HomeMy WebLinkAboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - SUBMITTAL DOCUMENTS - ROUND 3 - LUC REQUIREMENTS
Mulberry & Greenfields –
PUD Master Plan:
Development Guide
Fort Collins, CO | October 13, 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
Executive Summary/PUD Master Plan Overview 1
District 1 Standards 8
District 2 Standards 18
District 3 Standards 30
District 4 Standards 36
District 5 Standards 40
Supplemental Standards – Street Pattern & Connectivity Standards 41
Supplemental Standards – Building & Project Compatibility 43
Supplemental Standards – Mixed-Use, Institutional, & Commercial Buildings 48
Supplemental Standards – Large Retail Establishments 53
Supplemental Standards – Residential Building Standards 59
Supplemental Standards – Multi-Family & Single-Family Attached Standards 65
Supplemental Standards – Mix of Housing Types 73
Supplemental Standards – Accessory Dwelling Units 75
Supplemental Standards – Parking Standards 77
Supplemental Standards – Building Height 79
Supplemental Standards – Signage 81
Supplemental Standards – Landscaping and Tree Protection 83
Development Standards Comparison 98
Land Use Standards Comparison 105
Executive Summary
Executive Summary
Proposed for the ~226-acre Mulberry & Greenfields – PUD Master Plan is a mixed-use neighborhood
comprised of 5 Districts that will offer a multitude of commercial, retail, and employment
opportunities as well as a diverse selection of housing opportunities. Its prime location along East
Mulberry Street will serve to enhance one of the major gateways into the City. Generally speaking,
building of the neighborhood is proposed to occur with a gradation of intensity, with more intense,
commercial, retail, employment, and higher density uses located nearer to East Mulberry Street, and
transitioning to less intense residential uses as one moves north through the community to East Vine
Drive. The objectives of the Mulberry & Greenfields – PUD Master Plan are strongly support by latest
draft of the City of Fort Collins Housing Strategic Plan which states the City should look at doing the
following to increase affordable and “missing middle” or attainable housing stock and are supported
by this Mulberry & Greenfields – PUD Master Plan:
o “Remove barriers to allowed densities through code revisions;”
o “Revisit or remove barriers in code that limit the number of multifamily units, have square
footage requirements for secondary or non-residential buildings and height limitations
restricting the ability to maximize compact sites….”;
o “Explore more housing types including tiny homes and cooperative housing, Build more
duplexes and small multifamily units, Remove or relax regulations that limit creative reuse of
existing homes;”
o Relax restrictions in the Land Use Code to make it easier for developers to build new homes.”
The predominant objective of the Mulberry & Greenfields – PUD Master Plan is to create a great
neighborhood within the overall Fort Collins community while providing many affordable and
attainable housing options that serve the “missing middle” home buyer and that are located near
neighborhood and regional level services and amenities. The standards within the Mulberry &
Greenfields – PUD Master Plan further this objective and allow it to become a reality.
The following further outlines District Standards and other overall standards that influence the design
and development within the Mulberry & Greenfields – PUD Master Plan.
•District 1 – District 1 is the largest District within the Mulberry & Greenfields – PUD Master Plan,
encompassing the entire area north of the railroad tracks and well as the area west of
Greenfields Drive and north of International Boulevard. Being the lowest density District, District
1 is planned to include a variety of single-family detached, accessory dwelling units, and
potentially attached or smaller multi-family, options. Centrally located in District 1 is the
neighborhood park, at a minimum of 5 acres, which is planned to be heavily amenitized and is
envisioned to include a neighborhood amenity like a pool and clubhouse. Its adjacency to the
planned Fort Collins regional trail, allows the opportunity for residents to quickly jump on the
trail or to allow outside users passing through to stop in for a respite or further recreation. This
park will also serve as the northernmost terminus of the planned pedestrian parkway which will
extend south through District 2 and tie into District 3.
•District 2 – District 2 serves as a transition from the lower density of District 1 and the higher
density and intensity uses proposed for District 3. District 2 permits all levels of residential uses
ranging from single-family detached to multi-family. Additional residential options will provide
further product diversity for the community and work to achieve the goal of providing more
attainable housing options for the greater Fort Collins community. Its adjacency to the planned
Fort Collins regional trail, allows the opportunity for residents to quickly jump on the trail to
access other areas of the City.
•District 3 – Located at the intersection of Mulberry and Greenfields, District 3 is planned provide
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Executive Summary
commercial/mixed-use development that will serve the residents of this neighborhood as well as
the greater Fort Collins Community. District 3 will provide the southern terminus of the central
pedestrian corridor of the neighborhood and will draw the community together with a range of
uses. A vibrant center with vertically and/or horizontally mixed uses is envisioned that will
provide an active area for the community to live, work, and play.
• District 4 – Located at the in the far southwest corner of the Mulberry & Greenfields – PUD
Master Plan neighborhood, District 4 is well positioned to take advantage of the frontage along
Mulberry Road and the vast number of vehicles that pass by every day. Being that it is cutoff
from the rest of the Mulberry & Greenfields – PUD Master Plan neighborhood by the Lake Canal
Ditch, it is designed to be a part of the overall community, while also having the ability to stand
alone and provide a greater variety of development opportunities.
• District 5 – Is a parcel that will include elements for the community. A community gateway
monument is planned for this area as well as signage that welcomes visits to this neighborhood.
This District is at Mulberry & Greenfields’ front door and will serve to guide those seeking to visit
this great neighborhood.
Overall Mulberry & Greenfields – PUD Master Plan – Key Design Elements.
• Building Placement: While the Mulberry & Greenfields – PUD Master Plan is not proposing any
specific development or providing specific building locations, types, etc., it does include
standards that, when used in tandem with Fort Collins Land Use Code, create a pedestrian
friendly, well-connected, diverse, neighborhood. A conceptual texture plan graphic has been
included with this application to give a sense of what the Mulberry & Greenfields – PUD Master
is trying to accomplish and provide a vision for the future. As previously noted, the Mulberry &
Greenfields – PUD Master Plan has been broken down into 5 Districts, each varying from each of
the others, but also complementing them as well. These Districts each contribute to the
placemaking within the Mulberry & Greenfields – PUD Master Plan and provide for a variety of
development opportunities; including permitting many types of residential uses, non-residential
uses, parks & open spaces. More dense, higher, and intense uses are proposed nearer the
Mulberry Road corridor and along Greenfields Drive. Further from these higher traffic areas,
lower intensity residential uses are proposed, but still located near enough to take advantage of
the mixed-use opportunities that the Mulberry & Greenfields – PUD Master Plan will provide.
• Circulation: Roads and other infrastructure are being proposed per the City’s master plan. The
development of Greenfields Drive, (an arterial) from Mulberry Road on the south to Vine Drive
on the north will be the major north-south connection point through the Mulberry & Greenfields
– PUD Master Plan and will not only provide access for the residents of the Mulberry &
Greenfields – PUD Master Plan neighborhood but also provide another option for the greater
Fort Collins community when traveling to and from north Fort Collins. Additionally, International
Boulevard (arterial), Sykes Drive (collector), ‘Street One’ (collector), and ‘Donella’ (collector) will
provide vehicular, bicycle, and pedestrian connections to existing adjoining development or
opportunities for connections to future adjacent development.
Furthermore, in working with City Staff, a minimum 50’ regional trail corridor has been provided
that runs parallel to the existing railroad right-of-way, bisecting the neighborhood and making
connections at the NW corner of the community at Vine Drive as well as on the eastern side of
the community, adjacent to the Cooper Slough. Internally, along with a vast array of walks and
more neighborhood focused, walks and trails, a central pedestrian parkway is provided that
connects the main neighborhood park located in District 1 to the mixed-use areas of District 3,
and all points in between. This corridor will be landscaped and amenitized to provide the
community opportunity to access all that the Mulberry & Greenfields – PUD Master Plan has to
offer.
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Executive Summary
• Landscaping: Landscaping will focus on contributing to the well-being and identity of the
Mulberry & Greenfields – PUD Master Plan. The responsible use of raw water and water
conserving and sustainable landscaping, including the use of native and materials adapted to
Colorado’s climate, will drive the design and be utilized to accentuate features and tie the overall
theme of the neighborhood together.
