HomeMy WebLinkAboutLANDMARK APARTMENTS EXPANSION - PDP - PDP120031 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWComments from Planning and relavent sections:
1. Per the Medium Density Mixed Use Neighborhoods (M-M-N) District land use code
requirements, proposed project must have access to a park, central feature or gathering
space. Please refer to thealternatives in Division 4.6(D)(3) to satisfy this requirement.
DIVISION 4.6 MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT
(M-M-N)
(D) Land Use Standards.
(3) Access to a park, central feature or gathering place. At least ninety (90) percent of the
dwellings in all development projects shall be located within one thousand three hundred twenty
(1,320) feet (one-quarter [¼] mile) of either a neighborhood park, a privately owned park or a
central feature or gathering place that is located either within the project or within adjacent
development, which distance shall be measured along street frontage without crossing an arterial
street. Such parks, central features or gathering places shall contain one (1) or more of the
following uses:
(a) Public parks, recreation areas or other open lands.
(b) Privately owned parks, meeting the following criteria:
1. Size. In development projects greater than two (2) acres in gross area, such private parks
must be a minimum of ten thousand (10,000) square feet. In development projects with a gross
area of two (2) acres or less, such private parks must be a minimum of six (6) percent of the
gross site area.
2. 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.
3. Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians, and
open to the public.
4. 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 utilize.
5. 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
6. 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.
(c) Community facilities or neighborhood support/recreation facilities (which are permitted as an
accessory use to housing). If such facility is smaller than the required minimum size for privately
owned parks as required in subparagraph (b) above, then the facility shall be physically
integrated with such park space as needed to meet the required minimum size.
2. If the proposed three-story buildings are greater than 40 feet in height, the building
height review standardsshall apply as described in 3.5.1(G).
3.5.1 Building and Project Compatibility
(G) Building Height Review.
(1) Special Height Review/Modifications.
Purpose. The purpose of this Section is to establish a special process to
review buildings or structures that exceed forty (40) feet in height. Its
intent is to encourage creativity and diversity of architecture and site
design within a context of harmonious neighborhood planning and
coherent environmental design, to protect access to sunlight, to preserve
desirable views and to define and reinforce downtown and designated
activity centers. All buildings or structures in excess of forty (40) feet in
height shall be subject to special review pursuant to this subsection (G).
(a) Review Standards. If any building or structure is proposed to be
greater than forty (40) feet in height above grade, the building or
structure must meet the following special review criteria:
1. Views. A building or structure shall not substantially
alter the opportunity for, and quality of, desirable views
from public places, streets and parks within the community.
Desirable views are views by the community of the
foothills, mountains and/or significant local landmarks (i.e.,
Long's Peak, Horsetooth Mountain). Techniques to
preserve views may include, but are not limited to,
reducing building or structure mass, changing the
orientation of buildings and increasing open space
setbacks.
2. Light and Shadow. Buildings or structures greater than
forty (40) feet in height shall be designed so as not to have
a substantial adverse impact on the distribution of natural
and artificial light on adjacent public and private property.
Adverse impacts include, but are not limited to, casting
shadows on adjacent property sufficient to preclude the
functional use of solar energy technology, creating glare
such as reflecting sunlight or artificial lighting at night,
contributing to the accumulation of snow and ice during the
winter on adjacent property, and shading of windows or
gardens for more than three (3) months of the year.
Techniques to reduce the shadow impacts of a building may
include, but are not limited to, repositioning of a structure
on the lot, increasing the setbacks, reducing building or
structure mass or redesigning a building or structure’s
shape.
3. Privacy. Buildings or structures greater than forty (40)
feet in height shall be designed to avoid infringing on the
privacy of adjacent public and private property, particularly
adjacent residential areas and public parks. Techniques to
improve the level of privacy in a neighborhood may
include, but not be limited to, providing landscaping,
fencing and open space, and changing building or structure
orientation away from adjacent residential development.
4. Neighborhood Scale. Buildings or structures greater than
forty (40) feet in height shall be compatible with the scale
of the neighborhoods in which they are situated in terms of
relative height, height to mass, length to mass, and building
or structure scale to human scale.
