CITY PLANNING COMMISSION AGENDA ITEM NO: 6 STAFF: CARL SCHEULER FILE NO: CPC CA LEGISLATIVE

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1 Page 61 CITY PLANNING COMMISSION AGENDA ITEM NO: 6 STAFF: CARL SCHEULER FILE NO: CPC CA LEGISLATIVE PROJECT: ADDING NEW PART 8 TO CHAPTER 7, ARTICLE 3 OF THE ZONING CODE (SECTIONS ) PERTAINING TO FORM-BASED ZONING DISTRICTS SPONSOR: CITY OF COLORADO SPRINGS COMPREHENSIVE PLANNING AND LAND USE REVIEW DIVISIONS OWNER: N/A PROJECT SUMMARY: Amendment of the Zoning Code ( Code ) to enable the City to subsequently adopt regulating plans which would apply form-based zoning to selected areas within the city. The regulating plan currently under development is the Downtown Colorado Springs Form-Based Code which will be considered by the Planning Commission at a later hearing. Refer to FIGURE 1 for a text version of the proposed new Code Part, and to FIGURE 2 for the proposed ordinance language. Please note that Figure 2 contains the official legal language for the Code change, in the event there might be a discrepancy between the two documents. Staff recommends approval of the Ordinance amending the Colorado Springs Zoning Code by adding a new Part 8 to Chapter 7, Article 3 entitled Form-Based Zoning Districts (new Sections ) and making other conforming amendments throughout the Code. BACKGROUND: Just over three years ago local residents, downtown property owners, elected officials, developers, local leaders, and City staff came together to create the Imagine Downtown Plan - a vision for the future of downtown Colorado Springs. Staff is currently in the process of transforming the Imagine Plan into an official master plan for Downtown Colorado Springs. To implement many of the policies and objectives of the new master plan, City staff and a group of Downtown stakeholders drafted a series of new development standards, referred to as form-based code standards. The Downtown Colorado Springs Form-Based Code is intended to build upon the success of our urban core and expand the mixture and density of uses to improve Downtown s vibrant pedestrian character and create more livable neighborhoods. The Code in conjunction with a new master plan for Downtown are the key documents that carry forward the City s vision to promote economic vitality, sustainable growth, and a better quality of life for all citizens. The impetus for this Code change has been the desire to implement the results of the 2007 Imagine Downtown process and pending new Imagine Downtown Master Plan through adoption of a form-based zoning plan uniquely tailored to the Downtown area. Form-based zoning generally focuses less on the uses of buildings and more on the form and structure of those buildings, especially as that form relates

2 Page 62 uses of buildings and more on the form and structure of those buildings, especially as that form relates to the public spaces (the public realm ). Nationally, the use of form-based zoning has been most often directed toward downtown areas because the uses of buildings in these areas tend to be particularly dynamic, and the application of traditional use based euclidian zoning has been problematic in these areas. However, some municipalities have applied a more encompassing approach to form-based zoning by applying it in larger areas or even throughout their communities. More general information on Form-Based Zoning is available from the Form-based Codes Institute at STAKEHOLDER PROCESS AND INVOLVEMENT: All applicable City agencies and departments were asked to review and comment. The stakeholder process relating to the overall Downtown form-based zoning effort has been very extensive; although it has been focused primarily on the approach to and particulars of the proposed new zoning district for Downtown, and not as much on this broader enabling Code change. The Downtown Stakeholders Committee (made up of Downtown property owners, business owners, quasigovernmental representatives and adjacent neighborhood representatives) was provided with presentations on and copies of this draft Code Amendment beginning on July 17, 2008, and its text is largely unchanged since that time. This general approach (amending the Code to allow for form-based zone districts to be applied for and approved without the need to amend the Code for each individual district) has been incorporated as part of the numerous presentations City staff have given to groups such as City Council, Planning Commission, the Downtown Development Authority, the Colorado Springs Urban Renewal Authority, the Council of Neighborhood Organizations, the Mill Street Neighborhood Association and the Organization of Westside Neighbors, during the past six months. There have been very few comments or concerns on this aspect of the process. This document was also reviewed by Mr. Kevin Klinkenberg of 180 Urban Design & Architecture who was hired as a peer reviewer primarily for the update to the Downtown Master Plan and the formbased zoning plan for Downtown. Mr. Klinkenberg suggested that a better approach might be to adopt the Downtown form-based zoning plan as an amendment to the Zoning Ordinance and therefore eliminate the need for this Code amendment. City planning staff and the City Attorney s Office do not recommend that approach for both legal and pragmatic reasons as outlined elsewhere in this staff report. Mr. Klinkenberg also had a few technical suggestions, some of which are incorporated into this latest draft. Overall, Mr. Klinkenberg noted that the general spirit of this Code amendment was fine in terms of enabling the implementation of form-based zoning. On February 26, 2009, the Housing and Building Association Land Use Committee was generally briefed on this proposed Code amendment approach, and there no questions or concerns expressed. ANALYSIS OF REVIEW CRITERIA/MAJOR ISSUES/COMPREHENSIVE PLAN AND MASTER PLAN CONFORMANCE: Regulatory Approach At this time, the intent of the City is to allow for accommodation of applications for unique form-based zoning districts for different areas of the City much like the adoption of Planned Unit Development zoning plans. There are two basic approaches to implementing a unique form-based district through the Code. One would be to adopt each new form-based district (e.g. the pending Downtown Form District) as a direct amendment to the Code. The other is to amend the Code in a more general fashion to allow for a form-based zone district to be applied for and potentially approved under the authority of the Code but without the need to encompass the details of each form-based plan into the Code itself. Although only the Downtown Form-Based District is being contemplated for approval at this time, this enabling approach allows for the option of creating a form-based zoning plan for other areas of the city if this were desired and determined to be appropriate in the future. The City Attorney s Office has recommended this second enabling approach because it allows the option of using form-based zoning