• Open Space/Parks: Open space and parks are strategically placed to provide the most benefit to
the community as well as preserving the most valuable areas of the property. A main
neighborhood park is proposed central to District 1 that will provide a large amenity focused
programed park experience. This park is adjacent to the planned regional trail corridor and its
central location makes it usable by all residents within the Mulberry & Greenfields – PUD Master
Plan neighborhood. Additionally, smaller parks and/or gathering spaces will be provided in the
neighborhood, interspersed throughout, providing appropriate level amenities depending on
their location within the neighborhood. Most open space and buffer areas can be found along
the railroad right-of-way as well on the eastern boundary of the Cooper Slough and wetlands
areas, as identified in the included ECS report. Required buffer areas will be developed in
tandem with the City to ensure that the appropriate preservation and enhancements (if deemed
necessary) take place during future development phases.
• Public Benefit: Extensive work and commitments have been made by the Applicant for the
greater good of the overall Mulberry & Greenfields – PUD Master Plan neighborhood and the
overall Fort Collins community. Those include, but are not limited to:
o Inclusion of affordable housing for a minimum 15% of total units within the community;
o Infrastructure Improvements;
o Crossing of the railroad ROW;
o Construct roundabout at Greenfields Drive and Mulberry frontage road;
o Contribute funding for improvements at Timberline Drive and Vine Drive;
o Contribute funding for frontage road and Highway 14 median;
o Contribute funding for Community Gateway;
o High-Quality and Smart Growth Elements;
o Environmental Sustainability;
o Commitment to the development of solar energy development system;
o Use of non-potable water irrigation system;
o Sustainable landscape design;
o Enhanced Community resiliency.
o Integration of Urban Design elements
Develops ways to implement many of the proposals in the Land Use Code
Audit, the Housing Strategic Plan, and other governing documents, including:
• Increasing the types of housing
• Simplifying the review process
• Planning for and building ADUs
• Creating a cottage home type
• Addressing affordability and attainability, though innovative planning
techniques aimed at reducing the overall cost of construction and
thus sales price
• Increasing density to be more efficient with the little remaining vacant
land within the city limits
o Bloom is also pioneering ways to permit and regulate these uses, demonstrating how
future elements of the Land Use Code update can work in a specific context
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Executive Summary
Please see additional information included with this submittal that provides further detail about
the approved and recorded Public Benefits Agreement.
PUD Intent & Proposed Updates
The intent of the Mulberry & Greenfields – PUD Master Plan is not to disregard existing Fort Collins land use
regulations, but rather customize the zoning for this unique property that is bringing many different uses together
so that development may occur in a reasonable, flexible manner that will allow the best neighborhood possible to
grow. The format of the included PUD Master Plan Set is such that the standards governing the document are
easy to understand and apply. This includes:
• PUD Master Plan Map – This plan lays out the proposed Districts as well as the overall transportation
Framework.
• Development Standards - Details pertaining to setbacks, building heights, and permitted densities as it
pertains to each of the 5 Districts.
• Land Uses - Tables are included detailing the permitted uses within each of the 5 Districts.
• District Standards - Here District specific standards are provided that provide development guidance in
lieu of the underlying zoning.
• Supplemental Standards - These standards apply across all 5 Districts, as applicable, and include further
direction on the development Residential Uses, Single-Family Attached and Multi-Family Uses, Building
Height, Parks and Gathering Spaces, Accessory Dwellings Units, Commercial/Mixed-Use Design, among
others.
Overall, the standards within this Mulberry & Greenfields - PUD Master Plan are intended to guide future
development applications and outline the permitted zoning, land uses, and development standards for this
particular property as described in the legal description on the cover sheet of this Mulberry & Greenfields PUD
Master Plan. In the instances where there is a conflict between this PUD Master Plan document and the Fort
Collins Land Use Code this Mulberry & Greenfields PUD Master Plan shall prevail. Where this document falls silent
Fort Collins Land Use Code shall apply, as applicable.
The following outlines several modifications updates that the Mulberry & Greenfields – PUD Master Plan is
proposing to the Fort Collins Land Use Code as part of this process:
• Land Uses – The land uses generally conform with the underlying zoning in place, but modifications were
made to adjust to proposed land uses. A look at land use updates within each District:
o District 1 – The permitted uses within this District generally fall in line with the underlying zoning,
Low Density Mixed-Use (LMN).
o District 2 – The permitted uses within this District generally fall in line with the underlying zoning,
Low Density Mixed-Use (LMN), with the exception of permitting higher density and allowing
multi-family uses normally found within the Medium Density Mixed-Use (MMN).
o District 3 – The underlying zoning is Neighborhood Commercial (NC), Employment (E), & General
Commercial (CG) . The permitted uses are generally consistent with this zoning with
modifications being made to allow for more crossover of uses which are envisioned to be
designed cohesively. Proposed updates include:
Single Family Detached is now a permitted use, but limited to a maximum lot size of
3,500 sf.
A larger variety of uses are permitted on the ground floor in the instance of a vertical
residential mixed-use development.
o District 4 - The underlying zoning is General Commercial (CG) and the proposed land uses are
generally consistent with the underlying zoning.
o Other: Accessory Dwelling Units (ADUs) – ADUs are proposed to be permitted with Districts 1, 2,
3, and 4 in order to provide another attainable housing option for the community. Included
within this Mulberry & Greenfields PUD Master Plan are full standards for their application and
use. ADUs are a great way to provide housing opportunities at attainable levels. The latest draft
of the City of Fort Collins Housing Strategic Plan encourages the use of ADUs and their
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Executive Summary
application in neighborhoods.
Please see included Standards that have redlined so that Staff may more clearly understand what and
where the proposed modifications are being made.
• Development Standards
Proposed development standards are generally consistent with the specified underlying zoning districts
with a few exceptions as noted below:
o Front Setbacks – Proposed are residential front setbacks for SFD, SFA, and Duplex of 10’
(remaining at 20’ for garage face). This will allow for more compact, urban development with
higher density, which is called for within the Public Benefits Agreement. It is understood that
utilities need to be accounted in such situations and the Applicant has been working with utility
providers and will continue to do so during the development process to ensure all needs and
standards are met. Ideas such as only providing electrical to homes and not including gas, as
communities move away from fossil fuels, as well as grouping utilities to reduce the number of
easements required.
o Rear Setbacks - Proposed is that for homes that are not traditional front load, a 2’ rear setback is
permitted for garages. This of course is only permitted in those instances where a utility
easement is not required in the rear of homes. The Applicant has been working diligently with
utility providers to address the placement of utilities to ensure this standard works. If a utility is
required in the rear, the rear setback shall match the utility easement width.
o Side Setbacks – The side setbacks for single-family detached residential uses have been updated
to permit a minimum 3’ side setback. The Applicant is aware of the additional Building Code
standards that must be followed when houses are located in a proximity such as this. Additional
standards limiting encroachments (window wells for instance) when this smaller setback is used
have been included. Permitting these side setbacks will be permit greater density and promote
the goal of providing more attainable housing.
These setback standards are proposed to provide an opportunity for increased density and the
ability to develop more attainable housing. The Applicant has found that this is more cost
effective to construct single-family detached homes on smaller lots versus similarly sized homes
that are attached. This cost savings is passed on to the consumer allowing for lower and more
attainably priced housing.
o Building Height – Overall building height is generally consistent with the underlying zoning, with
the following exceptions:
Residential Uses, including single-family detached residences, may be up to 3 stories.
This will allow for furth product diversity within the community, including the
construction of “single family detached townhomes’ as proposed within the standards.
Within District 3 building height has been standardized so that cohesive development
within this mixed-use area may occur.
