HomeMy WebLinkAbout014 - 02/18/2020 - Approving the Montava PUD Master Plan and Montava PUD Overlay, ODP 180002 ORDINANCE NO. 014, 2020
OF THE COUNCIL OF THE CITY OF FORT COLLINS
APPROVING THE MONTAVA PUD MASTER PLAN AND
MONTAVA PUD OVERLAY, ODP 180002
WHEREAS, Land Use Code Divisions 2.15 and 4.29 provide for the establishment of a
Planned Unit Development ("PUD") Overlay that is superimposed upon existing zoning and
allows additional uses and modified densities and development standards not otherwise available
in the underlying zoning; and
WHEREAS,Land Use Code Divisions 2.15 and 4.29 set forth the applicable standards that
must be satisfied in order for a PUD Overlay to be approved and specifies that City Council is the
decision maker for PUD Overlay applications greater than 640 acres after receiving a Planning
and Zoning Board recommendation;and
WHEREAS, on February 15, 2011, City Council adopted Resolution 2011-015, adopting
City Plan as the City's comprehensive master plan(the "2011 City Plan"); and
WHEREAS, on April 16, 2019, City Council adopted Resolution 2019-048, adopting an
updated version of the 2011 City Plan (the"2019 City Plan");and
WHEREAS, because the Montava PUD Overlay application was submitted prior to
adoption of the 2019 City Plan, the 2011 City Plan and its applicable elements were utilized in
reviewing the Montava PUD Master Plan; and
WHEREAS, the City Plan elements amended in Resolution 2020-004 regarding the
Mountain Vista Subarea Plan, Resolution 2020-005 regarding the Master Street Plan, and
Resolution 2020-006 regarding the Parks and Recreation Policy Plan were elements of the 2011
City Plan,and continue to be elements of the 2019 City Plan, as amended in said resolutions; and
WHEREAS, on this date, the City Council will consider adoption on first reading of
Ordinance No. 040,2020,ratifying and adopting as of the original date of their adoption(nuns pro
tunc)the 2011 City Plan and each of its separately adopted elements,the 2019 City Plan and each
of its separately adopted elements, including but not limited to the City Plan elements adopted in
Resolution 2020-004, Resolution 2020-005, and Resolution 2020-006 (collectively, the "Plans")
and
WHEREAS,a PUD Master Plan substitutes for an Overall Development Plan and contains
the specific information regarding the associated PUD Overlay including allowable additional uses
and modified densities and development standards applicable; and
WHEREAS,no building permit for the development of any phase within the PUD Overlay
shall be issued until the City has approved a Project Development Plan and Final Plan in
conformance with the approved PUD Master Plan for the respective phase to be constructed; and
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WHEREAS, HF2M, Inc., the developer of the Montava project ("Developer"), has
submitted the Montava PUD Master flan,attached hereto as Exhibit"A"and incorporated herein,
for Council approval of the Montava PUD Overlay covering approximately 999 acres of land
located in northeast Fort Collins,legal description attached hereto as Exhibit"B"and incorporated
herein; and
WHEREAS,prior to submittal of the PUD Master Plan, preapplication hearings were held
before Council on December 13,2017,and September 25, 2018; and
WHEREAS, on August 15, 2019, the Planning and Zoning Board on a 5-0 vote
recommended that City Council approve the Montava PUD Overlay and Master Plan, including
the requested additional uses and modification of density and development standards, with a
condition of approval regarding buffers around the two abandoned oil wells within the PUD
Overlay; and
WHEREAS,the Planning and Zoning Board on a 5-0 vote further recommended that City
Council approve the amendments proposed in the Montava PUD Master Plan to the Mountain
Vista Subarea Plan, Master Street Plan, and Parks and Recreation Policy Plan, subject to certain
conditions of approval (collectively, the "Policy Plan Amendments") and recommended that
approval of the Montava PUD Master Plan be conditioned upon City Council adopting the Policy
Plan Amendments; and
WHEREAS, on January 14, 2020, and February 18, 2020, the City Council held public
hearings on the Montava PUD Overlay and PUD Master Plan at which the applicant, City staff,
and the public provided testimony and evidence for Council consideration.
NOW,THEREFORE,BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the City Council hereby makes and adopts the determinations and
findings contained in the recitals set forth above.
Section 2. That the City Council hereby approves the Montava PUD Master Plan,
attached hereto as Exhibit"A", and creates the Montava PUD Overlay,ODP 180002, finding that
the PUD Master Plan complies with the applicable Land Use Code requirements so long as the
conditions of approval contained in Exhibit "C", attached hereto and incorporated herein,
regarding the Policy Plan Amendments, oil and gas wells, parks, and Country Club Road are
fulfilled.
Section 3. That should City Council not approve on second reading,on or before April
21, 2020, Ordinance No. 015, 2020, regarding a development agreements addressing, inter alia,
extended vested rights for the PUD Master Plan, the approval of the Montava PUD Overlay and
associated Master Plan shall automatically become null and void and deemed denied.
Section 4. That this approval with conditions of the Montava PUD Overlay and
associated Montava PUD Master Plan is based upon the materials provided to City Council for the
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January 14, 2020, and February 18, 2020, hearings, the Planning and Zoning Board
recommendation, the testimony and evidence provided for and at the hearing, and Council
discussion.
Section 5. That the City Council adopts the findings provided in the City staff reports
provided for the August 15, 2019, Planning and Zoning Board hearing and the January 14, 2020,
and February 18,2020, Council hearings.
Section 6. That approval with conditions of the Montava PUD Overlay and associated
PUD Master Plan is in furtherance of the purposes of the Land Use Code and in the best interests
of the citizens of Fort Collins.
Section 7. That the approval with conditions of the Montava PUD Overlay and
associated PUD Master Plan is made in reliance on the applicable provisions of the Plans, as
hereinafter ratified and adopted in Ordinance No. 040,2020.
Section 8. That the approval with conditions of the Montava PUD Overlay and
associated PUD Master Plan as set forth herein shall be final and effective as of the effective date
of Ordinance No. 040, 2020.
Section 9. That a copy of this Ordinance with all attachments shall be recorded in the
Office of the Larimer County Clerk and Recorder promptly after the effective date of the approval
as provided in Section 8, with all recording fees paid by the Developer.
Introduced, considered favorably on first reading, and ordered published this 14th day of
January,A.D. 2020,and to be presented for final passage on the 18th da ebruary, A.D.2020.
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Passed and adopted on final reading on the 1 Sth day of February,A.D. 2020.
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EXHIBIT "A"
MOIIIINTAVA
PUD Master Plan
Summary
NOVEMBER 26, 2019
MONTAVA—PUD MASTER PLAN
The Montava — PUD Master Plan is a long—term plan for the development of
approximately 999 acres of contiguous land in the Mountain Vista Subarea of the City of
Fort Collins, Colorado ("City"), proposed and approved in accordance with Land Use
Code Division 4.29, which master plan will direct and guide subsequent project
development plans and final plans therein.
The Montava—PUD Master Plan includes the following documents:
1. This PUD Master Plan Summary
2. Montava PUD Master Plan PUD Design Narrative
3. Sheets 1 through 7 of the Montava—PUD Master Plan:
Sheet 1 Cover Sheet
Sheet 2 Existing Conditions &Natural Features Map
Sheet 3 Illustrative Master Plan
Sheet 4 Annotated Illustrative Master Plan
Sheet 5 Existing Zoning
Sheet 6 PUD Transect Districts and Special Districts
Sheet 7 Development Phasing Plan
4. Montava PUD Master Plan Uses, Densities and Development Standards
5. Permitted Land Use Code Development Standards, Appendix A
to this PUD Master Plan Summary
6. Variances from Engineering Design Standards and Proposed
Alternate Designs submitted with such variances, Appendix B
to this PUD Master Plan Summary
VESTED PROPERTY RIGHTS
Pursuant to the PUD Overlay Regulations,the uses,densities and development
standards of the Land Use Code and those for which modifications have
been granted, and the Engineering Design Standards for which variances
have been granted are eligible for vested property rights. Therefore,the
applicant submitted a vested property rights request to the City which
requests vested property rights for the items described in Appendix C to
this Master Plan Summary.
SUPPLEMENTAL DOCUMENTATION
The following documents were submitted to the City as part of the required submittal items for the
Montava — PUD Master Plan, and are on file in the Planning Department of the City and are
requested to be incorporated into the Montava record:
Context Diagram
Master Drainage Report
Preliminary Water Demand Memorandum
Master Traffic Impact Study
Phase 1 Environmental Assessment
Preliminary Subsurface Exploration Report
Ecological Characterization Report
Approved Jurisdictional Determination Letter
Review Types compared with current Land Use Code
Staff review comments and applicant's responses
Mountain Vista Subarea Plan amendment request
Master Street Plan Amendment Request
Letters of Intent
Vested Property Rights Request
The following documents were prepared to assist in the City's evaluation of Montava — PUD
Master Plan and to facilitate preparation and evaluation of future project development plans and
final development plans within the Montava—PUD Master Plan. They are on file in the Planning
Department of the City and are requested to be incorporated into the Montava record. Nothing
herein requires that any future project development plans or final development plans be designed
in accordance with such supplemental information nor does it prevent the use of designs not
included in such information. Rather, the purpose of the following documents is to memorialize
discussions which have taken place between City staff and the Developer on these matters as a
baseline for future project development plan and final development plan preparation and
evaluation.
Parks Diagram
Bicycle Plan
Block Level Detail Studies
Arterial Intersections Diagram
Pedestrian Sheds
Grading and Utility Plans
Street Sections Booklet
Information regarding TCEF percentages
Information regarding stormwater design assumptions
Information regarding utility location and design assumptions
Information regarding Natural Areas design and partnership
Information regarding park, trail, grade-separated crossings
COGCC well site documentation
Sampling and Analysis Plan, TRC,June 21, 2018
Phase II Environmental Site Assessment
Conceptual Agreement—Natural Areas—Montava Partnership
Vested property rights are not requested for the Supplemental Documentation.
Appendix A
to Montava PUD Master Plan Summary
Development Standards of the Land Use Code
Development Standards of the Land Use Code
Sec. Description Appendices*
3.2.1(K) Utilities and Traffic -Minimum dimension requirements for Appendix A-1
tree/utility and traffic control device separations,with the
exception noted in Appendix A-1
3.6.2 Streets, Streetscapes,Alleys And Easements— Appendix A-2
Transportation Network Design and Implementation
3.6.3 Street Pattern and Connectivity Standards Appendix A-3
3.6.4 Transportation Level of Service Standards Appendix A-4
3.7.3 Adequate Public Facilities Appendix A-5
3.8.7 Signs(all provisions of Sec. 3.8.7 that are not modified by Appendix A-6
Chapter 8 of the Montava PUD Master Plan Uses,Densities as amended by Ordinance
and Development Standards) No. 141,2018
3.8.26 Buffering for Residential and High Occupancy Building Appendix A-7
Units(all provisions of Sec. 3.8.26 that are not modified by
Chapter 11 of the Montava PUD Master Plan Uses,
Densities and Development Standards)
3.8.31 Urban Agriculture Appendix A-8
4.29 Planned Unit Development(PUD)Overlay Appendix A-9
*Appendices A-1 through A-9 include the text of the Land Use Code Development Standards cited
herein, as of the Effective Date of the Montava—PUD Master Plan.
Appendix A-1
to PUD Master Plan Summary
3.2.1 - Landscaping and Tree Protection
(K) Utilities and Traffic. Landscape, utility and traffic plans shall be coordinated. The following list sets
forth minimum dimension requirements for the most common tree/utility and traffic control device
separations. Exceptions to these requirements may occur where utilities or traffic control devices are
not located in their standard designated locations, as approved by the Director. Tree/utility and traffic
control device separations shall not be used as a means of avoiding the planting of required street
trees.
(1) Forty (40)feet between shade trees and streetlights. Fifteen (15)feet between ornamental trees
and streetlights. (See Figure 2.)
Figure 2
Tree/Streetlight Separations
SHADE TREES ORNAMENTAL TREES
40'
•
STREETLIGHT STREFTLIGH
AW
*(2) Twenty (20)feet between shade and/or ornamental trees and traffic control signs and devices.
(3) Ten (10)feet between trees and water or sewer mains.
(4) Six (6)feet between trees and water or sewer service lines.
(5) Four(4)feet between trees and gas lines.
(6) Street trees on local streets planted within the eight-foot-wide utility easement may conflict with
utilities. Additional conduit may be required to protect underground electric lines.
* Tree/streetlight separations greater than twenty (20)feet between shade and/or ornamental trees and
traffic control signs and devices can be required if determined by the City in connection with a project
development plan to be necessary for safe traffic operation.
Appendix A-2
to PUD Master Plan Summary
3.6.2 - Streets, Streetscapes, Alleys And Easements
(A) Purpose . This Section is intended to ensure that the various components of the transportation
network are designed and implemented in a manner that promotes the health, safety and welfare of
the City.
(B) General Standard. Public streets, public alleys, private streets, street-like private drives and private
drives shall be designed and implemented in a manner that establishes a transportation network that
protects the public health, safety and welfare. Rights-of-way and/or easements for the transportation
system shall be sufficient to support the infrastructure being proposed. The transportation network
shall clearly identify construction and maintenance responsibilities for the proposed infrastructure. All
responsibilities and costs for the operation, maintenance and reconstruction of private streets, street-
like private drives and private drives shall be borne by the property owners. The City shall have no
obligation to operate, maintain or reconstruct such private streets, street-like private drives and private
drives nor shall the City have any obligation to accept such private streets, street-like private drives
and private drives.
(C) Streets on a project development plan or subdivision plat shall conform to the Master Street 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 City Engineer.
(D) Cul-de-sacs shall be permitted only if they are not more than six hundred sixty (660) feet in length
and have a turnaround at the end with a diameter of at least one hundred (100)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
City Engineer according to established administrative guidelines and upon the recommendation of the
Poudre Fire Authority.
(E) Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets shall be permitted
except in cases where such streets are designed to connect with future streets on abutting land, in
which case a temporary turnaround easement at the end of the street with a diameter of at least one
hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be
required if no lots in the subdivision are dependent upon such street for access.
(F) If residential lots in a subdivision abut an arterial street, no access to individual lots from such arterial
street shall be permitted.
(G) Lots having a front or rear lot line that abuts an arterial street shall have a minimum depth of one
hundred fifty (150)feet.
(1) Alternative Compliance . Upon request by the applicant, the decision maker may approve an
alternative lot plan that does not meet the standard of this subsection 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 subsection.
(2) 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 3.2.1. 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 subsection than would a plan which complies with
the standards of this subsection.
(3) Review Criteria. To approve an alternative lot plan, the decision maker must first find that the
proposed alternative plan accomplishes the purpose of this subsection as well as, or better than,
a lot plan which complies with the standard of this subsection. In reviewing the proposed
alternative plan, the decision maker 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 subsection.
(H) Reverse curves on arterial streets shall be joined by a tangent at least two hundred (200) feet in
length.
(1) 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 City Engineer and the control of such strip is given to the City.
(J) Street right-of-way widths shall conform to the Larimer County Urban Area Street Standards as
approved and amended by the City Council from time to time by ordinance or resolution.
(K) Streetscape design and construction, including medians and parkways, shall conform to the Larimer
County Urban Area Street Standards as approved and amended by the City Council from time to time
by ordinance or resolution. Any permits that are required pursuant to the Larimer County Urban Area
Street Standards shall be obtained by the applicant before the construction of the street, streetscape,
sidewalk, alley or other public way (as applicable) is commenced.
(L) Public alleys shall be controlled by the following requirements:
(1) When Allowed. Public alleys in residential subdivisions shall be permitted only when: (a) they
are necessary and desirable to continue an existing pattern or to establish a pattern of alleys that
will extend over a larger development area, and (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 residential local street. Public alleys shall also be provided in
commercial and industrial areas unless other provisions are made and approved for service
access.
(2) Design Construction Requirements. All public alleys shall be constructed in conformance with
the Larimer County Urban Area Street Standards as adopted by the City Council by ordinance or
resolution, except those public alleys within the N-C-L, N-C-M and N-C-B zone districts that do
not abut commercially zoned properties and that provide access only for carriage houses and
habitable accessory buildings as such terms are described in Article 4. Dead-end alleys shall not
be allowed.
(M) Private Streets. Private streets shall be controlled by the following requirements:
(1) When Allowed. Private streets shall be allowed in a development, provided that their function will
only be to provide access to property within the development. Private streets shall not be
permitted if (by plan or circumstance) such streets would, in the judgment of the City Engineer,
attract "through traffic" in such volumes as to render such streets necessary as connections
between developments, neighborhoods or other origins and destinations outside of the
development plan.
(2) Design Requirements. Designs for private streets shall meet all standards for public streets in
accordance with the Larimer County Urban Area Street Standards, as adopted by the City Council
by ordinance or resolution. Optional treatments beyond the minimum city standards, such as
landscaped medians or other decorative features,will not be approved unless the City determines
that such treatments present no safety risk to the public and that the City's utilities will not incur
maintenance or replacement costs for their utilities above normal costs associated with the City's
standard design. As with public streets, the design of private streets must be completed by or
under the charge of a professional engineer licensed by the State of Colorado. The design for all
private streets shall be included in the utility plans for the development.
(3) Construction Requirements. The construction of all private streets shall be under the direct
supervision of a professional engineer licensed by the State of Colorado,who must certify that all
improvements for private streets have been completed in accordance with the plans approved by
the City. In addition, the construction of private streets shall be subject to inspection by the City
Engineer for compliance with city standards established in the Larimer County Urban Area Street
Standards, as adopted by the City Council by ordinance or resolution, and in accordance with the
approved plans for the development. All private streets shall be subject to the same bonding and
warranty requirements as are established for public streets.
(4) Traffic Control. All traffic control devices for the private street system, such as signs, signals,
striping, speed control devices (traffic calming) and speed limits, must meet city standards. All
plans for traffic control, including any proposed revisions, must be reviewed and approved by the
Traffic Engineer prior to installation thereof.
(5) Operation, Maintenance and Reconstruction. The developer of a private street system must
submit to the City that portion of the covenants, declarations and/or bylaws of the appropriate
property owners association which defines the responsibilities for the operation, maintenance and
reconstruction of the private street system, the costs of which must be borne by the property
owners and not the City.The documents must provide for maintenance, reconstruction, drainage,
lighting, landscaping, traffic control devices and any other special conditions. This information
must also be shown on the plat and site plan for the development with the added statement that
the City has no obligation to perform or pay for repair and maintenance or any obligation to accept
the streets as public streets. At the time of recording of the plat, the developer shall also record a
notice in the Larimer County, Colorado records showing the location of such street and identifying
the property or properties which are burdened with the obligation of operation, maintenance and
reconstruction of such street, and affirming that the City has no such obligation, or any obligation
to accept such street as a public street.
(6) Naming and Addressing. Private streets shall be named and addressed in the same manner as
public streets, in accordance with the laws and standards of the City.
(7) Gated Developments. Gated street entryways into residential developments are prohibited in
accordance with subsection 3.6.3(G). Gated entryways for private streets are also prohibited.
(N) Private Drives and Street-Like Private Drives.
(1) When Allowed.
(a) Internal access or additional cross-access. Private drives shall be allowed in a development,
provided that their function will only be to provide access to property within the development
or additional cross-access between developments that are also connected by a street(s).
Private drives shall not be permitted if (by plan or circumstance) such drives would, in the
judgment of the City Engineer, attract "through traffic" in such volumes as to render such
drives necessary as connections between developments, neighborhoods or other origins
and destinations outside of the development plan.
(b) Primary access. A private drive shall be allowed to provide primary access to a
development, provided that the drive is in compliance with subparagraph (a) above.
(c) Street-Like Private Drives. A street-like private drive shall be allowed as primary access to
facing buildings or to parcels internal to a larger, cohesive development plan, or for the
purposes of meeting other requirements for streets. Street-like private drives shall be
designed to include travel lanes, on-street parking, tree-lined border(s), detached
sidewalk(s) and crosswalks. Other features such as bikeways, landscaped medians, corner
plazas and pedestrian lighting may be provided to afford an appropriate alternative to a street
in the context of the development plan.
On-street parking for abutting buildings may be parallel or angled. Head-in parking may only
be used in isolated parking situations.
Such street-like private drives must be similar to public or private streets in overall function
and buildings shall front on and offer primary orientation to the street-like private drive.
Street-like private drives may be used in conjunction with other standards, such as block
configuration, orientation to connecting walkways, build-to-lines, or street pattern and
connectivity.
(d) Neither a private drive nor a street-like private drive shall be permitted if it prevents or
diminishes compliance with any other provisions of this Code.
(2) Design Requirements. Private drives shall be designed to meet the following criteria:
(a) If any property served by the private drive cannot receive fire emergency service from a
public street, then all emergency access design requirements shall apply to the private drive
in accordance with Section 3.6.6. An "emergency access easement" must be dedicated to
the City for private drives that provide emergency access.
(b) Private drives which must comply with Section 3.6.6 for emergency access shall be limited
to an overall length of six hundred sixty (660) feet from a single point of access (measured
as the fire hose would lay).
(c) The design of private drives shall comply with all the standards for Emergency Access as
contained in Section 3.6.6.
(d) Access locations on public or private streets shall be placed in accordance with City
standards.
(e) The connection of a private drive with a public street shall be made in accordance with City
street standards.
(f) If drainage from a private drive is channeled or directed to a public street, such drainage
shall be in accordance with City street standards.
(3) Construction Requirements. The construction of all private drives shall be under the direct
supervision of a professional engineer licensed by the State of Colorado,who must certify that all
improvements for private drives have been completed in accordance with the plans approved by
the City. In addition, the construction of private drives that will serve emergency access purposes
shall be inspected by the City Engineer for compliance with city standards and the approved plans
in the same manner as is required by the City for public streets.
(4) Operation, Maintenance and Reconstruction. The developer of a private drive must submit to the
City that portion of the covenants, declarations and/or by-laws of the appropriate property owners
association which defines the responsibilities for the operation, maintenance and reconstruction
of the private drive, the costs of which must be borne by the property owners and not the City.
The documents must provide for maintenance, reconstruction, drainage, policing and any other
special conditions. This information must also be shown on the plat and site plan for the
development with the added statement that the City has no obligation to perform or pay for repair
and maintenance or any obligation to accept the private drives as public streets. At the time of
recording of the plat, the developer shall also record a notice in the Larimer County, Colorado
records showing the location of such drive and identifying the property or properties which are
burdened with the obligation of operation, maintenance and reconstruction of such drive, and
affirming that the City has no such obligation, nor any obligation to accept such drive as a public
street or drive.
(5) Naming and Addressing. Private drives shall be named, if necessary, to comply with the
standards for Emergency Access as contained in Section 3.6.6. Addressing of the property shall
be assigned by the City in conformance with the Larimer County Urban Area Street Standards.
(6) Gated Developments. Gated street entryways into residential developments are prohibited in
accordance with subsection 3.6.3(G). Gated entryways for private drives are also prohibited.
(0) Easements. Easements shall be controlled by the following requirements:
(1) Public and private easements shall be provided on lots for utilities, public access, stormwater
drainage or other public purposes as required and approved by the City Engineer.
(2) 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 Larimer County Urban Area Street Standards as adopted by the City Council
by ordinance or resolution.
(3) Development plans shall incorporate and continue any public access easements so as to connect
them to any such easements that exist on abutting properties.
(4) The subdivider shall be responsible for adequate provisions to eliminate or control flood hazards
associated with the subdivision in accordance with Chapter 10 of the City Code. Agreements
concerning stormwater drainage between private parties shall be subject to City review and
approval.
(Ord. No. 183, 1998 §2, 10/20/98; Ord. No. 228, 1998 §92, 12/15/98; Ord. No. 99, 1999 §14,
6/15/99; Ord. No. 165, 1999 §§24 27, 11/16/99; Ord. No. 186, 2000 §2, 1/2/01; Ord. No. 107,
2001 §26, 6/19/01; Ord. No. 087, 2002 §17, 6/4/02; Ord. No. 063, 2004 §1, 4/20/04; Ord. No.
091, 2004 §§14, 15, 6/15/04; Ord. No. 198, 2004 §§12, 13, 12/21/04; Ord. No. 161, 2005 §7,
12/20/05; Ord. No. 104, 2006 §11, 7/18/06; Ord. No. 120, 2011 §13, 9/20/2011; Ord. No. 025,
2013 §12, 2/26/13; Ord. No. 086, 2014 §35, 7/1/14)
Appendix A-3
to PUD Master Plan Summary
3.6.3 - Street Pattern and Connectivity Standards
(A) Purpose. This Section is intended to ensure that the local street system is well designed with regard
to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel.
For the purposes of this Division, "local street system" shall mean the interconnected system of
collector and local streets providing access to development from an arterial street.
(B) General Standard. The local street system of any proposed development shall be designed to be
safe, efficient, convenient and attractive, considering use by all modes of transportation that will use
the system, (including, without limitation, cars, trucks, buses, bicycles, pedestrians and emergency
vehicles). The local street system shall provide multiple direct connections to and between local
destinations such as parks, schools and shopping. Local streets must provide for both intra-and inter-
neighborhood connections to knit developments together, rather than forming barriers between them.
The street configuration within each parcel must contribute to the street system of the neighborhood.
Examples 6 Explanations
(C) Spacing of Full Movement Collector and Local Street Intersections With Arterial Streets .
Potentially signalized,full-movement intersections of collector or local streets with arterial streets shall
be provided at least every one thousand three hundred twenty (1320) feet or one-quarter ('/4) mile
along arterial streets, unless rendered infeasible due to unusual topographic features, existing
development or a natural area or feature.
(D) Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets .
Additional nonsignalized, potentially limited movement, collector or local street intersections with
arterial streets shall be spaced at intervals not to exceed six hundred sixty (660) feet between full
movement collector or local street intersections, unless rendered infeasible due to unusual topographic
features, existing development or a natural area or feature.
The City Engineer may require any limited movement collector or local street intersections to
include an access control median or other acceptable access control device. The City Engineer
may also allow limited movement intersection to be initially constructed to allow full movement
access.
(E) Distribution of Local Traffic to Multiple Arterial Streets .All development plans shall contribute to
developing a local street system that will allow access to and from the proposed development, as well
as access to all existing and future development within the same section mile as the proposed
development, from at least three (3)arterial streets upon development of remaining parcels within the
section mile, unless rendered infeasible by unusual topographic features, existing development or a
natural area or feature.
The local street system shall allow multi-modal access and multiple routes from each
development to existing or planned neighborhood centers, parks and schools, without requiring
the use of arterial streets, unless rendered infeasible by unusual topographic features, existing
development or a natural area or feature.
(F) Utilization and Provision of Sub-Arterial Street Connections to and From Adjacent
Developments and Developable Parcels . All development plans shall incorporate and continue all
sub-arterial streets stubbed to the boundary of the development plan by previously approved
development plans or existing development.All development plans shall provide for future public street
connections to adjacent developable parcels by providing a local street connection spaced at intervals
not to exceed six hundred sixty(660)feet along each development plan boundary that abuts potentially
developable or redevelopable land.
(G) Gated Developments. Gated street entryways into residential developments shall be prohibited.
(H) Alternative Compliance. Upon request by an applicant, the decision maker may approve an
alternative development plan that may be substituted in whole or in part for a plan meeting the
standards of this Section.
(1) Procedure . Alternative compliance development plans shall be prepared and submitted in
accordance with submittal requirements for plans as set forth in this Section. The plan and design
shall clearly identify and discuss the alternatives proposed and the ways in which the plan will
better accomplish the purpose of this Section than would a plan which complies with the
standards of this Section.
(2) Review Criteria. To approve an alternative plan, the decision maker must first find that the
proposed alternative plan accomplishes the purposes of this Division equally well or better than
would a plan and design which complies with the standards of this Division,and that any reduction
in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the
maximum extent feasible.
In reviewing the proposed alternative plan, the decision maker shall take into account whether
the alternative design minimizes the impacts on natural areas and features, fosters nonvehicular
access, provides for distribution of the development's traffic without exceeding level of service
standards, enhances neighborhood continuity and connectivity and provides direct, sub-arterial
street access to any parks, schools, neighborhood centers, commercial uses, employment uses
and Neighborhood Commercial Districts within or adjacent to the development from existing or
future adjacent development within the same section mile.
(Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §§25, 92, 12/15/98; Ord. No. 087, 2002 §18,
6/4/02; Ord. No. 161, 2005, §8, 12/20/05)
Appendix A-4
to PUD Master Plan Summary
3.6.4 -Transportation Level of Service Requirements
(A) 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 as set forth in this Section 3.6.4.
(B) General Standard.All development plans shall adequately provide vehicular, pedestrian and bicycle
facilities necessary to maintain the adopted transportation level of service standards. The vehicular
level of service standards are those contained in Table 4-3 of the Larimer County Urban Area Street
Standards (LCUASS). The bicycle and pedestrian level of service standards are those contained in
Part II of the City of Fort Collins Multi-modal Transportation Level of Service Manual. Mitigation
measures for levels of service that do not meet the standards are provided in Section 4.6 of LCUASS.
No Transit level of service standards will be applied for the purposes of this Section. Notwithstanding
the foregoing, adopted level of service standards need not be achieved where the necessary
improvements to achieve such standards are not reasonably related and proportional to the impacts
of the development. In such cases, the Director may require improvements or a portion thereof that
are reasonably related and proportional to the impacts of the development or the requirement may be
varied or waived pursuant to LCUASS Section 4.6.
(C) Transportation Impact Study, Nominal Impact. In order to identify those facilities that are
necessary in order to comply with these standards, development plans may be required to include the
submittal of a Transportation Impact Study, to be approved by the Traffic Engineer, consistent with the
Transportation Impact Study guidelines as established in LCUASS Chapter4 .Should a Transportation
Impact Study not be required pursuant to LCUASSS Chapter 4, a proposed development shall be
deemed to have a nominal impact and shall not be subject to the transportation level of service
requirements described in this Section 3.6.4.
(Ord. No. 192, 2006 §7, 12/19/06; Ord. No. 109, 2018 , §2, 9/4/18)
Appendix A-5
To PUD Master Plan Summary
3.7.3 -Adequate Public Facilities
(A) Purpose. The purpose of the adequate public facilities (APF) management system is to establish an
ongoing mechanism which ensures that public facilities and services needed to support development
are available concurrently with the impacts of such development.
(B) Applicability. This Section shall apply to all development in the City.
(C) APF Management System.
(1) APF Management System Established. In order to implement the City's Principles and Policies,
the adequate public facilities management system ("APF management system") is hereby
established. The APF management system is incorporated into and shall be part of the
development review procedures as well as the process for issuance of Building Permits.
(2) General Requirements. The approval of all development shall be conditioned upon the provision
of adequate public facilities and services necessary to serve new development. No Building
Permit shall be issued unless such public facilities and services are in place, or the commitments
described in subparagraph (E)(1)(a)(2) below have been made, or with respect to transportation
facilities, a variance under LCUASS Section 4.6.7 or an alternative mitigation strategy under
LCUASS Section 4.6.8 has been approved. Under this APF management system, the following
is required:
(a) The City shall adopt and maintain level of service standards for the following public facilities:
transportation, water, wastewater, storm drainage, fire and emergency services, electrical
power and any other public facilities and services required by the City.