3 Page 63 throughout the city, rather than just one particular area of the city. The enabling approach also has the advantage of not cluttering the Code itself with the necessary (and potentially changing) regulatory detail that will be integral to the successful implementation of form-based zoning for the Downtown and potentially other areas. Although this proposed Code change is intended to be an overall regulatory framework, which leaves the details of form-base zoning to the subsequent form-based plans, it is much more than a simple procedural template. This part of the Code also establishes the parameters which would need to be met in determining if a form-based zoning plan (the regulating plan ) is appropriate and viable for a given area. The essential parameters include, but are not limited to the need for a broad community-based visioning process in conjunction with the development of the regulating plan and attention to the standards, criteria and details necessary to properly regulate the form of buildings related to the public realm. Attention to all modes of transportation is paramount, with the pedestrian mode particularly critical in form-based zoning plans. Under this proposed Code amendment, the actual zoning for any new Form-Based Zoning district (FBZ) would be implemented by a regulating plan which would set forth the requirements and guidelines to be used in administering the zoning within the identified area. Major Elements and Implications The purpose and intent of the 14 sections of this proposed Code amendment is summarized as follows: : PURPOSE: -This section ties the FBZ option to the Comprehensive Plan and sets for broad purposes : REQUIREMENTS: -This section requires a regulating plan, and makes it clear that the elements of the FBZ plan itself are prescriptive in the same way as zoning is, and not guidelines : ESTABLISHMENT AND DEVELOPMENT OF AN FBZ ZONE AND RELATIONSHIP TO OTHER CITY REGULATIONS: -This section sets forth the procedures related to, among other things, what properties may be zoned FBZ, how a petition may be filed, notice and neighborhood meetings, relationship to overlay districts, and relationships to the balance of the Zoning Code. The current draft requires a waive-able minimum of fifty (50) acres or 500,000 sq. ft. of existing or planned building space in order to submit a petition for FBZ zoning. The petition may be originated by either the City or a private landowner. This Code amendment essentially allows the FBZ Plan to substitute unique requirements in place of most of those normally found in Articles 2-5 of the Zoning Code. The option of setting up an independent design review board is also found in this section : ESTABLISHMENT OF THE FORM, MIX AND INTENSITY OF LAND USES: plan. -This section clarifies that the form, mix and intensity of uses are to be set forth in the regulating : REGULATING PLAN REQUIREMENTS: -This critical section sets forth the requirements for the content of the regulating plan including but not limited to: boundaries, tie to legislatively adopting land use plans, building form standards, public space standards, allowable uses, and glossary of terms. If a design review board were proposed, the regulating plan must also establish the responsibilities and procedures for that board. Because an FBZ regulating plan is intended to essentially supersede and replace the Zoning Code for the applicable area