• Housing Types
This Mulberry & Greenfields – PUD Master Plan has increased the number of home types that may be
distinguished as a separate housing type to satisfy diversity requirements of the current Fort Collins Land
Use Code. The current requirements in the Fort Collins Land Use Code are clearly written to encourage a
wide variety of product and home types and discourage homogeny of home types offered and may be
used within all Districts (as denoted in the Land Use Table). With the proposed revised standards, the
Mulberry & Greenfields – PUD Master Plan is proposing to allow a variety of housing types that meet the
goal of providing housing type diversity while also achieving the goals of providing attainable and
affordable housing. Housing types added include single-family detached townhomes, cottage homes,
single-family detached and paired home – common lot, and others; these all will complement the other
housing types already permitted such as single-family detached front load, single family detached rear,
single family attached, etc. This idea of increasing housing types is consistent with the latest draft of the
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Executive Summary
City of Fort Collins Housing Strategic Plan which specifically includes recommendations for the
“Establishment of additional housing types; opportunity to increase overall supply.” The Mulberry &
Greenfields – PUD Master Plan is meeting this objective and bringing new opportunities and bringing
attainable and affordable housing to the market, which is badly needed as described in the latest draft of
the City of Fort Collins Housing Strategic Plan. Within the Mulberry & Greenfields – PUD Master Plan a
litany of housing types have been included as lot typicals to illustrate how these differing product types
work, how they live and how they are different from each other. Additionally, while this PUD is
committed to requiring a litany of housing types it is allowing flexibility in the allowance of how many
housing types are required within a specific future development application. This is proposed because
the Bloom neighborhood will development out over many separate phases over many years, and this
application of the standard will allow the development to be cost effective to meet the objectives of
providing affordable and attainable housing in a great neighborhood setting.
• Parking
Parking standards are generally in conformance with Fort Collins Land Use standards, with the exception
when looking at smaller lots and ADUs, where parking standards are reduced, without sacrificing access
and decreasing quality of life. These reduced parking standards allow for more green space, encourage
fewer automobiles. A diagram schematically showing how reduced parking will work has been included
as a supplemental graphic to this.
• Tree type and Spacing
Due to utility constraints within the cottage areas, consistent 30-40’ on center tree spacing is not feasible.
Based on discussions with City staff the project will still meet the same number of deciduous canopy trees
for each block (based on a consistent 40’ spacing), however trees may be a combination of deciduous
canopy trees and smaller or ornamental trees. Canopy trees will be maximized to the extent feasible,
particularly in the mid-block areas. In order to meet clearance and spacing requirements, canopy trees
may also be placed closer than 30’ on center. Any canopy trees placed closer than 30’ on center will be
specifically selected to allow sufficient spread of each tree.
• Signage
The Mulberry & Greenfields – PUD Master Plan is intended to be a Gateway neighborhood to the greater
Fort Collins Community as such provisions are proposed as part of this PUD Master Plan to account its
unique location, specifically being set back a significant distance from Mulberry Road. Proposed are
minimal standard updates to account for unique site constraints encountered by this property specifically
found within District 5, otherwise sign standards will follow currently established Fort Collins sign code.
• Street Connectivity
Current standards require street connectivity at approximately 660’ intervals, this PUD Master Plan alters
this standard in areas where meeting this standard is impractical. Areas where this will be a challenge
include: along Vine Drive where topography makes additional connections impracticable, adjacent to the
Cooper Slough where it’s preferable to not disturb this area with road connections and leave in its natural
state, and along the railroad tracks where achieving additional crossings above and beyond the planned
Greenfields Drive crossing, are infeasible at this point. The PUD Master Plan and associated standards
show connections where they make sense while providing alternative provisions to meeting the spirit of
the code such as connecting with open spaces and trail corridors.
• Development Review
As part of the Mulberry & Greenfields – PUD Master Plan it is proposed that a majority of residential uses
conforming to the standards set forth within this Mulberry & Greenfields – PUD Master Plan and the Fort
Collins Land Use Code, as applicable, be permitted to follow the Fort Collins BDR Review process. The
Applicant, having developed many housing options with Fort Collins, has long recognized that one of the
biggest impediments to building and developing affordable and attainable housing is the lengthy
approvals process that adds time, uncertainty, and money to a project that ultimately gets passed down
to the end user, the home buyer, increasing their costs and further increasing the minimum barrier of
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Executive Summary
entry for a would-be home owner. The latest draft of the City of Fort Collins Housing Strategic Plan states
that the City should be looking at ways to “refine and simplify the development process.” We believe the
standards within this Mulberry & Greenfields – PUD Master Plan, the City of Fort Collins Land Use Code
and working with City of Fort Collins Planning Staff during the development review process, provide the
clear and concise development guidance needed to develop a successful project within the City.
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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
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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.
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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):
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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:
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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
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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
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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 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.
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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.
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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 taller than 3 stories 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
16
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.
17
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
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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.
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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):
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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:
21
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.
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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.
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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.
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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
25
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.
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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.
27
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:
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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.
29
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
30
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.
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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.
32
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.
33
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.
34
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.
35
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,
36
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
37
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
38
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.
39
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.
40
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.
41
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,
open space, and/or vehicular connections 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
(i.e. Cooper Slough), railroad tracks, topography (such as that area adjacent to Vine Drive) 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)
42
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
43
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
44
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).
45
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.
46
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.
47
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
48
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.
49
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
50
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) to the extent feasible, buildings should work to include “top” and “base” treatment, but 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.
51
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.
52
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
53
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
54
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:
55
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.
56
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,
57
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)
58
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
59
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
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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
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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.
62
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.)
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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
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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.
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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.
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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
67
Supplemental Standards – Multi-Family & Single-Family Attached Standards
Figure 16B
Example of Park/Civic Block
Figure 16C
Example of Garden Apartment Block
68
Supplemental Standards – Multi-Family & Single-Family Attached Standards
Figure 16D
Example of Townhouses and Small Lot Houses
Figure 16E
Example of Bungalow Block
69
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 adjacent to the Mulberry & Greenfields
Master Plan area. Buffer yards shall be provided along the property line of abutting existing single- and
two-family dwellings or building compatibility standards shall apply. Minimum buffer yard depth shall
be twenty-five (25) feet.
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Supplemental Standards – Multi-Family & Single-Family Attached Standards
(2) Yards Along Single- and Two-Family Residential Development within Mulberry & Greenfields Master
Plan area. For multi-family buildings over three stories, buffer yards shall be provided along the
property line of abutting existing single- and two-family dwellings or building compatibility standards
shall apply Minimum depth shall be twenty-five (25) feet. This provision shall not apply the
Neighborhood Conservation Buffer (NCB) district and the Neighborhood Conservation 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: Major roofs planes including solar are exempt from the roof form variation requirement
unless all major roof planes include solar. In this case, each major plane shall include at least one (1)
major break in the roof plane. Major roof planes not including solar shall incorporate roof form
variation. Non-major planes should maximize articulation.
(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
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Supplemental Standards – Multi-Family & Single-Family Attached Standards
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
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.
72
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 - 4 Housing Types
• District 3 - 1 Housing Type
• District 4 - 1 Housing Type
• District 5 – N/A – Residential Uses Not Permitted in District 5.
Notes:
1) Mulberry & Greenfields - PUD Master Plan will develop in multiple phases, so it is not a requirement
to provide the required mix, or a minimum number, of housing types with each future development
application (or filing) regardless of the size/acreage of each 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.
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Supplemental Standards – Mix of Housing Types
k. Mixed-use dwelling units.
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
74
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. Number of accessory dwelling units per lot or parcel. Only 1 accessory dwelling unit shall be allowed for
each lot or parcel.
6. 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.
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.
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Supplemental Standards – Accessory Dwelling Units
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.
76
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.
3) Parking along adjacent public or private streets, where permitted, may count towards the required
parking counts.
(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.
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Supplemental Standards – Parking Standards
(C) Multi-Family, Single-Family Attached, Two-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, Detached, Attached or Two-Family Projects (all residential, except mixed-use): Parking along
adjacent public or private streets, where permitted, 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.
78
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.
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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.
80
Supplemental Standards – Signage
LEGEND
• ADDED LANGUAGE
• REMOVED LANGUAGE
• LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO)
Supplemental Standards - 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.
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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.
82
Supplemental Standards – Landscaping and Tree Protection
The following standards are based on the standards established within Division 3.2.1 Landscape and Tree
Protection Standards.
