HomeMy WebLinkAboutArticle 2 Zone Districts - 11/13/2025
A~ I IC L = 2 -ZONE DISTRICTS
Ctyo
~tColi~
ART CLE 2
ZONE DISTRICTS
CITY OF FORT COLLINS -LAND USE CODE
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
" ',, /'-
', . .........
.... / ........ .... ......... ........ • ........ ', .........
.., .... /..,..-',, .
• .... .... / ...........
/ ,;'};~:_,
......... w .... '>
.... ....
...........
.... .... .... .... .... .... ....
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:
I
I
:
I
·r
,•
I:
,
1E1
•
~
-
I
I
I
I
I
I
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
W Vine Dr
"O
0::
City Park
W Mulberry St
Legend
City Zoning
-Old Town-A
-OldTown-B
-OldTown-C
Basemap
Streets
Bodies of Water
Parks and
Natural Areas
u5
en
"O
W Elizabeth St ]j
CJ)
CJ)
I
II
I
W Laurel St
Colorado State University
W Prospect Rd
E Vine Dr
~(b
~"?°
~'71
CZ,
-.I
E Lincoln Ave Z
·--••111 -•-••= E Mulberry St ~ 111=illiiiil ■-~l< i 111111111 r 0r%0
= 1·111·1---<11,: 8 I ■■■■ 0
CJ) I 111111111
' •••• ..J]
-
>, cu
E
(I)
...J
CJ)
0 0.25 0.5 1 111111-=~=--ic:==========i Miles
N
A
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.
-
~ -
~ -
~ -
.
I I
~
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
•
•
Side Setback
Corner Setback
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
I
I
I
• •
•
-------------------I
•
I
I
I
I
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.
Building Height
-----~-
-----4.
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
I • I -
-• --
I -
---
-•-I -
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.
6)
---~~
-----.---1 -
-
-
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
r I
I
7
-
I
~
r---
,---
~ -
~ --
--
!.. I I J
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)
ARTIC L E 2 -ZONE DISTRICTS
SECTION 2.4 .1
(A) Purpose
The Downtown District is intended to provide a concentration of retail, civic, employment and cultural uses in
addition to complementary uses such as hotels , entertainment, and housing , located along the backdrop of the
Poudre River Corridor . It is divided into nine (9) subdistricts as depicted on Figure 18 . The development
standards for the Downtown District are intended to encourage a mix of activity in the area while providing for
high quality development that maintains a sense of history , human scale , and pedestrian-oriented character .
Figure 18
Downtown District Subdistricts
2-39 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
•
•
•
ARTIC L E 2 -ZONE DISTRICTS
(B) Street Frontage Types
Three types of street frontages have evolved in the Downtown District shaping public space and building
placement. Applicable street frontage types are depicted on Figure 18 .1.
Storefront-Found primarily within the Historic Core, and along Laurel Street, buildings abut a wide
sidewalk. Retail and commercial uses predominate the ground floor with a high degree of visual interest
and transparency into shops and restaurants .
Mixed Use -Found adjacent the Historic Core Subdistrict on streets such as Mason , this street character
is a hybrid and transition between the Storefront and Green Edge frontage types . Buildings are set a
little farther back from the street than along Storefront streets , often with small landscape beds
separating the building from the sidewalk . There is significantly less ground floor retail space , but
buildings still address the sidewalk in a similar way .
Green Edge -Found primarily in the subdistricts away from the Historic Core , this frontage type is best
recognized for generous parkway widths and landscaped setbacks between the sidewalk and the
building . Ground floor uses are mostly residential and office, with a scattering of other commercial uses,
often in much larger buildings than are found in the Historic Core Subdistrict.
Figure 18.1
Street Frontage Type
-GteenEdge
-Moc.CSUH
S1or.rroot W 0own,own Boundary
Downtown District Street Frontage Types
2-40 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
Street Frontage and Building Placement Requirements. The following standards shall apply to the Downtown
District:
Figure 18.2
Building Design based on Street Frontage
STREET FRONTAGE TYPE
Storefront Mixed Use Green Edge
Minimum Setback from Min. 9' from back of curb to Min . 19' from back of curb to Min . 24 ' from back of curb to
Back of Curb building building building
(right of way included in Min . 6' sidewalk if detached Min . 9' parkway
setback) Min. 10' sidewalk if attached Min. 10' back of walk to
Min. 5' back of walk to building
building
Min. Alley, Sidelot and Rear O' Sidelot O' Sidelot 10' Sidelot
Lot Setback 5' Alley 5' Alley 5' Alley
(measured from property O' Rear Yard 5' Rear Yard 5' Rear Yard
line)
Required Street Frontage 90% at Oto 5' 75% at 5 to 10' 50% at 10 to 20 '
Build-To Range
(as measured from the
setback) See Figure 18.3
Primary Entrance Location For parcels with multiple street frontage types , the primary entrance must face a Storefront
Street if present , otherwise a Mixed-Use Street. The primary entrance may face a Green Edge
Street only when other street frontage types are not present.
Primary Entrance The primary entrance on a The primary building entrance shall be a clearly defined ,
Articulation storefront street shall be demarcated architectural feature of the building easily
recessed from the front distinguishable from secondary building entrances .
facade so that the door
swing does not encroach the
sidewalk while the upper
floors maintain the sidewalk
edge except as required to
meet upper story stepbacks .
Garage Entry Location Garage entries and service locations shall be located in alleys . If no alley is present , they may
be located on a Green Edge street. If a Green Edge street is not present , they may be located
on a Mixed-Use street. To the maximum extent feasible, garage entries and service locations
shall not be located on Storefront street frontages .
Building Base Materials Lower story facades until any stepbacks (required or otherwise) must be constructed of
See Figure 18.4 authentic, durable, high-quality materials (brick , stone, glass, terracotta, stucco (non EFIS),
precast concrete , wood , cast iron , architectural metal -or similar modular materials) installed
to industry standards .
Ground-Floor Transparency 60% 40% 25%
See Figure 18.5
Ground Floor Use Maximum 25% street-facing None .
Requirements linear frontage for residential
living space .
2-41 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
1-·-·-ld•lo
Figure 18.3
Street Frontage Build-To Range
I :Jo
Figure 18.4
Building Base Materials
l(tY I low<t·SIOt)' l!uoldong
Mltet\al Requlremen1
2-42 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
R«iulr kHoZ-
ARTIC L E 2 -ZONE DISTRICTS
Figure 18.5
Ground Floor Transparency Calculation
( TOtil Tr,lNl)it In Zotle O Tr•nsp,1 ncy (SF) ) X 100
Total Strec?1 Zone orTransparcncy (feet)
Zon o r Transpa, ncy
(Feet) _.____.TI _ _.____.__ _ _._____ ____ _
Total Street•Fadn,g Front.,gc (Fcctl
2-43 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
(C) Building Heights and Mass Reduction.
The following standards shall apply to the Downtown District:
Figure 18 .6
Building Mass Reduction and Articulation
MAXIMUM HEIGHT ALLOWANCE
3 Stories 4 Stories I 5 Stories I 6 Stories 12 Stories
Maximum Building None . For contiguous
Footprint commonly-zoned
lots over 60 ,000
SF, interior floor
plates above the
6th story shall not
exceed 40 ,000 SF
Upper-Story None . Any portion of the building within the build-to-range must have a stepback that
Stepbacks averages at least 10' along all street frontages . Stepbacks may be continuous or
may vary with up to 20' counting towards the calculation of the average . Stepbacks
may occur at the 2nd-5th story . Exception : If directly across the street from a
height allowance of 3 stories , the stepback must occur at the 2nd or 3rd story .
Maximum Wall For buildings over 100' long , the maximum wall length for the base of the building (defined as the
Length portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change
shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and shall be related to
entrances , the integral structure , and/or the organization of interior spaces and activities .
Building Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques to avoid
Articulation long, undifferentiated facades :
1.Minor Facade Plane Changes-minimum 3 inches ;
2.Vertical Projections ;
3.Horizontal Projections (awnings , canopies , cornice articulation) that are integrated into the
architecture ;
4 .Balconies or terraces ; and/or
5.Fenestration details , including window depth and sills or lintels .
1. Building Height Limits. The maximum height of buildings within the Downtown District shall be as shown on
the Building Heights Map See Figure 18 .7.
2-44 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
Figure 18.7
Building Heights Map
Height Limits
~~c,wn~
U lttl3-
S6r.tt..C~•
75 .... s .......
4Sffft,8~•
115t.tl 91b.._,
-1501~. 12 ....... ,
t i -
2. Measurement of Height Limits . The maximum height limits are intended to convey a scale of building rather
than an exact point or line . In the case of sloped roofs, building height shall be measured to the mean height
between the eave and ridge . The maximum height limits are not intended to hinder architectural roof features
such as sloped roofs with dormers, penthouses, chimneys, towers, shaped cornices or parapets, or other
design features that exceed the numerical limits but do not substantially increase bulk and mass . Lofts or
penthouses projecting above the limits shall not exceed one-third (1/3) of the floor area of the floor below
and shall be set back from any roof edge along a street , by a distance equal to or greater than the height of
the loft or penthouse structure. See Figure 18 .8.
2-45 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
3 . Upper Story Stepbacks.
~1 ... 11 ~1
Figure 18.8
Measurement of Height Limits
8 1 n Ea , and Ill
a. Historic Core, Innovation and North Mason Stepbacks : The fourth story of a building shall be stepped
back an average of at least ten (10) feet along all street frontages . Stepbacks may be continuous or may
vary with a twenty (20) foot stepback counting towards the calculation of the required ten (10) foot
average .
b. Canyon Avenue, Civic and Campus North Stepbacks: The fifth story of a building shall be stepped
back an average of at least ten (10) feet along all street frontages . Stepbacks may be continuous or may
vary with up to a twenty (20) foot stepback counting towards the calculation of the required ten (10)
foot average . Stepbacks may occur at the second to fifth stories .
4 . Contextual Height Stepback .
To provide an appropriate scale transition between opposing block faces with dissimilar height allowances,
buildings shall provide a contextual height stepback . Upper floors shall be stepped back a minimum of three
(3) feet at the equivalent height limit on the opposing block face . See Figure 18 .9 .
2-46 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
Figure 18 .9
Contextual Height Stepbacks
!
I
i
I
i
i
I I . . -1--------------1 ---,:==:::==== • t I !~ ~!
!i -,
I ~ I . .
! !
l
5 . Planning and Zoning Commission Review of Large Buildings. Development plans with new buildings (or
building additions) greater than twenty-five thousand (25 ,000) square feet in floor area per story, or that
exceed either six (6) stories or eight-five (85) feet in height, shall be subject to Planning and Zoning
Commission review .
(D) Site Design.
The following standards shall apply to the Downtown District:
1. Parking lots, garage entries and service locations.
Parking lots , garage entries and service locations shall be located on alleys. If no alley is present, they may be
located on a Green Edge street. If a Green Edge street is not present, they may be located on a Mixed-Use
street. To the maximum extent feasible, parking lots and garage entries shall not be located on Storefront
streets . Auto entrances shall be located to minimize pedestrian/auto conflicts .