4 Page 64 of the city, it is critical that the regulating plan contain all the necessary elements which will allow it to fulfill this function : REVIEW CRITERIA FOR FBZ REGULATING PLANS: -This section contains the meat of the Code related to reviewing the regulating plan for consistency with City expectations. These criteria are much like PUD criteria, but are also focused on the special criteria which are unique to FBZ zoning. These include having a strong grounding in a community-based visioning process, emphasis on the public realm and attention of all modes of transportation, particularly pedestrian-scale design : REVIEW CRITERIA FOR DEVELOPMENT PLAN: -The criteria in this section are to be used to review the administratively approved development plans, which will be required to implement most land uses in an FBZ district. This is a limited section in part because it refers to other sections of the Code, but also because the intent of the development plan review process is to keep this step streamlined and based on objective standards in most cases. In other words, if the use is consistent with the regulating plan, and meets other related requirements, the use should be approved : MAINTENANCE OF COMMON AREAS: -This section is in place to assure that maintenance of improvements and amenities in the public realm have been appropriately addressed : FBZ REGULATING PLAN AND DEVELOPMENT PLAN AMENDMENTS: -This section sets forth the process for amending the regulating plan after it is first approved. Although it is anticipated that regulating plans may need to be amended after some experience with their use, what is noteworthy here is that, as an element of the zoning of the City, these regulating plans can only be amended by ordinance with hearings by the Planning Commission and City Council : AMENITIES IN PHASED PROJECTS: -The purpose of this section is to provide assurances that the amenities contemplated by the regulating plan, will either be provided or have the proper financial assurances in place, at the appropriate time : SUBDIVISION AND PUBLIC IMPROVEMENTS: -This section addresses the provision and/or guarantee of public improvements in those cases where subdivision will occur : WAIVER OR MODIFICATION OF SUBDIVISION CODE REQUIREMENTS: -Planning Commission waiver of certain subdivision-related requirements is allowed for in this section, based on findings that approval of the waiver can be determined to provide one or more of the identified benefits to the City : DEVELOPMENT AGREEMENTS: -Currently, language concerning the use of development agreements in the City Zoning Code is limited primarily to the Planned Unit Development (PUD) district. This section would allow the use of development agreements in FBZ districts. The assumption and rationale is the FBZ projects, with their emphasis on improvements in the public ream, will create a demand and in some cases, a communitybased need for these agreements.

5 Page : INCENTIVES IN THE FORM-BASED ZONE DISTRICTS: -This section pertains to the potential use of regulatory incentives in an FBZ zone district. However, it is noted that the key incentive for most users will be the inherent use-related flexibility of an FBZ district combined with the anticipated streamlined development approval process. Option for a Review Board With respect to this proposed Code change (as distinct from the Downtown regulating plan), the only potentially controversial issue that has emerged from the review, input and stakeholder processes relates to the potential use of a separate review board in the implementation of form-based plans. In association with the pending Downtown Form-Based Plan, there has been a debate as to whether a separate review board is necessary and appropriate, or whether the Planning Commission should fulfill this function. If a review board is allowed in the case of Downtown, it will likely be a unique entity appointed by City Council to make land use decisions within the Downtown form-based zone district. The current draft of this Code amendment contains the following permissive language in Section : I. In the event a review board with decision-making authority, is established in conjunction with an FBZ zone district, any decision of this board shall ultimately be appealable to City Council. This language provides the maximum latitude to Council in subsequently determining whether a review board is appropriate for a given FBZ district, and if so, what the function and make-up of that board should be. Limitations of Form-Based Zoning as an Impact Planning Tool Although form-based zoning has a variety of distinct advantages, the inherent land use flexibility in these systems will likely create a challenge related to using zoning as a land use impact planning tool. With conventional zoning, the lists of permissible uses, densities and dimensional limits can be used in combination to generally project likely and maximum impacts related such factors as traffic generation, school locations and capacity, and the need for park facilities. With form-based zoning, it will likely be more difficult to evaluate whether existing systems are adequate to support the more open-ended uses and densities proposed in the new zoning plan, and then to use the approved zoning as a planning tool to project future demand. Conformance with City Master Plan The City Comprehensive Plan was last comprehensively updated in This was well before the form-based zoning movement had much traction nationally and well be before form-based zoning options were being actively considered for the City of Colorado Springs area. However, that said many of the Goals, Objectives and Policies in the Comprehensive Plan clearly support this Form-Based Zoning Code amendment, along with the concurrent efforts to develop a form-based zoning plan for Downtown Colorado Springs. The large number of policies and objectives excerpted below demonstrate the clear alignment between form-based zoning and the Comprehensive Plan. With some policies and objectives, the supporting nexus is direct, while with others a reasonable assumption can be made that form-based zoning will provide both the land use flexibility and the form-related direction needed to further implement the Comprehensive Plan. Excerpted language is shown in italics. A limited number of staff comments are included parenthetically.

