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HomeMy WebLinkAboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - DOCUMENT MARKUPS - ROUND 2 - DESIGN NARRATIVE Mulberry & Greenfields – PUD Master Plan: Development Guide Fort Collins, CO | August 18, 2021 Introduction The standards included within this Mulberry & Greenfields – PUD Master Plan have been thoughtfully prepared in order to create a vibrant neighborhood, to be known as Bloom, within the City of Fort Collins. Bloom is a new mixed-use residential community designed to create harmony between the modern world and the beauty of nature. The vision is to share a unique view of t he world through colorful art, unique shapes, diverse patterns, and unexpected designs, bringing people, homes, plants, art, and programming together with dynamic, highly experiential spaces. The intimacy of an urban community is infused with choiceful biophilia that instills a deeper connection to the surrounding environment: natural materials are used in novel ways, art installations depict natural beauty, and walls and walkways are ingratiated by plants and soft, comforting materials. Table of Contents Table of Contents District 1 Standards 01 District 2 Standards 11 District 3 Standards 23 District 4 Standards 29 District 5 Standards 33 Supplemental Standards – Street Pattern & Connectivity Standards 34 Supplemental Standards – Building & Project Compatibility 36 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings 41 Supplemental Standards – Large Retail Establishments 46 Supplemental Standards – Residential Building Standards 52 Supplemental Standards – Multi-Family & Single-Family Attached Standards 58 Supplemental Standards – Mix of Housing Types 66 Supplemental Standards – Accessory Dwelling Units 68 Supplemental Standards – Parking Standards 70 Supplemental Standards – Building Height 72 Supplemental Standards – Signage 74 Development Standards Comparison 76 Land Use Standards Comparison 83 District 1 Standards The following standards are based on the standards established within Division 4.5 – Low Density Mixed Use Neighborhood District. LEGEND •ADDED LANGUAGE •REMOVED LANGUAGE •LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) District 1 Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 4.5 - Low Density Mixed-Use Neighborhood District, as applicable. (A)Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed- Use Neighborhood with a Neighborhood Commercial Center at its core. For the purposes of this Division, a neighborhood shall be considered to consist of approximately eighty (80) to one hundred sixty (160) acres, with its edges typically consisting of major streets, drainageways, irrigation ditches, railroad tracks and other major physical features. (B)Permitted Uses. (Information Consolidated in Land Use Table in PUD Master Plan Document) (1)The following uses are permitted in the L-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. 3.Urban agriculture. 4.Off-site construction staging. 5.Wireless telecommunication equipment. (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 1 District 1 Standards compliance with this 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. Shelters for victims of domestic violence for up to fifteen (15) residents. 2. Short term primary rentals. (2) The following uses are permitted in the L-M-N District, subject to administrative review: (a) Residential Uses: 1. Single-family detached dwellings. 2. Two-family dwellings. 3. Single-family attached dwellings. 4. Two-family attached dwellings. 5. Any residential use consisting in whole or in part of multi-family dwellings (limited to eight [8] or less dwelling units per building) that contain fifty (50) dwelling units or less, and seventy-five (75) bedrooms or less. 6. Group homes for up to eight (8) developmentally disabled or elderly persons. 7. Mixed-use dwellings. 8. Extra occupancy with four (4) or more tenants. (b) Institutional/Civic/Public Uses: 1. Places of worship or assembly with a building footprint which does not exceed a total of twenty-five thousand (25,000) square feet. 2. Public and private schools for college, university, vocational and technical education, provided they are located within five hundred (500) feet of East Vine Drive or railroad property abutting and parallel to East Vine Drive. 3. Minor public facilities. 4. Parks, recreation and other open lands, except neighborhood parks as defined by the Parks and Recreation Policy Plan. 5. Cemeteries. 6. Community facilities. 7. Neighborhood support/recreational facilities. 8. Seasonal overflow shelters. 2 District 1 Standards (c) Commercial/Retail Uses: 1. Bed and breakfast establishments with six (6) or fewer beds. 2. Child care centers. 3. Neighborhood centers consisting of at least two (2) of the following uses: mixed-use dwelling units; retail stores; convenience retail stores; personal and business service shops; small animal veterinary facilities; offices, financial services and clinics; community facilities; neighborhood support/recreation facilities; schools; child care centers; limited indoor recreation establishments; open-air farmers markets; and places of worship or assembly, dog day care, music studio, micro-brewery/distillery/winery. 4. Adult day/respite care centers. (3) The following uses are permitted in the L-M-N District, subject to Planning and Zoning Board review: (a) Residential Uses: 1. Manufactured housing communities. 2. Group homes, other than allowed in subparagraph (2)(a)5 above. 3. Any residential use consisting in whole or in part of multi-family dwellings that contain more than eight (8) units per building, or more than fifty (50) dwelling units, or more than seventy-five (75) bedrooms. (b) Institutional/Civic/Public Uses: 1. Public and private schools for elementary, intermediate and high school education, and for vocational and technical training. 2. Golf courses. 3. Long-term care facilities. 4. Places of worship or assembly with a building footprint which exceeds a total of twenty-five thousand (25,000) square feet. 5. Wildlife rescue and education centers, provided that they are located within one thousand (1,000) feet of East Vine Drive. (c) Commercial/Retail Uses: 1. Neighborhood centers consisting of one (1) or more of the following uses: standard and fast food restaurants (without drive-in or drive-through facilities); artisan and photography studios and galleries; or convenience retail stores with fuel sales that are at least three- quarters (¾) mile from any other such use and from any gasoline station; grocery store, health and membership club, provided that such use or uses are combined with at least one (1) other use listed in subparagraph (B)(2)(c)3 above. 2. Enclosed mini-storage facilities, provided that they are located on property adjoining the railroad property abutting and parallel to East Vine Drive and are located within five hundred (500) feet of such railroad property. 3. Limited indoor recreation establishments, provided that they are located within five hundred (500) feet of East Vine Drive or of the railroad property abutting and parallel to East Vine Drive. 4. Offices, financial services, clinics and artisan and photography studios and galleries which are not part of a neighborhood center. (d) Industrial Uses (provided they are located within five hundred [500] feet of East Vine Drive): 3 District 1 Standards 1. Workshops and custom small industry. 2. Light industrial (production, assembly, packaging). (e) Industrial Uses: 1. Small scale and medium scale solar energy systems. (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 Code shall be prohibited. (D) Land Use Standards. (1) Density.(Density standards are outlined in the Development Standards Table found in the PUD Master Plan) (a) Residential developments in the Low Density Mixed-Use Neighborhood District shall have an overall minimum average density of four (4) 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 shall have an overall minimum average density of three (3) dwelling units per net acre of residential land. (b) The maximum density of any development plan taken as a whole shall be nine (9) 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) dwelling units per gross acre of residential land. Additionally, affordable housing projects containing more than ten (10) acres but no more than twenty (20) acres may attain a maximum density, taken as a whole, of twelve (12) dwelling units per gross acre of residential land so long as the term of lease or sale of all of the dwelling units associated with the acreage exceeding ten (10) acres, but no more than twenty (20) acres, are available on terms that would be affordable to households earning sixty (60) percent or less, on average, of the area median income for the applicable household size in the Fort Collins-Loveland metropolitan statistical area, as published by the Department of Housing and Urban Development. The dwelling units associated with the acreage exceeding ten (10) acres, but no more than twenty (20) acres, shall not be counted as contributing to the required percentage of affordable housing units necessary to qualify as an affordable housing project. The number of dwelling units that must be available to those earning sixty (60) percent or less, on average, of the area median income shall be calculated as follows: Number of Dwelling Units That Must Be Made Available to Households Earning Sixty (60) Percent or less of the Area Median Income, Rounded to the Nearest Whole Number = (Number of Total Dwelling Units Constructed ÷ Number of Total Gross Acres of Residential Land) X Number of Acres Over Ten (10) Acres, Up To A Limit of Twenty (20) Acres. (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. (Mix of Housing Standards have been moved to another section of the PUD Master Plan and apply globally to the project not just a specific district. See standards as drafted.) 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 housing types is required on any project development plan as follows: 4 District 1 Standards 1. a minimum of two (2) housing types is required on any project development plan containing at least fifteen (15) acres and less than twenty (20) acres. 2. a minimum of three (3) housing types is required on any project development plan containing twenty (20) acres and less than thirty (30) acres, including such plans that are part of a phased overall development; and 3. a minimum of four (4) housing types is required on any such project development plan containing thirty (30) acres or more. (b) To the maximum extent feasible, housing types, block dimensions, garage placement, lot sizes and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of housing and monotonous streetscapes. For example, providing distinct single-family detached dwellings or two-family dwellings on larger lots and on corners and providing small lot single- family dwellings on smaller lots abutting common open spaces fronting on streets are methods that accomplish this requirement. (c) The following list of housing types shall be used to satisfy this requirement(Housing types has been move to a general section that applies to the overall Mulberry & Greenfields PUD Master Plan) 1. Single-family detached dwellings with rear loaded garages. 2. Single-family detached dwellings with front or side loaded garages. 3. Small lot single-family detached dwellings (lots containing less than four thousand [4,000] square feet or with lot frontages of forty [40] feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings and the average lot size for single-family detached dwellings with front or side loaded garages. 4. Two-family dwellings. 5. Single-family attached dwellings. 6. Two-family attached dwellings, the placement of which shall be limited to no more than two (2) dwellings per two (2) consecutive individual lots. 7. Mixed-use dwelling units. 8. Multi-family dwellings containing more than three (3) to four (4) units per building; 9. Multi-family dwellings containing five (5) to seven (7) units per building. 10. Multi-family dwellings containing more than seven (7) units per building (limited to twelve [12] dwelling units per building). 11. Mobile home parks. (d) A single housing type shall not constitute more than eighty (80) percent or less than five (5) percent of the total number of dwelling units. (3) Neighborhood Centers. (a) Access to Neighborhood Center. The uses proposed within District 3 of this Mulberry & Greenfields PUD shall meet the requirements and standard for providing a Neighborhood Center to this entire community. 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-quarters [¾] 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 5 District 1 Standards 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 [¾] 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; retail stores; offices, financial services and clinics with less than five thousand (5,000) square feet of building footprint area; personal or business service shops; standard or fast food restaurants (without drive-in or drive-through facilities); small animal veterinary clinics; convenience retail stores with fuel sales that are at least three-quarters (¾) mile from any other such use and from any gasoline station; and artisan or photography studios or galleries, dog day cares, music studios, micro- breweries/distilleries/wineries, grocery stores and health and membership clubs. No drive-in facilities shall be permitted. A neighborhood center shall not exceed (5) acres in size, excluding such portion of the neighborhood center which is composed of a school, park, place of worship or 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 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) Blocks of Nonresidential Uses Along East Vine Drive. In order to establish a buffer and transition from rail switching and industrial uses to the south, certain uses are permitted along East Vine Drive, subject to the criteria below. Any development project that proposes uses which are only permitted in the Zone District along East Vine Drive shall comply with the following criteria: (a) Any such development shall consist of multiple buildings cohesively planned and designed. (b) Any such development project must occupy at least one (1) entire block face, with East Vine Drive forming one (1) side of the development project. (c) A single tier of buildings facing only one (1) side of an internal street shall be permitted to a maximum depth of three hundred (300) feet. (d) A double tier(s) of buildings facing both sides of an internal street, with the land use boundary change occurring along a mid-block line, shall be permitted to a depth of five hundred (500) feet. (e) To the extent reasonably feasible, loading docks, service bays and garage doors shall not face East Vine Drive. The intent is for such facilities to face side yards or other internal site areas and not public streets. If it is not reasonably feasible to accommodate the function of the intended use without such facilities facing East Vine Drive, then such facilities shall be completely incorporated into the architectural design of the building according to the provisions of this Land Use Code. (f) Any enclosed mini-storage facility shall include a caretaker's dwelling facing a local or collector street, and any storage unit building frontage along the street shall consist only of rear walls of 6 District 1 Standards storage unit buildings and landscaping. Fencing along streets shall be wrought iron, or its visual equivalent, and any fencing along streets that exceeds four (4) feet in height shall be placed in segments between buildings, and not as a continuous perimeter fence. (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. District 1 will include a public or privately owned park that is a minimum 5 acres. Such This parks shall meet the following criteria: (a) Location. Will be located as shown on the Mulberry & Greenfields PUD Master Plan, generally located at the intersection of Greenfields Drive and Sykes Drive. 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. Storm drainage may be integrated into the design of the park and impacts shall be minimized to the extent feasible. (7) Seasonal Overflow Shelters. Seasonal overflow shelters may be allowed in this zone district only on parcels that abut an arterial street. (8) Long Term Care Facilities - Independent Living Facility. Independent dwelling units shall not occupy more than fifty (50) percent of the total gross floor area of a long-term care development. (9) Maximum Number of Dwelling Units Defined as Extra Occupancy Rental House. The maximum number of dwelling units defined as Extra Occupancy Rental Houses shall be depicted on an application for a Project Development Plan and shall be limited to twenty-five (25) percent of the total number of dwelling units of said plan. (E) 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 public and/or private connecting streets, natural areas, parks, irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical features 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 or trail networks 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. 7 District 1 Standards (a) All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards within this Mulberry & Greenfields PUD Master Plan standards for Mixed-Use and Commercial Buildings. Section 3.5.3. (b) Maximum Size. There is no maximum building footprint size. No building footprint shall exceed a total of twenty thousand (20,000) square feet, with the exception of schools and places of worship or assembly. (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. (Building height has been moved to the Land Use Standards Table) (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. 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. (f) Orientation. Building entrances shall face and open directly onto the adjoining local street or major walkway spine with parking and any service functions located in side or rear yards and incorporated into the development according to the provisions of this 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 one-, two- and three-family dwellings shall be two and one-half (2.5) stories. (Building Height has been moved to Land Use Standards Table) (4) Design Standards for Multi-Family Dwellings Containing More Than Eight (8) Dwelling Units and for Multi-Family Dwellings Containing between Four (4) and Eight (8) Dwelling Units When Three (3) or More Stories in Height. Each multi-family dwelling containing more than eight (8) dwelling units and each multi-family dwelling containing between four (4) and eight (8) dwelling units, when located in a building of three (3) stories in height, 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. There is no maximum number of dwelling units per building. shall be twelve (12). (b) Orientation and Setbacks. Buildings with more than 12 units shall have setbacks from the property line of abutting property containing single- and two-family dwellings shall be twenty- five (25) feet. 8 District 1 Standards (c) Variation Among Repeated Buildings. For any development containing at least five (5) but not more than seven (7) buildings, there shall be at least two (2) distinctly different building designs. For any such development containing more than seven (7) buildings, 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 or major walkway spine. Building designs shall be considered similar unless they vary footprint size, shape, or building elevations, including modifying the architectural style of the buildings (e.g., prairie, craftsman, etc...) or other elements, possibly including but not limited to modifying the roofline, materials, and color blocking. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. 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. (Building Height has been moved to Land Use Standards Table)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. (e) Entrances. Entrances shall be clearly identifiable and visible from the streets and public areas by incorporating use of architectural elements and landscaping. (f) Roofs. Roof lines can 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. Exception: Multi-Family Buildings that include roof-mounted solar arrays are exempt from providing the minimum 2 elements as noted above. (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 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 9 District 1 Standards shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. There shall be no minimum masonry requirement. (i) Maximum Floor Area. There is no maximum gross floor area. (excluding garages) shall be fourteen thousand (14,000) square feet. 10 District 2 Standards The following standards are based on the standards established within Divisions 4.5 Low Density Mixed Use Neighborhood District & 4.6 – Medium Density Mixed Use Neighborhood District. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) District 2 Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Divisions 4.5 Low Density Mixed Use Neighborhood District & 4.6 – Medium Density Mixed Use Neighborhood District, as applicable. (A) Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed- Use Neighborhood with a Neighborhood Commercial Center at its core. For the purposes of this Division, a neighborhood shall be considered to consist of approximately eighty (80) to one hundred sixty (160) acres, with its edges typically consisting of major streets, drainageways, irrigation ditches, railroad tracks and other major physical features. (B) Permitted Uses. (Information Consolidated in Land Use Table in PUD Master Plan Document) (1) The following uses are permitted in the L-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. 3. Urban agriculture. 4. Off-site construction staging. 5. Wireless telecommunication equipment. (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 11 District 2 Standards compliance with this 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. Shelters for victims of domestic violence for up to fifteen (15) residents. 2. Short term primary rentals. (2) The following uses are permitted in the L-M-N District, subject to administrative review: (a) Residential Uses: 1. Single-family detached dwellings. 2. Two-family dwellings. 3. Single-family attached dwellings. 4. Two-family attached dwellings. 5. Any residential use consisting in whole or in part of multi-family dwellings (limited to eight [8] or less dwelling units per building) that contain fifty (50) dwelling units or less, and seventy-five (75) bedrooms or less. 6. Group homes for up to eight (8) developmentally disabled or elderly persons. 7. Mixed-use dwellings. 8. Extra occupancy with four (4) or more tenants. (b) Institutional/Civic/Public Uses: 1. Places of worship or assembly with a building footprint which does not exceed a total of twenty-five thousand (25,000) square feet. 2. Public and private schools for college, university, vocational and technical education, provided they are located within five hundred (500) feet of East Vine Drive or railroad property abutting and parallel to East Vine Drive. 3. Minor public facilities. 4. Parks, recreation and other open lands, except neighborhood parks as defined by the Parks and Recreation Policy Plan. 5. Cemeteries. 6. Community facilities. 7. Neighborhood support/recreational facilities. 8. Seasonal overflow shelters. 12 District 2 Standards (c) Commercial/Retail Uses: 1. Bed and breakfast establishments with six (6) or fewer beds. 2. Child care centers. 3. Neighborhood centers consisting of at least two (2) of the following uses: mixed-use dwelling units; retail stores; convenience retail stores; personal and business service shops; small animal veterinary facilities; offices, financial services and clinics; community facilities; neighborhood support/recreation facilities; schools; child care centers; limited indoor recreation establishments; open-air farmers markets; and places of worship or assembly, dog day care, music studio, micro brewery/distillery/winery. 4. Adult day/respite care centers. (3) The following uses are permitted in the L-M-N District, subject to Planning and Zoning Board review: (a) Residential Uses: 1. Manufactured housing communities. 2. Group homes, other than allowed in subparagraph (2)(a)5 above. 3. Any residential use consisting in whole or in part of multi-family dwellings that contain more than eight (8) units per building, or more than fifty (50) dwelling units, or more than seventy-five (75) bedrooms. (b) Institutional/Civic/Public Uses: 1. Public and private schools for elementary, intermediate and high school education, and for vocational and technical training. 2. Golf courses. 3. Long-term care facilities. 4. Places of worship or assembly with a building footprint which exceeds a total of twenty-five thousand (25,000) square feet. 5. Wildlife rescue and education centers, provided that they are located within one thousand (1,000) feet of East Vine Drive. (c) Commercial/Retail Uses: 1. Neighborhood centers consisting of one (1) or more of the following uses: standard and fast food restaurants (without drive-in or drive-through facilities); artisan and photography studios and galleries; or convenience retail stores with fuel sales that are at least three- quarters (¾) mile from any other such use and from any gasoline station; grocery store, health and membership club, provided that such use or uses are combined with at least one (1) other use listed in subparagraph (B)(2)(c)3 above. 2. Enclosed mini-storage facilities, provided that they are located on property adjoining the railroad property abutting and parallel to East Vine Drive, and are located within five hundred (500) feet of such railroad property. 3. Limited indoor recreation establishments, provided that they are located within five hundred (500) feet of East Vine Drive or of the railroad property abutting and parallel to East Vine Drive. 4. Offices, financial services, clinics and artisan and photography studios and galleries which are not part of a neighborhood center. (d) Industrial Uses (provided they are located within five hundred [500] feet of East Vine Drive): 13 District 2 Standards 1. Workshops and custom small industry. 2. Light industrial (production, assembly, packaging). (e) Industrial Uses: 1. Small scale and medium scale solar energy systems. (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 Code shall be prohibited. (D) Land Use Standards. (1) Density.(Density standards are outlined in the Land Use Table found in the PUD Master Plan) (a) Residential developments in the Low Density Mixed-Use Neighborhood District shall have an overall minimum average density of four (4) 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 shall have an overall minimum average density of three (3) dwelling units per net acre of residential land. (b) The maximum density of any development plan taken as a whole shall be nine (9) 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) dwelling units per gross acre of residential land. Additionally, affordable housing projects containing more than ten (10) acres but no more than twenty (20) acres may attain a maximum density, taken as a whole, of twelve (12) dwelling units per gross acre of residential land so long as the term of lease or sale of all of the dwelling units associated with the acreage exceeding ten (10) acres, but no more than twenty (20) acres, are available on terms that would be affordable to households earning sixty (60) percent or less, on average, of the area median income for the applicable household size in the Fort Collins-Loveland metropolitan statistical area, as published by the Department of Housing and Urban Development. The dwelling units associated with the acreage exceeding ten (10) acres, but no more than twenty (20) acres, shall not be counted as contributing to the required percentage of affordable housing units necessary to qualify as an affordable housing project. The number of dwelling units that must be available to those earning sixty (60) percent or less, on average, of the area median income shall be calculated as follows: Number of Dwelling Units That Must Be Made Available to Households Earning Sixty (60) Percent or less of the Area Median Income, Rounded to the Nearest Whole Number = (Number of Total Dwelling Units Constructed ÷ Number of Total Gross Acres of Residential Land) X Number of Acres Over Ten (10) Acres, Up To A Limit of Twenty (20) Acres. (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. (Mix of Housing Standards have been moved to another section of the PUD Master Plan and apply globally to the project not just a specific district. See standards as drafted.) 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 housing types is required on any project development plan as follows: 14 District 2 Standards 1. a minimum of two (2) housing types is required on any project development plan containing at least fifteen (15) acres and less than twenty (20) acres. 2. a minimum of three (3) housing types is required on any project development plan containing twenty (20) acres and less than thirty (30) acres, including such plans that are part of a phased overall development; and 3. a minimum of four (4) housing types is required on any such project development plan containing thirty (30) acres or more. (b) To the maximum extent feasible, housing types, block dimensions, garage placement, lot sizes and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of housing and monotonous streetscapes. For example, providing distinct single-family detached dwellings or two-family dwellings on larger lots and on corners and providing small lot single- family dwellings on smaller lots abutting common open spaces fronting on streets are methods that accomplish this requirement. (c) The following list of housing types shall be used to satisfy this requirement(Housing types has been move to a general section that applies to the overall Mulberry PUD Master Plan) 1. Single-family detached dwellings with rear loaded garages. 2. Single-family detached dwellings with front or side loaded garages. 3. Small lot single-family detached dwellings (lots containing less than four thousand [4,000] square feet or with lot frontages of forty [40] feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings and the average lot size for single-family detached dwellings with front or side loaded garages. 4. Two-family dwellings. 5. Single-family attached dwellings. 6. Two-family attached dwellings, the placement of which shall be limited to no more than two (2) dwellings per two (2) consecutive individual lots. 7. Mixed-use dwelling units. 8. Multi-family dwellings containing more than three (3) to four (4) units per building; 9. Multi-family dwellings containing five (5) to seven (7) units per building. 10. Multi-family dwellings containing more than seven (7) units per building (limited to twelve [12] dwelling units per building). 11. Mobile home parks. (d) A single housing type shall not constitute more than eighty (80) percent or less than five (5) percent of the total number of dwelling units. (3) Neighborhood Centers. (a) Access to Neighborhood Center. The uses proposed within District 3 of this Mulberry & Greenfields PUD shall meet the requirements and standard for providing a Neighborhood Center to this entire community. 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-quarters [¾] 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. 15 District 2 Standards (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 [¾] 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; retail stores; offices, financial services and clinics with less than five thousand (5,000) square feet of building footprint area; personal or business service shops; standard or fast food restaurants (without drive-in or drive-through facilities); small animal veterinary clinics; convenience retail stores with fuel sales that are at least three-quarters (¾) mile from any other such use and from any gasoline station; and artisan or photography studios or galleries, dog day cares, music studios, micro- breweries/distilleries/wineries, grocery stores and health and membership clubs. No drive-in facilities shall be permitted. A neighborhood center shall not exceed (5) acres in size, excluding such portion of the neighborhood center which is composed of a school, park, place of worship or 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 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) Blocks of Nonresidential Uses Along East Vine Drive. In order to establish a buffer and transition from rail switching and industrial uses to the south, certain uses are permitted along East Vine Drive, subject to the criteria below. Any development project that proposes uses which are only permitted in the Zone District along East Vine Drive shall comply with the following criteria: (a) Any such development shall consist of multiple buildings cohesively planned and designed. (b) Any such development project must occupy at least one (1) entire block face, with East Vine Drive forming one (1) side of the development project. (c) A single tier of buildings facing only one (1) side of an internal street shall be permitted to a maximum depth of three hundred (300) feet. (d) A double tier(s) of buildings facing both sides of an internal street, with the land use boundary change occurring along a mid-block line, shall be permitted to a depth of five hundred (500) feet. (e) To the extent reasonably feasible, loading docks, service bays and garage doors shall not face East Vine Drive. The intent is for such facilities to face side yards or other internal site areas and not public streets. If it is not reasonably feasible to accommodate the function of the intended use without such facilities facing East Vine Drive, then such facilities shall be completely incorporated into the architectural design of the building according to the provisions of this Land Use Code. (f) Any enclosed mini-storage facility shall include a caretaker's dwelling facing a local or collector street, and any storage unit building frontage along the street shall consist only of rear walls of storage unit buildings and landscaping. Fencing along streets shall be wrought iron, or its visual equivalent, and any fencing along streets that exceeds four (4) feet in height shall be placed in segments between buildings, and not as a continuous perimeter fence. 16 District 2 Standards (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. District 1 will include a neighborhood park or a privately owned park that is a minimum 5 acres. Such This parks shall meet the following criteria: (a) Location. Will be located as shown on the PUD Master Plan, generally located at the intersection of Greenfields Drive and Sykes Drive. 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. Storm drainage may be integrated into the design of the park and impacts shall be minimized to the extent feasible. (7) Seasonal Overflow Shelters. Seasonal overflow shelters may be allowed in this zone district only on parcels that abut an arterial street. (8) Long Term Care Facilities - Independent Living Facility. Independent dwelling units shall not occupy more than fifty (50) percent of the total gross floor area of a long-term care development. (9) Maximum Number of Dwelling Units Defined as Extra Occupancy Rental House. The maximum number of dwelling units defined as Extra Occupancy Rental Houses shall be depicted on an application for a Project Development Plan and shall be limited to twenty-five (25) percent of the total number of dwelling units of said plan. (E) 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 public and private connecting streets, natural areas, parks, irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical features 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 or trail networks 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 within the Fort Collins Land Use Cde for Mixed-Use and Commercial Buildings Section 3.5.3. 17 District 2 Standards (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 or assembly. (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. 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. (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 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 one-, two- and three-family dwellings shall be two and one-half (2.5) stories. (Building Height has been moved to Land Use Standards Table) (4) Design Standards for Multi-Family Dwellings Containing More Than Eight (8) Dwelling Units and for Multi-Family Dwellings Containing between Four (4) and Eight (8) Dwelling Units When Three (3) or More Stories in Height. Each multi-family dwelling containing more than eight (8) dwelling units and each multi-family dwelling containing between four (4) and eight (8) dwelling units, when located in a building of three (3) stories in height, 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). There is no maximum number of dwelling units per building in District 2. (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) but not more than seven (7) buildings, there shall be at least two (2) distinctly different building designs. For any such development containing more than seven (7) buildings, 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 or major walkway spine. Building designs shall be considered similar unless they vary footprint size, shape, or building elevations, including modifying the architectural style of the buildings (e.g., prairie, craftsman, etc...) or other 18 District 2 Standards elements, possibly including but not limited to modifying the roofline, materials, and color blocking. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. 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. (Building Height has been moved to Land Use Standards Table)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. (e) Entrances. Entrances shall be clearly identifiable and visible from the streets and public areas by incorporating use of architectural elements and landscaping. (f) Roofs. Roof lines can 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. Exception: Multi-Family Buildings that include roof-mounted solar arrays are exempt from providing the minimum 2 elements as noted above. (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 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. There is no minimum masonry requirement. (i) Maximum Floor Area. There shall be no maximum gross floor area. shall be fourteen thousand (14,000) square feet. 19 District 2 Standards (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. (Information Consolidated in Land Use Table in PUD Master Plan Document) (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. 3. Urban agriculture. 4. Off-site construction staging. 5. Wireless telecommunication equipment. (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 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 with five (5) or fewer tenants. 2. Shelters for victims of domestic violence. 3. Short term primary rentals. (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. 20 District 2 Standards 3. Single-family attached dwellings. 4. Two-family attached dwellings. 5. Any residential use consisting in whole or in part of multi-family dwellings that contain fifty (50) dwelling units or less, and seventy-five (75) bedrooms or less. 6. Mixed-use dwellings. 7. Group homes for up to eight (8) developmentally disabled or elderly persons. 8. Extra occupancy with more than 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. 6. Seasonal overflow shelters. (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. 7. Open-air farmers markets if located within a park, central feature or gathering place. (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. 3. Any residential use consisting in whole or in part of multi-family dwellings that contain more than fifty (50) dwelling units, or more than seventy-five (75) bedrooms. (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) Industrial Uses: 21 District 2 Standards 1. Small-scale and medium-scale solar energy systems. (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 Code shall be prohibited. (D) Land Use Standards. (Information Consolidated in Land Use Table in PUD Master Plan Document) (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) 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. (3) Building Height. Buildings shall be limited to a maximum of three (3) stories. (4) Seasonal Overflow Shelters. Seasonal overflow shelters may be allowed in this zone district only on parcels that abut an arterial street. (E) Buildings. (This information has been moved to the land use standards table in PUD Master Plan Document) (1) Notwithstanding the M-M-N district maximum building height, the portion of a building located within a radius of seventy-five (75) feet of the apex at the corner of the two (2) property lines at the intersection of two (2) arterial streets may contain an additional story if the resulting building height conforms to the maximum allowable height in the district. (2) Notwithstanding the M-M-N district maximum building height, the portion of a building within a radius of fifty (50) feet of the apex at the corner of the two (2) property lines at any street intersection (except an arterial/arterial intersection) may contain an additional story if the resulting building height conforms to the maximum allowable height in the district. 