2. Parking structures.
To the extent reasonably feasible, all parking structures shall meet the following design criteria :
a. Where parking structures abut streets, retail and other uses shall be required along the ground level
frontage to minimize interruptions in pedestrian interest and activity . The decision maker may grant an
exception to this standard for all or part of the ground level frontage on streets with low pedestrian
interest or activity .
b. Parking and awnings , signage and other architectural elements shall be incorporated to encourage
pedestrian activity at the street-facing level.
c. Architectural elements , such as openings , sill details , emphasis on vertical proportions such as posts ,
recessed horizontal panels and other architectural features shall be used to establish human scale at the
street-facing level
2-47 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
3. Outdoor activity .
To the extent reasonably feasible, outdoor spaces shall be placed next to activity that generates the users
(such as street corners, offices, day care, shops and dwellings). Outdoor spaces shall be linked to and made
visible from streets and sidewalks to the extent reasonably feasible . Buildings shall promote and
accommodate outdoor activity with balconies , arcades , terraces, decks and courtyards for residents' and
workers' use and interaction, to the extent reasonably feasible .
(E) Special Subdistrict Provisions.
1. Canyon Avenue and Civic Center Subdistricts: Plazas . For buildings located within the Canyon Avenue and
Civic Center Subdistricts that are four ( 4) stories or taller , ground floor open space shall be provided that is
organized and arranged to promote both active and passive activities for the public. Such space must be
highly visible and easily accessible to the public and must include features that express and promote a
comfortable human sense of proportionality between the individual and the environment, whether natural or
man-made .
2. Civic Subdistrict
a. Purpose . The Civic Subdistrict will serve as an important element of the Downtown District and as the
primary location for new civic uses and buildings .
b. Development Standards. The following standards shall apply to all development in the Civic Subdistrict:
I. Civic Spine. All development shall incorporate the concept of the "Civic Spine" as described in
the Downtown Civic Center Master Plan, allowing for continuous north-south and east-west
pedestrian connections . The Civic Spine will serve to connect various buildings to unify parks and
plazas .
II. Building materials. The use of local sandstone is required in all civic buildings to establish a visual
continuity and a local sense of place .
Ill. Civic buildings. New major civic buildings, such as a library, government offices, courthouses,
performing arts facilities and transit centers , shall be located within the Civic Subdistrict and
placed in central locations as highly visible focal points . To the extent reasonably feasible, they
shall be close to a transit stop .
IV. Incorporation of new buildings. New buildings shall be designed in a manner that establishes
continuity and a visual connection between new and existing buildings within and adjacent to
the Civic Subdistrict. The height, mass and materials of major public buildings shall convey a
sense of permanence and importance .
3. Old Town Fort Collins Historic District. Buildings located within the locally designated Old Town Fort Collins
Historic District shall also comply with the Old Town Historic District Design Standards adopted by Ordinance
094, 2014, Chapter 14 of the City Code , and the U.S. Secretary of the Interior Standards for the Treatment of
Historic Properties . (See Old Town Fort Collins Historic District, Figure 19).
2-48 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
Figure 19
Old Town Fort Collins Historic District
4 . Innovation Subdistrict
a. Purpose . The Innovation Subdistrict is intended to recognize continuing redevelopment in this former
industrial area, promoting employment and innovation . Redevelopment projects will continue to build up
a fitting identity and character related to the Downtown District edge setting with contemporary semi
industrial building styles and materials . Streetscapes and sites will reinforce the area 's identity and
character with design features that reflect an industrial character and the river landscape corridor .
b. Development Standards . The following standards shall apply to all development in the Innovation
Subdistrict:
I. Site Design
i. Landscaping/Vegetation Protection . Naturalistic characteristics of the river landscape
shall be maintained and enhanced using plants and landscape materials native to the river
corridor in the design of site and landscape improvements .
ii. Outdoor Spaces . Development shall incorporate outdoor spaces such as patios, courtyards ,
terraces and plazas to add interest and facilitate interaction .
iii. Color/Materials . Heavy , durable , locally fabricated components , with materials such as
metal and stone , shall be used to complement building design.
II. Buildings.
i. Height/Mass. Multi-story buildings shall be designed to step down to one (1) story directly
abutting any natural habitat or feature protection buffer , and 2) must step down to three
(3) stories at least 150 feet from any parcel zoned Low Density Residential (RL) or Medium
Density Mixed Use Neighborhood (MMN).
2-49 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
ii. Parking lots. Buildings shall be sited so that any new parking lots and vehicle use areas are
located in either : 1) interior block locations between buildings that face the street and
buildings that face the river ; or 2) side yards .
5. River Subdistrict.
a. Purpose. The River Subdistrict is intended to reestablish the linkage between the Historic Core and the
Cache la Poudre River (the "River") through redevelopment in the corridor . This Subdistrict offers
opportunities for more intensive redevelopment of housing, businesses, and workplaces to complement
the Historic Core Subdistrict. Improvements should highlight the historic origin of Fort Collins and the
unique relationship of the waterway and railways to the urban environment as well as expand cultural
opportunities in the Downtown area . Redevelopment will extend the positive characteristics of
Downtown such as the pattern of blocks , pedestrian-oriented street fronts and lively outdoor spaces .
b. Development Standards .
I. Transition between the River and Development.
i. River Landscape Buffer. In substitution for the provisions contained in Section 5.6.1 (E)
(Establishment of Buffer Zones) requiring the establishment of "natural area buffer zones,"
the applicant shall establish, preserve or improve a continuous landscape buffer along the
river as an integral part of a transition between development and the river. To the
maximum extent feasible , the landscape buffer shall consist predominantly of native tree
and shrub cover. (See Figure 19 .1.) The landscape buffer shall be designed to prevent bank
erosion and to stabilize the River bank in a manner adequate to withstand the hydraulic
force of a 100-year flood event. The bank stabilization shall comply with the following
criteria :
Figure 19 .1
Landscape Buffer
Rh·tr ~e"
Land.ca...-Buildini,
BufTcr A. 1t1>1> I R><L
...,. .,..11• ~-
-'I" c:,.....
lt'bt ....
Poud,..
Rh r
(....
Rhtr Hank
----Ourdoor , ..
•,m:_-..--.
~Ca.t)•k _, ...
Any bank stabilization improvements shall consist of native plants and stone, to the extent
reasonably feasible . If any structural materials such as concrete are required, such materials
shall be designed to emphasize characteristics of the native landscape such as color,
texture, patterns and proportions, to minimize contrast with the river landscape .
2-50 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
•
▪
ARTIC L E 2 -ZONE DISTRICTS
The predominant visual elements in any bank stabilization improvements shall be native
vegetation and stone . Notwithstanding the use of any integrated structural elements , blank
walls shall not be used to retain the slope of the river bank .
ii. Outdoor spaces. On sites that have river frontage between Linden Street and Lincoln
Avenue , buildings or clusters of buildings shall be located and designed to form outdoor
spaces (such as balconies , arcades, terraces, decks or courtyards) on the river side of the
buildings and/or between buildings , as integral parts of a transition between development
and the River . A continuous connecting walkway (or walkway system) linking such spaces
shall be developed, including coordinated linkages between separate development
projects .
II. Streets and Walkways .
i. Streets . Redevelopment shall maintain the ex isting block grid system of streets and alleys .
To the extent reasonably feasible , the system shall be augmented with additional
connections , such as new streets , alleys , walkway spines , mid-block passages , courtyards
and plazas, to promote a detailed pedestrian circulation network that supplements public
sidewalks .
ii. Driveways. To the extent reasonably feasible , driveways and curb cuts must be minimized
to avoid disruption to the sidewalk network , by using shared driveways between properties .
The width of driveways and turning radii must be minimized except where truck access is
required .
iii. Jefferson Streetscape. Redevelopment activity along the Jefferson Street frontage shall
provide formal streetscape improvements including street trees in sidewalk cutouts with
tree grates and planters to screen parking . Planters to screen parking shall be designed and
constructed to appear as integral extensions of the building design. Materials used shall not
be inferior to those used in the construction of the principal building .
Ill. Buildings.
i. Industrial Buildings . Except as otherwise provided in this subsection (3), all new
nonresidential buildings, including industrial buildings , shall comply with the standards for
Mixed-use and Commercial Buildings contained in Section 5.15 .2.
ii. Programming, Massing and Placement.
Height Mass. Multiple story buildings are permitted, provided that massing of
multiple story buildings shall be terraced back from the River and from streets
so that multiple story buildings are stepped down to one (1) story abutting the
River landscape frontage and are stepped down to three (3) stories or less
abutting any street frontage . Such terraced massing shall be a significant and
integral aspect of the building design .
Parking lots . Buildings shall be sited so that any new parking lots and vehicle
use areas are in either : (1) interior block locations between buildings that face
the street and buildings that face the river , or (2) side yards .
2-51 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
▪
▪
•
•
•
•
ARTIC L E 2 -ZONE DISTRICTS
Frequent view/access . No building wall abutting the landscape corridor along
the river shall exceed one hundred twenty-five (125) feet on the axis along the
river.
Outdoor spaces and amenities . To the extent reasonably feasible, all
development shall provide on-site outdoor space such as courtyard, plaza,
patio, or other pedestrian-oriented outdoor space . To the extent reasonably
feasible, outdoor spaces shall be visible from the street and shall be visually or
physically connected with any outdoor spaces on adjacent properties .
iii. Character and Image. New buildings shall be designed to demonstrate compatibility with
the historical agricultural/industrial characteristics of the Subdistrict to promote visual
cohesiveness and emphasize positive historical attributes . Such characteristics include
simple rectilinear building shapes, simple rooflines , juxtaposed building masses that directly
express interior volumes/functions , visible structural components and joinery, details
formed by brickwork , sandstone , sills , lintels , headers and foundations and details formed
by joinery of structural materials .
Outdoor spaces . Buildings and extensions of buildings shall be designed to
form architectural outdoor spaces such as balconies, arcades , terraces, decks
or courtyards .
Windows. 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 . Windows shall be placed in a
symmetrical pattern relative to the wall and massing . Glass curtain walls and
spandrel-glass strip windows shall not be used as the predominant style of
fenestration for buildings in this Subdistrict. This requirement shall not serve to
restrict the use of atrium, lobby or greenhouse-type accent features used as
embellishments to the principal building .
Roof forms. Flat, shed and gable roof forms corresponding to massing and
interior volumes/functions shall be the dominant roof forms . Flat-roofed
masonry buildings shall feature three-dimensional cornice treatment integral
with masonry on all walls facing streets, the River or connecting walkways .
Additional decorative shaped cornices in wood (or other material
indistinguishable from wood) shall be permitted in addition to the top masonry
cornice treatment. Sloped metal roofs are allowed . Barrel roofs may be used as
an accent feature but must be subordinate to the dominant roof . Specialized or
unusual roof forms, including mansards and A-frames, are prohibited . A single
continuous horizontal roofline shall not be used on one-story buildings except
as part of a design style that emulates nearby landmarks (or structures eligible
for landmark designation).
Materials. Building materials shall contribute to visual continuity within the
Subdistrict. Textured materials with native and historic characteristics , such as
brick, stone, wood, architectural cast stone and synthetic stone in historically
compatible sandstone patterns only , architectural metals and materials with
similar characteristics and proportions shall be used in a repeating pattern as
integral parts of the exterior building fabric. Masonry units must wrap around
the corners of walls to not appear as an applied surface treatment. Other
exterior materials, if any , shall be used as integral parts of the overall building
2-52 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
•
•
•
ARTIC L E 2 -ZONE DISTRICTS
IV. Site Design.
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 , to better ensure that the character and image of
new buildings are visually related to the Downtown and River context. Lapped
aluminum siding, vinyl siding , smooth-face concrete masonry units, synthetic
stucco coatings and imitation brick are prohibited .