(b) Submittal Requirements. All development plans proposing
building or structure heights in excess of forty (40) feet shall, at a
minimum, include the following information:
1. a shadow analysis that indicates on the project
development site plan the location of all shadows cast by
the building or structure (with associated dates of the year);
2. a visual analysis that:
a. identifies the extent to which existing views may
be blocked;
b. depicts in graphic form views before and after the
project, utilizing photographs of the area and
neutral drawings derived from at least two (2)
points from which the proposal will be commonly
viewed, one (1) of which should be a vista towards
the foothills; and
c. indicates these points of observation on an inset
map or plan of the area; and
3. a summary of the key conclusions of the shadow and
visual analysis, and steps to be taken to comply with the
review standards set forth above.
(c) Modification of Height Limits. To provide flexibility in
meeting the height limits contained in Article 4 of this Land Use
Code, such height limits can be either increased or decreased by
the decision maker in the development review process for the
following purposes:
1. preserving the character of existing residential
neighborhoods;
2. allowing architectural embellishments consistent with
architectural style, such as peaked roof sections, corner
turrets, belvederes or cupolas;
3. defining and reinforcing the downtown areas the major
focal point in the community;
4. allowing for maximum utilization of activity centers;
5. protecting access to sunlight;
6. providing conscious direction to the urban form of the
City through careful placement of tall buildings or
structures within activity centers;
7. allowing rooftop building extensions to incorporate
HVAC equipment.
3. Please be aware per the M-M-N Division 4.6 standards, setbacks from the property
line of abuttingproperty containing single-family dwellings is 25 feet.
DIVISION 4.6 MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (M-M-
N)
(A) Purpose. The Medium Density Mixed-Use Neighborhood District is intended
to be a setting for concentrated housing within easy walking distance of transit
and a commercial district. Secondarily, a neighborhood may also contain other
moderate-intensity complementary and supporting land uses that serve the
neighborhood. These neighborhoods will form a transition and a link between
surrounding neighborhoods and the commercial core with a unifying pattern of
streets and blocks. Buildings, streets, bike and walking paths, open spaces and
parks will be configured to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density
neighborhoods (typically the L-M-N zone district) and a central commercial core
(typically an N-C or C-C zone district). The intent is for the component zone
districts to form an integral, town-like pattern of development, and not merely a
series of individual development projects in separate zone districts.
(B) Permitted Uses.
(1) The following uses are permitted in the M-M-N District, subject to
basic development review, provided that such uses are located on lots that
are part of an approved site specific development plan:
(a) Accessory/Miscellaneous Uses:
1. Accessory buildings.
2. Accessory uses.
(b) Any use authorized pursuant to a site specific development
plan that was processed and approved either in compliance with
the Zoning Code in effect on March 27, 1997, or in compliance
with this Land Use Code (other than a final subdivision plat, or
minor subdivision plat, approved pursuant to Section 29-643 or 29-
644 of prior law, for any nonresidential development or any multi-
family dwelling containing more than four [4] dwelling units),
provided that such use shall be subject to all of the use and density
requirements and conditions of said site specific development plan.
(c) Any use which is not hereafter listed as a permitted use in this
zone district but which was permitted for a specific parcel of
property pursuant to the zone district regulations in effect for such
parcel on March 27, 1997; and which physically existed upon such
parcel on March 27, 1997; provided, however, that such existing
use shall constitute a permitted use only on such parcel of property.
(d) Institutional/Civic/Public Uses:
1. Neighborhood parks as defined by the Parks and
Recreation Policy Plan.
(e) Residential Uses:
1. Extra occupancy rental houses with five (5) or fewer
tenants.
2. Shelters for victims of domestic violence.
(2) The following uses are permitted in the M-M-N District, subject to
administrative review:
(a) Residential Uses:
1. Single-family detached dwellings on lots containing no
more than six thousand (6,000) square feet.
2. Two-family dwellings.
3. Single-family attached dwellings.
4. Multi-family dwellings.
5. Mixed-use dwellings.
6. Group homes for up to eight (8) developmentally
disabled or elderly persons.
7. Extra occupancy rental houses with more then five (5)
tenants.
(b) Institutional/Civic/Public Uses:
1. Places of worship or assembly.
2. Public and private schools, including colleges,
universities, vocational and technical training.
3. Community facilities.
4. Minor public facilities.
5. Parks, recreation and other open lands, except
neighborhood parks as defined by the Parks and Recreation
Policy Plan.
(c) Commercial/Retail Uses:
1. Bed and breakfast establishments with no more than six
(6) beds.
2. Convenience retail stores without fuel sales.
3. Artisan and photography studios and galleries.
4. Child care centers.
5. Adult day/respite care centers.
6. Restaurant, limited mixed-use.
(3) The following uses are permitted in the M-M-N District, subject to
Planning and Zoning Board review:
(a) Residential Uses:
1. Group homes, other than allowed in subparagraph (2)(a)
above.
