LAND USE CODE

Appendix 15.0. SUPPLEMENTARY REGULATIONS

Appendix 15.1. SUPPLEMENTARY REGULATIONS

§ 15.2.2. Supplementary regulations for growth management areas.

Latest version.

Fort Collins Growth Management Area.

Larimer County Development Regulations for the Fossil Creek Reservoir Area. Adopted December 18, 2000.

LARIMER COUNTY DEVELOPMENT STANDARDS FOR THE FOSSIL CREEK RESERVOIR AREA IN THE FORT COLLINS GROWTH MANAGEMENT AREA

SUB-AREA REGULATIONS.

Annexation criteria. No application for development as defined in exhibit B, section 3, which is eligible, as defined by C.R.S. Article 31, Section 12, for annexation to the City of Fort Collins, will be accepted by the county, unless such application is for development of a parcel located in the Fossil Creek Reservoir Area south of County Road 36 and east of County Road 11.

Density. Subject to the requirements of section I.C. below, all development in the Fossil Creek Reservoir Area shall meet the Fossil Creek Reservoir Area Plan densities as specified in section E.4.a. (density requirements of estate residential area), or section F.4.a. (density requirements for mixed-use neighborhood area).

Cluster Development. Development of properties for residential use which are located in the Fossil Creek Reservoir Area south of County Road 36 and east of County Road 11, which are designated for increased density in the Fossil Creek Reservoir Area Plan, shall meet the following requirements:

The maximum number of dwelling units which may be developed shall be based on the underlying zoning and will be calculated as follows: Total acres of the subject parcel less areas which are within a 100-year floodway or covered by a body of water, multiplied by 0.5.

Dwelling units shall be clustered on the site such that the cluster meets the density requirements of section E.4.a. for properties located in the estate residential area, or the density requirements of section F.4.a. for properties located in a mixed-use neighborhood area. Minimum lot sizes may be waived by the board of county commissioners to allow the required density to be achieved. The remaining undeveloped area on the site shall be designated as a future development area to be developed in accordance with the Fossil Creek Area Reservoir Plan and the standards of this appendix I.

Development must meet all applicable standards specified in this appendix I.

Development shall occur as a planned unit development under the Larimer County Planned Unit Development Resolution, except that the 30 percent open space requirement need not be met.

Estate residential area regulations. Development plans for property that is located in the area identified in the Fossil Creek Reservoir Area Plan as "Estate Residential" shall conform to the following additional regulations:

Purpose. The estate residential area is intended to be a setting for a predominance of low-density and large-lot housing. The main purpose of this area is to acknowledge the presence of the many existing subdivisions which have developed in these uses that 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.

Uses. Development plans may be submitted only for the following uses in the estate residential area as shown on the Fossil Creek Reservoir Area Plan:

Residential uses:

(1)

Single-family detached dwellings.

(2)

State licensed group homes for no more than eight developmentally disabled persons, provided such home is not located within 750 feet of another such home.

(3)

Owner occupied or non-profit group homes for the exclusive use of not more than eight persons 60 years of age or older, provided such home is not located within 750 feet of another such home.

(4)

Two-family dwellings.

(5)

Single-family attached dwellings.

Institutional/civic/public uses:

(1)

Public facilities.

(2)

Parks, recreation and other open lands.

(3)

Cemeteries.

(4)

Public and private schools for elementary, intermediate, and high school education.

(5)

Places of worship or assembly.

(6)

Golf courses.

Commercial/retail uses:

(1)

Child care centers.

(2)

Bed and breakfast establishments with no more than six beds.

(3)

Plant nurseries and greenhouses.

(4)

Animal boarding (limited to farm/large animals).

Industrial uses:

(1)

Resource extraction, processes, and sales.

Accessory/miscellaneous uses:

(1)

Farm animals.

(2)

Accessory uses.

(3)

Accessory buildings.

Prohibited uses. All uses that are not expressly allowed in this section shall be prohibited, including "special review uses" which would otherwise have been allowed in the FA-1 zone district.

Land use standards.

Density/intensity. All development shall meet the following requirements:

(1)

Net residential density shall range from one-half to two dwelling units per net acre.

(2)

Lot sizes shall be one-half acre or larger.

Dimensional standards.

(1)

Minimum lot width shall be 100 feet.

(2)

Minimum depth of the front yard shall be 30 feet.

(3)

Minimum depth of the rear yard shall be 25 feet.

(4)

Minimum side yard width shall be 20 feet.

(5)

Maximum building height shall be three stories.

Development standards.

Street connectivity and design. The following standards shall apply to all development in the estate residential area:

(1)

To the maximum extent feasible, streets shall be designed to minimize the amount of site disturbance caused by roadways and associated grading required for their construction.

(2)

Development in this area shall be exempt from the street pattern and connectivity standards.

Mixed-use neighborhood area regulations. Development plans for property that is located in the area identified in the Fossil Creek Reservoir Area Plan as "Mixed-Use Neighborhood" shall conform to the following additional regulations:

Purpose. The mixed-use neighborhood area is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the area is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this area shall be arranged to form part of an individual neighborhood.

For the purposes of this section, a neighborhood shall be considered to consist of approximately 80 to 160 acres, with its edges typically consisting of major streets, drainageways, irrigation ditches, railroad tracks and other major physical features.

Uses. Development plans may be submitted only for the following uses in the mixed-use neighborhood area as shown on the Fossil Creek Reservoir Area Plan:

Residential Uses:

(1)

Single-family detached dwellings.

(2)

Two-family dwellings.

(3)

Single-family attached dwellings.

(4)

Multifamily dwellings (limited to eight or less units per building).

(5)

State licensed group homes for no more than eight developmentally disable persons, provided such home is not located within 750 feet of another such home.

(6)

Owner occupied or non-profit group homes for the exclusive use of not more than eight persons 60 years of age or older, provided such home is not located within 750 feet of another such home.

(7)

Mobile home parks.

(8)

Boarding and rooming houses.

(9)

Mixed-use dwelling units.

Institutional/civic/public uses:

(1)

Places of worship or assembly.

(2)

Public and private schools for college, university, vocational and technical education.

(3)

Public facilities.

(4)

Longterm care facilities.

(5)

Parks, recreation and other open lands.

(6)

Cemeteries.

(7)

Community facilities.

(8)

Neighborhood support/recreational facilities.

(9)

Golf courses.

(10)

Public and private schools for elementary, intermediate and high school education.

Commercial/retail uses:

(1)

Bed and breakfast establishments with six or fewer beds.

(2)

Child care centers.

(3)

Retail stores with less than 5,000 square feet of gross floor area, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(4)

Personal and business service shops, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(5)

Offices, financial services and clinics containing less than 5,000 square feet of gross floor area, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(6)

Standard and fast food restaurants, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(7)

Artisan and photography studios and galleries provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(8)

Offices, financial services, and clinics containing 5,000 or more square feet of gross floor area and/or which are not part of a neighborhood center.

(9)

Convenience retail stores with fuel sales, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below, and it is [they are] at least three-quarters mile from another such use.

Accessory/miscellaneous uses:

(1)

Accessory uses.

(2)

Accessory buildings.

(3)

Wireless telecommunication equipment.

(4)

Home occupations.

Prohibited uses. All uses that are not expressly allowed in this section shall be prohibited, including special review uses which would otherwise have been allowed in the FA-1 zone district.

Land Use Standards.

Density.

(1)

Residential developments in the mixed-use neighborhood area shown on the Fossil Creek Reservoir Area Plan Map as being located south of East County Road 36 and east of Timberline Road (County Road 11) shall have an overall minimum average density of three dwelling units per net acre of residential land. Residential developments in the mixed-use neighborhood area shown on the Fossil Creek Reservoir Area Plan Map as being located north of East County Road 36 or west of Timberline Road (County Road 11) shall have an overall minimum average density of five dwelling units per net acre of residential land.

(2)

The maximum density of any development plan taken as a whole shall be eight dwelling units per gross acre of residential land.

(3)

The maximum density of any phase in a multiple-phase development plan shall be 12 dwelling units per gross acre of residential land.

Mix of housing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met:

(1)

A minimum of two housing types shall be required on any project development plan containing 30 acres or more, including such plans that are part of a phased overall development; and a minimum of three housing types shall be required on any such development plan containing 45 acres or more.

(2)

Lot sizes and dimensions shall be varied for different housing types to avoid monotonous streetscapes. For example, larger housing types on larger lots are encouraged on corners. Smaller lots are encouraged adjacent to common open spaces.

(3)

The following list of housing types shall be used to satisfy this requirement:

(a)

Standard lot single-family detached dwellings (lots containing 6,000 square feet or more).

(b)

Small lot single-family detached dwellings (lots containing less than 6,000 square feet).

(c)

Two-family dwellings.

(d)

Single-family attached dwellings.

(e)

Mixed-use dwelling units.

(f)

Multifamily dwellings (limited to six dwelling units per building);

(g)

Mobile home parks.

(4)

A single housing type shall not constitute more than 90 percent of the total number of dwelling units. If single-family detached dwellings are the only housing types included in the mix, then the difference between the average lot size for each type of single-family detached dwelling shall be at least 2,000 square feet.

Neighborhood centers.

(1)

Access to neighborhood center. At least 90 percent of the dwellings in all development projects greater than 40 acres shall be located within 3,960 feet (three-quarter mile) of either a neighborhood center contained within the project, or an existing neighborhood center located in an adjacent development, or an existing or planned neighborhood commercial district commercial project, which distance shall be measured along street frontage, and without crossing an arterial street.

(2)

Location. A neighborhood center shall be planned as an integral part of surrounding residential development and located where the network of local streets provides direct access to the center. The location may be:

(a)

In the interior of a residential development; or

(b)

Along arterial streets.

Neighborhood centers with retail uses or restaurants shall be spaced at least 3,960 feet (three-quarters mile) apart.

(3)

Land use requirements. A neighborhood center shall include two or more of the following uses: community facilities; neighborhood support/recreation facilities; schools; child care centers; places of worship or assembly; convenience retail stores; offices, financial services and clinics; personal or business service shops; standard or fast food restaurants; and artisan or photography studios or galleries. No drive-in uses shall be permitted. A neighborhood center shall be a maximum of five acres in size, excluding schools, parks, and outdoor spaces as defined in subparagraph (5) of this subsection.

(4)

Design and access. The design of neighborhood centers shall be integrated with surrounding residential areas by matching the scale of nearby residential buildings; providing direct access from surrounding residential areas; creating usable outdoor spaces; orienting building entrances to connecting walkways; and, to the extent reasonably feasible, maintaining/continuing the architectural themes or character of nearby neighborhoods.

(5)

Outdoor spaces. A publicly accessible outdoor space, such as a park, plaza, pavilion, or courtyard, shall be included within or adjacent to every neighborhood center to provide a focal point for such activities as outdoor gatherings, neighborhood events, picnicking, sitting, and passive and active recreation.

Other non-residential development. Permitted non-residential uses that are not part of a neighborhood center shall not be approved in any development project until the requirements for a neighborhood center in subsection c. above have been met for the neighborhood as described in subsection c.(1).

Facing uses. To the extent reasonably feasible, land use boundaries in neighborhoods shall occur at mid-block locations rather than at streets, so that similar buildings face each other.

Small neighborhood parks. Either a neighborhood park or a privately owned park, that is at least one acre in size, shall be located within a maximum of one-third mile of at least 90 percent of the dwellings in any development project of ten acres or larger as measured along street frontage. Such parks shall meet the following criteria:

(1)

Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two sides or more than 50 percent of the perimeter frontage of the park.

(2)

Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians.

(3)

Facilities. Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches, or other features for various age groups to enjoy.

(4)

Ownership and maintenance. Such parks may, in the discretion of the city, be acquired by the city (through dedication or purchase), or be privately owned and maintained by the developer or property owner's association.

(5)

Storm drainage. When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park.

Development standards.

Streets and blocks.

(1)

Street system block size. The local street system provided by the development shall provide an interconnected network of streets in a manner that results in blocks of developed land bounded by connecting streets no greater than 12 acres in size.

(2)

Mid-block pedestrian connections. If any block face is over 700 feet long, then walkways connecting to other streets shall be provided at approximately mid-block or at intervals of at least every 650 feet, whichever is less.

Residential buildings - Relationship of attached and multifamily buildings to streets and parking.

(1)

Orientation to a connecting walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the maximum extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than 200 feet from a street sidewalk. The following exceptions to this standard are permitted:

(a)

A primary entrance may be up to 350 feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine.