(b) No site specific development plan or Building Permit shall be approved or issued in a
manner that will result in a reduction in the levels of service below the adopted level of service
standards for the affected facility, except as expressly permitted under this Section 3.7.3
(and the referenced provisions of LCUASS).
(D) Level of Service Standards. For the purpose of review and approval of new development and the
issuance of Building Permits, the City hereby adopts the following level of service standards for the
public facilities and services identified below:
(1) Transportation.
(a) All development must have access to the Improved Arterial Street Network or to a street for
which funds have been appropriated to fund improvement as an arterial street as more
specifically required in Division 3.3.2, Subdivision Improvements, (F) Off-site Public Access
Improvements.
(b) Except as provided in subsection (E)(1) below, all development shall meet or exceed the
following transportation level of services standards:
1. The vehicular level of service standards for overall intersection level of service standards
contained in Table 4-3 of the Larimer County Urban Area Street Standards (LCUASS).
Alternative mitigation strategies are provided in LCUASS Section 4.6.8
2. The bicycle and pedestrian level of service standards are contained in Part II of the City of
Fort Collins Multi-modal Transportation Level of Service Manual. Variances for levels of
service that do not meet the standards are provided in LCUASS Section 4.6.7.
3. No transit level of service standards contained in Part II of the Multi-modal Transportation
Manual will be applied for the purposes of this Section.
(c) If any off-site improvements are required by the standards contained in this Section,
repayments for the costs of such improvements shall be provided to the developer in
accordance with the provisions of 3.3.2(F)(2).
(2) Water. All development shall provide adequate and functional lines and stubs to each lot as
required by the current City or special district, as applicable, design criteria and construction
standards.
(3) Wastewater. All development shall provide adequate and functional mains and stubs to each lot
as required by the current City or special district, as applicable, design criteria and construction
standards.
(4) Storm Drainage. All development shall provide storm drainage facilities and appurtenances as
required by Sections 26-544 and 10-37 of the Municipal Code and by all current City storm
drainage master plans, design criteria and construction standards.
(5) Fire and Emergency Services. All development shall provide sufficient fire suppression facilities
as required by the Fire Code.
(6) Electrical Power Service.All development shall have service provided as described in the Electric
Construction Policies, Practices, and Procedures, and the Electric Service Rules and Regulations
of the Fort Collins Electric Utility.
(E) Minimum Requirements for Adequate Public Facilities.
(1) The City's APF management system shall ensure that public facilities and services to support
development are available concurrently with the impacts of development. In this regard, the
following standards shall be used to determine whether a development meets or exceeds the
minimum requirements for adequate public facilities:
(a) For transportation facilities, at a minimum, the City shall require that, at the time of issuance
of any Building Permit issued pursuant to a site specific development plan, all necessary
facilities and services, as described in Section (D)(1) above, are either:
1. in place and available to serve the new development in accordance with the
development agreement, or
2. funding for such improvements has been appropriated by the City or provided by the
developer in the form of either cash, nonexpiring letter of credit, or escrow in a form
acceptable to the City.
(b) Notwithstanding the foregoing, with respect to improvements required to maintain the
applicable transportation facilities' level of service where, as determined by the Director,
such improvements are not reasonably related to and proportional to the impacts of the
development or currently desired by the City, a Building Permit may be issued pursuant to a
site specific development plan provided the developer has:
1. Agreed in the development agreement to install or fund improvements, or a portion
thereof, that are reasonably related and proportional to the impacts of the development
on the affected transportation facility or facilities; or
2. Obtained a variance regarding the affected transportation facility or facilities under
LCUASS Section 4.6.7; or
3. Agreed in the development agreement to implement an alternative mitigation strategy as
defined by LCUASS Section 4.6.8, or portion thereof, to adequately mitigate the
reasonably related and proportional impacts of the development on the affected
transportation facility or facilities; or
4. Funding for such improvements has been appropriated by the City or provided by the
developer in the form of either cash, nonexpiring letter of credit, or escrow in a form
acceptable to the City.
(c) For water and wastewater facilities, at a minimum, the City shall require that, at the time of
issuance of any building permit issued pursuant to a site-specific development plan, all
necessary facilities and services, as described in Section (D)(2) and (3) above, are in place
and available to serve the new development in accordance with the approved utility plan and
development agreement for the development.
(d) For storm drainage facilities, the City shall require that all necessary facilities and services,
as described in Section (D)(4) above, are in place and available to serve the new
development in accordance with the approved drainage and erosion control report, utility
plans and development agreement for such development. The timing of installation of such
facilities and service shall be as follows:
1. Where multiple building permits are to be issued for a project, twenty-five (25) percent of
the building permits and certificates of occupancy may be issued prior to the installation
and acceptance of the certification of the drainage facilities. Prior to the issuance of any
additional permits, the installation and acceptance of the certification of the drainage
facilities shall be required.
2. For projects involving the issuance of only one (1) building permit and certificate of
occupancy, the installation and acceptance of the certification of the drainage facilities
shall be required prior to the issuance of the certificate of occupancy.
(e) For fire and emergency services, at a minimum, the City shall require that, at the time of
issuance of any building permit issued pursuant to a site-specific development plan, all
necessary facilities and services, as described in Section (D)(5) above, are in place and
available to serve the site within the new development where the building is to be constructed
in accordance with the Fire Code and the development agreement.
(f) For electric power facilities, the following minimum requirements shall apply:
1. For residential development: The developer must coordinate the installation of the
electric system serving the development with the City's electric utility. In addition, each
application for a building permit within the development must show the name of the
development, its address, each lot or building number to be served, and the size of
electric service required. The size of electric service shall not exceed that originally
submitted to the electric utility for design purposes. Costs for installation of the electric
service line to the meter on the building will be payable upon the issuance of each
building permit.
2. For Commercial/Industrial Development: The following documents/information shall be
provided to the City's electric utility with each application for a building permit:
a. an approved and recorded final plat;
b. the final plan (two [2] copies);
c. the utility plan;
d. a one-line diagram of the electric main entrance;
e. a Commercial Service Information Form (C-1 form) completed by the developer/
builder for each service, and approved by the electric utility (Blank forms are
available at the Electric Utility Engineering Department, 970-221-6700);
f. the transformer location(s), as approved by the electric utility;
g. the name and address of the person responsible for payment of the electric
development charges; and
h. the name, of the development, building address and lot or building number.
3. Compliance with Administrative Regulations: The developer shall also comply with all
other administrative regulations and policies of the electric utility, including, without
limitation, the Electric Construction Policies, Practices and Procedures, and the Electric
Service Rules and Regulations , copies of which may be obtained from the electric utility.
(F) Transportation APF Exception. Nominal Impact. For the purpose of the transportation APF
requirements contained in this Section, a proposed development shall be deemed to have a
nominal impact and shall not be subject to the APF requirements for transportation if the
development proposal is not required to complete a Traffic Impact Study per the requirements in
Chapter 4 -Transportation Impact Study of the Larimer County Urban Area Street Standards.
(Ord. No. 107, 2001 §29, 6/19/01; Ord. No. 109, 2018 , §3, 9/4/18)
Appendix A-6
to PUD Master Plan Summary
3.8.7 - Signs
3.8.7.1 - Permanent Signs
(A) General.
(1) Signs Permitted. Permanent signs shall be permitted in the various zone districts as accessory
uses in accordance with the regulations contained in this Section. The regulations contained in
this Section 3.8.7.1 apply to permanent signs while temporary signs are regulated under Section
3.8.7.2 unless specifically provided herein.
(2) Prohibited Permanent Signs. Rooftop signs and all other signs which project above the fascia
wall, portable signs, revolving and rotating signs, inflatable signs, and wind-driven signs (except
flags in compliance with this Section 3.8.7.1) shall be prohibited in all zone districts.
(3) Nonconforming Signs.
(a) Existing signs which were erected without a permit and which, although legally permissible
at the time they were erected, have become nonconforming because of subsequent
amendments to this Code must be brought into conformance with the provisions of this
Section, as amended, within ninety (90) days of the effective date of the amendment which
caused the nonconformity.
(b) Existing on-premise signs for which a sign permit was issued pursuant to the previous
provisions of this Code, and which have become nonconforming because of an amendment
to this Code, shall be brought into conformance with the provisions of this Section 3.8.7.1
within the period of time specified in the ordinance containing the amendment which causes
the nonconformity. In determining such period of time, the City Council shall consider the
length of time since the last Code change affecting that same category of signs as well as
the cost of bringing the signs into compliance. During the period of time that the signs may
remain nonconforming, such signs shall be maintained in good condition and no such sign
shall be:
1. structurally changed to another nonconforming sign, although its content may be
changed;
2. structurally altered in order to prolong the life of the sign, except to meet safety
requirements;
3. altered so as to increase the degree of nonconformity of the sign;
4. enlarged;
5. continued in use if a change of use occurs as defined in the zoning ordinance, or if
the premises promoted by the sign comes under new ownership or tenancy and such
sign is proposed to be remodeled, repainted or otherwise changed for the purpose of
displaying the new name or other new identification of the premises; or
6. re-established after damage or destruction if the estimated cost of reconstruction
exceeds fifty (50) percent of the appraised replacement cost.
(c) Except as provided in subsection (d) below, all existing nonconforming signs located on
property annexed to the City shall be removed or made to conform to the provisions of this
Article no later than seven (7) years after the effective date of such annexation; provided,
however, that during said seven-year period, such signs shall be maintained in good
condition and shall be subject to the same limitations contained in subparagraphs (b)(1)
through (b)(6) above. This subsection shall not apply to off-premises signs which are within
the ambit of the just compensation provisions of the Federal Highway Beautification Act and
the Colorado Outdoor Advertising Act.
(d) All existing signs with flashing, moving, blinking, chasing or other animation effects not in
conformance with the provisions of this Article and located on property annexed to the City
after November 28, 1971, shall be made so that such flashing, moving, blinking, chasing or
other animation effects shall cease within sixty (60) days after such annexation, and all
existing portable signs, vehicle-mounted signs, banners and pennants located on property
annexed to the City after November 28, 1971, shall be removed or made to conform within
sixty (60)days after such annexation.
(B) Administration.
(1) Permit Required,Exceptions.
(a) The erection, remodeling, reface, or removal of any permanent sign shall require a permit
from the Director, except that no permit shall be required for the erection, remodeling or
removal of any of the following signs:
1. Signs that are required by law at the minimum size required, including but not limited
to address signs that are required by the applicable Fire Code;
2. One (1) attached sign of any type per building elevation or entrance (whichever
provides for more signs on an elevation), provided that the sign does not exceed two
(2) square feet in sign area;
3. Three (3)or fewer flags per property, or group of properties that were planned or
developed with shared pedestrian or vehicle access, hung separately or together
from a rigid, straight, building or ground-mounted flagpole, or flagpoles, and where no
flag exceeds thirty-two (32)square feet in area;
4. Signs that are less than one (1)square foot in sign area that are attached to
machines, equipment, fences, gates, walls, gasoline pumps, public telephones, utility
cabinets, and other such structures, provided that no more than two (2) of such signs
are spaced less than ten (10)feet apart, or such signs are not visible from public
rights-of-way; and
5. Window signs that are less than six (6)square feet.
(b) All sign permit applications shall be accompanied by detailed drawings indicating the
dimensions, location and engineering of the particular sign, plat plans when applicable, and
the applicable processing fee.
(2) Permit Processing. The Director shall review the sign permit application within two (2) business
days to determine if it is complete. If it is complete, the Director shall approve or deny the
application within three(3) business days after such determination. If it is incomplete,the Director
shall cause the application to be returned to the applicant within one (1) business day of the
determination, along with written reasons for the determination of incompleteness.
(C) Standards and Limitations.
(1) Limitations for Residential Districts and Uses. Signs in the N-C-L, N-C-M, U-E, R-F, R-L, L-M-N,
M-M-N, H-M-N, N-C-B, R-C and P-O-L Districts may include and shall be limited to the following:
(a) one (1) sign per public vehicular entry to a multi-family development or residential
subdivision, provided such sign does not exceed thirty-five (35) square feet in area per face
or six (6)feet in height, and has only indirect illumination
When such signs are placed on subdivision entry wall structures, only the sign face shall be
used to calculate the size of the sign;
(b) one (1) detached or attached sign per nonresidential use, provided such sign does not
exceed thirty-five (35) square feet in area per face or eight (8) feet in height (for detached
signs), and has only indirect illumination;
(c) one (1) detached or attached sign per single-family or duplex building with lot frontage on
an arterial street, provided that such sign does not exceed four (4) square feet in area per
face or five (5)feet in height, and has no illumination.
(D) General Limitations for Nonresidential Districts and Uses. Signs in the D, R-D-R, C-C, C-C-N,
C-C-R, C-G, C-S, N-C, C-L, H-C, E and I districts, or for any institutional/civic/public, business,
commercial or industrial use in a mixed-use district shall be limited to the following:
(1) such signs as are permitted in the R-L District;
(2) one (1) flag larger than thirty-two (32) square feet in area and within the permitted sign area
allowance for the property, provided no other flags are displayed;
(3) flush wall signs, projecting wall signs, window signs, freestanding signs and ground signs,
provided that the placement and use of all such signs shall be governed by and shall be within
the following limitations:
(a) For the first two hundred (200) feet in building frontage length, the maximum sign area
permitted shall be equal to two (2) square feet of sign area for each linear foot of building
frontage length.
(b) For that portion of a building frontage which exceeds two hundred (200) feet in length, the
maximum sign area permitted shall be equal to one (1) square foot of sign area for each
linear foot of building frontage length over such two hundred (200) feet. The sign area
permitted hereunder shall be in addition to the sign area permitted under(3)(a) above.
(c) In no event shall the total sign allowance for any property be less than one (1) square foot
of sign allowance for each linear foot of lot frontage.
(d) In no event shall more than three (3) street or building frontages be used as the basis for
calculating the total sign allowance as permitted in subsections (3)(a) and (3)(c) above,
inclusive.
(e) For flush wall signs consisting of framed banners, all banners shall be sized to fit the banner
frame so that there are no visible gaps between the edges of the banner and the banner
frame.
(4) For the purpose of this Section, the sign allowance shall be calculated on the basis of the length
of the one (1) building frontage which is most nearly parallel to the street it faces. If a building
does not have frontage on a dedicated public street, the owner of the building may designate the
one (1) building frontage which shall be used for the purpose of calculating the sign allowance. If
the only building frontage which fronts on a dedicated street is a wall containing no signs, the
property owner may designate another building frontage on the building on the basis of which the
total sign allowance shall be calculated, provided that no more than twenty-five (25) percent of
the total sign allowance permitted under this Article may be placed on frontage other than the
building fascia which was the basis for the sign allowance calculation. In all other cases, the sign
allowance for a property may be distributed in any manner among its building and/or street
frontages except that no one (1) building or street frontage may contain more sign area than one
hundred (100) percent of the sign area provided for by (3)(a)through (3)(c) above, inclusive.
(5) In addition to the sign allowance calculation described in paragraph (4)above, a building located
in the Downtown (D) Zone District that abuts an alley which has been improved pursuant to the
Downtown Development Authority's Alley Enhancement Project may be allowed one(1)flush wall
sign not to exceed six(6) square feet, or one (1) projecting wall sign not to exceed six (6)square
feet per side, on the rear wall of such building, provided that a public entrance to the building
exists in said wall.
(E) Limitations for Nonresidential Districts and Nonresidential Uses in the Residential
Neighborhood Sign District. There is hereby established a "Residential Neighborhood Sign District"
for the purpose of regulating signs for nonresidential uses in certain geographical areas of the City
which may be particularly affected by such signs because of their predominantly residential use and
character. The boundaries of the "Residential Neighborhood Sign District" shall be shown on a map
which shall be maintained in the office of the City Clerk. Any amendments to this map shall be made
in the same manner as amendments to the Zoning Map of the City, as provided in Article 2. The
following provisions shall only apply to project development plans proposed in the Neighborhood
Commercial Districts and neighborhood service centers, convenience shopping centers, business
service uses and auto-related and roadside commercial uses in the "Residential Neighborhood Sign
District' which are developed on or after January 15, 1993. In addition, all such provisions, except
paragraphs (14) and (15) below, shall apply to signs in neighborhood service centers, neighborhood
commercial districts, convenience shopping centers, business service uses and auto-related and
roadside commercial uses in the"Residential Neighborhood Sign District'which were developed prior
to the effective date of this Code, whenever such signs are erected or remodeled pursuant to a permit
after January 15, 1993.
(1) Signs regulated under this Section shall generally conform to the other requirements of this
Section, except that when any of the following limitations are applicable to a particular sign, the
more restrictive limitation shall apply.
(2) Signs regulated under this Section shall also conform to any locational requirements imposed by
the decision maker as a condition of the approval of the development plan.
(3) No sign shall project more than twelve (12) inches beyond the building fascia. Under-canopy
signs which are perpendicular to the face of the building shall be exempted from this requirement,
except that they shall be limited to four(4) square feet in area per face.
(4) Freestanding or ground signs shall comply with the following requirements with respect to size,
number and height:
Maximum area per Maximum number of
Maximum
Use sign face(sf. =square signs permitted per
feet) street frontage height
All Institutional, Business and Primary- 5
Commercial Uses Not Otherwise Primary-32 sf. Primary- 1 ft
Specified in this Table
Convenience Shopping Center Primary-40 sf. Primary- 1 Primary- 8
ft.
Primary- 10
Neighborhood Service Center, Primary- 55 sf Primary- 1 ft.
Neighborhood Commercial District Secondary- 32 sf Secondary- 1 Secondary-
6 ft.
(5) Freestanding signs shall be permitted only if constructed with a supporting sign structure, the
width of which exceeds seventy(70)percent of the width of the sign face. Freestanding or ground
signs shall contain no more than two (2) faces. No freestanding or ground sign shall be located
less than seventy-five (75) feet from any directly abutting property which contains an existing or
approved residential use or is zoned for residential use. For the purposes of this subsection, the
term approved shall mean having current project development plan or final plan approval.
(6) All supporting sign structures of a freestanding or ground sign shall match the primary finish and
colors of the associated building(s).
(7) All signs which are greater than four(4)square feet in area, except ground signs individual letter
signs or cabinet signs wherein only the letters are illuminated.
(8) The maximum size of flush wall cabinets or individual letters shall be as follows:
Use Maximum Cabinet or Individual
Letter Height
All Institutional, Business and Commercial Uses Not Otherwise 1 g„
Specified in this Table
Convenience Shopping Center 24"
Neighborhood Service Center, 3011*
Neighborhood Commercial District
* Any individual tenant space exceeding forty-five thousand (45,000) square feet in floor area shall be
permitted one (1) flush wall sign with individual letters not to exceed fifty-four (54) inches in height. The
maximum cabinet height shall be fifty-four(54) inches in height.
(9) If signs are illuminated, only internal illumination shall be permitted. This requirement shall not
apply to freestanding or ground signs.
(10) The length of any flush wall sign for an individual tenant space shall be limited to seventy-five
(75) percent of the width of the tenant storefront, but no sign shall exceed forty(40)feet in length;
provided, however, that any individual tenant space exceeding forty-five thousand (45,000)
square feet in floor area shall be permitted one (1)flush wall sign not exceeding fifty-five (55)feet
in length. Each tenant space shall be allowed one(1)such flush wall sign on each exterior building
wall directly abutting the tenant space. In the event that a tenant space does not have a directly
abutting exterior wall, one (1) sign not exceeding thirty (30) square feet may be erected on an
exterior wall of the building for the purpose of identifying that tenant space.
(11) The location of any flush wall sign shall be positioned to harmonize with the architectural
character of the building(s)to which they are attached, including, but not limited to, any projection,
relief, cornice, column, change of building material, window or door opening. Flush wall signs
shall align with other such signs on the same building.
(12) No illuminated sign visible from or within three hundred (300)feet of any property which contains
an existing or approved residential use or is zoned for residential use, may be illuminated between
the hours of 11:00 p.m. (or one-half ['/2] hour after the use to which it is pertains is closed,
whichever is later) and 6:00 a.m.; provided, however, that this time limitation shall not apply to
any lighting which is used primarily for the protection of the premises or for safety purposes or
any signage which is separated from a residential use by an arterial street. For the purposes of
this subsection, the term "approved" shall mean having current project development plan or final
plan approval.
(13) One (1) flush wall sign or under-canopy sign per street frontage, not to exceed twelve (12)
square feet in area, shall be permitted on or under the fascia of a canopy covering an area used
by motor vehicles (including but not limited to service station canopies, canopies over drive-in or
drive-through facilities, etc.)
(14) For the first two hundred (200)feet in building frontage length in a neighborhood service center,
the maximum sign area permitted shall be equal to one and one-quarter(11/)square feet for each
linear foot of building frontage length. For that portion of a building frontage which exceeds two
hundred (200) feet in length, the maximum sign area permitted shall be equal to two-thirds (%)
foot for each linear foot of building frontage length over such two hundred (200)feet.
(15) For the first two hundred(200)feet in building frontage length in a convenience shopping center,
or any other business or commercial use that is not a neighborhood service center or
neighborhood commercial district, the maximum sign area permitted shall be equal to one (1)
square foot for each linear foot of building frontage length. For that portion of a building frontage
which exceeds two hundred (200)feet in length, the maximum sign area permitted shall be equal
to one-half('/2)foot for each linear foot of building frontage over such two hundred (200)feet.
(16) Window signs shall cover no more than twenty-five (25) percent of the surface area of the
window or door in which such signs are placed. Temporary window signs shall not be allowed
above the first story of a building. A window sign shall be considered to be a temporary window
sign if it is displayed in the same window or door, or same approximate location outside of a
window or door, for no more than thirty(30)calendar days within a calendar year. Changes in the
message displayed on such sign shall not affect the computation of the thirty-day period of time
provided for herein.
(F) Measurement of Signs.
(1) The area of signs with regular geometric shapes shall be measured using standard mathematical
formulas. Regular geometric shapes shall include, but not be limited to, squares, rectangles,
triangles, parallelograms, circles, ellipses or combinations thereof.
(2) The area of signs with irregular shapes or of individual letter signs shall be the entire area within
a single continuous perimeter of not more than eight(8)straight lines enclosing the extreme limits
of the sign.
(3) The total measured area of a sign shall include the area of all writing, representation, lines,
emblems or figures contained within all modules, together with any air space, material or color
forming an integral part or background of the display if used to differentiate such sign from the
backdrop or structure against which it is placed.
(4) The total surface area of all sign faces shall be counted and considered to be part of the
maximum total sign area allowance.
(5) The area of all freestanding and ground signs shall include the area of the sign face(s) as
calculated in subsections (1) through (4) above, together with any portion of the sign structure
which exceeds one and one-half(1'/2)times the area of the sign face(s).
(G) Freestanding and Ground Sign Requirement.
(1) Ground signs which exceed forty-two (42) inches in height, and freestanding signs which do not
maintain free air space between a height of forty-two (42) inches and seventy-two (72) inches
above the abutting street elevation, shall be set back from the right-of-way line a distance as
established in the sight distance triangle table contained in this subsection. A freestanding sign
shall not be construed to have free air space if such sign has a base, the width of which exceeds
fifty (50) percent of the width of its face or three (3) feet, whichever is smaller. In addition,
freestanding and ground signs shall not be located closer to the right-of-way line than allowed in
the tables below that apply to such signs.
Sight Distance Triangle Setbacks (See Figure 16)
Type of street Y distancesT X distances Safe sight distance
(feet) (feet) (feet)
Right 135
Arterial 15 500
F-Left 270
�I Right 120
Collector 15 400
F- Left 220
Right 100
Local 15 300
Left 150
Figure 16
Safe Distance Triangle Setbacks
Note: All "X" distances shall be fifteen (15) feet measured perpendicular from the project flowline of the
intersecting street. For explanation of distances, see the diagram following. These distances are typical
sight distance triangles to be used under normal conditions and may be modified by the Director of
Engineering in order to protect the public safety and welfare in the event that exceptional site conditions
necessitate such modification.
Sight Distance Sight Distance
LEFT RIGHT ZZ
Sight Line Sight Line
Y
------..._...._..._�.. X
------------.-------- —- - - -- --
I
Rigth-0of--Way Line SIGN SIGN
Face of Gtiab or
Sight Distance Triangle ! Edge of Pavement
DRIVER `
i
Requirements for Freestanding Signs
(See Accompanying Text Below)
Distance from Maximum Maximum size
street right-of- height above allowed per side
way line (feet) grade(feet) (square feet)
F 0 10 20
5 10 30
F--10 12 40
F--15 12 50
F20 14 60
25 � 16 70
30 18 80
18 90 36 and more
Requirements for Ground Signs
(See Accompanying Text Below)
Distance from Maximum Maximum size
street right height above allowed per
-of-way line grade(feet) side(square feet)
(feet)
0 � 7 F 45
5 _F 8.5 60
F-10 75
F5 and more 12 90
(2) The maximum size for ground and freestanding signs shall be ninety (90) square feet per side.
The maximum height for freestanding signs shall be eighteen (18) feet above grade. The
maximum height for ground signs shall be twelve (12) feet above grade. No freestanding or
ground sign shall be built within fifteen (15) feet of any interior side lot line. The minimum
horizontal distance between freestanding or ground signs located on the same lot shall be
seventy-five (75)feet.
(3) The maximum combined sign area of all faces of a freestanding or ground sign shall be two (2)
times the maximum sign area allowed per side, based on setback. Any limitation imposed under
this Article on the size of the face of a sign shall also apply to the entire side of the sign.
(4) The required setback of any freestanding or ground sign shall be measured from the street right-
of-way line of the street frontage which is the basis for the allotment of such sign. Any such
setback shall be measured perpendicularly from the street right-of-way line to the nearest portion
of the sign face or structure.
(5) When a freestanding or ground sign is placed on a lot with two (2)or more street frontages, such
sign shall be said to abut a particular street frontage when it is located closer to that street frontage
than any other street frontage.
(6) No more than one (1) permanent freestanding or ground sign per street frontage shall be
permitted for any property or group of properties that were planned or developed with shared
pedestrian or vehicle access. No permanent freestanding or ground sign shall contain more than
three (3) cabinets or modules.
(7) If a lot has more than one (1)street frontage, the freestanding or ground sign permitted for each
frontage must abut the street frontage which is the basis for the allotment of such sign.
(8) The sign face of a single face sign must be most nearly parallel to the abutting street frontage.
The sign faces of a multi-face sign must be most nearly perpendicular to the abutting street
frontage.
(9) A drive through use,when located on a lot with frontage on only one(1)street, shall be permitted
one (1) additional freestanding or ground that is physically oriented to the drive through lane.
Such sign shall not exceed five (5)feet in height and thirty-five (35) square feet in area and shall
be limited to one (1)face. Fifty(50) percent of the square footage of such sign shall be exempted
from the total allowed for the property.
(10) A drive-in use shall be permitted up to eight (8) square feet of signage at each drive-in station
(including but not limited to menu boards, signs affixed to gasoline pumps, etc.), provided that the
sign is physically oriented to the drive-in station. The square footage of such sign shall be
exempted from the total allowed for the property.
(11) All supporting structures of ground signs shall be of the same or similar materials or colors of
the associated building(s)which house the businesses or activities advertised on the sign.
(12) When electrical service is provided to freestanding signs or ground signs, all such electrical
service shall be underground.
(13) Freestanding signs (pole signs)shall contain no more than thirty(30) percent(forty[40] percent
if located within the site distance triangle as described in paragraph 3.8.7.1(G)(1)above)free air
space between the top of the sign and the ground, vertically and between the extreme horizontal
limits of the sign extended perpendicular to the ground. A base or pole cover provided to satisfy
this requirement shall be integrally designed as part of the sign by use of such things as color,
material and texture. Freestanding signs that existed prior to December 30, 2011, and that do not
comply with this regulation shall be removed or brought into compliance by December 31, 2019,
provided that such signs otherwise comply with subparagraph (A)(3)(b)of this Section.
(H) Projecting Signs.
(1) Signs projecting over private property shall not project more than six (6)feet from the face of the
building or beyond the minimum required building setback for the zone district in which located.
Such signs shall not exceed fifteen (15)square feet per face.
(2) No sign may project over a public right-of-way in any zone district, except that signs eight(8)feet
or more above grade may project up to forty-eight (48) inches from the face of the building if the
total area for such signs is the lesser of one (1) square foot of sign for each linear foot of building
or twelve (12) square feet per face.
(3) No projecting sign shall exceed seven (7)feet in height.
(1) Flush Wall Signs and Individual Letter Signs. No flush wall or individual letter sign shall exceed
seven (7) feet in height. Flush wall and individual letter signs may not project more than twelve (12)
inches horizontally from the face of the building on which they are erected. Flush wall and individual
letter signs that are mounted on mansards or similar architectural features may not project more than
twelve (12) inches horizontally, measured at the bottom of the sign, from the surface to which they are
mounted. If the individual sections of an individual letter sign are connected by a common structure,
commonly known as a"raceway,"which provides for the electrical and/or mechanical operation of said
sign, the "raceway" must be painted to match the color of the wall to which the sign is mounted and
must be limited to a height of no more than one-half('/2)of the height of the tallest letter.
(J) Canopy Signs. No canopy sign shall project above the top of the canopy upon which it is mounted.
No canopy sign shall project from the face of a canopy. Under-canopy signs which are perpendicular
to the face of the building shall be deemed to be projecting wall signs. Under-canopy signs which are
parallel to the face of the building shall be a minimum of eight(8)feet above grade and shall be deemed
to be flush wall signs.
(K) Awning Signs.
(1) No awning sign shall project above the top of the awning on which it is mounted. No awning sign
shall project from the face of an awning.Awnings on which awning signs are mounted may extend
over a public right-of-way no more than seven (7) feet from the face of a supporting building.
Awnings on which awning signs are mounted shall be at least eight (8) feet above any public
right-of-way, except that any valance attached to an awning may be no less than seven (7) feet
above a public right-of-way.
(2) Awning signs shall not be back-lit, except that letters and graphics may be back-lit if the
background is completely opaque. The amount of signage on an awning shall be limited to the
lesser of thirty-five (35) square feet per individual tenant space or twenty-five (25) percent of the
total area of the awning. Awning signs shall not be allowed above the first story of a building.
(L) Repealed as of August 25, 2017
(M) Electrical Signs and Electronic Message Center Signs.
(1) Flashing, moving, blinking, chasing or other animation effects shall be prohibited on all signs.
(2) Illuminated signs shall avoid the concentration of illumination. The intensity of the light source
shall not produce glare, the effect of which constitutes a traffic hazard or is otherwise detrimental
to the public health, safety or welfare.
(3) Every electric sign shall have affixed thereon an approved Underwriters' Laboratories label, and
all wiring connected to such sign shall comply with all provisions of the National Electrical Code,
as adopted by the City.
(4) Signs that contain an electronic message center shall be subject to the following limitations.
(a) The electronic message center must be programmed so that the displayed message does
not change more frequently than once per minute and so that the message change from one
(1) static display to another occurs instantaneously without the use of scrolling, flashing,
fading or other similar effects. The message or image displayed must be complete in itself
without continuation in content to the next message. Messages published by federal, state,
or local government to communicate information to the public regarding an immediate threat
to public health safety may be displayed notwithstanding the limitations set forth in this
subsection (4)(a).
