Loading...
HomeMy WebLinkAboutArticle 2 Zone Districts - 2/14/2025 ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 ZONE DISTRICTS 2.1 RESIDENTIAL 2.1.1 RUL 2.1.2 UE 2.1.3 RF 2.1.4 RL 2.1.5 MH 2.1.6 OT 2.3.1 CC 2.3.2 CCN 2.3.3 CCR 2.3.4 CG 2.3.5 CS 2.3.6 CL 2.5 EMPLOYMENT, INDUSTRIAL, OTHER 2.5.1 HC 2.5.2 E 2.5.3 I 2.5.4 T 2.5.5 POL 2.5.6 RC 2.3 COMMERCIAL 2.6 OVERLAY 2.6.1 TOD 2.6.2 SCG 2.6.3 PUD 2.6.4 I-25 2.4 DOWNTOWN 2.4.1 D 2.2 MIXED-USE 2.2.1 LMN 2.2.2 MMN 2.2.3 HMN 2.2.4 NC ARTICLE 2 - ZONE DISTRICTS BUILDING TYPES PURPOSE RUL Rural Lands District The Rural Lands District is intended for privately owned lands that are planned as a rural edge to the community. Rural lands include but are not limited to community separators, clustered residential development, large lot residential, agriculture, natural area buffers and corridors and other open lands of similar character and purpose. The following building types are permitted in the RUL District: - Detached House (Urban & Suburban) - Residential Cluster - Detached Accessory Structure - Accessory Dwelling Unit SETBACKS* Front Setback - From Arterial Streets 80’ min. Front Setback > 10 Acres 60’ min. Rear Setback > 10 Acres 50’ min. Side Setback > 10 Acres 50’ min. LOT WIDTH Single-Unit Dwelling > 10 Acres 200’ min. Single-Unit Dwelling Residential Cluster Developments 60’ min. All Other Uses 100’ min. BUILDING HEIGHT Single-Unit Dwelling 3 Stories max. SECTION 2.1.1 Sites in the Rural Lands District may be developed as a Residential Cluster according to the Residential Cluster Building Type standards established in Section 3.1.10. In a cluster development, lot sizes may be reduced in order to cluster the dwellings together on a portion of the property, with the remainder of the property permanently preserved as public or private open space. RESIDENTIAL CLUSTER Airport Critical Area No residential use shall be permitted within the designated Airport Critical Area. DEVELOPMENT STANDARDS DIVISION 2.1 RESIDENTIAL DISTRICTS * For Residential Cluster development, see Building Types. LOT SIZE Lot Area (Except Residential Cluster) 435,600 ft² (10 Acres) min. 2-1 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-2 PURPOSE UE Urban Estate District The Urban Estate District is intended to be a setting for a predominance of low-density and large-lot housing. The main purposes of this District are to acknowledge the presence of the many existing subdivisions which have developed in these uses which function as parts of the community and to provide additional locations for similar development, typically in transitional locations between more intense urban development and rural or open lands. SETBACKS* Front Setback 30’ min.Front Setback (Subdivided before 1997)20’ min. Rear Setback 25’ min.Rear Setback (Subdivided before 1997)15’ min. Side Setback 20’ min.Side Setback (Subdivided before 1997)5’ min. SECTION 2.1.2 Sites in the Urban Estate District may be developed as a Residential Cluster according to the Residential Cluster Building Type standards established in Section 3.1.10. In a cluster development, lot sizes and widths may be reduced in order to cluster the dwellings together on a portion of the property, with the remainder of the property permanently preserved as public or private open space. RESIDENTIAL CLUSTER DEVELOPMENT STANDARDS * For Residential Cluster development, see Building Types. BUILDING TYPES LOT SIZE LOT WIDTH BUILDING HEIGHT ADDITIONAL REQUIREMENTS Detached House (Urban & Suburban) 21,780 ft² (1/2 Acre) min. 100’ min.3 Stories max.Only one detached house on a lot, may include one (1) ADU Duplex 21,780 ft² (1/2 Acre) min. 100’ min.3 Stories max.Only one duplex on a lot, shall not be combined with a detached house or ADU Accessory Dwelling Unit N/A N/A No taller than Detached house on the same lot Located on the same lot with a detached house Detached Accessory Structure 21,780 ft² (1/2 Acre) min. 100’ min.30’ max.Located on the same lot with a primary use Non Residential N/A N/A 3 Stories max.See other Articles Residential Cluster See section 3.1.10 3 Stories max.See other Articles The following building types are permitted in the UE District: 2-3 -ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS PURPOSE RF Residential Foothills District The Residential Foothills District designation is for low density residential areas located near the foothills. SETBACKS* Front Setback 60’ min. Rear Setback 50’ min. Side Setback 50’ min. SECTION 2.1.3 Sites in the Residential Foothills District may be developed in a Residential Cluster according to the Residential Cluster Building Type standards established in Section 3.1.10. In a cluster development, lot sizes may be reduced in order to cluster the dwellings together on a portion of the property, with the remainder of the property permanently preserved as public or private open space. RESIDENTIAL CLUSTER DEVELOPMENT STANDARDS * For Residential Cluster development, see Article 3 Building Types. RF Cluster Development BUILDING TYPES LOT SIZE LOT WIDTH BUILDING HEIGHT ELEVATION ADDITIONAL REQUIREMENTS Detached House (Urban & Suburban) 100,000 ft² (2.29 Acres) min. 200’ min.3 Stories max. No elevation of any building built on a lot in the RF District shall extend above five thousand two hundred fifty (5,250) feet above mean sea level. Only one detached house on a lot, may include one (1) ADU Accessory Dwelling Unit N/A N/A No taller than Detached house on the same lot Located on the same lot with a detached house Detached Accessory Structure 100,000 ft² (2.29 Acres) min. 200’ min.30’ max.Located on the same lot with a primary use Non Residential N/A N/A 3 Stories max.See other Articles Residential Cluster See section 3.1.10 3 Stories max.See other Articles The following building types are permitted in the RF District: PURPOSE The Low Density Residential District