(b)

If a multifamily building has more than one facade, and if one of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facades need not face a street sidewalk or connecting walkway.

(2)

Definitions. For the purpose of this section the following definitions shall apply:

(a)

Connecting walkway shall mean (1) any street sidewalk; or (2) any walkway that directly connects a main entrance of a building to the street sidewalk, without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route.

(b)

Major walkway spine shall mean a tree-lined connecting walkway that is at least five feet wide with landscaping along both sides, located in an outdoor space that is at least 35 feet in its smallest dimension, with all or parts of such outdoor space directly visible from a public street.

(c)

Street sidewalk shall mean the sidewalk within the right-of-way of a public street designed to the City of Fort Collins street standards or within the public access easement of a private street designed to the City of Fort Collins street standards. A street sidewalk shall not mean the sidewalk adjacent to a private drive or parking lot.

(3)

Street-facing facades. Every building containing four or more dwelling units shall have at least one building entry or doorway facing any adjacent street that is smaller than an arterial or has on-street parking.

Non-residential and mixed-use buildings.

(1)

Maximum size. No building footprint shall exceed a total of 20,000 square feet.

(2)

Height. In order to encourage roof forms, dormers, windows, balconies, and similar features associated with occupied space, to the extent reasonably feasible, buildings or parts of buildings shall be at least 1½ stories in height (with functional and occupied space under the roof).

(3)

Roof form. Buildings shall have either: 1) sloped roofs; 2) combined flat and sloped roofs, provided that the sloped portion forms a substantial part of the building and is related to the integral structure, entries, and activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace areas. The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than 4,000 square feet of gross floor area shall have at least three roof planes that are directly related to building facade articulations.

(4)

Building massing. No building permitted by this section shall have a single undifferentiated mass with a footprint over 10,000 square feet. No building footprint shall exceed a total of 20,000 square feet.

(a)

For any building with a footprint in excess of 10,000 square feet, walls that are greater than 75 feet in length shall incorporate recesses or projections created by wall plane returns of at least 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.

(b)

Minimum front yard setback of all buildings shall be 15 feet in order to provide a landscaped front yard consistent with the residential character of the mixed-use neighborhood area.

(5)

Orientation. A primary building entrance shall face and open directly onto an adjoining local street with parking and any service functions located in side or rear yards and incorporated into the overall design theme of the building and the landscape so that the architectural design is continuous and uninterrupted by ladders, towers, fences and equipment, and no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materials of the building and landscape. These areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces. All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible.

(6)

Outdoor storage. Outdoor storage shall be prohibited.

(7)

Hours of operation. The county, upon the recommendation of the director (as that term is defined in the city's land use code) may limit hours of operation, hours when trucking and deliveries may occur, and other characteristics of the non-residential uses in order to enhance the compatibility with residential uses.

(8)

Drive-in uses. Drive-in uses shall be prohibited.

(9)

Design standards for multifamily dwellings containing more than six dwelling units. Each multifamily dwelling containing more than six dwelling units shall feature a variety of massing proportions, wall plane proportions, roof proportions, and other characteristics similar in scale to those of single-family detached dwelling units, so that such larger buildings can be aesthetically integrated into the low density neighborhood. The following specific standards shall also apply to such multifamily dwellings:

(a)

Roofs. Each multifamily building shall feature a combination of primary and secondary roofs. Primary roofs shall be articulated by at least one of the following elements:

[1]

Changes in plane and elevation.

[2]

Dormers, gables or clerestories.

[3]

Transitions to secondary roofs over entrances, garages, porches, bay windows.

(b)

Facades and walls. Each multifamily dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single-family dwellings, and shall not have repetitive, monotonous, undifferentiated wall planes.

Each multifamily building shall feature walls that are articulated by at least two of any of the following elements within every 36-foot length of the facade:

[1]

Recesses, projections or significant offsets in the wall plane.

[2]

Distinct individualized entrances with functional porches or patios.

[3]

Chimneys made of masonry, or other contrasting material that projects from the wall plan.

[4]

Balconies.

[5]

Covered bay or box windows.

(c)

Variation among repeated buildings. For any development containing at least 40 and not more than 56 dwelling units, there shall be at least two distinctly different building designs.

For any such development containing more than 56 dwelling units, there shall be at least three distinctly different building designs. For all developments, there shall be no more than two similar buildings placed next to each other along a street or major walkway spine.

Distinctly different building designs shall provide significant variation in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of roof forms, massing proportions, and other characteristics. To meet this standard such variation shall not consist solely of different combinations of the same building features.

(d)

Color. Each multifamily building shall feature a palette of muted colors, earth tone colors, natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. For a multiple structure development containing at least 40 and not more than 56 dwelling units, there shall be at least two distinct color schemes used on structures throughout the development. For any such development containing more than 56 dwelling units, there shall be at least three distinct color schemes used on structures throughout the development. For all developments, there shall be no more than two similarly colored structures placed next to each other along a street or major walkway spine.

(e)

Garages. No street-facing facade shall contain more than three garage bays.

Appeal of drive-in uses prohibition. The board of county commissioners may approve an appeal to allow drive-in uses contained in subsections 4.(c)(3) and 5.(c)(8) of this section F under the following circumstances:

The strict application of the prohibition would result in peculiar difficulties or exceptional undue hardship upon the owner of the affected property; or

The plan as submitted will advance or protect the public interests and the purposes of the prohibition equally well or better than would a plan which complies with the prohibition; and

In either of the foregoing circumstances the appeal may be granted without substantial detriment to the substantial good.

Any finding made under paragraphs a. and/or b. above shall be supported by supplemental findings showing how the plan, as submitted, meets the requirements and criteria of said paragraphs a. and/or b.

Applicants seeking an appeal shall file a written request with the planning director. The board shall administratively review the request in an open meeting no later than 30 days after the request has been filed. Prior written notice of this meeting shall be provided to the applicant and shall be included in the board's posted agenda. At the meeting the board shall consider relevant information presented by the applicant, the planning director, or interested members of the public. Based upon the information, the board may grant the appeal, or grant the appeal with conditions.

Setback regulations.

Setback from arterial streets. The minimum setback of every residential building from any arterial street right-of-way shall be 30 feet.

Setback from nonarterial streets. The minimum setback of every residential building from any public street right-of-way other than an arterial street right-of-way shall be 15 feet.

Side and rear yard setbacks. The minimum side yard setback for all residential buildings shall be five feet from the property line. If a zero-lot line development plan is proposed, a single six-foot minimum side yard is required. Rear yard setbacks in residential areas shall be a minimum of 15 feet from the rear property line, except for garages and storage sheds not exceeding eight feet in height, where the minimum setback shall be zero feet, and for alley-accessed garages and dwellings, for which the minimum setback shall be six feet.

Features allowed within setbacks. The following structures and features may be located within required setbacks:

Trees, shrubbery or other features of natural growth;

Fences or walls, subject to permit approval, that do not exceed the standards established in section III.D., fences and walls;

Driveways and sidewalks;

Signs, if permitted by the sign regulations of the county;

Bay windows, architectural design embellishments, and cantilevered floor areas of dwellings that do not project more than two feet into the required setback, provided they do not encroach on public easements;

Eaves that do not project more than 2½ feet into the required setback;

Open outside stairways, entrance hoods, terraces, canopies and balconies that do not project more than five feet into a required front or rear setback, and/or not more than two feet into a required side setback, provided they do not encroach on public easements;

Chimneys, flues and residential ventilating ducts that do not project more than two feet into a required setback and when placed so as not to obstruct light and ventilation, provided they do not encroach on public easements;

Utility lines, wires and associated structures, such as power poles.

Contextual setbacks. Regardless of the minimum front setback requirement, applicants shall be allowed to use a contextual front setback. A contextual front setback may fall at any point between the required front setback and the front setback that exists on a lot that is adjacent and oriented to the same street as the subject lot. If the subject lot is a corner lot, the contextual setback may fall at any point between the required front setback and the front setback that exists on the lot that is abutting and oriented to the same street as the subject lot. If lots on either side of the subject lot are vacant, the setback that exists on such vacant lots shall be interpreted as the minimum required front setback that applies to the vacant lot. This provision shall not be construed as requiring a greater front setback than that imposed by the underlying requirement and it shall not be construed as allowing setbacks to be reduced to a level that results in right-of-way widths below established minimums.

Front setbacks on corner lots. In the case of corner lots, the side of the lot with the shortest street frontage shall be considered the front setback.

Setbacks reduced for public purpose. When an existing setback is reduced as a result of conveyance for a public use and the remaining setback is at least 75 percent of the required minimum setback for the district in which it is located, then that remaining setback shall be deemed to be in compliance with the minimum setback standards.

Residential density calculations.

Calculation of the gross residential density shall be performed (and included on the development plan) in the following manner:

Determining the gross acreage. The gross acreage of all the land within the boundaries of the development shall be included in the density calculation except:

(1)

Land previously dedicated, purchased or acquired for any public use; and

(2)

Land devoted to non-residential uses such as commercial, office, industrial, or civic uses.

The foregoing gross acreage calculation shall be shown in a table format on the development plan and shall form the basis for calculating the gross residential density.

The total number of dwelling units shall be divided by the gross residential acreage. The resulting gross density shall also be shown in a table format on the development plan.

Calculation of the net residential density shall be performed (and included on the development plan) in the following manner:

Determining the net residential acreage. The net residential acreage shall be calculated by subtracting the following from the gross acreage, as determined in subsection 1. above:

(1)

Land to be dedicated for arterial streets;

(2)

Land containing natural areas or features that are to be protected from development and disturbance in accordance with the requirements of section IV., natural areas and features;

(3)

Land set aside from development due to a geologic hazard in accordance with the requirements of section 3.3.4, Hazards, of the Fort Collins Land Use Code;

(4)

Land containing outdoor spaces that are to be dedicated to the public or deeded to the homeowners' association and preserved for a park or central green, but only if the total area of land does not exceed 25 percent of the gross acreage of the project development plan and the outdoor space meets the following criteria:

(a)

At least 35 percent of the boundary of the outdoor space is formed by non-arterial, public streets, and the rear facades and rear yards of houses abut not more than two sides or more than 50 percent of the boundary frontage of the outdoor space.

(b)

At a minimum, the outdoor space consists of maintained turf. In addition, such outdoor spaces may include features such as: buildings containing recreation or meeting rooms, playgrounds, plazas, pavilions, picnic tables, benches, orchards, walkways or other similar features.

(c)

The outdoor space is no less than 10,000 square feet in area.

(d)

The outdoor space does not consist of a greenbelt or linear strip but has a minimum dimension of 50 feet in all directions in any non-rectangular area, or 75 feet in any rectangular area.

(e)

The outdoor space is located and designed to allow direct, safe and convenient access to the residents of surrounding blocks.

(f)

Storm drainage functions that are integrated into outdoor spaces allow adequate space for active recreation purposes and do not result in slopes or gradients that conflict with active recreation. Stormwater retention areas (which have no outlet) shall not be allowed. No more than ten percent of an outdoor space shall consist of gradients greater than four percent.

(5)

Land dedicated to public alleys.

(6)

Land dedicated to pedestrian/bicycle path connections when required pursuant to subsection III.B.3.f. or subsection I.F.5.a.(2), or when provided voluntarily by the applicant to connect culs-de-sac to nearby streets, provided that such connections do not exceed 250 feet in length.

(7)

Land dedicated to landscaped traffic circles, squares, islands and boulevard strips separating the travel lanes of collector, connector or local streets, provided that such features have the following minimum width dimensions:

(a)

Boulevard strips: 25 feet at any point.

(b)

Traffic circles, squares, or islands: 40 feet at any point.

The foregoing net acreage calculation shall be shown in a table format on the development plan and shall form the basis for calculating the net residential density.

The total number of dwelling units shall be divided by the net residential acreage. The resulting density shall also be shown in a table format on the development plan.

Resource management area regulations. Development plans for property that is located in the urban growth area and in the area identified in the Fossil Creek Reservoir Area Plan as "Resource Management Area" shall conform to the following additional regulations:

Purpose. The Fossil Creek Reservoir Area Plan identifies a resource management area which is one-quarter mile in depth around the Fossil Creek Reservoir (except where it abuts Interstate Highway 25). The resource management area is measured from the property line of the Fossil Creek Reservoir as identified by the county on its map entitled "Fossil Creek Area Map Prepared for North Poudre Irrigation Company," dated January 19, 1983. The purpose of the resource management area is to provide an adequate buffer to protect wetlands and wildlife habitat for nesting, migratory, and wintering waterfowl, waterbirds, and raptors, and other important wildlife species. Development proposals within this area must be located and designed to be compatible with the environment and to ensure that significant adverse impacts on wildlife species or wildlife habitats will not occur.