(b) The electronic message center must be provided with automatic dimming software or solar
sensors to control brightness for nighttime viewing and variations in ambient light. Lighting
from the message center shall not exceed three-tenths (0.3) foot-candles over the ambient
light as measured using a foot-candle meter at the following distances from the face of the
message center: thirty-two (32)feet for a sign face greater than zero (0)square feet and not
more than ten (10) square feet per side; thirty-nine (39) feet for a sign face greater than ten
(10) square feet and not more than fifteen (15) square feet per side; forty-five (45)feet for a
sign face greater than fifteen (15)square feet and not more than twenty(20)square feet per
side; fifty (50) feet for a sign face greater than twenty (20) square feet and not more than
twenty-five (25) square feet per side; fifty-five (55) feet for a sign face greater than twenty-
five(25)square feet and not more than thirty(30)square feet per side;fifty-nine (59)feet for
a sign face greater than thirty (30)square feet and not more than thirty-five (35)square feet
per side; sixty-three (63)feet for a sign face greater than thirty-five (35) square feet and not
more than forty (40) square feet per side; and sixty-three (63) feet for a sign face greater
than forty (40) square feet and not more than forty-five (45) square feet per side. Lighting
measurements shall be taken with the meter aimed directly at the message center face, with
the message center turned off, and again with the message center turned on to a full white
image for a message center capable of displaying a white color, or a full amber or red image
for a message center capable of displaying only an amber or red color. The difference
between the off and the white, amber or red message measurements shall not exceed three-
tenths (0.3) foot-candles. All such signs shall contain a default mechanism that will cause
the message center to revert immediately to a black screen if the sign malfunctions.
Prior to the issuance of a permit for a sign containing an electronic message center, the
permit applicant shall provide written certification from the sign manufacturer that the light
intensity has been factory pre-set not to exceed the levels specified above. Prior to
acceptance of the installation by the City, the permit holder shall schedule and inspection
with the City Zoning Department to verify compliance. The permit holder and the business
owner, business manager or property manager shall be in attendance during the inspection.
(c) A displayed message must be presented in a single color, value and hue and the
background must also be a single color, value and hue.
(d) The maximum allowed size of an electronic message center shall be fifty percent(50%) of
the total area of the sign face.
(e) Electronic message centers shall be integrated harmoniously into the design of the larger
sign face and structure,shall not be the predominant element of the sign,shall not be allowed
on a freestanding pole sign, and if located at the top of the sign, must include a substantial
cap feature above the electronic message center which consists of the same material, form,
color or texture as is found on the sign face or structure.
(f) With respect to sign permits issued after December 30, 2011, the pixel spacing of an
electronic message center shall not exceed sixteen (16) mm, except that the maximum pixel
spacing for a message center that is manufactured as a monochrome-only sign shall not
exceed twenty(20) mm.
(g) In the Downtown (D) District, wall signs with electronic message centers are not permitted
on properties located within the boundaries of the Portable Sign Placement Area Map.
(h) With respect to sign permits issued after December 30, 2011, no more than one (1)
electronic message center sign shall be allowed to face each street abutting or within any
property and/or site specific development plan. The minimum horizontal distance between
electronic message center signs located on the same side of a street shall be one hundred
(100)feet measured in a straight line.
(i) An electronic message center located inside a building but visible from a public sidewalk or
public street is subject to all of the regulations contained in this subsection.
(j) Signs that contain an electronic message center which do not comply with the provisions of
this Section shall be removed or made to conform by the dates specified in subparagraphs
1., 2. and 3. below and provided that such signs otherwise comply with subparagraph
3.8.7.1(A)(3)(b).
1. Electronic message centers that contain dimming software or solar sensors capable
of meeting the brightness levels described in subparagraph 3.8.7.1(M)(4)(b) shall be
required to comply with such levels by January 31, 2012, and all electronic message
centers located inside a building but not visible from a public sidewalk or public
street shall be required to comply with paragraph 3.8.7.1(M)(1) and subparagraphs
3.8.7.1(M)(4)(a) and (c)by January 31, 2012.
2. Except as otherwise required in subparagraph 0)1. above, all signs that do not
comply with the requirements of subparagraphs 3.8.7.1(M)(4)(a), (b) and/or(c) shall
be made to comply with those requirements by December 31, 2015.
3. Structural changes or sign removal that may be required in order to comply with the
requirements of subparagraphs 3.8.7.1(M)(4)(d), (e) and/or(g) shall be completed by
December 31, 2019.
(N) Repealed as of August 25, 2017
(0) Structural Requirements; Exceptions.
(1) All signs shall be maintained in good structural condition at all times. All signs, including sign
structures and sign faces, shall be kept neatly painted, including all metal parts and supports that
are not galvanized or of rust-resistant metals, and in a general state of good repair. For the
purposes of this Section, good repair shall mean that there are no loose, broken or severely
weathered portions of the sign structure or sign face.The Director may inspect any sign governed
by this Division and shall have authority to order the painting, repair, alteration or removal of a
sign which constitutes a hazard to safety, health or public welfare by reason of inadequate
maintenance, dilapidation or obsolescence.
(2) Permanent signs shall be engineered to withstand a wind load of thirty (30) pounds per square
foot.
(P) Off-Premise Signs. No off-premise sign shall be constructed in any zone district after February 25,
1994. No illumination shall be added to any off-premise sign already in existence.
(Q) Vehicle-Mounted Signs.
(1) All vehicle-mounted signs shall be permanently affixed, painted, magnetically applied or
otherwise mounted upon a vehicle and shall not project more than eighteen (18) inches above
the surface to which they are attached; and any sign which is mounted upon the roof, hood or
trunk of a vehicle and which projects above such surface upon which it is mounted shall not
exceed two (2)square feet in area per face.
(2) No sign shall be placed or erected in the bed of a truck or on the deck of a trailer or a truck.
(3) The primary purpose of any vehicle upon which a vehicle-mounted sign is affixed must be to
serve a useful function in the transportation or conveyance of persons or commodities from one
(1) place to another, including transportation to and from work, and such intermittent delays and
stops as are customary in the routine conduct of the business or activity for which the
transportation or conveyance occurs.
(4) No vehicle upon which a vehicle-mounted sign is affixed may be parked on any lot for the primary
purpose of directing or attracting the attention of the public to a building, institution, product,
organization, event or location offered or existing elsewhere than upon the same lot where such
vehicle is parked.
(5) Banners displayed on vehicles shall be subject to the regulations contained in Section 3.8.7.2.
(6) Vehicle-mounted signs used in connection with a special event are exempted from the
requirements of this Section during the term of the special event only. Upon the conclusion of the
special event, such signs must either be dismantled, moved to a location where the sign is not
visible from public rights-of-way or made to comply with the provisions of this Section. For the
purposes of this subsection, the term special event shall mean a parade, circus, fair, carnival,
festival or other similar event that is intended to or likely to attract substantial numbers of persons
and is different in character from the customary or usual activities generally associated with the
property upon which the special event is to occur.
(7) This Section shall not apply to signs that are being transported for installation.
(R) Removal of Abandoned Sign(s). Abandoned sign(s) shall be removed by the person or entity
owning or having possession of the property.
(S) Window Signs.
(1) Nonilluminated window signs of no more than six (6) square feet are exempt from permit
requirements when the total area of all window signs fills less than twenty-five (25) percent of the
area of the architecturally distinct window in which they are situated, or when the total area of all
window signs does not exceed twenty-five (25) percent of the total allowable sign area for the
premises.
(2) Illuminated window signs, regardless of size, require a sign permit, and the area of such signs
shall be calculated as part of, and be limited by, the total allowable sign area for the premises.
(3) The area of window signs not exempt from permit requirements shall be calculated as a part of,
and be limited by, the total allowable sign area for the premises.
(4) Notwithstanding any other provision to the contrary, the maximum total area of all window signs
in an architecturally distinct window shall not exceed eighty (80) square feet, nor shall window
signs cover more than fifty (50) percent of the area of the window in which they are located.
(5) No window sign shall exceed seven (7)feet in height.
3.8.7.2 -Temporary Signs
(A) Applicability. The regulations contained in this Section 3.8.7.2 apply to temporary signs while
permanent signs are regulated under Land Use Code Section 3.8.7.1 unless specifically provided
herein.
(B) Measurements.
(1) Sign Area.
(a) Generally. In general, sign area is the area within a continuous polygon with up to eight (8)
straight sides that completely encloses the limits of text and graphics of a sign, together with
any frame or other material or color forming an integral part of the display or used to
differentiate the sign's contents from the background against which they are placed.
(b) Exclusions. The sign area does not include the structure upon which the sign is placed
(unless the structure is an integral part of the display or used to differentiate it), but does
include any open space contained within the outer limits of the display face, or between any
component, panel, strip, or figure of any kind composing the display face, whether this open
space is enclosed by a frame or border or not.
(c) Multiple Sign Faces. Freestanding temporary signs may have multiple faces. The area of
such signs is measured using the vertical cross-section that represents the sign's maximum
projection upon a vertical plane (e.g., for a sign with two (2) opposite faces on the same
plane, only one (1) of the sign faces is measured).
(2) Sign Height. Sign height is measured for detached temporary signs as the distance between
ground level at the base of the sign and the top of the sign or sign structure, whichever is higher.
(3) Property Frontage. Property frontage is measured as the length of each property boundary that
abuts a public street right-of-way.
(C) Prohibited Signs and Sign Elements.
(1) Generally. The prohibitions in this Section apply to temporary signs in all zone districts of the
City.
(2) Prohibited Sign Structures. The following sign structures are not allowed:
(a) portable signs, except as permitted in the Code of the City of Fort Collins Chapter 24,Article
IV;
(b) wind-driven signs except feather flags, banners, and pennants in compliance with this
Section 3.8.7.2;
(c) inflatable signs;
(d) abandoned signs;
(3) Prohibited Design Elements. The following elements shall not be incorporated as an element of
any sign or sign structure:
(a) animated or moving parts, including any moving, swinging, rotating, or spinning parts or
flashing, blinking, scintillating, fluctuating, or otherwise animated light; except as expressly
allowed in this Section 3.8.7.2;
(b) cardboard, card stock, or paper, except when laminated or used as a window sign located
on the interior side of the window;
(c) motor vehicles, unless:
1. the vehicles are operational, and either:
a. automobile dealer inventory; or
b. regularly used as motor vehicles, with current registration and tags;
2. the display of signage on the motor vehicle would not interfere with the immediate
operation of the motor vehicle ( e.g. , signs that are held in place by an open hood or
trunk are not allowed; signs that cover windows are not allowed; and signs that would
fall off of the vehicle if the vehicle were in motion are not allowed); and
3. the motor vehicle is legally parked in a vehicle use area depicted on an approved site
plan.
(d) semi trailers, shipping containers, or portable storage units, unless:
1. the trailers, containers, or portable storage units are:
a. structurally sound and capable of being transported;
b. used for their primary purpose (e.g., storage, pick-up, or delivery); and
c. if subject to registration, have current registration and tags; and
2. the display of signage is incidental to the primary purpose; and
3. the semi-trailer, shipping container, or portable storage unit is parked or placed in a
designated loading area or on a construction site in an area that is designated on an
approved construction staging plan.
(e) stacked products ( e.g. , tires, soft drink cases, bagged soil or mulch) that are placed in
unapproved outdoor storage locations;
(f) materials with a high degree of specular reflectivity, such as polished metal, installed in a
manner that creates substantial glare from headlights, street lights, or sunlight. This
prohibition does not include retroreflective materials that comply with the standards set forth
in the Manual on Uniform Traffic Control Devices;
(g) rooftop signs and all other signs which project above the fascia wall.
(4) Prohibited Obstructions. In no event shall a temporary sign obstruct the use of:
(a) building ingress or egress, including doors, egress windows, and fire escapes;
(b) operable windows (with regard to movement only, not transparency);
(c) equipment, structures, or architectural elements that are related to public safety, building
operations, or utility service (e.g., standpipes, downspouts, fire hydrants, electrical outlets,
lighting, vents, valves, and meters).
(5) Prohibited Mounts. No temporary sign shall be posted, installed, mounted on,fastened,or affixed
to any of the following:
(a) any tree or shrub;
(b) any utility pole or light pole, unless:
1. the sign is a banner or flag that is not more than ten (10) square feet in area;
2. the owner of the utility pole or light pole consents to its use for the display of the
banner or flag;
3. the banner or flag is mounted on brackets or a pole that extend not more than thirty
(30) inches from the utility pole or light pole;
4. the banner or flag is either situated above an area that is not used by pedestrians or
vehicles, or the bottom of the banner or flag is at least eight (8)feet above grade; and
5. any applicable City encroachment and banner permits are obtained.
(c) utility cabinets or pedestals (except signs that are applied by or with the consent of the
owner of the utility cabinet or pedestal).
(6) Prohibited Locations. In addition to applicable setback requirements and other restrictions of this
Section 3.8.7.2, no sign shall be located in any of the following locations:
(a) in or over public rights-of-way (which, in addition to streets, may include other sidewalks,
parkways, trails, multi-use pathways, retaining walls, utility poles, traffic calming devices,
medians, and center islands that are within public rights-of-way), except:
1. signs painted on or affixed to transit shelters and bus benches as authorized by the
provider of the shelter or bench, but not extending beyond the physical structure of
the shelter or bench;
2. signs that are the subject of a revocable license agreement with the City, installed
and maintained in accordance with the terms of that agreement;
3. portable signs permitted pursuant to the Code of the City of Fort Collins, Chapter 24,
Article IV; or
4. signs posted by the City or jurisdiction that owns or maintains the right-of-way.
(b) within any sight distance triangle that is described in Section 3.8.7.1.
(D) Temporary Sign Districts.
(1) Generally. In recognition that the City is a place of diverse physical character, and that different
areas of the City have different functional characteristics, signs shall be regulated based on sign
district in which they are located.
(2) Temporary Sign Districts Created. The following sign districts are created: Downtown,
Commercial/Industrial, Multifamily, and Single-Family. Sign districts shall correspond to zoning
districts as provided in Table D, Temporary Sign Districts.
Table D
TEMPORARY SIGN DISTRICTS
Sign District Corresponding Zoning Districts
Downtown D; R-D-R
F— Commercial/Industrial F_ T; C-C; C-C-N; C-C-R; C-G; C-S; C-L; H-C; E;I
F_Multifamily/Mixed-Use L-M-N; M-M-N;N-C-M;N-C-B; H-M-N;N-C
F_ Single-Family R-U-L; U-E; R-F; R-L; N-C-L; P-O-L; R-C
(E) Standards for Attached Temporary Signs.
(1) Generally. The standards of this Section apply to temporary signs that are attached to buildings.
Temporary signs that are not attached to buildings are subject to the standards of Section
3.8.7.2(F). The standards of this Section are applied in conjunction with all other applicable
standards. Duration of display is limited by Section 3.8.7.2(G).
(2) Attached Temporary Banners and Pennants. Attached temporary banners and pennants may
only be displayed provided a permit is obtained pursuant to Section 3.8.7.2(I).
(3) Temporary Sign Covers. Temporary sign covers are permitted in all sign districts, provided that
they are used during a period not to exceed forty (40) days in which a new permanent sign or
sign component is being fabricated and such sign or sign component is permitted and installed in
accordance with Section 3.8.7.1.
(4) Temporary Window Signs.
(a) Temporary window signs are allowed in all locations where permanent window signs are
allowed, provided that the transparency standards of Section 3.8.7.1 are met as to the
combination of temporary and permanent window signs.
(b) Temporary window signs shall be affixed to the window such that the fastener (e.g., tape)
is not highly visible, or shall be mounted vertically inside of the building for viewing through
the window.
(F) Standards for Detached Temporary Signs.
(1) Generally. The standards of this Section apply to temporary signs that are not attached to
buildings. Temporary signs that are attached to buildings are subject to the standards of Section
3.8.7.2(E). The standards of this Section (F) are applied in conjunction with all other applicable
standards of this Section 3.8.7.2. Duration of display is limited by Section 3.8.7.2(G).
(2) Detached Temporary Signs. Detached temporary signs are allowed according to the standards
in Table F, Detached Temporary Signs. Detached temporary sign types that are not listed in Table
F (including but not limited to inflatable signs) are not allowed. Detached banners and pennants
may only be displayed provided a permit is obtained pursuant to Section 3.8.7.2(I). Portable signs
may only be displayed provided a permit is obtained pursuant to the Code of the City of Fort
Collins, Chapter 24, Article IV.
Table F
DETACHED TEMPORARY SIGNS
(sf.= square feet/ft. =linear feet/N/A=not applicable)
Type of Sign District
Sign Commercial-
Standards Downtown Industrial Multifamily/Mixed Use Single-Family
Yard Signs
Single-Family and Single-Family and Single-Family and Residential
Duplex Residential Duplex Residential Duplex Residential Buildings:
Buildings:Not Buildings:Not Buildings:Not Limited Not limited
Limited Limited
Nonresidential
Multi-Family and
Residential Multi-Family Residential Mixed
Buildings: All other uses: 2 per Residential Buildings: Use
1 per 20 ft. of vehicular access 1 per 20 ft. of property Buildings: 1 per
property point frontage or fraction 80 ft.
Max. # frontage or fraction thereof of property
thereof frontage or
fraction thereof
Nonresidential and
Residential Mixed Nonresidential and
Use Residential Mixed Use
Buildings: I per 80 Buildings: I per 80 ft.
ft.
of property frontage of property frontage or
fraction thereof
or
fraction thereof
Max. Sign
Area(per 6 sf. 8 sf. 8 sf. 6 sf.
sign)
Max. Sign 4 ft. 4 ft. 4 ft. 4 ft.
Height
Allowed None None None None
Lighting
Setbacks 2 ft. from property 2 ft. from property 2 ft. from property 2 ft. from property
and lines; 2 ft. from all lines;2 ft. from all lines; 2 ft. from all lines; 2 ft. from all
Spacing other signs other signs other signs other signs
Other Must be installed in Must be installed in Must be installed in Must be installed
Standards permeable permeable permeable landscaped in
landscaped landscaped area that area that is at least 8 sf. in permeable
area. is at least 8 sf in area and 2 ft. in any landscaped area
area and 2 ft. in any horizontal dimension that is at least 8 sf.
horizontal in area and 2 ft. in
dimension,not any
more than 10 ft. horizontal
from vehicular dimension
access point
Site Signs
Residential 1 per 600 ft. of
Buildings: property frontage
Not Limited or
1 per 600 ft. of fraction thereof,
property frontage or provided that the
fraction thereof,
1 per 600 ft. of provided that the area area
Max. # Nonresidential and property frontage or of the property is at of the property is
Residential Mixed fraction thereof least 2 acres;properties at
Use that are less than 2 least 2 acres;
Buildings: 1 per acres shall not display properties
property site signs that are less than 2
acres shall not
display
site signs
Max. Sign 16 sf. 32 sf. 32 sf. 32 sf.
Area
Max. Sign 6 ft. 6 ft. 6 ft. 6 ft.
Height
External, down External, down External, down External, down
Allowed directional and directional and directional and
Lighting concealed light concealed light directional and concealed light
concealed light source
source source source
2 ft. from front
2 ft. from front 2 ft. from front 2 ft. from front
property lines property lines property lines property lines
10 ft. from all other 10 ft. from all other 10 ft. from all other 10 ft. from all
Setbacks property lines property lines property lines other
property lines
and
Spacing 10 ft. from all other 10 ft. from all other 10 ft. from all other 10 ft. from all
signs signs signs
other
signs
12 ft. from building 12 ft. from building 12 ft. from building 12 ft. from
walls walls walls building
walls
Other Where allowed, site Where allowed, site Where allowed, site Where allowed,
Standards signs shall be signs shall be signs shall be installed site
installed installed in permeable signs shall be
in permeable in permeable landscaped areas or installed
landscaped areas or landscaped areas or hardscaped areas other in permeable
hardscaped areas hardscaped areas than landscaped areas
other than other than vehicular use areas and or
vehicular use areas vehicular use areas sidewalks that are at hardscaped areas
and and least 5 ft. in every other than
sidewalks that are at sidewalks that are at horizontal dimension and vehicular use
least 5 ft. in every least 5 ft. in every at least 40 sf. in area areas and
horizontal dimension horizontal sidewalks that are
and dimension and at
at least 40 sf. in area at least 40 sf. in least 5 ft. in every
area horizontal
dimension and
at least 40 sf. in
area
Swing Signs
Max. # Not allowed Not allowed 1 per property frontage 1 per property
frontage
Max. Sign N/A N/A 5 sf. including riders 5 sf,including
Area riders
Max. Sign N/A N/A 5 ft. 5 ft.
Height
Allowed N/A N/A None None
Lighting
Setbacks 2 ft. from all property 2 ft. from all
and N/A N/A lines property lines
Spacing
Swing signs shall
be
Swing signs shall be installed in
installed in permeable permeable
Other landscaped areas that landscaped areas
Standards N/A N/A are at least 4 ft. in that
every horizontal are at least 4 ft. in
dimension and at least every horizontal
20 sf. in area dimension and at
least
20 sf. in area
Feather Flags
1 per 100 ft. of 1 per 100 ft. 1 per 100 ft. of
Max. # Property frontage or or of property frontage property frontage or Not allowed
fraction thereof
fraction thereof;may ; fraction thereof;may
be clustered be clustered
may
be clustered
Max. sign 40 sf. 40 sf. 40 sf. N/A
area
Max. sign 15 ft. 15 ft. 15 ft. N/A
height
Not allowed if Not allowed if
freestanding banner freestanding banner
i
is
s
present present Must be installed in a
Other Must be installed in permeable landscaped
Standards Must be installed in a a permeable area with a radius that N/A
permeable extends not less than 3 ft.
landscaped area with landscaped area With a radius that from the flag pole
a radius that extends
not less than 3 ft. extends not less
f than 3 ft. from the
from the flag pole
flag pole
(G) Duration of Display of Temporary Signs.
(1) Generally. The purpose of temporary signs is to display messages for a temporary duration.
Temporary signs shall not be used as a subterfuge to circumvent the regulations that apply to
permanent signs or to add permanent signage to a property in addition to that which is allowed
by Section 3.8.7.1.
(2) Classification of Temporary Sign Materials. Temporary signs are constructed from a variety of
materials with varying degrees of durability. Common materials are classified in Table G1,
Classification of Temporary Sign Materials.
Table G1
Classification of Temporary Sign Materials
Material Material Class
FI2131415
Paper, card stock, foam core board, or cardboard ✓
Laminated paper or cardstock,polyethylene bags ✓
Cloth, canvas,nylon,polyester,burlap, flexible vinyl,or other flexible material of �-d
comparable durability
F— Inflexible vinyl,hard plastic, composite, or corrugated plastic ("coroplast") ✓
F- Wood or metal ��� ✓
(3) Duration of Display.
(a) In general, a temporary sign shall be removed as of the earlier of the date that:
1. it becomes an abandoned sign; or
2. it falls into disrepair(see Section 3.8.7.2(H)); or
3. the number of days set out in Table G2, Duration of Temporary Sign Display by
Material Class, expires.
Table G2
Duration of Temporary Sign Display by Material Class
Max. Duration for Individual Sign by Material Class Max.Posting
Sign Type F- 1 2 3 4 5 Days/Year
Yard Sign Not Allowed 45 days Not Allowed 60 days 180 daysT 180 days
F Site Sign Not Allowed Not Allowed Not Allowed 60 days 180 day 180 days '
Swing Sign Not Allowed Not Allowed Not Allowed 60 days 180 days days
Window 30 days per 30 days per 30 days per 30 days per 30 days per 30 days per sign
Sign sign sign sign sign sign
Feather Not Allowed Not Allowed 20 days Not Allowed Not AllowedT 20 days
Flags
TABLE NOTES:
alternatively,the sign type may be displayed for three hundred sixty(360)days every two(2)calendar
years.
(b) Temporary signs that are required due to governmental regulation(e.g., public notices)shall
be removed as required by the applicable regulation.
(4) Administrative Interpretations. Materials for signage that are not listed in this Section 3.8.7.2(G)
may be introduced into the market. When a material is proposed that is not listed in this Section
3.8.7.2(G), the Director shall determine the class of materials with which the new material is most
closely comparable, based on the new material's appearance, durability, and colorfastness. No
temporary sign shall be displayed for a longer period than a site sign constructed of class 5
material, regardless of the durability material (although such a sign may be permissible under
Land Use Code Section 3.8.7.1).
(H) Temporary Sign Maintenance. Temporary signs and temporary sign structures of all types shall be
maintained as follows:
(1) Paint and Finishes. Paint and other finishes shall be maintained in good condition. Peeling
finishes shall be repaired. Signs with running colors shall be repainted, repaired, or removed if
the running colors were not a part of the original design.
(2) Mineral Deposits and Stains. Mineral deposits and stains shall be promptly removed.
(3) Damage. Temporary signs that are obviously damaged shall be removed within twenty-four(24)
hours.
(4) Upright, Level Position. Signs that are designed to be upright and level shall be installed and
maintained in an upright and level position. Feather flag poles shall be installed in a vertical
position. Signs that are not upright and level shall be removed or restored to an upright, level
position.
(1) Banners and Pennants.
(1) Attached unframed banners, detached banners, and attached and detached pennants are
allowed in any zone district pursuant to the restrictions in below Table I provided a permit is
obtained from the Director. The Director shall issue a permit for the display of banners and
pennants only in locations where such banners and pennants will not cause unreasonable
annoyance or inconvenience to adjoining property owners or other persons in the area and on
such additional conditions as deemed necessary to protect adjoining premises and the public.All
banners and pennants shall be removed on or before the expiration date of the permit. If any
person, business or organization erects any banners or pennants without receiving a permit, as
herein provided, the person, business or organization shall be ineligible to receive a permit for a
banner or pennant for the remainder of the calendar year.
(2) Each business or non-profit entity or other organization, and each individual not affiliated with an
entity or organization, shall be eligible to display banners and pennants pursuant to a valid permit
for a maximum of forty (40)days per calendar year.
(3) The Director shall review a banner or pennant permit application within two (2) business days to
determine completeness. If it is complete,the Director shall approve or deny the application within
three (3) business days after such determination. If it is incomplete, the Director shall cause the
application to be returned to the applicant within one (1) business day of the determination, along
with written reasons for the determination of incompleteness.
(4) Notwithstanding the size and time limitations contained in Table I, noncommercial banners or
pennants may be larger in size and displayed for such additional periods of time as may be
established by the City Manager during community events that, in the judgment of the City
Manager, advance a goal or policy of the City Council and contribute to the health, safety or
welfare of the City.
Table I
ATTACHED UNFRAMED BANNERS AND PENNANTS
(sf. = square feet/ft. =linear feet/N/A=not applicable)
Sign District
Standard Commercial-
Downtown Industrial Multifamily/Mixed Use Single-Family
1 per 300 ft. of
building elevation Residential
Max. #on each or fraction thereof, Buildings:
building 1 but 1 Not Allowed
elevation not more than 3 Nonresidential
banners per Buildings: 1
building
Residential
Buildings: N/A
Max. Sign Area 40 sf. 40 sf. 40 sf. Nonresidential
Buildings: 40
sf.
Allowed
Lighting None --tExternal None None
Max. Sign 7 ft. 7 ft. 4 ft. 4 ft.
Height
Other Standards None If more than one None None
banner is allowed
on a
building elevation,
banners may be
clustered
DETACHED BANNERS AND PENNANTS
Either framed or Either framed or
unframed: 1 per unframed: 1 per Either framed or
e;fronta prop
erty g
property frontage; or p unframed: 1 per
1 or 1 per 100 ft. of property frontage; or 1
per 100 ft. of property frontage per 100 ft. of property
Max. # property if secured to frontage if secured to Not allowed
frontage if secured to temporary
temporary temporary construction fencing
construction fencing constructionfencing related to related to permitted
related to permitted construction(may be
construction(may be permitted clustered)
clustered) construction(may
be clustered)
Max. Sign Area 40 sf. 40 sf. 40 sf. 40 sf.
(per banner)
Allowed None None None None
Lighting
Max. Sign
Height(applies 6 ft. 6 ft. 6 ft. 6 ft.
to freestanding
banner frames)
(5) For banners and pennants in all sign districts, the following shall apply:
(a) mounting hardware shall be concealed from view;
(b) banners shall be stretched tightly to avoid movement in windy conditions;
(c) all banners that are installed in banner frames shall be sized to fit the banner frame so that
there are no visible gaps between the edges of the banner and the banner frame;
(d) banners are not allowed if any of the following are present on the property: feather flag, yard
sign, site sign, or swing sign;
(e) any common line of pennants must be stretched tightly to avoid movement in windy
conditions.
(Ord. No. 228, 1998 §§28, 29, 12/15/98; Ord. No. 165, 1999 §30, 11/16/99; Ord. No. 59, 2000
§25, 6/6/00; Ord. No. 183, 2000 §§14, 16, 12/19/00; Ord. No. 107, 2001 §§32, 33, 6/19/01; Ord.
No. 177, 2002 §16, 12/17/02; Ord. No. 173, 2003 §18, 12/16/03; Ord. No. 091, 2004 §§1820,
6/15/04; Ord. No. 198, 2004 §§14-16, 12/21/04; Ord. No. 139, 2006 §1, 10/3/06; Ord. No. 192,
2006 §§1113, 12/19/06; Ord. 081, 2007 §6, 7/17/07; Ord. No. 028, 2009 §2, 3/24/09; Ord. No.
068, 2010 §§8, 9, 7/6/10; Ord. No. 036, 2001 §1, 3/22/11; Ord. No. 178, 2011, §§13,
12/20/11; Ord. No. 031, 2013 , 3/5/13; Ord. No. 088, 2017 , §§2, 3, 8/15/17)
Appendix A-7
to PUD Master Plan Summary
3.8.26 - Buffering for Residential and High Occupancy Building Units
(A) Applicability . These standards apply only to applications that include residential uses and, to the
extent legally applicable, high occupancy building units. Standards regarding Buffer Yard D shall not
apply to any lot for which a site specific development plan with vested rights was approved prior to
September 14, 2018 so long as such site specific development plan was, or is, valid at the time of
issuance of any building permit for the construction or modification of any dwelling unit or high
occupancy building unit on such lot.
(B) Purpose . The purpose of this Section is to provide standards to separate residential land uses and
high occupancy building units from existing industrial uses in order to eliminate or minimize potential
nuisances such as dirt, litter,noise,glare of lights and unsightly buildings or parking areas, or to provide
spacing to reduce adverse impacts of noise, odor, air pollutants, hazardous materials or site
contamination, or danger from fires or explosions.
(C) Buffer standards. Buffer yards shall be located on the outer perimeter of a lot or parcel and may be
required along all property lines for buffering purposes and shall meet the standards as provided in
this Section.
(1) Only those structures used for buffering and/or screening purposes shall be located within a
buffer yard. The buffer yard shall not include any paved area, except for pedestrian sidewalks or
paths or vehicular access drives which may intersect the buffer yard at a point which is
perpendicular to the buffer yard and which shall be the minimum width necessary to provide
vehicular or pedestrian access. Fencing and/or walls used for buffer yard purposes shall be solid,
with at least seventy-five (75) percent opacity.