22 District 3 Standards The following standards are based on the standards established within Divisions 4.27 – Employment, 4.23 – Neighborhood Commercial District, and Division 4.21 - General Commercial District. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) District 3 Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Divisions 4.27 – Employment, 4.23 – Neighborhood Commercial District, and Division 4.21 - General Commercial District as applicable. (A) Purpose. The Neighborhood Commercial District is intended to be a mixed-use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods typically including a Medium Density Mixed-Use Neighborhood. In addition to retail and service uses, the District may include neighborhood-oriented uses such as schools, employment, day care, parks, small civic facilities, as well as residential uses. This District is intended to function together with a surrounding Medium Density Mixed-Use Neighborhood, which in turn serves as a transition and a link to larger surrounding low density neighborhoods. The intent is for the component zone districts to form an integral, town-like pattern of development with this District as a center and focal point; and not merely a series of individual development projects in separate zone districts. (B) Permitted Uses. (Information Consolidated in Land Use Table in PUD Master Plan Document) (1) The following uses are permitted in the N-C District, subject to basic development review provided that such uses are located on lots that are part of an approved site-specific development plan, except that a stationary vendor use must be approved as a minor amendment: (a) Accessory/Miscellaneous Uses: 1. Accessory buildings. 2. Accessory uses. 3. Outdoor vendor. 4. Stationary vendor. 5. Urban agriculture. 6. Off-site construction staging. 7. Wireless telecommunication equipment. (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 23 District 3 Standards compliance with this 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 with five (5) or fewer occupants. (2) The following uses are permitted in the N-C District, subject to administrative review: (a) Residential Uses: 1. Single-family attached dwellings. 2. Two-family dwellings. 3. Group homes for up to eight (8) developmentally disabled or elderly persons. 4. Mixed-use dwellings. 5. Extra occupancy with more than (5) occupants. (b) Institutional/Civic/Public Uses: 1. Places of worship or assembly. 2. Public and private schools, including colleges, universities, vocational and technical training. 3. Minor public facilities. 4. Parks, recreation and other open lands, except neighborhood parks as defined by the Parks and Recreation Policy Plan. 5. Transit facilities without repair or storage. (c) Commercial/Retail Uses: 1. Standard restaurants. 2. Fast food restaurants (without drive-in or drive-through facilities). 3. Health and membership clubs. 4. Grocery stores (occupying between five thousand [5,000] and forty-five thousand [45,000] square feet). 5. Open-air farmers markets. 6. Personal and business service shops. 7. Convenience retail stores, without fuel sales. 24 District 3 Standards 8. Convenience retail stores with fuel sales, provided that they are at least three thousand nine hundred sixty (3,960) feet (three quarters [¾] of a mile) from any other such use and from any fueling station. 9. Offices, financial services and clinics. 10. Artisan and photography studios and galleries. 11. Retail establishments. 12. Vehicle minor repair, servicing and maintenance establishments (indoor). 13. Limited indoor recreation. 14. Gasoline stations. 15. Veterinary facilities and small animal clinics. 16. Child care centers. 17. Equipment rental establishments without outdoor storage. 18. Dog day care facilities. 19. Print shops. 20. Food catering or small food product preparation. 21. Adult day/respite care centers. 22. Food truck rally. (d) Industrial Uses: 1. Workshops and custom small industry uses. 2. Small-scale and medium-scale solar energy systems. (e) Accessory/Miscellaneous Uses: 1. Satellite dish antennas greater than thirty-nine (39) inches in diameter. 2. Wireless telecommunication facilities. (3) The following uses are permitted in the N-C District, subject to Planning and Zoning Board review: (a) Residential Uses: 1. Multi-family dwellings. (b) Institutional/Civic/Public Uses: 1. Community facilities. (c) Commercial/Retail Uses: 1. Supermarkets. 2. Nightclubs. 3. Bars and taverns. 4. Entertainment facilities and theaters. 5. Drive-in restaurants (without drive-through facilities). 6. Outdoor amphitheaters. 7. Microbrewery/distillery/winery. 25 District 3 Standards (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 Code shall be prohibited. (D) Land Use Standards. (1) District Boundaries/Edges. Land use boundaries and density changes in the Neighborhood Commercial District shall occur at mid-block locations to the maximum extent feasible, rather than at streets (so that similar buildings face each other). (2) Secondary Uses. All residential permitted uses, except mixed use dwellings in multistory mixed use buildings, shall be considered secondary uses in this zone District 3 and, for projects containing five (5) or more acres, together shall occupy no more than thirty (30) percent of the total gross area of District 3. any development plan. If the project contains less than five (5) 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. (MOVED TO LAND USE TABLE) (E) Development Standards. (1) Site Planning. (a) Overall Plan. The applicant shall demonstrate that the development plan shall contributes to a cohesive, continuous, visually related and functionally linked pattern within existing or approved development plans within the contiguous Neighborhood Commercial District 3 area in terms of street and sidewalk layout, building siting and character and site design. (b) Pedestrian-oriented outdoor spaces shall be placed next to activity areas that generate the users (such as street corners, shops, stores, offices, day care and dwellings). Because liveliness created by the presence of people is the main key to the attractiveness of such spaces, to the maximum extent feasible, the development shall link outdoor spaces to and make them visible from streets and sidewalks. Sculpture, kiosks or shelters are encouraged to be prominently placed in outdoor spaces. (Added from Division 4.21 - General Commercial District) (c) In multiple-building developments, outdoor spaces and landscaped areas shall be integral to an open space system in conjunction with streets and connections, and not merely residual areas left over after buildings and parking lots are sited. (Added from Division 4.21 - General Commercial District) (b)(d) Central Feature or Gathering Place. At least one (1) prominent or central location within each geographically distinct Neighborhood Commercial District 3 shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. This feature and its amenities may be placed on blocks, with shared civic facilities. (c)(e) Integration of the Transit Stop. Neighborhood Commercial Districts shall be considered major stops on the local transit network. Transit stop facilities, if located in the area, to the maximum extent feasible, shall be integrated into the design of the District, centrally located, and easily accessible for pedestrians walking to and from the surrounding neighborhoods. (See also Division 3.6 Transportation and Circulation.) (2) 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 Neighborhood Commercial District and each development within this District 3 shall be developed as a series of complete blocks bounded by streets (public or private) to the extent feasible. 26 District 3 Standards (See Figures 17A through 17F at subsection 4.6(E). 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, except that blocks containing supermarkets shall be limited to a maximum of ten (10) acres. (c) Minimum Building Frontage. Forty (40) percent of each block side or fifty (50) percent of the total block frontage along Street A and Greenfields Drive shall consist of either building frontage, buffered parking areas, plazas or other improved open space. shall consist of either building frontage, plazas or other functional open space. (d) Building Height. All buildings shall have a minimum height of twenty (20) feet, measured to the dominant roof line of a flat-roofed building, or the mean height between the eave and ridge on a sloped-roof building. In the case of a complex roof with different co-dominant portions, the measurement shall apply to the highest portion. All buildings shall be limited to five (5) stories. (Moved to Development Standards Table with PUD Master Plan) (3) Canopies. (a) Primary canopies and shade structures shall be attached to and made an integral part of the main building and shall not be freestanding. (b) Freestanding secondary canopies and shade structures that are detached from the building, if any, shall be designed with a pitched roof, or have the appearance of a pitched roof through a false mansard or parapet, to match the primary canopy and relate to the neighborhood character. (c) All canopies shall be designed with a shallow-pitched roof, false mansard or parapet that matches the building. Such roofs, false mansards or parapets shall be constructed of traditional roofing materials such as shingles or cementious, clay or concrete tiles, or standing seam metal in subdued, neutral colors in a medium value range. The colors shall be designed to relate to other buildings within the commercial center. (d) Canopy fascias and columns shall not be internally illuminated nor externally illuminated with neon or other lighting technique, nor shall canopy fascias or columns be accented, striped or painted in any color except that of the predominant building exterior color. (e) There shall be no advertising, messages, logos or any graphic representation displayed on the canopy fascias or columns associated with drive-in restaurants, financial services and retail stores. This prohibition shall not apply to canopies for covering the retail dispensing or sale of vehicular fuels [see paragraph 3.8.7(E)(13)]. (f) Under-canopy lighting shall be fully recessed with flush-mount installation using a flat lens. There shall be no spot lighting. (4) Drive-in Restaurants. (a) There shall be an indoor dining component that features tables and chairs and not merely a walk- up counter, sufficient to serve year-round walk-in trade for bicyclists and pedestrians. (b) The dining room entrance shall be the main identifiable entrance as viewed from the nearest public street. There shall be one (1) or more direct walkway connections that tie the dining room/main entrance back to the interior of the center with logical points of origin and destination. (c) Buildings shall not contain unusual forms or components, such as, but not limited to, spires, arches, figures, statuettes, raised pylons, food product imitations, A-frame roofs or other pseudo- structural elements. 27 District 3 Standards (d) Individual menu boards for car stalls shall be sufficiently screened so they are not visible from public streets. (e) Roof design shall not consist of unusual projections or other features that are disproportionate to the balance of the building and the roof design theme of the commercial center. (f) Signs shall be posted in conspicuous locations requiring that idling engines shall be shut off. (F) Development Standards for the South College Gateway Area. Development located within the South College Gateway Area shall be subject to the requirements of Division 3.11. 28 District 4 Standards The following standards are based on the standards established within Division 4.21 - General Commercial District. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) District 4 Standards The Standards found on the Development Standards Table, Land Use Table, and Supplemental Development Standards within this Mulberry PUD Master Plan shall replace Fort Collins Land Use Code Division 4.21 - General Commercial District, as applicable. (A) Purpose. The General Commercial District is intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some General Commercial District areas may continue to meet the need for auto-related and other auto-oriented uses, it is the City's intent that the General Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. (B) Permitted Uses. (Information Consolidated in Land Use Table in PUD Master Plan Document) (1) The following uses are permitted in the C-G 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. Urban agriculture. 2. Off-site construction staging. 3. Wireless telecommunication equipment. (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 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, 29 District 4 Standards 1997; provided, however, that such existing use shall constitute a permitted use only on such parcel of property. (2) The following uses are permitted in subdistricts of the C-G District, subject to Basic Development Review (BDR), Minor Amendment (MA), Administrative (Type 1) Review or Planning and Zoning Board (Type 2) Review as specifically identified on the chart below: Land Use I-25/SH 392 (CAC) General Commercial District (C-G) A. RESIDENTIAL Extra occupancy with 5 or fewer occupants Not permitted BDR Shelters for victims of domestic violence Not permitted BDR Mixed-use dwellings Type 1 Type 1 Any residential use consisting in whole or in part of multi-family dwellings that contain fifty (50) dwelling units or less, and seventy-five (75) bedrooms or less Not permitted Type 1 Any residential use consisting in whole or in part of multi-family dwellings that contain more than fifty (50) dwelling units, or more than seventy-five (75) bedrooms Not permitted Type 2 Group homes Type 2 Type 1 Single-family attached dwellings Not permitted Type 1 Two-family dwellings Not permitted Type 1 Extra-occupancy with more than 5 occupants Not permitted Type 1 Short term primary and non-primary rentals BDR BDR B. INSTITUTIONAL/CIVIC/PUBLIC Neighborhood parks (as defined by Parks Policy Plan) Not permitted BDR Parks, recreation and other open lands Not permitted Type 1 Hospitals Type 2 Type 2 Schools - private/vocational colleges Type 2 Type 2 Minor public facilities Not permitted Type 1 Places of worship or assembly Not permitted Type 1 Transit facilities without repair or storage Not permitted Type 1 Community facilities Not permitted Type 2 Major public facilities Not permitted Type 2 Bars and taverns Not permitted Type 1 Seasonal overflow shelters Not permitted BDR Homeless shelters (excluding seasonal overflow shelters) Not permitted Type 2 C. COMMERCIAL/RETAIL Lodging Type 1 Type 1 Retail establishments (under 25,000 sq. ft.) Type 1 Type 1 Large retail establishments (25,000 sq. ft. +) Type 1 Type 2 Offices and financial services Type 1 Type 1 Personal/business services shops Type 2 Type 1 Medical centers/clinics Type 2 Type 1 Long-term care facilities Type 2 Type 2 Health clubs Type 2 Type 1 Small scale recreational events centers Type 2 Type 1 Unlimited indoor recreation Type 2 Type 2 30 District 4 Standards Entertainment facilities/theaters Type 2 Type 2 Standard restaurants Type 2 Type 1 Drive-thru restaurants Type 2 Type 2 Fast food restaurants Type 2 Type 1 Grocery/supermarkets Type 2 Type 2 Convenience stores with fuel sales Type 2 Type 1 Bed and breakfast establishments Not permitted Type 1 Convenience retail stores without fuel sales Not permitted Type 1 Personal and business service shops Not permitted Type 1 Artisan and photography studios and galleries Not permitted Type 1 Vehicle minor repair, servicing and maintenance establishments Not permitted Type 1 Limited indoor recreation Not permitted Type 1 Retail stores with vehicle servicing Not permitted Type 1 Frozen food lockers Not permitted Type 1 Funeral homes Not permitted Type 1 Gasoline sales Not permitted Type 1 Open-air farmers markets Not permitted Type 1 Plant nurseries and greenhouses Not permitted Type 1 Plumbing, electrical and carpenter shops Not permitted Type 1 Clubs and lodges Not permitted Type 1 Veterinary facilities and small animal clinics Not permitted Type 1 Dog day-care facilities Not permitted Type 1 Print shops Not permitted Type 1 Food catering or small food product preparation Not permitted Type 1 Indoor kennels Not permitted Type 1 Drive-in restaurants Not permitted Type 2 Recreational uses Not permitted Type 2 Vehicle major repair, servicing and maintenance establishments Not permitted Type 2 Vehicle and boat sales and leasing establishments with outdoor storage Not permitted Type 2 Enclosed mini-storage Not permitted Type 2 Retail and supply yard establishments with outdoor storage Not permitted Type 2 Parking lots and parking garages Not permitted Type 2 Child care centers Not permitted Type 2 I-25 activity centers Not permitted Type 2 Day shelters < 10,000 square feet and located within 1,320 feet of a Transfort Route Not permitted Type 2 Equipment rental establishments without outdoor storage Not permitted Type 1 Equipment, truck and trailer rental Not permitted Type 1 Exhibit hall Not permitted Type 2 Adult day/respite care centers Not permitted Type 2 Outdoor amphitheaters Not permitted Type 2 Medical marijuana centers Not permitted BDR Microbrewery/distillery/winery Not permitted Type 1 Retail marijuana store Not permitted BDR 31 District 4 Standards Music studios Not permitted Type 1 Food truck rally Not Permitted Type 1 D. INDUSTRIAL USES Workshops and small custom industry Not permitted Type 1 Composting facilities Not permitted Type 2 Small-scale and medium-scale solar energy systems Type 1 Type 1 Light industrial—no outside storage Not permitted Type 2 E. ACCESSORY - MISC. Wireless telecommunication equipment (not freestanding monopoles) Type 2 Type 1 Satellite dish antennas greater than 39" in diameter Not permitted Type 1 Accessory buildings BDR BDR Accessory uses BDR BDR Outdoor vendor (excluding stationary vendors) BDR BDR Stationary vendor MA MA (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 Code shall be prohibited. (D) Land Use Standards. The maximum building height shall be four (4) stories. .(Height standards are outlined in the Development Standards Table found in the PUD Master Plan) (E) Development Standards. (1) Prospect Road Streetscape Program. (a) All development in this zone district that is located within the planning area for the Prospect Road Streetscape Program shall also comply with the Prospect Road Streetscape Program Standards contained in that document as adopted by the City, to the extent that such Standards apply to the property proposed to be developed. (2)(1) Site Design. (a) Pedestrian-oriented outdoor spaces shall be placed next to activity areas that generate the users (such as street corners, shops, stores, offices, day care and dwellings). Because liveliness created by the presence of people is the main key to the attractiveness of such spaces, to the maximum extent feasible, the development shall link outdoor spaces to and make them visible from streets and sidewalks. Sculpture, kiosks or shelters are encouraged to be prominently placed in outdoor spaces. (b) In multiple-building developments, outdoor spaces and landscaped areas shall be integral to an open space system in conjunction with streets and connections, and not merely residual areas left over after buildings and parking lots are sited. (F) Development Standards for the I-25 Corridor. Development located within one thousand three hundred twenty (1,320) feet (one-quarter [¼] mile) of either side of the centerline of I-25 shall be subject to the requirements of Division 3.9. (G) Development Standards for the Transit-Oriented Development (TOD) Overlay Zone. Development located within the TOD Overlay Zone shall be subject to the requirements of Division 3.10. (H) Development standards for the I-25/State Highway 392 Corridor Activity Center. Development located within the I-25/State Highway 392 Corridor Activity Center (see Figure 20.5 below) shall be subject to the requirements contained in 3.9.12 of this Code. 32 District 5 Standards LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) District 5 Standards The District 5 parcel shall only be used, for signage/monumentation, detention/water quality, open space, or other similar uses. 33 Supplemental Standards – Street Pattern & Connectivity Standards The following standards are based on the standards established within Division 3.63 Street Pattern and Connectivity Standards. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards – Street Pattern & Connectivity Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 3.63 Street Pattern and Connectivity Standards, as applicable. Street Pattern and Connectivity Standards (A) Purpose. This Section is intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. For the purposes of this Division, "local street system" shall mean the interconnected system of collector and local streets providing access to development from an arterial street. (B) General Standard. The local street system of any proposed development shall be designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles, pedestrians and emergency vehicles). The local street system shall provide multiple direct connections to and between local destinations such as parks, schools and shopping. Local streets must provide for both intra- and inter-neighborhood connections to knit developments together, rather than forming barriers between them. The street configuration within each parcel must contribute to the street system of the neighborhood. (C) Spacing of Full Movement Collector and Local Street Intersections With Arterial Streets. Potentially signalized, full-movement intersections of collector or local streets with arterial streets shall be provided at least every one thousand three hundred twenty (1320) feet or one-quarter (¼) mile along arterial streets, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. (D) Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets. Additional nonsignalized, potentially limited movement, collector or local street intersections with arterial streets shall be spaced at intervals not to exceed six hundred sixty (660) feet between full movement collector or local street intersections, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. The City Engineer may require any limited movement collector or local street intersections to include an access control median or other acceptable access control device. The City Engineer may also allow limited movement intersection to be initially constructed to allow full movement access. 34 Supplemental Standards – Street Pattern & Connectivity Standards (E) Distribution of Local Traffic to Multiple Arterial Streets. All development plans shall contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing and future development within the same section mile as the proposed development, from at least three (3) arterial streets upon development of remaining parcels within the section mile, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. The local street system shall allow multi-modal access and multiple routes from each development to existing or planned neighborhood centers, parks and schools, without requiring the use of arterial streets, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. (F) Utilization and Provision of Sub-Arterial Street Connections to and From Adjacent Developments and Developable Parcels. To the extent feasible, all development plans shall provide bicycle and pedestrian and/or vehicular connection at incorporate and continue all sub-arterial streets stubbed to the boundary of the development plan by previously approved development plans or existing development. All development plans shall provide for future bicycle and pedestrian and/or vehicular public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially developable or redevelopable land., to the extent feasible. When adjacent to open space, natural areas, railroad tracks, or other similar natural or manmade impediments that inhibit this standard from being met this standard is not required to be met. (G) Gated Developments. Gated street entryways into residential developments shall be prohibited. (H) Alternative Compliance. Upon request by an applicant, the decision maker may approve an alternative development plan that may be substituted in whole or in part for a plan meeting the standards of this Section. (1) Procedure. Alternative compliance development plans shall be prepared and submitted in accordance with submittal requirements for plans as set forth in this Section. The plan and design shall clearly identify and discuss the alternatives proposed and the ways in which the plan will better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. (2) Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Division equally well or better than would a plan and design which complies with the standards of this Division, and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible. In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative design minimizes the impacts on natural areas and features, fosters nonvehicular access, provides for distribution of the development's traffic without exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct, sub-arterial street access to any parks, schools, neighborhood centers, commercial uses, employment uses and Neighborhood Commercial Districts within or adjacent to the development from existing or future adjacent development within the same section mile. (Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §§25, 92, 12/15/98; Ord. No. 087, 2002 §18, 6/4/02; Ord. No. 161, 2005, §8, 12/20/05) 35 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings The following standards are based on the standards established within Division 3.5.1 Building and Project Compatibility. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards – Building and Project Compatibility These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 3.5.1 Building and Project Compatibility, as applicable. Building and Project Compatibility (A) Purpose. The purpose of this Section is to ensure that the physical and operational characteristics of proposed buildings and uses are compatible when considered within the context of the surrounding area. They should be read in conjunction with the more specific building standards contained in this Division 3.5 and the zone district standards contained in Article 4. All criteria and regulations contained in this Section that pertain to "developments," "the development plan," "buildings" and other similar terms shall be read to include the application of said criteria and regulations to any determination made by the Planning and Zoning Board under paragraphs 1.3.4(A)(5) and (6) for the purpose of evaluating the authorization of an additional use. (B) General Standard. New developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary. In areas where the existing architectural character is not definitively established or is not consistent with the purposes of this Code, the architecture of new development shall set an enhanced standard of quality for future projects or redevelopment in the area. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. Brick and stone masonry shall be considered compatible with wood framing and other materials. Architectural compatibility (including, without limitation, building height) shall be derived from the neighboring context. A general massing that relates to the overall compatibility of the development may include strong building massing at the street allowing for multiple stories of buildings to have coplanar facades without the incorporation of facade step backs above the 3rd floor of the building. (C) Building Size, Height, Bulk, Mass, Scale. Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures, if any, on the same block face, abutting or adjacent to the subject property, opposing block face or cater-corner block face at the nearest intersection. (See Figures 7a and 7b.) Figure 7a 36 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings Infill Buildings Figure 7b Infill Buildings New buildings in historic districts should reflect the historic character of the neighborhood through repetition of roof lines, patterns of door and window placement, and the use of characteristic entry features. (D) Privacy Considerations. Elements of the development plan shall be arranged to maximize the opportunity for privacy by the residents of the project and minimize infringement on the privacy of adjoining land uses. Additionally, the development plan shall create opportunities for interactions among neighbors without sacrificing privacy or security. (See Figure 8.) (E) Building Materials. (1) General. Building materials shall either be similar to the materials already being used in the neighborhood or, if dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. Figure 8 Privacy Considerations 37 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings (2) Glare. Building materials shall not create excessive glare. If highly reflective building materials are proposed, such as aluminum, unpainted metal and reflective glass, the potential for glare from such materials will be evaluated to determine whether or not the glare would create a significant adverse impact on the adjacent property owners, neighborhood or community in terms of vehicular safety, outdoor activities and enjoyment of views. If so, such materials shall not be permitted. (3) Windows. (a) Mirror glass with a reflectivity or opacity of greater than sixty (60) percent is prohibited. (b) Clear glass shall be used for commercial storefront display windows and doors. Tinted glazing is acceptable as it relates to meeting the governing building code at the time of the building development. (c) Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed to visually establish and define the building stories and establish human scale and proportion. (F) Building Color. Color shades shall be used to facilitate blending into the neighborhood and unifying the development. The color shades of building materials shall draw from the range of color shades that already exist on the block or in the adjacent neighborhood. (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). 38 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings (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. 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 mass or redesigning a building shape. 2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height shall be designed to address privacy impacts on adjacent property by providing landscaping, fencing, open space, window size, window height and window placement, orientation of balconies, and orientation of buildings away from adjacent residential development, or other effective techniques. 3. 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 summary of the key conclusions of the shadow 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 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. (H) Land Use Transition. When land uses with significantly different visual character are proposed abutting 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 the provision of buffer yards and passive open space in order to enhance the separation between uses. (I) Outdoor Storage Areas/Mechanical Equipment. 39 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings (1) No areas for outdoor storage, trash collection or compaction, loading or other such uses shall be located within twenty (20) feet of any public street, public sidewalk or internal pedestrian way. Notwithstanding the foregoing, areas for trash collection may be located within twenty (20) feet of an internal pedestrian way. (2) Loading docks, truck parking, outdoor storage (including storage containers), utility meters, HVAC and other mechanical equipment, trash collection, trash compaction and other service functions shall be incorporated into the overall design theme of the building and the landscape so that the architectural design is continuous and uninterrupted by ladders, towers, fences and equipment, and no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materials of the building and landscape. These areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. (3) Conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces. (4) Outside areas, used on a long-term or regular basis for inventory storage or sale, over-stock, seasonal goods, bulk items and the like shall be located within an area that is permanently screened with walls or fences. Materials, colors and design of screening walls or fences shall conform to those used as predominant materials and colors on the building. If such areas are to be covered, then the covering shall conform to those used as predominant materials and colors on the building. (5) Outside areas that are used on a temporary basis for the sale of seasonal inventory only shall be defined by nonpermanent walls or fences. Such an enclosure shall not inhibit fire access to the building or pedestrian and bicycle access to the building entrance. If chain link fencing is used, it must be vinyl- clad or covered with a mesh material. Any such enclosure shall be removed upon the conclusion of the seasonal sale period. Subsections (4) and (5) shall not apply to temporary vendors who have been issued outdoor vendor licenses as required by Section 15-382 of the City Code, provided that such temporary vendors are not permitted to operate for more than sixty (60) days in any calendar year. (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible. (7) All satellite dishes that are greater than two (2) meters (78.74 inches) in diameter must be screened and located as required in subsections (1) through (5) of this Section. (J) Operational/Physical Compatibility Standards. Conditions may be imposed upon the approval of development applications to ensure that new development will be compatible with existing neighborhoods and uses. Such conditions may include, but need not be limited to, restrictions on or requirements for: (1) hours of operation and deliveries; (2) location on a site of activities that generate potential adverse impacts on adjacent uses such as noise and glare; (3) placement of trash receptacles; (4) location of loading and delivery zones; (5) light intensity and hours of full illumination; (6) placement and illumination of outdoor vending machines; (7) location and number of off-street parking spaces. 40 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings The following standards are based on the standards established within Division 3.5.3 Mixed-Use, Institutional and Commercial Buildings. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards - Mixed-Use, Institutional and Commercial Buildings Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 3.5.3 Mixed-Use, Institutional and Commercial Buildings, as applicable. Mixed-Use, Institutional and Commercial Buildings (A) Purpose. These standards are intended to promote the design of an urban environment that is built to human scale. (B) General Standard. Mixed-use and nonresidential buildings shall provide significant architectural interest and shall not have a single, large, dominant building mass. The street level shall be designed to comport with a pedestrian scale in order to establish attractive street fronts and walkways. Walkways shall be designed principally for the purpose of accommodating pedestrians and pedestrian connections while secondarily accommodating vehicular movement. Buildings shall be designed with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. (C) Relationship of Buildings to Streets, Walkways and Parking. (1) Orientation to a Connecting Walkway. At least one (1) main entrance of any commercial or mixed-use building shall face and open directly onto a connecting walkway with pedestrian frontage. Any building which has only vehicle bays and/or service doors for intermittent/infrequent nonpublic access to equipment, storage or similar rooms (e.g., self-serve car washes and self-serve mini-storage warehouses) shall be exempt from this standard. See Figure 10. Figure 10 Orientation to Walkways 41 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings (2) Orientation to Build-to Lines for Streetfront Buildings. Build-to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian-oriented streetfronts with no vehicle use area between building faces and the street. (a) To establish "build-to" lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least thirty (30) percent of the total length of the building along the street shall be extended to the build-to line area. If a parcel, lot or tract has multiple streets, then the building shall be built to at least two (2) of them according to (b) through (d) below, i.e., to a street corner. If there is a choice of two (2) or more corners, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building. (b) Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on-street parking. (c) Buildings shall be located at least ten (10) and no more than twenty-five (25) feet behind the street right-of-way of an adjoining street that is larger than a two-lane arterial that does not have on-street parking. (d) Exceptions to the build-to line standards shall be permitted: 1. in order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity. 2. if the building abuts a four-lane or six-lane arterial street, and the Director has determined that an alternative to the street sidewalk better serves the purpose of connecting commercial destinations due to one (1) or more of the following constraints: a. high volume and/or speed of traffic on the abutting street(s), b. landform, c. an established pattern of existing buildings that makes a pedestrian-oriented streetfront infeasible. 42 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings Such an alternative to the street sidewalk must include a connecting walkway(s) and may include internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares or gardens. 3. in the case of Large Retail Establishments, Supermarkets or other anchor-tenant buildings that face internal connecting walkways with pedestrian frontage in a development that includes additional outlying buildings abutting the street(s). 4. if a larger or otherwise noncompliant front yard area is required by the City to continue an established drainage channel or access drive, or other easement. 5. in order to conform to an established pattern of building and street relationships, a contextual build-to line may fall at any point between the required build-to line and the build-to line that exists on a lot that abuts, and is oriented to, the same street as the subject lot. If the subject lot is a corner lot, the contextual build-to line may fall at any point between the required build-to line and the build-to line that exists on the lot that is abutting and oriented to the same street as the subject lot. A contextual build-to line shall not be construed as allowing a vehicular use area between the building and the street. (D) Variation in Massing. A single, large, dominant building mass shall be avoided in new buildings and, to the extent reasonably feasible, in development projects involving changes to the mass of existing buildings. (1) Horizontal masses shall not exceed a height:width ratio of 1:3 without substantial variation in massing that includes a change in height and a projecting or recessed elements. (2) Changes in mass shall be related to entrances, the integral structure and/or the organization of interior spaces and activities and not merely for cosmetic effect. False fronts or parapets create an insubstantial appearance and are prohibited. (E) Character and Image. In new buildings and, to the extent reasonably feasible, in development projects involving changes to existing building walls, facades or awnings (as applicable), the following standards shall apply: (1) Site Specific Design. Building design shall contribute to the uniqueness of a zone district, and/or the Fort Collins community with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. In the case of a multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive place within the zone district or community. A standardized prototype design shall be modified as necessary to comply with the requirements of this subsection. (2) Facade Treatment. (a) Minimum Wall Articulation. Building bays shall be a maximum of thirty (30) feet in width. Bays shall be visually established by architectural features such as; but not limited to, shading devices, columns, ribs or pilasters, piers and fenestration pattern, material changes, and/or recesses. In order to add architectural interest and variety and avoid the effect of a single, long or massive wall with no relation to human size, the following additional standards shall apply: 1. No wall that faces a street or connecting walkway shall have a blank, uninterrupted length exceeding thirty (30) feet without including at least two (2) of the following: change in 43 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings plane, change in texture, or masonry pattern, material changes, recesses, windows, treillage with or without vines, or an equivalent element that subdivides the wall into human scale proportions as compatible with the design aesthetic. 2. Side or rear walls that face walkways may include false windows and door openings defined by frames, sills and lintels, or similarly proportioned modulations of the wall, only when actual doors and windows are not feasible because of the nature of the use of the building. 