Zoning and land use. Lands located within the resource management area shall be required to cluster the number of dwelling units allowed by the underlying zoning; and all allowed dwelling units shall be contained within 20 percent of the parcel area, with the remaining 80 percent of the parcel being preserved as permanent open space. The maximum number of dwelling units which may be developed shall be based on the underlying zoning and will be calculated as follows: Total acres of the subject parcel less areas which are within a 100-year floodway or covered by a body of water, multiplied by 0.5.

Resource management plan. In addition to the requirements of the Larimer County Zoning ordinance and the natural area and features standards contained in appendix I, section IV [subsection IV of this section], all development proposals within the resource management area must prepare a resource management plan to ensure that the proposed development is located and designed to be compatible with the environment and to ensure that significant adverse impacts on wildlife species or wildlife habitats will not occur. The resource management plan shall contain the following:

An inventory and ecological characterization of known or potentially-occurring biological resources on the property and adjacent to the project site. This inventory shall include results of existing field studies and may require additional field studies conducted by consultants hired by the county, with funds provided by the applicant.

An updated map showing locations of special habitat features throughout the resource management plan area and proposed natural area buffers and distances from special habitat features.

A rationale and justification for any deviations from recommended buffer distances specified in the natural area and feature standards.

A discussion of proposed protection strategies and analysis of how the strategies address specific wildlife habitat requirements with regard to special habitat features or sensitive and specially valued species. Any unavoidable impacts must be addressed in the protection strategies through the identification of viable mitigation options.

Design solutions for development that is reasonably anticipated to affect special habitat features.

Opportunities for enhancement or expansion of existing special habitat features.

A written critique and recommendation regarding the resource management plan by the Colorado Division of Wildlife, Larimer County Parks and Open Lands Department, and City of Fort Collins Department of Natural Resources.

II.

TRANSPORTATION REGULATIONS.

Streets, streetscape, access easements.

Streets on a development plan or subdivision plat shall conform to the Fossil Creek Reservoir Area Plan where applicable. All streets shall be aligned to join with planned or existing streets. All streets shall be designed to bear a logical relationship to the topography of the land. Intersections of streets shall be at right angles unless otherwise approved by the county engineer.

Culs-de-sac shall be permitted only if they are not more than 660 feet in length and have a turnaround at the end with a diameter of at least 80 feet. Surface drainage on a cul-de-sac shall be toward the intersecting street, if possible, and if not possible a drainage easement shall be provided from the cul-de-sac. If fire sprinkler systems or other fire prevention devices are to be installed within a residential subdivision, these requirements may be modified by the county engineer according to established administrative guidelines and upon the recommendation of the Poudre Fire Authority.

Except as provided in (b)[2] above for culs-de-sac, no dead-end streets shall be permitted except in cases where such streets are designed to connect with future streets on adjacent land, in which case a temporary turnaround easement at the end of the street with a diameter of at least 80 feet must be provided. Such turnaround easement shall not be required if no lots in the subdivision are dependent upon such street for access.

If residential lots in a subdivision are adjacent to an arterial street, no access to individual lots from such arterial street shall be permitted.

Lots adjacent to an arterial street shall have a minimum depth of one 150 feet.

Alternative compliance. Upon request by the applicant, the county, upon the recommendation of the director (as that term is defined in the city's land use code) may approve an alternative lot plan that does not meet the standard of this section 5, if the alternative lot plan includes additional buffering or screening that will, in the judgment of the decision maker, protect such lots from the noise, light and other potential negative impacts of the arterial street as well as, or better than, a plan which complies with the standard of this section 5.

Procedure. Alternative lot plans shall be prepared and submitted in accordance with the submittal requirements for streets, streetscapes, alleys and easements as set forth in this section and landscape plans as set forth in section III.A. The alternative lot plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will equally well or better accomplish the purpose of this section 5 than would a plan which complies with the standards of this section 5.

Review criteria. To approve an alternative lot plan, the county, on the recommendation of the director (as that term is defined in the city's land use code) must first find that the proposed alternative plan accomplishes the purpose of this section 5 as well as, or better than, a lot plan which complies with the standard of this section. In reviewing the proposed alternative plan, the county, on the recommendation of the director (as that term is defined in the city's land use code) shall take into account whether the lot plan provides screening and protection of the lots adjacent to the arterial street from noise, light and other negative impacts of the arterial street equally well or better than a plan which complies with the standard of this section 5.

Reverse curves on arterial streets shall be joined by a tangent at least 200 feet in length.

The applicant shall not be permitted to reserve a strip of land between a dedicated street and adjacent property for the purpose of controlling access to such street from such property unless such reservation is approved by the county engineer.

Street right-of-way widths shall conform to the Fort Collins' Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways.

Alleys and other easements shall be controlled by the following requirements:

Alleys in residential subdivisions shall be permitted only when: (a) they are necessary and desirable to continue an existing pattern, or (b) they are needed to allow access to residential properties having garages or other parking areas situated behind the principal structure and the principal structure is on a narrow residential local street.

Alleys shall be provided in commercial and industrial areas unless other provisions are made and approved for service access.

All alleys shall be constructed in conformance with the Fort Collins' Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways.

Easements, public and private, of such widths as necessary shall be provided on lots for utilities, public access, stormwater drainage or other public purposes as required and approved by the county engineer.

Pedestrian and bicycle paths shall be provided to accommodate safe and convenient pedestrian and bicycle movement throughout the subdivision and to and from existing and future adjacent neighborhoods and other development; all such pedestrian and bicycle paths shall be constructed in conformity with the Fort Collins' Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways.

The subdivider shall be responsible for adequate provisions to eliminate or control flood hazards associated with the subdivision. Agreements concerning stormwater drainage between private parties shall be subject to county review and approval.

Street pattern and connectivity standards.

Purpose [and definition]. This section is intended to ensure that the local street system is well designed with regard to safety, efficiency, and convenience for automobile, bicycle, pedestrian and transit modes of travel.

Local street system shall mean the interconnected system of collector, connector, and local streets providing access to development from an arterial street.

General standard. The local street system of any proposed development shall be designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles, pedestrians and emergency vehicles). The local street system shall provide multiple direct connections to and between local destinations such as parks, schools, and shopping. Local streets must provide for both intra- and inter-neighborhood connections to knit developments together, rather than forming barriers between them. The street configuration within each parcel must contribute to the street system of the neighborhood.

Spacing of full movement collector, connector and local street intersections with arterial streets. Potentially signalized, full-movement intersections of collector, connector or local streets with arterial streets shall be provided at least every 1,320 feet (one-quarter mile) along arterial streets, unless rendered infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature.

The state highway access control code or specific access control plan adopted according to that code shall determine location of collector, connector or local streets, intersections with state highways.

Spacing of limited movement collector, connector, or local street intersections with arterial streets. Additional nonsignalized, potentially limited movement collector, connector or local street intersections with arterial streets shall be provided at least every 660 feet between full movement collector, connector or local street intersections, unless rendered infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature.

The county engineer may require any limited movement collector, connector or local street intersections to include an access control median or other acceptable access control device. The county engineer may also allow limited movement intersection to be initially constructed to allow full movement access.

Distribution of local traffic to multiple arterial streets. All development plans shall contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing and future development within the same section mile as the proposed development, from at least three arterial streets upon development of remaining parcels within the section mile, unless rendered infeasible by unusual topographic features, existing development, or a natural area or feature.

The local street system shall allow multimodal access and multiple routes from each development to existing or planned neighborhood centers, parks, and schools, without requiring the use of arterial streets, unless rendered infeasible by unusual topographic features, existing development, or a natural area or feature.

Utilization and provision of subarterial street connections to and from adjacent developments and developable parcels. All development plans shall incorporate and continue all subarterial streets stubbed to the boundary of the development plan by previously approved development plans or existing development. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection at least every 660 feet along each development plan boundary that abuts potentially developable or redevelopable land.

Gated developments. Gated street entryways into residential developments shall be prohibited.

Alternative compliance. Upon request by an applicant, the county, upon recommendation of the director (as that term is defined in the city's land use code) may approve an alternative development plan that may be substituted in whole or in part for a plan meeting the standards of this section B.

Procedure. Alternative compliance development plans shall be prepared and submitted in accordance with submittal requirements for plans as set forth in this section B. The plan and design shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purpose of this section than would a plan which complies with the standards of this section.

Review criteria. To approve an alternative plan, the county, upon recommendation of the director (as that term is defined in the city's land use code) must first find that the proposed alternative plan accomplishes the purposes of this section b equally well or better than would a plan and design which complies with the standards of this section b, and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible.

In reviewing the proposed alternative plan, the county, upon recommendation of the director (as that term is defined in the city's land use code) shall take into account whether the alternative design minimizes the impacts on natural areas and features, fosters non-vehicular access, provides for distribution of the development's traffic without exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct, sub-arterial street access to any parks, schools, neighborhood centers, commercial uses, employment uses, within or adjacent to the development from existing or future adjacent development within the same section mile.

Transportation level of service.

Purpose. In order to ensure that the transportation needs of a proposed development can be safely accommodated by the existing transportation system, or that appropriate mitigation of impacts will be provided by the development, the project shall demonstrate that all adopted level of service (LOS) standards will be achieved for all modes of transportation.

General standard. All development plans shall adequately provide vehicular, pedestrian, and bicycle facilities necessary to maintain the adopted transportation level of service standards contained in part II of the City of Fort Collins Multimodal Transportation Level of Service Manual for the following modes of travel: motor vehicle, bicycle, and pedestrian. The transit LOS standards contained in part II of the multi-modal transportation manual will not be applied for the purposes of this section C.

Transportation impact study. In order to identify those facilities that may be required in order to comply with these standards, all development plans must submit a transportation impact study approved by the county engineer upon recommendation of the director (as that term is defined in the city's land use code), consistent with the transportation impact study guidelines maintained by the city.

Transit facility.

Purpose. The purpose of this section D is to ensure that new development adequately accommodates existing and planned transit service by integrating facilities designed and located appropriately for transit into the development plan.

General standard. All development located on an existing or planned transit route shall accommodate a transit stop and other associated facilities as prescribed by the City of Fort Collins Transit Design Standards and Guidelines, unless the county engineer, (upon recommendation of the city's director of transportation services) determines that adequate transit facilities consistent with the transit design standards already exist to serve the needs of the development. All development located on existing transit routes will accommodate the transit facilities by providing the same at the time of construction. All development located on planned routes will accommodate said facilities by including the same in the development plan and escrowing funds for their construction at the time transit service is provided to the development.

Location of existing and planned transit routes. For the purposes of application of this standard, the location of existing transit routes shall be defined by the Fort Collins Transfort Route Map in effect at the time the application is approved. The location of planned transit routes shall be defined according to the Fort Collins city structure plan, as amended.

Emergency access.

Purpose. This section is intended to ensure that emergency vehicles can gain access to, and maneuver within, the project so that emergency personnel can provide fire protection and emergency services without delays.

General standard. All developments shall provide adequate access for emergency vehicles and for those persons rendering fire protection and emergency services.

Building placement. All portions of the exterior wall of the first story of any structure must be located within 150 feet of a public street (except major arterial streets) or an approved fire access road in which fire apparatus can be maneuvered.

Fire access roads.

Fire access roads may be public streets (except arterial streets) and alleys, parking lots, private streets, or similar vehicular access roads. Driveways serving detached, individual dwelling units need not meet fire access road criteria if they do not exceed 100 feet in length.

The minimum unobstructed width of a fire access road shall be 20 feet, except that upon the written authorization of the fire chief, 16 feet may be approved for residential local streets provided that such streets comply with all other applicable requirements contained in the Poudre Valley Fire Protection District fire code.

The minimum unobstructed width shall be 30 feet for access roads serving buildings three stories or more in height on at least one side of the building. The building height shall be measured from the access road grade.

Turnarounds. Any fire access road shall be provided with a minimum 80-foot diameter turnaround if a dead-end street; have a turnaround with a proper turning radius if within a parking lot; or continue to a public street.

Turning radius. The minimum turning radius for fire access roads and in parking lots shall be 20 feet inside and 40 feet outside.