Primary entrance . The primary entrance must be clearly identified and must be
oriented to a major street, pedestrian way, place, courtyard and/or other key
public space . The primary entrance must feature a sheltering element such as a
canopy or be defined by a recess or a simple surround .
Accent features . Accent features, where used, must complement and not
dominate the overall composition and design of the building and may include
secondary entrances , loading docks, garage bays, balconies, canopies, cupolas ,
vertical elevator/stair shafts and other similar features .
Awnings and canopies . Awnings and canopies must complement the
character of the building and must be subordinate to the facade . Colors must
be solid or two (2) color stripes for simplicity .
i. River Landscape. The natural qualities of the River landscape shall be maintained and
enhanced, using plants and landscape materials native to the River corridor in the design of
site and landscape improvements .
ii. Walls, Fences and Planters. Walls , fences and planters shall be designed to match or be
consistent with the quality of materials, the style and colors of nearby buildings . Brick,
stone or other masonry may be required for walls or fence columns .
iii. Street Edge. A well-defined street edge must be established and shall be compatible with
the streetscape in the public realm . Components may include any of the following : planted
areas, decorative paving, public art, street furnishing with ornamental lighting and iron and
metal work that reflect on the agricultural/industrial heritage of the Subdistrict .
iv . Corner Lots. For sites located at public street corners , parking lots and vehicular use areas
shall not abut more than one (1) street frontage .
v. Parking . Where parking lots are highly visible from streets or pedestrian-oriented outdoor
spaces , a visual buffer must be provided . Such buffering may consist of any of the following
singularly or in combination : a low solid screen wall , a semi-opaque screen or a living green
wall consisting of plant material sufficient to provide a minimum of seventy-five-percent
opacity year-round or other City approved screening device that is sensitive to pedestrian
activity .
vi. Interim Parking . Interim parking lots as a principal use may be approved with a gravel
surface and without lighting and landscape improvements and shall be restricted to a
period of use not to exceed three (3) years . Extensions for two (2) successive periods of
one (1) year each may be granted by the Planning and Zoning Commission upon a finding
2-53 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
ARTIC L E 2 -ZONE DISTRICTS
that the use is compatible with the context of the area and is a beneficial use which
supports the purpose of the River Subdistrict.
vii . Service Areas and Outside Storage Areas. Service areas and outside storage areas that
are not used for trash and recycling containers , dumpsters and mechanical equipment
must, to the maximum extent feasible, be located to the side or rear of the building and be
screened from public view . Notwithstanding the foregoing, where industrial processes and
outdoor mechanical activities are functionally integral to the principal use, such areas must,
to the extent reasonably feasible , be located to the side or rear of the building and not
impact pedestrian areas . Partial screening must be provided with design and materials
consistent with the building and/or the agricultural/industrial character of the area.
viii . Design Guidelines. See also the Fort Collins River District Design Guidelines, which are
intended to assist applicants in the preparation of development plans within the Subdistrict.
2-54 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
EMPLOYMENT, INDUSTRIAL,
OTHER DISTRICTS
HARMONY CORRIDOR DISTRICT (HC)
ARTIC L E 2 -ZONE DISTRICTS
SECTION 2 .5.1
(A) Purpose.
The Harmony Corridor District is intended to
implement the design concepts and land use vision
of the Harmony Corridor Plan -that of creating an
attractive and complete mixed-use area with a
major employment base .
(B) Land Use Standards .
6. All development in the HC Harmony Corridor
District shall comply with the Harmony
Corridor land use and locational standards as
adopted by the City and the following specific
standards to the extent that such standards
apply to the property proposed to be
developed .
7. All secondary uses shall be integrated both in
function and appearance into a larger
employment-based development plan that
emphasizes primary uses . A secondary use
shall be subject to administrative review or
Planning and Zoning Commission review as
required for such use in Division 4 .2. The
following permitted uses shall be considered
secondary uses in this zone district and
together shall occupy no more than twenty
five (25) percent of the total gross area of the
development plan .
a. Community facilities.
b. Public facilities .
c. Child care centers .
d . Print shops .
e. Food catering .
f . Workshops and custom small industry
uses .
g . Residential uses (except mixed-use
dwellings when the residential units are
2-55 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
stacked above a primary use which
occupies the ground floor).
h. Lodging establishments .
i. Convenience shopping centers .
j. Standard restaurants .
k. Bed and breakfast establishments .
I. Clubs and lodges .
m. Health and membership clubs .
n. Convention and conference centers .
o. Places of worship or assembly .
p. Limited indoor recreation establishments .
q. Unlimited indoor recreation use and
facility .
r. Food truck rally .
s. Microbrewery/distillery/winery .
t. Seasonal overflow shelters .
(C) Dimensional Standards .
1. Maximum height for all nonresidential
buildings, including those containing mixed
use dwelling units, shall be six (6) stories .
Maximum height for residential buildings shall
be three (3) stories .
2. All new structures greater than eighty
thousand (80 ,000) square feet in gross
leasable area shall be subject to Planning and
Zoning Commission review .
3. Any building addition that exceeds eighty
thousand (80 ,000) square feet in gross
leasable area and exceeds twenty-five (25)
percent of the gross leasable area of the
existing building shall be subject to Planning
and Zoning Commission review .
ARTICLE 2 -ZONE DISTRICTS
(D) Density/Intensity .
All residential development in the HC Harmony
Corridor District shall have an overall minimum
average density of seven (7) dwelling units per
net acre of residential land .
(E) Site Design
1. In the case of multiple parcel ownership, to the
extent reasonably feasible , an applicant shall
enter into cooperative agreements with
adjacent property owners to create a
comprehensive development plan that
establishes an integrated pattern of streets,
outdoor spaces, building styles and land uses .
2. Where an employment or industrial use abuts
a residential area, there shall be no drastic and
abrupt change in the scale and height of
buildings .
3. All commercial/retail and industrial uses ,
except for off-street parking and loading , shall
be conducted or carried out entirely within
completely enclosed buildings or structures .
(F) Building Standards.
1. Industrial Buildings . To the extent reasonably
feasible, industrial buildings shall provide a
primary entrance that faces and opens directly
onto the abutting street sidewalk or a
walkway, plaza or courtyard that has direct
linkage to the street sidewalk without
requiring pedestrians to cross any intervening
driveways or parking lots .
2. Campus Exception. An exception shall be
permitted to subsection (1) above, and to the
requirements contained in Section 5.15 .2(8) if
the development provides a "campus or park
like development block," meaning
development with a unifying, formative
internal framework of pedestrian-oriented,
nonvehicular outdoor spaces and walkways
that function as an alternative to street
sidewalks by organizing and connecting
buildings . The internal campus pedestrian
circulation system shall be designed to provide
2-56 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
direct connections to common origins and
destinations (such as street sidewalks , transit
stops, restaurants , child care facilities and
convenience shopping centers).
EMPLOYMENT DISTRICT (E)
A RT IC L E 2 -ZONE DISTRICTS
SECTION 2 .5 .2
(A) Purpose .
The Employment District is intended to provide
locations for a variety of workplaces including light
industrial uses , research and development
activities, offices and institutions . This District also
is intended to accommodate secondary uses that
complement or support the primary workplace
uses , such as hotels, restaurants, convenience
shopping, child care and housing.
Additionally, the Employment District is intended
to encourage the development of planned office
and business parks; to promote excellence in the
design and construction of buildings, outdoor
spaces, transportation facilities and streetscapes ;
to direct the development of workplaces
consistent with the availability of public facilities
and services ; and to continue the vitality and
quality of life in adjacent residential
neighborhoods .
(B) Land Use Standards .
1. 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 .
2. Secondary Uses .
All secondary uses shall be integrated both in
function and appearance into a larger
employment district development plan that
emphasizes primary uses . A secondary use
shall be subject to administrative review or
Planning and Zoning Commission review as
required for such use in Division 4 .2. The
following permitted uses shall be considered
secondary uses in this zone district and
together shall occupy no more than twenty
five (25) percent of the total gross area of the
development plan .
2-57 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
a. Veterinary facilities and small animal
clinics.
b. Clubs and lodges .
c. Child care centers .
d. Residential uses (except mixed-use
dwellings when the residential units are
stacked above a primary use which
occupies the ground floor).
e. Standard and fast food restaurants .
f . Lodging establishments .
g. Bed and breakfast establishments .
h. Funeral homes .
i. Health and membership clubs .
j. Convenience shopping centers .
k. Convention and conference center .
I. Food catering.
m. Minor public facilities .
n. Community facilities .
o. Bars and taverns .
p. Plant nurseries and greenhouses .
q. Dog day-care facilities .
r . Print shops .
s. Workshops and custom small industry
uses .
t. Artisan and photography studios and
galleries .
u. Limited indoor recreation establishments .
v. Enclosed mini-storage facilities.
w . Places of worship or assembly .
x. Personal and business service shops .
y. Music studios .
z. Homeless shelters (including seasonal
overflow shelters).
3. Locational Standards along 1-25.
Along 1-25, any secondary uses shall be
located at least one thousand four hundred
forty-five (1,445) feet from the centerline of 1-
25 . Such secondary uses shall be located so
that they have direct access from a collector
or local street.
ARTICLE 2 -ZONE DISTRICTS
4 . Dimensional Standards.
aa . Maximum height shall be four (4) stories .
bb . All new structures greater than fifty
thousand (50 ,000) square feet in gross
leasable area shall be subject to Planning
and Zoning Commission review .
cc. Any building addition that exceeds fifty
thousand (50,000) square feet in gross
leasable area and exceeds twenty-five
(25) percent of the gross leasable area of
the existing building shall be subject to
Planning and Zoning Commission review .
(C) Density/Intensity .
All residential development in the E Employment
District shall have an overall minimum average
density of seven (7) dwelling units per net acre of
residential land .
(D) Development Standards
1. Site Design.
a. In the case of multiple parcel ownership,
to the extent reasonably feasible , an
applicant shall enter into cooperative
agreements with adjacent property
owners to create a comprehensive
development plan that establishes an
integrated pattern of streets, outdoor
spaces , building styles and land uses .
b. Where an employment or industrial use
abuts a residential area , there shall be no
drastic and abrupt change in the scale and
height of buildings.
C. Except for off-street parking and loading
areas , all veterinary hospitals and all
industrial uses (except commercial
composting) shall be carried out entirely
within completely enclosed buildings or
structures .
2. Building Design.
To the extent reasonably feasible , industrial
2-58 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
buildings shall provide a primary entrance that
faces and opens directly onto the abutting
street sidewalk or a walkway , plaza or
courtyard that has direct linkage to the street
sidewalk without requiring pedestrians to
cross any intervening driveways or parking
lots . The following exceptions shall be
permitted to this standard and to the
requirements contained in subsection
5.15.2(8):
a. Buildings may orient away from the street
if the development provides a campus or
park-like development block with a
unifying , formative internal framework of
outdoor spaces and connecting walkways
that function as an alternative to street
sidewalks by connecting buildings within
the site and directly connecting to
common destinations in the district (such
as transit stops , restaurants , child care
facilities and convenience shopping
centers). Such an internal network shall
provide direct pedestrian access to the
street sidewalk(s).
3. Enclosed Mini-Storage Facilities .
Where enclosed mini-storage facilities face a
public street, the entire linear frontage along
such street shall include only buildings
designed for human occupancy , landscaping ,
accessory parking and/or drives .