(2) There are four(4)types of buffer yards which are established according to land use intensity as
described in Chart 1 below. Buffer yard distances are established in Chart 2 below and specify
deciduous or coniferous plants required per one hundred (100) linear feet along the affected
property line, on an average basis.
(3) The buffer yard requirements shall not apply to temporary or seasonal uses or to properties that
are separated by a major collector street, arterial street, or highway.
(4) Additional Standards Applicable to Buffer Yard D . The following requirements shall also apply
to development located in Buffer Yard D:
(a) Measured. For purposes of Buffer Yard D standards, the buffer yard shall be measured as
either the distance from the outer edge of an oil and gas location to the nearest wall or corner
of any dwelling or high occupancy building unit location or, if any Colorado Oil and Gas
Conservation Commission adopted setback measurement method applicable to a dwelling
or high occupancy building unit results in a greater distance between the existing oil and gas
operation site location and the dwelling or high occupancy building unit at issue, then the
Colorado Oil and Gas Conservation Commission setback measurement method shall be
used. Buffer Yard D areas may include paved areas, notwithstanding paragraph (1) above.
(b) Minimum Buffer Distances. The following minimum buffer distances shall apply:
1. Residential Development. The minimum buffer between a dwelling and any oil and gas
location shall be five hundred (500)feet, or the Colorado Oil and Gas Conservation
Commission designated setback distance, whichever is greater. Public playgrounds, parks,
recreational fields, or community gathering spaces shall not be placed within a buffer. Private
common areas within a buffer shall not contain playgrounds, parks, recreational fields, or
community gathering spaces.
2. High Occupancy Building Units. The minimum buffer between a high occupancy building
unit and any oil and gas location shall be one thousand (1,000) feet, or the Colorado Oil and
Gas Conservation Commission designated setback distance, whichever is greater. Public or
private playgrounds, parks, recreational fields, or community gathering spaces shall not be
allowed within a buffer.
(c) Alternative compliance buffer reduction from plugged and abandoned wells. Upon applicant
request, the decision maker may approve a reduced buffer distance from a plugged and
abandoned well for which reclamation has been completed, all of the aforementioned in
accordance with Colorado Oil and Gas Conservation Commission regulations, in lieu of the
minimum buffer distances set forth in the immediately preceding Subsection (b), provided
that the approved reduced buffer is no less than 150 feet from the permanently abandoned
well and meets the requirements specified below.
1. Procedure. To request alternative compliance, an alternative compliance buffer reduction
plan shall be prepared and submitted in accordance with the submittal requirements
established by the Director. At a minimum, the plan must:
a. Clearly identify and discuss the proposed buffer reduction and the ways in which the
plan will equally well or better eliminate or minimize the nuisances and reduce the
adverse effects referenced in the purpose of this Section than would a plan which
complies with the separation and spacing standards of this Section.
b. Include information regarding environmental testing and monitoring for the site. Site
investigation, sampling, and monitoring shall be conducted to demonstrate that the well
has been properly abandoned and that soil, air and water quality have not been
adversely impacted by oil and gas operations or facilities or other sources of
contamination. Such sampling and monitoring shall be conducted by a qualified
environmental engineering or consulting firm with experience in oil and gas
investigations. Director approval that the sampling and monitoring plan contains the
information required pursuant to this subsection b) is required prior to sampling occurring
and such plan shall include, but is not limited to, the following:
i. Site survey, historical research, and/or physical locating techniques to determine
exact location and extent of oil and gas operations and facilities.
ii. Documentation of plugging activities, abandonment and any subsequent inspections.
iii. Soil sampling, including soil gas testing.
iv. Groundwater sampling.
v. Installation of permanent groundwater wells for future site investigations.
vi. A minimum of five (5)years of annual soil gas and groundwater monitoring at the
well location.
c. Upon completion of the site investigation and sampling, not including the ongoing
monitoring, the consultant must provide a written report verifying that the soil and
groundwater samples meet applicable EPA and State residential regulations and that a
reduced buffer would not pose a greater health or safety risk for future residents or users
of the site. Otherwise, the decision maker may specify an appropriate buffer distance or
require that the following actions be completed by a qualified professional before
development may occur, including but not limited to:
i. Remediation of environmental contamination to background levels.
ii. Well repair or re-plugging of a previously abandoned well.
2. Review Criteria. To approve an alternative compliance buffer reduction plan, the decision
maker must first find that the proposed alternative plan eliminates or minimizes the nuisances
and reduces the adverse effects referenced in the purpose of this Section equally well or
better than would a plan which complies with the separation and spacing standards of this
Section. An approved alternative compliance buffer reduction plan shall be exempt from the
screening requirements of Chart 2 - Buffer Yard Types and below Subsection (e) regarding
fencing.
(d) Disclosure . If any residential development or dwelling, or high occupancy building unit is
proposed to be located within one thousand (1,000) feet of an oil and gas location, the
following requirements shall apply:
1. At such time as the property to be developed is platted or replatted, the plat shall show
the one-thousand-foot radius on the property from such oil and gas location and shall
contain a note informing subsequent property owners that certain lots shown on the plat
are in close proximity to an existing oil and gas location.
2. For residential developments requiring a declaration pursuant to the Colorado Common
Interest Ownership Act, a statement shall be included in such declaration specifying the
lots within such residential development upon which dwellings may be constructed that
are within one thousand (1,000)feet of an oil and gas location. The approved plat for
such residential development shall be attached to the recorded declaration. Where no
such declaration is required, the property owner shall record a statement on the property
where the dwelling is located indicating that such property is located within one thousand
feet of an oil and gas location.
(e) Fencing. If any residential development is proposed to be located within five hundred (500)
feet of an oil and gas location, and if an existing fence does not surround the oil and gas
location, the developer must erect a fence that restricts public access to the oil and gas
location along the property boundary between the oil and gas location and the development.
Chart 1
Land Use Intensity Categories
Land Use Intensity Category Buffer Yard
Airports/airstrips Very High C
Composting facilities High B
Dry cleaning plants Very High C
Feedlots Very High C
Heavy industrial uses Very High C
Light industrial uses High B
Junkyards High B
Outdoor storage facilities High B
Recreation vehicle,boat,truck storage Medium A
Recycling facilities High B
Agricultural research laboratories High B
Resource extraction Very High C
Oil and gas operations,including plugged and abandoned wells Very High D
Transportation terminals(truck, container storage) High B
Warehouse&distribution facilities High B
Workshops and custom small industry Medium A
Chart 2
Buffer Yard Types
Type-Base Standard(plants per 100 Option Plant Option:Add Option:Add 3'
linear feet along affected property line) * Width Multiplier" 6' Wall Berm or 6'Fence
Buffer Yard A: 15 feet 1.00
20 feet .90
3 Shade Trees 25 feet .80
2 Ornamental Trees or Type 2 Shrubs*** 30 feet .70 .65 .80
3 Evergreen Trees 35 feet .60
15 Shrubs(33%Type 1, 67%Type 2) 40 feet .50
Buffer Yard B: 15 feet 1.25
20 feet 1.00
25 feet .90
4 Shade Trees 30 feet F .80 1 .75 .85
4 Ornamental Trees or Type 2 Shrubs*** 35 feet .70
3 Evergreen Trees 40 feet .60
25 Shrubs (Type 2) 45 feet .50
Buffer Yard C: 20 feet 1.25
25 feet 1.00
30 feet .90
5 Shade Trees 35 feet F .80 1 .75 .85
6 Ornamental Trees or Type 2 Shrubs*`* 40 feet .70
4 Evergreen Trees 45 feet F .60
30 Shrubs (Type 2) 50 feet F .50
Buffer Yard D: 500 feet 1.25
525 feet 1.00
550 feet .90
6 Shade Trees 575 feet .80 .75 .85
7 Ornamental Trees or Type 2 Shrubs*** 600 feet .70
5 Evergreen Trees 625 feet .60
35 Shrubs (Type 2) 650 feet .50
* "Base standard"for each type of buffer yard is that width which has a plant multiplier.
** "Plant multipliers" are used to increase or decrease the amount of required plants based on providing a
buffer yard of reduced or greater width or by the addition of a wall, berm or fence.
*** Shrub types: Type 1: 4' - 8' High Type 2: Over 8' High
(Ord. No. 173, 2003 §20, 12/16/03; Ord. No. 108, 2013 §§14, 8/20/13; Ord. No. 114, 2018 , §2,
9/4/18)
Appendix A-8
to PUD Master Plan Summary
3.8.31 - Urban Agriculture
(A) Applicability. These standards apply to all urban agriculture land uses, except those urban
agriculture land uses that are approved as a part of a site-specific development plan.
(B) Purpose. The intent of these urban agriculture supplementary regulations is to allow for a range of
urban agricultural activities at a level and intensity that is compatible with the City's neighborhoods.
(C) Standards.
(1) License required. Urban agriculture land uses shall be permitted only after the owner or applicant
for the proposed use has obtained an urban agriculture license from the City. The fee for such a
license shall be the fee established in the Development Review Fee Schedule. If active operations
have not been carried on for a period of twenty-four (24) consecutive months, the license shall
be deemed to have been abandoned regardless of intent to resume active operations. The
Director may revoke any urban agriculture license issued by the City if the holder of such license
is in violation of any of the provisions contained in paragraph (2) below, provided that the holder
of the license shall be entitled to the administrative review of any such revocation under the
provisions contained in Chapter 2, Article VI of the City Code.
(2) General Standards. Urban agriculture shall be allowed as a permitted use, provided that all of
the following conditions are met:
(a) Mechanized Equipment. All mechanized equipment used in the urban agriculture land use
must be in compliance with Chapter 20, Article II of the City Code regarding noise levels.
(b) Parking. Urban agriculture land uses shall provide additional off-street vehicular and bicycle
parking areas adequate to accommodate parking demands created by the use.
(c) Chemicals and Fertilizers. Synthetic pesticides or herbicides may be applied only in
accordance with state and federal regulations. All chemicals shall be stored in an enclosed,
locked structure when the site is unattended. No synthetic pesticides or herbicides may be
applied within a Natural Habitat Buffer Zone.
(d) Trash/Compost.Trash and compost receptacles shall be screened from adjacent properties
by utilizing landscaping, fencing or storage within structures and all trash shall be removed
from the site weekly. Compost piles and containers shall be set back at least ten (10) feet
from any property line when urban agriculture abuts a residential land use.
(e) Maintenance. All urban agriculture land uses shall be maintained in an orderly manner,
including necessary watering, pruning, pest control and removal of dead or diseased plant
materials, and shall be maintained in compliance with the provisions of Chapter 20 of the
City Code.
(f) Water Conservation and Conveyance.To the extent reasonably feasible,the use of sprinkler
irrigation between the hours of 10:00 a.m. and 6:00 p.m. shall be minimized. Drip irrigation
or watering by hand may be done at any time. The site must be designed and maintained so
that any water runoff is conveyed off-site into a City right-of-way or drainage system without
adversely affecting downstream property.
(g) Identification/Contact Information.A clearly visible sign shall be posted near the public right-
of-way adjacent to all urban agriculture land uses, which sign shall contain the name and
contact information of the manager or coordinator of the agricultural land use. If a synthetic
pesticide or herbicide is used in connection with such use, the sign shall also include the
name of the chemical and the frequency of application. The contact information for the
manager or coordinator shall be kept on file with the City. All urban agriculture signs must
comport with Section 3.8.7 of this Code.
(h) If produce from an urban agriculture land use is proposed to be distributed throughout the
City, the applicant must provide a list of proposed Food Membership Distribution Sites in the
application.
(i) Floodplains. If urban agriculture is proposed within a floodplain,then a Floodplain Use Permit
is required in accordance with Chapter 14 of the City Code.
(j) Hoop Houses. If an urban agriculture land use contains a hoop house, then the hoop house
shall be set back a minimum of five (5)feet from any property line and shall also be located
in such a manner that the hoop house does not generate potential adverse impacts on
adjacent uses, such as shading or glare.
(k) Additional Impact Mitigation. Measures such as landscaping,fencing or setbacks to mitigate
potential visual, noise or odor impacts on adjoining property may be required by the Director.
There shall be no offensive noise, vibration, smoke, dust, odors, heat or glare noticeable at
or beyond the property line of the parcel where the urban agriculture land use is conducted.
Where an urban agriculture land use abuts a residential use, there shall be a minimum
setback of five (5)feet between the operation and the property line.
(3) Notice. At the time of an initial application for an urban agriculture land use within a residential
zone(N-C-L, N-C-M, U-E, R-F, R-L, L-M-N, M-M-N, H-M-N, N-C-B, R-C and P-O-L)or if the urban
agriculture land use exceeds one-half(0.5) acre in size, the Director shall determine whether the
proposed urban agriculture land use presents a significant impact on the affected neighborhood,
and, if so, the Director shall schedule a neighborhood meeting and provide mailed and posted
notice for such meeting. Such notice and neighborhood meeting shall be conducted in
accordance with Sections 2.2.2 and 2.2.6 of this Code.
(Ord. No. 096, 2013 §1, 7/16/13; Ord. No. 034, 2014 §2, 3/18/14)
Appendix A-9
to PUD Master Plan Summary
DIVISION 4.29- PLANNED UNIT DEVELOPMENT (PUD) OVERLAY
(A) Purpose.
(1) Directs and guides subsequent Project Development Plans and Final Plans for large or complex
developments governed by an approved PUD Master Plan.
(2) Substitutes a PUD Master Plan for an Overall Development Plan for real property within an
approved PUD Overlay.
(3) Positions large areas of property for phased development.
(4) Encourages innovative community planning and site design to integrate natural systems, energy
efficiency, aesthetics, higher design, engineering and construction standards and other
community goals by enabling greater flexibility than permitted under the strict application of the
Land Use Code, all in furtherance of adopted and applicable City plans, policies, and standards.
(5) Allows greater flexibility in the mix and distribution of land uses, densities, and applicable
development and zone district standards.
(B) Objectives.
(1) Encourage conceptual level review of development for large areas.
(2) In return for flexibility in site design, development under a PUD Overlay must provide public
benefits significantly greater than those typically achieved through the application of a standard
zone district, including one or more of the following as may be applicable to a particular PUD
Master Plan:
(a) Diversification in the use of land;
(b) Innovation in development;
(c) More efficient use of land and energy;
(d) Public amenities commensurate with the scope of the development;
(e) Furtherance of the City's adopted plans and policies; and
(f) Development patterns consistent with the principles and policies of the City's
Comprehensive Plan and adopted plans and policies.
(3) Ensure high-quality urban design and environmentally-sensitive development that takes
advantage of site characteristics.
(4) Promote cooperative planning and development among real property owners within a large area.
(5) Protect land uses and neighborhoods adjacent to a PUD Overlay from negative impacts.
(C) Applicability.
(1) Any property or collection of contiguous properties of a minimum 50 acres in size is eligible for a
PUD Overlay provided all owners authorize their respective property to be included.
(2) An approved PUD Overlay will be shown upon the Zoning Map and will overlay existing zoning,
which will continue to apply, except to the extent modified by or inconsistent with the PUD Master
Plan.
(3) An approved PUD Master Plan will substitute for the requirement for an Overall Development
Plan. Development within the boundaries of an approved PUD Overlay may proceed directly to
application for Project Development Plan(s) and Final Plan(s).
(D) PUD Master Plan Review Procedure.
(1) PUD Master Plans are approved as an overlay to the underlying zone district and are processed
by the decision maker pursuant to Section 2.15 of the common review procedures.
(2) In order to approve a proposed PUD Master Plan, the decision maker must find that the PUD
Master Plan satisfies the following criteria:
(a) The PUD Master Plan achieves the purpose and objectives of Sections 4.29 (A) and (B);
(b) The PUD Master Plan provides high quality urban design within the subject property or
properties;
(c) The PUD Master Plan will result in development generally in compliance with the principles
and policies of the City's Comprehensive Plan and adopted plans and policies;
(d) The PUD Master Plan will, within the PUD Overlay, result in compatible design and use as
well as public infrastructure and services, including public streets,sidewalks, drainage,trails,
and utilities; and
(e) The PUD Master Plan is consistent with all applicable Land Use Code General Development
Standards (Article 3) except to the extent such development standards have been modified
pursuant to below Subsection (G)or are inconsistent with the PUD Master Plan.
(E) Permitted Uses.
(1) Any uses permitted in the underlying zone district are permitted within an approved PUD Overlay.
(2) Additional uses not permitted in the underlying zone district may be requested for inclusion in a
PUD Master Plan along with the type of review for such use, whether Type I, Type ll, or Basic
Development Review. The application must enumerate the additional use being requested, the
proposed type of review, and how the use satisfies below criteria (a) through (d). The decision
maker shall approve an additional use if it satisfies criteria (a) through (d). For each approved
additional use, the decision maker shall determine the applicable type of review and may grant a
requested type of review if it would not be contrary to the public good.
(a) The use advances the purpose and objectives of the applicable PUD Overlay provisions set
forth in Sections 4.29(A)and (B)and the principles and policies of the City's Comprehensive
Plan and adopted plans and policies; and
(b) The use complies with applicable Land Use Code provisions regarding the natural
environment, including but not limited to water, air, noise, storm water management,wildlife,
vegetation, wetlands and the natural functioning of the environment.
(c) The use is compatible with the other proposed uses within the requested PUD Overlay and
with the uses permitted in the zone district or districts adjacent to the proposed PUD Overlay.
(d) The use is appropriate for the property or properties within the PUD Overlay.
(F) Prohibited Uses. All uses that are not expressly allowed in an approved PUD Master Plan, in the
underlying zone district, or determined to be permitted pursuant to Land Use Code Section 1.3.4 shall
be prohibited.
(G) Modification of Densities and Development Standards.
(1) Certain densities and development standards set forth in the Land Use Code and described in
below Subsection (G)(2) may be modified as part of a PUD Master Plan. The modification
procedure described in this Section (G) substitutes for the modification procedure set forth in
Division 2.8.
(2) The application must enumerate the densities and development standards proposed to be
modified.
(a) The application shall describe the minimum and maximum densities for permitted residential
uses.
(b) The application shall enumerate the specific Land Use Code Article 3 development
standards and Article 4 land use and development standards that are proposed to be
modified and the nature of each modification in terms sufficiently specific to enable
application of the modified standards to Project Development Plans and Final Plans
submitted subsequent to, in conformance with and intended to implement, the approved
PUD Master Plan. Modifications under this Section may not be granted for Engineering
Design Standards referenced in Section 3.3.5 and variances to such standards are
addressed in below Subsection (L).
(3) In order to approve requested density or development standard modifications,the decision maker
must find that the density or development standard as modified satisfies the following criteria:
(a) The modified density or development standard is consistent with the applicable purposes,
and advance the applicable objectives of, the PUD Overlay as described in Sections 4.29
(A) and (B);
(b) The modified density or development standard significantly advances the development
objectives of the PUD Master Plan;
(c) The modified density or development standard is necessary to achieve the development
objectives of the PUD Master Plan; and
(d) The modified density or development standard is consistent with the principles and policies
of the City's Comprehensive Plan and adopted plans and policies.
(H) PUD Master Plan Non-Expiration. PUD Master Plans do not expire but are subject to the amendment
and termination provisions of Sections 4.29 (1) and (J).
(I) PUD Master Plan Termination and Amendment.
(1) Termination.An approved PUD Master Plan may be terminated in accordance with the following
provisions:
(a) Termination may be initiated by any of the following:
1. The written request of all of the real property owners within a PUD Overlay; or
2. The City, provided no vested property right approved in connection with the PUD Master
Plan would be in effect upon termination.
(b) Upon receiving a valid request to terminate, the original decision maker of the PUD Master
Plan shall terminate unless termination is determined to be detrimental to the public good
after holding a public hearing to address the issue.
(c) If the PUD Master Plan is terminated, the City may remove the overlay designation on the
zoning map and the underlying zone district regulations in effect at the time of such removal
shall control.
(d) Any nonconforming uses resulting from expiration or termination of a PUD Master Plan are
subject to Article 1, Division 1.6.
(2) PUD Master Plan Amendment. An approved PUD Master Plan may be amended pursuant to the
procedures set forth in Land Use Code Section 2.2.10 in accordance with the following provisions:
(a) Amendments may be initiated by any of the following:
1. The written request of all real property owners within the PUD Overlay; or
2. The written request of the original applicant, property owner, and/or developer for the
approved PUD Master Plan, or any successor or assign thereof authorized in writing by such
party or parties to have the ability pursuant to this Subsection to request an amendment,
provided the following conditions are met:
a. The name or names of the original applicant, property owner, and/or developer
authorized to request an amendment must be set forth in writing in the PUD Master Plan.
b. The authorized applicant, property owner, developer, or successor or assign, owns or
otherwise has legal control of real property within the PUD Overlay; and
c. The right of the authorized applicant, property owner, developer, or successor or assign,
to amend the PUD Master Plan without the consent of other owners of real property
within the PUD Overlay has been recorded as a binding covenant or deed restriction
recorded on the respective real property; or
3. The City, provided the amendment does not amend, modify, or terminate any existing vested
right approved in connection with the PUD Master Plan without the permission of the
beneficiary or beneficiaries of such vested right.
(b) Except as to real property within the PUD Overlay owned or otherwise under the control of
the authorized applicant, property owner, developer, or successor or assign, any approved
amendment requested by the authorized applicant, property owner, developer, or successor
or assign, shall not apply to any other real property within the PUD Overlay which:
1. Is already developed pursuant to the applicable PUD Master Plan;
2. Has a valid and approved Project Development Plan or Final Plan; or
3. Is the subject of ongoing development review at the time the authorized applicant, property
owner, developer, or successor or assign amendment request is submitted to the City.
(J) Appeals.
(1) A Planning and Zoning Board final decision on a PUD Master Plan is appealable to Council
pursuant to Section 2.2.12(A).
(2) Any Project Development Plan wholly located within a PUD Overlay may be appealed pursuant
to Section 2.2.12(A). However, the validity of the uses, densities, and development standards
approved in a PUD Master Plan shall not be the subject of any such Project Development Plan
appeal.
(K) Vesting of PUD Master Plan. Subject to the provisions of Section 2.2.11(C), the only aspects of an
approved PUD Master Plan eligible for vested property rights are the enumerated uses, densities,
development standards, and variances from Engineering Design Standards granted pursuant to
Section 4.29(L). Such uses, densities, and development standards may be those for which
modifications have been granted or uses, densities, and development standards set forth in the Land
Use Code. The applicant shall specify in the PUD Master Plan if it is requesting vested property rights
for uses, densities, development standards, and variances from Engineering Design Standards in
excess of the three (3)year period specified in Section 2.2.11(C)(2)and the justification therefor.
(L) Variances. Variances from the Engineering Design Standards listed in Section 3.3.5, including
variances from the Larimer County Area Urban Street Standards, may be requested in connection with
a PUD Master Plan. A request for such variances shall be processed in accordance with and subject
to the standards applicable to the variance.Variances so requested and approved prior to the approval
of a PUD Master Plan may be incorporated into and approved as a part of the PUD Master Plan, and
if so incorporated and approved, shall be applicable to Project Development Plans and Final Plans
submitted subsequent to, in conformance with and intended to implement, the approved PUD Master
Plan.The decision maker on the PUD Master Plan shall not have the authority to alter or condition any
approved variance as part of the PUD Master Plan review. Variances may also be processed in
connection with a Project Development Plan or Final Plan submitted subsequent to an approved PUD
Master Plan.
(Ord. No. 091, 2018 , §11, 7/17/18; Ord. No. 037, 2019 , §3, 3/19/19)
Footnotes:
Editor's note—Ord. No. 091, 2018 , §11, adopted July 17, 2018, repealed Div. 4.29 in its entirety and
reenacted a new Div. 4.29 as set out herein. Former Div. 4.29 pertained to similar subject matter and
derived from Ord. No. 024, 2013 §§5, 6, adopted February 26, 2013; Ord. No. 115, 2013 §§1, 2, adopted
Spetember 3, 2013; Ord. No. 116, 2014 §§1, 2, adopted September 16, 2014; Ord. No. 109, 2015, §2,
September 15, 2015 ; and Ord. No. 027, 2016, �3, adopted March 15, 16 .
Appendix B
to Montava PUD Master Plan Summary
Engineering Variances
Appendix B-1: Variance from Larimer County Urban Area Street Standards,
Chapter 8, Section 8.23, Angle of Intersection, and Proposed Alternate Designs.
Appendix B-2: Variance from Larimer County Urban Area Street Standards,
Chapter 7, Street Design and Technical Criteria for City of Fort Collins street
section, Figures 7-IF through 7-13F, and Proposed Alternate Designs for right-
of-way width, roadway width and medians.
With regard to this Appendix B, attached to each variance is supporting information
including maps, diagrams,etc.,which illustrate various methods of applying and using the
respective variances and approved Alternate Designs in the design of future project
development plans and final plans. Nothing herein requires that any future project
development plans or final plans be designed in accordance with such supporting
information nor does it prevent the use of designs not included in such information. Rather,
the purpose of this supporting information is to provide background and context
information to facilitate interpretation and application of the approve variances. Vested
property rights are not requested for the supporting information.
Appendix B-1
City of Planning, Development & Transportation
Fort Collins Engineering Department
281 North College Avenue
P.O.Box 580
Fort Collins,CO 80522.0580
970.221.6605
970.221.6378-fax
fcgov.com/engineering
June 27,2019
Peter Buckley,PE
Martin/Martin, Inc.
12499 West Colfax Avenue
Lakewood,CO 80215
Re: Montava-Variance for Y intersections
Dear Peter:
This letter is in response to the variance request letter dated January 22, 2019 pertaining to three leg "Y" street
intersections. This variance request to Chapter 8,8.2.3 Angle of Intersection in the Larimer County Urban Area Street
Standards is granted. This approval is based on coordinated review with City Traffic Operations and with the
understanding indicated in the variance request that as time of specific development plans with accompanying
roadway and landscape designs, the City will review design requirements for ensuring safe and functional
intersections.
This request does not set precedence or change the application of our design standards in other situations.If you have
any questions,please contact me at 221-6567.
Sincerely,
M c P.Virata,P.E.
cc: Martina Wilkinson,P.E.,Traffic Operations
file
MARTIN/MARTIN
CONSULTING ENGINEERS
January 22, 2019
Marc Virata
Engineering Department Manager
281 North College Avenue
Fort Collins, Colorado 80524
RE: Montava PUD—Larimer County Urban Area Street Standards (LCUASS)Variance Request
Dear Mr.Virata,
Variance Request-Three Leg "Y" Street Intersections
Issue Identification:
Per LCUASS Chapter 8—Intersections, section 8.2.3 Angle of Intersection,the standard states:
New crossing roadways should intersect at 90 degrees whenever possible. In no case shall they intersect at
less than 80 degrees or more than 100 degrees.
While a majority of all new intersections are 4 leg intersections where compliance with the Angle of
Intersection requirements makes good sense,the modified street grid within the Montava PUD Master Plan
includes several three leg"Y" street intersections (hereafter called three leg intersections), a design in which
it is impossible for all three legs to comply. At the three leg intersections, at least two of the streets
intersect at greater than 100 degrees.
A variance to the standards outlined in section 8.2.3 is requested to allow for 3 leg intersections with street
intersection angles of greater than 100 degrees.
Proposed Alternate Design:
The proposed three leg intersections will provide an approximate angle between intersecting streets of 120
degrees.The attached exhibit also shows two enlarged three leg intersection details of the typical condition
for a local street intersecting with another local street and a collector street intersecting with a local street.
Comparison to Standards:
The proposed three leg intersections will provide an approximate angle between intersecting streets of 120
degrees which is greater than the 100 degrees the standard allows. There is no foreseen adverse impact to
capital and maintenance costs relating to this variance request.
MARTIN/MARTIN,INC.
12499 West Colfax Avenue
Lakewood,Colorado 80215 Avon,CO Fort Collins,CO Bay Area,CA Albuquerque,NM Cheyenne,WY
303.431.6100 mmwyo.com
martinmartin.com
..Oooe�
Justification:
Montava's design implements key aspects of the subarea plan and the City's mixed-use goals. In order to
accomplish these,the development will take the form of seamless neighborhoods and centers, supported by
calm,walkable streets unfrosted by active and human-centric buildings.This requires a greater diversity of
streets and a reduction of barriers and buffers between uses and neighborhoods. Compatibility between
uses and intensity of development is handled by gradually increasing and decreasing development intensity
by controlling the form and scale of buildings as well as the diversity of activities that take place within
them. Street design is intended to stitch these uses together, not separate them.The variances sought
provide a wider range of local street conditions and coordinate the design of collectors and arterials with
adjacent site and buildings.These are necessary to achieve a connected and integrated series of
neighborhoods that support commercial centers, encouraging residents to walk and bike as a primary means
of transportation.
Generally,the dimensional changes proposed provide more sidewalk and parkway space than standard
sections. A few, limited cases, augment or reduce bicycle accommodations in order to promote a roadway
character that reduces vehicle speeds and provides a pleasant pedestrian environment.These do not reduce
overall bicycle connectivity in any way, however, as the full network of streets and trails provide numerous
and frequent bicycle accommodations in every direction, on street and in trails.Additional local street types
are added to support key open space, stormwater, and trail features throughout the project.
Additionally, new residential locals are provided to account for staff's concerns with a number of recent
developments in the City where the current residential local yield street standard has been built along with
alley-loaded housing. In these case's there are insufficient breaks in parked cars which causes the yield
configuration to fail.The proposed residential locals provide the narrowness of roadway desired to control
speeds and character while ensuring vehicular movement is unencumbered.
Generally,the requested variances are reasonable and related directly to the desired development
character communicated in the subarea plan and supported by common mixed-use development practices
across the country.
An exhibit showing the general locations of the proposed three leg Intersections in the Montava PUD Master
Plan is attached to this letter in support of this variance request.The three leg intersections with 120 degree
intersection angle will allow for better sight angles for vehicles navigating the intersection.
It is acknowledged by the design team and the developer that many design elements contribute to a safe
and functional intersection not only the angle of intersecting roadways. Some of these design elements
include: lane alignments, vertical profiles,turn lane configurations, design vehicles, curb return radii, curb
return grades,traffic islands, striping, signage, pedestrian crossings, bike lanes and crossings, on-street
parking, landscape and hardscape designs and intersection control.
We request,therefore,-approval of this variance from the requirements of LCUASS section 8.2.3,Angle of
Intersections,to allow three leg intersections with intersecting legs of greater than 120 degrees, conditioned
Page 214
upon roadway plans for such three leg intersections to be submitted with the final development plan (FDP)
which will address all other design requirements for a safe and functional intersection.
The proposed three leg intersections will be designed to function safely and efficiently.This variance is not
foreseen to be detrimental to the public health, safety, and welfare since the sight distances at such
intersections will be better than those provided at intersections that comply with the standard. Finally,the
design life of the improvements will not be reduced as a result of the angle of intersection variance.
Sincerely, p,00 L/C
O��
:.CO BG•.cs
W 40671
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Peter Buckley, PE
CO PE#40671
Attachments:
Montava PUD Three Leg Intersections
Montava PUD Three Leg Intersections-General Locations
Montava PUD Three Leg Intersections
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Appendix B-2
City 01 Planning, Development & Transportation
Fort Collins Engineering Department
281 North College Avenue
P.O.Box 580
Fort Collins,CO 80522.0580
970.221.6605
970.221.6378-fax
fcgov.com/engine ering
June 27,2019
Peter Buckley,PE
Martin/Martin, Inc.
