differentiated into multiple
sections of mass in order to achieve proportions that are compatible in
scale with adjacent residential neighborhoods.
ii. Minimum front yard setback of all buildings shall be fifteen (15) feet in
order to provide a landscaped front yard consistent with the residential
character of the L-M-N zone district.
f. Orientation. Building entrances shall face and open directly onto the adjoining local
street with parking and any service functions located in side or rear yards and
incorporated into the development according to the provisions of this Land Use
Code.
g. Outdoor Storage. Outdoor storage shall be prohibited.
h. Hours of Operation. The decision maker may limit hours of operation, hours when
trucking and deliveries may occur, and other characteristics of the nonresidential
uses in order to enhance the compatibility with residential uses.
I. Drive-in Uses. Drive-in uses shall be prohibited.
(3) Maximum Residential Building Height. The maximum height of single- and two-family
dwellings shall be two and one-half (2.5) stories.
(4) Design Standards for Multi -Family Dwellings Containing More Than Eight (8) Dwelling Units.
Each multi -family dwelling containing more than eight (8) dwelling units shall feature a
variety of massing proportions, wall plane proportions, roof proportions and other
characteristics similar in scale to those of single-family detached dwelling units, so that such
larger buildings can be aesthetically integrated into the low density neighborhood. The
following specific standards shall also apply to such multi -family dwellings:
a. Maximum Number. The maximum number of dwelling units shall be twelve (12).
b. Orientation and Setbacks. Setbacks from the property line of abutting property
containing single- and two-family dwellings shall be twenty-five (25) feet.
c. Variation Among Repeated Buildings. For any development containing at least five
(5) and not more than seven (7) dwelling units, there shall be at least two (2)
distinctly different building designs. For any such development containing more
than seven (7) dwelling units, there shall be at least three (3) distinctly different
spaces; orienting building entrances to connecting walkways; and, to the extent
reasonably feasible, maintaining/continuing the architectural themes or character
of nearby neighborhoods.
e. Outdoor Spaces. A publicly accessible outdoor space such as a park, plaza, pavilion
or courtyard shall be included within or adjacent to every neighborhood center to
provide a focal point for such activities as outdoor gatherings, neighborhood
events, picnicking, sitting and passive and active recreation.
(4) Not applicable
(5) Facing Uses. To the extent reasonably feasible, land use boundaries in neighborhoods shall
occur at mid -block locations rather than at streets, so that similar buildings face each other.
(6) Small Neighborhood Parks. Either a neighborhood park or a privately owned park, that is at
least one (1) acre in size, shall be located within a maximum of one-third (1/3) mile of at
least ninety (90) percent of the dwellings in any development project of ten (10) acres or
larger as measured along street frontage. Such parks shall meet the following criteria:
a. Location. Such parks shall be highly visible, secure settings formed by the street
layout and pattern of lots and easily observed from streets. Rear facades and rear
yards of dwellings shall not abut more than two (2) sides or more than fifty (50)
percent of the perimeter frontage of the park.
b. Accessibility. All parts of such parks shall be safely and easily accessible by
pedestrians and open to the public.
c. Facilities. Such parks shall consist of multiple -use turf areas, walking paths, plazas,
pavilions, picnic tables, benches or other features for various age groups to enjoy.
d. Ownership and Maintenance. Such parks may, in the discretion of the city, be
acquired by the city (through dedication or purchase), or be privately owned and
maintained by the developer or property owners association.
e. Storm Drainage. When integrating storm drainage and detention functions to
satisfy this requirement, the design of such facilities shall not result in slopes or
gradients that conflict with other recreational and civic purposes of the park.
Development Standards —
(1) Streets and Blocks.
a. Street System Block Size. The local street system provided by the development
shall provide an interconnected network of streets in a manner that results in
blocks of developed land bounded by connecting streets no greater than twelve
(12) acres in size.
b. Mid -Block Pedestrian Connections. If any block face is over seven hundred (700)
feet long, then walkways connecting to other streets shall be provided at
approximately mid -block or at intervals of at least every six hundred fifty (650) feet,
whichever is less.
(2) Nonresidential and Mixed -Use Buildings.
a. All nonresidential buildings permitted under this Section, including industrial
buildings, shall meet the standards for Mixed -Use and Commercial Buildings in
Section 3.5.3.
b. Maximum Size. No building footprint shall exceed a total of twenty thousand
(20,000) square feet, with the exception of schools and places of worship and
assembly.
phased overall development; and a minimum of three (3) housing types shall be
required on any such project development plan containing forty-five (45) acres or
more.
b. Lot sizes and dimensions shall be varied for different housing types to avoid
monotonous streetscapes. For example, larger housing types on larger lots are
encouraged on corners. Smaller lots abutting common open spaces are encouraged.
c. The following list of housing types shall be used to satisfy this requirement:
I. Standard lot single-family detached dwellings (lots containing six thousand
[6,000] square feet or more).
ii. Small lot single-family detached dwellings (lots containing less than six
thousand [6,0001 square feet).
iii. Two-family dwellings.
iv. Single-family attached dwellings.
v. Mixed -use dwelling units.
vi. Multi -family dwellings (limited to eight [8] dwelling units per building);
1. Mobile home parks.
d. A single housing type shall not constitute more than ninety (90) percent of the total
number of dwelling units. If single-family detached dwellings are the only housing
types included in the mix, then the difference between the average lot size for each
type of single-family detached dwelling shall be at least two thousand (2,000)
square feet.