6 Page 66 Comprehensive Plan Goals, Objectives, Policies and Strategies: Land Use Pattern Objective LU 2: Develop A Land Use Pattern That Preserves the City s Natural Environment, Livability, And Sense of Community A more focused land use pattern should be planned to better protect open spaces and natural resources, deliver public facilities and services more effectively, provide a greater range of options for housing in neighborhoods, preserve the unique character of the community, and make available a greater range of choices in modes of transportation. Policy LU 203: Develop a Land Use Pattern that is Mutually Supportive with the Intermodal Transportation System Develop a land use pattern that supports, and is in turn supported by, increased pedestrian, bicycle, and transit travel and that reduces the need for automobile use. Strategy LU 203a: Locate the Places that People Use for Their Daily Needs and Activities Close to Each Other Group and link the places used for living, working, shopping, schooling, and recreating and make them accessible by transit, bicycle, and foot, as well as by car. Strategy LU 203b: Concentrate and Mix Uses Concentrate and mix activities and uses in and around defined centers in order to create more diversity and synergy between uses, combine destinations, support more effective transit service, and provide viable pedestrian and bicycle access and circulation. Strategy LU 203c: Define the Functional Relationships between the Elements of the Land Use Pattern and the Elements of the Intermodal Transportation System Develop criteria and guidelines that define how each element in the land use pattern should incorporate the four major modes of travel - pedestrian, bicycle, transit, and automobile; and show the appropriate level of application of each mode to access and circulation; and define the desired transitions between modes. (Although form-based zoning does not directly regulate uses in most cases it indirectly provides a good option to implement these desired land use patterns) Land Use Mix Objective LU 3: Develop A Mix of Interdependent, Compatible, and Mutually Supportive Land Uses. Over the past several decades, the location and design of development have created a pattern of isolated, disconnected, single-purpose land uses. An alternative to this type of land use pattern is one that integrates multiple uses, shortens and reduces automobile trips, promotes pedestrian and bicycling accessibility, decreases infrastructure and housing costs, and in general, can be provided with urban services in a more costeffective manner. Policy LU 301: Promote a Mixed Land Use Pattern Promote development that is characterized by a mix of mutually supportive and integrated residential and nonresidential land uses, and a network of interconnected streets with good pedestrian and bicycle access and connections to transit. Strategy LU 301b: Develop Criteria for Integrating Mixed Uses in New and Established Development Areas Develop criteria for integrating mixed uses in areas of new development and within existing neighborhoods. Complimentary uses may be located in proximity to one another on a single parcel or across multiple parcels,