2. Fraternity and sorority houses.
(b) Institutional/Civic/Public Uses:
1. Public and private schools for elementary, intermediate
and high school education.
2. Long-term care facilities.
(c) Commercial and Retail Uses:
1. Personal and business service shops.
2. Offices, financial services, clinics and small animal
veterinary clinics.
(d) Accessory/Miscellaneous Uses:
1. Wireless telecommunication equipment.
(C) Prohibited Uses. All uses that are not (1) expressly allowed as permitted uses
in this Section or (2) determined to be permitted by the Director or the Planning
and Zoning Board pursuant to Section 1.3.4 of this Land Use Code shall be
prohibited.
(D) Land Use Standards.
(1) Density. Residential developments in the Medium Density Mixed-Use
Neighborhood District shall have an overall minimum average density of
twelve (12) dwelling units per net acre of residential land except that
residential developments (whether approved pursuant to overall
development plans or project development plans) containing twenty (20)
acres or less shall have an overall minimum average density of seven (7)
dwelling units per net acre of residential land. The requirements of this
paragraph shall not apply to mixed-use dwellings in multistory mixed-use
buildings.
(a) The minimum residential density of any phase in a multiple-
phase development plan shall be seven (7) dwelling units per net
acre of residential land.
(2) Mix of Housing Types. A complete range of the permitted housing
types is encouraged in a neighborhood and within any individual
development plan, to the extent reasonably feasible, depending on the size
of the parcel. The following minimum standards are intended to promote
such variety:
(a) A minimum of two (2) housing types shall be required on any
development parcel sixteen (16) acres or larger, including parcels
part of a phased development. A minimum of three (3) housing
types shall be required on any development parcels thirty (30)
acres or larger.
(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:
1. Small lot single-family detached dwellings on lots
containing less than six thousand (6,000) square feet.
2. Two-family dwellings.
3. Single-family attached dwellings.
4. Mixed-use dwelling units.
5. Group homes.
6. Multifamily dwellings.
(d) Lot pattern. The lot size and layout pattern for Medium
Density Mixed-Use Neighborhoods shall be designed to allow
buildings to face toward the street.
(3) Access to a park, central feature or gathering place. At least ninety
(90) percent of the dwellings in all development projects shall be located
within one thousand three hundred twenty (1,320) feet (one-quarter [¼]
mile) of either a neighborhood park, a privately owned park or a central
feature or gathering place that is located either within the project or within
adjacent development, which distance shall be measured along street
frontage without crossing an arterial street. Such parks, central features or
gathering places shall contain one (1) or more of the following uses:
(a) Public parks, recreation areas or other open lands.
(b) Privately owned parks, meeting the following criteria:
1. Size. In development projects greater than two (2) acres
in gross area, such private parks must be a minimum of ten
thousand (10,000) square feet. In development projects
with a gross area of two (2) acres or less, such private parks
must be a minimum of six (6) percent of the gross site area.
2. 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.
3. Accessibility. All parts of such parks shall be safely and
easily accessible by pedestrians, and open to the public.
4. 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 utilize.
5. 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.
6. 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.
(c) Community facilities or neighborhood support/recreation
facilities (which are permitted as an accessory use to housing). If
such facility is smaller than the required minimum size for
privately owned parks as required in subparagraph (b) above, then
the facility shall be physically integrated with such park space as
needed to meet the required minimum size.
(4) Secondary Uses. All residential uses, parks and recreational facilities
and community facilities are considered the primary uses of this zone
district. All other permitted uses are considered secondary uses in this
zone district and, for projects containing ten (10) or more acres, together
shall occupy no more than fifteen (15) percent of the total gross area of
any development plan. If the project contains less than ten (10) acres, the
development plan must demonstrate how it contributes to the overall mix
of land uses within the surrounding area, but shall not be required to
provide a mix of land uses within the development.
(E) Development Standards.
(1) Block Requirements. All development shall comply with the applicable
standards set forth below, unless the decision maker determines that
compliance with a specific element of the standard is infeasible due to
unusual topographic features, existing development, safety factors or a
natural area or feature:
(a) Block structure. Each Medium Density Mixed-Use
Neighborhood and each development within this District shall be
developed as a series of complete blocks bounded by streets
(public or private). (See Figures 17A through 17F). Natural areas,
irrigation ditches, high-voltage power lines, operating railroad
tracks and other similar substantial physical features may form up
to two (2) sides of a block.