(E) Development Standards for the 1-25 Corridor.
Development located within one thousand three
hundred twenty (1,320) feet (one-quarter[¼]
mile) of the centerline of 1-25 shall be subject to
the requirements of Section 2.6.3.
(F) Development Standards for the Transit
Oriented Development (TOD) Overlay Zone .
Development located within the TOD Overlay
Zone shall be subject to the requirements of
Section 2.6.1.
INDUSTRIAL DISTRICT (I)
A RT IC L E 2 -ZONE DISTRICTS
SECTION 2 .5 .3
(A) Purpose .
The Industrial District is intended to provide a
location for a variety of work processes and
work places such as manufacturing, warehousing
and distributing , indoor and outdoor storage ,
and a wide range of commercial and industrial
operations. The Industrial District also
accommodates complementary and supporting
uses such as convenience shopping, child care
centers and housing . While this District will be
linked to the City's transportation system for
multiple modes of travel, some may emphasize
efficient commercial trucking and rail traffic as
needed. Industrial and manufacturing processes
used in this District may, by necessity , be
characteristically incompatible with residential
uses .
(B) Land Use Standards .
1. Prohibited Uses.
The following uses are specifically prohibited
in the Industrial District:
a. Feedlots.
b. All establishments falling within Standard
Industrial Classification (SIC) Major Group
No . 29, Petroleum Refining and Related
Industries, as identified in the Standard
Industrial Classification Manual (0MB
1987).
c. All establishments falling within Standard
Industrial Classification (SIC) Major Group
No . 331 , Steel Works , Blast Furnaces , and
Rolling and Finishing Mills, as identified in
the Standard Industrial Classification
Manual (0MB 1987).
d . All establishments falling within Standard
Industrial Classification (SIC) Major Group
No . 33 , Primary Metal Industries, as
identified in the Standard Industrial
Classification Manual (0MB 1987).
2-59 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
e. All electrical generation facilities falling
within Standard Industrial Classification
(SIC) Major Group No . 4911, as identified in
the Standard Industrial Classification
Manual (0MB 1987).
f . All establishments falling within Standard
Industrial Classification (SIC) Major Group
No . 4925 , Mixed, Manufactured, or
Liquefied Petroleum Gas Products and/or
Distribution, as identified in the Standard
Industrial Classification Manual (0MB
1987).
g. All establishments falling within Standard
Industrial Classification (SIC) Major Group
No . 2011, Meat Packing Plants , as identified
in the Standard Industrial Classification
Manual (0MB 1987).
h. All establishments falling within Standard
Industrial Classification (SIC) Major Group
No . 2015 , Poultry Slaughtering and
Processing , as identified in the Standard
Industrial Classification Manual (0MB
1987).
i. All establishments falling within Standard
Industrial Classification (SIC) Major Group
No . 2077, Animal and Marine Fats and Oils ,
as identified in the Standard Industrial
Classification Manual (0MB 1987).
2. Dimensional Standards .
a. Maximum height for all nonresidential
buildings , including those containing
mixed-use dwelling units, shall be four (4)
stories .
b. All new structures greater than fifty
thousand (50 ,000) square feet in gross
leasable area shall be subject to Planning
and Zoning Commission review .
AR T IC L E 2 -ZONE DISTRICTS
C. Any building addition that exceeds fifty I. Industrial and commercial
thousand (50,000) square feet in gross activities shall not abut a
leasable area and exceeds twenty-five residential area unless the
(25) percent of the gross leasable area of activities and related storage are
the existing building shall be subject to contained within a building or
Planning and Zoning Commission review . otherwise completely screened
(C) Development Standards . from view from the residential
area .
1. Prospect Road Streetscape Program
All development in this zone district that falls II. A minimum thirty (30) foot deep
within the planning area for the Prospect Road landscaped yard shall be provided
Streetscape Program shall also comply with along all arterial streets , and along
the Prospect Road Streetscape Program any district boundary line that
Standards as adopted by the City , to the does not adjoin a residential land
extent that such Standards apply to the use . If a district boundary line
property proposed to be developed . abuts upon or is within a street
right-of-way , then the required
2. Building Design. landscaped yard shall commence
at the street right-of-way line on
a. Applicability of Division 5.15 the district side of the street,
Compliance with the standards contained rather than at the district
in Section 5.15 .2 of this Code shall be boundary line . This requirement
required only for the following permitted shall not apply to development
uses in this zone district: plans that comply with the
I. Standard and Fast Food standards contained in Section
Restaurants 5.15 .2 of this Code .
II. Bars and Taverns Ill. A minimum eighty (80) foot deep
Ill. Bed and Breakfast Establishments
landscaped yard shall be provided
along any boundary line that
IV. Child Care Centers adjoins a residential land use or a
V. Convenience Shopping Centers zone district (whether within or
beyond the City's jurisdictional
b . Orientation. Along arterial streets and any boundary) that is predominately
other streets that directly connect to other characterized by residential uses
districts, buildings shall be sited so that a as permitted uses . This residential
building face abuts upon the required buffer yard may be reduced to
minimum landscaped yard for at least thirty (30) feet if the adjoining
thirty (30) percent of the building residential land use or zone
frontage . Such a building face shall not district (whether within or beyond
consist of a blank wall. the City's jurisdictional boundary)
is separated by a public street.
C. Building character and color. New
b. Storage and Operational Areas. building color shades shall be neutral, with
a medium or dark color range , and not I. Storage, loading and work
white , bright or reflective . operations shall be screened from
view along all district boundary
3. Site Design. lines and along all public streets .
a. Screening .
2-60 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
AR T IC L E 2 -ZONE DISTRICTS
II. Within internal district areas ,
buildings may be surrounded by
paving for vehicle use. To the
extent reasonably feasible, side
and rear yards in interior block
locations shall be used for vehicle
operations and storage areas , and
front yards shall be used for less
intensive automobile parking . At
district edges, side yards shall be
used for vehicle operations and
storage areas , in order to allow
for a finished, attractive rear
building wall and a landscaped
rear yard .
(D) Development Standards for the 1-25 Corridor.
Development located within one thousand three
hundred twenty (1,320) feet (one-quarter[¼]
mile) of the centerline of 1-25 shall be subject to
the requirements of Section 2.6.3.
2-61 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
TRANSITION DISTRICT (T)
A RT IC L E 2 -ZONE DISTRICTS
SECTION 2 .5 .4
(A) Purpose .
The Transition District is intended for properties
for which there are no specific and immediate
plans for development. The only permitted uses
are those existing at the date the property was
placed into this District.
(B) Permitted Uses.
1. The following uses are permitted in the T
District:
a. No use shall be permitted of properties in
the T District except such legal use as
existed on the date the property was
placed into this zone district. No
permanent structures shall be constructed
on any land in this District, except that at
the time of zoning or rezoning of the
property into this District the City Council
may grant a variance permitting the
installation or enlargement of a permanent
structure containing a legal use which was
existing, or is ancillary to the legal use of
the property, at the time of such zoning or
rezoning upon the following conditions :
I.
II.
The owner of the property, prior
to the City Council meeting at
which the zoning or rezoning is to
be heard, shall submit a site plan
showing in reasonable detail the
existing and proposed uses of
such property ; and
The City Council shall grant such
variance only upon a finding that
the strict application of this Code
would result in exceptional or
undue hardship upon the owner
of the property and that the
variance may be granted without
substantial detriment to the
public good and without
substantially impairing the intent
and purposes of this Code .
2-62 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
b. After the property has been placed in the
T District, the Land Use Review
Commission may grant a variance in
accordance with Division 6.14 permitting
installation or enlargement of a permanent
structure containing a use which was
existing at the time the property was
placed in this District, or containing a use
which is ancillary to such existing use .
When applying the standards of Section
6.14.4(H), paragraph 6 .14.4(H)(2) shall not
apply. Any proposal for the installation or
enlargement of such a structure for which
a variance has been approved must
comply with the requirements contained
in Section 6.17.5 and the applicable
general development and site standards
contained in Article 5.
c. Notwithstanding the other provisions
contained in paragraphs (a) and (b)
above, a property in the T District can be
used for off-site staging in compliance
with Section 4.4.S(E) of this Code .
2. The owner of any property in the T District may
at any time petition the City to remove the
property from this zone district and place it in
another zone district. Unless the following time
limitations are waived by the owner, any such
petition shall be referred to the Planning and
Zoning Commission to be considered at the
next regular meeting of such Commission which
is scheduled at least thirty (30) days from the
date the petition is filed with the City Clerk .
Within sixty (60) days from the date the matter
is considered by the Commission, the City
Council shall change the zoning for the
property in question to another zone district
authorized under this Code .
3. Any use which was nonconforming upon a
parcel prior to placement into this zone district
shall continue to be nonconforming upon
removal of such parcel or property from this
zone district unless such parcel is placed into a
A R TICL E 2 -ZONE DISTRICTS
zone district where such use is listed as a
permitted use .
2-63 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
PUBLIC OPEN LANDS DISTRICT (POL)
A RT IC L E 2 -ZONE DISTRICTS
SECTION 2 .5 .5
(A) Purpose .
The Public Open Lands District is for large
publicly owned parks and open lands which have
a community-wide emphasis or other
characteristics which warrant inclusion under
this separate designation rather than inclusion in
an adjoining neighborhood or other District
designation .
2-64 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
RIVER CONSERVATION DISTRICT (RC)
ARTIC L E 2 ZONE DISTRICTS
SECTION 2 .5 .6
(A) Purpose.
The River Conservation District is designed for
the conservation and protection of
predominately undeveloped land in the Cache la
Poudre River (the "River") corridor . The main
purpose of this District is to accommodate land
use functions such as stormwater management,
native wildlife habitat and sand and gravel
operations, all of which depend primarily on the
continued functioning of natural river systems or
are incompatible with significant urban
development. Urban development, if any , will be
limited and will be located and designed in a
way to avoid or minimize impacts upon the
scenic, cultural, natural and historical values of
the River landscape .
This District offers opportunities for scientific
research and education, recreation, wildlife
observation , crop agriculture, grazing, sand and
gravel mining and reclamation and large-lot
residential uses .
(B) Land Use Standards .
1. Dimensional Standards.
a. Maximum building height shall be two (2)
stories .
b. To the maximum extent feasible, no
building, structure or private parking lot
shall be developed within a natural area
protection buffer; provided, however, that
public parking may be constructed in the
buffer areas to provide convenient public
access to trails , parks and natural areas
when such parking cannot reasonably be
contained on other nearby developed
areas . The natural area protection buffer
shall mean that area extending three
hundred (300) feet from the bank of the
River.
c. A landscaped building setback of at least
fifty (50) feet shall be provided along all
2-65 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
streets . The setback will be measured
from the future edge of the public right
of-way as determined by the City
Engineer .
d. The site layout for permitted
nonresidential uses shall, to the maximum
extent feasible, maintain large , contiguous
areas of open land . The proportion of the
site used for development (including
buildings , streets and parking areas) shall
be no more than thirty (30) percent of the
total site .
(C) Development Standards.
1. Street/ Access.
a. Development in this District shall be
exempt from the standards contained in
Section 5.4.7, Street Pattern and
Connectivity Standards .
b. No new streets shall be constructed within
the natural area protection buffer .
c. Any new streets shall be constructed to
maximize "shared access points" for
contiguous properties and minimize the
total land area devoted to street
development.
d. The layout and design of any new streets
shall emphasize characteristics and views
of the River landscape . Roadway design
alternatives to city standards shall be
developed by January 1, 1998, consistent
with the pastoral character of the
landscape in this District. Examples of
special street design characteristics
appropriate to this District are divided
lanes, landscape islands and landscape
solutions to drainage instead of standard
curb and gutter , with stormwater runoff
directed into open swales and ditches .