12499 West Colfax Avenue
Lakewood,CO 80215
Re: Montava-Variances for street cross-sections and fence setbacks
Dear Peter:
This letter is in response to the variance request letter dated January 22,2019 and revised February 15,2019 pertaining
to variances for both street cross-sections and fencing setbacks from street right-of-way.
The first variance request for deviations to the street cross-sections outlined in Chapter 7 of the Larimer County Urban
Area Street Standards is granted. It is understood that the basis of the variance request is to establish right-of-way
width and road width. This approval is an outcome of the coordinated review between City agencies and City utility
providers,as well as private utility providers as part of the multiple rounds of review of the PUD master plan.
The second variance request for fence setbacks is also granted. In review with our Director, the City recognizes the
developer's goal to provide a specific urban character to the development and the conditions established in the variance
request we believe will not compromise safety and maintenance aspects through the granting of the request.
This request does not set precedence or change the application of our design standards in other situations.If you have
any questions,please contact me at 221-6567.
Sincerely,
rc P.Virata,P.E.
cc: Martina Wilkinson,P.E.,Traffic Operations
file
MARTIN/MARTIN Appendix B-2
C ON 5 U t T ING E N G INC E R S
Revised February 15, 2019
January 22, 2019
Marc Virata
Engineering Department Manager
281 North College Avenue
Fort Collins, Colorado 80524
RE: Montava PUD—Larimer County Urban Area Street Standards (LCUASS)Variance Request
Dear Mr.Virata,
Variance Request: Street Cross-Sections
Issue Identification:
The Montava PUD Master Plan includes deviations from the street cross-sections as outlined in Chapter 7-
Street Design and Technical Criteria. Specifically, section 7.3.1-A makes reference to the City of Fort Collins
street sections figures 7-1F through 7-13F.A variance is requested to allow for deviations from the City of
Fort Collins street cross-sections to accommodate specific site conditions and the modified block patterns
envisioned for the Montava project.
Proposed Alternate Design:
The proposed street cross sections vary from the LCUASS City of Fort Collins street cross sections by a
change in one or more of the following street components: minimum right-of-way (ROW) width, roadway
width, parkway width, medians or fence setbacks.
The specific alternate designs are as follows:
1. Commercial Local with Bike Lanes—Request for modified street section (Street 5A):
a. Refer to Attachment 1 for reference.
b. Comparison to Standards and Justification:
i. Increase roadway width by 2'from 50'to 52'to allow for wider parking lanes. Parking
lanes increase in width by 1'from 7'to 8'.
2. Commercial Local without Bike Lanes—Request for modified street section (Street 5B):
a. Refer to Attachment 2 for reference.
b. Comparison to Standards and Justification:
i. Increase roadway width by 2'from 34'to 36'to allow for wider parking lanes and safer
parking. Parking lanes increase in width by 1'from 7'to 8'.
ii. Reduce minimum ROW width by 6'from 72'to 66'.
MARTIN/MARTIN,INC.
12499 West Colfax Avenue
Lakewood,Colorado 80215 Avon,CO Fort Collins,CO Bay Area,CA Albuquerque,NM Cheyenne,WY
303.431,6100 mmwyo.com
martinmartin.com
3. Narrow Residential Local—Request for modified street section (Street 68):
a. Refer to Attachment 3 for reference.
b. Comparison to Standards and Justification:
i. Reduce roadway width by 2'from 30'to 28'by eliminating parking on one side and
parking shall be on one side only;
ii. Allow a narrow residential local in less urban areas and provide wider parkway and
sidewalks.
4. Connector Local with Attached Green—Request for modified street section (Street 78)
a. Refer to Attachment 4 for reference.
b. Comparison to Standards and Justification:
i. Increase roadway width by 12'from 36'to 48,
ii. Remove sidewalk from ROW on one side and provide sidewalk easement on private
property.
5. A. Local Paired One-way, T4& T3—Request new street section (Street 8)
a. Refer to Attachment 5 for reference.
b. Comparison to Standards and Justification:
i. Provide ROW width of 50'for each side of one-way streets;
ii. Provide roadway width of 20'for each side of one-way streets,
iii. Provide private center median.
5. B. Local Paired One-way, T5—Request new street section (Street 8)
a. Refer to Attachment 5 for reference.
b. Comparison to Standards and Justification:
i. Provide ROW width of 53'for each side of one-way streets;
H. Provide roadway width of 20'for each side of one-way streets,
iii. Provide private center median.
6. Variance request for fencing setbacks from the street right-of-way
a. We request reduction of minimum fencing setbacks along all Commercial Local,
Residential Local, Connector Local, and Paired One-Way Local Streets street rights-of-
way and as indicated in Chapter 16.2.1. L. and Figure 16-1 of the Lorimer County Urban
Area Street Standards in Transects T4 and T5 of the Montava PUD Master Plan in the
following conditions:
i. Fences must be set back a minimum of 4 inches from public sidewalk in all
instances.
ii. Fences/walls 3 feet in height and below are not subject to additional setbacks.
iii. Fences/walls over 3 feet in height must be set back from the inside edge of
sidewalks the minimum sidewalk width specified in LCUASS for the street type
plus 2 feet. For example, a local street requires a 4.5 foot sidewalk plus 2 feet for
fencing setback which equals 6.5 feet from the inside edge of the sidewalk. Lots
on local streets with 6 foot wide sidewalks must have fences set back a minimum
Page 214
of 6 inches from the outside edge of the sidewalk, which equates to 6.5 feet from
the inside edge of the sidewalk.
iv. Where the desired appearance is fencing with zero setback from sidewalks, a
sidewalk extension may be provided on the private lot.A control joint must be
provided to separate the public and private sidewalks.
Example photos:
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Exhibits of the City of Fort Collins street section alongside the proposed street cross-section are attached to
this letter in support of this variance request.
Justification
Montava's design implements key aspects of the subarea plan and the City's mixed-use goals. In order to
accomplish these,the development will take the form of seamless neighborhoods and centers, supported by
calm,walkable streets unfrosted by active and human-centric buildings.This requires a greater diversity of
Page314
streets and a reduction of barriers and buffers between uses and neighborhoods. Compatibility between
uses and intensity of development is handled by gradually increasing and decreasing development intensity
by controlling the form and scale of buildings as well as the diversity of activities that take place within
them. Street design is intended to stitch these uses together, not separate them.The variances sought
provide a wider range of local street conditions and coordinate the design of collectors and arterials with
adjacent site and buildings.These are necessary to achieve a connected and integrated series of
neighborhoods that support commercial centers, encouraging residents to walk and bike as a primary means
of transportation.
Generally,the dimensional changes proposed provide more sidewalk and parkway space than standard
sections. A few, limited cases, augment or reduce bicycle accommodations in order to promote a roadway
character that reduces vehicle speeds and provides a pleasant pedestrian environment.These do not reduce
overall bicycle connectivity in any way, however, as the full network of streets and trails provide numerous
and frequent bicycle accommodations in every direction, on street and in trails.Additional local street types
are added to support key open space, stormwater, and trail features throughout the project.
Additionally, new residential locals are provided to account for staff's concerns with a number of recent
developments in the City where the current residential local yield street standard has been built along with
alley-loaded housing. In these case's there are insufficient breaks in parked cars which causes the yield
configuration to fail.The proposed residential locals provide the narrowness of roadway desired to control
speeds and character while ensuring vehicular movement is unencumbered.
Generally,the requested variances are reasonable and related directly to the desired development
character communicated in the subarea plan and supported by common mixed-use development practices
across the country.
There is no foreseen adverse impact to capital and maintenance costs relating to this variance request.
This variance is not foreseen to be detrimental to the public health, safety, and welfare nor reduce the
design life of the improvement.
pQ'P;D D CIc�
Sincerely, S�vART45!X
VrWQ' Gam;;O
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Peter Buckley, PE s.. .
CO PE#40671
Attachments:
Attachment 1-Commercial Local with Bike Lanes
Attachment 2-Commercial Local without Bike Lanes
Attachment 3 - Residential Local
Attachment 4-Connector Local
Attachment 5 - Local Paired One-way
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Appendix C
to Montava PUD Master Plan Summary
Description of Uses,Densities,Development
Standards and Engineering Variances
to be Granted Vested Property Rights
Category Document
Modified Uses Montava PUD Uses, Densities and Development Standards
—Chapter 2
Permitted Land Use Code Land Use Code Division 4.5 —Low Density Mixed-Use
Uses Neighborhood District, Division 4.27—Employment
District and Division 4.28—Industrial District
Modified Densities Montava PUD Uses, Densities and Development Standards
- Chapter 3
Permitted Land Use Code Land Use Code Division 4.5 —Low Density Mixed-Use
Densities Neighborhood District, Division 4.27—Employment
District and Division 4.28—Industrial District
Modified Development Montava PUD Uses, Densities and Development Standards
Standards —Chapters 4 through 13
Permitted Land Use Code Montava PUD Master Plan Summary -Appendix A
Development Standards
Variances from Engineering Montava PUD Master Plan Summary- Appendix B
Design Standards and
Proposed Alternate Designs
Montava PUD Master Plan
PUD Design Narrative
Fort Collins, Colorado
M O N TAVA
HF2M I DPZ I BHA I Martin/Martin I Ruth Rollins Consult I Nelson/Nygaard I Liley Law Offices
02-05-2020
PUD Design Narrative
Chapter 1 - Overview
Project Title
Montava PUD Master Plan ("Montava")
Project Team
Developer—HF2M, Inc., Max Moss
Master Planning—DPZ CoDesign, Matt Lambert
Landscape Architect—BHA Design, Inc.,Angela Milewski
Civil Engineer—Martin/Martin, Peter Buckley
Traffic Consultant—Ruth Rollins Consult, Ruth Rollins
Traffic Engineer—Nelson/Nygaard, Pete Costa
Legal Counsel— Liley Law Offices, LLC, Lucia Liley
Past Meeting Dates
Montava has been planned in a comprehensive way with early engagement of City staff, utility
providers, adjacent landowners, and subject experts.The process began in 2017 with a workshop with
City departments, utility providers,the Poudre R-1 School District and adjacent significant landowners to
establish each groups' long-term goals for this area of the City.This was followed by an initial
neighborhood meeting with nearly 100 attendees, culminating in a week-long design charette including
multiple topic meetings,three public presentations, seven interim plans and a final master plan. Since
that time,we have continued to coordinate with agencies and stakeholders to develop more detailed
information on relevant issues including:
- Scoping and preparing traffic studies to support a Master Street Plan amendment (including a
second neighborhood meeting focused on this topic)
- Locations for future schools for Poudre R-1 School District
- Coordination with stormwater utilities regarding conveyance of off-site drainage and their long-
range plans for this area
- Assessment of land suitable for the 40-acre farm
- Coordination with Park Planning and Natural Areas staff on how the plan can best support their
long-term goals for the area
- Developing strategies for affordable and attainable housing with city staff and many
stakeholders
- Energy efficiency opportunities in concert with the City Utilities and outside groups
1 Page Montava PUD Master Plan
PUD Design Narrative
While many informal meetings have been held with staff, agencies, neighborhood groups, and subject
matter experts,the list of formal public meeting dates includes:
September 2S, 2017—Pre-Charette Worksession with City, Utility Providers, PSD, others
October 26, 2017—Neighborhood Meeting
November 15-20, 2017—Master Planning Charette including open meetings and three public open
house/presentations
December 13, 2017—City Council ODP Pre-application Hearing(prior to PUD Ordinance adoption)
June 5, 2018—Neighborhood Meeting
September 25, 2018-City Council PUD Pre-application Hearing
October 11, 2018—Neighborhood Meeting
December 19, 2018—Neighborhood Meeting
September 17, 2019—Neighborhood Meeting
General Project Description
Montava is the result of an unprecedented collaborative effort over the past 18 months.The Applicant
has been working with the Anheuser-Busch Foundation ("A-B")to redevelop a collection of land parcels
west of the current brewery and an approximately 108-acre parcel further west that is owned by the
Poudre R-1 School District ("PSD").The total land area of the PUD Master Plan is 999 acres.The design
team includes national and international experts in Traditional Neighborhood Design, agri-urban
developments,transportation planning and affordable housing design and construction.These experts
have teamed with local design and engineering consultants, market experts, and technology leaders to
create a comprehensive planning approach.
2 1 P a g e Montava PUD Master Plan
PUD Design Narrative
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3 1 P a g e Montava PUD Master Plan
PUD Design Narrative
Existing Zoning
The land to be included in Montava totals approximately 999 acres, and is currently zoned (1) Industrial,
(E) Employment, and (L-M-N) Low Density Mixed-Use Neighborhood. Applicant is taking this opportunity
to plan a true New-Urbanist community with an integrated mix of uses including housing, employment,
schools, parks, natural areas and agriculture. It is estimated that there will be approximately 4,200
dwelling units, approximately 450,000 to 750,000 square feet of nonresidential uses including
commercial, industrial and employment uses with sufficient parking to support all such nonresidential
uses,with buildings ranging in height from one to five stories. Please see the boundaries of the existing
zone districts and the general layout of Montava on the Existing Zoning Plan below, and an explanation
of the proposed uses in Chapter 2 of the PUD Master Plan Uses, Densities, and Development Standards.
(TS)Urban Center Mixed use
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4 1 P a g e Montava PUD Master Plan
PUD Design Narrative
Existing Owners
The majority of property is currently owned by A-B. A portion of the PUD Master Plan area is also
currently owned by PSD:
Owner: Anheuser-Busch Foundation (depicted in yellow below)
Owner: Poudre R-1 School District (depicted in red below)
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Proposed Owners
Applicant has an option to purchase from A-B. Poudre R-1 School District intends to continue to own a
portion of the planned Montava area based on designated school sites, subject to closing of the
purchase of such sites.
5 1 P a g e Montava PUD Master Plan
PUD Design Narrative
Chapter 2 — Montava PUD Master Plan Description and Intent
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Montava Illustrative PUD Master Plan
2.1 Overall Project
Montava is a significant traditional neighborhood development infused with agrarian elements,
expressing the site's past and surrounding context. Montava is comprised of a series of connected
neighborhoods, each unique in layout, character, intensity, and surroundings. All neighborhoods are
compact and walkable, with some of a higher intensity and others lower in intensity.The site's
topography and open spaces permeate Montava, pulling natural areas and recreational spaces into the
heart of the community.
Focal Points
There are two primary focal points in the design of Montava: the Town Center and the Farm. Both
are connected by a central axis, oriented with Long's Peak and organizing the design.To the
southwest,the Town Center anchors Montava at Mountain Vista Drive and Timberline Road,
supporting a future Community Park to be developed by the City and future nearby development.
To the northeast,the Farm and more agrarian-centric development blends into a natural area and
stormwater corridor.
6 1 P a g e Montava PUD Master Plan
PUD Design Narrative
Design
Montava's design is derived by intersecting the site's natural stormwater and topographic features
with an overall orientation of streets towards Long's Peak. Most streets are oriented to capture the
view, which is most striking from the hill north on Giddings Road at the farm as well as at the Town
Center from the main plaza. Four major stormwater corridors criss-cross the site, defining the edges
of neighborhoods and a focal point at the Town Center square along Country Club Road. Each
corridor is connected to a series of additional green corridors, providing walking and biking trails
throughout the community, connecting to existing regional trails, and providing access to the City's
future Community Park.The easternmost corridor is substantial in size, driven by off-site
stormwater along the Cooper Slough. Working with Natural Areas staff,this corridor is designed as
an amenity and pulled into the community's identity through greenways.
Transitions
Development transitions along a transect of intensity from high to low across the site. Towards the
Town Center and Mountain Vista Drive, development is generally of a higher intensity, including
more mixed-use and multi-family. Outwards from the Town Center, development steps down in
intensity towards existing neighborhoods, parks,the farm and natural areas. A small node of higher
intensity is located at the top of the hill on Giddings Road, adjacent to the Farm.This node supports
the northern neighborhood areas for convenience, while the Town Center supports a much wider
area.
Transects
Montava is divided into five (5) transects which vary by the ratio and level of intensity of their
natural, built and social components. Building design and placement varies along the transect.
Towards the Town Center, buildings are taller, closer together, and closer to the street.Away from
the Town Center, buildings become lower in scale,further from the street and from each other.
Rather than an abrupt change,the intensity feathers in stages from the most intense,Transect T5,
to medium intensity in Transect T4,to lower intensity in Transects T3.2 and T3.1, and to the Farm,
Transect T2. Each of these transects is composed of a mix of different building types and character.
In the least intense transects, buildings are detached, single family, but vary in their sizes.The
moderately intense areas,Transect T4, include a wide range of buildings including small single family
houses,townhouses, duplexes, and small multi-family buildings. Finally Transect T5 is composed
primarily of mixed-use buildings, employment, and multi-family housing. Near A-B and 1-25, a
portion of land is set aside for industrial and employment uses.
School Sites
Montava is fortunate to incorporate three potential school sites, along with interest from a
Montessori school.The potential elementary school site is embedded within the neighborhoods, set
away from major roadways yet easily accessible, and connected to local and regional trails.The
future middle school and high school sites are located together at Mountain Vista Drive and
Giddings Road,where they will benefit from easy car and bus access while also connecting to the
trail network. Development of the future schools is subject to acquisition of the sites by the Poudre
R-1 School District.
7 Page Montava PUD Master Plan
PUD Design Narrative
Open Space, Parks,and Natural Areas/Nature in the City
Open space in Montava is diverse and distributed,yet connected in a network.The land for the
Community Park,when purchased and developed by the City,will be an asset to the whole
neighborhood and those surrounding Montava. Within the development,the Community Park will
anchor the western end and will be easily accessible by trails and pedestrian-oriented streets.Along
the eastern end is a large natural area and stormwater feature, lined with trails and connected to
Montava's greenways.
The site is crossed by five internal greenways and ringed by a green trail system.Three greenways
manage stormwater and provide trails and linear landscaping.The additional two greenways
connect the natural areas and trail system into the center of Montava.The Town Center includes a
square and plaza focused on active programming, along with smaller pocket parks and pedestrian
ways. Neighborhoods include squares, greens, compact greens, community gardens, and pocket
parks, located close to homes.The system provides a variety of spaces suited for different activities
and lifestyles.
In coordination with City staff, we have outlined how Montava can help to incorporate and achieve
the City's Nature in the City(NIC)goals:
NIC Vision: A connected open space network accessible to the entire community that provides a
variety of experiences and functional habitat for people, plants and wildlife.
✓ The Montava Master Plan is surrounded on three sides by planned recreational, water
conveyance and conservation open space.
✓ The planned Montava open space creates connection to nature for those residing in the
development while also provides wildlife movement corridors through the site, especially from
north to south.
NIC Goals:
1) Easy Access to Nature: Ensure every resident is within a 10-minute walk to nature from their
home or workplace.
2) High Quality Natural Spaces: Conserve, create and enhance natural spaces to provide diverse
social and ecological opportunities.
3) Land Stewardship: Shift the landscape aesthetic to more diverse forms that support healthy
environments for people and wildlife.
✓ The planned open space surrounding the Montava development, pocket parks interspersed
throughout the development and Nature in the City specific elements provide, on average, easy
access to nature within a 10-minute walk.
✓ The addition of less traditional native landscape elements throughout the Montava project,
ecological restoration enhancements planned for the No. 8 ditch and incorporation of a working
organic farm will provide diverse social and ecological opportunities for residents and visitors.
✓ At least 2 NIC specific design elements will be incorporated into each Project Development Plan
(PDP)submittal for Montava, like pocket nature parks, community gardens and nature play areas,
8 Page Montava PUD Master Plan
PUD Design Narrative
supporting diverse landscape aesthetic and healthy environments for people and small wildlife like
birds and butterflies.
NIC Policies:
The layout and design proposed in the Montava Master Plan (PUD) supports Fort Collins Nature in
the City vision and goals in addition to these specific policies:
NIC Connectivity Policies
C1—Increase connectivity for plant and wildlife species
C2—Increase connectivity for residents
NIC Land Use and Development Policies
LU6—Support and protect the multiple values of the City's ditch system
LU10—Promote and preserve urban agriculture that supports a triple-bottom-line approach
Circulation System
Montava's circulation system is designed as an interconnected grid of pedestrian-oriented streets,
supported by surrounding arterials.The grid is designed to easily connect vehicles to arterials and
collectors, allowing local streets to remain low volume and pedestrian-oriented. Where
development is more intense, wider sidewalks are provided to match increased pedestrian volumes.
The bicycle network provides access throughout the community with dedicated lanes along
arterials, collectors, and key local streets, an independent network of off-street trails, and a highly
connected network of low volume local streets.
The circulation system will comply with LCUASS subject to variances from such standards approved
in connection with the Montava PUD Master Plan.
Current Land Use Code vs. PUD Master Plan
Montava's design relies upon coordination between development standards and the PUD Master
Plan to achieve community goals. Generally,the standards and design of Montava are aligned with
the vision and goals of the Land Use Code (LUC). Many similar topics are addressed in Montava's
development standards and the LUC, intending to produce walkable, mixed-use places with
buildings and open spaces that work together harmoniously and in support of a shared public and
social fabric. However,the LUC deals with new development, existing development that is not
expressive of LUC goals, and the incremental process that encourages existing development to align
more closely with contemporary goals. It is a hybrid code, including progressive form-based code
elements with conventional elements addressing legacy development patterns. Montava's
development standards create a pure form-based code.They more effectively direct form-centric
development by their ability to be targeted rather than anticipating a wide variety of potential
applications. Montava's plan and development standards together craft design of the project which,
in turn, creates a large, diverse, walkable, mixed-use community and an interconnected series of
neighborhoods, centers, and open spaces.
9 Page Montava PUD Master Plan
PUD Design Narrative
2.2 Compliance with PUD Overlay Regulations
A. LUC 4.29(A) The Montava PUD Master Plan is consistent with the purposes of the PUD Overlay
Regulations:
(1) Subsequent Project Development Plans and Final Plans within Montava will be governed by
the Montava PUD Master Plan.
(2) The Montava PUD Master Plan substitutes for and operates as the overall development plan
for all real property within the approved PUD overlay.
(3) Approval of the Montava PUD Master Plan will position a large undeveloped and
underserved area of approximately 900 acres in Northeast Fort Collins for phased development.
(4) The Montava PUD Master Plan embodies innovative community planning and site design to
integrate natural systems, energy efficiency, aesthetics, higher design, engineering and
construction standards and other community goals by enabling greater flexibility than permitted
under the strict application of the Land Use Code, all in furtherance of adopted and applicable
City plans and policies. See the Section 2.1, Sections 2.2.B(2) and (3) and Chapter 10 of this
Design Narrative for detailed explanations.
(5) The Montava PUD Master Plan allows greater flexibility in the mix and distribution of land
uses, densities, and applicable development and zone district standards than would be
achievable under the Land Use Code. See the Section 2.1 and Sections 2.2.B(2) and (3) of this
Design Narrative for detailed explanations.
B. LUC 4.29(B) The Montava PUD Master Plan advances the objectives of the PUD Overlay
Regulations:
(1) A conceptual level of collaborative design and planning efforts among City staff, agencies,
neighborhood groups, consultants and subject matter experts led to the Montava PUD Master
Plan.
(2) and (3) Development of the Montava PUD Master Plan in a thoughtfully planned and long-
term approach that ensures a high quality of urban design and provides significant public
benefits not available or possible through traditional development procedures through one or
more of the following:
(a) Diversification in the Use of Land
Most of the property has been owned by A-B since their brewery was constructed near
1-25 and Mountain Vista Road. While the current Industrial and Employment zoning
reflects this ownership and the potential for large expansions of the brewery and similar
industries, A-B has no intention to use this land for large industrial expansions. By
comprehensively master planning the A-B properties along with adjacent PSD properties
through the PUD process, the development team is able to modify uses, densities and
development standards to create a master planned community to best meet the goals
of City Plan and the Mountain Vista Subarea Plan.
10 Page Montava PUD Master Plan
PUD Design Narrative
Montava supports a diversification of both public and private uses in a complete
planned community.The plan envisions:
- Parks, schools,trails and natural areas
- A fire station, recreation center and library
- Mixed use, commercial, and residential uses
- Industrial and employment uses, and
-A 40-acre Farm,farmer's market, and urban agriculture
(b) Innovation in Development
New Urbanism is an urban design movement which promotes environmentally friendly
habits by creating walkable neighborhoods containing a wide range of housing and job
types. Montava has been designed by the industry leader, DPZ, and New Urbanism
resonates throughout. It will be further refined by our Town Urbanist, Lew Oliver.
Lew's experience in architecture and design of New Urbanist communities is
unparalleled.
Development of Montava will implement New Urbanism by one or more of the
following:
- Developing the master plan area as a series of neighborhoods with centers as
applicable, in a walkable context;
- Integrating a wide variety of housing types and intensities within
neighborhoods;
- Creating walkable streets and trails that can connect to meaningful destinations;
- Distributing traffic through a network of connected streets;
- Providing affordable housing opportunities. Creating a mixed-use Town Center
integrated with surrounding neighborhood fabric;
(c) Agri-Urban Development
This is a concept promoted in the Mountain Vista Subarea Plan. There will be an
approximately 40-acre Farm in Montava. The land will either be donated or sold at a
substantially discounted amount to a Cooperative which entity will in turn enter into a
long-term lease with the farmers. A wide variety of high-quality, locally-grown produce
from the farm will be available to the entire Fort Collins community. While there may
be other uses on the farm in the long term,the primary business model is organic
produce.
(d) Zero Energy Ready Homes
Residential development in Montava will be built to the Department of Energy's Zero
Energy Ready Home "ZERH" standard.
(e) Non-potable Water System
There is only one quarter section of land within Montava that does not have adequate
coffin wells to provide irrigation water for that quarter section. In all other areas, the
Developer commits to the development of a non-potable water system which will
incorporate the historical usage of these wells for the irrigation needs of Montava.
(f) Affordable/Workforce Housing
11 Page Montava PUD Master Plan
PUD Design Narrative
At least ten percent (10%) of the total housing units approved in the Montava PUD
Master Plan will be affordable or workforce housing,whether owner-occupied or
leased, ranging from sixty percent (60%)to one hundred twenty percent (120%) of the
area median income (AMI)for the Fort Collins/Loveland Metropolitan Statistical Area for
a family of four which will be provided through a combination of mechanisms by the
Applicant and the City.
(g) Housing Variety
Housing variety is a critical element of building a Traditional Neighborhood Design
community. DPZ specializes in designing communities with a tremendous, and
beautiful, integration of diverse and wide-ranging housing options. When done
intentionally, and with the best expertise available,this housing variety creates an
incredible living environment that is unlike most of what has been built in the past 40+
years in our country.
(h) Employment
Employment opportunities exist where highly educated and innovative people live, and
where community services and amenities are offered to those employees. The
Applicant is working to create a place where employers will want to open businesses,
and their innovative employees will want to live. The Developer has made room in the
appropriate areas of Montava for employment uses.
(i) Innovation
Innovation is taking many forms in Montava.The Applicant is working with Colorado
State University in multiple areas including agriculture, waste water, energy and
affordable housing. The Applicant is working with global leader, Siemens, in partnership
with Fort Collins Utility Services to create an innovative integration of technology
around both energy and daily life. The Applicant intends to make Fort Collins
Broadband a foundational technology for every home owner from the beginning of the
project.
(j) More Efficient Use of Land and Energy
Through large scale comprehensive master planning, land uses, densities,transportation
systems, regional and on-site storm water detention/conveyance, and open space areas
can be established to allow a more efficient use of land and energy.
The approximately 999-acre Montava project is comprehensively master-planned, with
an emphasis on multi-modal transportation. Montava will include coordinated,
interconnecting trail, street, sidewalk,transit as practical, and storm drainage systems
which will both (i) help to correct existing infrastructure deficiencies within the
boundaries of the Mountain Vista Subarea Plan; and (ii) provide opportunities to
connect infrastructure in such area to existing City infrastructure.
In addition to the Zero Energy Ready Homes commitment described above,the
Developer is also:
• Working with Fort Collins Utility Services to create a community that is founded
on renewable energy use, energy conservation,with community wide impact. An
example could include every home having a battery which is charged at night by the
12 Page Montava PUD Master Plan
PUD Design Narrative
City's wind turbine power generation and used during the day by Utility Services for
solar smoothing.
• Exploring a community-wide "in home" conservation approach to purchase
water for the development with a master meter,thus eliminating the need for
excessive water dedications which are needed to account for individual variations in
use, and achieving a substantial savings in overall water use.
(k) Public Amenities Commensurate with the Scope of the Montava Development
Montava establishes significant public amenities envisioned for this area in a
comprehensive community vision.The master plan includes a 40-acre working Farm, a
Community Park, schools, natural areas,trails, and civic spaces to create a complete
neighborhood in the Mountain Vista area.
Community Park: Integration is at the heart of what Montava represents. The
Applicant is working with the City's Park Planning staff to utilize approximately 80
acres within Montava for a future Community Park to be purchased and developed
by the City(with available adjacent land should the City desire additional acreage)
as an activity and enjoyment hub northeast Fort Collins. The intent is to plan the
Montava community in concert with the Community Park; with the Town Center,
bike paths, road circulation and neighborhoods to connect with and embrace the
Community Park as an integral part of the neighborhood design—different than
many of our Community Parks have been developed in the past.The intention is for
the City to acquire and activate the Community Park in the early stages of the
development of Montava, not in the distant future as the current Parks and
Recreation Policy Plan indicates.
Montava is being master planned in concert with the differing land uses now
envisioned for the area,with the extended trail systems and with large areas of
natural spaces throughout the community; we believe the City's Community Park
will become an integral part of Montava and the entire northeast Fort Collins area.
Natural Areas:The Applicant is working to provide natural areas in several ways,
including the naturalization of over 160 acres of storm water land to become a
beautiful natural amenity for the entire area, while protecting all of east Fort Collins
from floods. The Applicant will also be incorporating Nature in the City in
appropriate locations throughout Montava.
Regional Trail:We have been working with Parks Planning staff to accommodate
the alignment of a portion of the future Northeast Paved Recreational Trail though
Montava along the alignment of the No. 8 Outlet Ditch, as indicated in the 2013
Paved Recreational Trail Master Plan.
Community Services: The Town Center is intended to include uses like community
retail and commercial opportunities. The Applicant intends to partner with the City
to develop a Community Recreation Center and, with the Poudre River Public
Library District, to develop a library for the next generation.
Fire Station:The Applicant is working with Poudre Fire Authority to allow and
support a location for a planned fire station within Montava.
(1) and (m) Furtherance of the City's Adopted Plans and Policies
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PUD Design Narrative
The comprehensive planning of Montava and each of the elements above are based on
the principles and policies and the fundamental vision of City Plan, Mountain Vista
Subarea Plan, among others. Please see the list of comprehensive plan policies
advanced by Montava in Chapter 10.
(4) Working with the City on an amendment to the City's Master Street Plan and the Mountain
Vista Subarea Plan has provided opportunities for cooperative planning and development
among real property owners within the Mountain Vista Subarea Plan
(5) The Montava PUD Master Plan protects land uses and neighborhoods adjacent to the PUD
from negative impacts by locating development of higher intensity in the centrally located Town
Center and stepping down the intensity of development near the existing land uses and
neighborhoods adjacent to the perimeter of the PUD. In addition, the proposed layout of the
PUD incorporates parks, natural areas and open space to provide a buffer between the PUD and
adjacent uses.