(b) Block size. All blocks shall be limited to a maximum size of
seven (7) acres.
(c) Minimum building frontage. Forty (40) percent of each block
side or fifty (50) percent of the block faces of the total block shall
consist of either building frontage, plazas or other functional open
space.
(d) Building height. Buildings shall be limited to a maximum of
three (3) stories.
(2) Buildings.
(a) The portion of a building located within a radius of seventy-
five (75) feet of the right-of-way of an intersection of two (2)
arterial streets may contain an additional fourth story.
(b) The portion of a building within a radius of fifty (50) feet of the
right-of-way of any street intersection (except an arterial/arterial
intersection) may contain an additional fourth story.
(c) Minimum setback from street right-of-way: none.
Figure 17A
Example of Shopping Center on One Block
Figure 17B
Example of Park/Civic Block
Figure 17C
Example of Garden Apartment Block
Figure 17D
Example of Townhouses and Small Lot Houses
Figure 17E
Example of Bungalow Block
Figure 17F
Example of Office Block
(3) Design standards for multi-family dwellings.
(a) Orientation and setbacks. Setbacks from the property line of
abutting property containing single- and two-family dwellings
shall be twenty-five (25) feet.
(b) Variation among repeated buildings. For any development
con-taining at least five (5) and not more than seven (7) buildings
(excluding clubhouses/leasing offices), there shall be at least two
(2) distinctly different building designs. For any such development
containing more than seven (7) buildings (excluding clubhouses/
leasing offices), there shall be at least three (3) distinctly different
building designs. For all developments, there shall be no more than
two (2) similar buildings placed next to each other along a street,
street-like private drive or major walkway spine. Buildings shall be
considered similar unless they vary significantly in footprint size
and shape, architectural evaluations 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 fea-
tures.
(c) Variation of color. Each multi-family building shall feature a
palette of muted colors, earth tone colors, natural colors found in
sur-rounding 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.
(d) Entrances. Entrances shall be made clearly visible from the
streets and public areas through the use of architectural elements
and landscaping.
(e) Roofs. Roof lines may be either sloped, flat or curved, but must
include at least two (2) of the following elements:
1. The primary roof line shall be articulated through a
variation or terracing in height, detailing and/or change in
massing.
2. Secondary roofs shall transition over entrances, porches,
garages, dormers, towers or other architectural projections.
3. Offsets in roof planes shall be a minimum of two (2) feet
in the vertical plane.
4. Termination at the top of flat roof parapets shall be
articulated by design details and/or changes in materials
and color.
5. Rooftop equipment shall be hidden from view by
incorporating equipment screens of compatible design and
materials.
(f) 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, 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 may 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.
(g) Colors and materials. Colors of non-masonry 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) section or architectural element from
another. Bright colors, if used, shall be reserved for accent and
trim.
4. Please consider the Street-Like Private Drives standards for the layout of the parking
and circulation of the site listed in 3.6.2 (L)(c), as this may be part of a solution to bring
the site plan into conformance with many of these comments. Additionally, per
3.6.2(L)(2)(b) please be aware that private drives are limited to 660 feet in length.
3.6.2 Streets, Streetscapes, Alleys and Easements
(L) Private Drives and Street-Like Private Drives.
(c) Street-Like Private Drives. A street-like private drive shall be
allowed as primary access to facing buildings or to parcels internal
to a larger, cohesive development plan, or for the purposes of
meeting other requirements for streets. Street-like private drives
shall be designed to include travel lanes, on-street parking, tree-
lined border(s), detached sidewalk(s) and crosswalks. Other
features such as bikeways, landscaped medians, corner plazas and
pedestrian lighting may be provided to afford an appropriate
alternative to a street in the context of the development plan.
On-street parking for abutting buildings may be parallel or angled.
Head-in parking may only be used in isolated parking situations.
Such street-like private drives must be similar to public or private
streets in overall function and buildings shall front on and offer
primary orientation to the street-like private drive.
Street-like private drives may be used in conjunction with other
standards, such as block configuration, orientation to connecting
walkways, build-to-lines, or street pattern and connectivity.
5. Article 4.6(D)(2)(1) requires that the layout pattern for Medium Density Mixed Use
Neighborhoods be designed to allow buildings to face towards a street.