designation is intended predominantly for single-unit dwellings, complementary accessory uses, and supportive neighborhood uses located throughout the City. RL Low Density Residential District SECTION 2.1.4 ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-4 BUILDING TYPES EXISTING CONDITIONS The following building types are permitted in the RL District: RL - Low Density Residential District SECTION 2.1.4 ARTICLE 2 - ZONE DISTRICTS Refer to Building Types Article 3 and Use Stan- dards Article 4 for specific definitions. *The total number of units shall not exceed one (1) Detached house and one (1) ADU. 2-5 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USECODE BUILDING TYPES # OF UNITS*LOT AREA ADDITIONAL REQUIREMENTS Detached House (Urban & Suburban) 1 max.The greater of 6000 ft² or three (3) times the total floor area of all buildings excluding an ADU N/A Accessory Dwelling Unit (Attached & Detached) 1 max.N/A Located on the same lot with a detached house Detached Accessory Structure See Section 3.1.8 Located on the same lot with and behind a detached house D E DEVELOPMENT STANDARDS BUILDING PLACEMENT RL - Low Density Residential District SECTION 2.1.4 LOT WIDTH Single-Unit Dwelling 60’ min. Child-Care Center 60’ min. All Other Uses 100’ min. LOT SIZE Lot Area 6,000 ft² min. SETBACKS Front Setback 20’ min. Rear Setback Along Alley - 5’ min. No Alley - 15’ min Garage Door Setback (side or rear alley) 8’ min. Residential - Side Setback Corner Lot - 15’ min. Interior Lot - 5’ min. A B C D E A ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-6 DEVELOPMENT STANDARDS BUILDING ENVELOPE RL - Low Density Residential District BUILDING HEIGHT Single-Unit Dwelling or Child-Care Center 28’ max. All Other Uses 3 Stories max. ACCESSORY BUILDING HEIGHT Detached Accessory Structure with or without habitable space 28’ max.* *Accessory buildings and structures may not exceed the height of any existing or proposed principal building on the lot by more than two (2) feet. SECTION 2.1.4 G F G F HEIGHT SETBACK Upper Story Setback Above 2 stories, a 25’ min. upper story setback shall apply. Applies only to Non-Residential Buildings. ARTICLE 2 - ZONE DISTRICTS 2-7 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-8 PURPOSE MH Manufactured Housing District The MH Manufactured Housing District is intended for existing manufactured housing communities located throughout the City. This designation is designed to preserve and support existing manufactured housing communities as the predominant residential use alongside other complementary accessory and nonresidential activities which primarily serve residents of manufactured housing communities. BUILDING TYPES BUILDING HEIGHT FOOTPRINT ADDITIONAL STANDARDS Mobile Home 3 Stories max.N/A Lot may include one (1) ADU. Accessory Dwelling Unit (Detached & Attached) No taller than Mobile Home on the same lot. No greater than Mobile Home on the same lot. Only one (1) ADU on a lot with a Mobile Home. Detached Accessory Structure 28’ max.800 ft2 Located on the same lot with a primary use. Nonresidential Buildings 3 Stories max.5,000 ft2 See Article 4 and 5 SECTION 2.1.5 SETBACKS AND SEPARATION Front Setback*15’ min. Distance between Mobile Home and Acessory Dwelling Units 10’ min. Rear Setback*10’ min. Side Setback*10’ min.Distance between Accessory Structure 3’ min. * Setbacks are from property line. DEVELOPMENT STANDARDS The following building types are permitted in the MH District: 2-9 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LANDUSE CODE ARTICLE 2 - ZONE DISTRICTS PURPOSE ARTICLE 2 - ZONE DISTRICTS OT Old Town District OT-A - Old Town District, Low OT-B - Old Town District, Medium OT-C - Old Town District, High The Old Town District is intended to preserve the unique history, character, and scale of the neighborhoods developed adjacent to Downtown and Colorado State University (CSU) and given this designation in accordance with an adopted subarea plan. The District is divided into three (3) subdistricts and is intended to encourage a mix of housing options, choices, and intensities as permitted by each subdistrict, which is described on the following pages. The Old Town Districts consists of the following three (3) sub-districts: All standards within this zone district apply to all sub-districts, unless stated otherwise. SECTION 2.1.6 ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-10 OT-A Old Town District, Low The Old Town District, Low (OT-A) subdistrict has a predominance of single-unit dwellings, complementary accessory dwellings and uses, and supportive neigborhood uses. BUILDING TYPES The following building types are permitted in the OT-A subdistrict: PURPOSE BUILDING TYPES UNITS *LOT AREA FLOOR AREA ADDITIONAL SITE REQUIREMENT Detached House (Urban & Suburban) 1 max.6,000 ft² min.2,400 ft² max.N/A Accessory Dwelling Unit (Attached & Detached) 1 max.N/A See Section 3.1.9 Located on the same lot with a Detached House Detached Accessory Structure See Section 3.1.8 Located on the same lot with a primary use SECTION 2.1.6 Refer to Building Types Article 3 and Use Standards Article 4 for specific defini- tions. *The total number of units shall not exceed two (2) on a lot. 2-11 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS OT-B Old Town District, Medium BUILDING TYPES The following building types are permitted in the OT-B subdistrict: PURPOSE The Old Town District, Medium (OT-B) subdistrict is intended to preserve the character of areas that have a predominance of developed single-unit and low- to medium- density multi-unit housing and have been given this designation in accordance with an adopted subarea plan. BUILDING TYPES UNITS* LOT AREA FLOOR AREA ADDITIONAL SITE REQUIREMENT Detached House (Urban & Suburban) 1 max.5,000 ft² min.2,400 ft² max.N/A Duplex 2 max.5,000 ft² min.40% of lot area max.N/A Triplex 3 max.6,000 ft² min.70% of lot area max.N/A Apartment Building 4 max.6,000 ft² min.85% of lot area max.N/A Accessory Dwelling Unit (Attached & Detached) 1 max.N/A See Section 3.1.9 Located on the same lot with a Detached House, Duplex, or Triplex Detached Accessory Structure See Section 3.1.8 Located on the same lot with a primary use SECTION 2.1.6 *The total number of units shall not exceed four (4) units on a lot. Refer to Building Types Article 3 and Use Standards Arti- cle 4 for specific definitions. ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-12 OT-C Old Town District, High PURPOSE The Old Town District, High (OT-C) subdistrict is intended for areas that are a transition between Downtown, the CSU campus, and adjacent neighborhoods. Intensive commercial-use areas or high traffic zones have been given this designation in accordance with an adopted subarea plan. Refer to Building Types Article 3 and Use Standards Article 4 for specific definitions. BUILDING TYPES UNITS LOT AREA FLOOR AREA ADDITIONAL SITE REQUIREMENT Detached House (Urban & Suburban) 1 max.4500 ft² min.2,400 ft² max.N/A Duplex 2 max.4500 ft² min.No max.N/A Apartment Bldg. (Triplex and other) 3 min.4500 ft² min. & additional 750 ft² min. for each unit greater than 3 units No max.N/A Rowhouse 2 min. to 3 max. 4500 ft² min.No max.N/A 4 max.6000 ft² min.No max.N/A 5 max.7500 ft² min.No max.N/A Cottage Court 5 min.9000 ft² min.See Section 3.1.3 N/A Mixed-Use 3 min.4500 ft² min. & additional 750 ft² min. for each unit greater than 3 units No max.N/A Accessory Dwelling Unit (Attached & Detached) 1 max.N/A See Section 3.1.9 Located on the same lot with a Detached House, Duplex, or Triplex Detached Accessory Structure See Section 3.1.8 Located on the same lot with a primary use SECTION 2.1.6 BUILDING TYPES The following building types are permitted in the OT-C subdistrict: 2-13 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE LOT WIDTH Detached House 40’ min. Duplex 40’ min. All Others 50’ min. * ARTICLE 2 - ZONE DISTRICTS * Exception for Rowhouse Building Type. See Section 3.1.4. RESIDENTIAL BUILDING SETBACKS Front Setback 15’ min. Side Setback, Interior 5’ min. Side Setback, Street 9’ min. Rear Setback, No Alley 15’ min. Rear Setback, Alley 5’ min. Garage Setback (from walkway) 20’ min. Garage Door Setback (side or rear alley) 8’ min. C D E A B A B OT - Old Town District (Low, Medium, and High) DEVELOPMENT STANDARDS BUILDING PLACEMENT SECTION 2.1.6 SCHOOLS & PLACES OF WORSHIP & ASSEMBLY SETBACKS Front Setback 15’ min. Side Setback (interior and street) 25’ min. Rear Setback 15’ min. ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-14 BULK PLANE All Applicable Buildings, as specified in the Building Design Table Building shall be setback an additional 1’ for every 2’ of height above 18’. North facing walls, when along side- interior lot line with an adjoining property Building shall be setback an additional 1’ for every 1’ of height above 14’. DEVELOPMENT STANDARDS BUILDING ENVELOPE OT - Old Town District (Low, Medium, and High) SECTION 2.1.6 BUILDING HEIGHT OT-A 28’ max.* OT-B 28’ max.* OT-C 4 stories max. Front Porch 1 story max. A second floor shall not overhang the lower front or side exterior walls of a new or existing building. *The max height may exceed 28’ by the height required to raise the building to comply with floodplain regulations BULK PLANE FRONT FACADE SIDE FACADE 2-Story Dwelling Replacing 1-Story Dwelling ◉◉ New Buildings > 2,500 ft2 ◉◉◉ Second Story Addition > 3,000 ft2 ◉◉◉ BUILDING DESIGN Additional design standards apply in the following conditions. See Article 7 for measurement details. At least one (1) front façade feature from the menu below shall be included to promote pedestrian orientation and compatibility with the character of the structures on the block face. See Section 7.1.2 for details. • Limited 2-story facade• 1-story element• Covered entry FRONT FACADE DESIGN At least one (1) side façade feature from the menu below shall be included to address potential looming and privacy impacts on neighbors. See Section 7.1.2 for details. • Wall Offset• Step Down in Height• 1-story element• Additional setback SIDE FACADE DESIGNRequired◉ I J IJ FLOOR AREA - REAR LOT AREA OT-A 25% max. of rear 50% lot area** OT-B & OT-C 33% max. of rear 50% lot area** **All floor area of an ADU is excluded 2-15 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE DEVELOPMENT STANDARDS SITE DESIGN ARTICLE 2 - ZONE DISTRICTS OT - Old Town District (Low, Medium, and High) LANDSCAPE / HARDSCAPE Front Yard Coverage1 Maximum 40% of front yard can be covered with inorganic material such as asphalt, concrete, pavers, stone, rock or gravel. ACCESS & PARKING Alley Access Whenever a lot has access along an alley, any new off-street parking area located on such lot must obtain access from such adjoining alley. Existing Driveways Alley access shall not be required when a new detached garage is proposed to be accessed from an existing driveway that has a curbcut along a public street, or when alley access is determined by the City Engineer to be a hazard to persons or vehicles. Off-Street Parking Permanent open off-street parking areas for all permitted principal uses, other than single-unit dwellings, shall not be located any closer to a public street right-of-way than the distance by which the principal building is set back from the street right-of-way. This provision shall not be construed to preclude temporary parking in driveways. C D D C A *Unless otherwise required for ADA access. ENTRANCES Primary Entrance*Face street or common court Primary Entrance shall include architectural feature such as a porch, landing or portico. A B B SECTION 2.1.6 ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-16 DEVELOPMENT STANDARDS OT - Old Town District (Low, Medium, and High) ACCESSORY BUILDING - LOT STANDARDS ADU Floor Area 1000 ft² max. / or 45% of primary dwelling unit (whichever is less) ADU Setback from Primary Dwelling 5’ min. DETACHED ACCESSORY STRUCTURE HEIGHT (Maximum) ADU Height 24’ max. / or as tall as the primary building (whichever is less)* Accessory Building (Non-Habitable) 20’ max. or as tall as the primary building (whichever is less)* Wall Height (along interior side lot line) 13’ max. ACCESSORY BUILDINGS I J J SECTION 2.1.6 DETACHED ACCESSORY STRUCTURE DORMER or SIMILAR ARCHITECTURAL FEATURE Width (along side lot line) 8’ max. Stepback from first story 2’ min. *Shall apply to buildings that have applied for a builidng permit on or after January 1, 2024. 