7 Page 67 or within a single building or group of buildings as appropriate. Policy LU 302: Encourage Development of Mixed-use Activity Centers Encourage the development of activity centers designed to include a mix of uses that compliment and support each other, such as commercial, employment-related, institutional, civic, and residential. A walkable, pedestrian friendly environment will tie the mix of uses in activity centers together. Activity centers will vary in size, intensity, scale, and types of uses depending on their function, location, and surroundings. Activity centers will be designed so they are compatible with, accessible from, and serve as a benefit to the surrounding neighborhood or business area. Strategy LU 302a: Promote an Integrated Pedestrian Circulation System Design pedestrian sidewalks and pathways in activity centers so that they function as an integral part of the overall circulation system. Provide pedestrian connections for activity centers, linking parking areas, transit stops, and surrounding neighborhoods with principal and complimentary uses within the center. Strategy LU 302b: Promote Pedestrian Orientation of New Activity Centers to the Public Right-of-Way and Public Spaces Orient buildings within activity centers toward the street, sidewalks, or public spaces to facilitate pedestrian access and circulation. Strategy LU 302c: Promote Compatibility between Land Uses of Differing Intensities Design and develop mixed land uses to ensure compatibility and appropriate transitions between land uses that vary in intensity and scale. Strategy LU 302d: Revise Development Regulations to Allow Mixed Uses within Buildings Revise zoning and building regulations to allow housing, mixed-use developments and structures, including vertical mixes-use (multi-story buildings) with housing, and/or offices located above ground floor retail services in activity centers. Strategy LU 302e: Incorporate Mixed-use Activity Center Principles into the Design of New and Redeveloping Employment and Commercial Centers Design and develop commercial and employment centers as activity centers that include a range of integrated uses, such as retail, concentrated office, research and development, institutional, entertainment, and civic activities. Policy LU 303: Promote A Pedestrian-oriented and Transit-oriented Development Pattern Promote a land use pattern that reduces reliance on automobile travel and supports pedestrian-oriented and transit-oriented development. Strategy LU 303a: Design Pedestrian Friendly Environments Plan and design neighborhoods and activity centers as coordinated pedestrian friendly environments. Strategy LU 303b: Adopt Standards for Connectivity and Access Adopt standards that require street and pedestrian connectivity between residential and commercial developments, civic uses, and parks to make neighborhoods more accessible, walkable, and pedestrian friendly. Adopt subdivision and development standards requiring provision of continuous sidewalks, walkways, trails, and appropriate transit facilities. Strategy LU 303c: Integrate Transit Stops into the Design of Activity Centers Integrate transit stops into the design of new and existing activity centers. The design and location of the transit stops should function as an integral part of the centers and provide adequate lighting, security, pedestrian amenities and weather protection.

8 Page 68 Infill and Redevelopment Objective LU 4: Encourage Infill and Redevelopment Encourage infill and redevelopment projects that are in character and context with existing, surrounding development. Infill and redevelopment projects in existing neighborhoods make good use of the City s infrastructure. If properly designed, these projects can serve an important role in achieving quality, mixed-use neighborhoods. In some instances, sensitively designed, high quality infill and redevelopment projects can help stabilize and revitalize existing older neighborhoods. Policy LU 401: Encourage Appropriate Uses and Designs for Redevelopment and Infill Projects Work with property owners in neighborhoods, the downtown, and other existing activity centers and corridors to determine appropriate uses and criteria for redevelopment and infill projects to ensure compatibility with the surrounding area. Strategy LU 401c: Establish Design Guidelines and a Review Process that Support Infill and Redevelopment Adopt design guidelines and standards to ensure that infill and redevelopment projects are compatible with existing neighborhoods in terms of scale and design. Incorporate them in the development review process for infill and redevelopment proposals. Strategy LU 401d: Adopt Zoning Standards and Apply Building Codes that Support Infill and Redevelopment Adopt flexible zoning standards to encourage infill and redevelopment projects. Ensure that public health and safety considerations are addressed through the appropriate building codes and standards. Apply building codes and standards to infill and redevelopment projects in a uniform and consistent manner. Strategy LU 502e: Locate Higher Density Housing as a Transition and Buffer to Residential Areas Locate higher density housing in relation to activity centers and gradually decrease the density of that housing as a transition and buffer to the surrounding residential areas Policy LU 602: Integrate Housing with Other Supportive Land Uses Integrate housing with supportive land uses, such as employment, education, health facilities, recreation and shopping, to ensure functional and attractive neighborhoods. Strategy LU 602a: Identify Supportive Land Uses Amend and adopt zoning regulations to identify land uses that work together with housing to generate the components of a mixed-use neighborhood. Strategy LU 602b: Establish Standards for Mixed-use Neighborhoods Develop standards to evaluate the integration of mixed uses into new and developing neighborhoods. (Although form-based zoning is not normally designed to specifically address infill development, its emphasis on physical design and integration within the public realm provides a very good option to implement this desired objective. Form-based zoning plans typically support many if not all of the policies, objectives and strategies excerpted above) Commercial Development Objective LU 7: Develop Shopping and Service Areas to be Convenient to Use and Compatible with Their Surroundings Strategy LU 701e: Combine Commercial and Employment Uses in Regional Centers Designed to Serve Residents throughout the City and the Region Combine commercial center with employment center uses so that they are mutually supportive in a single,