DIVISION 4.6 MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (M-M-N)
(D) Land Use Standards
(d) Lot pattern. The lot size and layout pattern for Medium Density Mixed-Use Neighborhoods shall
be designed to allow buildings to face toward the street.
6. Please be advised that all building entrances need to be made clearly visible from
streets through the useof architectural elements and landscaping per Article 4.6(E)(3)(d).
DIVISION 4.6 MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (M-M-N)
(E) Development Standards.
(3) Design standards for multi-family dwellings.
(d) Entrances. Entrances shall be made clearly visible from the streets and public areas through the use
of architectural elements and landscaping.
7. The proposed concept plan is not in conformance with the Residential Building
Standards. As described in3.5.2(C), orientation to a Connecting Walkway is required.
Every front building facade with a primary entrance to a dwelling unit shall face the
adjacent street. Every front facade with a primary entrance to a dwelling unit shall face a
connecting walkway with no primary entrance more than two hundred (200) feet from a
street sidewalk. The following exceptions to this standard are permitted: A primary
entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary
entrance faces and opens directly onto a connecting walkway that qualifies as a major
walkway spine. If a multi-family building has more than one front facade, and if one of the
front facades faces and opens directly onto a street sidewalk, the primary entrances
located on the other front facade(s) need not face a street sidewalk or connecting
walkway. Connecting walkway is defined as: (1) any street sidewalk, or (2) any walkway
that directly connects a main entrance of a building to the street sidewalk without
requiring pedestrians to walk across parking lots or driveways, around buildings or
around parking lot outlines which are not aligned to a logical route. Major walkway spine
shall mean a tree-lined connecting walkway that is at least five (5) feet wide, with
landscaping along both sides, located in an outdoor space that is at least thirty-five (35)
feet in its smallest dimension, with all parts of such outdoor space directly visible from a
public street.
3.5.2 Residential Building Standards
(C) Relationship of Dwellings to Streets and Parking.
(1) Orientation to a Connecting Walkway. Every front facade with a
primary entrance to a dwelling unit shall face the adjacent street to the
extent reasonably feasible. Every front facade with a primary entrance to a
dwelling unit shall face a connecting walkway with no primary entrance
more than two hundred (200) feet from a street sidewalk. The following
exceptions to this standard are permitted:
(a) Up to two (2) single-family detached dwellings on an
individual lot that has frontage on either a public or private street.
(b) A primary entrance may be up to three hundred fifty (350) feet
from a street sidewalk if the primary entrance faces and opens
directly onto a connecting walkway that qualifies as a major
walkway spine.
(c) If a multi-family building has more than one (1) front facade,
and if one (1) of the front facades faces and opens directly onto a
street sidewalk, the primary entrances located on the other front
facade(s) need not face a street sidewalk or connecting walkway.
(2) Street-Facing Facades. Every building containing four (4) or more
dwelling units shall have at least one (1) building entry or doorway facing
any adjacent street that is smaller than a full arterial or has on-street
parking.
8. The proposed concept plan is not in conformance with 3.5.2(C)(2) which requires that
every building containing four or more dwelling units shall have at least one building
entry or doorway facing any adjacent street that is smaller than a full arterial or has on-
street parking.
3.5.2 Residential Building Standards
(C) Relationship of Dwellings to Streets and Parking.
(2) Street-Facing Facades. Every building containing four (4) or more
dwelling units shall have at least one (1) building entry or doorway facing
any adjacent street that is smaller than a full arterial or has on-street
parking.
9. The block standards described in 4.6(E)(1) require that each development in the M-M-N district
utilize a series of complete blocks surrounded by streets (public or private). This standard is
illustrated in Figure 17C in 4.6(E), and is a standard that is intended to work in conjunction with other
requirements such as street-facing facades and proximity of building entrances to streets or
connecting walkways. Typically deviations from these standards are not supported.
DIVISION 4.6 MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (M-M-N)
(E) Development Standards.
(1) Block Requirements. All development shall comply with the applicable
standards set forth below, unless the decision maker determines that
compliance with a specific element of the standard is infeasible due to
unusual topographic features, existing development, safety factors or a
natural area or feature:
(a) Block structure. Each Medium Density Mixed-Use
Neighborhood and each development within this District shall be
developed as a series of complete blocks bounded by streets
(public or private). (See Figures 17A through 17F). Natural areas,
irrigation ditches, high-voltage power lines, operating railroad
tracks and other similar substantial physical features may form up
to two (2) sides of a block.