Local and residential access roads shall be
A RT IC L E 2 -ZONE DISTRICTS
designed without curbs and gutters unless
deemed necessary for health and safety
by the City Engineer.
2. Walkways, Trails and Paths .
a. Walkways, trails and paths may be
constructed to serve as access to passive
recreation, scientific , educational or
interpretation areas within this District. All
walkways , trails or paths shall be sited and
designed to minimize or avoid impacts to
environmentally sensitive areas in
conformance with the requirements
described in the Parks and Recreation
Policy Plan adopted in December 1996.
b. Environmental or historical interpretation
areas shall be integrated with the walkway
and/or trail/path system to the maximum
extent feasible . Interpretation areas shall
include benches, trash receptacles and
bike racks .
c. Detached sidewalks along arterial streets
shall follow a meandering rather than
straight alignment, with at least ten (10)
feet of separation from the edge of the
roadway , and shall be designed with long,
smooth, sweeping curves of not less than
a sixty (60) foot radius .
d . At intersections, the sidewalk shall be
parallel to the road for a minimum
distance of sixty (60) feet and shall
connect to pedestrian crosswalks at the
corner .
3. Building Design.
a. Fa<;:ades .
I. No building wall shall exceed
seventy-five (75) feet in length , in
order to accommodate frequent
views of the River.
II. Extensions of building walls shall
be used to form outdoor spaces ,
integrate development with the
2-66 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
landscape and screen service and
accessory functions .
b. Color /Materials .
I. In order to minimize contrast with
the River landscape , building
colors shall be subdued or neutral
shades, within a medium or
moderately dark color range, and
not white or reflective .
II. Textured materials with native
and historic characteristics, such
as stone , wood and brick , and
materials which mimic those
characteristics, such as tinted,
textured concrete masonry units ,
shall be used in a repeating
pattern as integral parts of the
building fabric , to the maximum
extent feasible .
4. Site Design.
a. The natural qualities of the River
landscape shall be maintained and
enhanced using plants and landscape
materials native to the River corridor in
the design of site and landscape
improvements .
b. Parking .
I.
II.
Parking areas shall have blocks of
parking stalls interspersed with
landscaped islands in order to
minimize the visual contrast of the
parking area with the natural
landscape . To the maximum
extent feasible, pavement edges
shall be flush with abutting
landscape materials or walkways
to minimize the appearance of
standard concrete curbs and to
emphasize the integration of
development with the landscape .
Parking areas within the RC
District shall be screened from
view from public streets , trails and
A RT IC L E 2 -ZONE DISTRICTS
the River by plant material, manner as to make them appear
fencing and/or berming . to be integral parts of the
Ill. Berms planned to screen adjacent landscape , designed with smooth
parking areas next to arterial and transitions between changes in a
collector streets shall be at least slope and shall not exceed a 3:1
four ( 4) feet high . slope .
Landscaping . d . Drainage .
C.
I. Landscaping and restoration of I. Ditches or swales will be allowed
disturbed lands shall be designed for the purpose of providing for
to maximize the characteristics of drainage and for controlling run-
the native riparian ecosystem and off between the roadway edges
short grass prairie . Such and sidewalks .
characteristics include thickets of II. The use of concrete or asphalt to
native shrubs massed in broad, line drainage conveyance
blended drifts and clumps . channels shall not be permitted in
Riparian plant materials shall be this District. Drainage conveyance
maintained or enhanced in the channels shall be designed to
natural area protection buffer blend into the natural landscape .
along the River and around ponds e. Walls and Fences .
and wetlands . Upland grasses and
forbs shall be planted outside of I. Fencing , screening or
the natural area protection buffer. architectural walls are prohibited
Groves and belts of native trees in the natural area protection
may be used as accents or to buffer , except to define a public
frame buildings or views . property boundary . Any such
Recommended plant materials for fencing shall be a rural two-rail
use in this District are listed in corral and/or a three-strand
Appendix D through G of the smooth wire fencing not to
Prospect Road Streetscape exceed five (5) feet in height.
Program . II. Outside of the natural area
II. Planting shall be spaced protection buffer, other open and
informally in masses or groups as penetrable view fencing is
is characteristic of the native allowed . Solid wood fencing or
vegetation . walls for a distance of twenty (20)
Ill. Berms , swales and contour
feet or less is permissible for
screening and buffering . Such
grading shall be designed to form fencing or screening shall be six
varied, naturalistic contours in (6) feet or less in height and
areas that are disturbed by constructed of similar building
development or street materials and design to the
construction . Grading along primary structure or of a material
arterial streets shall be designed that will harmonize with the
to screen and soften the visual architectural character and
impact of adjacent development, identity of the proposed
to the maximum extent feasible . development.
IV. Berms , swales and detention
ponds shall be graded in such a
2-67 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
A RT IC L E 2 -ZONE DISTRICTS
Ill. Unclad chain link fences that are
visible from public areas, arterial
or collector streets are prohibited .
2-68 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
OVERLAY DISTRICTS
TRANSIT-ORIENTED DEVELOPMENT OVERLAY (TOD)
ARTIC L E 2 -ZONE DISTRICTS
SECTION 2.6 .1
(A) Applicability .
These standards apply to applications for
development within the boundary of the TOD
Overlay Zone, south of Prospect Road and
provided further that the provisions contained in
subsection 2.6 .l(D) regarding parking structure
design shall also apply to the HMN, High Density
Mixed-Use Neighborhood and the CC ,
Community Commercial zone districts
throughout the City .
(B) Purpose.
The purpose of this Section is to modify the
underlying zone districts south of Prospect Road
to encourage land uses , densities and design that
enhance and support transit stations along the
Mason Corridor . These provisions allow for a mix
of goods and services within convenient walking
distance of transit stations ; encourage the
creation of stable and attractive residential and
commercial environments within the TOD Overlay
Zone south of Prospect Road; and provide for a
desirable transition to the surrounding existing
neighborhoods . Accordingly, in the event of a
conflict between the provisions contained in this
Section and the provisions contained in Article 2,
this Section shall control. The purpose of this
Section is also to apply the standards contained
in subsection 2.6 .l(D) regarding parking structure
design to all land within the City that is located in
the HMN , High Density Mixed-Use Neighborhood
and the CC, Community Commercial zone
districts .
(C) Site Planning.
1. Building Orientation
Primary commercial and residential building
entrances shall face streets, connecting
walkways, plazas, parks or similar outdoor
spaces , but not parking lots . Buildings shall
face all street frontages to the maximum
extent feasible , with highest priority given to
2-69 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
east-west streets that lead from transit
stations to destinations .
2. Central Feature or Gathering Place .
At least one (1) prominent or central location
within each transit station area shall include a
convenient outdoor open space or plaza with
amenities such as benches, monuments , kiosks
or public art. This feature and its amenities
shall be placed adjacent to a transit station, to
the extent reasonably feasible .
3. Outdoor Spaces . To the extent reasonably
feasible, buildings and extensions of buildings
shall be designed to form outdoor spaces such
as courtyards, plazas , arcades, terraces,
balconies and decks for residents' and
workers' use and interaction, and to integrate
the development with the adjacent physical
context. To the extent reasonably feasible, a
continuous walkway system linking such
outdoor spaces shall be developed and shall
include coordinated linkages between
separate developments .
(D) Streetscape and Pedestrian Connections.
1. Streetscape. Developments shall provide
formal streetscape improvements which shall
include sidewalks having street trees in
sidewalk cutouts with tree grates , planters or
other appropriate treatment for the protection
of pedestrians , and shall provide seating and
pedestrian light fixtures . Specific design
details shall be subject to approval by the City
Engineer in accordance with the design criteria
for streets .
2. On-street Parking. On-street parking shall be
defined by landscaped curb extensions or
bulb-outs . Conventional or enhanced
crosswalks shall be provided at all
A R TICL E 2 -ZONE DISTRICTS
intersections .
3. Off-street Parking. Off-street parking shall be
located behind, above, within or below street
facing buildings to the maximum extent
feasible. No parking will be allowed between
the street and the front or side of a building .
4 . Parking Structure Design.
To the extent reasonably feasible , all parking
structures shall meet the following design
criteria :
a. Where parking structures face streets,
retail or other nonresidential uses shall be
required along at least fifty (50) percent
of the ground level frontage to minimize
interruptions in pedestrian interest and
activity . The decision maker may grant an
exception to this standard for all or part of
the ground level frontage on streets with
low pedestrian interest or activity .
b. Awnings, signage and architectural
elements shall be incorporated to
encourage pedestrian activity at the
street-facing level.
c. Auto entrances shall be located and
designed to minimize pedestrian/auto
conflicts . Where service entries or parking
structure entries are needed , the following
standards shall be met: (See Figure 16.5)
I. The crown of the underground
parking access ramp shall be at
least four ( 4) feet behind the back
edge of the sidewalk;
II. The beginning of the ramp for an
above-ground parking garage
shall be at least four (4) feet
behind the back edge of the
sidewalk ;
Ill. The entry to the parking structure
shall be separated from the
sidewalk by low planters or a low
wall ;
2-70 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
IV.
V.
VI.
No blank walls shall be allowed on
either side of the entry;
The sidewalk pavement shall be
continuous across the drive aisle .
Any break in the paving surface or
scoring shall be in the drive
surface and not in the pedestrian
surface; and
Appropriate cautionary signage
shall be used to alert pedestrians
to the presence of entering and
existing vehicles and to inform
drivers that pedestrians have
priority .
A R TICL E 2 -ZONE DISTRICTS
cr
r
Figure 16.5
Clear Sight Lines for Pedestrian Safety
(E) Character and Image .
1. Articulation
Exterior building walls shall be subdivided and
proportioned to human scale, using
projections , overhangs and recesses in order
to add architectural interest and variety and
avoid the effect of a single , massive wall with
no relation to human size .
2. Rooflines.
Flat-roofed buildings shall feature three
dimensional cornice treatment on all walls
facing streets or connecting walkways , or a rail
at the top of the wall of a usable rooftop deck ,
unless the top floor is stepped back to form a
usable roof terrace area . A single continuous
horizontal roofline shall not be used on one
story buildings . Accent roof elements or
towers may be used to provide articulation of
the building mass . To the maximum extent
feasible , a minimum pitch of 6:12 shall be used
for gable and hipped roofs. Where hipped
roofs are used alone , the minimum pitch shall
2-71 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
be 4 :12 .
3. Materials and Colors .
a. Predominant exterior building materials
shall be high quality materials , including,
but not limited to , brick, sandstone, other
native stone , tinted/te xtured concrete
masonry units , stucco systems or treated
tilt-up concrete systems .
b. All building facades shall incorporate
stone , stone veneer , brick , brick veneer ,
stucco, corrugated metal, wood and/or
equivalent accent material in a manner
that highlights the articulation of the
massing or the base and top of the
building. An all-brick building does not
need to incorporate an accent material ,
though soldier courses and banding or
other brick , stone or metal detailing are
encouraged in order to subdivide masses
and establish human scale .