C. LUC 4.29(D)(2) The Montava PUD Master Plan satisfies the PUD criteria for approval of a PUD
Master Plan:
(1) The Montava PUD Master Plan achieves the purposes and objectives of Sections 4.29(A) and
(B). See the discussion of the PUD Master Plan purposes and objectives above in Subsections
2.2.A and 2.2.6 of this Chapter 2.
(2) The Montava PUD Master Plan provides high quality urban design within the subject
properties. See the discussion of high-quality design above in Subsection 2.1 of this Chapter 2
and in the PUD Master Plan Uses, Densities, and Development Standards.
(3) The Montava PUD Master Plan will result in development generally in compliance with the
principles of the City's Comprehensive Plan and adopted plans and policies. See the list of
policies furthered by the Montava PUD Master Plan in Chapter 10.
(4) The Montava PUD Master Plan will result in compatible design and use as well as public
infrastructure and services. See Subsections 2.2.6(j) and (k) of this Chapter 2 above and the
discussion of compatibility in Chapter 6.
(5)The Montava PUD Master Plan is consistent with applicable Land Use Code General
Development Standards (Article 3) except to the extent such development standards have been
modified pursuant to the PUD Master Plan Standards.
2.3 Vested Property Rights
The Developer is seeking vested property rights in connection with the Montava PUD Master Plan in
accordance with LUC 4.29.K and,therefore, has submitted a request for vested property rights to the
City Council concurrently with this PUD Master Plan.
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Chapter 3 — Architectural Design Intent
Building design within Montava is based on a number of standards in Chapters 4 through 13 of the PUD
Master Plan Uses, Densities, and Development Standards and select standards of the LUC. Current LUC
standards concerning character are primarily aimed at minimizing the impact of suburban development
patterns and buildings by ensuring variety within a single structure, particularly in commercial and multi-
family areas. Development within Montava differs from the LUC;while it is oriented towards LUC goals
at its core, it is based upon character, not style, as a community-wide element of design.
Due to the scale of Montava, specific stylistic details and materials may change by neighborhood.At the
overall PUD level, architectural character standards address broad but common details to be further
supplemented.The architectural character chapter deals with basic material prohibitions,the
combination of materials,the shape of openings, orientation of building shape for solar access,the
location of mechanical systems and refuse storage, and outbuilding design.This set of foundational
standards are extended in Chapter 5 of the PUD Master Plan Standards by frontage standards, housing
variety, minimum glazing,fence and wall standards, shopfronts, and site design requirements that
ensure building orientation is generally towards street, not parking areas.Together these ensure an
overall harmony among buildings within Montava yet allow for more specific architectural detail to be
determined by phase.
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Chapter 4 - Transportation Improvements
Montava provides a mixed-use neighborhood design with a balanced multimodal network focused on
building community connections through sustainable transportation investments. Montava supports a
traditional grid pattern for shorter, convenient distances for walking and biking, connections to
destinations, and better distribution of multimodal traffic, and greater access to transit access and
routing.The proposed street design would allow for adequate pedestrian/bicycle zones, and capacity for
general traffic,transit and parking/loading. In addition the entire area would comprise a mix of
protected bike lanes, shared travel lanes, multi-use pathways within open spaces areas, and enhanced
intersections for safer bicycle and pedestrian crossings and promote slow-turning vehicles.
The Montava Master Transportation Impact Study (TIS) provided a comprehensive evaluation of
Montava and examined the extent to which the project would affect the surrounding circulation
network. Per the City's significance criteria in identifying any potential adverse effects to existing or
future transportation facilities associated with Montava, the TIS documented a number of proposed on-
and off-site traffic intersection improvements to reduce any potential impacts to such facilities.These
are presented in the summary table below. The Proposed Street Network for Montava and the
surrounding area is depicted on the following page. Location of arterial and collector streets are
consistent with the anticipated amended Master Street Plan.
Mountain Vista Drive I Turnberry Road ■ Install traffic signal
■ Install traffic signal
Mountain Vista Drive I Timberline Road ■ Add left-turn pockets and protected phases at northbound,
eastbound,and westbound approaches
■ Install traffic signal
Mountain Vista Drive I Giddings Road ■ Add left-turn pockets to all intersection approaches
■ Add right-turn pockets at westbound and southbound approaches
Mountain Vista Drive/Busch Drive Install traffic signal
Mountain Vista Drive I 1-25 Southbound Ramp Install traffic signal
■ Install traffic signal
Mountain Vista Drive/1-25 Northbound Ramp - Add left-turn pocket at northbound approach
■ Add protected, left-turn phases at northbound and eastbound
approaches
Widen northbound approach to include exclusive left-turn lane
Timberline Road/Vine Drive (protected phase),one through lane,and one shared through-right
turn lane and optimize signal
Conifer Street/Turnberry Road (planned) Install traffic signal
Turnberry Road I Suniga Drive(planned) Install traffic signal
Timberline Road I Suniga Drive(planned) Install traffic signal
Giddings Road/Conifer Street(planned) Install traffic signal
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Chapter 5 — Natural Features Protection
An Ecological Characterization Study(ECS) has been prepared for Montava to assess and identify any
natural habitats or features that have significant ecological value. Montava generally consists of
croplands, so it has limited natural vegetation or habitat areas. Several small wetland areas associated
with crop irrigation areas exist within Montava.The most significant features include the No. 8 Canal, a
steep-banked irrigation conveyance channel along the west side, and an existing tree with an active Red-
Tail Hawk nest identified.
In addition to the ECS, a jurisdictional determination has been received from the US Army Corps of
Engineers identifying the two wetland areas that are determined to be jurisdictional.These include the
wetlands associated with the banks of the No. 8 Canal, and a short irrigation ditch that connects directly
into the No. 8 Canal.
In general,the majority of the site will be changed and regraded to accommodate development of the
planned uses.The nesting tree will be protected in place and be incorporated into the large natural
area/open space feature along the east side of Montava.The area planned for the Farm will remain
intact and be improved for future cultivation.The No. 8 Canal will remain in place and continue to serve
its purpose for delivery of water. However, it is planned to be improved and realigned with less-steep
banks, improved ditch access, nearby trails and a buffer of native vegetation to become a safer and
more valuable natural feature for Montava and the nearby communities. Plans for a portion of the
Northeast Paved Regional Trail as shown in the 2013 Paved Recreational Trail Master Plan is anticipated
and illustrated along the alignment of the No. 8 Canal.
EXISTING NO 8 DITCH CROSS-SECTION
1' Pa"TrrT
PROPOSED DITCH WIDENING CROSS-SECTION
EXISTING DITCH
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Proposed Improvements to the No. 8 Canal
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An Existing Conditions and Natural Features Plan has been prepared for the PUD Master Plan indicating
the planned Limits of Development and buffer zones from the features indicated in the ECS. It also
includes notes of compliance with LUC Section 3.4.1 and a table of both jurisdictional and non-
jurisdictional features with the understanding that any areas disturbed by construction will be mitigated
in accordance with the US Army Corps of Engineers permit process and the LUC at the time of PDP for
each phase.
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Chapter 6 — Neighborhood Compatibility
Montava has been evolving and since the fall of 2017 with significant public outreach and stakeholder
engagement. As enumerated above,this measured approach to establishing the goals of the
community, stakeholders and adjacent neighborhoods has allowed a thoughtful design that not only
furthers the community and area goals but is supportive and compatible with the adjacent
neighborhoods. Some of these characteristics are restated here:
Development and Density Transitions
Development transitions along a transect of intensity from high to low across the site. Towards the
Town Center(near the intersection of Timberline Road and Mountain Vista Drive), and along the
Mountain Vista Drive corridor, development is generally of a higher intensity, including more mixed-use
and multi-family. Outwards from the Town Center, development steps down in intensity towards
existing neighborhoods, parks,the Farm and natural areas,to be compatible with existing
neighborhoods to the west.
Towards the Town Center, buildings are taller, close together, and closer to the street.Away from the
Town Center buildings become lower in scale,further from the street and from each other. Rather than
an abrupt change, the intensity feathers in stages from the most intense,Transect T5,to medium
intensity in Transect T4,to lower intensity in Transects T3.2 and T3.1, and to the Farm Transect T2. Each
of these transects is composed of a mix of different building types and character. In the least intense
transects, buildings are detached, single family, but vary in their sizes.The moderately intense areas,
Transect T4, include a wide range of buildings including small single-family houses,townhouses,
duplexes, and small multi-family buildings.And finally Transect T5, which is composed primarily of
mixed-use buildings, employment, and multi-family housing.
Land Use Transitions
The higher intensity uses, including more mixed-use and multi-family occur near the Town Center with
lower intensity uses and residential to the west to transition to the Storybook neighborhood.The future
Community Park site is located northwest of the Town Center to be centrally located within both
Montava and surrounding neighborhoods to the west.
Intensity of use also feathers to the north and east. A potential elementary school site is provided for
within the neighborhoods near Maple Hill. A small node of higher intensity is located at the top of the
hill on Giddings Road, adjacent to the farm.This node supports the northern neighborhood areas for
convenience, while the Town Center supports a much wider area of the Mountain Vista neighborhoods.
The regional and on-site stormwater detention and conveyance have been designed primarily along the
east border of the property, providing a larger more functional natural area and a buffer of distance and
open space from the railroad and the brewery to the east.
The higher intensity uses such as the potential future PSD high school/middle school site are located
further east near Mountain Vista Drive and Giddings Road to allow for nearby access to these arterial
roads.
Industrial and Employment uses are planned near A-B and the 1-25 Interchange at Mountain Vista Drive.
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Chapter 7 — Historic Preservation Summary
A Phase I Environmental Assessment and Ecological Characterization Study has been prepared for
Montava. While there are a few existing structures and residences on the site relating to the agricultural
operations that are in place, no historic structures exist on the property.
The majority of the site will be changed and regraded to accommodate development of the planned
uses, and we do not anticipate reuse of any of the existing structures in the future development plans.
Any demolition or alteration of existing structures will be conducted in accordance with the City's codes.
Planned improvements to the No. 8 Canal may require review by the State Historic Preservation Office.
This determination and any required permitting for the planned improvements to the canal will take
place at the time of the PDP application for the initial phase that impacts the ditch.
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Chapter 8 — Development Phasing Schedule
A conceptual Phasing Plan is included with the PUD Master Plan submittal.The intent is to begin the
initial phases of development near the intersection of Timberline Road and Mountain Vista Drive with
construction moving generally north along Timberline Road.The Farm area will also be included in early
phases of development.
The exact size,timing, order, and commencement and completion dates of all phases of development
are dependent upon market conditions. In general, however,the first phase (PDP) is expected to be
housing,with associated infrastructure improvements anticipated to commence approximately two
years after Master Plan approval.The product absorption is targeted at approximately 150 units per
year.
The Farm and its support structures will also be developed in the early phases so that farming
operations can begin as soon as possible.
Each phase will require a PDP and Final Plan review with design of appropriate infrastructure suitable for
each phase. Infrastructure phasing is currently being discussed and developed with City staff in
preparation for the initial phases of development.
Given the current lack of infrastructure in this area, it is expected that a significant amount of the public
improvements will need to be installed in the early phases of development. In particular, stormwater
and drainage improvements will need to be installed as necessary to ensure there is no downstream
impact above the existing condition as new development occurs.
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Chapter 9 — Metro District and HOA Establishment and Responsibilities
The guiding principles of the Applicant in developing Montava are:
• Create a unique complete community
• Develop an incomparable sense of place
• Add longterm value
• Establish the central character of agri-urbanism and open space
• Build community through design
Vibrant enduring communities depend upon all their stakeholders working together to uphold
community standards and achieve the vision and goals for the community. The stakeholders will include
the Applicant, associations or districts,the home owners,the builders, and others having a role in the
functioning of the community and in helping fulfill that vision.
Montava will likely be overseen and maintained by metropolitan districts, a master HOA, an
architectural control committee, and other boards as deemed necessary.
The Montava Metropolitan District Nos. 1-7 (the "Districts") are quasi-municipal corporations and
political subdivisions of the State of Colorado, formed pursuant to Sections 32-1-101, et. seq., C.R.S. (the
"Special District Act").The Districts are organized for the purpose of financing the cost of public
improvements and providing services related to such public improvements.The Districts are authorized
by the Special District Act to provide many types of public improvements, subject to limitations in the
Service Plan approved by the City, including: streets, safety protection, parks and recreation,water,
sanitation,transportation, mosquito control,television relay and translation, and fire protection
improvements.
The Districts anticipate providing services for all of those things that it has statutory authority for and
that are not the responsibility of the City or other entities: examples are landscaping, small parks, and
open space, contracting for uniform trash service throughout the Districts, operation and management
of potable and non-potable water systems within the Districts' boundaries and participating in social
programs through its park and recreation authority, and the management and enforcement of the
Declaration of Covenants, Conditions, and Restrictions (CC&Rs).
While most community management and amenities will be supported by the Districts, some things may
require a master HOA because the Districts' charter will not allow their support. These items include
primarily community activation through activities that could include but not be limited to holiday or
seasonal events,farmers markets,farm operations integration with the community,4t" of JUly
celebrations, concerts, art shows and theatre performances,food services and many other things.
These activities will be the heartbeat of Montava.
Montava is intended to be a very active and diverse community with meaningful programming to create
a special community connection. The majority of this programming described in the preceding
paragraph will be necessarily managed by a master HOA.
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Chapter 10 —Policy and Public Benefit Analysis
City Plan Compliance
Montava addresses and complies with a multiplicity of City Plan objectives. They are identified by
category area.
City Plan's Economic Health objectives (EH 1.1, 1.2, 2.2, 2.3, 3.1, 3.2, 3.3, 3.4):
1. Supporting the enhancement of the community's economic base and job creation by enabling
well over$1,000,000,000 of construction and development, unique place making that attracts
employees and employers to the region, the development of commercial town center, and
eventual development of approximately 500,000 sf of office and industrial space Jobs live in
houses.
2. Supporting the overall Fort Collins retail tax base by bringing thousands of residents back into
the full time daily life of Fort Collins instead of living in someone else's tax base and spending
money there and not in Fort Collins.
3. Supporting the regional innovation ecosystem that fuels business development and job creation
by leveraging local assets including human capital, research institutions, industrial base, physical
infrastructure and quality of life. This is done by developing the most innovative community in
the nation including Zero Energy Ready Homes, innovating in energy and water conservation,
partnering with CSU on opportunities from energy to farming, integrating with the Fort Collins
Utility on innovative initiatives that impact the entire customer base, and much more.
4. Enabling collaboration with the business community, various business organizations,
educational institutions including CSU and PSD, and economic development organizations to
encourage and support a healthy economy, provide employment opportunities, increase private
investment, and improve the quality of life for all Fort Collins residents. This will be done by the
development of the Farm,the public facilities such as the Recreation Center and Library,
improving public infrastructure, and more.
5. Developing a community that is a national leader in energy and water conservation, urban
agriculture, affordable housing integration and home diversity. Montava will enable both the
support of and the creation of unique local businesses. It will also support the brewing industry
with an increased customer base and increasing retail space for prospective brewery locations,
and provide a foundation for incubating new and existing businesses in a creative and thriving
community environment.
City Plan Environmental Health objectives (EH 1.1, 2.1, 4.1, 4.3, 5.4, 5.8, 7.9, 7.10, 9.1, 11.1, 13.1, 15.5,
18.1,2,3,4, 19.1, 20.4 and more).
1. Protecting and enhancing natural resources in many ways including: a)the improvement of#8
ditch; b) restoration and or protection of identified wetland areas; and c)the development of
over 160 acres of natural areas land in partnership with the City's Natural Areas program.
2. Maintaining a system of publicly owned open lands by partnering with the Fort Collins Natural
Areas to create over 160 acres of natural lands. This land will be incorporated into a plan to
provide both educational and enjoyment opportunities for the entire community.
3. Committing to explore opportunities for land conservation in partnership with Stormwater,
Parks and Recreation,Transportation and Natural Areas throughout the community. The areas
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of primary interest are the#8 ditch improvement on the west along with the City's Community
Park and the storm water and natural areas partnerships on the east.
4. Committing to work with the City to explore and execute opportunities for Stormwater, Parks
and Recreation, and Natural Areas to partner on improving water quality and contributing to
ecological functioning of urban watersheds. This can be accomplished throughout the
community.
5. Committing to support the use of renewable energy throughout the community in the layout
and construction of new development. Montava will be the largest Zero Energy Ready Home
development in the nation.
6. Committed to participate in research, development and demonstration efforts of all relevant
types to remain at the forefront of emerging technologies and innovative solutions regarding
the energy performance of new construction. This will be done both by partnerships with the
City, but also by partnering with the most progressive and innovative builders in the country like
Thrive Homes and Mandalay.
7. Being a leader in the region in incorporating electrical storage into the design of the community
for both residential and commercial use.
8. Being a leader in the region in utilizing smart grid technologies to facilitate higher levels of
integration of renewable energy, energy storage and demand response systems to support
community scale net energy use reduction. This can be done with technology from companies
like Siemens, by working through innovative home builders such as Thrive and Mandalay, and
partnering with the City of Fort Collins.
9. Promoting alternative and efficient transportation fuels and vehicles that improve air quality.
This will be done by various means including the homes being built to enable vehicle charging,
as well as innovative systems that allow integration of electric cars into the grid system.
10. Offering,through its master HOA or Districts' operations and management, education, programs
and other assistance to citizens and local businesses interested in reducing their environmental
impacts.
11. Providing education and promoting the City's goals for reducing all types of municipal solid
waste at the source to divert discarded material from the landfill. Through its Districts, Montava
will provide trash service from one single hauler for the entire community. This will enable one
consistent message of education and encouragement for reaching the city's goals of reduced
waste.
12. Recognizing and managing flood plains with the intent to provide balance between economic,
environmental, and human considerations. Montava will seek to minimize risk to life and
property by design of and impact on the floodplain. Montava will recognize that maintenance,
restoration, and enhancement of natural areas and the beneficial functions of flood plains is a
concurrent goal with reducing flood damage. Montava will develop structures and facilities
necessary consistent with the intent of the standards and criteria of the City of Fort Collins and
National Flood Insurance Program.
13. Designing stormwater systems to minimize introduction of human caused pollutants and
designing tributary systems for water quality control with appropriate use of buffer areas, grass
swales, detention ponds, etc.
14. Partnering with the City and Natural Areas to employ public/private partnerships to optimize
the balance between Stormwater management and compact development.
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City Plan Neighborhood Livability Principles and Policies(LIV 1.3, 5.4, 6.2, 6.3, 7.1, 7.2, 7.3, 7.4, 8.1, 8.5,
9.1, 10.1, 10.2, 10.3, 11.1, 11.2, 13.3, 14.1, 14.2, 14.3, 21.1, 21.2, 22.1, 22.2, 22.3, 22.4, 22.5, 22.6, 22.7,
23.1, 23.2, 24.1, 24.2, 42.2,44.1,2,3,4,5, and more):
1. Continuing to collaborate with Larimer County and adjacent communities to plan the edges of
the Fort Collins GMA.
2. Pursuing options for development that helps contribute to the additional public amenities
needed in areas where redevelopment occurs. This is necessary to transform NE Fort Collins
into distinct places with identifiable character and more marketable frontage that promotes
development.
3. Continuing to encourage design that complements, extends or enhances positive qualities of
surrounding development and adjacent buildings in terms of general intensity and use, street
pattern and identifiable style. Compatibility does not mean uniformity.
4. Encouraging the addition of new services, conveniences, and/or gathering places in the area
that lacks these facilities.
5. Leading the way in encouraging and developing a variety of housing types and densities.
6. Contributing substantially to maintaining an adequate supply of housing.
7. Pursuing strategies to enable Accessory Dwelling Units.
8. Within the scope of its open space, park, and farm limitations, maximizing residential
development land positively influencing housing affordability, as outlined above.
9. Being a leader in supporting the development and provision of affordable housing in the
community. Montava has made significant commitments for the provision of at least 10%of the
overall housing constructed to be in the 60-120% range of AMI.
10. Employing a planning strategy that integrates affordable housing throughout the community.
This is a critical component of the overall design and DNA of Montava.
11. Building on the Zero Energy Ready Home Standard and WaterSense throughout the entire
community. By using a non potable irrigation system Montava will also conserve on potable
water for irrigation use.
12. Being a leader in designing safe, functional, and visually appealing streets. Our street sections,
being New Urbanist and design focused in nature, will add to the overall aesthetic of the
community as a whole.
13. Utilizing street trees to reinforce, define and connect the spaces and corridors created by
buildings and other features along the streets.
14. We intend to implement"dark sky' standards throughout the community as practical, and tailor
lighting fixture design and illumination to match the context of the street.
15. Placing civic facilities and grounds in prominent and central locations as highly visible focal
points.
16. Incorporating public spaces and activities such as plazas, pocket parks, patios, children's play
areas, sidewalks, pathways and "street furniture" in a wide variety of development types.
17. Establishing gateway design into the community including features such as building architecture,
landscaping, signage, lighting incorporating these elements within the immediate entrance to
the community.
18. Incorporating unique landscape features into the design and architecture of the development.
19. Promoting functional landscape by implementing practical solutions to ensure landscape design
is functional in providing such elements as visual appeal, shade, foundation edge to buildings,
buffers, safety, and enhancements to the built environment.
20. Working with CSU horticulture to design the landscaping based on maintainability over the life
cycle of the project using proper soil amendment and ground preparation practices, as well as
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the appropriate use of hardscape elements,trees, mulches, turf grass and other plant materials.
Montava intends to implement and manage a non potable irrigation system.
21. Establishing an interconnected network of neighborhood streets and sidewalks, including
automobile, bicycle and pedestrian routes within the community.
22. Designing a walkable community with walkable blocks.
23. Designing a street system created to be traffic calming.
24. To the extent public transit is available, designing it accessible to the community.
25. Developing Montava's design to encompass all of the items listed in in LIV 22, emphasizing
creativity, diversity, and individuality,with a responsive context while developing a comfortable
and interesting community. DPZ is the world leader in this type of community design. Housing
models will have distinct variety, with creative multi family design, buildings oriented toward
the street,garage doors de-emphasized with mostly alley entrances, creating visually appealing
street scapes with enhanced street designs,with the community being oriented toward the
Long's Peak Mountain View.
26. Designing to incorporate many parks and park experiences throughout the community. This
design not only brings park and open space experiences to the community, but orients the
homes to these places bringing visibility and connectivity to them as well. Montava has also
been extensively designed to protect, enhance, and connect the community with natural areas
and wetland areas.
27. Working with PSD and others to make sure we are wisely integrating school facilities as integral
parts of this complete community. We are coordinating the siting of these schools with PSD and
fostering a sense of community with neighborhood schools.
28. Encouraging agricultural uses by developing a 40 acre farm to serve the entire community with
Native Hill Farms.
29. Incorporating all the concepts listed in LIV 44 including open lands, parks and water corridors to
form an interconnected system that provides habitat essential to the conservation of plants,
animals, and their associated ecosystems. At the same time this entire system is designed to
serve the needs for drainage and water conveyance, and provides opportunities for recreation,
education and other activities.
City Plan Safety and Wellness objectives (SW 1.1, 1.2, 1.4, 1.5, 2.3, 2.4, 3.1, 3.4):
1. Working with the Poudre Fire Authority from the beginning to locate the next fire station in the
appropriate area. Applicant also intends to work with the police department to serve the needs
of providing a safe and effective fire and police connection with our community.
2. Building a sense of community throughout which will lead to community pride and involvement.
This type of community also fosters care for your neighbors, which enhances safety for all.
3. Continue to consider public safety in all aspects of design.
4. Designing to support active transportation including a wide ranging and connected bicycle
network that is intended to provide connection from all of NE Fort Collins to the downtown area
and beyond. Montava is also a community designed for pedestrians, and intended to de-
emphasize automobile traffic.
5. Designing to promote active living and physical activity with the development of parks,trail
networks, rec center, natural areas, and more.
6. As an agri-urban designed community, promoting and encouraging community gardens and
markets. This will be a very overt part of Montava from active farmers market activities to
intentional community connection with the Farm. This will also enhance the regional food
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system by enabling the farm to expand from its current size to 40 acres. This will enable much
more of our community to be served with locally grown vegetables. Community gardens are
also intended to be encouraged and enabled.
City Plan Culture Parks and Recreation objectives (CPR 1.1, 2.1, 2.2, 2.3, 3.1, 4.1, 4.2, 5.2, and more):
1. Arts and Culture are very important to the community atmosphere Montava intends to develop.
To the extent feasible Montava intends to participate in the development of historic and cultural
facilities in its Town Center to enhance Montava as a cultural destination. This could include
performing, historical, and visual arts opportunities.
2. Certainly Montava will incorporate public art throughout the community to create and enhance
the unique identities of our agri urban development style with the rest of Fort Collins.
3. The Montava development team is already working with local stakeholders of the arts
community to identify ways to promote and increase visibility of the arts in Montava. This could
take the form of a space at the farm that encourages and promotes artists, integrating art
training and shows into other facility's in the town center including the library and education
facilities.
4. Montava intends to be a vehicle to help build the identity of Fort Collins as a world class cultural
center and destination. Montava is a destination community, and this connection is organic.
5. Montava development will participate in exploring funding options both private and public to
encourage and nurture a strong arts and culture industry.
6. Montava, in partnership with local stakeholders, can very well become a resource to local artist
and culture community organizations. And intends to do so.
7. Montava development will encourage partnerships between educational, cultural and business
institutions to improve opportunities for learning and expand the creative industries
employment base in Fort Collins. The art culture is critical to community, and will be critical to
the Montava community.
8. Montava is designed to develop and maintain a well balanced system of parks,trails, and
recreation facilities to provide a variety of recreational opportunities. This can be seen in the
master plan.
9. This will be a well integrated and interconnected system both within Montava and from NE Fort
Collins to the overall region. This includes trails, ditches, schools, open lands, and neighborhood
centers. It is the essence of the entire Montava design.
10. Montava has been working with, and will continue to work with, multiple city departments
including Parks Planning, Natural Areas,Transportation, Stormwater, etc.to identify appropriate
locations for multi purpose parks and open lands to maximize available resources.
11. Montava supports the vision and guiding principles of the 2008 Parks and Recreation Policy Plan
by integrating a site for the future City Community Park directly into the design of the master
plan for the community. We have been working with the City's Park Planning staff to utilize
approximately 80 acres within Montava for a future Community Park to be purchased and
developed by the City(with available adjacent land should the City desire additional acreage) as
an activity and enjoyment hub northeast Fort Collins. The intent is to plan the Montava
community in concert with the Community Park; with the Town Center, bike paths, road
circulation and neighborhoods to connect with and embrace the Community Park as an integral
part of the neighborhood design—different than many of our Community Parks have been
developed in the past.The intention is for the City to acquire and activate this park in the early
stages of the development of Montava, not in the distant future as the current Parks and
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PUD Design Narrative
Recreation Policy Plan indicates. Montava is being master planned in concert with the differing
land uses now envisioned for the area, with the extended trail systems and with large areas of
natural spaces throughout the community; we believe the City's Community Park will become
an integral part of Montava and the entire northeast Fort Collins area.
12. Montava supports the 2013 Paved Recreational Trail Master Plan by providing a plan for
implementing a portion of the future Northeast Paved Recreational Trail though Montava along
the alignment of the No. 8 Outlet Ditch as indicated in the plan.
City Plan High Performing Community (HI 2.1, 3.3, 4.1, 5.2, and more):
1. The Montava development team has been and will continue to chordate with the community's
world class educational institutions including PSD, CSU, and others to uphold the excellent
educational system that contributes to the city's high quality of life. This is being done by
development of partnerships, and the design and integration of these institutions needs into the
community.
2. Montava is designed to create a community that works together to solve problems collectively
and creatively. These include everything from waste water,trash service, energy conservation,
and affordable housing.
3. Montava is a partnership forming development. By developing and growing partnerships with
the many stakeholders in this wonderful community, Montava can be and become a catalyst for
lasting community partnerships.
4. While being managed overall by Districts, Montava will be a very publicly transparent operation
and community.
City Plan Transportation objectives (T 1.1, 1.2, 2.1, 3.1, 3.2, 4.3, 4.4, 5.4, 8.2, 9.2, 11, 12, and more):
1. Montava is designed to support the City's framework of transportation that balances access,
mobility, safety and emergency response while working to reduce the rate of growth of vehicle
miles of travel. This is being done by developing a walkable community that has local services, is
trial connected, and pedestrian oriented.
2. Montava will work with the City of Fort Collins as the overall Transit strategy is implemented
throughout the city.
3. The transportation network enabled by Montava will support expanded economic opportunity
and development generally.
4. Montava is designed to promote pedestrian activity and connectivity throughout the
community.
5. Montava is designed to promote bicycle activity by providing an integrated trail system that is
both connected within Montava, and to the region generally.
6. Montava's design is purposeful about integrating neighborhood streets while protecting
neighborhoods from excessive cut through traffic.
7. Montava's design incorporates street systems that create safe and attractive environments for
pedestrians, bicyclists, and drivers.
8. Montava's development team is very committed to leading the efforts to create regional
connectivity in trails.
9. Montava is designed to support active living with the integration of parks,trails, natural areas,
and much more.
30 Page Montava PUD Master Plan
PUD Design Narrative
10. Montava provides a very high level of design and support for the interface of pedestrians,
bicyclists, and transit where available as a fundamental consideration in the community design.
Access to each of these will be designed to be safe, secure, attractive, and convenient for
residents.
11. One of the most important and integral components of the overall Montava design is its
commitment to and care for the bicycling community. One of our biggest points of effort and
energy has been in creating a development that provides a safe, easy, convenient, and
integrated and connected bicycling mobility option for all ages and abilities. This can easily be
seen in the overall design of the community as one of our highest priorities.
12. The pedestrian network in Montava is a priority, and will provide a safe, easy, and convenient
mobility option for all ages and abilities. DPZ is the world leader in walkable, pedestrian
oriented community development. This is why they were hired, because this is a critical
element to Montava's overall design.
Mountain Vista SubArea Plan Compliance
Supported Principles and Policies:
PRINCIPLE MV-LU-1- The Mountain Vista subarea will have a balance of residential, employment,
commercial, civic, and open lands uses.
Policies MV-LU-1.2, MV-LU-1.3, MV-LU-1.4
A Town Center has been planned as the heart of the Montava neighborhood and is located near
the intersection of Mountain Vista Road and Timberline Road.The Town Center is a smaller
center focusing on neighborhood-oriented retail and a mix of public and private uses, centrally
located in the MVSP and within walking distance of adjacent neighborhoods. Additional
commercial uses could co-locate near this intersection on adjacent undeveloped properties.
Main Street in the Town Center is aligned towards the mountain view of Longs Peak.
Policies MV-LU-1.5, MV-LU-1.6
The Montava community development transitions along a transect of intensity from high to low
across the site with a mix of uses.Towards the Town Center and Mountain Vista Drive,
development is generally of a higher intensity, including more mixed-use and multi-family.