(b) Block size. All blocks shall be limited to a maximum size of
seven (7) acres.
(c) Minimum building frontage. Forty (40) percent of each block
side or fifty (50) percent of the block faces of the total block shall
consist of either building frontage, plazas or other functional open
space.
(d) Building height. Buildings shall be limited to a maximum of
three (3) stories.
Figure 17C
Example of Garden Apartment Block
10. Per 3.5.1(H) regarding land use transition, the proposed project must satisfy a
compatible transition with surrounding land uses to the maximum extent feasible.
3.5.1 Building and Project Compatibility
(H) Land Use Transition. When land uses with significantly different visual character are proposed
adjacent to each other and where gradual transitions are not possible or not in the best interest of the
community, the development plan shall, to the maximum extent feasible, achieve compatibility through
compliance with the standards set forth in this Division regarding scale, form, materials and colors,
buffer yards and adoption of operational standards including limits on hours of operation, lighting,
placement of noise-generating activities and similar restrictions.
11. In addition to the general layout of proposed buildings and site plan elements, be
advised that the determination of compliance with the landscape standards described in
Section 3.2.1(E)(1 through 6) and 3.2.1(G) regarding buffering between incompatible
uses, landscape area, water conservation, parking landscaping, and screening are a key
component of this project’s review.
3.2.1 Landscaping and Tree Protection
(E) Landscape Standards. All development applications shall include landscape
plans that meet the following minimum standards:
(1) Buffering Between Incompatible Uses and Activities. In situations
where the Director determines that the arrangement of uses or design of
buildings does not adequately mitigate conflicts reasonably anticipated to
exist between dissimilar uses or building designs, one (1) or more of the
following landscape buffering techniques shall be used to mitigate the
conflicts.
(a) Separation and screening with plant material: planting dense
stands of evergreen trees, canopy shade trees, ornamental trees or
shrubs;
(b) Integration with plantings: incorporating trees, vines, planters
or other plantings into the architectural theme of buildings and
their outdoor spaces to subdue differences in architecture and bulk
and avoid harsh edges;
(c) Establishing privacy: establishing vertical landscape elements
to screen views into or between windows and defined outdoor
spaces where privacy is important, such as where larger buildings
are proposed next to side or rear yards of smaller buildings;
(d) Visual integration of fences or walls: providing plant material
in conjunction with a screen panel, arbor, garden wall, privacy
fence or security fence to avoid the visual effect created by
unattractive screening or security fences;
(e) Landform shaping: utilizing berming or other grade changes to
alter views, subdue sound, change the sense of proximity and
channel pedestrian movement.
(2) Landscape Area Treatment. Landscape areas shall include all areas on
the site that are not covered by buildings, structures, paving or impervious
surface. Landscape areas shall consist only of landscaping. The selection
and location of turf, ground cover (including shrubs, grasses, perennials,
flowerbeds and slope retention), and pedestrian paving and other
landscaping elements shall be used to prevent erosion and meet the
functional and visual purposes such as defining spaces, accommodating
and directing circulation patterns, managing visibility, attracting attention
to building entrances and other focal points, and visually integrating
buildings with the landscape area and with each other.
(a) Turf grass. High-use areas shall be planted with irrigated turf
grass. Nonirrigated shortgrass prairie grasses or other adapted
grasses that have been certified as Xeriscape landscaping may be
established in remote, low-use, low visibility areas.
(b) Planting beds. Shrub and ground cover planting beds shall be
separated from turf grass with edging and shall have open surface
areas covered with mulch.
(c) Slopes. Retaining walls, slope revetment or other acceptable
devices integrated with plantings shall be used to stabilize slopes
that are steeper than 3:1. If soil tests performed on the subject soils
indicate steeper slopes are stable without the above required
protection, then the maximum slope allowed without the above
required protection may be increased to the maximum stated in the
soils report or 2:1, whichever is less steep.
(d) Foundation Plantings. Exposed sections of building walls that
are in high-use or high-visibility areas of the building exterior shall
have planting beds at least five (5) feet wide placed directly along
at least fifty (50) percent of such walls.
(e) Parkways. All adjoining street parkways shall be landscaped in
connection with the development in accordance with the Larimer
County Urban Area Street Standards.
(f) Agricultural Use. If outdoor space is maintained in active
agricultural use, the landscape surfaces and ground cover standards
above shall not apply.