ARTIC L E 2 -ZONE DISTRICTS
c. Predominant or field colors for facades
shall be low reflectance, subtle , neutral or
earth tone colors . The use of high-
intensity colors , black or fluorescent colors
shall be prohibited .
d . Building trim and accent areas may
feature brighter colors , including primary
colors , and black, but neon tubing shall
not be an acceptable feature for building
trim or accent areas .
e. Exterior building materials shall not
include smooth-faced concrete block,
untreated or unpainted tilt-up concrete
panels or prefabricated steel panels .
4 . Multiple Store Fronts.
Buildings with multiple storefronts shall be
unified through the use of architecturally
compatible features , such as colors , details ,
awnings, signage and lighting fixtures .
5. Walls, Fences and Planters.
Walls, fences and planters shall be designed to
match or be consistent with the quality of
materials, style and colors of the development.
6. 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 .
a. All buildings shall be limited to the
maximum height allowed in the underlying
zone district unless :
I. the development is mixed-use
and contains at least one-seventh
(1/7) of its total building square
footage as either residential or
office use, in which case the
maximum allowable height shall
2-72 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
II.
be the base height plus one (1)
story ; or
the development is mixed-use
and contains at least one-seventh
(1/7) of its total building square
footage as residential use and at
least ten (10) percent of the
residential units are either
affordable housing units for rent
or affordable housing units for
sale as defined in Article 5 or
structured parking (underground,
interior to the site or above
ground), in which case the
maximum allowable height shall
be the base height plus two (2)
stories; or
Ill. the project is mixed-use and
contains at least one-seventh
(1/7) of its total building square
footage as residential use, and at
least ten (10) percent of the
residential units are either
affordable housing units for rent
or affordable housing units for
sale as defined in Article 5, and
the project contains structured
parking (underground, interior to
the site or above ground), in
which case the maximum height
shall be the base height plus three
(3) stories .
b. Buildings shall have a base portion
consisting of one (1) or two (2) stories .
The base portion shall be clearly defined
by a prominent, projecting cornice or roof,
fenestration, different material and
different color from the remainder of the
building . If the base portion is two (2)
stories , the ground floor shall be further
differentiated by fenestration and other
detailing .
c. Buildings greater than two (2) stories in
height shall also be designed so that
upper portions of the building are stepped
back from the base . The adequacy of
ARTIC L E 2 -ZONE DISTRICTS
upper floor step-backs shall be
determined by the extent to which they
advance the following objectives :
I. providing pedestrian scale along
sidewalks and outdoor spaces ;
II. enhancing compatibility with the
scale and massing of nearby
buildings;
Ill. preserving key sunshine patterns
in adjacent spaces ; and
IV. preserving views .
7. Windows.
Standard storefront window and door systems
may be used as the predominant style of
fenestration for nonresidential or mixed-use
buildings as long as the building facade
visually establishes and defines the building
stories and establishes human scale and
proportion . Minimum glazing on pedestrian
oriented facades of buildings shall be sixty
(60) percent on the ground floor and forty
(40) percent on upper floors . Subject to
approval by the decision maker , projects
functionally unable to comply with this
requirement shall mitigate such
noncompliance with ample , enhanced
architectural features such as a change in
massing or materials , enhanced landscaping ,
trellises, arcades or shallow display window
cases .
(F) Display Windows.
Ground floor retail, service and restaurant uses
shall have large-pane display windows . Such
windows shall be framed by the surrounding wall
and shall not exceed ninety (90) percent of the
total ground level facade area .
2-73 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
SOUTH COLLEGE GATEWAY OVERLAY (SCG)
A RT IC L E 2 -ZONE DISTRICTS
SECTION 2 .6 .2
(A) Applicability .
These standards apply to applications for
development within the South College Gateway
Area .
(B) Purpose .
The purpose of this Section is to provide
standards to modify the underlying zone
8' Bicycle/Pedestrian Path ---~
Multi-Layered Landscaping &
Artistic Elements Integrated
With Streetscape
Shenandoah Barn
Pedestrian & Vehicular
Access to Neighborhood
Supermarket to
Anchor South
Fort Collins
Signature Buildings With
Intersecting Roof Forms ,
Facade Variations &
High-Quality Materials
Natural Stone Retaining Walls
Figure 16.7
districts north of the intersection of South
College Avenue and Carpenter Road to
encourage land uses and designs that implement
the South College Corridor Plan regarding the
enhancement of the South College Gateway
Area (see Figure 16 .7).
Landscaped Median
Linear Streetscape Features
Retail Identification Set
Back From Highway
Outdoor Plazas &
Courtyards
Landscape Detention
Basins
Transit Facilities
City of Fort Collins Entry
Monument or Other
Gateway Feature
Comfortable Crosswalks at
Signalized Intersections
Example of the South College Gateway Area Concept
2-74 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
A RT IC L E 2 -ZONE DISTRICTS
(C) Setback Area.
1. Setback Area Distance .
A setback area of at least fifty (50) feet shall
be provided along South College Avenue ,
measured from the curb to the nearest edge of
adjacent buildings or parking areas .
2. Landscaping.
Gateway landscaping shall be provided
consisting of groups of deciduous, evergreen
and ornamental trees repeated across both
sides of South College Avenue , including the
median where permitted, in a coordinated
massing pattern, with openings between
groups . The massing pattern of tree groups
and openings shall be placed to manage views
and to reinforce such features and spaces
along the streetscape as transit stops, signs
and outdoor spaces that are defined by
buildings , as well as community identity
features, such as entry monuments , retaining
walls , welcome signs and public art.
3. Sidewalks.
Sidewalks/paths along College Avenue shall
be located in the landscaped setback area and
shall be designed to connect key points , such
as street intersections, transit stops, outdoor
spaces in adjacent developments and walkway
connections while providing greater
separation from College Avenue than would
be provided by a parkway strip in the typical
cross-section.
4 . Plaza Element.
At least one (1) pedestrian or courtyard plaza
element shall be provided within or
immediately adjacent to the setback area and
connected to the off-street path.
(D) Site Planning .
1. Building Placement.
There shall be a building or structure placed
on each side of South College Avenue at the
Carpenter Road intersection .
2-75 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
a. The buildings or structures shall be placed
and designed to form a coordinated
overall appearance across the intersection
with similar placement and image,
including roof forms , materials and other
design characteristics .
b. A context diagram shall be provided for
each development plan to indicate how
the building placement on each side will
relate to building placement across the
intersection . The context diagram shall
include any existing or proposed buildings
and other physical features .
c. Buildings shall provide roofs with sloping
pitches of at least 5:12 or arc, barrel or
other architectural distinctive forms .
(E) Character and Image
1. Building masses shall be varied with elements
such as slipped-plane offsets, recesses and
projections , reveals , harmonious variations in
roof shape or height and vertical extensions at
focal points .
2. Buildings shall be multi-story or a minimum of
twenty (20) feet in height.
3. Retaining walls shall be constructed of
materials that match or complement the
architecture of the building .
PLANNED UNIT DEVELOPMENT (PUD) OVERLAY
A RT IC L E 2 -ZONE DISTRICTS
SECTION 2 .6 .3
(A) Purpose.
1. Directs and guides subsequent Project
Development Plans and Final Plans for large or
complex developments governed by an
approved PUD Comprehensive Plan .
2. Substitutes a PUD Comprehensive Plan for an
Overall Development Plan for real property
within an approved PUD Overlay .
3. Positions large areas of property for phased
development.
4 . Encourages innovative community planning
and site design to integrate natural systems,
energy efficiency , aesthetics , higher design,
engineering and construction standards and
other community goals by enabling greater
flexibility than permitted under the strict
application of the Code , all in furtherance of
adopted and applicable City plans, policies,
and standards.
5. Allows greater flexibility in the mix and
distribution of land uses , densities , and
applicable development and zone district
standards .
(B) Objectives.
1. Encourage conceptual level review of
development for large areas.
2. In return for flexibility in site design,
development under a PUD Overlay must
provide public benefits significantly greater
than those typically achieved through the
application of a standard zone district,
including one or more of the following as may
be applicable to a particular PUD
Comprehensive Plan :
a. Diversification in the use of land ;
b. Innovation in development;
c. More efficient use of land and energy ;
2-76 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
d. Public amenities commensurate with the
scope of the development;
e. Furtherance of the City's adopted plans
and policies; and
f . Development patterns consistent with the
principles and policies of the City's
Comprehensive Plan and adopted plans
and policies .
3. Ensure high-quality urban design and
environmentally-sensitive development that
takes advantage of site characteristics .
4. Promote cooperative planning and
development among real property owners
within a large area .
5. Protect land uses and neighborhoods adjacent
to a PUD Overlay from negative impacts .
(C) Applicability .
1. Any property or collection of contiguous
properties of a minimum of fifty (50) acres in
size is eligible for a PUD Overlay provided all
owners authorize their respective property to
be included .
2. An approved PUD Overlay will be shown upon
the Zoning Map and will overlay existing
zoning, which will continue to apply , except to
the extent modified by or inconsistent with the
PUD Comprehensive Plan .
3. An approved PUD Comprehensive Plan will
substitute for the requirement for an Overall
Development Plan . Development within the
boundaries of an approved PUD Overlay may
proceed directly to application for Project
Development Plan(s) and Final Plan(s).
AR T IC L E 2 -ZONE DISTRICTS
(D) PUD Comprehensive Plan Review Procedure.
Step 1 (Conceptual Review/ Preliminary Design
Review):
Applicable .
Step 2 (Neighborhood Meeting):
Applicable to any proposed PUD Overlay subject to
Planning and Zoning Commission or City Council
review . If a neighborhood meeting is required at the
conceptual planning stage pursuant to Division 6.3, a
second neighborhood meeting shall be required after
the PUD Overlay application has been submitted and
the first round of staff review completed.
Step 3 (Development Application Submittal):
All items or documents as described in the
development application submittal master list for a
PUD Overlay shall be submitted. Notwithstanding, the
Director may waive or modify the foregoing submittal
requirements if , given the facts and circumstances of
the specific application, a particular requirement would
either be irrelevant, immaterial , redundant or otherwise
unnecessary for the full and complete review of the
application .
Step 4 (Review of Application): Applicable .
Step 5 (Staff Report): Applicable .
Step 6 (Notice): Applicable .
Step 7(A) (Decision Maker):
Applicable as follows :
1. Planning and Zoning Commission review
(Type 2 review) applies to PUD Overlay
applications between 50 and 640 acres ;
2. City Council is the decision maker for PUD
Overlay applications greater than 640 acres
after receiving a Planning and Zoning
Commission recommendation . City Council
approval of a PUD Overlay shall be by
ordinance .
Step 7(B) through (G) Conduct of a Public Hearing ,
Order of Proceedings at Public Hearing, Decision and
Findings, Notification to Applicant, Record of
Proceeding, Recording of Decision :
2-77 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
Applicable .
Step 8 (Standards):
Applicable . In order to approve a proposed PUD
Comprehensive Plan, the decision maker must find
that the PUD Comprehensive Plan satisfies all of
the following criteria :
1. The PUD Comprehensive Plan achieves the
purpose and objectives of Sections 2.6.3(A)
and (B);
2. The PUD Comprehensive Plan provides high
quality urban design within the subject
property or properties;
3. The PUD Comprehensive Plan will result in
development generally in compliance with the
principles and policies of the City's
Comprehensive Plan and adopted plans and
policies;
4. The PUD Comprehensive Plan will, within the
PUD Overlay, result in compatible design and
use as well as public infrastructure and
services, including public streets, sidewalks ,
drainage , trails, and utilities ; and
5. The PUD Comprehensive Plan satisfies all
applicable Land Use Code permitted uses and
standards except to the extent additional
permitted uses or modified standards ,
including densities , have been approved
pursuant to Subsections (E) or (G) below .