3. All sides of the building shall include materials and design characteristics consistent with those on the front. Use of inferior or lesser quality materials for side or rear facades shall be prohibited. (3) Facades. Facades that face streets or connecting pedestrian frontage shall be subdivided and proportioned using features such as windows, entrances, recesses, arcades, arbors, awnings, treillage with or without vines, along no less than fifty (50) percent of the facade. (4) Entrances. Primary building entrances shall be clearly defined and recessed or framed by a sheltering element such as an roof, awning, arcade or portico in order to provide shelter from the summer sun and winter weather. (5) Awnings. Awnings shall be no longer than a single storefront. (6) Base and Top Treatments. All facades shall have: (a) a recognizable "base" consisting of (but not limited to): 1. thicker walls, ledges or sills; 2. integrally textured materials such as stone or other masonry; 3. integrally colored and patterned materials such as smooth-finished stone or tile; 4. lighter or darker colored materials, mullions or panels; or 5. planters. (b) a recognizable "top" consisting of (but not limited to): 1. cornice treatments, other than just colored "stripes" or "bands," with integrally textured materials such as stone or other masonry or differently colored materials; 2. sloping roof with overhangs and brackets; 3. stepped parapets. (c) if applicable, the architectural design aesthetic may not be required to include a recognizable “base” or “top provided the building design maintains a compatibility to which the design aesthetic is developed and based. Examples of these include, but are not limited to, Tuscan, Modern, etc. The basis of the design within these examples are volume or planar based and are not intended to include a “base’ or “top”. (7) Encroachments. Special architectural features, such as bay windows, decorative roofs and entry features may project up to three (3) feet into street rights-of-way, provided that they are not less than nine (9) feet above the sidewalk. Trellises, canopies and fabric awnings may project up to five (5) feet into front setbacks and public rights-of-way, provided that they are not less than eight (8) feet above the sidewalk. No such improvements shall encroach into alley rights-of-way. (8) Drive-through lane width limitation. No drive-through facility associated with a retail establishment or large retail establishment shall exceed ten (10) feet in width. 44 Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings (9) Illumination prohibition. Exterior-mounted exposed neon/fiber optic/ rope L.E.D. lighting, illuminated translucent materials (except signs), illuminated striping or banding, and illuminated product displays on appurtenant structures (e.g., fuel dispensers) shall be prohibited. 45 Supplemental Standards – Large Retail Establishments The following standards are based on the standards established within Division 3.5.4 Large Retail Establishments Requirements. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards – Large Retail Establishments These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 3.5.4 Large Retail Establishments, as applicable. (A) Purpose. These standards are intended to ensure that large retail building development is compatible with its surrounding area and contributes to the unique community character of Fort Collins. (For expansions/enlargements of large retail establishments, see also subsection 3.8.20(A).) (B) General Standard. Large retail buildings shall provide a high level of architectural interest by utilizing high quality materials and design and shall be compatible with the character of the surrounding area. Large retail buildings shall have pedestrian and bicycle access and connectivity and shall mitigate any negative impacts. Buildings shall be designed with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. (C) Land Use. All large retail establishments shall be located in a group of more than four (4) retail establishments located in a complex which is planned, developed, owned or managed as a single unit with off-street parking provided on the property. Indoor recreation facilities are exempt from this requirement. (D) Development Standards. (1) Aesthetic Character. (a) Facades and Exterior Walls: 1. Facades greater than one hundred (100) feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least three (3) percent of the length of the facade and extending at least twenty (20) percent of the length of the facade. No uninterrupted length of any facade shall exceed one hundred (100) horizontal feet. 2. Ground floor facades that face public streets shall have arcades, display windows, clerestory glazing, entry areas, awnings or other such features along no less than sixty (60) percent of their horizontal length. (See Figure 11.) (b) Small Retail Stores. Where large retail establishments contain additional, separately owned stores that occupy less than twenty-five thousand (25,000) square feet of gross floor area, with separate, exterior customer entrances, the street level facade of such stores shall be transparent between the a minimum height of three (3) feet and eight (8) feet above the walkway grade the 46 Supplemental Standards – Large Retail Establishments finish floor to a height that relates to compatibility of the design aesthetic for no less than sixty (60) percent of the horizontal length of the building facade of such additional stores. Figure 11 Building Facades (c) Detail Features. Building facades must include: 1. a repeating pattern that includes no less than three (3) of the following elements: a. color change; b. texture change; c. material module change; d. an expression of architectural or structural bays through a change in plane no less than twelve (12) inches in width, such as an offset, reveal or projecting rib. (See Figure 12.) Note: At least one (1) of elements a, b or c shall repeat horizontally. All elements shall repeat at intervals of no more than thirty (30) feet, either horizontally or vertically. Figure 12 47 Supplemental Standards – Large Retail Establishments Expression of Architectural or Structural Bay (d) Roofs. Roofs shall have no less than two (2) of the following features: 1. parapets concealing flat roofs and with rooftop equipment such as HVAC units from public view. The average height of such parapets shall be developed in height to screen the RTU’s utilized for the building. not exceed fifteen (15) percent of the height of the supporting wall and such parapets shall not at any point exceed one-third (1 /3) of the height of the supporting wall. (See Figure 13.) Such parapets shall feature three-dimensional cornice treatment as it relates to the compatibility of the design aesthetic. Figure 13 Parapet Standards 2. overhanging eaves, extending no less than three (3) feet past the supporting walls; 3. sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one (1) foot of vertical rise for every three (3) feet of horizontal run and less than or equal to one (1) foot of vertical rise for every one (1) foot of horizontal run; 4. three (3) or more roof slope planes. (e) Materials and colors. 1. Predominant exterior building materials shall be high quality materials, including, but not limited to, brick, sandstone, other native stone, synthetic stone, wooding siding, and prefinished metal panel and tinted/textured concrete masonry units. 2. Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of primary high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited. 3. Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas. 4. Exterior building materials shall not include smooth-faced concrete block, tilt-up concrete panels. or prefabricated steel panels. (2) Entryways. (a) Each large retail establishment on a site shall have clearly defined, highly visible customer entrances featuring no less than three (3) of the following: 48 Supplemental Standards – Large Retail Establishments 1. canopies or porticos; 2. overhangs; 3. recesses/projections; 4. arcades; 5. raised corniced parapets over the door; 6. peaked roof forms; 7. arches; 8. outdoor patios; 9. display windows; 10. architectural details such as tile work and moldings which are integrated into the building structure and design; 11. integral planters or wing walls that incorporate landscaped areas and/or places for sitting. (b) Where additional stores will be located in the large retail establishment, each such store shall have at least one (1) exterior customer entrance, which shall conform to the above requirements. (c) All building facades which are visible from adjoining properties and/or public streets shall comply with the requirements of Article 3.5.3(D)(2) above. (3) Site Design and Relationship to Surrounding Community. (a) Entrances. At least two (2) sides of a large retail establishment shall feature operational customer entrances. The two (2) required sides shall be those that are planned to have the highest level of public pedestrian activity, one (1) of which shall also be the side that most directly faces a street with pedestrian access. The other of the two (2) sides having an operational customer entrance may face a second street with pedestrian access, and/or a main parking lot area. If the large retail establishment does not include a second side entrance that is fully operational and open to the public, then this standard shall be met by attaching smaller retail store(s) ("liner stores") to the side of the large retail establishment which is expected to generate the most pedestrian activity or which faces a public street. Such liner store(s) shall, to the extent reasonably feasible, occupy no less than thirty-three (33) percent of the building elevation on which they are located and shall feature distinctive store fronts and entrances that are significantly differentiated from the large retail establishment in order to create strong identifiable entrance features. Entrances to the liner store(s) may, but need not, provide access into the large retail establishment and must be fully operational and open to customers at times that are generally equivalent to the store hours of the large retail establishment to which they are attached. All entrances, including those of the liner store(s), shall be architecturally prominent and clearly visible from the abutting public street. (See Figure 14.) Movie theaters are exempt from this requirement. 49 Supplemental Standards – Large Retail Establishments Figure 14 Building Entrances Example of a development with customer entrances on all sides which face a public street. (b) Parking lot location. No more than fifty (50) percent of the off-street parking area for the lot, tract or area of land devoted to the large retail establishment shall be located between the front facade of the large retail establishment and the abutting streets (the "Front Parking Area"). The Front Parking Area shall be determined by drawing a line from the front corners of the building to the nearest property corners. If any such line, when connected to the plane of the front facade of the building, creates an angle that is greater than one hundred eighty (180) degrees, then the line shall be adjusted to create an angle of one hundred eighty (180) degrees when connected to the plane of the front facade of the building. If any such line, when connected to the plane of the front facade of the building, creates an angle that is less than ninety (90) degrees, then the line shall be adjusted to create an angle of ninety (90) degrees when connected to the plane of the front facade of the building. Parking spaces in the Front Parking Area shall be counted to include all parking spaces within the boundaries of the Front Parking Area, including (i) all partial parking spaces if the part inside the Front Parking Area boundary lines constitutes more than one-half (½) of said parking space, and (ii) all parking spaces associated with any pad sites located within the Front Parking Area boundaries. Supermarkets are exempt from this requirement. (c) Back sides. The minimum setback for any building facade shall be thirty-five (35) feet from the nearest property line. Where the facade faces abutting residential uses, an earthen berm, no less than six (6) feet in height, containing at a minimum evergreen tree planted at intervals of twenty (20) feet on center, or in clusters or clumps, shall be provided. (d) Connectivity. The site design must provide direct connections and safe street crossings to adjacent land uses. (4) Pedestrian Circulation. (a) Sidewalks at least eight (8) feet in width shall be provided along all sides of the lot that abut a public street. (b) Continuous internal pedestrian walkways, no less than eight (8) feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrance of all large retail establishments on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building and store entry points, and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, 50 Supplemental Standards – Large Retail Establishments ground covers or other such materials for no less than fifty (50) percent of the length of the walkway. (c) Sidewalks, no less than eight (8) feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least six (6) feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade. (d) Internal pedestrian walkways provided in conformance with part (b) above shall provide weather protection features such as awnings or arcades within thirty (30) feet of all customer entrances. (e) All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways. (5) Central Features and Community Space. Each retail establishment subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing at least two (2) of the following: patio/seating area, pedestrian plaza with benches, transportation center, window shopping walkway, outdoor playground area, kiosk area, water feature, clock tower or other such deliberately shaped area and/or a focal feature or amenity that, in the judgment of the appropriate decision maker, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. (See Figure 15.) Figure 15 Center With Community Features (6) Delivery/Loading Operations. No delivery, loading, trash removal or compaction, or other such operations shall be permitted between the hours of 10:00 p.m. and 7:00 a.m. unless the applicant submits evidence that sound barriers between all areas for such operations effectively reduce noise emissions to a level of forty-five (45) dB, as measured at the lot line of any adjoining property. (Ord. No. 228, 1998 §24, 12/15/98; Ord. No. 99, 1999 §§10—13, 6/15/99; Ord. No. 165, 1999 §§22, 23, 11/16/99; Ord. No. 183, 2000 §14, 12/19/00; Ord. No. 087, 2002 §§13, 14, 6/4/02; Ord. No. 173, 2003 §16, 12/16/03; Ord. No. 091, 2004 §13, 6/15/04; Ord. No. 044, 2006, 3/21/06; Ord. No. 025, 2013 §9, 2/26/13; Ord. No. 161, 2020 , §9, 1/5/21) 51 Supplemental Standards – Residential Building Standards The following standards are based on the standards established within Division 3.5.2 Residential Building Standards. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards - Residential Building Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 3.5.2 Residential Building Standards, as applicable. (A) Purpose. The standards in this Section are intended to promote variety, visual interest and pedestrian- oriented streets in residential development. (B) General Standard. Development projects containing residential buildings shall place a high priority on building entryways and their relationship to the street. Pedestrian usability shall be prioritized over vehicular usability. Buildings shall include human-scaled elements, architectural articulation, and in projects containing more than one (1) building, design variation. (C) Housing Model Variety and Variation Among Buildings. (1) Single-family detached, single-family attached in groups of two (2), and two-family dwellings (ADUs excepted) shall comply with the following requirements: (a) Any development of one hundred (100) or more single-family detached, single-family attached in groups of two (2) or two-family detached dwelling units shall have at least four (4) different types of housing models. Any development containing fewer than one hundred (100) single-family or two-family dwelling units shall have at least three (3) different types of housing models. The applicant shall include, in the application for approval of the project development plan, documentation showing how the development will comply with the foregoing requirement. (b) Each housing model shall have at least three (3) characteristics which clearly and obviously distinguish it from the other housing models, which characteristics may include, without limitation, differences in floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the lot and/or building face. (c) The requirements provided in subparagraphs (a) and (b) above shall not apply to developments containing ten (10) or fewer dwelling units. (d) The enforcement procedure for this standard shall be in accordance with Section 3.8.15. (d) An applicant for a Building Permit for a single-family or two-family dwelling shall affirm and certify in the application that the dwelling which is the subject of the Building Permit does not adjoin a lot with the same housing model, if on the same block face. Single-family attached buildings containing more than two (2) dwelling units shall comply with the following requirements: (a) For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing 52 Supplemental Standards – Residential Building Standards offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street or street-like private drive. Building designs shall be considered similar unless they vary significantly in footprint size and shape. (b) Building designs shall be further distinguished by including unique architectural elevations and unique entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. (D) Relationship of Dwellings to Streets and Parking. (1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit (excluding ADUs) shall face the adjacent street or landscape tract with pedestrian connectivity to 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 public or private street sidewalk and the address shall be posted to be visible from the intersection of the connecting walkway and public right of way. The following exceptions to this standard are permitted: (a) Up to one (1) single-family detached dwelling 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 public or private street that is smaller than a full arterial or has on-street parking or have a primary entrance no more than two hundred (200) feet from a public or private street sidewalk. (3) At least one door providing direct access for emergency responders from the outside into each individual single family attached dwelling must be located within one hundred fifty (150) feet from the closest emergency access easement or designated fire lane as measured along paved walkways. Neither an exterior nor interior garage door shall satisfy this requirement. (E) Residential Building Setbacks, Lot Width and Size. (1) Setback from Arterial Streets. The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building shall be thirty (30) feet from any arterial street right-of-way, except for those buildings regulated by Section 3.8.30 of this Code, which buildings must comply with the setback regulations set forth in Section 3.8.30. (Setbacks standards have been relocated to Development Standards table within the PUD Master Plan) (2) Setback from Nonarterial Streets. The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building shall be fifteen (15) feet from any public street right-of-way other than an arterial street right-of-way, except for those buildings regulated by Section 3.8.30 of this Code, which buildings must comply with the setback regulations set forth in Section 3.8.30. Setbacks from garage doors to the nearest portion of any public sidewalk that intersects with the driveway shall be at least twenty (20) feet. (Setbacks standards have been relocated to Development Standards table within the PUD Master Plan) (a) Alternative Compliance. Upon request by an applicant, the decision maker may approve an alternative setback that may be substituted in whole or in part for a setback that meets the 53 Supplemental Standards – Residential Building Standards standards of this Section, except that such alternative setback shall not be permitted in the R-L or U-E zone districts. 1. Procedure. Alternative compliance setbacks from connector or local streets only, shall be prepared and submitted in accordance with submittal requirements for Project Development Plans. Each plan shall clearly identify and discuss the alternatives proposed and the ways in which the plan will better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. 2. Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative setback plan complies with the following standards: a. Porches and Entry Features. (i) A front porch with a minimum depth of six (6) feet (as measured from the building facade to the posts, railings and spindles) and a minimum length of eight (8) feet shall be provided on single-family detached dwellings. (ii) A clearly defined building front facing the street with a covered front porch or stoop measuring at least four (4) feet by four (4) feet shall be provided on each ground floor single-family attached dwelling. (iii) The floor elevation of the front porch or stoop shall be a minimum of eighteen (18) inches above grade. b. Off-Street Parking. Off-street parking shall be located behind the dwelling and access to such parking shall be gained from an alley or, if there is no alley, then from the street via a driveway which, up to the rear building line of the house, does not exceed ten (10) feet in width. c. Private Open Space. (i) A readily accessible, functional and clearly defined private outdoor space (such as a patio, courtyard or deck) with minimum dimensions of twelve (12) feet by eighteen (18) feet shall be provided for each dwelling unit. (ii) All buildings on the same lot shall be spaced at least sixteen (16) feet apart. d. Front Yard Fences. (i) Front yard fences shall not exceed sixty percent (60%) opacity. (ii) Front yard fences shall be between two and one-half (2½) feet and three (3) feet in height. (iii) Front yard fences made of chain link are prohibited. (iv) Any privacy fence along an interior side property line shall gradually transition to the height of the front yard fence. (Setbacks standards have been relocated to Development Standards table within the PUD Master Plan) (3) Side and Rear Yard Setbacks. The minimum side yard setback for all residential buildings and for all detached accessory buildings that are incidental to the residential building shall be five (5) feet from the property line, except for garages accessed from alleys or private drives where the associated dwelling faces on-site walkways rather than street sidewalks for which the minimum setback from an 54 Supplemental Standards – Residential Building Standards alley or private drive shall be eight (8) feet. If a zero-lot-line development plan is proposed, a single six- foot minimum side yard is required. Rear yard setbacks in residential areas shall be a minimum of eight (8) feet from the rear property line, except for garages and storage sheds not exceeding eight (8) feet in height, where the minimum setback shall be zero (0) feet. (Setbacks standards have been relocated to Development Standards table within the PUD Master Plan) (4) Minimum Lot Width. (Lot width standards have been included on the Development Standards Table with the PUD Master Plan) A minimum lot width of fifty (50) feet shall be required for any single-family detached dwelling if the garage and/or driveway is served by access from the abutting street, unless such lot also adjoins an alley or is located at the corner of two (2) public streets. (a) Alternative Compliance. Upon request by an applicant, the decision maker may approve alternative lot widths that may be substituted for lot widths that meet the standards of this Section. 1. Procedure. Subdivision plans showing alternative compliance lot widths shall be prepared and submitted in accordance with submittal requirements for plans as set forth in subsection 2.4.2(C). The plan shall clearly identify and discuss modifications and alternatives proposed for utility placement necessary to serve the development and ways in which the plan would better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. 2. Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan that complies with the standards of this Section. (b) Utility Services. In reviewing the proposed alternative plan, the decision maker shall consider the extent to which the proposed design provides sufficient utility service, and whether utility services can be adequately maintained over the passage of time. (5) Maximum Size of Detached Accessory Buildings (not including ADUs which shall follow included ADU standards). Any detached accessory building that is incidental to a single-family or two-family dwelling shall contain a maximum of eight hundred (800) square feet of floor area on lots that are less than twenty thousand (20,000) square feet in size, a maximum of one thousand two hundred (1,200) square feet of floor area on lots that are between twenty thousand (20,000) square feet and one (1) acre in size, and a maximum floor area of six (6) percent of the total lot area on lots that are larger than one (1) acre in size, except that the size of such building may be increased by the minimum amount necessary to accommodate a handicap accessible parking bay when such a bay is required by the City's Building Code. (6) Setback for Windmills. Windmills shall be set back from the property lines a minimum of one (1) foot for every foot of height of the structure measured from the ground to the top of the highest blade of the windmill; provided, however, that, if the applicant demonstrates with a certified analysis of a licensed professional engineer that the structure will collapse rather than topple, then this requirement may be waived by the Director. Shadow flicker shall not be allowed to cross any property line. (F) Garage Doors. To prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of the house to dominate the streetscape, the following standards shall apply: (1) Street-facing garage doors must be recessed behind either the front facade of the ground floor living area portion of the dwelling or a covered porch (measuring at least six [6] feet by eight [8] feet) by at least four (4) feet. Any street-facing garage doors complying with this standard shall not protrude forward from the front facade of the living area portion of the dwelling by more than eight (8) feet. 55 Supplemental Standards – Residential Building Standards (2) Garage doors may be located on another side of the dwelling ("side- or rear-loaded") provided that the side of the garage facing the front street has windows or other architectural details that mimic the features of the living portion of the dwelling. (3) Garage doors shall not comprise more than fifty (50) percent of the ground floor street-facing linear building frontage. If a home has a three-car garage, a single door, or set of two doors in the same plain, it shall not comprise more than 50% of the ground floor street-facing linear building footage than what the home would have if it had a 2-car garage. A 3rd garage stall is permitted if the stall is recessed behind the other two stalls a minimum of 2’. The total of these 3 stalls may exceed the total 50% of ground floor street-facing linear building footage when configured as described above. Alleys and corner lots are exempt from this standard. (4) Attached and multi-family dwellings which also face a second street or a major walkway spine shall be exempt from paragraphs (1) through (3) above. The façade oriented to the second street or walkway spine shall include windows, doorways and a structured transition from public to private areas using built elements such as porch features, pediments, arbors, low walls, fences, trellis work and/or similar elements integrated with plantings. (5) Alternative garage door treatments shall be accepted by the Director if: (a) the configuration of the lot or other existing physical condition of the lot makes the application of these standards impractical; and (b) the proposed design substantially meets the intent of this Code to line streets with active living spaces, create pedestrian-oriented streetscapes and provide variety and visual interest in the exterior design of residential buildings. (G) Rear Walls of Multi-Family Garages. To add visual interest and avoid the effect of a long blank wall with no relation to human size, accessibility needs or internal divisions within the building, the following standards for minimum wall articulation shall apply: (1) Perimeter Garages. (a) Length. Any garage located with its rear wall along the perimeter of a development and within sixty-five (65) feet of a public right-of-way or the property line of the development site shall not exceed sixty (60) feet in length. A minimum of seven (7) feet of landscaping must be provided between any two (2) such perimeter garages. (b) Articulation. No rear garage wall that faces a street or adjacent development shall exceed thirty (30) feet in length without including at least one (1) of the following in at least two (2) locations: 1. change in wall plane of at least six (6) inches, 2. change in material or masonry pattern, 3. change in roof plane, 4. windows, 5. doorways, 6. false door or window openings defined by frames, sills and lintels, and/or 7. an equivalent vertical element that subdivides the wall into proportions related to human scale and/or the internal divisions within the building. (See Figure 9A.) (2) All Garages. (a) Access Doors. Rear doorways shall be provided as determined by the decision maker to be reasonably necessary to allow direct access to living units without requiring people to walk around the garage to access their living units. (See Figure 9B.) 56 Supplemental Standards – Residential Building Standards (b) Articulation. At a minimum, a vertical trim detail that subdivides the overall siding pattern shall be provided at intervals not to exceed two (2) internal parking stalls (approximately twenty [20] to twenty-four [24] feet). In addition, the articulation described in paragraph (1)(b) above is encouraged but shall not be required. Figure 9A 57 Supplemental Standards – Multi-Family & Single-Family Attached Standards The following standards are based on the standards established within Division 3.8.30 Multi-Family and Single- Family Attached Dwelling Development Standards. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards - Multi-Family and Single Family Attached Dwelling Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 3.8.30 Multi-Family and Single-Family Attached Dwelling Development Standards, as applicable. (A) Purpose/Applicability. The following standards apply to all: (1) multi-family developments that contain at least four (4) dwelling units; and (2) single-family attached developments that contain at least four (4) dwelling units where there is no reasonably sufficient area for outdoor activities and useable outdoor space on an individual per lot basis. These standards are intended to promote variety in building form and product, visual interest, access to parks, pedestrian-oriented streets and compatibility with surrounding neighborhoods. (B) Mix of Housing Types. (Moved to Stand Alone Mix of Housing type Section) 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: (1) A minimum of two (2) housing types shall be required on any development parcel sixteen (16) acres or larger, including parcels that are part of a phased development. A minimum of three (3) housing types shall be required on any development parcels thirty (30) acres or larger. (2) 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. (3) The following list of housing types shall be used to satisfy this requirement: (a) Small lot single-family detached dwellings on lots containing less than six thousand (6,000) square feet. (b) Two-family dwellings. (c) Single-family attached dwellings. (d) Mixed-use dwelling units. 58 Supplemental Standards – Multi-Family & Single-Family Attached Standards (e) Group homes. (f) Multi-family dwellings containing three (3) to four (4) units per building. (g) Multi-family dwellings containing five (5) to seven (7) units per building. (h) Multi-family dwellings containing more than seven (7) units per building. (4) Lot pattern. The lot size and layout pattern shall be designed to allow buildings to face toward the street. (C) Access to a Park, Central Feature or Gathering Place. At least ninety (90) percent of the dwellings in all development projects containing two (2) or more acres shall be located within one thousand three hundred twenty (1,320) feet (one-quarter (¼) mile) of either a neighborhood public park, a privately owned park or a central feature or gathering place that is located either within the project Mulberry & Greenfields PUD Master Plan area 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: (1) Public parks, recreation areas or other open lands. (2) Privately owned parks, meeting the following criteria: (a) For projects between two (2) and five (5) acres, the development is required to provide sufficient outdoor gathering areas or site amenities, either public or private, to sustain the activities associated with single-family attached and multi-family residential development, to adequately serve the occupants of the development as set forth below. Such outdoor gathering areas may include, without limitation, small parks, playgrounds, pools, sports courts, picnic facilities, passive open space, recreational areas, plazas, courtyards, or naturalistic features. For projects greater than five (5) acres and less than ten (10) acres, the private park must be a minimum of five thousand (5,000) square feet. For projects greater than ten (10) acres, the private park must be a minimum of ten thousand (10,000) square feet. (b) 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. (c) Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians and open to the public. (d) 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. (e) 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. (f) 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. (3) 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 (2)(a) above, then the facility shall be physically integrated with such park space as needed to meet the required minimum size. 59 Supplemental Standards – Multi-Family & Single-Family Attached Standards (D) 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: (1) Block Structure. Each multi-family project shall be developed as a series of complete blocks bounded by streets (public or private). (See Figures 16A through 16F below). Natural areas, irrigation ditches, high- voltage power lines, operating railroad tracks and other similar substantial physical features may form up to three (3) two (2) sides of a block. (2) Block Size. All blocks shall be limited to a maximum size of nine (9) seven (7). (3) 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, landscape buffers, plazas or other functional open space. (E) Buildings. (Building height and setback standards are included within the Development Standards Table within the PUD Master Plan) (1) 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. (2) 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. (3) Minimum setback from the right-of-way along an arterial street shall be fifteen (15) feet and along a nonarterial street shall be nine (9) feet. (a) Exceptions to the setback standards are permitted if one (1) of the following is met: 1. Each unit side that faces the street has a porch and/or balcony that has a minimum depth of six (6) feet (as measured from the building facade to the far side posts, railings/spindles) and a minimum length of eight (8) feet. If more than one (1) side of a unit faces the street, then only one (1) side is required to comply. 2. An outdoor space such as a plaza, courtyard, patio or garden is located between a building and the sidewalk, provided that such space shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity. 3. All ground units that face a street are ADA compliant units that have street-facing porches that are directly and individually accessed from the public sidewalk by a connecting walkway that is at least six (6) feet in width. 4. All ground units that face a street with a transit stop that fronts the building are affordable housing units, each having a street-facing stoop that directly accesses the public sidewalk by a connecting walkway. 5. A project is within an area in the Downtown that is designated in the Downtown Figure 16A Example of Shopping Center on One Block 60 Supplemental Standards – Multi-Family & Single-Family Attached Standards Figure 16B Example of Park/Civic Block Figure 16C Example of Garden Apartment Block 61 Supplemental Standards – Multi-Family & Single-Family Attached Standards Figure 16D Example of Townhouses and Small Lot Houses Figure 16E Example of Bungalow Block 62 Supplemental Standards – Multi-Family & Single-Family Attached Standards Figure 16F Example of Office Block (F) Design Standards for Multi-Family Dwellings. (1) Yards Along Single- and Two-Family Residential Development. For multi-family buildings with more than 12 units per building, buffer yards shall be provided along the property line of abutting existing single- and two-family dwellings. Minimum depth shall be twenty-five (25) feet. This provision shall not apply the Neighborhood Conservation Buffer (NCB) district and the Neighborhood Conservation 63 Supplemental Standards – Multi-Family & Single-Family Attached Standards Medium Density (NCM) district. This standard does not apply when located across a street (public or private) or when sharing an alley. (2) Variation Among Buildings. For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape or building elevations, including modifying the architectural style of the buildings, (e.g., prairie, craftsman, etc.) or other elements, possibly including but not limited to modifying the roofline, materials or color blocking. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. (3) Variation of Color. 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. (4) Entrances. Entrances shall be made clearly visible from the streets and public areas through the use of architectural elements and landscaping. (5) Roofs. Roof lines may be either sloped, flat or curved, but must include at least two (2) of the following elements: (a) The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. (b) Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections. (c) Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. (d) Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. (e) Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. Exception: Multi-Family Buildings that include roof-mounted solar arrays are exempt from providing the minimum 2 elements as noted above. (6) 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. (7) 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 64 Supplemental Standards – Multi-Family & Single-Family Attached Standards 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. 65 Supplemental Standards – Mix of Housing Types LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards - Mix of Housing Standards Mix of Housing Standards The following is the minimum required Mix of Housing Types per District (if residential uses are proposed): • District 1 - 4 Housing Types • District 2 - 2 Housing Types • District 3 - 1 Housing Type • District 4 - 1 Housing Type • District 5 – N/A – Residential Uses Not Permitted in District 5. 1) Mulberry & Greenfields - PUD Master Plan will develop in multiple phases, so it is not a requirement to provide the required mix of housing types with each future development application. Therefore, the Applicant/Developer must track and demonstrate compliance with this standard with each development application. 2) In District 1 a single housing type shall not constitute more than 80% or less than 5% of the total number of dwelling units within the entirety of District 1. Accessory Dwelling Units (ADUs) are exempt from this standard. The following list of housing types shall be used to satisfy housing type requirements: (as permitted per District per Land Use Table found within this Mulberry & Greenfields - PUD Master Plan) a. Single-family detached dwellings with rear (alley) loaded garages. b. Small lot Single-family detached dwellings with rear (alley) loaded garages. (lots containing less than four thousand (4,000) square feet or with lot frontages of forty (40) feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings with rear (alley) loaded garages and the average lot size for single-family detached dwellings with rear (alley) loaded garages. c. Single-family detached dwellings with front or side loaded garages. d. Small lot single-family detached dwellings with front or side loaded garages (lots containing less than 4,000 square feet or with lot frontages of 40' or less, if there is a difference of at least 2,000 square feet between the average lot size for small lot single-family detached dwellings with front or side loaded garages and the average lot size for single-family detached dwellings with front or side loaded garages. e. Single-family detached dwellings with detached garages not on same lot also known as Cottage Homes. Cottage Homes may be organized around a common green or shared open space. Detached garages may be ganged and not contiguous with the residential lot. f. Single-family detached dwellings with rear (alley) loaded garages at minimum 3 stories also known as Single Family Detached Townhomes. g. Single-family detached dwellings in Motorcourt configuration. h. Single-family detached or Paired Homes on common lots. i. Two-family dwellings. j. Single-family attached dwellings. k. Mixed-use dwelling units. 