(3) Water Conservation. To the extent reasonably feasible, all landscape
plans shall be designed to incorporate water conservation materials and
techniques in order to comply with each of the Xeriscape landscaping
principles listed below. Xeriscape landscaping principles do not include or
allow artificial turf or plants, mulched (including gravel) beds or areas
without landscape plant material, paving of areas not required for
walkways, plazas or parking lots, bare ground, weed covered or infested
surfaces or any landscaping that does not comply with the standards of
this section.
(a) Xeriscape landscaping principles are as follows:
1. Design. Identify zones of different water requirements
and group plants together that have similar water needs;
2. Appropriate Use of Turf. Limit high-irrigation turf and
plantings to appropriate high-use areas with high visibility
and functional needs;
3. Low-Water-Using Plants. Choose low-water-demanding
plants and turf where practicable;
4. Irrigation. Design, operate and maintain an efficient
irrigation system;
5. Soil Preparation. Incorporate soil amendments before
planting;
6. Mulch. Add mulch to planting beds to a minimum depth
of three (3) inches;
7. Maintenance. Provide regular and attentive maintenance.
(b) Landscape plans submitted shall include:
1. Accurate and clear identification of all applicable
hydrozones using the following categories:
High Hydrozone: 18 gallons/s.f./season
Moderate Hydrozone: 10 gallons/s.f./season
Low Hydrozone: 3 gallons/s.f./season
Very Low Hydrozone: 0 gallons/s.f./season
2. A water budget chart that shows the total annual water
use, which shall not exceed fifteen (15) gallons/square foot
over the site, including all hydrozones used on the
landscape plan.
(4) Parking Lot Perimeter Landscaping. Parking lot perimeter landscaping
(in the minimum setback areas required by Section 3.2.2(J) (Access,
Circulation and Parking) shall meet the following minimum standards:
(a) Trees shall be provided at a ratio of one (1) tree per twenty-five
(25) lineal feet along a public street and one (1) tree per forty (40)
lineal feet along a side lot line parking setback area. Trees may be
spaced irregularly in informal groupings or be uniformly spaced,
as consistent with larger overall planting patterns and organization.
Perimeter landscaping along a street may be located in and should
be integrated with the streetscape in the street right-of-way.
(b) Screening. Parking lots with six (6) or more spaces shall be
screened from abutting uses and from the street. Screening from
residential uses shall consist of a fence or wall six (6) feet in height
in combination with plant material and of sufficient opacity to
block at least seventy-five (75) percent of light from vehicle
headlights. Screening from the street and all nonresidential uses
shall consist of a wall, fence, planter, earthen berm, plant material
or a combination of such elements, each of which shall have a
minimum height of thirty (30) inches. Such screening shall extend
a minimum of seventy (70) percent of the length of the street
frontage of the parking lot and also seventy (70) percent of the
length of any boundary of the parking lot that abuts any
nonresidential use. Openings in the required screening shall be
permitted for such features as access ways or drainage ways.
Where screening from the street is required, plans submitted for
review shall include a graphic depiction of the parking lot
screening as seen from the street. Plant material used for the
required screening shall achieve required opacity in its winter
seasonal condition within three (3) years of construction of the
vehicular use area to be screened.
(5) Parking Lot Interior Landscaping. As required in Section 3.2.2(M)(1)
Access, Circulation and Parking, six (6) percent of the interior space of all
parking lots with less than one hundred (100) spaces, and ten (10) percent
of the interior space of all parking lots with one hundred (100) spaces or
more shall be landscape areas. (See Figure 1). All parking lot islands,
connecting walkways through parking lots and driveways through or to
parking lots shall be landscaped according to the following standards:
(a) Visibility. To avoid landscape material blocking driver sight
distance at driveway-street intersections, no plant material greater
than twenty-four (24) inches in height shall be located within
fifteen (15) feet of a curbcut.
(b) Maximized Area of Shading. Landscaped islands shall be
evenly distributed to the maximum extent feasible. At a minimum,
trees shall be planted at a ratio of at least one (1) canopy shade tree
per one hundred fifty (150) square feet of internal landscaped area
with a landscaped surface of turf, ground cover perennials or
mulched shrub plantings.
(c) Landscaped Islands. In addition to any pedestrian refuge areas,
each landscaped island shall include one (1) or more canopy shade
trees, be of length greater than eight (8) feet in its smallest
dimension, include at least eighty (80) square feet of ground area
per tree to allow for root aeration, and have raised concrete curbs.