Parking control. Approved "No parking-Fire Lane" signs shall be provided along curbs where parking could obstruct the minimum width and turning radius. Curbs in these areas shall be painted red.

Road surface. The surface of all fire access roads shall be of an approved hard surface or compacted road base capable of supporting fully loaded fire apparatus. All surfaces shall be maintainable in all weather conditions including snow removal. Any bridges or culverts must meet HS 20 design criteria. Grass-crete and similar soft surface materials are prohibited.

Dead-end length. Any fire access road that serves structures beyond 660 feet from a single point of access shall be provided with an approved connection to another public street.

10.

Fire lanes. Fire lanes may be used in commercial and multifamily projects when they can be designed into the normal traffic circulation patterns. All fire lanes shall conform to all other fire access road criteria. Approval of any fire lane shall be contingent upon the ability of the fire lane to be maintained continuously and under all weather conditions. Fire lanes serving single-family projects require review and approval by the fire marshall and county engineer and must meet the following minimum additional requirements:

The width must be a minimum of 20 feet;

The surface must be all-weather;

The surface must be capable of supporting fire fighting equipment;

Any access limiting devices, if employed, must be approved.

11.

Easements. Any private fire access road that serves multiple properties or crosses property lines shall have properly recorded emergency access easements.

12.

Vertical clearance. The minimum vertical clearance shall be 13 feet, six inches.

13.

Fences. Fences that obstruct the 150-foot access distance shall be provided with gates.

14.

Grade. The maximum grade of a fire access road shall be eight percent.

15.

Street names. Street names shall not duplicate existing street names in the city or the Poudre Valley Fire Protection District. Secondary streets such as courts, lanes, and ways may have the same name as the primary street, provided they are connected directly to the primary street and are in close proximity to each other. Street names in the same direction may change only at arterial streets. Street layout shall incorporate the standard north-south and east-west numbering system. Private fire access roads shall be provided with approved street signs.

16.

Access.

Temporary fire access roads, turnarounds, and second points of access may be used as part of an approved phased project or imminent public street improvements as confirmed by listing in an approved capital improvement plan, master street plan, or neighborhood plan. Any temporary access shall meet all other fire access road criteria.

All projects shall have access from a public street network with multiple points of access. If the project exceeds 660 feet from a single point of access, sufficient off-site street improvements must be made to provide multiple points of access.

All required access roads, including public streets, shall be installed and serviceable before commencement of above-ground construction.

Any emergency access requirement may be modified by the fire marshall pursuant to the procedures set forth in the Poudre Valley Fire Protection District fire code when structures are provided with automatic fire sprinkler systems. Such modifications may include lengthening the 150-foot access distance, narrower road widths, increased grade, reduced turnarounds, and longer dead-end distances.

III.

SITE PLANNING REGULATIONS.

Landscaping and tree protection.

Applicability. This section shall apply to all development (except lots for single-family detached dwellings) within the designated "limits of development" (LOD) and natural area buffer zones established according to section IV. (natural areas and features).

Purpose. The intent of this section is to require preparation of landscape and tree protection plans that ensure significant canopy shading to reduce glare and heat build-up, contribute to visual quality and continuity within and between developments, provide screening and mitigation of potential conflicts between activity areas and site elements, enhance outdoor spaces, reduce erosion and stormwater runoff, and mitigate air pollution.

General standard. All developments shall submit a landscape and tree protection plan that: (1) reinforces and extends any existing patterns of outdoor spaces and vegetation where practicable, (2) supports functional purposes such as spatial definition, visual screening, creation of privacy, management of microclimate or drainage, (3) enhances the appearance of the development and neighborhood, (4) protects significant trees, natural systems and habitat, (5) enhances the pedestrian environment, (6) identifies all landscape areas, (7) identifies all landscaping elements within each landscape area, and (8) meets or exceeds the standards of this section.

Tree planting standards. All developments shall establish groves and belts of trees along all streets, in and around parking lots, and in all landscape areas that are located within 50 feet of any building or structure in order to establish at least a partial urban tree canopy. The groves and belts may also be combined or interspersed with other landscape areas in remaining portions of the development to accommodate views and functions such as active recreation and storm drainage.

Minimum plantings/description. These tree standards require at least a minimum tree canopy but are not intended to limit additional tree plantings in any remaining portions of the development. Groves and belts of trees shall be required as follows:

(1)

Parking lot landscaping in accordance with the parking lot landscaping standards as set forth in this section and in section III.B.11, access, circulation, and parking;

(2)

Street tree planting in accordance with the Fort Collins' Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys, and Other Public Ways or other street tree planting as defined in subsection b.(2) or (3) below;

(3)

Full tree stocking shall be required in all landscape areas within 50 feet of any building or structure as further described below. Each such landscape area in which full tree stocking is to occur: (1) shall be provided in adequate numbers, locations and dimensions to allow full tree stocking to occur along all high use or high visibility sides of any building or structure; (2) shall not be closer than seven feet from any building or structure wall; (3) shall contain at least 55 square feet of non-paved ground area, except that planting cut outs in walkways shall contain at least 16 square feet; and (4) shall include cutouts, planters or other landscape areas for tree planting within any walkway that is 12 feet or greater in width adjoining a vehicle use area that is not covered with an overhead fixture or canopy that would prevent growth and maturity.

Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions:

Type	Spacing in feet minimum/maximum
Canopy shade trees	30-40
Coniferous evergreens	20-30
Ornamental trees	20-30

Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views, and circulation as long as the minimum tree planting requirement is met. Canopy shade trees shall constitute at least 50 percent of all tree plantings. Trees required in subparagraphs a or b above of this section 4 may be used to contribute to this standard.

Street trees. Planting of street trees shall occur in the adjoining street right of way in connection with the development by one or more of the methods described in subparagraphs (1) through (3) below.

(1)

Wherever the sidewalk is separated from the street by a parkway, canopy shade trees shall be planted at 30- to 40-foot intervals (spacing) in the center of all such parkway areas. Such street trees shall be placed at least eight feet away from the edges of driveways and alleys, and 40 feet away from any street light.

(2)

Wherever the sidewalk is attached to the street in a manner that fails to comply with the Fort Collins Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways, canopy shade trees shall be established in an area ranging from three to seven feet behind the sidewalk at 30- to 40-foot spacing. Wherever the sidewalk is attached to the street and is ten feet or more in width, or extends from the curb to the property line, canopy shade trees shall be established in planting cutout areas of at least 16 square feet at 30- to 40-foot spacing.

(3)

Ornamental trees shall be planted in substitution of the canopy shade trees required in subsection (d)(2)a and b [4b(1) and (2)] above where overhead lines and fixtures prevent normal growth and maturity. Ornamental trees shall be placed at least 15 feet away from any street light.

Minimum species diversity. To prevent uniform insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan:

Number of trees on site	Maximum percentage of any one species
10-19	50
20-39	33
40-59	25
60 or more	15

Tree species and minimum sizes. The Fort Collins city forester shall provide a recommended list of trees which shall be acceptable to satisfy the requirements for landscape plans, including approved canopy shade trees that may be used as street trees. The following minimum sizes shall be required:

Type	Minimum size
Canopy shade tree	2.0-inch caliper balled and burlapped or equivalent
Evergreen tree	6.0-foot height balled and burlapped or equivalent
Ornamental tree	1.5-inch caliper balled and burlapped or equivalent
Shrubs	5-gallon or adequate size consistent with design intent
Canopy shade tree as a street tree on a residential local street only	1.25-inch caliper container or equivalent

Any tree plantings that are in addition to those that are made as part of the approved landscape plan are exempt from the foregoing size requirements.

Landscape standards. All development applications shall include landscape plans that meet the following minimum standards:

Buffering between dissimilar uses and activities. In situations where the county, upon recommendation of the director (as defined in the city's land use code), determines that the arrangement of uses or design of buildings does not adequately mitigate conflicts reasonably anticipated to exist between dissimilar uses or building designs, one or more of the following landscape buffering techniques shall be used to mitigate the conflicts.

(1)

Separation and screening with plant material. Planting dense stands of evergreens trees, canopy shade trees, ornamental trees or shrubs;

(2)

Integration with plantings. Incorporating trees, vines, planters, or other plantings into the architectural theme of buildings and their outdoor spaces to subdue differences in architecture and bulk and avoid harsh edges;

(3)

Establishing privacy. Establishing vertical landscape elements to screen views into or between windows and defined outdoor spaces where privacy is important, such as where larger buildings are proposed next to side or rear yards of smaller buildings;

(4)

Visual integration of fences or walls. Providing plant material in conjunction with a screen panel, arbor, garden wall, privacy fence or security fence to avoid the visual effect created by unattractive screening or security fences;

(5)

Landform shaping. Utilizing berming or other grade changes to alter views, subdue sound, change the sense of proximity, and channel pedestrian movement.

Landscape area treatment. Landscape areas shall include all areas on the site that are not covered by buildings, structures, paving or impervious surface. Landscape areas shall consist only of landscaping. The selection and location of turf, ground cover (including shrubs, grasses, perennials, flowerbeds, and slope retention), and pedestrian paving and other landscaping elements shall be used to prevent erosion and meet the functional and visual purposes such as defining spaces, accommodating and directing circulation patterns, managing visibility, attracting attention to building entrances and other focal points, and visually integrating buildings with the landscape area and with each other.

(1)

Turf grass. High-use areas shall be planted with irrigated turf grass. Non-irrigated shortgrass prairie grasses or other adapted grasses that have been certified as xeriscape landscaping may be established in remote, low-use, low visibility areas.

(2)

Planting beds. Shrub and ground cover planting beds shall be separated from turf grass with edging and shall have open surface areas covered with mulch.

(3)

Slopes. Retaining walls or slope reventment integrated with plantings shall be used to stabilize slopes that are steeper than two to one.

(4)

Foundation plantings. Exposed sections of building walls that are in high-use or high-visibility areas of the building exterior shall have planting beds at least five feet wide placed directly along at least 50 percent of such walls.

(5)

Parkways. All adjoining street parkways shall be landscaped in connection with the development in accordance with the Fort Collins Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways.

(6)

Agricultural use. If outdoor space is maintained in active agricultural use, the landscape surfaces and ground cover standards above shall not apply.

Water conservation. All landscaping plans shall be designed to incorporate water conservation materials and techniques through application of xeriscape landscaping principles. Xeriscape landscaping principles do not include or allow artificial turf or plants, mulched (including gravel) beds or areas without landscape plant material, paving of areas not required for walkways, plazas or parking lots, bare ground, weed covered or infested surfaces or any landscaping that does not comply with the standards of this section. Xeriscape landscaping principles shall be:

(1)

Grouping plants with similar water requirements together on the same irrigation zones;

(2)

Limiting high-irrigation turf and plantings to appropriate high-use areas with high visibility and functional needs;

(3)

Use of low-water demanding plants and turf where practicable;

(4)

Use of efficient irrigation systems;

(5)

Incorporation of soil improvements;

(6)

Use of mulches;

(7)

Provision of regular and attentive maintenance.

Parking lot perimeter landscaping. Parking lot perimeter landscaping (in the minimum setback areas required by section III.B.9., access, circulation, and parking, shall meet the following minimum standards:

(1)

Spacing. Trees shall be provided at a ratio of one tree per 25 lineal feet along a public street and one tree per 40 lineal feet along a side lot line parking setback area. Trees may be spaced irregularly in informal groupings or be uniformly spaced, as consistent with larger overall planting patterns and organization. Perimeter landscaping along a street may be located in and should be integrated with the streetscape in the street right-of-way.

(2)

Screening. Parking lots with six or more spaces shall be screened from adjacent uses and from the street. Screening from residential uses shall consist of a fence or wall six feet in height in combination with plant material and of sufficient opacity to block at least 75 percent of light from vehicle headlights. Screening from the street and all non-residential uses shall consist of a wall, fence, planter, earthen berm, plant material, or a combination of such elements, each of which shall have a minimum height of 30 inches. Such screening shall extend a minimum of 70 percent of the length of the street frontage of the parking lot and also 70 percent of the length of any boundary of the parking lot that abuts any non-residential use. Openings in the required screening shall be permitted for such features as access ways or drainage ways. Where screening from the street is required, plans submitted for review shall include a graphic depiction of the parking lot screening as seen from the street. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three years of construction of the vehicular use area to be screened.