2-17 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS SECTION 2.2.1 PURPOSE The Low Density Mixed-Use Neighborhood District is intended to be a setting for a variety of housing, providing diverse opportunities for single unit and accessory dwellings to attached units and small and medium-sized multi-unit structures. The District also encourages complementary commercial and institutional land uses and amenities that serve the everyday needs of a residential neighborhood. Parks and neighborhood centers are integrated into new and existing development and the broader community through the pattern of streets, blocks, and other linkages, providing an attractive and walkable focal point for services, open space, and recreation. For the purposes of this Section, 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. LMN Low Density Mixed-Use Neighborhood District DIVISION 2.2 MIXED-USE DISTRICTS ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-18 BUILDING TYPES EXISTING CONDITIONS The following building types are permitted in the LMN District: Minimum and Maximum Density applies to an entire site or subdivision. LMN BUILDING TYPES # OF UNITS MAXIMUM DENSITY MIN. DENSITYBASEBONUS Non-Residential N/A N/A N/A N/A Mixed-Use 1 min. 1 unit per 3,630 sq. ft. of site area  No max. density for affordable housing projects 1 unit per 10,000 sq. ft. of site area Apartment 3+ min. Rowhouse 2+ min. Cottage Court 3+ min. Duplex 2 max. Detached House - Urban 1 max. Detached House - Suburban 1 max. ADU 1 max.N/A N/A N/A Detached Accessory Structure See Section 3.1.8 N/A N/A N/A LMN - Low Density Mixed-Use Neighborhood District SECTION 2.2.1 2-19 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE RESIDENTIAL AND ACCESSORY BUILDING SETBACKS Front Setback - from Arterial streets 15’ min. Front Setback - from Non-Arterial streets 9’ min. Rear Setback 8’ min. Side Setback 5’ min. CONTEXTUAL HEIGHT SETBACK For properties abutting a zone district with a lower maximum building height.* Upper Story Setback 25’ min. upper story setback from property line above 2 stories DEVELOPMENT STANDARDS BUILDING PLACEMENT & BUILDING ENVELOPE ARTICLE 2 - ZONE DISTRICTS LMN - Low Density Mixed-Use Neighborhood District FLOOR AREA Residential - 4+ Units 14,000 ft² max. Affordable Housing Development Bonus 20,000 ft² max. BUILDING FOOTPRINT Non-Residential & Mixed-Use 20,000 ft² max. Schools, Places of Worship/Assembly 25,000 ft² max. A B C BUILDING HEIGHT Residential - Up to 3 Units 2.5 Stories max. Residential - 4+ Units 3 Stories max. Non-Residential & Mixed-Use 1.5 Stories min. 2.5 Stories max. D E * This does not apply to detached units, duplexes, or accessory structures. SECTION 2.2.1 ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-20 J DEVELOPMENT STANDARDS LMN - Low Density Mixed-Use Neighborhood District PARKING Non-Residential & Mixed-Use Rear or Side Yards; Parking shall not be between the primary facade and the street. BUILDING MASS & SCALE ACCESS & PARKING BUILDING MASS Residential - 4+ Units Walls >40 ft in width require Variation in Massing and Facade Articulation Non-Residential & Mixed-Use >10,000 sf requires Variation in Massing Variation in Massing includes:• Massing, wall plane, roof design proportions similar to detached house, so that larger buildings can be integrated into surrounding lower scale neighborhood• 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 unit dwellings• Shall not have repetitive, monotonous undifferentiated wall planes. Facade articulation can be accomplished by offsetting the floor plan, recessing or projection of design elements, or change in materials. F ENTRANCES & ORIENTATION Residential Varies by Building Type Clearly identifiable and visible connection from the street and public areas. Incorporate architectural elements and landscaping. Non- Residential & Mixed-Use Entrance faces street, opens directly onto adjoining local street If a 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. H ROOF DESIGN Non- Residential & Mixed-Use Buildings with a footprint >4000 sf shall have a minimum of 3 Roof Planes Variation in roof plane shall relate to overall massing and facade design Residential - 4+ Units Roof Shape shall be sloped (min pitch 6:12), flat, or curved, and must include 2 Roof Design Elements:• Change in roof shape or plane• Variation in height• Flat roof that is stepped or terraced to form usable space, such as a balcony or green roof• Roof element that is directly related to the primary entrance and/or facade articulation G SECTION 2.2.1 I I 2-21 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS PURPOSE MMN Medium Density Mixed-Use Neighborhood District The Medium Density Mixed-Use Neighborhood District is intended to be a setting for a diverse range of higher intensity housing and complementary services and amenities within close proximity to transit and/or commercial districts. This District is intended to function together with adjacent commercial development and/or transit to provide a transition to lower density neighborhoods. Together, the MMN district and its adjacent commercial core and low density neighborhoods are intended to form an