LEGEND
• ADDED LANGUAGE
• REMOVED LANGUAGE
• LANGUAGE MOVE TO A DIFFERENT SECTION (COMMENT NOTES WHERE MOVED TO)
Supplemental Standards – Landscaping and Tree Protection
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 3.2.1 Landscaping and Tree Protection,
as applicable.
(A) Applicability. This Section shall apply to all development (except for development on existing lots for single-
family detached dwellings) within the designated "limits of development" ("LOD") and natural habitat buffer
zones established according to Section 3.4.1 (Natural Habitats and Features).
(B) Purpose. The intent of this Section is to require preparation of landscape and tree protection plans that
ensure significant canopy cover is created, diversified and maintained so that all associated social and
environmental benefits are maximized to the extent reasonably feasible. These benefits include reduced
erosion and stormwater runoff, improved water conservation, air pollution mitigation, reduced glare and
heat build-up, increased aesthetics, and improved continuity within and between developments. Trees
planted in appropriate spaces also provide screening and may mitigate potential conflicts between activity
areas and other site elements while enhancing outdoor spaces, all of which add to a more resilient urban
forest.
(C) General Standard. All developments shall submit a landscape and tree protection plan, and, if receiving
water service from the City, an irrigation plan, that: (1) reinforces and extends any existing patterns of
outdoor spaces and vegetation where practicable, (2) supports functional purposes such as spatial definition,
visual screening, creation of privacy, management of microclimate or drainage, (3) enhances the appearance
of the development and neighborhood, (4) protects significant trees, natural systems and habitat, (5)
enhances the pedestrian environment, (6) identifies all landscape areas, (7) identifies all landscaping
elements within each landscape area, and (8) meets or exceeds the standards of this Section.
(D) Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in
and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or
structure in order to establish at least a partial urban tree canopy. The groves and belts may also be
combined or interspersed with other landscape areas in remaining portions of the development to
accommodate views and functions such as active recreation and storm drainage.
(1) Minimum Plantings/Description. These tree standards require at least a minimum tree canopy but are
not intended to limit additional tree plantings in any remaining portions of the development. Groves
and belts of trees shall be required as follows:
(a) parking lot landscaping in accordance with the parking lot landscaping standards as set forth in
this Section and in Section 3.2.2. Access, Circulation and Parking;
(b) street tree planting in accordance with the Larimer County Urban Area Street Standards or other
street tree planting as defined in subsection (2)(b) or (c) below;
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Supplemental Standards – Landscaping and Tree Protection
(c) "full tree stocking" shall be required in all landscape areas within fifty (50) feet of any building or
structure as further described below. Landscape areas shall be provided in adequate numbers,
locations and dimensions to allow full tree stocking to occur along all high use or high visibility
sides of any building or structure. Such landscape areas shall extend at least seven (7) feet from
any building or structure wall and contain at least fifty-five (55) square feet of nonpaved ground
area, except that any planting cutouts in walkways shall contain at least sixteen (16) square feet.
Planting cutouts, planters or other landscape areas for tree planting shall be provided within any
walkway that is twelve (12) feet or greater in width adjoining a vehicle use area that is not
covered with an overhead fixture or canopy that would prevent growth and maturity.
Full tree stocking shall mean formal or informal groupings of trees planted according to the
following spacing dimensions:
Tree Type Minimum/Maximum Spacing*
Canopy shade trees 30'—40' spacing
Coniferous evergreens 20'—40' spacing
Ornamental trees 20'—40' spacing
*Note: Spacing may be reduced to less than 30’ if appropriate species are selected for this
spacing.
Exact locations and spacings may be adjusted at the option of the applicant to support
patterns of use, views and circulation as long as the minimum tree planting requirement is
met. Canopy shade trees shall constitute at least fifty (50) percent of all tree plantings.
Trees required in subparagraphs (a) or (b) above may be used to contribute to this
standard. Development within the Mulberry & Greenfields PUD Master Plan will be
required to meet the same number of deciduous canopy trees for each block (based on a
consistent 40’ spacing), however trees may be a combination of deciduous canopy trees
and smaller ornamental trees. Canopy trees will be maximized to the extent feasible,
particularly in the mid-block areas. In order to meet clearance and spacing requirements,
canopy trees may also be placed closer than 30’ on center. Any canopy trees placed closer
than 30’ on center will be specifically selected to allow sufficient spread of each tree.
(2) Street Trees. Planting of street trees shall occur in the adjoining street right-of-way, except as described
in subparagraph (b) below, in connection with the development by one (1) or more of the methods
described in subparagraphs (a) through (d) below:
(a) Wherever the sidewalk is separated from the street by a parkway, canopy shade trees shall be
planted at thirty-foot to forty-foot spacing (averaged along the entire front and sides of the block
face) in the center of all such parkway areas. If two (2) or more consecutive residential lots along
a street each measure between forty (40) and sixty (60) feet in street frontage width, one (1) tree
per lot may be substituted for the thirty-foot to forty-foot spacing requirement. Such street trees
shall be placed at least eight (8) feet away from the edges of driveways and alleys, and forty (40)
feet away from any streetlight and to the extent reasonably feasible, be positioned at evenly
spaced intervals.
(b) Wherever the sidewalk is attached to the street in a manner that fails to comply with the Larimer
County Urban Area Street Standards, canopy shade trees shall be established in an area ranging
from three (3) to seven (7) feet behind the sidewalk at the spacing intervals as required in
subsection (a) above. Wherever the sidewalk is attached to the street and is ten (10) feet or more
in width, or extends from the curb to the property line, canopy shade trees shall be established in
planting cutout areas of at least sixteen (16) square feet at thirty-foot to forty-foot spacing.
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Supplemental Standards – Landscaping and Tree Protection
(c) Ornamental trees shall be planted in substitution for the canopy shade trees required in
subsection (D)(2)(a) and (b) above where overhead lines and fixtures prevent normal growth and
maturity. Ornamental trees shall be placed at least fifteen (15) feet away from any streetlight.
(d) Wherever existing ash trees (Fraxinus species) are in the adjoining street right-of-way, the
applicant shall coordinate and obtain an onsite analysis with the City Forester to determine
replacement canopy shade trees either through shadow planting or other emerald ash borer
mitigation methods.
(3) Minimum Species Diversity. To prevent uniform insect or disease susceptibility and eventual uniform
senescence on a development site or in the adjacent area or the district, species diversity is required,
and extensive monocultures are prohibited. The following minimum requirements shall apply to any
development plan.
Number of trees on site Maximum percentage of any one species
10—19 50%
20—39 33%
40—59 25%
60 or more 15%
(4) Tree Species and Minimum Sizes. The City Forester shall provide a recommended list of trees which
shall be acceptable to satisfy the requirements for landscape plans, including approved canopy shade
trees that may be used as street trees. The following minimum sizes shall be required (except as
provided in subparagraph (5) below):
Type Minimum Size
Canopy Shade Tree 2.0" caliper balled and burlapped or equivalent
Evergreen Tree 6.0' height balled and burlapped or equivalent
Ornamental Tree 1.5" caliper balled and burlapped or equivalent
Shrubs 5 gallon or adequate size consistent with design
intent or 1 gallon may be permitted if planting
within the Critical Root Zone of existing trees
Any tree plantings that are in addition to those that are made as part of the approved landscape plan
are exempt from the foregoing size requirements.
(5) Reduced Minimum Sizes for Affordable Housing Projects. In any affordable housing project, the
following minimum sizes shall be required:
Type Minimum Size
Canopy Shade Tree 1.0" caliper container or equivalent
Evergreen Tree 4.0' height container or equivalent
Ornamental Tree 1.0" caliper container or equivalent
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Supplemental Standards – Landscaping and Tree Protection
Shrubs 1 gallon
Canopy Shade Tree as a street tree
on a Local or Collector street only
1.25" caliper container or equivalent
(E) Landscape Standards. All development applications shall include landscape plans that meet the following
minimum standards:
(1) Buffering Between Incompatible Uses and Activities. In situations where the Director determines that
the arrangement of uses or design of buildings does not adequately mitigate conflicts reasonably
anticipated to exist between dissimilar uses, site elements or building designs, one (1) or more of the
following landscape buffering techniques shall be used to mitigate the conflicts.