Parking lot interior landscaping. As required in section III.B.11., access, circulation, and parking, six percent of the interior space of all parking lots with less than 100 spaces, and ten percent of the interior space of all parking lots with 100 spaces or more shall be landscape areas. All parking lot islands, connecting walkways through parking lots, and driveways through or to parking lots shall be landscaped according to the following standards:

(1)

Visibility. To avoid landscape material blocking driver sight distance at driveway-street intersections, no plant material greater than 24 inches in height shall be located within 15 feet of a curbcut.

(2)

Maximized area of shading. Landscaped islands shall be evenly distributed to the maximum extent feasible. At a minimum, trees shall be planted at a ratio of at least one canopy shade tree per 150 square feet of internal landscaped area with a landscaped surface of turf, ground cover perennials, or mulched shrub plantings.

(3)

Landscaped islands. In addition to any pedestrian refuge areas, each landscaped island shall include one or more canopy shade tree, be of length greater than eight feet in its smallest dimension, include at least 80 square feet of ground area per tree to allow for root aeration, and have raised concrete curbs.

(4)

Walkways and driveways. Connecting walkways through parking lots, as required in subsection III.B.3.e.(1) (walkways) shall have one canopy shade tree per 40 lineal feet of such walkway planted in landscape areas within five feet of such walkway. Driveways through or to parking lots shall have one canopy shade tree per 40 foot [sic] lineal feet of and along each side of such driveway in landscape areas within five feet of such driveway.

(5)

Engineering. Detailed specifications concerning parking lot surfacing material and parking lot drainage detention are available from the county engineer.

Screening. Landscape and building elements shall be used to screen areas of low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks, and blank walls) from off-site view. Such screening shall be established on all sides of such elements except where an opening is required for access. If access is possible only on a side that is visible from a public street, a removable or operable screen shall be required. The screen shall be designed and established so that the area or element being screened is no more than 20 percent visible through the screen.

(1)

Screening materials. Required screening shall be provided in the form of new or existing plantings, walls, fences, screen panels, topographic changes, buildings, horizontal separation, or a combination of these techniques.

Tree protection and replacement. Existing significant trees within the LOD and within a natural area buffer shall be preserved to the extent reasonably feasible and may help satisfy the landscaping requirements of this section as set forth above. Such trees shall be considered protected trees within the meaning of this section, subject to the exceptions contained in subsection (2)[b] below. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. All required landscape plans shall accurately identify the locations, species, size, and condition of all significant trees, each labeled showing the applicant's intent to either remove, transplant or protect.

Where it is not feasible to protect and retain significant existing trees or to transplant them to another on-site location, the applicant shall replace such trees according to the following schedule and requirements. Replacement trees shall be used to satisfy the tree planting standards of this section. Replacement trees shall be planted either on the development site or in the closest available planting site within 1,320 feet (one-quarter mile) of the development site.

A significant tree that is removed shall be replaced with not less than one or more than six replacement trees sufficient to mitigate the loss of value of the removed significant tree. The applicant shall select either the city forester or a qualified landscape appraiser to determine such loss based upon an appraisal of the tree to be removed by using the most recent published methods established by the council of tree and landscape appraisers. Replacement trees shall meet the following minimum size requirements:

Type	Minimum size
Canopy shade trees	3.0-inch caliper balled and burlap or equivalent
Ornamental trees	2.5-inch caliper balled and burlap or equivalent
Evergreen trees	8-foot height balled and burlap or equivalent

Trees that meet one or more of the following removal criteria shall be exempt from the requirements of this subsection:

(1)

Dead, dying, or naturally fallen trees, or trees found to be a threat to public health, safety, or welfare;

(2)

Trees that are determined by the county to substantially obstruct clear visibility at driveways and intersections;

(3)

Tree species that constitute a nuisance to the public such as cottonbearing cottonwood, Siberian elm, Russian olive, and female boxelder. Native cottonbearing cottonwood trees and female boxelder trees, when located in a natural area buffer, are not nuisance tree species.

All existing street trees that are located on public rights-of-way adjacent to the development shall be accurately identified by species, size, location, and condition on required landscape plans, and shall be preserved and protected in accordance with the standards of subsection g[7].

Tree protection specifications. The following tree protection specifications should be followed to the maximum extent feasible for all projects with protected existing trees.

Within the dripline of any protected existing tree, there shall be no cut or fill over a four-inch depth unless a qualified arborist or forester has evaluated and approved the disturbance.

All protected existing trees shall be pruned to the City of Fort Collins forestry standards.

Prior to and during construction, barriers shall be erected around all protected existing trees with such barriers to be of orange fencing a minimum of four feet in height, secured with metal t-posts, no closer than six feet from the trunk or one-half of the dripline, whichever is greater. There shall be no storage or movement of equipment, material, debris, or fill within the fenced tree protection area.

During the construction stage of development, the applicant shall prevent the cleaning of equipment or material or the storage and disposal of waste material, such as paints, oils, solvents, asphalt, concrete, motor oil or any other material harmful to the life of a tree, within the dripline of any protected tree or group of trees.

No damaging attachment, wires, signs, or permits may be fastened to any protected tree.

Large property areas containing protected trees and separated from construction or land clearing areas, road rights-of-way and utility easements may be ribboned off, rather than erecting protective fencing around each tree as required in subsection c. above. This may be accomplished by placing metal t-post stakes a maximum of 50 feet apart and tying ribbon or rope from stake to stake along the outside perimeters of such areas being cleared.

The installation of utilities, irrigation lines, or any underground fixture requiring excavation deeper than six inches shall be accomplished by boring under the root system of protected existing trees at a minimum depth of 24 inches. The auger distance is established from the face of the tree (outer bark) and is scaled from tree diameter at breast height as described in the chart below.

Tree diameter at breast height (inches)	Auger distance from face of tree (feet)
0—2	1
3—4	2
5—9	5
10—14	10
15—19	12
Over 19	15

Placement and interrelationship of required landscape plan elements. In approving the required landscape plan, the county, upon recommendation of the director (as that term in defined in the Fort Collins Land Use Code) shall have the authority to determine the optimum placement and interrelationship of required landscape plan elements such as trees, vegetation, turf, irrigation, screening, buffering, and fencing, based on the following criteria:

Protecting existing trees, natural areas and features;

Enhancing visual continuity within and between neighborhoods;

Providing tree canopy cover;

Creating visual interest year round;

Complementing the architecture of a development;

Providing screening of areas of low visual interest or visually intrusive site elements;

Establishing an urban context within mixed-use developments;

Providing privacy to residents and users;

Conserving water;

Avoiding reliance on excessive maintenance;

Promoting compatibility and buffering between and among dissimilar land uses;

Establishing spatial definition.

Landscape materials, maintenance and replacement.

Topsoil. To the maximum extent feasible, topsoil that is removed during construction activity shall be conserved for later use on areas requiring revegetation and landscaping.

Soil amendments. Prior to installation of plant materials, areas that have been compacted or disturbed by construction activity shall be thoroughly loosened. Organic amendments, such as compost, peat, or aged manure, shall be thoroughly incorporated at a rate of at least three cubic yards of amendment per 1,000 square feet of landscape area.

Plant materials. The selection of plant materials shall be based on the local climate and site conditions. A list of allowable and preferred plant species that are highly adaptable to the local urban environment shall be available from city forester.

Plant quality. All plants shall be A-grade or No. 1 grade, free of any defects, of normal health, height, leaf density, and spread appropriate to the species as defined by American Association of Nurserymen standards.

Installation. All landscaping shall be installed according to sound horticultural practices in a manner designed to encourage quick establishment and healthy growth. All landscaping in each phase shall either be installed or the installation shall be secured with a letter of credit, escrow, or performance bond for 125 percent of the value of the landscaping prior to the issuance of a certificate of occupancy for any building in such phase.

Maintenance. Trees and vegetation, irrigation systems, fences, walls, and other landscape elements shall be considered as elements of the project in the same manner as parking, building materials, and other site details. The applicant, landowner, or successors in interest shall be jointly and severally responsible for the regular maintenance of all landscaping elements in good condition. All landscaping shall be maintained free from disease, pests, weeds and litter, and all landscape structures, such as fences and walls, shall be repaired and replaced periodically to maintain a structurally sound condition.

Replacement. Any landscape element that dies, or is otherwise removed, shall be promptly replaced based on the requirements of this section.

Mitigation. Healthy, mature trees that are removed by the applicant or by anyone acting on behalf of or with the approval of the applicant shall be replaced with not less than one or more than six replacement trees sufficient to mitigate the loss of value of the removed tree. The applicant shall select either the city forester or a qualified landscape appraiser to determine such loss based upon an appraisal of the removed tree, using the most recent published methods established by the council of tree and landscape appraisers. Larger than minimum sizes (as set forth in subsection A.4.d. above shall be required for such replacement trees.

10.

Irrigation. Provision shall be made for permanent, automatic irrigation of all plant material, with the following exceptions:

Certified xeriscape landscaping which does not require any irrigation for survival.

Trees and other plants used to landscape a residential local street parkway adjacent to lots for single-family detached dwellings.

11.

Utilities. Landscape and utility plans shall be coordinated. The following list sets forth minimum dimension requirements for the most common tree/utility separations. Exceptions to these requirements may occur where utilities are not located in their standard designated locations, as approved by the county, upon recommendation of the director (as that term in defined in the Fort Collins Land Use Code). Tree/utility separations shall not be used as a means of avoiding the planting of required street trees.

Forty feet between street trees and street lights. Fifteen feet between ornamental trees and street lights.

Ten feet between trees and water or sewer lines.

Four feet between trees and gas lines.

Street trees on local streets planted within the eight-foot wide utility easement may conflict with utilities. Additional conduit may be required to protect underground electric lines.

12.

Visual clearance or sight distance triangle. Except as provided in subparagraphs a. and b. below, a visual clearance triangle, free of any structures or landscape elements over 24 inches in height, shall be maintained at street intersections and driveways in conformance with the standards contained in the City of Fort Collins Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways.

No more than 42 inches in height when located within the visual clearance triangle described in [this] section 12, and, if over 32 inches in height within such triangle, fences shall be constructed of split rail with a minimum dimension of 12 inches between horizontal members.

Deciduous trees may be permitted to encroach into the clearance triangle, provided the lowest branch of any such tree shall be at least six feet from grade.

13.

Revegetation. When the development causes any disturbance within any natural area buffer zone, revegetation shall occur as required in subsections IV.D.2. (natural area buffer zone) and III.A.6. (tree protection and replacement).

14.

Alternative compliance. Upon request by an applicant, the county, upon recommendation of the director (as that term is defined in the city's land use code) may approve an alternative landscape and tree protection plan that may be substituted in whole or in part for a landscape plan meeting the standards of this section.

Procedure. Alternative landscape plans shall be prepared and submitted in accordance with submittal requirements for landscape plans. Each such plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purposes of this section than would a plan which complies with the standards of this section.

In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required above, the county, upon recommendation of the director (as that term is defined in the city's land use code) shall take into account whether the alternative preserves and incorporates existing vegetation in excess of minimum standards, protects natural areas and features, maximizes tree canopy cover, enhances neighborhood continuity and connectivity, fosters non-vehicular access, or demonstrates innovative design and use of plant materials and other landscape elements.

Access, circulation and parking.

Purpose. This section is intended to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency, and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Sidewalk or bikeway extensions off-site may be required based on needs created by the proposed development. This section sets forth minimum parking requirements in terms of handicapped parking, landscaping, and shared parking. It also addresses the placement of drive-in facilities and loading zones.

General standard. The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians and transit, throughout the proposed development and to and from surrounding areas, safely and conveniently and shall contribute to the attractiveness of the development. The on-site pedestrian system must provide adequate directness, continuity, street crossings, visible interest and security as defined by the standards in this section. The on-site bicycle system must connect to the Fort Collins on-street bikeway network. Connections to the off-road trail system shall be made, to the extent reasonably feasible.

Development standards. All applications and administrative site plan reviews as defined in section 3.0 [sic] shall meet the following standards:

Safety considerations. To the maximum extent feasible, pedestrians shall be separated from vehicles and bicycles.

(1)

Where complete separation of pedestrians and vehicles and bicycles is not possible, potential hazards shall be minimized by the use of techniques such as special paving, grade separations, pavement marking, signs, or striping, bollards, median refuge areas, traffic calming features, landscaping, lighting or other means to clearly delineate pedestrian areas, for both day and night use.