integral, town-like pattern of development with a unifying pattern of walkable streets and blocks. SECTION 2.2.2 Illustration from City Plan ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-22 EXISTING CONDITIONS MMN - Medium Density Mixed-Use Neighborhood District BUILDING TYPES The following building types are permitted in the MMN District: MMN BUILDING TYPES # OF UNITS MAX. DENSITY MINIMUM DENSITY > 20 AC < 20 AC Non-Residential N/A N/A N/A N/A Mixed-Use 1 min. None 1 unit per 3,500 sq. ft. of site area 1 unit per 5,000 sq. ft. of site area Apartment 3+ min. Rowhouse 2+ min. Cottage Court 3+ min. Duplex 2 max. Detached House - Urban 1 max. Detached House - Suburban 1 max. ADU 1 max.N/A N/A N/A Detached Accessory Structure See Section 3.1.8 N/A N/A N/A Minimum and Maximum Density applies to an entire site or subdivision. SECTION 2.2.2 2-23 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS MMN - Medium Density Mixed-Use Neighborhood District DEVELOPMENT STANDARDS BUILDING PLACEMENT & BUILDING ENVELOPE BUILDING HEIGHT All Buildings 3 Stories max. Affordable Housing Development Bonus 4 Stories max. RESIDENTIAL BUILDING SETBACKS Front Setback - from Arterial streets 15’ min. Front Setback - from Non-Arterial streets 9’ min. Rear Setback 8’ min. Side Setback 5’ min. A B C D E SECTION 2.2.2 CONTEXTUAL HEIGHT SETBACK For properties abutting a zone district with a lower maximum building height.* Upper Story Setback 25’ min. upper story setback from property line above 2 stories * This does not apply to detached units, duplexes, or accessory structures. ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-24 MMN - Medium Density Mixed-Use Neighborhood District DEVELOPMENT STANDARDS BUILDING MASS & SCALE ACCESS & PARKING SECTION 2.2.2 ROOF DESIGN Non- Residential & Mixed-Use Buildings with a footprint >4000 sf shall have a minimum of 3 Roof Planes Variation in roof plan shall relate to overall massing and facade design Residential - 4+ Units Roof Shape shall be sloped (min pitch 6:12), flat, or curved, and must include 2 Roof Design Elements:• Change in roof shape or plane• Variation in height• Flat roof that is stepped or terraced to form usable space, such as a balcony or green roof• Roof element that is directly related to the primary entrance and/or facade articulation G PARKING Non-Residential & Mixed-Use Rear or Side Yards; Parking shall not be between the primary facade and the street. ENTRANCES & ORIENTATION Residential Varies by Building Type Clearly identifiable and visible connection from the street and public areas. Incorporate architectural elements and landscaping. Non- Residential & Mixed-Use Entrance faces street, opens directly onto adjoining local street If a 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. H BUILDING MASS Residential - 4+ Units Walls >40 ft in width require Variation in Massing and Facade Articulation Non-Residential & Mixed-Use >10,000 sf requires Variation in Massing Variation in Massing includes:• Massing, wall plane, roof design proportions similar to detached house, so that larger buildings can be integrated into surrounding lower scale neighborhood• 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 unit dwellings• Shall not have repetitive, monotonous undifferentiated wall planes. Facade articulation can be accomplished by offsetting the floor plan, recessing or projection of design elements, or change in materials. F I I 2-25 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS PURPOSE The High Density Mixed-Use Neighborhood District is intended to be a setting for higher density multi-unit housing and group quarter residential uses (dormitories, fraternities, sororities, etc.) closely associated with, and in close proximity to, the Colorado State University Main Campus, provided that such areas have been given this designation in accordance with an adopted subarea plan. Multistory buildings (greater than one [1] story and up to five [5] stories) are encouraged in order to promote efficient utilization of the land and the use of alternative modes of travel. HMN High Density Mixed-Use Neighborhood District SECTION 2.2.3 Illustration from City Plan ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-26 EXISTING CONDITIONS HMN - High Density Mixed-Use Neighborhood District BUILDING TYPES The following building types are permitted in the HMN District: HMN BUILDING TYPES # OF UNITS MAXIMUM DENSITY MINIMUM DENSITY Non-Residential N/A N/A N/A Mixed-Use 4+ min. None 1 unit per 2,000 sq. ft. of site area Apartment 4+ min. Rowhouse 3+ min. ADU (with an existing Detached House) 1 max.N/A Detached Accessory Structure (with an existing Detached House)1 max. N/A Minimum and Maximum Density applies to an entire site or subdivision. SECTION 2.2.3 2-27 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS HMN - High Density Mixed-Use Neighborhood District DEVELOPMENT STANDARDS SECTION 2.2.3 CONTEXTUAL HEIGHT SETBACK Properties abutting a zone district with a lower maximum building height shall comply.* Upper Story Setback 25’ min. upper story setback from property line above 2 stories Upper Story Setback from Streets Wall height above 35’ shall be set back an additional 1-ft for every 2-ft in height or fraction thereof * This does not apply to detached units, duplexes, or accessory structures. A B C RESIDENTIAL BUILDING SETBACKS Front Setback - from Arterial streets 15’ min. Front Setback - from Non-Arterial streets 9’ min. Rear Setback 8’ min. Side Setback 5’ min. BUILDING HEIGHT All Buildings 5 stories max. Affordable Housing Development Bonus 6 Stories max. BUILDING PLACEMENT & BUILDING ENVELOPE Standards for D-Building Mass; E-Roof Design; F-Entrances; G-Parking are on the following page. ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-28 HMN - High Density Mixed-Use Neighborhood District DEVELOPMENT STANDARDS SITE DESIGN Front Yards Building design, in conjunction with site design, shall include structured elements to mark the transition from the public street to doorways. Examples of such elements are porches, pediments, pergolas, low walls or fencing, railings, pedestrian light fixtures and hedges. Outdoor Activity Buildings and extensions of buildings shall be designed to form outdoor spaces such as balconies, terraces, patios, decks or courtyards. BUILDING MASS & SCALE ACCESS, PARKING & SITE DESIGN SECTION 2.2.3 PARKING Non-Residential & Mixed-Use Rear or Side Yards; Parking shall not be between the primary facade and the street.GROOF DESIGN Non- Residential & Mixed-Use Buildings with a footprint >4000 sf shall have a minimum of 3 Roof Planes Variation in roof plan shall relate to overall massing and facade design Residential - 4+ Units Roof Shape shall be sloped (min pitch 6:12), flat, or curved, and must include 2 Roof Design Elements:• Change in roof shape or plane• Variation in height• Flat roof that is stepped or terraced to form usable space, such as a balcony or green roof• Roof element that is directly related to the primary entrance and/or facade articulation E ENTRANCES & ORIENTATION Residential Varies by Building Type Clearly identifiable and visible connection from the street and public areas. Incorporate architectural elements and landscaping. Non- Residential & Mixed-Use Entrance faces street, opens directly onto adjoining local street If a 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. F BUILDING MASS Residential - 4+ Units Walls >40 ft in width require Variation in Massing and Facade Articulation Non-Residential & Mixed-Use >10,000 sf requires Variation in Massing Variation in Massing includes:• Massing, wall plane, roof design proportions similar to detached house, so that larger buildings can be integrated into surrounding lower scale neighborhood• 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 unit dwellings• Shall not have repetitive, monotonous undifferentiated wall planes. Facade articulation can be accomplished by offsetting the floor plan, recessing or projection of design elements, or change in materials. D ARTICLE 2 - ZONE DISTRICTS PURPOSE / INTENT 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. NC Neighborhood Commercial District PURPOSE SECTION 2.2.4 BUILDING TYPES The following building types are permitted in the NC District: •Mixed-Use, Apartment, Row House, and Duplex. •ADU only with an existing Detached House. •Detached Accessory Structure. •See Division 3.1 for more details •All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for mixed-use and commercial buildings contained in Section 5.15.2 of this Code. 2-29 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE NC - Neighborhood Commercial District BLOCK STRUCTURE Each development within this District shall be developed as a series of complete blocks bounded by public or private streets (see Section 5.3.2(E) for Multi Unit Block Requirements). 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. BLOCK STANDARDS BUILDING STANDARDS BLOCK SIZE All Blocks 7 Acres max. Blocks with Supermarkets 10 Acres max. CANOPIES 1. Primary canopies and shade structures shall be attached to and made an integral part of the main building and shall not be freestanding. 2. 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. 3. 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 cementitious, 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. 4. 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. 5. 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. 6. Under-canopy lighting shall be fully recessed with flush-mount installation using a flat lens. There shall be no spot lighting. 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 four (4) stories. BUILDING HEIGHT All Buildings 4 stories max. Affordable Housing Development Bonus 6 stories max. SECTION 2.2.4 DEVELOPMENT STANDARDS Minimum Building Frontage. Forty (40) percent of each block side or fifty (50) percent of the total of all block sides shall consist of either building frontage, plazas or other functional open space. BUILDING FRONTAGE ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-30 2-31 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS PURPOSE CC Community Commercial District SECTION 2.3.1 The Community Commercial District provides a combination of retail, offices, services, cultural facilities, civic uses and higher density housing. Multi-story buildings are encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to locate above ground-floor retail and services. 2.3 COMMERCIAL DISTRICTS BUILDING TYPES The following building types are permitted in the CC District: •Mixed-Use, Apartment, Row House and Duplex. •Detached Accessory Structure •ADU only with an existing Detached House. •See Division 3.1 for more details. •All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for mixed-use and commercial buildings contained in Section 5.15.2 of this Code. ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-32 CC - Community Commercial District SECTION 2.3.1 CENTRAL FEATURE OR GATHERING PLACE At least one (1) prominent or central location within each geographically distinct Community Commercial District 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 community facilities. INTEGRATION OF THE TRANSIT STOP BLOCK STRUCTURE Community Commercial Districts shall be considered primary stops on the regional transit network. Transit stops, to the maximum extent feasible, shall be centrally located and adjacent to the core commercial area. Commercial buildings must be directly visible and accessible from the transit stop. Transfers to feeder buses shall be provided for in the design and location of these stops. (See also Section 5.4.9, Bus Stop Design Standards). Each Community Commercial District and each development within this District shall be developed as a series of complete blocks bounded by public or private streets (see Section 5.3.2(E) for Multi Unit Block Requirements). 