9 Page 69 integrated regional destination. Include the full range of mixed uses from regional mall anchor stores and corporate headquarters to specialty retail and higher density housing. Design commercial uses in regional centers with good external access from limited access freeways and good internal circulation via a system of commercial streets, pedestrian paths, and well designed parking. Strategy LU 701f: Encourage New Commercial Development in New and Developing Corridors to Form Activity Centers Encourage new commercial development in new and developing corridors to take place in activity centers that incorporate a mix of uses and avoid large, single-use buildings and dominating parking areas. Policy LU 702: Design Commercial Redevelopment and Infill Projects as Activity Centers Design all commercial redevelopment and infill projects as activity centers that incorporate a mix of uses, pedestrian orientation, and transit service wherever possible. Strategy LU 702b: Redevelop and Infill Commercial Uses in Mature/Development Corridors to Form Activity Centers Strategy LU 702c: Support and Encourage the Evolution of Existing Commercial Areas into Activity Centers Support and encourage the evolution and transformation over time of existing commercial areas from their exclusive auto orientation and single use functions into activity centers with mixed uses, pedestrian and transit orientation, and better relationships to the surrounding residential areas. Policy LU 703: Develop Design Standards and Guidelines for Commercial Development in Activity Centers Develop design standards and guidelines for commercial development in each type of activity center to include mixed uses, parking, pedestrian connections and circulation, bicycle and transit access, public spaces, and building placement and orientation. Strategy LU 703a: Establish Criteria for Combining Commercial Uses with Other Uses in Activity Centers Develop criteria for mixing commercial uses with other uses in a unified design for each type of activity center. Strategy LU 703b: Revise Regulations to Allow Mixed-use Development in Commercial Areas Revise zoning and building regulations to allow mixed-use developments and structures, including vertical mixed-use (multi-story buildings) with housing and/or offices located above ground floor retail and services. Ensure that fire and life safety risks in such buildings are adequately addressed. Strategy LU 703d: Develop Standards and Guidelines for Multi-modal Access and Circulation to Serve Commercial Uses in Activity Centers Develop design standards and guidelines for access and circulation for each mode to serve commercial and other mixed uses in each type of activity center. Strategy LU 703e: Encourage the Redevelopment of Obsolete Community Activity Centers and Redevelopment Corridors as Mixed-use Activity Centers Support the redevelopment of aging local commercial centers and redevelopment corridors as mixed-use activity centers. (Form-based zoning plans typically support many if not all of the policies, objectives and strategies excerpted above) Industry and Employment Objective LU 8: Integrate Employment Centers into the Wider City Land Use Pattern Strategy LU 801a: Develop Criteria for Mixed-use Employment Centers Develop criteria, standards, and guidelines for employment center design to include mixed uses, multi-modal access and circulation, and relationships to surrounding residential areas.

10 Page 70 Strategy LU 801b: Amend Regulations to Allow Mixed Uses in Employment Centers Amend zoning regulations to allow commercial businesses, services, and other complementary uses, including multifamily residential, in employment centers. Strategy LU 801d: Revise the Zoning Code to Accommodate New Building Types Revise the zoning code requirements to accommodate the construction of buildings that are appropriate to the types of industries and major employers locating in Colorado Springs. Include design guidelines and standards for mitigating the impacts of increased building height and bulk in employment centers Objective CCA 2: Quality Designed Streets City streets make up a significant portion of the public realm, and their design and appearance are major contributors to the character of Colorado Springs. Public streets can enhance the community s overall identity and image through thoughtful, quality design. Policy CCA 201: Develop a Streetscape Design Plan Design streets in a manner that is both visually appealing and addresses the functional aspects of safety, public infrastructure, and the transportation system. Shade trees, medians and parkways, a variety of landscape materials and colors, and other amenities will be included in the streetscape as appropriate to arterial, collector, and residential street classifications. Strategy CCA 201a: Develop Streetscape Design Standards Develop more visually appealing, pedestrian-attractive streets with shade trees, medians, and detached sidewalks, as appropriate, with particular emphasis on the neighborhood feel of residential streets, including consideration of narrower street standards. Design standards need to accommodate the range of facilities (utilities, transit, pedestrian facilities, etc.) as well as all modes of transportation. Strategy CCA 201b: Revise Subdivision Regulations Revise the subdivision regulations to require that developments consider the appearance of adjacent streets. Land uses adjacent to streets will contribute to the streetscape with regards to height, bulk, scale, continuity, and setback. Avoid double-frontage lots that orient the rear of lots towards the street and create walled or fenced streetscapes. Policy CCA 301: Foster the Character of Individual Areas and Elements within the Community The City will help to define and foster the unique character, image, and identity of individual areas and elements within the community. Strategy CCA 301a: Develop Design Standards and Guidelines for Land Use Designations Develop design standards and guidelines that apply generally to the land use designations on the 2020 Land Use Map. Treat the land use designations as types of places, including neighborhoods, community activity centers, commercial and employment centers, regional centers, and corridors, each with its own general standards for function and appearance. Strategy CCA 301b: Develop Design Guidelines for Neighborhoods Develop design standards and guidelines for the development of new neighborhoods to include consideration of access points, street patterns, traffic patterns, pedestrian connections, and design and location of neighborhood centers. Work with residents and property owners of existing neighborhoods to develop neighborhood-specific design guidelines. Strategy CCA 301c: Promote Downtown Promote downtown as the historic core of the community and the center for commerce and cultural activities. Continue to work with property owners and civic organizations to implement the Downtown Action Plan and build a vibrant mixed-use district.