The standards for granting additional uses within a
PUD Overlay are set forth below in Subsection (E) and
the standards for granting modifications of densities
and development standards are set forth in below
Subsection (G).
Step 9 (Conditions of Approval):
Applicable .
Step 10 (Amendments):
Applicable .
Step 11 (Lapse):
AR T IC L E 2 -ZONE DISTRICTS
Applicable .
Step 12 (Appeals):
Applicable . A Planning and Zoning Commission
decision on a PUD Overlay between 50 and 640 acres
is appealable to City Council pursuant to Section
6.3.12(A). Appeals of Project Development Plans within
PUD Overlays are subject to the limitations of Section
2.6.3(1).
(E) Permitted Uses.
1. Any uses permitted in the underlying zone
district are permitted within an approved PUD
Overlay .
2. Additional uses not permitted in the
underlying zone district may be requested for
inclusion in a PUD Comprehensive Plan along
with the type of review for such use, whether
Type I, Type 11 , or Basic Development Review .
The application must enumerate the additional
use being requested, the proposed type of
review , and how the use satisfies below
criteria (a) through (d). The decision maker
shall approve an additional use only if it
satisfies criteria (a) through (d). For each
approved additional use , the decision maker
shall determine the applicable type of review
and may grant a requested type of review if it
would not be contrary to the public good .
3. The use advances the purpose and objectives
of the applicable PUD Overlay provisions set
forth in Sections 2.6 .3(A) and (B) and the
principles and policies of the City's
Comprehensive Plan and adopted plans and
policies ;
4 . The use complies with applicable Code
provisions regarding the natural environment,
including but not limited to water, air , noise,
storm water management, wildlife, vegetation,
wetlands and the natural functioning of the
environment;
5. The use is compatible with the other proposed
uses within the requested PUD Overlay and
with the uses permitted in the zone district or
2-78 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
districts adjacent to the proposed PUD
Overlay; and
6 . The use is appropriate for the property or
properties within the PUD Overlay .
(F) Prohibited Uses .
All uses that are not expressly allowed in an
approved PUD Comprehensive Plan, in the
underlying zone district, or determined to be
permitted pursuant to Land Use Code Division
6.9 shall be prohibited .
(G) Modification of Densities and Development
Standards.
1. Certain densities and development standards
set forth in the Land Use Code and described
below in Subsection (G)(2) may be modified
as part of a PUD Comprehensive Plan . The
modification procedure described in this
Section (G) substitutes for the modification
procedure set forth in Division 6.8.
2. The application must enumerate the densities
and development standards proposed to be
modified .
a. The application shall describe the
minimum and maximum densities for
permitted residential uses .
b. The application shall enumerate the
specific Land Use Code standards of
Articles 2 through 5 that are proposed to
be modified and the nature of each
modification in terms sufficiently specific
to enable application of the modified
standards to Project Development Plans
and Final Plans submitted subsequent to,
in conformance with and intended to
implement, the approved PUD
Comprehensive Plan . Modifications under
this Section may not be granted for
Engineering Design Standards referenced
in Section 5.4 .3 and variances to such
standards are addressed below in
Subsection (L).
AR T IC L E 2 -ZONE DISTRICTS
3. In order to approve requested density or
development standard modifications, the
decision maker must find that the density or
development standard as modified satisfies all
of the following criteria :
a. The modified density or development
standard is consistent with the applicable
purposes, and advances the applicable
objectives of , the PUD Overlay as
described in Sections 2.6.3(A) and (B);
b . The modified density or development
standard significantly advances the
development objectives of the PUD
Comprehensive Plan ;
c. The modified density or development
standard is necessary to achieve the
development objectives of the PUD
Comprehensive Plan ; and
d . The modified density or development
standard is consistent with the principles
and policies of the City's Comprehensive
Plan and adopted plans and policies .
(H) PUD Comprehensive Plan Termination and
Amendment.
4 . Termination.
An approved PUD Comprehensive Plan may
be terminated in accordance with the
following provisions :
a. Termination may be initiated by any of the
following :
I.
II.
The written request of all of the
real property owners within a PUD
Overlay ; or
The City, provided no vested
property right approved in
connection with the PUD
Comprehensive Plan would be in
effect upon termination .
b. Upon receiving a valid request to
terminate , the original decision maker of
the PUD Comprehensive Plan shall
2-79 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
terminate unless termination is
determined to be detrimental to the
public good after holding a public
hearing to address the issue .
c. If the PUD Comprehensive Plan is
terminated , the City may remove the
overlay designation on the zoning map
and the underlying zone district
regulations in effect at the time of such
removal shall control.
d . Any nonconforming uses resulting from
expiration or termination of a PUD
Comprehensive Plan are subject to
Division 6 .17.
5. PUD Comprehensive Plan Amendment. An
approved PUD Comprehensive Plan may be
amended pursuant to the procedures set forth
in Section 6.3.10 in accordance with the
following provisions:
a. Amendments may be initiated by any of
the following :
I.
II.
The written request of all real
property owners within the PUD
Overlay ; or
The written request of the original
applicant, property owner, and/or
developer for the approved PUD
Comprehensive Plan, or any
successor or assign thereof
authorized in writing by such
party or parties to have the ability
pursuant to this Subsection to
request an amendment, provided
the following conditions are met:
i.
ii .
The name or names of the
original applicant, property
owner , and /or developer
authorized to request an
amendment must be set
forth in writing in the PUD
Comprehensive Plan .
The authorized applicant,
property owner , developer ,
or successor or assign , owns
AR T IC L E 2 -ZONE DISTRICTS
Ill.
iii.
or otherwise has legal
control of real property
within the PUD Overlay ; and
The right of the authorized
applicant, property owner,
developer, or successor or
assign, to amend the PUD
Comprehensive Plan without
the consent of other owners
of real property within the
PUD Overlay has been
recorded as a binding
covenant or deed restriction
recorded on the respective
real property ; or
The City, provided the
amendment does not amend,
modify, or terminate any existing
vested right approved in
connection with the PUD
Comprehensive Plan without the
permission of the beneficiary or
beneficiaries of such vested right.
b. Except as to real property within the PUD
Overlay owned or otherwise under the
control of the authorized applicant,
property owner, developer, or successor
or assign , any approved amendment
requested by the authorized applicant,
property owner, developer , or successor
or assign, shall not apply to any other real
property within the PUD Overlay which :
I.
II.
Ill.
Is already developed pursuant to
the applicable PUD
Comprehensive Plan;
Has a valid and approved Project
Development Plan or Final Plan ;
or
Is the subject of ongoing
development review at the time
the authorized applicant, property
owner , developer , or successor or
assign amendment request is
submitted to the City .
2-80 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
(I) Appeals .
1. A Planning and Zoning Commission final
decision on a PUD Comprehensive Plan is
appealable to Council pursuant to Section
6.3.12(A).
2. Any Project Development Plan wholly located
within a PUD Overlay may be appealed
pursuant to Section 6.3.12(A). However , the
validity of the uses, densities, and
development standards approved in a PUD
Comprehensive Plan shall not be the subject of
any such Project Development Plan appeal.
3. Vesting of PUD Comprehensive Plan . Subject
to the provisions of Section 6.3 .ll(C), the only
aspects of an approved PUD Comprehensive
Plan eligible for vested property rights are the
enumerated uses , densities, development
standards , and variances from Engineering
Design Standards granted pursuant to Section
2.6.3(K). Such uses , densities , and
development standards may be those for
which modifications have been granted or
uses, densities, and development standards
set forth in the Code . The applicant shall
specify in the PUD Comprehensive Plan if it is
requesting vested property rights for uses,
densities , development standards , and
variances from Engineering Design Standards
in excess of the three (3) year period specified
in Section 6.3.ll(C)(2) and the justification
therefor.
(J) Vesting of PUD Comprehensive Plan.
Subject to the provisions of Section 6.3.ll(C), the
only aspects of an approved PUD Master Plan
eligible for vested property rights are the
enumerated uses , densities , development
standards, and variances from Engineering
Design Standards granted pursuant to Section
2.6.3(K). Such uses, densities , and development
standards may be those for which modifications
have been granted or uses, densities, and
development standards set forth in the Code .
The applicant shall specify in the PUD Master
Plan if it is requesting vested property rights for
uses, densities, development standards , and
I-25 DEVELOPMENT STANDARDS
AR T IC L E 2 -ZONE DISTRICTS
variances from Engineering Design Standards in
excess of the three (3) year period specified in
Section 6.3.ll(C)(2) and the justification therefor.
(K) Variances .
Variances from the Engineering Design
Standards listed in Section 5.4 .3, including
variances from the Larimer County Area Urban
Street Standards , may be requested in
connection with a PUD Comprehensive Plan . A
request for such variances shall be processed in
accordance with and subject to the standards
applicable to the variance . Variances so
requested and approved prior to the approval of
a PUD Comprehensive Plan may be incorporated
into and approved as a part of the PUD
Comprehensive Plan, and if so incorporated and
approved , shall be applicable to Project
Development Plans and Final Plans submitted
subsequent to , in conformance with and
intended to implement, the approved PUD
Comprehensive Plan . The decision maker on the
PUD Comprehensive Plan shall not have the
authority to alter or condition any approved
variance as part of the PUD Comprehensive Plan
review . Variances may also be processed in
connection with a Project Development Plan or
Final Plan submitted subsequent to an approved
PUD Comprehensive Plan .
SECTION 2.6 .4
2-81 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
A RT IC L E 2 -ZONE DISTRICTS
(A) Applicability .
The provisions contained in Section 2.6.4 shall
apply to applications for development within the
boundary of the 1-25 Subarea Plan, and, to the
extent that such provisions regulate Activity
Centers, they shall also apply to the I-25/State
Highway 392 Corridor Activity Center ; and the
provisions contained in Section 2.6.4(M) shall
apply only to the I-25/State Highway 392
Corridor Activity Center .
(B) Purpose .
The purpose of this Section is to provide
standards to implement the model standards
2-82 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
outlined in the "Development Standards for the
1-25 Corridor" and the "Fort Collins 1-25 Corridor
Subarea Plan," in addition to the standards
contained elsewhere in this Land Use Code .
from I-
1. Development of new single-unit residential
lots within one thousand three hundred
twenty (1 ,320) feet (one-quarter[¼] mile) of
the cen te rline of Interstate Highway 25 (1-25)
sha l l be pr ohib ited. Exception: single-unit
detached dwellings in t he Rural Lands Dist rict
(RUL) shall be exempt from this st andard.
2. In the Urban Estate zone district, development
th at creates new single-unit residen tial lots
loca ted between one-quarter(¼) and one-half
(½) mile from the centerline of 1-25 shall utilize
the clu st ering technique (as provided for in
Section 2.1.2 of this La nd Use Code for the
Urb an Estate District) in order to concentrate
densit ies away from 1-25, m ax im ize views and
preserve land scape featu res or open space.
(D) Building Placement Standards.
1. Minimum setback of any building on a lot, tra ct
or parcel of land adjoining the 1-25 right -of
way shall be two hundred five (20 5) feet fr om
the centerline of 1-25.