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. BLOCK SIZE All Blocks 7 Acres max. Blocks with Supermarkets 10 Acres max. BUILDING ORIENTATION BUILDING ENVELOPE The configuration of shops in the Community Commercial District shall orient primary ground-floor commercial building entrances to pedestrian-oriented streets, connecting walkways, plazas, parks or similar outdoor spaces, not to interior blocks or parking lots. Anchor tenant retail buildings may have their primary entrances from off-street parking lots; however, on- street entrances are strongly encouraged. The lot size and layout pattern for individual blocks within the Community Commercial District shall support this requirement. Minimum Building Frontage. Forty (40) percent of each block side or fifty (50) percent of the total of all block sides shall consist of either building frontage, plazas or other functional open space. BUILDING HEIGHT All Buildings 4 stories max. Affordable Housing Development Bonus 6 stories max. BUILDING FRONTAGE DEVELOPMENT STANDARDS 2-33 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS PURPOSE The Community Commercial - North College District is for fringes of retail/commercial core areas and corridors. This District is intended for moderate intensity uses that are supportive of the commercial core or corridor, and that help to create a transition and a link between the commercial areas and surrounding residential areas. This designation is only for areas identified for its application in the North College Corridor Plan. All development in the Community Commercial - North College District shall also comply with the standards contained in the Standards and Guidelines for the North College Avenue Corridor as adopted by the City, to the extent that such standards and guidelines apply to the property to be developed. CCN Community Commercial - North College District Single-unit, two-unit and multi-unit housing shall have a minimum density of five (5) dwelling units per net acre calculated on a gross residential acreage basis for any development project. Single-unit housing shall be limited to a maximum of forty (40) percent of the geographically distinct district area. DEVELOPMENT STANDARDS DENSITYBUILDING HEIGHT All Buildings 4 stories max. Affordable Housing Development Bonus 6 stories max. SECTION 2.3.2 BUILDING TYPES The following building types are permitted in the CCN District: •Mixed-Use, Apartment, Row House and Duplex. •ADU only with an existing Detached House. •Detached Accessory Structure. •See Division 3.1 for more details. •All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for mixed-use and commercial buildings contained in Section 5.15.2 of this Code. ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-34 Prospect Road Streetscape Program 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 Standards as adopted by the City, to the extent that such Standards apply to the property proposed to be developed. The Community Commercial - Poudre River District is for Downtown fringe areas in the Cache la Poudre River corridor with both public street frontage and River frontage. This District provides locations for redevelopment or development of moderate intensity uses that are supportive of Downtown, subject to floodplain restrictions. Such redevelopment or development shall be compatible with the scenic, cultural, natural and historical context of the River and Downtown. A main purpose of the District is to foster a healthy and compatible relationship between the River, the Downtown and surrounding urban uses. Any significant redevelopment shall be designed as part of a master plan for the applicable group of contiguous properties. CCR Community Commercial - Poudre River District PURPOSE SECTION 2.3.3 BUILDING TYPES The following building types are permitted in the CCR District: •Mixed-Use, Apartment, Row House and Duplex. •ADU only with an existing Detached House. •Detached Accessory Structure •See Division 3.1 for more details. •All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for mixed-use and commercial buildings contained in Section 5.15.2 of this Code. 2-35 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS CCR - Poudre River District DEVELOPMENT STANDARDS WINDOWS BUILDING MATERIALS LANDSCAPE & VEGETATION PROTECTION OUTDOOR SPACES PARKING LOTS Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed so as to visually establish and define the building stories and establish human scale and proportion. Glass curtain walls and spandrel-glass strip windows shall not be used as the predominant style of fenestration for buildings in this District. This requirement shall not serve to restrict the use of atrium, lobby or green- house-type accent features used as embellishments to the principal building. Textured unit masonry such as brick, stone and tinted, variously textured concrete masonry units, as well as treated wood siding, shall be used in repeating pattern as integral parts of the building fabric to the maximum extent feasible. Any other exterior materials, if used, shall be used as integral parts of the overall building fabric, in repeating modules, proportioned both horizontally and vertically to relate to human scale, and with enough depth at joints between architectural elements to cast shadows. The natural qualities of the River landscape shall be main- tained and enhanced using plants and landscape materials native to the River corridor in the design of site and landscape improvements. Buildings and extensions of buildings shall be designed to form outdoor spaces such as balconies, arcades, terraces, decks or courtyards, and to integrate development with the