11 Page 71 Strategy CCA 301d: Include Management and Maintenance Requirements in Design Guidelines. Design guidelines for individual areas and elements within the community will identify the associated management and maintenance requirements for implementing specific improvements. Mixed Uses Objective CCA 4: Integrate Different Land Uses The separation of land uses that exists in Colorado Springs increases the reliance on the automobile and detracts from the dynamic urban setting. Integrating land uses increases the opportunities for various modes of travel and contributes to a more interesting and appealing land use pattern. Colorado Springs will encourage new development to integrate a diversity of land uses. Policy CCA 401: Support Mixed Land Uses The City will encourage design that supports mixed land uses and promotes compatibility, accessibility, and appropriate transitions between uses that vary in intensity and scale. Strategy CCA 401a: Develop Mixed-use Design Standards and Guidelines Develop design standards and guidelines for mixed-use development. Include elements that facilitate a smooth transition between uses of differing intensities, including landscaping, density gradients, and spatial separation utilizing streets, trails and open space corridors. Mixed-use design standards and guidelines will apply to infill and redevelopment projects as well. Strategy CCA 401b: Design Mixed-use to Provide Significant Benefits Design mixed-use development, including infill and redevelopment, to provide significant benefits to the surrounding area. Strategy CCA 401c: Develop Design Standards and Guidelines for Signage in Activity Centers Develop design standards and guidelines for signage in activity centers, including neighborhood centers, community activity centers, and commercial, employment, and regional centers. Public Places Objective CCA 5: Design of Public Spaces Public spaces and civic buildings are often prominent features in the urban setting and contribute to the character and appearance of a community. The design and location of public spaces and civic buildings will serve as focal points to structure the layout and design of private uses. Policy CCA 501: Support Enhanced Civic Design Place civic facilities, such as community buildings, government offices, recreation centers, post offices, libraries, and schools, in central locations, and make them highly visible focal points. The urban design and architectural quality will express quality design, permanence, importance, community identity, and sensitivity to climate. Strategy CCA 501a: Identify Sites for Civic Facilities Identify prominent sites in newly developing areas that are suitable for civic facilities, and negotiate with property owners for the dedication or sale of such sites for potential government use. Strategy 501b: Locate and Design Public Places to Give Quality, Identity, and Focus to the Community Locate and design public spaces and civic facilities to set a standard in quality design, to provide a focal point and meeting place, and to express community identity within the context of the surrounding private development.

12 Page 72 (With its emphasis on physical design, accommodation of changing and mixed uses, and emphasis on public space, the use of form-based zoning would provide an opportunity to further policies excerpted above) It is the recommendation of the City Comprehensive Planning and Community Development Staff that the proposed Form-based Zoning amendment to City Zoning Code substantially conforms with the City Comprehensive Plan 2020 Land Use Map and the Plan s goals, objectives and policies. STAFF RECOMMENDATION: Item No: 6 CPC CA Zoning Ordinance Change Approve the Ordinance amending the Colorado Springs Zoning Code by adding a new Part 8 to Chapter 7, Article 3 entitled Form-Based Zoning Districts (new Sections ) and making other conforming amendments throughout the Code. (FIGURE 2)

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