(2)

Where pedestrians and bicyclists share walkways, the pedestrian/bicycle system shall be designed to be wide enough to easily accommodate the amount of pedestrian and bicycle traffic volumes that are anticipated. A minimum width of eight feet shall be required and shall meet American Association of State Highway and Transportation Officials (AASHTO) guidelines, Guide for Development of Bicycle Facilities, August 1991, or any successor publication. Additional width of up to four feet may be required to accommodate higher volumes of bicycle and pedestrian traffic within and leading to neighborhood commercial centers, schools and parks.

Curbcuts and ramps. Curbcuts and ramps shall be located at convenient, safe locations for the physically disabled, for bicyclists, and for people pushing strollers or carts. The location and design of curb cuts and ramps shall meet the requirements of the Uniform Building Code as adopted and amended by Fort Collins and the Fort Collins' Americans With Disabilities Act ramp standards and shall avoid crossing or funneling traffic through loading areas, drive-in lanes, and outdoor trash storage/collection areas.

Site amenities. Development plans shall include site amenities that enhance safety and convenience and promote walking or bicycling as an alternative means of transportation. Site amenities may include bike racks, drinking fountains, canopies and benches as described in the Fort Collins Bicycle Program Plan and Pedestrian Plan as adopted by the city.

Bicycle facilities. Commercial, industrial, civic, employment, and multifamily residential uses shall provide bicycle facilities to meet the following standards:

(1)

Bicycle parking. A minimum number of bicycle parking spaces shall be provided, equal in number to five percent of the total number of automobile parking spaces provided by the development, but not less than one.

(2)

Location. For convenience and security, bicycle parking facilities shall be located near building entrances, shall be visible from the land uses they serve, and shall not be in remote automobile parking areas. Such facilities shall not, however, be located so as to impede pedestrian or automobile traffic flow nor so as to cause damage to plant material from bicycle traffic.

(3)

Design. Bicycle parking facilities shall be designed to allow the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Bicycle parking facilities shall be at least two feet in width and five and one-half feet in length with additional back-out or maneuvering space of at least five feet.

Walkways.

(1)

Directness and continuity. Walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. Connecting walkways shall link street sidewalks with building entries through parking lots. Connecting walkways shall be grade separated from the parking lot, with a paved surface not less than six feet in width. Drive aisles leading to main entrances shall have walkways on both sides of the drive aisle.

(2)

Street crossings. Where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The material and layout of the pedestrian access shall be continuous as it crosses the driveway, with a break in continuity of the driveway paving and not in the pedestrian access way. The pedestrian crossings must be well-marked using pavement treatments, signs, striping, signals, lighting, traffic calming techniques, median refuge areas, and landscaping.

(3)

Visual interest and security. Connecting off-street walkways must be equipped with lighting. Standards shall be spaced a maximum of 30 feet apart, and shall not exceed ten feet in height. Clear and direct lines of sight shall be provided in pedestrian settings to increase visibility and security. Any service areas (loading docks or storage areas) adjacent to connecting walkways shall be fully screened from view.

Direct on-site access to pedestrian and bicycle destinations. The on-site pedestrian and bicycle circulation system must be designed to provide, or allow for, direct connections to major pedestrian and bicycle destinations, including, but not limited to, parks, schools, neighborhood commercial centers, neighborhood commercial districts and transit stops that are located either within the development or adjacent to the development as required, to the maximum extent feasible. The on-site pedestrian and bicycle circulation system must also provide, or allow for, on-site connections to existing or planned off-site pedestrian and bicycle facilities at points necessary to provide direct pedestrian and bicycle travel from the development to similar major pedestrian destinations located within the neighborhood. In order to provide direct pedestrian connections to these destinations, additional sidewalks or walkways not associated with a street, or the extension of a sidewalk from the end of a cul-de-sac to another street or walkway may be required.

Off-site access to pedestrian and bicycle destinations. Off-site pedestrian or bicycle facility improvements may be required in order to comply with the requirements of subsection III.B.5.a. (parking lot layout) and subsection III.C. (transportation level of service requirements).

Transportation impact study. In order to identify those facilities that may be required in order to comply with these standards, all development plans must submit a transportation impact study approved by the county engineer, which study shall be prepared in accordance with the transportation impact study guidelines maintained by the city.

Access and parking lot requirements. All vehicular use areas in any proposed development shall be designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and emergency vehicles).

Pedestrian/vehicle separation. To the maximum extent feasible, pedestrians and vehicles shall be separated through provision of a sidewalk or walkway. Where complete separation of pedestrians and vehicles is not feasible, potential hazards shall be minimized by using landscaping, bollards, special paving, lighting, and other means to clearly delineate pedestrian areas.

Access. Unobstructed vehicular access to and from a public street shall be provided for all off-street parking spaces. Vehicular access shall be provided in such manner as to protect the safety of persons using such access or traveling in the public street from which such access is obtained and in such manner as to protect the traffic-carrying capacity of the public street from which such access is obtained.

Location. Only off-street parking areas provided to serve uses permitted in a zone district predominated by residential uses will be allowed in such district.

(1)

[Required on same lot]. Required off-street parking spaces shall be located on the same lot or premises as the building or use for which they are required unless:

(a)

Such spaces are provided collectively by two or more buildings or uses on adjacent lots in a single parking area located within the boundaries of those adjacent lots, and the total number of parking spaces supplied collectively is equal to the number of spaces required by this subsection for each use considered separately; or

(b)

An alternative location is approved by the county engineer.

(2)

[Parking in front yard]. Parking of any vehicle in the front yard of a lot on which exists a single-family or two-family dwelling shall be prohibited unless such vehicle is parked on an improved area having a surface of asphalt, concrete, rock, gravel, or other similar inorganic material, and such improved area has a permanent border.

(3)

Guest parking. Off-street guest parking spaces in multifamily developments shall be distributed proportionally to the dwelling unit locations that they are intended to serve. Such parking shall not be located more than 200 feet from any dwelling unit that is intended to be served.

(4)

Pavement. All open off-street parking and vehicular use areas shall be surfaced with asphalt, concrete or other material in conformance with city specifications.

(5)

Lighting. Light fixtures provided for any off-street parking area adjacent to a residential use or residentially zoned lot shall shield the source of light from sight and prevent the spillover of direct light onto the residential use, while still providing security to motorists, pedestrians and bicyclists.

(6)

Maintenance. The property owner shall be responsible for maintaining any vehicular use area in good condition and free of refuse and debris and all landscaping in a healthy and growing condition, replacing it when necessary as determined by the city forester.

Parking lot layout.

Circulation routes. Parking lots shall provide well-defined circulation routes for vehicles, bicycles and pedestrians.

Traffic control devices. Standard traffic control signs and devices shall be used to direct traffic where necessary within a parking lot.

Orientation. Parking bays shall be perpendicular to the land uses they serve to the maximum extent feasible. Large parking lots shall include walkways that are located in places that are logical and convenient for pedestrians.

Landscaped islands. To the maximum extent feasible, landscaped islands with raised curbs shall be used to define parking lot entrances, the ends of all parking aisles, and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways.

Points of conflict. The lot layout shall specifically address the interrelation of pedestrian, vehicular and bicycle circulation in order to provide continuous, direct pedestrian access with a minimum of driveway and drive aisle crossings. Remedial treatment such as raised pedestrian crossings, forecourts, and landings, special paving, signs, lights, and bollards shall be provided at significant points of conflict.

User needs. Layout and design shall anticipate the needs of users and provide continuity between vehicular circulation, parking, pedestrian and bicycle circulation. Pedestrian drop-off areas shall be provided where needed, especially for land uses that serve children or the elderly.

Shared parking. Where a mix of uses creates staggered peak periods of parking demand, shared parking calculations shall be made to reduce the total amount of required parking. Retail, office, institutional, and entertainment uses may share parking areas. In no case shall shared parking include the parking required for residential uses.

On-street parking. Any on-street parking within or immediately adjacent to the site shall be counted toward the parking requirement of the subject use.

Lot size/scale. Large surface parking lots shall be visually and functionally segmented into several smaller lots according to the following standards:

(1)

Large parking lots shall be divided into smaller sections by landscape areas. Each section shall contain a maximum of 200 cars.

(2)

Parking bays shall extend no more than 15 spaces without an intervening tree, landscape island, or peninsula.

Truck traffic. All developments that generate truck traffic that is anticipated to adversely affect a neighborhood by creating noise, dust, or odor problems shall avoid or mitigate those impacts either through physical design or operational procedures.

Setbacks. Any vehicular use area containing six or more parking spaces or 1,800 or more square feet shall be set back from the street right-of-way and the side and rear yard lot line, (except a lot line between buildings or uses with collective parking) consistent with the provisions of this section, according to the following table:

Location	Minimum average of entire landscaped setback area (feet)	Minimum width if setback at any point (feet)
Along an arterial street	15	5
Along a nonarterial street	10	5
Along a lot line	5	5

_____

10.

Parking lots—required number of spaces for type of use.

Handicapped parking.

(1)

Handicapped spaces. Parking spaces for the physically handicapped shall have a stall width of 12 feet unless the space is parallel to a pedestrian walk. Other dimensions shall be the same as those for standard vehicles. Any such spaces shall be designated as being for the handicapped with a raised standard identification sign.

(2)

Location. Handicapped parking spaces shall be located as close as possible to the nearest accessible building entrance, using the shortest possible accessible route of travel. When practical, the accessible route of travel shall not cross lanes for vehicular traffic. When crossing vehicle traffic lanes is necessary, the route of travel shall be designated and marked as a crosswalk.

(3)

Marking. Every handicapped parking space located in a parking lot that contains more than five total parking spaces shall be identified by a sign, centered between three feet and five feet above the parking surface, at the head of the parking space. The sign shall include the international symbol of accessibility and state "Reserved," or equivalent language.

(4)

Each parking lot shall contain at least the minimum specified number of handicap spaces as provided in the table below.

_____

NUMBER OF HANDICAPPED PARKING SPACES

Total parking spaces in lot	Minimum required number of accessible spaces
1—25	1
26—50	2
51—75	3
76—100	4
101—150	5
151—200	6
201—300	7
301—400	8
401—500	9
501—1,000	2% of total spaces
Over 1,000	20 spaces plus 1 space for every 100 spaces, or fraction thereof, over 1,000

_____

Loading zones. All development shall provide loading zones and service areas adequately sized to accommodate the types of vehicles that use them. Such loading zones and service areas shall be indicated on the development plan.

11.

Landscaping. The following minimum standards shall apply to all parking lot landscaping plans:

Landscaping coverage. At least six percent of the interior space of any parking lot containing at least 1,800 square feet and containing not less than six or more than 100 spaces, and ten percent of the interior space of any parking lot with more than 100 spaces, shall be devoted to landscaping meeting the standards set forth in this section.

Installation. Except as provided herein, no certificate of occupancy for property with an off-street parking area required to provide landscaping in conformance with these regulations shall be issued unless all landscaping on the property has been installed in accordance with an approved landscape plan for such property. In the event that such landscape installation has not been completed, an occupancy permit may be issued upon the receipt by the county of a cash deposit, bond, letter of credit or other satisfactory financial guarantee in the amount of 125 percent of the estimated cost of the landscaping improvements determined by an executed contract to install such landscaping or by adequate appraisals of such cost. Such bond, cash deposit or equivalent shall further guarantee the continued maintenance and replacement of the landscaping for a period of two years after installation, but the amount of the same shall be reduced after installation is completed to 25 percent of the actual cost of such landscaping. Any bond, cash deposit or equivalent deposited pursuant to this requirement shall be released upon certification by the city's building permits and inspections administrator that the required landscaping program has been completed and maintained in accordance with the requirements of the bond.

Landscape irrigation. Except as provided herein, no certificate of occupancy shall be issued for any building on any portion of a property required by section III.A.10. to have an irrigation system, unless the entire irrigation system has been installed in accordance with an approved irrigation plan for such property. In the event that such irrigation system installation has not been completed, a certificate of occupancy may be issued upon the receipt by the county of a bond, cash deposit or equivalent conditioned on and guaranteeing the installation of the entire irrigation system shown on the approved irrigation plan. Such bond, cash deposit or equivalent shall be in the amount of 125 percent of the estimated cost of the irrigation system determined by an executed contract to install such irrigation system or by adequate appraisals of such cost. Any bond, cash deposit or equivalent deposited pursuant to this requirement shall be released upon certification by the city that the required irrigation system has been completed in accordance with the requirements of the bond.

Site lighting.