66 Supplemental Standards – Mix of Housing Types l. Multi-family dwellings containing up to 4 units per building. m. Multi-family dwellings containing 5 to 8 units per building. n. Multi-family dwellings containing 9 to 12 units per building. o. Multifamily dwellings containing 13 to 20 units per building. p. Multi-family dwellings containing more than 20 units per building. q. Accessory Dwelling Units 67 Supplemental Standards – Accessory Dwelling Units (THIS SECTION IS NOT BASED ON CURRENT FORT COLLINS CODE, COMMENTS PROVIDED DURING FIRST ROUND OF REVIEW HAVE IMPLEMENTED, AS APPROPRIATE.) Supplemental Standards - Accessory Dwelling Units General provisions. Accessory dwelling units shall be permitted as an accessory use in conjunction with all permitted single-family dwellings. 1. Compliance with development standards and building codes. Every accessory dwelling unit shall meet the same development standards applicable to the principal dwelling unit. In addition, every accessory dwelling unit shall meet all applicable municipal codes, building codes, residential codes, fire codes and property maintenance codes. The application of these codes may render some property ineligible for accessory dwelling unit approval. 2. Compliance with restrictive covenants. If the parcel upon which an accessory dwelling unit is proposed falls within the jurisdiction of a homeowners' association or similar covenant-based property owners' association, the requirements of this Section shall be considered minimum requirements. Any such association shall have the right to lawfully adopt more stringent standards for accessory dwelling units, but may not prohibit accessory dwelling units, for any parcel within the regulatory authority of such association. 3. Parking. Parking may be accommodated by provided on-street parking or on lot. Parking shall be in addition to any parking otherwise required for the principal dwelling unit. The parking space required under this Section may be established in tandem with other required parking spaces. If a parking space is provided it shall be paved with asphalt, concrete, or other approved Fort Collins low impact design. 4. Accessory dwelling unit size and configuration. The living space of the accessory dwelling unit shall be no larger than the living space of the principal dwelling unit on the subject lot or parcel. No accessory dwelling unit shall be less than 400 square feet, and all accessory dwelling units shall be designed and configured as either studio, 1-bedroom or 2-bedroom units. Square footage calculations, as contained herein, exclude any related garage, porch or similar area. 5. 6. Number of accessory dwelling units per lot or parcel. Only 1 accessory dwelling unit shall be allowed for each lot or parcel. 7. Existing development on lot. • Certificate of occupancy required. A single-family dwelling shall exist as the principal use on the lot or parcel or shall be constructed in conjunction with the accessory dwelling unit. A certificate of occupancy for an accessory dwelling unit will only be granted after a certificate of occupancy has been granted to the principal dwelling unit on the lot or parcel. • Legal nonconformity. Nothing herein shall be construed to render lawful any dwelling unit in use which, at the time of its establishment, was not lawful. Nothing herein shall require adherence to the requirements of this Section as applied to any dwelling unit which, at the time of its establishment, was lawful, unless such dwelling unit is proposed for expansion, modification or use different than that taking place at the time of the adoption of this Section. • Utility service requirements. With the exception of telephone, television, electrical and Internet service, accessory dwelling units must be served through the utility services of the principal dwelling unit and shall not have separate services. • Limitations on garage-space accessory dwelling units. Garage space dedicated for use in conjunction with an accessory dwelling unit shall not exceed 250 square feet. • Prohibited accessory dwelling units. Mobile homes, travel trailers and recreational vehicles shall be prohibited for use as an accessory dwelling unit. • Minimum lot size. There is no minimum lot size required. Types of accessory dwelling units. 68 Supplemental Standards – Accessory Dwelling Units 1. Type I: An accessory dwelling unit which is detached from the principal dwelling unit and considered a separate dwelling unit under the Residential Code. 2. Type II: An accessory dwelling unit located inside a single-family dwelling whose occupants and the occupants of the principal dwelling unit do not live together as a single household unit. Type II accessory dwelling units typically have a separate access from the principal dwelling unit. In this case, both the accessory dwelling unit and the principal dwelling unit to which it is accessory are considered separate dwelling units. under the Residential Code. Design-related limitations, provisions. Each accessory dwelling unit proposed for any location shall be approved in the form of a site plan. To preserve the appearance of the single-family dwelling, accessory dwelling units shall be designed in the following manner: 1. The design of the accessory dwelling unit shall be compatible with the design of the principal dwelling unit by use of similar style, exterior wall materials, window types, door and window trims, roofing materials and roof pitch and colors. 2. If the entrance to the accessory dwelling unit is visible from an adjacent street, it shall be designed in a manner as to be clearly subordinate to the entrance of the principal dwelling. 3. Windows which face an adjoining residential property shall be designed to protect the privacy of neighbors. 4. Outdoor areas. The site plan shall provide accessible outdoor space and landscaping for both the accessory dwelling unit and the principal dwelling unit, which may be shared. The parking area shall be paved with asphalt, concrete or typical Fort Collins approved low impact design materials. 5. Home occupations. Home occupations may take place within any accessory dwelling unit approved or lawful pursuant to this PUD Master Plan and/or Fort Collins Land Use Code. Procedure for accessory dwelling unit approval. The approval of each accessory dwelling unit shall be governed by the following procedures: 1. For New Developments: Lots that include ADUs shall be identified and approved on the plot plan associated with the development of the lot. Any future ADUs require approval as noted in (2) below. 2. For Existing Developed Properties: Approval occurs by following the Fort Collins Basic Development Review process. 69 Supplemental Standards – Parking Standards The following standards are based on the standards established within Divisions 3.2.2 Access, Circulation, and Parking and 3.8.10 Single-Family and Two-Family Parking Requirements. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Supplemental Standards - Parking Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Divisions 3.2.2 Access, Circulation, and Parking and 3.8.10 Single-Family and Two-Family Parking Requirements, as applicable. Residential Parking Requirements (A) Single-Family Detached. For each single-family dwelling there shall be one (1) parking space on lots with greater than forty (40) feet of street frontage or two (2) parking spaces on lots with less than forty (40) feet of street frontage. Single-Family Home Type (1) Off-street Parking Spaces Req’d per Dwelling Unit Accessory Dwelling Units 0.0 Cottage Homes 1.0 Small lot Single-family detached dwellings with rear (alley) loaded garages (2) (lots less than 3,000 sf) 1.5 Single-family detached dwellings with rear (alley) loaded garages. 2.0 Single-family detached dwellings with front or side loaded garages (any size) 2.0 1) As described within this Mulberry & Greenfields PUD Supplemental Standards – Mix of Housing Types 2) Wider corner or end lots with the same home type as others in the same block face shall be calculated as the typical size – shall be calculated for the block as a whole. These spaces may be in centralized off-street parking lots and/or in garages, located either on private lots or on tracts. Other parking configurations, possibly include but not limited to carports or surface stalls on private lots are also permitted. (B) Parking of any vehicle in the front yard of a lot on which exists a single-family or two-family dwelling shall be prohibited unless such vehicle is parked on an improved area having a surface of asphalt, concrete, rock, gravel, approved LID materials, or other similar inorganic material, and such improved area has a permanent border. 70 Supplemental Standards – Parking Standards (C) Multi-Family and Mixed-Use Number of Bedrooms per Dwelling Unit Parking Spaces per Dwelling Unit One or Less 1.5 Two 1.75 Three 2.0 Four and above 3.0 (Note: MF parking standards match standards within section 3.3.2.) (D) Multi-family, Attached or Two-Family Projects Developed with Internal Streets: Parking on an internal street fronting on a lot or tract containing multi-family, attached or two-family dwellings (except for mixed-use dwellings and single-family detached dwellings) may be counted to meet the parking requirements for the development. All other Mulberry & Greenfields PUD Master Plan Permitted Use Parking Requirements (A) For all other permitted uses within the Mulberry & Greenfields PUD Master Plan area, parking shall be provided at the levels required within Division 3.2.2 Access, Circulation, and Parking. 71 Supplemental Standards – Building Height The following standards are based on the standards established within Division 3.8.17 Building Height. LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Building Height These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards, shall replace Fort Collins Land Use Code Division 3.8.17 Building Height, as applicable. (A) Measuring Building Height. (1) Building Height Measured in Feet. When measured in feet, building height shall be measured from the average of the finished ground level at the center of all walls of a building or structure to the highest point of the roof surface or structure. (2) Building Height Measured in Stories. In measuring the height of a building in stories the following measurement rules shall apply: (a) A balcony or mezzanine shall be counted as a full story when its floor area is in excess of one- third (1 /3) of the total area of the nearest full floor directly below it. (b) Half (1/2) story shall mean a space under a sloping roof which has the line of intersection of the roof and wall face not more than three (3) feet above the floor level, and in which space the possible floor area with head room of five (5) feet or less occupies at least forty (40) percent of the total floor area of the story directly beneath. (c) No story of a commercial or industrial building shall have more than twenty-five (25) feet from average ground level at the center of all walls to the eave/wall intersection or wall plate height if there is no eave, or from floor to floor, or from floor to eave/wall intersection or wall plate height as applicable. (d) Within Districts 1 and 2, a maximum vertical height of twelve (12) feet eight (8) inches shall be permitted for each residential story measured from average ground level at the center of all walls to the eave/wall intersection or wall plate height if there is no eave, or from floor to floor, or from floor to eave/wall intersection or wall plate height as applicable. This maximum vertical height shall apply only in the following zone districts: U-E; R-F; R-L; L-M-N; M-M-N; N-C-L; N-C-M; N-C-B; R-C; C-C-N; N-C; H-C; and M-H. (3) Transitional Height. Regardless of the maximum building height limit imposed by the zone district standards of this Land Use Code, applicants shall be allowed to use a "transitional" height limit. The allowed "transitional" height may fall at or below the midpoint between the zone district maximum height limit and the height, in feet, of a building that exists on a lot that abuts the subject lot and faces the same street as the building on the subject lot. This provision shall not be interpreted as requiring greater minimum heights or lower maximum heights than imposed by the underlying zone district. 72 Supplemental Standards – Building Height (B) Building Height Regulations. (1) All dwellings shall be constructed with at least seventy-five (75) percent of the roof surface higher than seven (7) feet from grade. (2) It shall be unlawful to construct, build or establish any building, trees, smokestack, chimney, flagpole, wire, tower or other structure or appurtenance thereto which may constitute a hazard or obstruction to the safe navigation, landing and takeoff of aircraft at a publicly used airport. (3) No detached accessory building may exceed eight (8) feet in height unless such building complies with all of the yard setbacks for the district in which such building is located. (C) Exemptions From Building Height Regulations. The following structures and features shall be exempt from the height requirements of this Land Use Code: (1) chimneys, smokestacks or flues that cover no more than five (5) percent of the horizontal surface area of the roof; (2) cooling towers, ventilators and other similar equipment that cover no more than five (5) percent of the horizontal surface area of the roof; (3) elevator bulkheads and stairway enclosures that cover no more than five (5) percent of the horizontal surface area of the roof; (4) fire towers; (5) utility poles and support structures; (6) belfries, spires and steeples; (7) monuments and ornamental towers; (8) solar energy systems. (9) Roof top patios and structures associated with occupied roofs where the parapet wall does not exceed four (4) feet above the roof deck (except for areas for stairwells and/or elevators). If such roofs include enclosed space, such space such as shade structures, storage closets, and other installations, shall cover no more than twenty-five (25) percent of the horizontal surface area of the roof and shall be set back at a thirty-five (35) degree angle measured at the intersection of the floor plane of the story below the roof. 73 Supplemental Standards – Signage LEGEND • ADDED LANGUAGE • REMOVED LANGUAGE • LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO) Signage Standards All signage within the Mulberry & Greenfields – PUD Master Plan area shall follow the standards of Division 3.8.7 Signs, unless otherwise approved through the standard sign application process or as noted below and as approved within this Mulberry & Greenfields – PUD Master Plan. District 5 Sign Standards Within District 5 of the Mulberry & Greenfields – PUD Master Plan the following standards are applicable, otherwise the standards of Division 3.8.7 Signs shall apply. 1. Off Premise Signage a. Signs placed within District 5 may include off premise signage for tenants and/or uses within Districts 1, 2, 3, & 4. Including thematic elements (including name, logos, and similar) related to overall Mulberry & Greenfields – PUD Master Plan neighborhood. 2. Maximum Sign Area for Freestanding/Monument Style Sign a. For signs located 90’ or more from the Mulberry Road right of way, the maximum sign area per face shall be 175 square feet. b. Sign area on monuments within District 5 shall be calculated by the area covered by the letters, symbols or other neighborhood related thematic elements, as described in the graphic below. 74 Supplemental Standards – Signage 3. Maximum Sign Height for Freestanding/Monument Style Sign a. For signs facing Mulberry Road located 90’ or more from the Mulberry Road right of way, the maximum height shall be 30’. All other signs shall follow the same ratio of distance from ROW to height, so that if easements change within District 5 and if the sign(s) can move closer to the Mulberry ROW the height will decrease accordingly. For signs less than 30’ from Mulberry Road right of way, maximum height shall follow current code requirements. 4. Icon Signs a. Monuments, obelisks, clock towers, or other similar elements are permitted within District 5. Signs may be placed on such an element in the same way signs would be permitted on other buildings under the Code. Such signs in District 5 shall comply with the sign code or will be subject to a variance as established in the Code. The monument, obelisk, clock tower, or other feature shall not be considered a sign itself. 75 Mulberry - PUD Master Plan Proposed UpdatesDistrict 1Residential Uses PermittedAll residential projects are BDR or Type I reviewSFD Type 1 - Admin(see Land use table)DuplexType 1 - AdminSFAType 1 - AdminMulti-Family (max of 12 dus/bldg) Type 1 - Admin (less than 50 units)No maximum units per buildingMulti-Family (max of 12 dus/bldg) Type 2 - P&Z ( more 50 units)Minimum avg. of 4 du/ac (net) Permit maximum of avg 12 du/ac (gross)Max 3 stories for all housing typesSFD SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)SFA / Paired Homes SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)Multi-Family SetbacksSFD50' for front load45' for front loadSFA50' for front loadDuplex50' for front loadMixed-Use, Institutional, Commercial Buildings & Large Retail Establishments Note:1.) Black text is current standards2.) Red text is revised standard. If the space is blank in the updated standard than it is unchanged from code. No minimum width no non-front load productRequired Mix30+ acre - 4 Housing TypesMaximum avg. of 9 du/ac (gross) Maximum 12 du/ac permitted if affordable includedDensity PermittedMinimum avg. of 4 du/ac (net) Building Height> 15 acres - 1 housing TypeResidential (1, 2, & 3 Dus) - 2.5 StoriesUnderlying ZoningResidential (4+ units) - 3 Stories *May*4/5 stories at arterial intersections15' (20' garage-face to back of walk)15 to < 20 acres - 2 Housing Types20 to < 30 acres - 3Housing TypeLMNMin Lot Width15' (arterial) 9' (non-arterial8'30'5' Requires minimum 4 housing types in District 130'15' (20' garage-face to back of walk)5' 8'As permitted, per District per Permitted Land Use Table within this PUD Master Plan, shall follow standards within "Supplemental Standards - Large Retail Establishment" and "Supplemental Standards - Mixed-Use, Institutional, and Commercial Buildings Standards"76 Mulberry - PUD Master Plan Proposed UpdatesDistrict 2Residential Uses PermittedAll residential projects are BDR or Type I reviewSFD Type 1 - AdminSFD (max 6000 sf/lot) Type 1 - Admin(see Land use table)DuplexType 1 - AdminDuplexType 1 - AdminSFAType 1 - AdminSFAType 1 - AdminMulti-Family (max of 12 dus/bldg) Type 1 - Admin (less than 50 units) Multi-FamilyType 1 - Admin (less than 50 units)No maximum units per buildingMulti-Family (max of 12 dus/bldg) Type 2 - P&Z ( more 50 units) Multi-Family Type 2 - P&Z (more than 50 units)Minimum avg. of 4 du/ac (net) No maximum densityThe maximum height of one-, two- and three-family dwellings shall be three (3) stories. Single-Family Attached and Multi-Family Buildings up to 8 units per building shall have a maximum height of three (3) stories. Maximum height of Multi-Family Buildings with greater than 8 units per building shall be 5 stories. SFD SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)SFA / Paired Homes SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)Multi-Family SetbacksSFD50' for front load SFD50' for front load45' for front loadSFA50' for front load SFA50' for front loadDuplex50' for front load Duplex50' for front loadMixed-Use, Institutional, Commercial Buildings & Large Retail Establishments Note:1.) Black text is current standards2.) Red text is revised standard. If the space is blank in the updated standard than it is unchanged from code. MMNResidential (1, 2, & 3 Dus) - 2.5 Stories*4/5 stories at intersectionsFor MF & SFA - A minimum of two (2) housing types shall be required on any development parcel sixteen (16) acres or larger, including parcels that are part of a phased development. 