(a) Separation and screening with plant material: planting dense stands of evergreen trees, canopy
shade trees, ornamental trees or shrubs;
(b) Integration with plantings: incorporating trees, vines, planters or other plantings into the
architectural theme of buildings and their outdoor spaces to subdue differences in architecture
and bulk and avoid harsh edges;
(c) Establishing privacy: establishing vertical landscape elements to screen views into or between
windows and defined outdoor spaces where privacy is important, such as where larger buildings
are proposed next to side or rear yards of smaller buildings;
(d) Visual integration of fences or walls: providing plant material in conjunction with a screen panel,
arbor, garden wall, privacy fence or security fence to avoid the visual effect created by
unattractive screening or security fences;
(e) Landform shaping: utilizing berming or other grade changes to alter views, subdue sound, change
the sense of proximity and channel pedestrian movement.
(2) Landscape Area Treatment. Landscape areas shall include all areas on the site that are not covered by
buildings, structures, paving or impervious surface, or other outdoor areas including play areas, plaza
spaces, patios, and the like. Landscape areas shall consist only of landscaping. The selection and
location of turf, ground cover (including shrubs, grasses, perennials, flowerbeds and slope retention),
and pedestrian paving and other landscaping elements shall be used to prevent erosion and meet the
functional and visual purposes such as defining spaces, accommodating and directing circulation
patterns, managing visibility, attracting attention to building entrances and other focal points, and
visually integrating buildings with the landscape area and with each other.
(a) Turf grass. High-use areas shall be planted with irrigated turf grass. Nonirrigated shortgrass
prairie grasses or other adapted grasses that have been certified as Xeriscape landscaping may be
established in remote, low-use, low visibility areas.
(b) Planting beds. Shrub and ground cover planting beds shall be separated from turf grass with
edging and shall have open surface areas covered with mulch.
(c) Slopes. Retaining walls, slope revetment or other acceptable devices integrated with plantings
shall be used to stabilize slopes that are steeper than 3:1. If soil tests performed on the subject
soils indicate steeper slopes are stable without the above required protection, then the
maximum slope allowed without the above required protection may be increased to the
maximum stated in the soils report or 2:1, whichever is less steep.
(d) Foundation Plantings. Exposed sections of building walls that are in high-use or high-visibility
areas of the building exterior shall have planting beds at least five (5) feet wide placed directly
along at least fifty (50) percent of such walls, except where pedestrian paving abuts a commercial
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Supplemental Standards – Landscaping and Tree Protection
building with trees and/or other landscaping in cutouts or planting beds along the outer portion
of the pedestrian space away from the building.
(e) Parkways. All adjoining street parkways shall be landscaped in connection with the development
in accordance with the Larimer County Urban Area Street Standards.
(f) Agricultural Use. If outdoor space is maintained in active agricultural use, the landscape surfaces
and ground cover standards above shall not apply.
(3) Water Conservation. Landscape plans shall be designed to incorporate water-efficient techniques.
(a) Landscape designs shall be designed according to the xeriscape landscaping principles described as
follows:
1. Plan and design. Plan for how people will use and interact with the landscape. Group landscape
materials accordingly based upon hydrozone.
2. Landscape arrangement. Provide a cohesive arrangement of turf, plants, mulch, boulders and
other landscape elements that support the criteria in Section 3.2.1(H). Landscape elements shall
be arranged to provide appropriate plant spacing and grouping and to avoid a disproportionate
and excessive use of mulch areas.
3. Appropriate use of turf. Limit high water-use turf to high-traffic areas where turf is functional and
utilized.
4. Appropriate plant selection. Selected plants shall be well-adapted to the Fort Collins climate and
site conditions. Plants shall be grouped according to water and light requirements.
5. Efficient irrigation. Design, operate and maintain an efficient irrigation system. Select equipment
appropriate to the hydrozone. Water deeply and infrequently to develop greater drought
tolerance.
6. Soil preparation. Incorporate soil amendments appropriate to the soil and the plant material. Soil
preparation must be in accordance with City of Fort Collins Municipal Code 3.8.21.
7. Mulch. Maintain a minimum depth of three inches of mulch in planting beds to conserve soil
moisture and control weeds, with careful placement and adjustment of depth near plant stems
as needed to allow unimpeded plant establishment and vigorous growth.
8. Maintenance. Provide regular maintenance including but not limited to weeding, pruning,
mowing to an appropriate height, deadheading, replacement of dead plant material, and
replenishment of mulch surfaces.
9. Xeriscape principles do not include or allow artificial turf or plants; paving of areas not used for
walkways, patios or parking; excessive bare ground or mulch; weed infestations; or any
landscaping that does not comply with the standards of this section.
(b) Landscape plans shall include:
1. A water budget chart that shows the total annual water use, which shall not exceed an average of
fifteen (15) gallons/square foot for the landscape.
a. Accurate and clear identification of all applicable hydrozones using the following
categories:
High Hydrozone 18 gallons/square
feet/season
Moderate
Hydrozone
10 gallons/square
feet/season
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Supplemental Standards – Landscaping and Tree Protection
Low Hydrozone 3 gallons/square
feet/season
Very Low Hydrozone 0 gallons/square
feet/season
(4) Parking Lot Perimeter Landscaping. Parking lot perimeter landscaping (in the minimum setback areas
required by Section 3.2.2(J) (Access, Circulation and Parking) shall meet the following minimum
standards:
(a) Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public
street and one (1) tree per forty (40) lineal feet along a side lot line parking setback area. Trees
may be spaced irregularly in informal groupings or be uniformly spaced, as consistent with larger
overall planting patterns and organization. Perimeter landscaping along a street may be located
in and should be integrated with the streetscape in the street right-of-way.
(b) Screening. Parking lots with six (6) or more spaces shall be screened from abutting uses and from
the street. Screening from residential uses shall consist of a fence or wall six (6) feet in height in
combination with plant material and of sufficient opacity to block at least seventy-five (75)
percent of light from vehicle headlights. Screening from the street and all nonresidential uses
shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such
elements, each of which shall have a minimum height of thirty (30) inches. Such screening shall
extend a minimum of seventy (70) percent of the length of the street frontage of the parking lot
and also seventy (70) percent of the length of any boundary of the parking lot that abuts any
nonresidential use. Openings in the required screening shall be permitted for such features as
access ways or drainage ways. Where screening from the street is required, plans submitted for
review shall include a graphic depiction of the parking lot screening as seen from the street. Plant
material used for the required screening shall achieve required opacity in its winter seasonal
condition within three (3) years of construction of the vehicular use area to be screened.
(5) Parking Lot Interior Landscaping. As required in Section 3.2.2(M)(1) Access, Circulation and Parking, six
(6) percent of the interior space of all parking lots with less than one hundred (100) spaces, and ten
(10) percent of the interior space of all parking lots with one hundred (100) spaces or more shall be
landscape areas. (See Figure 1). All parking lot islands, connecting walkways through parking lots and
driveways through or to parking lots shall be landscaped according to the following standards:
(a) Visibility. To avoid landscape material blocking driver sight distance at driveway-street
intersections, no plant material greater than twenty-four (24) inches in height shall be located
within fifteen (15) feet of a curbcut.
(b) Maximized Area of Shading. Landscaped islands shall be evenly distributed to the maximum
extent feasible. At a minimum, trees shall be planted at a ratio of at least one (1) canopy shade
tree per one hundred fifty (150) square feet of internal landscaped area with a landscaped
surface of turf, ground cover perennials or mulched shrub plantings.
(c) Landscaped Islands. In addition to any pedestrian refuge areas, each landscaped island shall
include one (1) or more canopy shade trees, be of length greater than eight (8) feet in its smallest
dimension, include at least eighty (80) square feet of ground area per tree to allow for root
aeration, and have raised concrete curbs.