Outwards from the Town Center, development steps down in intensity towards existing
neighborhoods, parks,the farm and natural areas.A small node of higher intensity is located at
the top of the hill on Giddings Road, adjacent to the Farm.This node supports the northern
neighborhood areas for convenience,while the Town Center supports a much wider area.
PRINCIPLE MV-ECON-1-Mountain Vista's business center will accommodate the long-term
Employment and Industrial land use growth demands of Fort Collins,providing a variety of business
and industry types and sizes, compatible with surrounding land uses.
Policies MV-ECON-1.1, MV-ECON-1.2
The vision for the Montava development plan began with discussions of long-range planning for
A-B and other potential industrial users. In the regional context, rail-served industrial uses are
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PUD Design Narrative
not as viable here as in other Northern Colorado communities.The market for employment uses
is delivered differently now than the 'corporate campus' setting of the past. Employment uses
are integrated into the fabric of the planned community and its amenities. Industrial and larger
employment uses are planned south of Mountain Vista Road and the Anheuser-Busch brewery,
near the Interstate 25 Interchange.
A-B is in support of the Montava PUD Master Plan and planned uses. Given its size as a
combined set of undeveloped land parcels,the Montava PUD Master Plan has the ability to
support the current land use needs in the northeast part of our city.
Concurrent with the updates to City Plan, Fort Collins commissioned the 'Trends and Forces
Report' which supports the need for more land capacity for the increased housing demand by
2040.This report also confirms that the supply of non-residential land is exceedingly sufficient
for the City's future needs.
PRINCIPLE MV-T-1- Consistent with the Land Use Code, the transportation system within this subarea
will have:
1)Arterial corridors providing safe and efficient multi-modal access to and through the subarea,
including major features such as railroad under/overpasses(where necessary), and significant
landscape mitigation features;
2)Multi-modal connections to and across the arterial corridors, including pedestrian and bicycle
connections,providing convenient access to and from the local networks that serve individual
developments and buildings;and
3)Integrated local networks with direct, convenient interconnections between developments and
surrounding areas.
Policies MV-T-1.1, MV-T-1.2, MV-T-1.3, MV-T-1.4, MV-T-1.5
Both regional and local traffic studies have been completed to establish a safe and efficient
transportation network to serve the Mountain Vista area for multi-modal access.They include
the long-range goals for this area, including the extension of Suniga Drive, and result in changes
to the Master Street Plan to improve connectivity in the northeast portion of the City.The
studies,findings and reports are included with the PUD Master Plan submittal.
PRINCIPLE MV-T-2-Mountain Vista's Employment and Community Commercial Districts will both be
based on transit-oriented design.
Policies MV-T-2.1, MV-T-2.2
The Montava PUD Master Plan is designed to support these principles of transit-oriented design
with higher density mixed-use residential in conjunction with retail, office, civic, and other uses
to accommodate and support future plans for transit in this area.
PRINCIPLE MV-T-3-The Community Commercial District will be designed with an emphasis on
pedestrians.
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PUD Design Narrative
Policies MV-T-3.1, MV-T-3.2
The Montava PUD Master Plan is designed as a true New Urbanist mixed-use, agri-urban
community. We have included design standards to support the street network, block and
building placement to support this town-like pattern for a successful pedestrian-oriented
community.
PRINCIPLE MV-T-4- The City will consider a variety of street design and enforcement methods to
ensure realigned Vine Drive does not become a truck route, either intended or unintended.
Policies MV-T-4.1, MV-T-4.2
Although these concerns may be outside the control of one development, the planned street
network supported by our Master Street Plan amendment replaces the large, angled direct
arterial access to Suniga Road with a grid-patterned complete street network which we believe
supports the policies of this Section.
PRINCIPLE MV-CAD-1-Important views toward the nearby mountains should be preserved and
emphasized by the arrangement and design of development.
Policies MV-CAD-1.1, MV-CAD-1.2, MV-CAD-1.3
Montava's design is derived by intersecting the site's natural stormwater and topographic
features with an overall orientation of streets towards Long's Peak. Most streets are oriented to
capture the view,which is most striking from the hill north on Giddings Road at the farm as well
as at the Town Center from the main plaza. Four major stormwater corridors criss-cross the site,
defining the edges of neighborhoods and a focal point at the Town Center square along Country
Club Road. Each corridor is connected to a series of additional green corridors, providing walking
and biking trails throughout the community, connecting to existing regional trails, and providing
access to the City's future Community Park.The easternmost corridor is substantial in size,
driven by off-site stormwater along the Cooper Slough. Working with Natural Areas staff,this
corridor is designed as an amenity and pulled into the community's identity through greenways.
PRINCIPLE MV-CAD-2-Mountain Vista-s community gateway from 1-25 should be designed to provide
a sense of place and positive experience.
Policies MV-CAD-2.1, MV-CAD-2.2
Montava's design standards and street cross-sections create an enhanced gateway for the
Mountain Vista corridor within the context of a walkable community. Land uses transition from
Industrial and Employment near 1-25 to schools, mixed-use, employment, residential and
commercial to the west.
PRINCIPLE MV-NOL-1—This subarea will provide a balanced system of recreation facilities,parks,
trails, natural areas, and open lands.
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PUD Design Narrative
Policies MV-NOL-1.1, MV-NOL-1.2, MV-NOL-1.3, MV-NOL-1.4, MV-NOL-1.5, MV-NOL-1.6:
By assembling and master-planning over 900 acres within the Mountain Vista Subarea,the
Montava PUD Master Plan can account for, envision, and implement nearly every NOL Principle
of the MVSP. Locations for the City's future Community Park, neighborhood parks, multi-use
trails, natural areas, open lands network, No. 8 ditch and storm drainage facilities have each
been integrated into the Master Plan in collaboration with City staff, Poudre School District, and
owner of the No. 8 ditch. Parks,trails, and open space areas are integrated into the plan
balancing both public and privately owned and maintained open spaces as integral parts of the
community and providing connections to planned regional trail, recreation and drainage
systems.
The Community Park property, is subject to purchase and development by the City (with
available adjacent land should the City desire additional acreage) as an activity and enjoyment
hub for the entire Mountain Vista area. Alongside a network of recreational facilities, smaller
parks,trails, natural areas and open lands,the Community Park will be designed and developed
in accordance with the Parks and Recreation Policy Plan.The intent is to plan the Montava
community in concert with the Community Park; so the Town Center,the future elementary
school, bike paths, road circulation and neighborhoods can connect with and embrace the City's
future Community Park as an integral part of the neighborhood design.
Climate Action Plan
The City is a national leader in the carbon reduction movement. The city tracks emissions annually using
2005 as the baseline year. The community aims to reduce carbon 20% below 2005 levels by 2020, and
80% by 2030 with the goal of being carbon neutral by 2050.
This is a complicated equation that incorporates these primary factors.
1. Electric usage and production (51%of carbon inventory)
2. Ground Travel (24%of carbon inventory)
3. Natural Gas (21%of carbon inventory)
4. Solid Waste (4%of carbon inventory)
5. Water Related (<1% of carbon inventory)
Electricity
Emissions from electricity use are caused by fossil fuel combustion. Most of our electricity is generated
by coal and hydropower, with small amount from natural gas, and increasing amounts of renewable
wind and solar resources.
Montava will engage with this goal and challenges in several ways:
1. Montava has committed to be the largest Zero Energy Ready Home Development in the nation.
Applicant is in the process of building the development partnerships, home builders, and
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PUD Design Narrative
systems to make this a reality. Essentially this DOE standard enables the construction of a more
insulated, more air tight home that uses less energy.
2. Because it uses less energy, it can become self sufficient with renewable energy using less
panels. When battery power is added, and a systematic approach is used to integrate these
batteries with the regional utility,then very exciting things can happen.
3. Montava is working with the City very systematically,to create the most energy efficient system
that benefits both the home owners and the community with reduced energy usage overall.
Applicant is working on an optimized energy distribution and management at the home and
community level as well.
Ground Travel
Emissions from transportation, or ground travel, come from the combustion of fuel, primarily gasoline
and diesel, within the City's Growth Management Area (GMA)
Montava will engage with this goal and challenges in serval ways:
1. The Zero Energy Ready Home (ZERH) standards include equipping the homes with the ability to
connect charging stations for electric vehicles. This will encourage home owners to buy electric
vehicles.
2. In addition the Montava development team is working with the City on a systematic structure to
further encourage the use of EV's by integrating them into a connected grid system that can
potentially use their batteries in a cooperative fashion that benefits the home owner and
community.
3. New Urbanist communities are also built to enable much shorter distances of travel for basic
services and enjoyment. Often this encourages home owners to purchase smaller vehicles like
golf carts or other EV's that are smaller than full size cars. Because most, if not all, of your
community needs are in a very short distance from your home,these types of alternative
vehicles can replace many gas burning vehicle miles.
4. By increasing the home inventory in Fort Collins,we will also dramatically decrease the number
of vehicle miles that people are traveling to work in Fort Collins and live outside the city. My
own personal drive from Windsor every day will remove over 2,400 pounds of CO2 from the
atmosphere simply by moving to Montava from Windsor. Thousands of people work in Fort
Collins, but live elsewhere, and drive our roads into the city every day. This is a large contributor
to the overall carbon emissions.
5. New Urbanist communities also encourage non vehicle related transportation. Biking and
walking are two substantial components and benefits of new urbanist communities.
6. Montava will also manage its waste disposal with one single contractor over the entire
community through the Districts. This will reduce truck miles and traffic significantly in the area,
and may encourage other developments to do the same.
Natural Gas
Emissions are produced from the combustion of natural gas, primarily for heat.
Montava will engage with this goal and challenges in serval ways:
351Page Montava PUD Master Plan
PUD Design Narrative
1. The ZERH standard of construction reduces the need for heating and cooling. The easiest way to
reduce carbon emissions is to never have used them in the first place.
2. Montava is working with the City, and its home builder partners,to explore the full
electrification of the HVAC Systems in our homes. That would include both air sourced or
ground sourced heat exchangers (geothermal units)that use the air or ground for a much more
efficient way of heating and cooling our homes.These units add cost to the homes, so it much
be looked at in systematic ways to provide an overall benefit to the community and the home
buyers.
3. The Montava development team is also exploring ways of electrifying other in home uses that
typically utilize natural gas. Induction cook tops can replace gas stoves, electric ovens, electric
clothes dryers, and other items can reduce or eliminate natural gas uses. While it is unlikely that
Montava will be built as a "gas free" community,there are viable ways this challenge can be
addressed and we are exploring them all.
Solid Waste
Solid waste emissions in the inventory are an estimate of the decomposition of biodegradable waste
(e.g.food waste and yard trimmings) in the landfill.
Montava will engage with this goal and challenges in serval ways:
1. Because Montava will be managing the waste disposal through the Districts on a community
wide level,this provides a point of focus and energy to help educate the community on ways to
reduce organic waste. This opportunity to provide public service education is one of the
benefits of having a community wide focus and system that can help both the environment and
its residents.
2. Montava will also be an agri-urban community developed around farming and connection with
the land as part of its DNA. This could provide opportunities to promote composting of organic
waste that could be used in the soil restoration and enrichment.
3. Montava intends to be an innovator in this area, in ways that are practical and fit within the
context and character of the community overall.
Water Related
Emissions are produced from the combustion of natural gas, primarily heat. This relates to the
treatment, delivery of potable water to the community.
Montava will engage with this goal and challenges in serval ways:
1. Montava intends to have every home built to WaterSense standards, which will significantly
decrease the amount of water needed and used by all residents of the community.
2. Montava will develop a primarily non potable system for irrigation in the community using well
water from on site, reducing potable water treatment and delivery impacts.
361Page Montava PUD Master Plan
PUD Design Narrative
Chapter 11 — Neighborhood Meeting Summaries
Public engagement has been a fundamental part of the Montava master planning process. The
Developer hosted two neighborhood meetings during the early planning process, as well as a week-long
master planning charrette in November 2017. Comments received have been incorporated into the
master planning process where feasible.The following are summaries of the comments from the
developer-led neighborhood meetings:
Pre-Charrette Neighborhood Informational Meeting-October 25, 2017
What will be the size and cost of residential units?
Will there be a grey water system?
Isn't this area zoned mainly industrial and commercial?
Concerned about infrastructure and cell tower—service mirvery poor i
Appreciate the mixed use and would like to see some of the industrial conserved.
Will Mountain Vista to and Timberline be widened?Already a proble
$200K to$300K residential for millennials, does that make sense for us
Previously someone had developed 300 acres south of the project. Anheuser Busch
fought his project. Concerned about truck traffic cutting through his project.
Do you have a website?
Where are you going to get water? What is your stand on damming the Poudre.
Are you working with Poudre School District?
Will Unity factory be permanent?
Will this change the City's forecasts of roads? Will it change Timberline? Will the
developer pay for roadway improvements?
Since you are under contract, how long will you own the land? How long will this
project take to complete?
How does this meld with the City's current update to City Plan and the
Transportation Plan?
A common probls of traffic,the City has standards that
they don't enforce.em is the ro ecte lume -a& Am
Are you coordinating with the proposed development to the north of Richards Lake
Road along Turnberry? Concerned about emergency vehicles and fire.
How many acres will the farm be and who will run it? Where will it go?
With the$200K to$300K price point how will you avoid all the homes being taken
by investors and turned into rental properties?
One women wants to see the model that is used for evaluating the project include:
landfill needs, crime,flora and fauna, night skies, and noise.
Sue mentioned working with Gene Meyers to help address affordable housing.
Glad that the renewable energy will not include a wind or sow Like the
concept with Unity. Concerned about traffic along Timberline and the Railroad tracks.
What kind of population will there be in 15 years?
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PUD Design Narrative
Neighborhood meeting regarding the area transportation system -June 5,2018
What is the schedule?
How do( ay into infrastr a improvement
Country Club traffic has increased significantly when Maple Hill was built. How will
Montava mediate anticipated traffic increases
Is farmer or developer to the South ok with your planned street network?
Timberline to the South needs to be widened its bad today
LWill Mountain Vista to and Timberline be widened?Already a problem.
1-25 semi-trucks go to Country Club to get to 287-will there be additional signage
prohibiting trucks? They use the route to avoid weigh stations
Wemay overpass needs to happen
Land west of Turnberry is County
Will you meet with County? Most of the properties here are in the county-Get City
and County to work together.
Lemay/Timberline overpass is so needed! If not project will fail! P.S. If not Country
Club Rd will have a min. 10- 15%traffic increase.
Can/will Country Club Rd be fixed? Widen Timberline?
Can you Provide street connections east of maple Hill?To reduce traffic on
Turnberry?
�tR p ads and overpass?
Is Waterglen expanding Turnberry?
Concerned about heaWonstructiournberry for Waterglen
1-25 can't handle 6,000 homes being added here
Vine connection nirs to go to College to accommodate truck by-pass traffic.
Cell phone tower issues, it's a problem here
How will this connect to WaterGlen community?
Why do you like this Country Club change?
If Turnberry extends,whoi will be responsible for the bridge over canal? Will Ditch
Co. be involved?
City Staff met with our HOA, didn't show Turnberry extension, why are you showing
this?
Will houses/roads happen in parallel?
Are you bringing these drawings to the city? County?
In addition, the City of Fort Collins hosted two neighborhood meetings on October 11, 2018 and
December 19, 2018. The questions/comments and answers received by city staff for the October 11
meeting are attached as an Appendix.
381Page Montava PUD Master Plan
PUD Design Narrative
Appendix:
1. City of Fort Collins October 11, 2018 Neighborhood Meeting Summary
2. Montava Key Themes—A Visual Overview
3. September 17, 2019 Neighborhood Meeting Summary—Country Club Road
391Page Montava PUD Master Plan
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MONTAVA
*I'N - 4dw
PUD Master Plan
Uses, Densities, and Development Standards
FEBRUARY5,1010
[PAGE INTENTIONALLY BLANK]
1. Community Vision.......................................................................................................................................6
1.1. Summary....................................................................................................................................................6
2. Use...............................................................................................................................................................7
2.1. Description of Transect Districts and Special Districts............................................................................7
2.2. Permitted Uses...........................................................................................................................................9
2.3. Use Restrictions.......................................................................................................................................12
2.4. Land uses by Transect Districts and Special Districts............................................................................12
3. Density.......................................................................................................................................................28
3.1. Request for Modified Densities...............................................................................................................28
3.2. Description ofModified Densities..........................................................................................................28
3.3. Density by Phase.....................................................................................................................................28
3.4. justification for Density Modifications..................................................................................................31
4. Development Standards Overview.............................................................................................................32
4.1. Request for Modified Development Standards......................................................................................32
4.2. Description of Modified Development Standards..................................................................................32
4.3. Compliance with Criteria of LUC 4.29(G)(3).........................................................................................32
5. Lots and Buildings......................................................................................................................................34
5.1. Overview..................................................................................................................................................34
5.2. Summary ofStandards.............................................................................................................................34
5.3. Lot Size.....................................................................................................................................................39
5.4. Lot Occupation And Coverage................................................................................................................39
5.5. Setbacks....................................................................................................................................................40
5.6. Height......................................................................................................................................................42
5.7. Building Orientation...............................................................................................................................44
5.8. Frontage...................................................................................................................................................45
5.9. Shopfronts................................................................................................................................................53
5.10. Fencing and Walls...................................................................................................................................54
5.11. Accessory Dwelling Units.......................................................................................................................56
5.12. Exterior Lighting.....................................................................................................................................56
6. Parking.......................................................................................................................................................61
6.1. Overview..................................................................................................................................................61
6.2. Vehicular Parking Location And Access:T3.1.......................................................................................61
6.3. Vehicular Parking Location and Access: T3.2 and T4...........................................................................63
6.4. Vehicular Parking Location and Access:TS...........................................................................................63
6.5, Required Vehicular Parking...................................................................................................................65
66 Required Vehicular Parking Adjustments..............................................................................................66
67 Vehicular Parking Lot Design.................................................................................................................68
6.8. Vehicular Parking Lot Landscaping.......................................................................................................69
6.9. Bicycle Parking Location and Access: TS...............................................................................................69
6.10. Required Bicycle Parking........................................................................................................................69
6.11. justification for Modifications ofParking Standards.............................................................................70
7. Private Lot Landscaping.............................................................................................................................71
7.1. Overview..................................................................................................................................................71
7.2. Modifications to Land Use Code Standards............................................................................................71
7.3. landscape materials..................................................................................................................................71
7.4. justification for Private Lot Landscaping Standards..............................................................................71
8. Signage.......................................................................................................................................................73
8.1. Overview..................................................................................................................................................73
8.2. Transect District Correlation..................................................................................................................73
8.3. Modifications to Land Use Code Standards............................................................................................73
8.4. justification for signage standards...........................................................................................................73
9. Architectural Character.............................................................................................................................74
9.1. Overview..................................................................................................................................................74
9.2. Building Materials...................................................................................................................................74
9.3. Openings..................................................................................................................................................74
9.4. Foundations.............................................................................................................................................74
9.5. Solar Orientation.....................................................................................................................................74
9.6. Mechanical Equipment and Refuse Storage...........................................................................................74
9.7. Outbuildings............................................................................................................................................75
9.8. Justification for Architectural Character Standards...............................................................................75
10. Civic Space.................................................................................................................................................76
10.1. Overview..................................................................................................................................................76
10.2. Civic Space Types....................................................................................................................................76
10.3. justfi'cation for Civic Space standards.....................................................................................................81
11. Buffering for residential and high occupancy building units.....................................................................83
11.1. Overview..................................................................................................................................................83
11.2. Modifications to Land Use Code Standards............................................................................................83
11.3. justification for Buffering for Residential and High Occupancy Building Units.................................84
12. MODIFICATIONS TO SUPPLEMENTAL REGULATIONS.......................................................................86
12.1. Overview..................................................................................................................................................86
12.2. justification for modifications.................................................................................................................87
13. Definitions.................................................................................................................................................90
13.1. Request for modified definitions............................................................................................................90
13.2. justfication for Definitions......................................................................................................................92
Montava Uses, Densities,and Development Standards CH 1:Transect and Special Districts
1. COMMUNITY VISION
1.1. SUMMARY
Montava is a significant traditional neighborhood development infused with agrarian elements,
expressing the site's past and surrounding context. Given its size,Montava is comprised of a series
of connected neighborhoods,each unique in layout,character,intensity, and surroundings.All
neighborhoods are compact and walkable,with some of a higher intensity and others lower in
intensity.The site's topography and open spaces permeate Montava,pulling natural areas and
recreational spaces into the heart of the community.
Montava's design relies upon coordination between the PUD Master Plan and the Uses,Densities,
and Development Standards to achieve community goals.Together,they craft design of the
project which,in turn, creates a large,diverse,walkable,mixed-use community and an
interconnected series of neighborhoods,centers,and open spaces.
These Montava PUD Master Plan,Uses,Densities,and Development Standards embody flexibility
in site design and are intended to achieve the Montava community vision and to support and
further the principles and policies of City Plan.
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Montava Uses, Densities,and Development Standards CH 2:Use
2. USE
2.1. DESCRIPTION OF TRANSECT DISTRICTS AND SPECIAL DISTRICTS
2.1.1. A transect of nature is a geographical cross- -�
section of a region that reveals the
sequence of environments.It examines the
many symbiotic elements that contribute
to habitats where certain plants and
animals thrive. The transect was first used
for biogeographical analysis by naturalist
Alexander von Humboldt in the late 18th
Century. In the late 20th century, Andres
Duany, working with New Urbanist ,� -
colleagues, identified the rural-to-urban
transect of the built environment, rangingAra;
across densities from unbuilt preserve land 4: +
to the dense urban core. _�� `•.. ;
Human beings thrive in a variety of Ir
habitats: some would never choose to live
in the urban core and others would wither
in a rural place.To provide meaningful
choices in living arrangements,the full reA�
rural-to-urban transect is divided into six
transect districts,designed for use in ' + "�`�''� Or
zoning ordinances. These six habitats vary
by the ratio and level of intensity of their
natural,built,and social components.Theoe
transect districts are coordinated to all 3d A
scales of planning, from the region,
through the community and
neighborhood,to the individual lot and fi7r
building.Montava uses five of the six
transect districts,excluding the most
intensive district,which applies to the s '
most intensive regional places,like
downtown Denver.
Districts that are not part of the transect
system are considered special districts. i :• -
Special districts are areas of single use or
special circumstances.The Industrial and {,V
Employment District,for instance,is a
special use area that is not a
neighborhood-based component of the —
City.
The platform of the transect allows the integration of the design protocols of traffic
engineering,public works,town planning,architecture,landscape architecture and
ecology.This is the foundation of form-based planning,design, and coding.
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Montava Uses, Densities,and Development Standards CH 2:Use
The boundaries of the Transect and Special Districts of the Montava PUD Master Plan which
are depicted in Figure 1 below and on Sheet 6 of the Montava PUD Master Plan and are
incorporated herein by reference.The Transect and Special Districts are described below in
Sections 2.1.2 through 2.1.6.
(TS)Dibun Cent,t r M—d uae
(r4)Geaat.l U,ban N.ighbothood
p O M 2)Sub tuba.Naghborhood
nt - O(T3.1111-1 Neighborhood
�(T21 Purl/Farm
(P)Community Park Special Dist—
. ®(PSD)Poudre School Special bm-,
(S)Natural Area.and Stormwat.r Spacial M.titct
�•�,. (D Indu.uwl.nd Employment Sp—I DI....o
ry
/J 161
WIWW MM OmfIM
�f1LLwINWaal1lWa
1
to e
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II
Figure I-Transect District Map
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Montava Uses, Densities,and Development Standards CH 2:Use
2.1.2. Transect Districts
a. Development is regulated according to the intensity of use permitted on each parcel,
according to the following five (5)districts:
i. Transect District T5—Urban Center/Mixed Use:A high intensity mixed-use district,
consisting of residential,commercial,and institutional uses.
ii. Transect District T4 — General Urban Neighborhood: A medium-high intensity
residential district, consisting of single family and multi-family housing, attached
and detached,and home occupations.
iii. Transect District T3.2 — Sub-Urban Neighborhood: A medium-low intensity
residential district,consisting of single family detached housing.
iv. Transect District T3.1 — Rural Neighborhood: A low intensity residential district,
consisting of single family detached housing situated on larger lots.
v. Transect District T2—Rural/Farm: A rural, agricultural district, consisting of small
to large farms and support facilities including housing,processing,storage,sales,and
distribution.
2.1.3. (I) -Industrial and Employment Special District
a. The Industrial and Employment Special District is intended for a combination of
industrial,and employment uses.
b. Uses in the Industrial and Employment Special District are as set forth in this Chapter.
2.1.4. (S) -Natural Areas and Stormwater Special District
a. A portion of Montava is dedicated to regional and site-serving stormwater management
(S),in coordination with Natural Areas as a natural resource corridor.
2.1.5. Poudre School(PSD)Special District
a. The future school sites (PSD) within Montava to be acquired and developed by Poudre
School District are not regulated by these development standards.
2.1.6. (P) -Community Park Special District
a. The future Community Park site(P)within Montava to be acquired and developed by the
City is not regulated by these development standards.
2.2. PERMITTED USES
2.2.1. LUC Section 4.29(E)(2)allows uses not permitted in an underlying zone district to be added
to a PUD Master Plan provided such additional uses are enumerated with a proposed type
of review and such uses satisfy the criteria of LUC Section 4.29(E)(2)(a)through(d).
2.2.2. The following uses and types of review are permitted in Montava and modify the uses
permitted in the underlying zone districts: Division 4.5 - Low Density Mixed-Use
Neighborhood District(L-M-N),Division 4.27 -Employment District(E)and Division 4.28
-Industrial District(I).
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Montava Uses, Densities,and Development Standards CH 2:Use
2.2.3. Amendments to the uses and types of review in Montava shall be in accordance with LUC
Section 4.29(I)(2)and Sections 2.2.10(A) and(B).
2.2.4. The following table is a summary of the permitted uses within the transects of Montava
2.2.5. Uses are permitted by transect district,according to Table 2.1-1.
2.2.6. Multiple uses per lot and per building are permitted.
TABLE 2.2-1. PERMITTED USES
USE SUBCATEGORY T2 T3.1 T3.2 — --
Single-family Detached(All) ✓ ✓ ✓ ✓ ✓
Single-family Attached(All) ✓ ✓ ✓
Two-family Dwellings(All) J J J
Accessory Dwellings ✓ J ✓ ✓ ✓
Mixed-use Dwellings(All) ✓ ✓
Residential
Extra Occupancy Rental House (All) J J
Group Home(All) J ✓
Multi-family up to 14 units per building ✓ ✓ ✓
Multi-family over 14 units per building ✓ ✓
Long-term Care Facilities ✓ ✓
All Commercial/Retail Uses over 2,000 sf ✓
All Commercial/Retail Uses under 2,000 sf ✓ ✓
Commercial Food Membership Distribution Site ✓ ✓ ✓
Food Catering or Small Food Product ✓ ✓ ✓
Production
Short-term Rental(Primary) ✓ ✓ ✓ ✓
Bed&Breakfast up to 6 rooms ✓ ✓ ✓ ✓
Lodging
Lodging Establishment up to 12 rooms ✓ ✓ ✓
Lodging Establishment over 12 rooms ✓
Workshop and Custom Small Industry ✓
Light Industrial ✓
Manufacturing
Solar Energy Systems,small&medium ✓ ✓ ✓ ✓ ✓ ✓
Solar Energy Systems,large scale ✓ ✓
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Montava Uses, Densities,and Development Standards CH 2:Use
TABLE 2.2-1. PERMITTED USES
USE SUBCATEGORY T2 T3.1 T3.2 T4 T5 S
All Educational Uses J ✓ ✓ ✓
Public Use ✓ J ✓ ✓ ✓ J
Minor Public Facilities ✓ ✓ ✓ ✓ ✓ ✓
Major Public Facilities ✓
Public, Neighborhood Support/Recreation Facilities ✓ ✓ ✓ ✓ ✓
Institutional
Places of worship or assembly ✓ ✓ ✓ ✓ ✓
Community Facilities ✓ ✓ ✓ ✓ ✓ ✓
Parks and Recreation(All),Outdoor ✓ ✓ ✓ ✓ ✓ ✓
Amphitheaters
Open Lands ✓ ✓
Plant Nurseries and Greenhouses ✓ ✓
Composting Facilities ✓
Farm Animals ✓
Agricultural Activities ✓
Agricultural Value Added Agriculture ✓
Veterinary facilities,hospital ✓
Animal Boarding ✓
Open air farmers market ✓ J ✓ ✓ ✓ J
Urban Agriculture ✓ ✓ ✓ ✓ ✓ ✓
Off-site construction staging ✓ ✓ ✓ ✓ ✓ ✓
Parking garages,lots,and structures ✓
Misc. Outdoor Vendor ✓ ✓ ✓
Accessory Uses ✓ ✓ ✓ ✓ ✓ ✓
Accessory Buildings ✓ ✓ ✓ ✓ ✓ ✓
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Montava Uses, Densities,and Development Standards CH 2:Use
2.3. USE RESTRICTIONS
2.3.1. Accessory Dwellings
a. Accessory dwellings are subject to the standards of Section 5.9.
2.3.2. Adult Oriented Uses
a. Adult oriented uses are not permitted.
2.3.3. Automobile Sales
a. Automobile sales are permitted within storefront showrooms under 10,000 sf
b. Parking lots related to a storefront showroom must be located behind the showroom
building relative to front lot lines.
2.3.4. Automobile Service
a. Service areas and vehicle storage and stacking must be located behind the main building
relative to front and side street lot lines.
2.3.5. Equipment,Truck and Trailer Rental Establishments
a. Equipment,truck and trailer rental establishments are not permitted.
2.3.6. Extra Occupancy Rental Houses
a. Occupancy is limited to 2 people per bedroom plus 1 additional person.
2.3.7. Drive-Thrus
a. Drive-thrus may not be located between the primary building and front or side street lot
lines.
b. Banks providing a drive-thru must also provide a minimum of one pedestrian-oriented
automatic teller accessible from a front or side street lot line.
c. Vehicle stacking must be accommodated on site or in shared parking areas.
2.3.8. Retail and Supply Yard Establishments with Outdoor Storage
a. Retail and supply yard establishments with outdoor storage uses are not permitted.
2.3.9. Sales and Leasing of Mobile Homes,Farm Implements,Heavy Excavation Equipment
a. Commercial uses that include sales and leasing of mobile homes, farm implements, or
heavy excavation equipment are not permitted
2.3.10. Temporary Structures
a. No structure of a temporary character,bus, motor home, camper,trailer,basement,tent,
shack, garage, or other outbuilding may be used on any lot at any time as a residence,
either temporarily or permanently.
2.3.11. Vehicle and Boat Sales and Leasing Establishment with Outdoor Storage
a. Vehicle and boat sales and leasing establishments with outdoor storage are not permitted.
2.3.12. Vehicle Major Repair,Servicing and Maintenance Establishments
a. Vehicle major repair, servicing and maintenance establishments are not permitted.