Purpose. The intent of this section is to focus on the actual physical effects of lighting, as well as the effect that lighting may have on the surrounding neighborhood. Exterior lighting shall be evaluated in the development review process to ensure that the functional and security needs of the project are met in a way that does not adversely affect the adjacent properties or neighborhood. The degree to which exterior night lighting affects a property owner or neighborhood will be examined considering the light source, level of illumination, hours of illumination, and need for illumination in relation to the effects of the lighting on adjacent property owners and the neighborhood.

General standard. All development, except developments that contain only single-family residential uses, shall submit for approval a proposed lighting plan that meets the functional security needs of the proposed land use without adversely affecting adjacent properties or the community.

Lighting levels. With the exception of lighting for public streets, all other project lighting used to illuminate buildings, parking lots, walkways, plazas or the landscape, shall be evaluated during the development review process. The following chart gives minimum lighting levels for outdoor facilities used at night.

_____

Area/Activity *	Footcandle
Building surrounds (non-residential)	1.0
Bikeways along roadside
Commercial areas	0.9
Intermediate areas	0.6
Residential areas	0.2
Walkways along roadside
Commercial areas	0.9
Intermediate areas	0.6
Residential areas	0.5
Park walkways	0.5
Pedestrian stairways	0.3
Loading and unloading platforms	20.0
Parking areas	1.0
Playground	5.0

*Illuminating Engineering Society (IES) Lighting Handbook

Design standards. The lighting plan shall meet the following design standards:

Site lighting that may be confused with warning, emergency or traffic signals is prohibited.

Background spaces like parking lots shall be illuminated as unobtrusively as possible to meet the functional needs of safe circulation and of protecting people and property. Foreground spaces, such as building entrances and plaza seating areas, shall utilize local lighting that defines the space without glare.

Light sources shall be concealed or shielded to the maximum extent feasible to minimize the potential for glare and unnecessary diffusion on adjacent property.

The style of light standards and fixtures shall be consistent with the style and character of architecture proposed on the site.

Light sources must produce accurate color rendition. Incandescent, mercury vapor and high pressure sodium light sources all have good color rendition and are permitted light sources.

Maximum on-site lighting levels shall not exceed ten footcandles, except for loading and unloading platforms where the maximum lighting level shall be 20 footcandles.

Light levels measured 20 feet beyond the property line of the development site (adjacent to residential uses or public rights of way) shall not exceed one-tenth footcandle as a direct result of the on-site lighting.

Alternative compliance. Upon request by an applicant, the county, upon recommendation of the director (as defined in the city's land use code) may approve an alternative lighting plan that may be substituted in whole or in part for a plan meeting the standards of this section.

Procedure. Alternative compliance lighting plans shall be prepared and submitted in accordance with submittal requirements for lighting plans as set forth in this section. The plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purpose of this section than would a plan which complies with the standards of this section.

In reviewing the proposed alternative plan, the county, upon recommendation of the director (as that term is defined in the city's land use code) shall consider the extent to which the proposed design protects natural areas from light intrusion, enhances neighborhood continuity and connectivity, fosters non-vehicular access, and demonstrates innovative design and use of fixtures or other elements.

Fencing and walls. Fencing and walls shall meet the following standards:

If used along collector or arterial streets, such features shall be made visually interesting and shall avoid creating a tunnel effect by integrating architectural elements, such as brick or stone columns, incorporating articulation or openings into the design, varying the alignment or setback of the fence, softening the appearance of fence lines with plantings or similar techniques. In addition to the foregoing, and to the extent reasonably feasible, fences and sections of fences that exceed 100 feet in length shall vary the alignment or setback of at least one-third of the length of the fence or fence section (as applicable) by a minimum of five feet.

Materials: Chain link fencing with or without slats shall not be used as a fencing material for screening purposes.

Fences or walls shall be:

No more than four feet high between the front building line and front property line;

No more than four feet high if located on a side yard line in the front yard, except if required for demonstrated unique security purposes;

No more than six feet high if located on a rear property line or on a side yard line in a rear yard;

No more than 42 inches in height when located within the visual clearance triangle described in section III.A.12, and, if over 32 inches in height within such triangle, fences shall be constructed of split rail with a minimum dimension of 12 inches between horizontal members.

For the purpose of this section, the height of a fence or wall shall be the distance from the top of the fence or wall to the original finished grade of the lot directly under the fence or wall. Any berm, wall or similar feature that is constructed for the purpose of increasing the height of a fence or wall shall be considered to be a part of the fence or wall.

IV.

NATURAL AREAS AND FEATURES.

Purpose. The purpose of this section is to ensure that when property is developed consistent with its zoning designation, the way in which the proposed physical elements of the development plan are designed and arranged on the site will protect the natural areas and features both on the site and in the vicinity of the site.

General standard. To the maximum extent feasible, the development plan shall be designed and arranged to ensure that no disturbance shall occur to any natural area as a result of the development, and that impacts and disturbance to natural areas and the plants and wildlife inhabiting those areas shall be minimized through the use of natural area buffer zones. If any development generates a disturbance to a natural area or to a natural feature located in a natural area, the development project shall restore to the community such lost natural resource either on or off the site. Any such restoration or replacement shall be roughly equivalent to the loss suffered by the community because of the disturbance.

Establishment of limits of development and natural area buffers. For every development subject to this section, the applicant shall propose, and the county planning director upon recommendation of the director (as that term is defined in the city's land use code) shall establish on the project development plan, limits of development (LOD) lines and natural area buffers according to the criteria set forth below.

Establishment of limits of development. The LOD shall indicate the specific areas of a site within which the developed project may be constructed and within which the development activity shall be contained. In establishing the LOD, which may be multiple and noncontiguous on a site, the county planning director shall consider and apply the following criteria:

If any portion of the development site is identified as a natural area or feature on the Fossil Creek Reservoir Area Environmental Assessment Map, the ecological and wildlife use characterization of such identified areas shall be taken into account and protected through the establishment of the LOD. (The boundary of any natural area shown on the Fossil Creek Reservoir Area Environmental Assessment Map is only approximate). The actual boundary of any natural area to be shown on a project development plan shall be proposed by the applicant, and established by the county planning director through site evaluations and reconnaissance, and shall be based on the ecological characterization of the natural area in conjunction with the map. The county planning director may also require to be shown as natural areas on the project development plan, any areas not currently included on the Fossil Creek Reservoir Area Environmental Assessment Map, but possessing such characteristics (e.g., wetlands or riparian areas) as would have supported their inclusion on the Fossil Creek Reservoir Area Environmental Assessment Map, if such areas are discovered during site evaluation and/or reconnaissance associated with the development review process. When establishing the LOD, the county planning director shall consider the professional recommendations of the county parks and open lands department, the City of Fort Collins Natural Resources Department, and the Colorado Division of Wildlife.

In establishing the boundaries of a wetland, the applicant and the county planning director shall use soil samples, ecological characterization, and hydrological evidence, to the extent that such are in existence, and/or are requested of and provided by the applicant. The county planning director may also utilize the standards and guidelines and/or the professional recommendations of the U.S. Army Corps of Engineers, the U.S. Fish and Wildlife Service, the Colorado Division of Wildlife, the Larimer County Parks and Open Lands Department, and the City of Fort Collins Natural Resources Department in establishing such boundaries. In no instance shall the boundary of a wetland be defined as less inclusive than that which would be included in the wetland according to the standards and guidelines in use by the U. S. Army Corps of Engineers at the time of development review.

In establishing the LOD, the following shall also be taken into account:

(1)

Protection of scenic views.

(2)

Erosion prevention and control, including but not limited to protection of natural drainage channels and compliance with an approved stormwater drainage management plan.

(3)

Preservation of significant native trees and other native site vegetation, including protection of natural area buffers.

(4)

Conservation of water, including but not limited to preservation of existing native vegetation, reduction in amounts of irrigated areas, and similar considerations.

(5)

Stream corridor and wetland protection and buffering.

(6)

Site topography, including but not limited to such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, and scenic topographic features.

(7)

Floodplains and floodways.

(8)

Wildlife movement corridors.

(9)

Natural area buffers as delineated below.

(10)

The practical needs of approved construction activity in terms of ingress and egress to the developed project and necessary staging and operational areas.

Establishment of natural area buffers. The natural area buffer shall range from 100 feet to 1,320 feet from any identified natural area. No development shall occur in the natural area buffer except for the purposes and under the circumstances set forth in this section; provided, however, that when justified by ecological data and/or studies, or when there exists the potential for a substantial adverse impact to sensitive or specially valued species, or when strict application of this subsection will impose an exceptional and undue hardship upon the property owner or developer, the county planning director may increase or decrease the buffer requirement as reasonably appropriate under such circumstances. In establishing the natural area buffers, which may be multiple and noncontiguous on a site, the county planning director shall consider and apply the following criteria:

The foreseeable impacts of development on the wildlife usage or ecological character or function of the natural area.

The ecological and wildlife use characterization of the natural area.

The existence of wildlife movement corridors.

The extent of floodplains and floodways.

The type, amount, and extent of existing vegetation on the site.

The existence of special habitat features identified by the Colorado Division of Wildlife or the Fossil Creek Reservoir Area Plan, such as key raptor habitat features, including nest sites, night roosts, and key feeding areas; key production areas, wintering areas, and migratory feeding areas for waterfowl; key use areas for wading birds and shorebirds; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule deer winter concentration areas; prairie dog colonies over 50 acres in size; key areas for rare, migrant, or resident butterflies; areas of high terrestrial or aquatic insect diversity; remnant native prairie habitat; plains cottonwood riparian woodlands; and any wetland greater than one-quarter acre in size.

The character of the proposed development in terms of use, density, traffic generation, quality of runoff water, noise, lighting, and similar potential development impacts.

Buffers for sensitive wildlife resources known to occur in the study area for the Fossil Creek Reservoir Area Plan, as recommended by the Colorado Division of Wildlife, including: bald eagle winter roost sites (1,320 feet); bald eagle hunting and feeding sites (660 feet to 1,320 feet); colonial nesting sites for great-blue herons and black-crowned night herons (825 feet); and waterfowl, shorebird, or wading bird production areas, wintering areas, or feeding areas (300 feet).

Ecological characterization. If the development site is located within the Fossil Creek Reservoir Resource Management Area as identified in the Fossil Creek Reservoir Area Plan, or if the development site contains or is within 500 feet of a natural area, or if it is determined by the county planning director, upon information or from inspection, that the site likely includes areas with wildlife, plant life, and/or other natural characteristics in need of protection, and if Larimer County does not then possess the information required by this subsection to establish the LOD or the natural area buffer or to apply review standards set forth below, then the county planning director shall commission, at the developer's expense, a report prepared by a professional qualified in the areas of ecology, wildlife biology, or other relevant discipline that describes, without limitation, the following:

The wildlife use of the natural area showing the species of wildlife using the area, the times or seasons that the area is used by those species and the value (meaning feeding, watering, cover, nesting, roosting, perching) that the area provides for such wildlife species;

The boundary of wetlands in the area, as determined in establishing the LOD, and a description of the ecological functions and characteristics provided by those wetlands;

Any prominent views from or across the site;

The pattern, species, and location of any significant native trees and other native site vegetation;

The bank, shoreline, and high-water mark of any perennial stream or body of water on the site;

Areas inhabited by or frequently utilized by sensitive and specially valued species;

Special habitat features;

Wildlife movement corridors; and

The general ecological functions provided by the site and its features.

Development standards and guidelines.

Limits of development.

No construction activity, including, without limitation, grading, excavation, or stockpiling of fill material, shall be permitted within the limits of development, whether to provide for a building site, on-site utilities or services, or for any roads or driveways prior to the approval by the county planning director of an erosion and sedimentation control plan for the development.

To the maximum extent feasible, no development, grading, or vegetation removal or alteration shall occur as a part of the development project or associated construction activity outside the LOD except as provided in subsection c below.

The county planning director may allow disturbance or construction activity outside the LOD for the following limited purposes:

(1)

Mitigation of development activities;

(2)

Restoration of previously disturbed or degraded areas;

(3)

Emergency public safety activities and utility installations when such activities and installations cannot reasonably be contained within the LOD or other nearby developed areas;

(4)

Construction of a trail or pedestrian walkway that will provide public access for educational or recreational purposes when such trails or walkways cannot reasonably be contained within the LOD or other nearby developed areas;

(5)

The enhancement of the habitat values and/or other natural resource values of a natural area.

Natural area buffers.

Agricultural activities, including farming and grazing, shall be allowed within the natural area buffer, notwithstanding the following sections.

Except for agricultural activities no disturbance shall occur within any natural areas buffer, and no person shall engage in any activity that will disturb, remove, fill, dredge, clear, destroy, or alter any area, including vegetation within natural areas, including without limitation lakes, ponds, stream corridors, and wetlands, except as provided in subsection d below.