Figure 1
Interior Landscaping for Vehicular Use Areas
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Supplemental Standards – Landscaping and Tree Protection
(d) Walkways and Driveways. Connecting walkways through parking lots, as required in subsection
3.2.2(B)(5)(a) (Walkways) shall have one (1) canopy shade tree per forty (40) lineal feet of such
walkway planted in landscape areas within five (5) feet of such walkway. Driveways through or to
parking lots shall have one (1) canopy shade tree per forty (40) lineal feet of and along each side
of such driveway, in landscape areas within five (5) feet of such driveway.
(e) Parking bays shall extend no more than fifteen (15) parking spaces without an intervening tree,
landscape island or landscape peninsula.
(f) Engineering. Detailed specifications concerning parking lot surfacing material and parking lot
drainage detention are available from the City Engineer.
(6) Screening. Landscape and building elements shall be used to screen areas of low visual interest or
visually intrusive site elements (such as trash collection, open storage, service areas, loading docks and
blank walls) from off-site view. Such screening shall be established on all sides of such elements except
where an opening is required for access. If access is possible only on a side that is visible from a public
street, a removable or operable screen shall be required. The screen shall be designed and established
so that the area or element being screened is no more than twenty (20) percent visible through the
screen.
(a) Screening Materials. Required screening shall be provided in the form of new or existing
plantings, walls, fences, screen panels, topographic changes, buildings, horizontal separation or a
combination of these techniques.
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Supplemental Standards – Landscaping and Tree Protection
(7) Landscaping of Vehicle Display Lots. Vehicle display lots for vehicle sales and leasing (as those terms
are defined in Article 5) that abut an arterial or collector street shall feature landscaped islands along
the street at an interval not to exceed every fifteen (15) vehicles or one hundred thirty-five (135) feet,
whichever is less. Each landscaped island shall comply with the requirements of Section 3.2.1(E)(5)(c).
(F) Tree Preservation and Mitigation . Existing significant trees (six (6) inches and greater in diameter) within
the LOD and within natural habitat buffer zones shall be preserved to the extent reasonably feasible and may
help satisfy the landscaping requirements of this Section as set forth above. Such trees shall be considered
"protected" trees within the meaning of this Section, subject to the exceptions contained in subsection (2)
below. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing
trees. All required landscape plans shall accurately identify the locations, species, size and condition of all
significant trees, each labeled showing the applicant's intent to either remove, transplant or protect.
Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-
site location, the applicant shall replace such tree(s) according to the following requirements and shall satisfy
the tree planting standards of this Section. To the extent reasonably feasible, replacement trees shall be
planted on the development site or, if not reasonably feasible, in the closest available and suitable planting
site on public or private property. The closest available and suitable planting site shall be selected within
one-half (½) mile (2,640 feet) of the development site, subject to the following exceptions. If suitable
planting sites for all of the replacement trees are not available within one-half (½) mile (2,640 feet) of the
development, then the City Forester shall determine the most suitable planting location within the City's
boundaries as close to the development site as feasible. If locations for planting replacement trees cannot be
located within one-half (½) mile of the development site, the applicant may, instead of planting such
replacement trees, submit a payment in lieu to the City of Fort Collins Forestry Division to be used to plant
replacement trees to plant replacement trees as close to the development site as possible. The payment in
lieu mitigation fee per tree is determined by the City Forester and may be adjusted annually based on market
rates. Payment must be submitted prior to the Development Construction Permit issuance or other required
permits.
(1) A significant tree that is removed shall be replaced with not less than one (1) or more than six (6)
replacement trees sufficient to mitigate the loss of contribution and value of the removed significant
tree(s). The applicant shall coordinate with the City Forester to determine such loss based upon an
onsite tree assessment , including, but not limited to, shade, canopy, condition, size, aesthetic,
environmental and ecological value of the tree(s) to be removed . Replacement trees shall meet the
following minimum size requirements unless otherwise determined by the City Forester:
(a) Canopy Shade Trees: 2.0" caliper balled and burlap or equivalent.
(b) Ornamental Trees: 2.0" caliper balled and burlap or equivalent.
(c) Evergreen Trees: 8' height balled and burlap or equivalent.
(2) Trees that meet one (1) or more of the following removal criteria shall be exempt from the
requirements of this subsection unless they meet mitigation requirements provided in paragraph
3.4.1(E)(1) of this Code:
(a) dead, dying or naturally fallen trees, or trees found to be a threat to public health, safety or
welfare;
(b) trees that are determined by the City to substantially obstruct clear visibility at driveways and
intersections;
(c) Siberian elm less than eleven (11) inches DBH and Russian-olive or ash (Fraxinus species) less
than eight (8) inches DBH;
(d) Russian-olive, Siberian elm, and ash (all Fraxinus species) of wild or volunteer origin, such as
those that have sprouted from seed along fence lines, near structures or in other unsuitable
locations;
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Supplemental Standards – Landscaping and Tree Protection
(3) All existing street trees that are located on city rights-of-way abutting the development shall be
accurately identified by species, size, location and condition on required landscape plans, and shall be
preserved and protected in accordance with the standards of subsection (G).
(G) Tree Protection Specifications. The following tree protection specifications shall be followed to the
maximum extent feasible for all projects with protected existing trees. Tree protection methods shall be
delineated on the demolition plans and development plans.
(1) Within the drip line of any protected existing tree, there shall be no cut or fill over a four-inch depth
unless a qualified arborist or forester has evaluated and approved the disturbance.
(2) All protected existing trees shall be pruned to the City of Fort Collins Forestry Division standards.
(3) Prior to and during construction, barriers shall be erected around all protected existing trees with such
barriers to be of orange construction or chain link fencing a minimum of four (4) feet in height, secured
with metal T-posts, no closer than six (6) feet from the trunk or one-half (½) of the drip line, whichever
is greater. Concrete blankets, or equivalent padding material, wrapped around the tree trunk(s) is
recommended and adequate for added protection during construction. There shall be no storage or
movement of equipment, material, debris or fill within the fenced tree protection zone. A tree
protection plan must be submitted to and approved by the City Forester prior to any development
occurring on the development site.
(4) During the construction stage of development, the applicant shall prevent the cleaning of equipment
or material or the storage and disposal of waste material such as paints, oils, solvents, asphalt,
concrete, motor oil or any other material harmful to the life of a tree within the drip line of any
protected tree or group of trees.
(5) No damaging attachment, wires, signs or permits may be fastened to any protected tree.
(6) Large property areas containing protected trees and separated from construction or land clearing
areas, road rights-of-way and utility easements may be "ribboned off," rather than erecting protective
fencing around each tree as required in subsection (G)(3) above. This may be accomplished by placing
metal t-post stakes a maximum of fifty (50) feet apart and tying ribbon or rope from stake-to-stake
along the outside perimeters of such areas being cleared.
(7) The installation of utilities, irrigation lines or any underground fixture requiring excavation deeper than
six (6) inches shall be accomplished by boring under the root system of protected existing trees at a
minimum depth of twenty-four (24) inches. The auger distance is established from the face of the tree
(outer bark) and is scaled from tree diameter at breast height as described in the chart below. Low
pressure hydro excavation, air spading or hand digging are additional tools/practices that will help
reduce impact to the tree(s) root system when excavating at depths of twenty-four (24) inches or less.
Refer to the Critical Root Zone (CRZ) diagram, Figure 2, for root protection guidelines. The CRZ shall be
incorporated into and shown on development plans for all existing trees to be preserved.
Tree Diameter at Breast Height (inches) Auger Distance From Face of Tree (feet)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
Over 19 15
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Supplemental Standards – Landscaping and Tree Protection
Figure 2
Critical Root Zone Diagram
(H) Placement and Interrelationship of Required Landscape Plan Elements. In approving the required landscape
plan, the decision maker shall have the authority to determine the optimum placement and interrelationship
of required landscape plan elements such as trees, vegetation, turf, irrigation, screening, buffering and
fencing, based on the following criteria:
(1) protecting existing trees, natural areas and features;
(2) enhancing visual continuity within and between neighborhoods;
(3) providing tree canopy cover;
(4) creating visual interest year-round;
(5) complementing the architecture of a development;
(6) providing screening of areas of low visual interest or visually intrusive site elements;
(7) establishing an urban context within mixed-use developments;
(8) providing privacy to residents and users;
(9) conserving water;
(10) avoiding reliance on excessive maintenance;
(11) promoting compatibility and buffering between and among dissimilar land uses;
(12) establishing spatial definition.