(3) Neighborhood Centers.
a. Access to Neighborhood Center. At least ninety (90) percent of the dwellings in all
development projects greater than forty (40) acres shall be located within three
thousand nine hundred sixty (3,960) feet (three-quarter [%] mile) of either a
neighborhood center contained within the project, or an existing neighborhood
center located in an adjacent development, or an existing or planned Neighborhood
Commercial District commercial project, which distance shall be measured along
street frontage, and without crossing an arterial street. Neighborhood centers shall
meet the requirements contained in subparagraphs (b) through (e) below.
b. Location. A neighborhood center shall be planned as an integral part of surrounding
residential development and located where the network of local streets provides
direct access to the center. Neighborhood centers that are located on arterial
streets and that include retail uses or restaurants shall be spaced at least three
thousand nine hundred sixty (3,960) feet (three-quarters [%] mile) apart.
c. Land Use Requirements. A neighborhood center shall include two (2) or more of
the following uses: mixed -use dwelling units; community facilities; neighborhood
support/recreation facilities; schools; child care centers; places of worship or
assembly; convenience retail stores; offices, financial services and clinics; personal
or business service shops; standard or fast food restaurants (without drive-in or
drive -through facilities); small animal veterinary clinics; and artisan or photography
studios or galleries. No drive-in facilities shall be permitted. A neighborhood center
shall be a maximum of five (5) acres in size, excluding such portion of the
neighborhood center which is composed of a school, park, place of worship and
assembly and/or outdoor space as defined in subparagraph (e) of this Section.
d. Design and Access. The design of neighborhood centers shall be integrated with
surrounding residential areas by matching the scale of nearby residential buildings;
providing direct access from surrounding residential areas; creating usable outdoor
(a) Minimum lot width shall be sixty (60) feet for a single-family dwelling or child-care center
and one hundred (100) feet for all other uses.
(b) Minimum setback of the front yard shall be twenty (20) feet.
(c) Minimum setback of the rear yard shall be fifteen (15) feet, except that the minimum setback
of alley -accessed garages shall be six (6) feet.
(d) For residential uses, the minimum side yard width shall be fifteen (15) feet on the street side
of any corner lot and five (5) feet for all interior side yards. For all other uses, the minimum side
yard width shall be the equivalent of one (1) foot for each three (3) feet or fraction thereof of
building height, provided that for school or church uses no side yard shall be less than twenty-
five (25) feet wide.
(e) Maximum building height shall be twenty-eight (28) feet for a single-family dwelling,
accessory building, group home or child care center and three (3) stories for all other uses.
Development Standards -
none
Low Density Mixed Use Neighborhood District (L-M-N)
Land Use Standards -
(1) Density.
a. Residential developments in the Low Density Mixed -Use Neighborhood District shall
have an overall minimum average density of five (5) dwelling units per net acre of
residential land, except that residential developments (whether overall
development plans or project development plans) containing twenty (20) acres or
less and located in the area defined as "infill area" need not comply with the
requirement of this subparagraph (a).
b. The maximum density of any development plan taken as a whole shall be eight (8)
dwelling units per gross acre of residential land, except that affordable housing
projects (whether approved pursuant to overall development plans or project
development plans) containing ten (10) acres or less may attain a maximum density,
taken as a whole, of twelve (12) dwellings units per gross acre of residential land.
c. The maximum density of any phase in a multiple -phase development plan shall be
twelve (12) dwelling units per gross acre of residential land, and the maximum
density of any portion of a phase containing a grouping of two (2) or more multi-
family structures shall be twelve (12) dwelling units per gross acre of residential
land.
(2) Mix of Housing. A mix of permitted housing types shall be included in any individual
development plan, to the extent reasonably feasible, depending on the size of the parcel. In
order to promote such variety, the following minimum standards shall be met:
a. A minimum of two (2) housing types shall be required on any project development
plan containing thirty (30) acres or more, including such plans that are part of a
New Right
Turn Lane
For Westbound Drake Road
at Lemay Avenue
A new, right -turn lane is proposed so traffic heading west
on Drake Road can turn right -on -red to go north on Lemay
Avenue.
Currently, both through -traffic and right-tum traffic is
combined in a single lane. The new, separate right -turn
lane would alleviate congestion.
Tasks
- Relocate trees and replace shrubs to create the ground
needed for the proposed right -turn lane.
- Construct a new, 5'-wide, attached sidewalk and T-high
seat walls behind the sidewalk.
Lpp„nn� �. PARInNOOD
„uau,� • LAKE
Timeline:
Moving the trees may begin this fall. Construction will
begin in Spring 2010 and take about 6-8 weeks to
complete. During construction, there will be single lane
closures, and delays can be expected.
Funding:
The project is being funded through a federal grant called
Congestion Management and Air Quality (80%) and the
City of Fort Collins (20%). The preliminary estimate for
the total project is approximately $240,000.
For more information:
Please contact Tim Kemp, Civil Engineer, at
970-416-2719 or tkemp@fcgov.mm.
,.af
Fort Collins
EV ngineenng