If the development causes any disturbance within the natural area buffer, whether by approval of the county planning director, or otherwise, the applicant shall undertake restoration and mitigation measures within the natural area buffer such as regarding and/or the replanting of native vegetation. The applicant shall undertake mitigation measures to restore any damaged or lost natural resource either on or off site at the discretion of the county planning director. Any such mitigation or restoration shall be roughly equivalent to the loss suffered by the community because of the disturbance, and shall be based on such mitigation and restoration plans and reports as have been requested, reviewed, and approved by the county planning director. Unless otherwise authorized by the county planning director, if existing vegetation (whether native or nonnative) is destroyed or disturbed, such vegetation shall be replaced with native vegetation and landscaping.

The county planning director may allow disturbance or construction activity within the natural area buffers for the following limited purposes:

(1)

Mitigation of development activities;

(2)

Restoration of previously disturbed or degraded areas;

(3)

Emergency public safety activities and utility installations when such activities and installations cannot reasonably be contained within the LOD or other nearby areas of development;

(4)

Construction of a trail or pedestrian walkway that will provide public access for educational or recreational purposes when such trail or walkway cannot reasonably be contained within the LOD or other nearby areas of development;

(5)

Wildlife habitat management.

Protection of wildlife habitat and ecological character.

Construction timing. Construction shall be organized and timed to minimize disturbance of sensitive or specially valued species occupying or using on-site and adjacent natural areas.

Prairie dog removal. Before the commencement of construction on the development site, any prairie dogs inhabiting portions of the site within the limits of development shall be relocated or humanely eradicated by the developer by methods approved by the county health department and the Colorado Division of Wildlife.

Sensitive or specially valued species. If the development site is located within the Fossil Creek Reservoir Resource Management Area, or if the development site contains or is within 500 feet of a natural area, and the ecological characterization report required pursuant to subsection C.3. above shows the existence in such natural area of a plant or wildlife species identified by the Fossil Creek Reservoir Area Plan or Larimer County as a sensitive or specially valued species, or by state or federal agencies as threatened or endangered, then the development plan shall include provisions to ensure that any habitat contained in any such natural area or in the adjacent natural area buffer which is of importance to the use or survival of any such species shall not be disturbed or diminished, and, to the maximum extent feasible, such habitat shall be enhanced.

Connections. If the development site contains existing natural areas that connect to other off-site natural areas, to the maximum extent feasible the development plan shall preserve such natural area connections. If natural areas lie adjacent to (meaning in the region immediately round about) the development site, but such natural areas are not presently connected across the development site, then the development plan shall, to the extent reasonably feasible, provide such connection. Such connections shall be designed and constructed to allow for the continuance of existing wildlife movement between natural areas and to enhance the opportunity for the establishment of new connections between natural areas for the movement of wildlife.

Wildlife conflicts. If wildlife that may create conflicts for the future occupants of the development (including, but not limited to, prairie dogs, beaver, deer and rattlesnakes) are known to exist in areas adjacent to or on the development site, then the development plan must, to the extent reasonably feasible, include provisions such as barriers, protection mechanisms for landscaping and other site features to minimize conflicts that might otherwise exist between such wildlife and the developed portion of the site.

Lakes/riparian area protection.

Lakes, reservoirs, and ponds. If the development site contains a lake, reservoir or pond, the development plan shall include such enhancements and restoration as are necessary to provide reasonable wildlife habitat and improve aesthetic quality in areas of shoreline transition and areas subject to wave erosion. The development plan shall also include a design that requires uniform and ecologically and aesthetically compatible treatment among the lots or tracts surrounding a lake, reservoir or pond with regard to the establishment of erosion control protection and shoreline landscaping on or adjacent to such lots or tracts. Waterbodies and features, such as reflecting pools and lagoons, constructed as new landscaping features of a development project shall be exempt from the standards contained in this subparagraph.

Streambank stabilization. When streambank stabilization is required by the county planning director, native vegetation shall be utilized for such purpose, and engineered stabilization techniques such as exposed riprap shall be avoided, to the maximum extent feasible. The use of native vegetation shall be the principal means of streambank stabilization, and the use of riprap for streambank stabilization shall be restricted to locations where the use of vegetation techniques is not reasonably feasible.

Design and aesthetics. To the extent reasonably feasible, projects located within the area identified in the Fossil Creek Reservoir Area Plan as the "resource management area" shall be designed to complement the visual context of the natural area. Techniques such as architectural design, site design, the use of native landscaping, and complementary colors, screening and building materials shall be utilized in satisfying this standard, and protective covenants shall be established to ensure that such techniques are utilized following initial approval of the development.

Stormwater drainage/erosion control. All stormwater drainage and erosion control plans shall meet the standards contained in the Larimer County Stormwater Design Standards for design and construction and shall, to the maximum extent feasible, utilize nonstructural control techniques, including but not limited to:

Limitation of land disturbance and grading;

Maintenance of vegetated buffers and natural vegetation;

Minimization of impervious surfaces;

Use of terraces, contoured landscapes, runoff spreaders, grass or rock-lined waterways;

Use of infiltration devices;

Use of recharge basins, seepage pits, dry wells, seepage beds, or ditches, porous pavement, or Dutch drains;

Water rights. To the extent that a development plan proposes the creation of water features, such [as] lakes, ponds, streams or wetlands, the plan must include clear and convincing evidence that such water features will be supplied with sufficient water whether by natural means or by the provision of sufficient appropriative water rights. No development plan shall be approved which would have the effect of injuring or diminishing any legally established water supply for any natural area.

Access to natural areas. In the event that the development plan contains or abuts a publicly owned natural area, the development plan shall include such easements and rights-of-way as are necessary to allow reasonable access for the public to such natural area, unless such access is deemed by the county planning director to be unnecessary and undesirable for the proper public utilization of the natural area. Any such access requirement or dedication shall be credited (based upon a fair market value analysis) against any open space dedication or fee-in-lieu thereof required by the county. If the development site contains any privately owned natural area, any access provided to such area, whether for private or public use, shall be designed and managed in such manner as to minimize the disturbance of existing wildlife using such area.

Standards for protection during construction.

Designation. LODs and natural area buffers as approved by the county planning director shall be shown on the final plan for development. LODs and natural area buffers shall be designated in the field prior to commencement of excavation, grading or construction with fencing or other methods approved by the county planning director.

Barrier fencing. Construction barrier fencing shall be provided at the limits of development during construction. For the protection of trees and clumps of trees to be preserved within a natural area buffer that is to be disturbed, tree protection specifications as described in subsection III.A.7.a. and c. through g. shall be followed.

Proof of compliance.

If a proposed development will disturb an existing wetland, the developer shall provide to the county planning director a written statement from the U.S. Army Corp of Engineers that the development plan fully complies with all applicable federal wetland regulations as established in the federal Clean Water Act.

The developer shall also provide to the county planning director written statements from such other governmental agencies having jurisdiction and which have been identified in writing by the county planning director, that the development plan fully complies with all applicable state (including county) and federal environmental regulations. Such written statements shall be provided to the county planning director prior to the scheduling of the hearing for the project development plan.

(Res. No. 12062005R012, Exh. A, Item 3, 12-6-2005)

WATER QUALITY.

The development shall comply with all applicable local, state and federal water quality standards, including, but not limited to, those regulating erosion and sedimentation, storm drainage and runoff control, solid wastes, and hazardous substances. Projects shall be designed so that precipitation runoff flowing from the site is treated in accordance with the criteria set forth in the Larimer County Stormwater Design Standards. Treatment measures may include, but shall not be limited to:

Minimization of impervious surfaces

Runoff spreaders

Infiltration devices

Extended detention

Constructed wetlands

Sand filters

Water quality inlets

Windsor Growth Management Area

Supplementary Regulations to the Windsor Growth Management Area (GMA) District.

Applicability.

These supplementary regulations shall apply to all requests for rezoning to PD planned development, special review, or planned land division in that portion of unincorporated Larimer County that is in the Windsor GMA overlay zone district, in accordance with section 4.2.1 of the Larimer County Land Use Code, as amended.

Except as modified by these supplementary regulations, all county regulations, standards and procedures shall apply within the Windsor GMA district. Appeals, interpretations and variances, including those applied at the building permit stage, shall be processed and decided upon by the county as provided for in the Larimer County Land Use Code, as amended.

Land use type, density and intensity.

In the event that land within the Windsor GMA district is rezoned to PD planned development, approved by special review, or platted as a planned land division, the land use type, density and intensity requirements as set forth on Map 1, dated May 20, 2003 incorporated herein by reference and as specified below shall apply.

High density estate single-family residential area;

Neighborhood and general commercial area;

Residential mixed use area; and

Parks, open space, mineral extraction and floodplain area on Map 1, dated May 20, 2003.

Purpose: Lands within the high density estate single-family residential area, the neighborhood and general commercial area, or the residential mixed use area that are platted as a planned land division or rezoned to PD planned development shall be developed as clustered single-family residential detached homes, within the density limitations of section 4.1.2, FA-1 farming district and following the same requirements as a residential conservation development per section 5.3 of the Larimer County Land Use Code, as amended, except that such land division shall be titled as a planned land division rather than a conservation development, that all dwelling units shall be single-family detached structures, and that section 5.3.6.A.6 shall not apply. Such development must be served by a public water system and a public sanitary sewer system.

Lands in the parks, open space, mineral extraction and floodplain area are primarily intended for parks, open space and mineral extraction and should remain open and generally free from development so as to protect natural environmental elements including, but not limited to, floodplains, major drainage ways and other flood prone areas as identified by the Federal Emergency Management Agency (FEMA). However, if lands in the parks, open space, mineral extraction and floodplain area are platted as a planned land division or rezoned to PD planned development, they shall do so in accordance with the high density estate single-family residential area requirements above.

Principal uses and structures: Land within the Windsor GMA district that is rezoned to PD planned development, approved for a special review use or platted as a planned land division shall be subject to section 4.1.2, FA-1 farming of the Larimer County Land Use Code, as amended, except that the following principal uses and structures shall be prohibited:

(a)

Greenhouse, garden supply center

(b)

Commercial poultry farm

(c)

Feed yard, feedlot

(d)

Kennel

(e)

Fur farm

(f)

Packing facility

Accessory uses and structures: Land within the Windsor GMA district that is rezoned to PD planned development, approved for a special review use or platted as a planned land division shall be subject to section 4.3.10, accessory uses and structures of the Larimer County Land Use Code, as amended, except as modified below:

(a)

Home occupations in accordance with the Larimer County Land Use Code, as amended, with the further requirement that there shall be no advertising display, outdoor storage, merchandise sold or displayed for sale or other indications of the home occupation on the premises.

(b)

Storage buildings, barns and garages in accordance with the Larimer County Land Use Code, as amended, except that use of items such as semi-trailers (with or without running gear), truck bodies, mobile homes or other structures that were not constructed or intended for the specific purpose of use as a storage building is strictly prohibited.

(c)

Outside storage of vehicles in accordance with the Larimer County Land Use Code, as amended, with the further requirement that there shall be no outdoor storage of agricultural equipment.

(d)

The following accessory uses and structures shall be prohibited:

(i)

Guest quarters

(ii)

Extended family dwellings

(iii)

Farmsteads

Minor special review: Land within the Windsor GMA district that is rezoned to PD planned development, approved by special review or platted as a planned land division shall not be allowed those land uses requiring a minor special review.

Development standards.

All requests to the county for rezoning to PD planned development, special review, and/or planned land division shall meet either the Larimer County development standards, as contained within the Larimer County Land Use Code, as amended, or these supplementary regulations, whichever is more stringent.

Planned land divisions or rezoning to PD planned development on properties proposed for development that are not eligible for annexation to the town shall be required to develop within the density limitations of section 4.1.2, FA-1 farming district and following the same requirements as a residential conservation development per section 5.3 of the Larimer County Land Use Code, as amended, except that such land division shall be titled as a planned land division rather than a conservation development, that all dwelling units shall be single-family detached structures, and that section 5.3.6.A.6 shall not apply. Such development must be served by a public water system and a public sanitary sewer system.

(Res. No. 09162003R012, § 2, 9-16-03; Res. No. 12062005R012, Exh. A, Item 3, 12-6-2005; Res. No. 01222008R001, Exh. A, 1-22-2008; Res. No. 08102010R001, Exh. A, 8-10-2010)

                    
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