Figure 1
(d) Walkways and Driveways. Connecting walkways through
parking lots, as required in subsection 3.2.2(B)(5)(a) (Walkways)
shall have one (1) canopy shade tree per forty (40) lineal feet of
such walkway planted in landscape areas within five (5) feet of
such walkway. Driveways through or to parking lots shall have one
(1) canopy shade tree per forty (40) lineal feet of and along each
side of such driveway, in landscape areas within five (5) feet of
such driveway.
(e) Parking bays shall extend no more than fifteen (15) parking
spaces without an intervening tree, landscape island or landscape
peninsula.
(f) Engineering. Detailed specifications concerning parking lot
surfacing material and parking lot drainage detention are available
from the City Engineer.
(6) Screening. Landscape and building elements shall be used to screen
areas of low visual interest or visually intrusive site elements (such as
trash collection, open storage, service areas, loading docks and blank
walls) from off-site view. Such screening shall be established on all sides
of such elements except where an opening is required for access. If access
is possible only on a side that is visible from a public street, a removable
or operable screen shall be required. The screen shall be designed and
established so that the area or element being screened is no more than
twenty (20) percent visible through the screen.
(a) Screening Materials. Required screening shall be provided in
the form of new or existing plantings, walls, fences, screen panels,
topographic changes, buildings, horizontal separation or a
combination of these techniques.
(G) Tree Protection Specifications. The following tree protection
specifications should be followed to the maximum extent feasible
for all projects with protected existing trees.
(1) Within the drip line of any protected existing tree, there shall
be no cut or fill over a four-inch depth unless a qualified arborist or
forester has evaluated and approved the disturbance.
(2) All protected existing trees shall be pruned to the City of Fort
Collins Forestry standards.
(3) Prior to and during construction, barriers shall be erected
around all protected existing trees with such barriers to be of
orange fencing a minimum of four (4) feet in height, secured with
metal T-posts, no closer than six (6) feet from the trunk or one-half
(½) of the drip line, whichever is greater. There shall be no storage
or movement of equipment, material, debris or fill within the
fenced tree protection zone.
(4) During the construction stage of development, the applicant
shall prevent the cleaning of equipment or material or the storage
and disposal of waste material such as paints, oils, solvents,
asphalt, concrete, motor oil or any other material harmful to the
life of a tree within the drip line of any protected tree or group of
trees.
(5) No damaging attachment, wires, signs or permits may be
fastened to any protected tree.
(6) Large property areas containing protected trees and separated
from construction or land clearing areas, road rights-of-way and
utility easements may be "ribboned off," rather than erecting
protective fencing around each tree as required in subsection
(G)(3) above. This may be accomplished by placing metal t-post
stakes a maximum of fifty (50) feet apart and tying ribbon or rope
from stake-to-stake along the outside perimeters of such areas
being cleared.
(7) The installation of utilities, irrigation lines or any underground
fixture requiring excavation deeper than six (6) inches shall be
accomplished by boring under the root system of protected existing
trees at a minimum depth of twenty-four (24) inches. The auger
distance is established from the face of the tree (outer bark) and is
scaled from tree diameter at breast height as described in the chart
below.
Tree Diameter at
Breast Height
(inches)
Auger Distance
From Face of
Tree (feet)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
Over 19 15
12. Any Project Development Plan submittal will need to address 3.2.2(C)(4) regarding
the location and number of bicycle parking spaces.
3.2.2 Access, Circulation and Parking
(C) Development Standards. All developments shall meet the following standards:
(4) Bicycle Facilities. Commercial, industrial, civic, employment and
multi-family residential uses shall provide bicycle facilities to meet the
following standards:
(a) Bicycle Parking. A minimum number of bicycle parking spaces
shall be provided, equal in number to five (5) percent of the total
number of automobile parking spaces provided by the
development, but not less than one (1).
(b) Location. For convenience and security, bicycle parking
facilities shall be located near building entrances, shall be visible
from the land uses they serve, and shall not be in remote
automobile parking areas. Such facilities shall not, however, be
located so as to impede pedestrian or automobile traffic flow nor
so as to cause damage to plant material from bicycle traffic.
(c) Design. Bicycle parking facilities shall be designed to allow the
bicycle frame and both wheels to be securely locked to the parking
structure. The structure shall be of permanent construction such as
heavy gauge tubular steel with angle bars permanently attached to
the pavement foundation. Bicycle parking facilities shall be at least
two (2) feet in width and five and one-half (5½) feet in length, with
additional back-out or maneuvering space of at least five (5) feet