landscape to the extent reasonably feasible. Buildings shall be sited so that any new parking lots and vehicle use areas are located in either: 1) interior block loca- tions between buildings that face the street and buildings that face the River, or 2) side yards. Flat-roofed buildings shall feature three-dimensional cornice treatment on all walls facing streets, the River or connecting walkways, unless they are stepped and terraced back to form a usable roof terrace area(s). A single continuous horizontal roofline shall not be used on one-story buildings except as part of a design style that incorporates corbelled masonry and/or cornices. ROOFLINES Pitch - Gable & Hiproofs 8:12 min. Pitch - Hipped Roofs Only 6:12 min. BUILDING STANDARDS Predominant building colors shall be subdued or neutral shades, within a medium or moderately dark range of value, and not white or reflective. BUILDING HEIGHT All Buildings 3 stories max. Affordable Housing Development Bonus 5 stories max. SECTION 2.3.3 ARTICLE 2 - ZONE DISTRICTS ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-36 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. PURPOSE Prospect Road Streetscape Program 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 Standards as adopted by the City, to the extent that such Standards apply to the property proposed to be developed. CG General Commercial District LANDSCAPE & OPEN SPACE OUTDOOR SPACES 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. 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. SECTION 2.3.4 DEVELOPMENT STANDARDS BUILDING HEIGHT All Buildings 4 stories max. Affordable Housing Development Bonus 6 stories max. BUILDING STANDARDS BUILDING TYPES The following building types are permitted in the CG District: •Mixed-Use, Apartment, Row House and Duplex. •ADU only with an existing Detached House. •Detached Accessory Structure. •See Division 3.1 for more details. •All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for mixed-use and commercial buildings contained in Section 5.15.2 of this Code. 2-37 - ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE ARTICLE 2 - ZONE DISTRICTS PURPOSE The Service Commercial District is intended for high traffic commercial corridors where a range of uses is encouraged to create a transition from commercial operations on a highway, arterial street or rail spur, to less intensive use areas or residential neighborhoods. This designation is only for areas that have been designated under an adopted subarea plan as being appropriate for the C-S District. CS Service Commercial District SECTION 2.3.5 BUILDING HEIGHT Maximum 3 stories max. Affordable Housing Development Bonus 5 stories max. BUILDING STANDARDS DEVELOPMENT STANDARDS BUILDING TYPES The following building types are permitted in the CS District: •Mixed-Use, Apartment, Row House and Duplex. •ADU only with an existing Detached House. •Detached Accessory Structure •See Division 3.1 for more details. •All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for mixed-use and commercial buildings contained in Section 5.15.2 of this Code. See Article 5 for additional building design standards. ARTICLE 2: ZONE DISTRICTS - FORT COLLINS LAND USE CODE - 2-38 The Limited Commercial District is intended for areas primarily containing existing, small commercial uses that are adjacent to residential neighborhoods. Many of these areas have transitioned over time from residential to commercial uses. The District is divided into the Riverside Area and all other areas. The purpose of this District is to allow small scale nonresidential uses to continue to exist or to expand while still protecting surrounding residential areas, provided that such areas have been designated under an adopted subarea plan as being appropriate for the CL District. CL Limited Commercial District PURPOSE BUILDING STANDARDS DEVELOPMENT STANDARDS SECTION 2.3.6 BUILDING HEIGHT All Buildings 3 Stories max. BUILDING MASS Residential - 4+ Units Walls >40 ft require Variation in Massing and Facade Articulation Non-Residential & Mixed-Use >10,000 sf requires Variation in Massing Variation in Massing includes:• Massing, wall plane, roof design proportions similar to detached house, so that larger buildings can be integrated into surrounding lower scale neighborhood• 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 unit dwellings• Shall not have repetitive, monotonous undifferentiated wall planes. 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. Development Standards in the Riverside Area Within the Riverside Area, any nonresidential use shall be separated from abutting residential land uses or residential zone districts by a solid fence or wall at least six (6) feet in height. No building permitted by this Section shall have a single undifferentiated mass with a footprint over ten thousand (10,000) square feet. Except for schools and places of worship or assembly, no building footprint shall exceed a total of twenty thousand (20,000) 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. BUILDING SIZE BUILDING TYPES The following building types are permitted in the CL District: •Mixed-Use, Apartment, Row House and Duplex. •ADU only with an existing Detached House. •Detached Accessory Structure. •See Division 3.1 for more details. •All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for mixed-use and commercial buildings contained in Section 5.15.2 of this Code. DOWNTOWN DISTRICT DOWNTOWN DISTRICT (D) • • • • ▪ ▪ ▪ • • • • • • • EMPLOYMENT, INDUSTRIAL, OTHER DISTRICTS HARMONY CORRIDOR DISTRICT (HC) EMPLOYMENT DISTRICT (E) INDUSTRIAL DISTRICT (I) TRANSITION DISTRICT (T) PUBLIC OPEN LANDS DISTRICT (POL) RIVER CONSERVATION DISTRICT (RC) OVERLAY DISTRICTS TRANSIT-ORIENTED DEVELOPMENT OVERLAY (TOD) SOUTH COLLEGE GATEWAY OVERLAY (SCG) PLANNED UNIT DEVELOPMENT (PUD) OVERLAY I-25 DEVELOPMENT STANDARDS