(I) Landscape Materials, Maintenance and Replacement.
(1) Topsoil. To the maximum extent feasible, topsoil that is removed during construction activity shall be
conserved for later use on areas requiring revegetation and landscaping. Organic soil amendments
shall also be incorporated in accordance with the requirements of Section 3.8.21.
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Supplemental Standards – Landscaping and Tree Protection
(2) Plant Materials. Plant material shall be selected from the City of Fort Collins Plant List created by Fort
Collins Utilities Customer Connections Department and adopted by the Director. The Plant List contains
plants determined by local resources to be appropriate for local conditions. The Director may approve
plants not included on the list upon a determination that such plants are well suited for the local
climate.
(3) Plant Quality. All plants shall be A-Grade or No. 1 Grade, free of any defects, of normal health, height,
leaf density and spread appropriate to the species as defined by American Association of Nurserymen
standards.
(4) Installation. All landscaping shall be installed according to sound horticultural practices in a manner
designed to encourage quick establishment and healthy growth. All landscaping in each phase shall
either be installed or the installation shall be secured with a letter of credit, escrow or performance
bond for one hundred twenty-five (125) percent of the value of the landscaping prior to the issuance of
a certificate of occupancy for any building in such phase.
(5) Maintenance. Trees and vegetation, irrigation systems, fences, walls and other landscape elements
shall be considered as elements of the project in the same manner as parking, building materials and
other site details. The applicant, landowner or successors in interest shall be jointly and severally
responsible for the regular maintenance of all landscaping elements in good condition. All landscaping
shall be maintained free from disease, pests, weeds and litter, and all landscape structures such as
fences and walls shall be repaired and replaced periodically to maintain a structurally sound condition.
(6) Replacement. Any landscape element that dies, or is otherwise removed, shall be promptly replaced
based on the requirements of this Section.
(7) Mitigation. Healthy, mature trees that are removed by the applicant or by anyone acting on behalf of
or with the approval of the applicant shall be replaced with not less than one (1) or more than six (6)
replacement trees sufficient to mitigate the loss of value of the removed tree. The applicant shall select
either the City Forester or a qualified landscape appraiser to determine such loss based upon an
appraisal of the removed tree, using the most recent published methods established by the Council of
Tree and Landscape Appraisers. Larger than minimum sizes (as set forth in subsection (D)(4) above)
shall be required for such replacement trees.
(8) Restricted Species. City Forestry Division shall provide a list of specified tree species that shall not be
planted within the limits of development and adjoining street right-of-way. For example, no ash trees
(Fraxinus species) shall be planted due to the anticipated impacts of the emerald ash borer.
(9) Prohibited species. For prohibited species reference Chapter 27, Article II, Division 1, Sec. 27-18 of the
Fort Collins Municipal Code.
(J) Irrigation.
(1) Provision shall be made for permanent, automatic irrigation of all plant material, with the following
exceptions:
(a) very low-water-use plantings that do not require any supplemental irrigation beyond
establishment.
(b) trees and other plants used to landscape a residential local street parkway abutting lots for
single-family detached dwellings.
(2) For any development provided water within the City, an irrigation plan shall be submitted to and
approved by the Director prior to the issuance of the building permit, or if no building permit is
required, then prior to commencement of construction. As determined by the Director, minor
redevelopment or change of use projects may not be required to submit an irrigation plan; in such
cases, a written statement shall be submitted describing the type of irrigation system proposed. The
irrigation plan shall incorporate the City of Fort Collins Irrigation System Standards for Water
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Supplemental Standards – Landscaping and Tree Protection
Conservation set forth below. In addition, the irrigation system must be inspected for compliance with
the approved irrigation plan before the issuance of a Certificate of Occupancy.
(3) The City of Fort Collins Irrigation System Standards for Water Conservation are as follows:
(a) Irrigation Methods and Layout.
1. The irrigation system shall be designed according to the hydrozones shown on the
landscape plan.
2. Each zone shall irrigate a landscape with similar site, soil conditions and plant material
having similar water needs. To the extent reasonably feasible, areas with significantly
different solar exposures shall be zoned separately.
3. Turf and non-turf areas shall be irrigated on separate zones.
4. On steep grades, an irrigation method with a lower precipitation rate shall be used in order
to minimize runoff, and, to the extent reasonably feasible, these areas shall be zoned
separately.
5. Drip, micro-sprays, sprayheads and rotors shall not be combined on the same zone.
6. The irrigation method shall be selected to correlate with the plant density. Drip irrigation or
bubblers shall be used for sparsely planted trees and shrubs, and rotors, sprayheads and
multi-jet rotary nozzles shall be used for turfgrass.
(b) Equipment Selection.
1. In order to reduce leakage of water from the irrigation system, a master shut-off valve shall
be installed downstream of the backflow device to shut off water to the system when not
operating.
2. For irrigation systems that are on a combined-use tap, with a water meter installed
upstream to measure total water use, the installation of an irrigation-only submeter should
be considered. The purpose of the submeter would be to enable the owner and landscape
maintenance contractor to monitor water use for irrigation. The submeter would not be
used for billing purposes. The cost of installation and maintenance of a submeter, if used,
would be borne by the owner of the property and not by the City. All such submeters
would have to be installed in accordance with the specifications established by the City.
3. Irrigation controllers shall be "smart" controllers, using climate-based or soil moisture-
based technology, selected from the WaterSense labeled irrigation controllers list issued by
the United States Environmental Protection Agency from time-to-time and available at the
City of Fort Collins Utilities Water Conservation Department. Controllers shall be installed
and programmed according to manufacturer's specifications.
a. A data input chart for the Smart Controller, including the precipitation rate from the audit,
shall be posted at each irrigation controller.
b. Within six (6) weeks of the installation of new landscaping, the irrigation system Smart
Controllers shall be reset to the normal seasonal watering schedule.
4. An evapotranspiration (ET) sensor or weather monitor shall be installed on each irrigation
controller and installed according to manufacturer's specifications in a location to receive
accurate weather conditions.
5. Sprinklers and nozzles shall meet the following requirements:
a. The type of sprinkler and associated nozzles shall be selected to correlate with the size and
geometry of the zone being irrigated.
b. Sprinklers shall be spaced no closer than seventy-five (75) percent of the maximum radius of
throw for the given sprinkler and nozzle. Maximum spacing shall be head-to-head coverage.
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Supplemental Standards – Landscaping and Tree Protection
c. Coverage arcs and radius of throw for turf areas shall be selected and adjusted to water only
turf areas and minimize overspray onto vegetated areas, hard surfaces, buildings, fences or
other non-landscaped surfaces.
d. Sprinklers, bubblers or emitters on a zone shall be of the same manufacturer.
e. Sprayheads in turf areas shall have a minimum three-and-one-half-inch pop-up riser height.
f. Sprayheads on a zone shall have matched precipitation nozzles. Variable Arc Nozzles (VAN)
are not acceptable for ninety (90), one hundred eighty (180) and three hundred sixty (360)
degree applications. High-Efficiency Variable Arc Nozzles (HE-VAN) are acceptable only in
odd shaped areas where ninety (90), one hundred eighty (180) and three hundred sixty (360)
are not applicable.
g. Nozzles for rotors shall be selected to achieve an approximate uniform precipitation rate
throughout the zone.
h. All sprayheads and rotors shall be equipped with check valves. Sprayheads shall also have
pressure-regulating stems.
6. Pressure-compensating emitters shall be used for drip irrigation. For sloped areas, a check
valve shall be installed, and the drip line shall be parallel to the slope.
7. Remote control valves shall have flow control.
8. A backflow prevention assembly shall be installed in accordance with local codes. All
backflow assemblies shall be equipped with adequately sized winterization ports
downstream of the backflow assembly.