2. Ou t side o f 1-25 activity cente rs, the placement
of a bui ldi ng on a lot , tract or parcel of land
ad jo ining th e 1-25 right-of-way where the
bu ilding is loca ted between t wo hundred five
(205) feet and two h undred f ort y-fi ve (245)
feet from th e cen t er line of 1-25 sha ll be
restr icted so that no more than fifty (50)
percent of the total frontag e of the lo t , tra ct or
parce l of land is occupied by the building.
3. Outside of 1-25 activity cente rs, t he placement
of a building on a lot, tract or parcel of land
adjo inin g the 1-25 right-of-way where the
buildi ng is located more th an two hund r ed
forty-five (2 4 5) fee t from th e cen t erl ine of 1-25
sha ll be restricted so that no more than sixty
(60) percent o f the tot al front age o f the lot,
tr ac t o r parcel o f land is occ upied by t he
b uildin g .
2 -8 3 I AR TIC LE2 CITY OF FORT COLLINS -LA ND US E CODE
Outside of Activity Centers maximum building
frontage allowances are dependent upon setback
distances from the 1-25 Centerline.
.. ',
(E) Landscaping Standards.
Ev81tual Acce,;s
from Parallel Road
System
1. Pa r king Lot Per imete r Landscaping. At lea st
seve nty-f ive (75) percent o f the peri met er of
al l parkin g areas sha ll be screened from
nea r by stree t s, pub lic right s-o f -way, public
open space and nearby us es by at least on e (1)
of the fo llow ing method s:
a. A berm at least t hree (3) fee t high with a
ma xim um slope of 3:1 in comb ination with
evergreen and deciduous trees and
shrubs;
b. A hedge at least t hree (3) feet high,
cons ist ing of a double row of shru bs
readil y ca pab le of growing t o form a
hedge, planted t hree (3) feet on cen te r in
a triangul ar pattern;
c. A decorative fence or wall betwee n th r ee
(3) and four (4) feet in height in
combinat ion wi t h landscaping in cluding ,
w ith out l imi t at ion, evergreen and
deciduous t rees and shrubs.
2. Site Perim eter Lan dscap ing Abut ti ng t he 1-25
Right-of-Way.
a. Buffers abutting 1-25. Developments with
a sit e perimete r w hi ch is adjoining t he 1-25
right-of-wa y shall provide a landscaped
buffer of at leas t eighty (80) feet between
th e building or parking lot edge and th e 1-
25 right -of-way. The buffer shall consist of
informal clusters of deciduous and
evergreen trees and shrubs planted in an
offset pattern and shall consist of one (1)
tree and ten (10) shrubs per twenty-five
(25) lineal feet of frontage.
b. Berms. Berms greater than three (3) feet
in height shall not be permitted adjoining
the 1-25 right-of-way if they block long
range views of mountains and open lands
for motorists on 1-25 (not including
motorists on frontage roads or ramps).
Notwithstanding this limitation, additional
berm height may be required to screen
the following areas visible to motorists on
1-25: parking lots, drive-thru lanes, and
service areas, including but not limited to,
loading areas, service entrances, and trash
and recycling enclosures.
c. Parking and Service Areas. When berms
scree ning parking and servic e areas are
less than five (5) feet in height, berms and
surrounding landscape areas shall be
planted with a minimum of eight (8) trees
and eight (8) shrubs per one hundred
(100) lineal feet. A minimum of fifty (50)
percent of the required trees shall be
evergreens.
d. Additional Screening Elements. In
conjunction with the buffering,
landscaping and b erms, additional
elements allowed within the 80-foot
buffer may include screen walls in
accordance with the provisions of Section
3.9.B(A), (B) and (C).
(F) Commercial Building Design Standards.
Roof Form
1. Roofs on principal structures with a building
footprint of less than ten thousand (10,000)
square feet shall:
a. be pitch ed with a minimum slope of at
least 5:12;
2 -8 4 I AR TI CLE 2 I CITY OF FORT COLLINS -LAND USE CODE
b. incorporate the 5:12 pitch by use of a
modified Mansard roof, covering a
sufficient area of the roof so as to create
the appearance that the Mansard roof
covers the entire structure, and;
c. incorporate at least one (1) of the
following elements into the design for
each fifty (50) lineal feet of roof:
I.
II.
Ill.
Projecting gables/dormers
Hips
Horizontal or vertical breaks
IV. Three (3) or more roof planes
2. Roofs on structures with a footprint of gr eater
than ten thousand (10,000) square feet shall
have at least two (2) of the following features:
a. Parapet walls featuring three-dimensional
cornice treatment that at no point exceeds
one -third (½) of the height of the
supporting wall.
b. Overhanging eaves, ext ending at least
three (3) feet beyond the sup porting
walls.
c. Sloping roofs not ex ceeding the average
height of the supporting walls, with an
average slope greater than or equal to one
(1) foot of vertical rise for ever y one (1)
foot of horizontal run .
d. Three (3) or more roof slope planes.
Building Form/Fa~ade Treatment
3. Buildings that fa ce public streets, adjoining
developments or conne cting pede strian
frontage shall be articulated , fenestrated and
proportioned to human scale along at least
sixty (6 0) perc ent of the facade using features
such as windows, entrances, arcades, arbors o r
awnings.
4. Building facad es facing a prim ary access street
shall have clearly defined, highly visible
customer entrances that feature at least two
(2) of the following:
a. Canopies or porticos
b. Overhangs
c. Recesses or projections of at least three
(3) percent of wall length
d. Arcades
e. Distinctive roof forms
f. Arches
g. Outdoor patios
h. Display windows
i. Planters or wing walls that incorporate
landscaped areas and/or places for sitting
Materials and Colors
5. One (1) or more of the following building
materials shall be incorporated into the design
of a structure and used to provide visual
interest at the sidewalk level for pedestrians:
a. Stucco
b. Brick
c. Stone
d. Tinted, textured masonry block
6. Smooth-faced gray concrete block and tilt-up
concrete panels are prohibited.
7. Metal is prohibited as a primary exterior
surface material. It may be used as trim
material covering no more than ten (10)
percent of the facade or as a roof material.
8. Facade colors shall only be earth tone colors
with a low reflectance.
9. High-intensity primary colors are prohibited on
any roof area visible from a public or private
right-of-way or public open space
(G) Block Pattern for Activity Centers.
1. To the maximum extent feasible, larger sites
containing multiple buildings and uses shall be
composed of a series of urban-s ca le blocks of
development defined and formed by streets or
2 -85 I AR TI CLE 2 I CITY OF FORT COLLINS -LAND USE CODE
drives that provide links to nearby streets
along the perimeter of the site.
2. Block sizes shall not exceed ten (10) acres for
commercial development.
3. In addition to a network of streets and drives,
blocks shall be connected by a system of
parallel tree-lined sidewalks that adjoin the
streets and drives combined with off-street
connecting walkways so that there is a fully
integrated and continuous pedestrian network.
4. To the maximum extent feasible, remote or
independent pad sites, separated by their own
parking lots and service drives, shall be
minimi zed. Such buildings shall be directly
connected to the pedestrian sidewalk network.
(H) Service Areas, Outdoor Storage and
Mechanical Equipment.
1. Location. Loading docks , outdoor storage
yards and all other service areas shall be
located to the sides and/or rear of a building,
except when a site abuts 1-25, in which event
said areas shall be located to the sides of the
building that do not face 1-25.
2. Screening.
a. All outdoor storage yards, loading docks,
service areas and mechanical equipment
or vents larger than eight (8) inches in
diameter shall be concealed by screens at
least as high as the equipment they hide,
of a color and material matching or
compatible with the dominant colors and
materials found on the facades of the
principal building. Chain link, with or
without slats, shall not be used to satisfy
this requirement.
b. Equipment that would remain visible
despite screening, due to differences in
topography (i.e., a site that is at a lower
grade than surrounding roadways) shall
be completely enclosed except for vents
needed for air flow, in which event such
vents shall occupy no more than twenty
five (25) percent of the enclosure facade.
(I) Fencing and Walls.
1. Materials. Walls and fences shall be
constructed of high-quality materials, such as
tinted, textured blocks; brick; stone; treated
wood; or ornamental metal; and shall
complement the design of an overall
development and its surroundings. The use of
chain link fencing or exposed cinder block
walls shall be prohibited.
2. Location. Fences and walls shall be set back at
least six (6) feet from the back edge of an
adjoining public sidewalk, and such setback
area shall be landscaped with turf, shrubs
and/or trees, using a variety of species to
provide seasonal color and plant variety.
3. Maximum Length. The maximum length of
continuous, unbroken and uninterrupted fence
or wall plane shall be forty ( 40) feet. Breaks
shall be provided through the use of columns,
landscaping pockets, transparent sections
and/or a change to different materials.
(J) Wireless Telecommunication.
1. Location. Wireless telecommunication facilities
shall not be permitted within one thousand
four hundred forty-five (1,445) feet of the
centerline of 1-25.
2. Height. Wireless telecommunication facilities
shall not exceed the maximum height allowed
for a structure as specified in the underlying
zone district.
(K) Height.
1. Outside the 1-25 activity centers,
nonresidential building heights shall not
exceed twenty (20) feet within two hundred
twenty-five (225) feet of the centerline of 1-25.
2. Outside the 1-25 activity centers,
nonresidential and residential building heights
shall not exceed forty ( 40) feet between two
2 -86 I ARTICLE 2 I CITY OF FORT COLLINS -LAND USE CODE
hundred twenty-six (226) feet and seven
hundred twenty-five (725) feet of the
centerline of 1-25.
3. Where existing site topography (whether
natural or man-made) blocks views of the
mountains or open lands from 1-25, these
height restrictions shall not apply.
(L) Minimum Residential Density in Activity
Centers.
1. Minimum residential density in activity centers
shall be twelve (12) dwelling units per gross
acre.
(M) Corridor Activity Center Design Standards.
1. On any first floor building elevation that is
visible from a public right-of-way, masonry
materials limited to natural stone, synthetic
stone, brick and concrete masonry units that
are textured or split face, solely or in
combination, shall be applied to cover from
grade to the top of the entry feature of such
elevation, or if there is no entry feature on any
particular elevation, to a height that would be
equivalent to the top of the first floor. For first
floor building elevations not visible from a
public right-of-way and on all upper stories,
other exterior finish materials, including, but
not limited to, synthetic stucco (E.I.F.S.),
architectural metals, clay units, terracotta,
prefabricated brick panels or wood, can be
applied in whole, or in combination with the
masonry materials described above. For the
purposes of this provision, architectural metals
shall mean metal panel systems that are either
coated or anodized; metal sheets with
expressed seams; metal framing systems; or
cut, stamped or cast ornamental metal panels ,
but not ribbed or corrugated metal panel
systems. Standard concrete masonry units or
tilt-up concrete with applied texturing are
prohibited on any building elevation.
2. A roof pitch shall be required for buildings
containing less than twenty-five thousand
(25,000) square feet and having three (3)
stories or less. In cases where mechanical
equipment must be mounted on the roof, a
sloping mansard roof shall be allowed.
3. The maximum building height shall be ninety
(90) feet.
4. All freestanding signs shall be ground signs
and shall be limited to a maximum height of
fourteen (14) feet along and perpendicular to
1-25 and twelve (12) feet along and
perpendicular to all other streets. Such ground
signs shall be subject to all other requirements
in Division 5.16.
2 -8 7 I ART I CLE2 I CITY OF FORT COLLINS -LAND USE CODE