3 StoriesNo minimum width no non-front load product30'15' (20' garage-face to back of walk)Residential (4+ units) - 3 Stories 8'15' (arterial) 9' (non-arterial)Minimum avg. 12 du/ac (net) Minimum avg. of 4 du/ac (net) Maximum avg. of 9 du/ac (gross) Maximum 12 du/ac permitted if affordable included> 15 acres - 1 housing Type15 to < 20 acres - 2 Housing Types20 to < 30 acres - 3Housing Type30+ acre - 4 Housing TypesDensity PermittedRequired MixLMNUnderlying Zoning5' *4/5 stories at intersectionsRequires minimum 2 housing types in District 25' 30'15' (20' garage-face to back of walk)Building HeightMin Lot Width5' 8'8'15' (arterial) 9' (non-arterial30'15' (20' garage-face to back of walk)5' 8'30'15' (20' garage-face to back of walk)As permitted, per District per Permitted Land Use Table within this PUD Master Plan, shall follow standards within "Supplemental Standards - Large Retail Establishment" and "Supplemental Standards - Mixed-Use, Institutional, and Commercial Buildings Standards"77 Mulberry - PUD Master Plan Proposed UpdatesDistrict 3Residential Uses PermittedSFD NOT PERMITTED SFD (max 6000 sf/lot) Type 2 - P&Z SFD NOT PERMITTEDSFD (max 3,500 sf/lot) (Front load not permitted)Duplex Type 1 - AdminDuplexType 2 - P&ZDuplexType 1 - AdminSFAType 1 - AdminSFAType 2 - P&ZSFAType 1 - AdminAll residential projects are BDR or Type I reviewMulti-Family Type 2 - P&ZMulti-Family Type 2 - P&ZMulti-Family Type 1 - Admin (less than 50 units)(see Land use table)5 storiesSFD SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)SFA / Paired Homes SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)MF SetbacksSFDN/ASFDN/ASFDN/ASFA50' for front loadSFA50' for front loadSFA50' for front loadDuplex50' for front loadDuplex50' for front loadDuplex50' for front loadMixed-Use, Institutional, Commercial Buildings & Large Retail Establishments Note:1.) Black text is current standards2.) Red text is revised standard. If the space is blank in the updated standard than it is unchanged from code. Neighborhood CommercialEmployment*Limited to 30% of gross areaMinimum of avg. 7 du/ac (net) N/A5 Stories15' (arterial) 9' (non-arterial15' (arterial) 9' (non-arterial4 StoriesN/AIf SFD proposed equivalent number of other res. types must be provided.>10 acres - 1 Housing Type10 - < 30 - 2 Housing Types30+ acres - 3 Housing TypesGeneral Commercial4 StoriesNot Limited (no SFD)Underlying ZoningNone None15' (arterial) 9' (non-arterial8'*Limited to 25% of gross area30'15' (20' garage-face to back of walk)5' N/A30'30'Density PermittedRequired MixBuilding HeightMin Lot Width15' (20' garage-face to back of walk)5' 8'15' (20' garage-face to back of walk)5' 8'30'15' (20' garage-face to back of walk)5' 8'As permitted, per District per Permitted Land Use Table within this PUD Master Plan, shall follow standards within "Supplemental Standards - Large Retail Establishment" and "Supplemental Standards - Mixed-Use, Institutional, and Commercial Buildings Standards"78 Mulberry - PUD Master Plan Proposed UpdatesMulberry - PUD Master Plan Proposed UpdatesDistrict 4 District 5Residential Uses PermittedAll residential projects are BDR or Type I reviewSFD NOT PERMITTED(see Land use table)DuplexType 1 - AdminSFAType 1 - AdminMulti-Family Type 1 - Admin (less than 50 units)5 storiesSFD SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)SFA / Paired Homes SetbacksArterialNon-Arterial10' (20' garage-face to back of walk)SideRear8' (2' for alley load if no utility conflicts)MF SetbacksSFDN/ASFA50' for front loadDuplex50' for front loadMixed-Use, Institutional, Commercial Buildings & Large Retail Establishments Note:1.) Black text is current standards2.) Red text is revised standard. If the space is blank in the updated standard than it is unchanged from code. District 5 permits only signage, detention/water quality, open space, and similar uses. Underlying ZoningGeneral CommercialDensity PermittedRequired MixBuilding HeightNot Limited (no SFD)None 4 StoriesN/A15' (arterial) 9' (non-arterialAs permitted, per District per Permitted Land Use Table within this PUD Master Plan, shall follow standards within "Supplemental Standards - Large Retail Establishment" and "Supplemental Standards - Mixed-Use, Institutional, and Commercial Buildings Standards"30'15' (20' garage-face to back of walk)5' 8'Min Lot Width79 Development Standards Table Notes Development Standards Tables Note (correlates directly with table, number will refer back to table) 1. Front setbacks on corner lots: in the case of corner lots, only 1 street line shall be considered as a front line, and the street to which the primary entrance of the principal building faces or to which the building is addressed shall be considered the front line for purposes of determining the front setback. 2. The rear setback in alleys may be 2' if there are not utility conflicts, although the minimum distance from garage face to garage face shall be 24'. Habitable space is permitted over garages with a 2' setback to the alley. 3. Minimum lot width only applies to front load single-family detached homes. Other home types do not have a minimum lot width. Mixed-Use and Non-residential uses have no minimum lot width. 4. Features Allowed Within Setbacks. The following structures and features may be located within required residential setbacks: a. Trees, shrubs or other features of natural growth; b. Fences or walls, subject to permit approval, that do not exceed the standards established in Fort Collins Land Use Code Section 3.8.11; c. Driveways and sidewalks; d. Signs, if permitted by the sign regulations of this Land Use Code or Mulberry Planned Sign Program; e. Bay windows and similar sized cantilevered floor areas, and architectural design embellishments of dwellings that do not project more than 2' feet into the required setback, provided none of the foregoing elements shall encroach upon any public easements; f. Eaves that do not project more than 2½' into the required setback; g. Open outside stairways, entrance hoods, terraces, canopies and balconies that do not project more than 5' into a required front or rear setback and/or not more than 2' feet into a required side setback, provided they do not encroach on public easements; h. Chimneys, flues and residential ventilating ducts that do not project more than 2' feet into a required setback and when placed so as not to obstruct light and ventilation, provided they do not encroach on public easements; i. Utility lines, wires and associated structures, such as power poles; j. Decks which are not more than 30" above ground; k. Window wells or basement egress windows including the foundation that forms the window well, as long as the window foundation does not exceed the elevation or height of the house foundation may encroach up to 3' feet, only when setback is 5' feet or greater and as long as adequate drainage is accommodated. 5. 0' lot line configurations are allowed. Attached or detached garages with or without habitable spaces over the garage may also utilize a 0' setback. 6. Any single-family detached homes and duplexes that are located on a common lot will not be subject to minimum lot size, nor minimum lot widths. Setbacks: a. To Non-Arterial - 15' (30' to Arterial) (20’ to garage face) b. To Private Street or Parking Area - 10' c. To property boundary - 10' d. Min. Building Separation - 6' (Includes detached garage, carports, and/or other residential buildings) 7. Single Family Detached Motor Courts. Motor court means a dead end, shared, private drive not exceeding one-hundred and fifty (150) linear feet, that services a grouping of dwelling units. Motor Courts may have a Metro District, HOA, or shared maintenance agreement maintained shared drive. Setbacks for Motor Courts shall be as follows: a. To Non-Arterial – 15’ (30' to Arterial) b. To open space / common open space / easement or similar – 8’ 80 Development Standards Table Notes c. To shared private drive – 8’ d. Side – 5’ e. Rear - 5’ Standards for motor courts shall be as follows: a. Dwelling units adjacent to the street shall have one of the following: b. A front entry feature facing the adjacent street; c. A front entry feature facing the private drive or common green space/green court which wraps around the street-side for a length of at least 8'. d. A front entry feature facing the private drive and at least 2 first floor windows facing the street. 8. Detached Garages Not On Lot a. To Non-Arterial (excluding Alley) - 15' b. To Alley or internal lot lines - 0' c. Minimum Building Separation - 10' 9. Side Yard Use Easements are permitted. Minimum side setbacks for Side Yard Use easements are 5' (15' for side corner lot adjacent to public ROW). A minimum 10' building separation must be maintained. See Housing Types - Lot Typicals for more details. General Development Standards Notes 1. There are no internal buffer yard requirements within this property. 2. When necessary, tread of first entry step may be located immediately adjacent to public sidewalk. 3. Habitable space permitted over garage structure shall meet the requirements of the then current IRC and IECC and amendments within the governing municipality. 4. All construction shall adhere to all building and fire codes in effect at the time of building permit issuance. 5. There is no maximum impervious area per lot. 6. Setbacks Alternative Compliance. Upon request by an applicant, through the Basic Development Review (BDR) process, an alternative setback that may be substituted in whole or in part for a setback that meets the standards of this Section. 1. Procedure. Alternative compliance setbacks from connector or local streets only, shall be prepared and submitted in accordance with submittal requirements for Project Development Plans. Each plan shall clearly identify and discuss the alternatives proposed and the ways in which the plan will better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. 2. Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative setback plan complies with the following standards: a. Porches and Entry Features. (i) A front porch with a minimum depth of six (6) feet (as measured from the building facade to the posts, railings and spindles) and a minimum length of eight (8) feet shall be provided on single-family detached dwellings. (ii) A clearly defined building front facing the street with a covered front porch or stoop measuring at least four (4) feet by four (4) feet shall be provided on each ground floor single-family attached dwelling. 81 Development Standards Table Notes (iii) The floor elevation of the front porch or stoop shall be a minimum of eighteen (18) inches above grade. b. Off-Street Parking. Off-street parking shall be located behind the dwelling and access to such parking shall be gained from an alley or, if there is no alley, then from the street via a driveway which, up to the rear building line of the house, does not exceed ten (10) feet in width. c. Private Open Space. (i) A readily accessible, functional and clearly defined private outdoor space (such as a patio, courtyard or deck) with minimum dimensions of twelve (12) feet by eighteen (18) feet shall be provided for each dwelling unit. (ii) All buildings on the same lot shall be spaced at least sixteen (16) feet apart. d. Front Yard Fences. (i) Front yard fences shall not exceed sixty percent (60%) opacity. (ii) Front yard fences shall be between two and one-half (2½) feet and three (3) feet in height. (iii) Front yard fences made of chain link are prohibited. (iv) Any privacy fence along an interior side property line shall gradually transition to the height of the front yard fence. 82 Mulberry & Greenfields ‐ PUD Master Plan: Land Use TableLegendRevised UseBDRRemoved UseType 1Type 2LUC LUC LUC LUC DISTRICT5BDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRBDRType 1 Type 1 Type 1 Type 1 LUC LUC LUC LUCDISTRICT5BDRBDRBDRBDRType 1Type 1 Type 1 Type 1Type 1 Type 1 Type 1Type 1 Type 1Type 1 Type 1 Type 1 Type 1 BDRType 1 Type 1 Type 1 Type 2 Type 1 Type 1 Type 1 Type 2 Type 2 Type 2 Type 2 Type 2 Type 2 Type 2 Type 1 BDR Type 1 Type 1 Type 2 Type 2 ACCESSORY / MISCELLANOUS USES DISTRICT 1 DISTRICT 2 DISTRICT 3 DISTRICT 4 Public and Private schools, including colleges, universities, vocational and technical training Seasonal overflow Shelters Neighborhood ParksPlaces of Worship or Assembly Places of Worship or assembly with a building footprint which does not exceed a total of twenty-five thousand (25,000) square feet Minor Public facilities Parks, recreation and other open lands, except neighborhood parks as designed by the Parks and Recreation Policy Plan Community Facilities Outdoor Vendor Stationary Vendor Satellite dish antennas greater than thirty-nine (39) inches in diameterHeliports and Helipads Wireless Telecommunication Equipment (No freestanding monopoles) Institutional / Civic / Public Uses BDR BDR BDRBDRBDRNeighborhood Support / Recreational Facilities Public and Private schools for elementary, intermediate and high school education, and for vocational and technical training Long-Term care facilities Places of worship or assembly with a building footprint which exceed a total of twenty-five thousand (25,000 square feet) Accessory Buildings Accessory Uses Urban Agriculture Off-site Construction StagingWireless Telecommunication Equipment Accessory Dwelling Units DISTRICT 1BDRType 1Type 1Type 1BDRBDRBDRNPBDRBDRType 1Type 1Type 2 BDRType 1Type 1Type 1 BDRBDRBDRDISTRICT 2 BDR BDR BDR BDR BDR BDRType 1Type 2Type 2BDRBDRBDRBDRBDRBDRDISTRICT 3 BDR Type 1 Type 1Type 1 BDRBDR BDR Type 1 BDRType 1Type 2BDRBDRType 1Type 1BDRBDRType 1 Type 1 DISTRICT 4 BDRBDRBDRBDRBDRBDRType 2 Type 2Type 2 Type 1 BDRType 1 Type 1Type 1 BDRBDRType 1 Type 2 Transit facilities without repair or storageMajor public facilities Decision MakerFort Collins Basic Development Review ProcessFort Collins Administrative Review ProcessFort Collins Planning & Zoning Board Review Process83 LUC LUC LUC LUCDISTRICT5BDRBDRBDRBDR BDRBDRBDRType 1 Type 1Type 1Type 1 Type 1 Type 1 Type 1 Type 1 Type 1Type 1Type 1 Type 1 Type 1Type 1Type 1 Type 2 Type 2 Type 2 Type 1 Type 1Type 1 Type 1 Type 1 Type 1 Type 2 Type 2 Type 2 Type 2 Type 2 Type 1BDRBDR Type 1Type 1 Type 1 Type 2 BDRLUC LUC LUC LUCDISTRICT5Type 1 Type 1 Type 1(5,6) Type 2 (7)Type 2 Type 1 Type 1 Type 1 Type 1Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 2 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 N/AType 1Type 1 Type 1 Type 1 Type 2 Type 2 Type 2 Type 2Type 1 Type 2 Type 2 Type 2 Type 2 Type 2 Type 1Type 1 Type 2 Type 1 Type 2 Type 1 Type 1 Type 1 Type 1 N/AType 1 Type 1 Type 1Type 1 Type 1 Type 1 Type 1 Type 2 *Type 2 Type 2DISTRICT 1BDRBDRDISTRICT 3 (2)BDR BDRTwo-Family dwellings Single-Family attached dwellings Multi-family Dwellings (12 or less units per building)Group homes for up to eight (8) developmentally disabled or elderly persons Mixed-use dwellingsManufactured housing communities DISTRICT 4 BDRNPSingle-Family detached dwellings BDR BDR(1)DISTRICT 2 BDRBDRResidential Uses Shelters for victims of domestic violence for up to fifteen (15) residents Short Term primary Rentals BDRType 1 Type 1 BDRBDRBDRType 1 Type 1Type 2 Group homes Extra occupancy with five (5) or fewer tenants Fraternity and sorority houses Long-Term care facilities Short term primary and non-primary rentals Type 2BDRBDRBDRType 1 Type 1 BDRBDRBDRType 1Type 1Type 2 BDRBDRBDRChild care centers BDRDISTRICT 1Type 1 Commercial / Retail UsesAdult day / respite care centers Artisan and photography studios and galleries Bars and taverns Bed and Breakfast establishments Bed and Breakfast establishments with six (6) or fewer beds Extra occupancy with more than five (5) tenantsType 1Type 1 Type 1 Type 1 BDRBDRType 1BDRType 1BDRDISTRICT 2 Type 1 Type 1Type 1 BDRDISTRICT 4 Type 2Type 1 Type 1 DISTRICT 3 Type 1 (5,6) Type 2 (7)Type 1 Type 1convenience retail stores with fuel sales dog day care facilities Drive-in restaurants Drive-in restaurants (without drive-through facilities) Drive-thru restaurants Enclosed mini-storage facilities Type 1 Type 1Clubs and Lodges Convenience retail stores with fuel sales, provided that they are at least three thousand nine hundred sixty (3,960) feet (three quarters 3/4 of a mile) from any other such use and from any fueling station Convenience retail stores without fuel sales Type 1Type 1BDRBDRFood Truck Rally Frozen food lockers Funeral homes Gasoline Stations Grocery stores (occupying between five thousand (5,000) and forty-five thousand (45,000) square feet) Grocery / Supermarkets (Greater than 45,000 S.F.) Entertainment facilities and theaters Equipment rental establishments without outdoor storage Equipment, truck and trailer Rental Exhibit Hall Fast Food restaurants (without drive-in or drive-through facilities) Food catering or small food product preparation BDR BDRType 1Type 1Type 2Type 1Type 1 (5,6) Type 1Type 1Type 1 Type 1 Type 2 Type 1Type 1 Type 1 BDRType 1Type 1Type 1 Type 2Type 1Type 1 BDR Type 1 Type 1 Type 1 Type 1 *Type 2 Type 1 Type 1 Type 2 Type 1Type 1 Convenience shopping Centers Type 1 type 1 Type 1Type 1 Type 1Type 1Type 1Type 1Multi-family Dwellings (More than 12 units per building)Type 1 Type 1 Type 1 Type 1Grocery Store BDR BDR84 LUC LUC LUC LUC DISTRICT 5Type 1 Type 1 Type 1 * Type 2 Type 2 Type 1 Type 2 Type 2 Type 1 Type 1 Type 1 Type 1 / Type 2Type 1 Type 1 Type 1 BDRType 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 2 Type 1 Type 1 Type 1 BDRBDRType 1 Type 2 Type 2Type 2 Type 2 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1 Type 1Type 1 Type 2 Type 1 Type 2Type 1 Type 1 Type 1 Type 1 Type 1 BDRBDRType 1 Type 1 Type 1 Type 1 Type 1 Type 1Type 1 Type 1 Type 1 Type 2 Type 2 N/A Type 1 Type 1 Type 1 LUC LUC LUC LUC DISTRICT 5Type 2 Type 2 Type 1Type 1 Type 1Type 1 Type 1 Type 2 Type 1Type 1 Type 1Type 2 Type 1 Type 1Type 1 / Type 2 Type 2 1) Maximum 3,500 sf lot. Non-typical (i.e. corner, irregular geometry, or similar occurrences) may exceed maximum. Front load homes not permitted.2) Within District 3 all residential permitted uses, except dwellings in multistory mixed use buildings, shall be considered secondary uses and shall occupy no more than thirty (30) percent of the total gross area of the districtBDRHospitals Indoor Kennels Large retail establishments (25,000 sq. ft. +) (not including grocery stores)Limited indoor recreation establishments Limited outdoor or combined indoor and outdoor recreation establishments BDRBDRBDRHealth and Membership Clubs Type 1 Retail stores with vehicle servicing Small scale recreational event centers Standard restaurants Plant nurseries and greenhouses Plumbing, electrical and carpenter shops Print shops Recreational uses Restaurant, limited Mixed-Use Retail and Supply yard establishments with outdoor storage Retail Establishments Retail Establishments (under 25,000 Sq. Ft.) Retail Marijuana centers Nightclubs Offices, financial services, clinics and small animal veterinary clinics Open-air farmers markets if located within a park, central feature or gathering space Outdoor amphitheaters Parking lots and parking garages (as a principal use) Personal and business service shops lodging establishments Medical centers / clinicsMedical Marijuana centers Microbrewery / distillery / winery Music Studios Neighborhood centers consisting of at least two (2) of the following uses: mixed-use dwelling units; retail stores; convenience retail stores; personal and business service shops; small animal veterinary facilities; offices, financial services and clinics; community facilities; neighborhood support/recreation facilities; schools; child care centers; limited indoor recreation establishments; open-air farmers markets; and places of worship or assembly, dog day care, music studio, micro brewery/distillery/winery.Type 1 BDRBDRBDRBDRBDRBDRBDRBDRBDRBDRType 2 Type 1 Type 1BDRBDRType 1Type 1Type 2 Type 1BDRType 1 Type 2 BDRBDR Type 2 Type 2Type 2BDRType 1Type 1Type 1 BDRType 1 Type 2BDRBDRType 1 Type 1 BDRType 1(7) BDRType 1 BDRBDRType 1BDRType 1 BDRBDRVehicle minor repair, servicing and maintenance establishments (no outdoor storage of inoperable vehicles)Vehicle minor repair, servicing and maintenance establishments (indoor) Type 2 BDRType 1 Type 1 Veterinary facilities or small animal clinics Industrial Uses Small scale and medium scale solar energy systems BDRType 1 Type 1 Type 1 Unlimited indoor / Outdoor recreation Vehicle and boat sales and leasing establishments with outdoor storage Type 1 Type 1 Type 1Type 1DISTRICT 1Type 2 Light Industrial - No outside storage Light Industrial uses Research Laboratories Wholesale distribution Composting facilities Warehouses Large scale solar energy systems Workshop or custom small industry uses Type 2 Type 1 DISTRICT 3 Type 2DISTRICT 2 Type 1Type 1 Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1Type 1 Type 1 Type 1 Type 1 DISTRICT 4 Type 1 Type 1 Type 1Type 1(5,6) Type 1 (7)Commercial / Retail UsesDISTRICT 1DISTRICT 2 DISTRICT 3 DISTRICT 4 BDRBDRBDRType 185