9. Properties with single or combined point of connection flows of two hundred (200) gpm or
greater shall have a control system capable of providing real-time flow monitoring and the
ability to shut down the system in the event of a high-flow condition.
(c) Sleeving.
1. Separate sleeves shall be installed beneath paved areas to route each run of irrigation pipe
or wiring bundle. The diameter of sleeving shall be twice that of the pipe or wiring bundle.
2. The sleeving material beneath sidewalks, drives and streets shall be PVC Class 200 pipe
with solvent welded joints.
(d) Water Pressure.
1. The irrigation system designer shall verify the existing available water pressure.
2. The irrigation system shall be designed such that the point-of-connection design pressure,
minus the possible system pressure losses, is greater than or equal to the design sprinkler
operating pressure.
3. All pop-up spray sprinkler bodies equipped with spray nozzles shall operate at no less than
twenty (20) psi and no more than thirty (30) psi.
4. All rotary sprinklers and multi-stream rotary nozzles on pop-up spray bodies shall operate
at the manufacturer's specified optimum performance pressure.
5. If the operating pressure exceeds the manufacturer's specified maximum operating
pressure for any sprinkler body, pressure shall be regulated at the zone valve or sprinkler
heads.
6. Booster pumps shall be installed on systems where supply pressure does not meet the
manufacturer's minimum recommended operating pressure for efficient water
distribution.
(e) Sprinkler Performance Audit.
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Supplemental Standards – Landscaping and Tree Protection
1. A sprinkler performance audit shall be performed by a landscape irrigation auditor who is
independent of the installation contractor, and who is certified by the Irrigation Association
(a nonprofit industry organization dedicated to promoting efficient irrigation). Sprinkler
systems that are designed and installed without turf areas are exempt from this
requirement.
2. The audit shall include measurement of distribution uniformity. Minimum acceptable
distribution uniformities shall be sixty (60) percent for spray head zones and seventy (70)
percent for rotor zones. Sprinkler heads equipped with multi-stream rotary nozzles are
considered rotors.
3. Audit results below the minimum acceptable distribution uniformity as set for the
subsection (e)2. above require adjustments and/or repairs to the irrigation system. These
corrections will be noted on the irrigation as-builts and the test area re-audited until
acceptable efficiency/results.
4. The audit shall measure the operating pressure for one (1) sprinkler on each zone to
determine whether the zone meets the above pressure requirements.
5. A copy of the sprinkler performance audit shall be submitted to and approved by the City
before issuance of a certificate of occupancy.
(K) Utilities and Traffic. Landscape, utility and traffic plans shall be coordinated. The following list sets forth
minimum dimension requirements for the most common tree/utility and traffic control device separations.
Exceptions to these requirements may occur where utilities or traffic control devices are not located in their
standard designated locations, as approved by the Director. Tree/utility and traffic control device separations
shall not be used as a means of avoiding the planting of required street trees.
(1) Forty (40) feet between shade trees and streetlights. Fifteen (15) feet between ornamental trees and
streetlights. (See Figure 3.)
Figure 3
Tree/Streetlight Separations
(2) Twenty (20) feet between shade and/or ornamental trees and traffic control signs and devices.
(3) Ten (10) feet between trees and water or sewer mains.
(4) Six (6) feet between trees and water or sewer service lines.
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Supplemental Standards – Landscaping and Tree Protection
(5) Four (4) feet between trees and gas lines.
(6) Street trees on local streets planted within the eight-foot-wide utility easement may conflict with
utilities. Additional conduit may be required to protect underground electric lines.
(L) Visual Clearance or Sight Distance Triangle. Except as provided in subparagraphs (1) and (2) below, a visual
clearance triangle, free of any structures or landscape elements over twenty-four (24) inches in height, shall
be maintained at street intersections and driveways in conformance with the standards contained in the
Larimer County Urban Area Street Standards.
(1) Fences shall not exceed forty-two (42) inches in height and shall be of an open design.
(2) Deciduous trees may be permitted to encroach into the clearance triangle provided that the lowest
branch of any such tree shall be at least six (6) feet from grade.
(M) Revegetation. When the development causes any disturbance within any natural area buffer zone,
revegetation shall occur as required in paragraph 3.4.1(E)(2) (Development Activities Within the Buffer Zone)
and subsection 3.2.1(F) (Tree Protection and Replacement).
(N) Alternative Compliance. Upon request by an applicant, the decision maker may approve an alternative
landscape and tree protection plan that may be substituted in whole or in part for a landscape plan meeting
the standards of this Section.
(1) Procedure. Alternative landscape plans shall be prepared and submitted in accordance with submittal
requirements for landscape plans. Each such plan shall clearly identify and discuss the modifications
and alternatives proposed and the ways in which the plan will better accomplish the purposes 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 for purposes of determining whether it accomplishes the
purposes of this Section as required above, the decision maker shall take into account whether the
alternative accomplishes the functions listed in Subsection (C)(1) through (7) and Subsection (H) of this
Section 3.2.1 and demonstrates innovative design and use of plant materials and other landscape elements.
97
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. 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"Min Lot Width15' (arterial) 9' (non-arterial8'30'5' Requires minimum 4 housing types in District 1Underlying 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 TypeLMNRequired 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 StoriesNo minimum width no non-front load product98
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. 30'15' (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"Building HeightMin Lot Width5' 8'8'15' (arterial) 9' (non-arterial*4/5 stories at intersectionsRequires minimum 2 housing types in District 25' 30'15' (20' garage-face to back of walk)> 15 acres - 1 housing Type15 to < 20 acres - 2 Housing Types20 to < 30 acres - 3Housing Type30+ acre - 4 Housing TypesDensity PermittedRequired MixLMNUnderlying Zoning5' 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 includedMMNResidential (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)99
Mulberry - PUD Master Plan Proposed UpdatesDistrict 3Residential Uses PermittedSFDNOT PERMITTEDSFD (max 6000 sf/lot)Type 2 - P&ZSFDNOT 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. 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"15' (20' garage-face to back of walk)5' 8'15' (20' garage-face to back of walk)5' 8'30'30'Density PermittedRequired MixBuilding HeightMin Lot Width4 StoriesNot Limited (no SFD)Underlying ZoningNone None15' (arterial) 9' (non-arterial8'*Limited to 25% of gross area15' (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 TypesMinimum of avg. 7 du/ac (net) N/A5 StoriesNeighborhood CommercialEmployment*Limited to 30% of gross areaGeneral Commercial30'15' (20' garage-face to back of walk)5' N/A100
Mulberry - PUD Master Plan Proposed UpdatesMulberry - PUD Master Plan Proposed UpdatesDistrict 4 District 5Residential Uses PermittedAll residential projects are BDR or Type I reviewSFDNOT 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. 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"30'15' (20' garage-face to back of walk)5' 8'Min Lot WidthNot Limited (no SFD)None 4 StoriesN/A15' (arterial) 9' (non-arterialRequired MixBuilding HeightUnderlying ZoningGeneral CommercialDistrict 5 permits only signage, detention/water quality, open space, and similar uses. Density Permitted101
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’
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Development Standards Table Notes
c. To shared private drive – 8’
d. Side – 5’
e. Rear - 5’
Dwelling units adjacent to the street shall have s front entry feature facing the adjacent street with
direct connection.
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.
(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
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Development Standards Table Notes
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.
104
Mulberry & Greenfields ‐ PUD Master Plan: Land Use TableLegendRevised UseBDRRemoved UseType 1Type 2LUC LUC LUC LUC DISTRICT 5BDR BDR BDRBDRBDR BDR BDRBDRBDR BDR BDRBDRBDR BDR BDRBDRBDR BDR BDRBDRBDRBDRBDRType 1 Type 1 Type 1 Type 1 LUC LUC LUC LUC DISTRICT 5BDR BDR BDRBDRType 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 Process
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 (8 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 BDRBDR(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 8 units per building)Type 1Type 1Type 1Type 1Grocery Store BDRBDR
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 BDR BDRType 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 1 Type 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 Uses DISTRICT 1 DISTRICT 2 DISTRICT 3 DISTRICT 4 BDRBDRBDRType 1