2.4. LAND USES BY TRANSECT DISTRICTS AND SPECIAL DISTRICTS
The following tables list the permitted land uses for each transect district and special district
within the PUD Master Plan,as well as the review type for each use. Land uses listed in the
PUD Master Plan are those which are anticipated at this point in time and others which may
be appropriate as the PUD Master Plan develops over time. In addition, but not listed
specifically, we anticipate a new PFA fire station will be located within the PUD Master
Plan. Since the final location has not been determined, we have added `Public Use' as an
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Montava Uses, Densities,and Development Standards CH 2:Use
allowed use throughout the PUD Master Plan to support police or fire station uses in
Montava.
2.4.1. Transect District T2 Rural/Farm
a. There is one (1) Land Use Code zone district (I) underlying Transect District T2. The
following uses and types of review are permitted in Transect District T2; such uses and
types of review modify the types of review and uses permitted in the underlying zone
district.
Transect District T2 Rural/Farm
Uses Type of Review
Single-family Detached Type II
Accessory Dwelling Unit(ADU) Type I
Food membership distribution site BDR
Food catering or small food product preparation BDR
Neighborhood Support/rec facilities(general assembly) Type I
Bed and breakfast up to 6 rooms Type II
Lodging establishment(Inn up to 12 rooms) Type II
Solar Energy Systems,small and medium Type I
Public Use BDR
Minor Public Facilities Type I
Places of Worship or assembly Type II
Community Facilities Type I
Parks and Recreation Type I
Open Lands BDR
Plant Nurseries and Greenhouses Type I
Composting Facilities Type I
Farm Animals Type I
Agricultural Activities Type I
Value Added Agriculture Type I
Animal Boarding Type I
Open-air farmers market BDR
Veterinary facilities,hospital Type I
Urban Agriculture BDR
Off-site construction staging BDR
Outdoor Vendor BDR
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Montava Uses, Densities,and Development Standards CH 2:Use
Accessory Uses BDR
Accessory buildings BDR
b. The Rural/ Farm uses proposed for Transect District T2 are not contrary to the public
good and satisfy the criteria of Land Use Code Section 4.29(E)(2):
i. The uses advance the purpose and objectives of the applicable PUD Overlay
provisions set forth in LUC Sections 4.29 (A)and(B)and the principles and policies
of the City's Comprehensive Plan and other adopted plans and policies. See
Subsections 2.2.A and 2.2.13 and Chapter 10 of the Design Narrative. In addition,T2
is a key component of land use diversification,providing for an innovative Montava
community design with the interaction of residential and mixed-use areas with the
land's agricultural heritage. Integrating the transect's agrarian character into
Montava is an innovative design component supporting the Mountain Vista Subarea
Plan's goals. Apart from large scale farming, T2 is intended to connect the
community to local,productive,and organic agriculture.
ii. The Rural/Farm uses comply with applicable LUC provisions regarding the natural
environment, including but not limited to water, air, noise, storm water
management, wildlife, vegetation, wetlands and the natural functioning of the
environment and must continue to comply with each preliminary development plan
submitted pursuant to the PUD Master Plan. Transect District T2 continues the
existing agricultural use of the property. The location of T2 represents the best
agricultural soils on the property, which are currently in agricultural use and will
continue in agricultural use.Adjacent to this low intensity transect district are large
areas for storm water management and wildlife in a Natural Areas corridor. The
Rural Farm uses will comply with all applicable LUC standards, except as modified
in this PUD Master Plan
iii. The Rural/Farm uses are compatible with the other uses proposed for Montava
and with the uses permitted in the zone district or districts adjacent to T2.
Transect District T2 establishes long-term agricultural use of a portion of
Montava. This reflects the existing use of the property and other adjacent
properties to the north which are outside of the Montava PUD Master Plan. It is
also central to the goals of the Mountain Vista Subarea Plan. The agrarian
urbanism theme of Montava is knitted together by the Farm and distributed
community gardening and agriculture, which relates these uses to other areas
within Montava.
iv. The Rural/Farm uses are appropriate for this transect district within the PUD
Master Plan. Transect District T2 continues existing agricultural uses of the
property and integrates agrarian urbanism themes into Montava as contemplated
in the Mountain Vista Subarea Plan.
2.4.2. Transect District T3.1 Rural Neighborhood
a. There are two(2)Land Use Code zone districts (E and I)underlying Transect District
T3.1. The following uses and types of review are permitted in Transect District T3.1;
such uses and types of review modify the types of review and uses in the underlying
zone districts.
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Montava Uses, Densities,and Development Standards CH 2:Use
Transect District T3.1 Rural Neighborhood
Uses Type of Review
Single-family detached Type I
Accessory Dwelling Units Type I
Short Term Rentals(Primary) BDR
Solar Energy Systems,small and medium Type I
Public and private schools-all levels Type II
Public Use BDR
Minor Public Facilities Type I
Neighborhood Support/Recreation Facilities Type I
Places of Worship or assembly Type II
Community Facilities Type I
Parks and Recreation Type I
Open-air farmers market BDR
Urban Agriculture BDR
Off-site construction staging BDR
Accessory uses BDR
Accessory buildings BDR
b. The Rural Neighborhood uses proposed for Transect District T3.1 are not contrary to the
public good and satisfy the criteria of Land Use Code Section 4.29(E)(2):
i. The uses advance the purpose and objectives of the applicable PUD Overlay
provisions set forth in Sections 4.29 (A) and (B) and the principles and policies
of the City's Comprehensive Plan and other adopted plans and policies. See
Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. In addition,
T3.1 is used sparingly in Montava, as a means of transitioning from higher intensity
transect districts to natural area and adjacent, lower intensity residential areas like
Maple Hill. T3.1 assists in diversifying development, being a relative larger lot,
single-family housing district, while the remainder of the site represents more
internal mixing of intensities and uses. Its allocation towards the southeast and
northwest edges of Montava demonstrates how mixed-use and mixed-intensity
neighborhoods can transition in scale and intensity towards natural areas and low
intensity uses like agriculture.T3.1 provides a character of building type and setback
that introduces more space for natural landscaping. In addition, lighting standards
designed for this district reinforce the dark sky environment of the natural areas;it
is a key piece in light and intensity transition from active urban areas to nature.
Compared with other districts, houses in T3.1 are more easily supported by
residential PV systems and can orient rooms for solar gain.While not a particularly
efficient land use alone,T3.1 transitions intensity from very efficient uses elsewhere
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Montava Uses, Densities,and Development Standards CH 2:Use
into natural area that may be negatively impacted by too much human intensity.
T3.1 provides significant opportunities for accessory dwelling units,which increases
its land use efficiency. Due to the district's scale and limited use, amenities within
this district are primarily trails adjacent to natural areas; the adjacent T3.2 and T4
districts provide additional amenities along with greater development intensity.
ii. The uses comply with applicable LUC provisions regarding the natural environment,
including but not limited to water, air, noise, storm water management, wildlife,
vegetation, wetlands and the natural functioning of the environment and must
continue to comply with each preliminary development plan submitted pursuant to
the PUD Master Plan. Transect T3.1 is low impact in nature and dark sky friendly
lighting (LZ1) transitions well to natural areas, provides for more vegetative area,
and connects Montava with nature in a gradual way.The larger lots provide for more
on-site storm water mitigation through larger areas of pervious surface. An
exclusively residential district,T3.1 buffers natural areas from more intensive noise
and light of Transect Districts T4 and T5. Storm water management itself is a key
design component of Montava, where natural topographic features define the
location and functioning of constructed storm water systems. Storm water is
managed through vegetated channels and distributed open spaces where it is cleaned
and conveyed to regional systems.Some component of the storm water system passes
through each of the transect districts.In T3.1,the storm water system is designed in
a naturalistic manner and connects directly to systems in the natural areas.
iii. The uses are compatible with the other uses proposed for Montava and with the uses
permitted in the zone district or districts adjacent to this transect district. Within
the developed portions of Montava, the transect concept is used to ensure
compatibility between uses across the site by incrementally transitioning intensity
of use from lower intensity districts, T2 and T3.1, through the medium intensity
district of T3.2, to the higher intensity districts of T4 and T5. The transect directs
changes in use intensity, changes in building intensity, changes in intensity of
impervious surfaces and landscaping, changes in hardness/softness of materials,and
changes in lighting, all components of compatibility. Transect District T3.1 is used
sparingly in Montava, as a means of transitioning from higher intensity districts to
natural areas and adjacent, lower intensity residential areas like Maple Hill. Its use
is similar to Transect District T3.2, which is typically the adjacent district, but at a
slightly lower intensity.
iv. The uses are appropriate for this district within the PUD Master Plan. Transect
District T3.1 is a component of development intensity envisioned in the Mountain
Vista Subarea Plan. It is appropriate for use in limited quantities,as applied through
the Montava design. Rural Neighborhood uses transition intensity to aid in
compatibility with neighboring properties and natural areas.
2.4.3. Transect District T3.2 Sub-Urban Neighborhood
a. There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect
District T3.2. The following uses and types of review are permitted in Transect District
T3.2; such uses and types of review shall modify the types of review and uses in the
underlying zone districts.
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Montava Uses, Densities,and Development Standards CH 2:Use
Transect District T3.2 Sub-Urban Neighborhood
Uses Type of Review
Single-family detached BDR
Single-family attached BDR
Two-family dwellings BDR
Accessory Dwelling Units Type I
Multi-family up to 14 units/bldg. Type I
Short Term Rentals(Primary) BDR
Bed and breakfast up to 6 rooms Type I
Solar Energy Systems,small and medium Type I
Public and private schools-all levels Type I
Public Use BDR
Minor Public Facilities Type I
Neighborhood Support/Recreation Facilities Type I
Places of worship or assembly(religious assembly) Type I
Community Facilities Type I
Parks and Recreation Type I
Open-air farmers market BDR
Urban Agriculture BDR
Off-site construction staging BDR
Accessory uses BDR
Accessory buildings BDR
b. The Sub-Urban uses proposed for Transect District T3.2 are not contrary to the public
good and satisfy the criteria of Land Use Code Section 4.29(E)(2):
i. The uses advance the purpose and objectives of the applicable PUD Overlay
provisions set forth in Sections 4.29(A)and(B)and the principles and policies of the
City's Comprehensive Plan and other adopted plans and policies. See Subsections
2.2.A and 2.2.13 and Chapter 10 of the Design Narrative. In addition, Transect
District T3.2 is a key component of the mixed-use, mixed-intensity
neighborhood structure of Montava. While not mixed-use, T3.2 provides for a
mix in intensity,transitioning from lower intensity T3.1 areas to mixed-use,mixed-
intensity T4 and T5. Transect District T3.2 is an area of diverse residential uses
including single family, duplex, small multi-family, and limited non-residential
components. Its allocation towards the southeast and northwest edges of Montava
demonstrates how mixed-use and mixed-intensity neighborhoods can transition in
scale and intensity towards lower intensity residential development and natural
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areas.Transect District T3.2 provides open space in the form of greens,pocket parks,
playgrounds, and linear open spaces with trails. Open space is distributed through
residential areas, providing for direct or near direct access to amenities for most
district residents. Community gardens are a key component of the district,whether
in formal open spaces or informally located in alley areas and pedestrian ways, as
contemplated by the Mountain Vista Subarea Plan. Transect District T3.2 is a more
efficient use of land than T3.1, also a key component in the transect concept
innovation of development intensity transitioning. Like T3.1, housing in T3.2 can
easily provide roof area for residential PV systems and orientation of rooms for solar
gain. Also similar to T3.1, T3.2 provides significant opportunities for accessory
dwelling units,increasing land use efficiency.
ii. The uses comply with applicable LUC provisions regarding the natural environment,
including but not limited to water, air, noise, storm water management, wildlife,
vegetation, wetlands and the natural functioning of the environment and must
continue to comply with each preliminary development plan submitted pursuant to
the PUD Master Plan. Transect District T3.2 has moderate impact, and dark sky
friendly lighting(LZ1)transitions well down to T3.1 areas and natural areas,and up
to T4 and T5 areas. Its application buffers natural areas and systems from higher
intensity development in Transect Districts T4 and T5. The medium sized lots
provide for some on-site storm water mitigation through areas of pervious surface.
Additional management is provided through multi-use civic greens and linear parks.
Storm water management itself is a key design component of Montava, where
natural topographic features define the location and functioning of constructed
storm water systems. Storm water is managed through vegetated channels and
distributed open spaces where it is cleaned and conveyed to regional systems. Some
component of the storm water system passes through each of the transects and
districts. In T3.2,the storm water system design accounts for adjacent development
while transitioning to a more naturalistic design in T3.1 and natural areas.
iii. The uses are compatible with the other uses proposed for Montava and with the uses
permitted in the zone district or districts adjacent to this transect district. Within
the developed portions of Montava, the transect concept is used to ensure
compatibility between uses across the site by incrementally transitioning intensity
of use from lower intensity districts, T2 and T3.1, through the medium intensity
district, T3.2, to the higher intensity districts, T4 and T5. This transect directs
changes in use intensity, changes in building intensity, changes in intensity of
impervious surfaces and landscaping, changes in hardness/softness of materials,and
changes in lighting, all components of compatibility. Transect District T3.2 is
moderate in intensity, similar to that of adjacent developments in Maple Hill, Lind,
and Waterglen. T3.2 provides for a mix of housing types and conditions, while
signaling the end of higher-intensity development at Montava's Town Center and
core neighborhoods. Its uses are limited, but in greater quantity than T3.1,
transitioning towards the lower intensity northwest and southeastern edges.
iv. The uses are appropriate for this transect district within the PUD PUD Master Plan.
Transect District T3.2 is a significant component of residential development
intensity envisioned in the Mountain Vista Subarea Plan. It is appropriate for use in
residential districts and is applied in relatively limited quantities through the
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Montava design. The uses transition intensity to aid in compatibility with
neighboring properties,natural areas,and T3.1.
2.4.4. Transect District T4 General Urban Neighborhood
a. There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect
District T4. The following uses and types of review are permitted in Transect District T4;
such uses and types of review modify the types of review and uses in the underlying zone
districts.
Transect District T4 General Urban Neighborhood
Uses Type of Review
Single-family detached BDR
Single-family attached BDR
Two-family dwellings BDR
Accessory Dwelling Unit Type I
Mixed Use Dwellings BDR
Extra occupancy rental house BDR
Group Home Type I
Multi-family(all) BDR
Long term care facility(assisted living and independent Type I
living)
Commercial/Retails uses(under 2,000 sf) Type I
Food membership distribution site Type I
Food catering or small food product preparation Type I
Short Term Rentals(Primary) BDR
Bed and breakfast up to 6 rooms Type I
Lodging establishment(Inn up to 12 rooms) Type I
Solar Energy Systems,small and medium Type I
Public and private schools-all levels Type II
Public Use BDR
Minor Public Facilities Type I
Neighborhood Support/rec facilities(general assembly) Type I
Places of worship or assembly(religious assembly) Type II
Community Facilities Type I
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Parks and Recreation Type I
Open-air farmers market BDR
Urban Agriculture BDR
Off-site construction staging BDR
Outdoor vendor BDR
Accessory uses BDR
Accessory buildings BDR
b. The General Urban Neighborhood uses proposed for Transect District T4 are not contrary
to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2):
i. The uses advance the purpose and objectives of the applicable PUD Overlay
provisions set forth in Sections 4.29(A)and(B)and the principles and policies of the
City's Comprehensive Plan and other adopted plans and policies. See Subsections
2.2.A and 2.2.13 and Chapter 10 of the Design Narrative.In addition,Transect District
T4 is the most diverse of Montava's districts, implementing mixed-use and mixed-
intensity at the neighborhood scale.Transect T4 is the most widely applied transect
in Montava's plan.From a residential development standpoint,T4 ranges from small
single-family dwellings through cottage clusters and townhomes, to multi-family
and live-work units. From a non-residential development standpoint, T4 allows for
a wide range of small-scale businesses to be integrated into the neighborhood fabric.
The district allows for diverse and innovative development that can flex in intensity
and character, allowing it to transition to medium intensity areas like T3.2 and
Storybook,and to high intensity areas like T5.Transect District T4 district provides
open space in the form of plazas, squares, greens, pocket parks, playgrounds, and
linear open spaces with trails. Open space is distributed throughout the district and
diversified in its format and recreational activities.At the smaller end,cottage cluster
greens may be used for community gardens, social gathering space such as outdoor
neighborhood kitchens, or play areas for children. At the larger end, plaza and
squares provide space for higher intensity activities and unstructured sports.
Transect District T4 is an area of very efficient land use, which retains a
neighborhood character.These in-town neighborhood areas support activities in the
Town Center and the Farm due to proximity, allowing residents convenient access
to daily needs by walking and cycling. While providing PV systems is more
challenging in T4,the smaller size of each unit reduces the amount or PV required,
which is easily provided on rooftops and in parking areas.Numerous multi-dwelling
or multi-tenant options increase the efficiency of T4, while the building form
requirements maintain compatibility. In particular, T4 is where buildings cluster
around active, shared open spaces, implementing many of the neighborhood fabric
goals of the Mountain Vista Subarea Plan.
ii. The uses comply with applicable LUC provisions regarding the natural environment,
including but not limited to water, air, noise, storm water management, wildlife,
vegetation, wetlands and the natural functioning of the environment and must
continue to comply with each preliminary development plan submitted pursuant to
the PUD Master Plan. Transect District T4 is more human-oriented than natural, a
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transition between the more naturalistic neighborhood districts of T3.2 and the very
intense T5. T4 implements the LZ2 dark sky zone, which follows the transect
transition in intensity. The small lots provide for limited on-site storm water
mitigation, which is fulfilled primarily in open spaces — linear parks, civic greens,
and clustered greens—and through storm water corridors.Storm water management
itself is a key design component of Montava, where natural topographic features
define the location and functioning of constructed storm water systems.Storm water
is managed through vegetated channels and distributed open spaces where it is
cleaned and conveyed to regional systems. Some component of the storm water
system passes through each of the transect districts.
iii. The uses are compatible with the other uses proposed for Montava and with the uses
permitted in the zone district or districts adjacent to this transect district.Within the
developed portions of Montava,the transect concept is used to ensure compatibility
between uses across the site by incrementally transitioning intensity of use from
lower intensity districts, T2 and T3.1, through the medium intensity district, T3.2,
to the higher intensity districts of T4 and T5. The transect directs changes in use
intensity, changes in building intensity,changes in intensity of impervious surfaces
and landscaping, changes in hardness/softness of materials,and changes in lighting,
all components of compatibility.Transect District T4 is moderately high in intensity,
transitioning from lower intensity areas like T3.2 and Storybook to T5. T4 provides
for a mix of housing types and family configurations, and small, neighborhood-
centric businesses. T4 is used broadly throughout Montava, buffered from lower
intensity land uses by T3, and providing the neighborhood intensity needed to
support Montava's Town Center. T4 areas support retail and employment areas as
well as providing the social and fiscal support needed for Montava's open space
amenities.Within Montava,T4 plays an important role in transitioning intensity to
ensure compatibility.It is located adjacent to Storybook,which is equivalent to T3.2
within Montava, and it is located adjacent to Mountain Vista Drive and Giddings
Road,arterial roadways which are best buffered from lower intensity residential uses
by higher intensity uses that have hardier materials,buffering noise.
iv. The uses are appropriate for this transect district within the PUD Master Plan.
Transect District T4 is the primary component of residential and mixed-use
neighborhood intensity envisioned in the Mountain Vista Subarea Plan. It is used
broadly within Montava,appropriately buffered from existing residential uses.T4 is
lower in intensity than the existing E and I zones.T4 is a component of LMN,which
includes portions of T3 as well. The General Urban Neighborhood uses are key in
supporting the more intensive non-residential areas of Montava.
2.4.5. Transect District T5 Urban Center/Mixed Use
a. There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect
District T5. The following uses and types of review are permitted in Transect District T5;
such uses and types of review modify the types of review and uses in the underlying zone
districts.
ansect District T5 Urba
Uses Type of Review
Single-family detached BDR
Single-family attached BDR
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Two-family dwellings BDR
Accessory Dwelling Units Type I
Mixed Use Dwellings BDR
Extra occupancy rental house BDR
Group Home Type I
Multi-family(all) BDR
Long term care facility(assisted living and independent Type II
living)
Commercial/Retail uses(all) Type I
Food membership distribution site Type I
Food catering or small food product preparation Type I
Public and private schools-all levels Type II
Short Term Rentals(Primary) BDR
Bed and breakfast up to 6 rooms Type I
Lodging establishment(Inn up to 12 rooms,over 12 rooms, Type II
and hotel)
Workshop and custom small industry Type I
Light Industrial Type II
Solar Energy Systems,small and medium Type I
Public and private schools-all levels Type II
Public Use BDR
Minor Public Facilities BDR
Major Public Facilities Type I
Neighborhood Support/rec facilities(general assembly) Type I
Places of worship or assembly(religious assembly) Type II
Community Facilities Type I
Parks and Recreation Type I
Plant Nurseries and Greenhouses Type II
Open-air farmers market BDR
Urban Agriculture BDR
Off-site construction staging BDR
Parking garages,lots and structures BDR
Outdoor vendor BDR
Accessory uses BDR
Accessory buildings BDR
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b. The Urban Center/Mixed Use uses proposed for Transect District T5 are not contrary to
the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2):
i. The uses advance the purpose and objectives of the applicable PUD Overlay
provisions set forth in Sections 4.29 (A) and (B) and the principles and policies
of the City's Comprehensive Plan and other adopted plans and policies. See
Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. Transect
District T5 is the intensive core of Montava. T5 is fully mixed-use and high
intensity. Transect T5 is concentrated around the intersects of Mountain Vista
Drive with Timberline Road and Giddings Road, implementing the Community
Commercial and Employment components of the Mountain Vista Subarea Plan.
In addition to commercial and employment, T5 includes a significant multi-
family housing component, stand-alone and mixed-use. Direct integration
between high intensity residential uses and commercial and employment areas
is necessary for the success of those areas. Additionally, Montava's T5 includes
public institutions and affordable housing, located along the Mountain Vista
Drive enhanced transportation corridor.T5 provides the greatest use diversity in
Montava, in a concentrated format to promote vibrancy. Transect District T5
provides open space in the form of plazas,squares,compact greens,pocket parks,
and linear open spaces with trails. Open space is distributed throughout the
district and diversified in its format and recreational activities. Within the core
of the district, open space areas are programmed with public institutions,
recreational amenities, and designed for active social gathering. The use
intensity and design formality of T5's open spaces follows the transect
innovation connecting development intensity with social and recreational
intensity. The Town Center—T5 — also supports the Community Park which is
adjacent. A secondary area of T5 provides support to the Farm and adjacent
neighborhoods in the northern end of Montava. Transect District T5 is an area
of very efficient and intensive land use. By utilizing shared parking in T5,
excessive parking areas and related drive aisles, curb cuts, and infrastructure is
reduced, improving storm water management and heat island issues. Buildings
in T5 are larger in scale than other districts, providing larger roof areas for PV,
including flat roofs. Shared parking areas offer space for larger PV installations
which will be privately managed. Overall, T5 is an important component of the
Mountain Vista Subarea Plan, and a key cultural asset to Montava and the City.
ii. The uses comply with applicable LUC provisions regarding the natural
environment, including but not limited to water, air, noise, storm water
management, wildlife, vegetation, wetlands and the natural functioning of the
environment and must continue to comply with each preliminary development
plan submitted pursuant to the PUD Master Plan. Transect District T5 is a
human-centric area, comprised of more hardscape than softscape. T5 includes
more intense lighting, LZ3, noise, and little on-site storm water management.
Storm water is managed collectively,fulfilled through shared spaces off-site.The
intensity of T5 allows it to take as little space as possible,which provides for the
transition to T4, T3.2, T3.1 and T2 prior to natural areas, limiting its impact.
Storm water management itself is a key design component of Montava, where
natural topographic features define the location and functioning of constructed
storm water systems. Storm water is managed through vegetated channels and
distributed open spaces where it is cleaned and conveyed to regional systems.
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Montava Uses, Densities,and Development Standards CH 2:Use
Some component of the storm water system passes through each of the transect
districts.
iii. The uses are compatible with the other uses proposed for Montava and with the
uses permitted in the zone district or districts adjacent of this transect district.
Within the developed portions of Montava,the transect concept is used to ensure
compatibility between uses across the site by incrementally transitioning
intensity of use from lower intensity districts,T2 and T3.1,through the medium
intensity district of T3.2, to the higher intensity districts of T4 and T5. The
transect directs changes in use intensity, changes in building intensity, changes
in intensity of impervious surfaces and landscaping,changes in hardness/softness
of materials, and changes in lighting, all components of compatibility. Transect
District T5 is the highest intensity district,fully mixed-use. It fulfills the goals of
mixed-use commercial and employment areas envisioned in the Mountain Vista
Subarea Plan.T5 is buffered from lower intensity residential uses by T4,ensuring
compatibility. The location of T5 supports the Mountain Vista Subarea Plan's
Community Commercial and Employment core,providing a compatible use with
future development south of Mountain Vista. Its location along Mountain Vista
Drive is also supportive of the capacity of the roadway, its impact on adjacent
uses, and the enhanced transportation corridor designation.
iv. The uses are appropriate for this transect district within the PUD Mast Plan.
Transect District T5 is the primary mixed-use commercial and employment
component of Montava, supporting the form envisioned in the Mountain Vista
Subarea Plan. T5 is closely related to the uses and intensities of the existing E
zone. It is located along the most intensive arterial roadways in the area, and
their intersections.
2.4.6. (S) -Natural Areas and Stormwater Special District
a. There are two (2) Land Use Code zone districts (E and I)underlying the (S) -Natural
Areas and Stormwater Special District. The following uses and types of review are
permitted in (S); such uses and types of review modify the types of review and uses
in the underlying zone districts.
(S)-Natural Areas and Stormwater Special District
Uses Type of Review
Public Use BDR
Minor Public Facilities Type I
Parks and Recreation Type I
Open Lands BDR
Urban Agriculture Type I
Off-site construction staging BDR
Accessory buildings BDR
Accessory uses BDR
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b. The uses proposed for (S) — Natural Areas and Stormwater Special District are not
contrary to the public good and satisfy the criteria of Land Use Code Section
4.29(E)(2):
i. The uses advance the purpose and objectives of the applicable PUD Overlay
provisions set forth in Sections 4.29(A)and(B)and the principles and policies of the
City's Comprehensive Plan and other adopted plans and policies. See Subsections
2.2.A and 2.2.13 and Chapter 10 of the Design Narrative. In addition,the(S)-Natural
Areas and Stormwater Special District is designed to combine significant areas of off-
site stormwater management with natural areas to create a lasting amenity that
protects wildlife corridors. While the (S) District is generally located along the
Cooper Slough,Montava's design incorporates key trail connections throughout the
community which extend the impact of the natural area. Along the transect, this
natural area district provides a respite from development. Within the (S) District,
development is severely limited, focused on providing public amenities along with
regional storm water management. This district provides an amenity to Montava as
well as the City as a whole, expanding natural areas protection and connecting trail
systems.
ii. The uses comply with applicable LUC provisions regarding the natural environment,
including but not limited to water, air, noise, storm water management, wildlife,
vegetation, wetlands and the natural functioning of the environment and must
continue to comply with each preliminary development plan submitted pursuant to
the PUD Master Plan.The(S)-Natural Areas and Stormwater Special District assists
surrounding areas and portions of Montava with storm water compliance. Severely
limited in development, the district provides a respite from noise and light for
wildlife and large areas for vegetation.
iii. The uses are compatible with the other uses proposed for Montava and with the uses
permitted in the zone district or districts adjacent to this district. Within the
developed portions of Montava,the transect [I do not know what to use here if this
is a District because I do not know if"District concept"makes sense.]concept is used
to ensure compatibility between uses across the site by incrementally transitioning
intensity of use from lower intensity districts, T2 and T3.1, through the medium
intensity district of T3.2, to the higher intensity districts, T4 and T5. The transect
directs changes in use intensity, changes in building intensity, changes in intensity
of impervious surfaces and landscaping, changes in hardness/softness of materials,
and changes in lighting,all components of compatibility.The(S)-Natural Areas and
Stormwater Special District provides the lowest intensity of land use in the form of
natural lands.This district provides amenities to adjacent districts.
iv. The uses are appropriate for the district within the PUD Master Plan. The (S) -
Natural Areas and Stormwater Special District is necessary for managing off-site
storm water in the Cooper Slough, and storm water produced through the
development. Its location follows pre-existing water flows, which also serves to
buffer new development from adjacent industrial uses.
2.4.7. (I) -Industrial and Employment Special District
a. There is one (1) Land Use Code zone district (I) underlying the (I) - Industrial and
Employment Special District. The following uses and types of review are permitted
in the(I) -Industrial and Employment Special District;such uses and types of review
modify the types of review and uses in the underlying zone district including the
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Montava Uses, Densities,and Development Standards CH 2:Use
provisions of LUC Sec. 4.27(D)(2)which categorize uses as primary or secondary and
limit the area of secondary uses.
inclustrial and Employment Special District
Uses Type of Review
All uses in the I-Industrial zone district of the LUC Per LUC
All uses in the E-Employment zone district of the LUC Per LUC
Public Use Per LUC
Accessory buildings Per LUC
Accessory uses Per LUC
b. The uses proposed for the (I) - Industrial and Employment Special District are not
contrary to the public good and satisfy the criteria of Land Use Code Section
4.29(E)(2):
i. The uses advance the purpose and objectives of the applicable PUD Overlay
provisions set forth in Sections 4.29 (A) and (B) and the principles and policies
of the City's Comprehensive Plan and other adopted plans and policies. See
Subsections 2.2.A and 2.2.13 and Chapter 10 of the Design Narrative. In addition,
note that the new(I) -Industrial and Employment Special District continues and
expands upon the uses envisioned in the Mountain Vista Subarea Plan. The (I) -
Industrial and Employment Special District allows for a combination of the
various employment and industrial uses defined in the LUC and, without the
distinction between primary and secondary uses and without a maximum
amount of secondary uses as set forth in LUC Sec. 4.27(D)(2), this array of uses
provides the best opportunities for success in attracting employment and
industrial users and the ability to respond to market conditions and demands.
The combination of both employment and industrial uses diversifies the overall
uses within Montava.
ii. The uses comply with applicable LUC provisions regarding the natural
environment, including but not limited to water, air, noise, storm water
management, wildlife, vegetation, wetlands and the natural functioning of the
environment and must continue to comply with each preliminary development
plan submitted pursuant to the PUD Master Plan. Development in the (I) -
Industrial and Employment District will comply with applicable LUC provisions
regarding the natural environment.
iii. The uses are compatible with the other uses proposed for Montava and with the
uses permitted in the zone district or districts adjacent to this district. The
portion of Montava where the(I)-Industrial and Employment District is located
is cut off from the remainder of the development by industrial uses, and a
railway. The area itself is further isolated by the freeway and canal and adjacent
storm water management areas. The Industrial District is an area in isolation,
which is ideal for many industrial and employment uses.
iv. The uses are appropriate for the property or properties within the PUD Overlay:
The (I) -Industrial and Employment Special District allows for a wide variety of
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Montava Uses, Densities,and Development Standards CH 2:Use
industrial and employment uses and provides diversification to the overall PUD
Overlay.
2.4.8. (P) -Community Park Special District
a. There are two (2) Land Use Code zone districts (LMN and E) underlying the (P) -
Community Park Special District. The following uses and types of review are
permitted in the(P) -Community Park Special District;such uses and types of review
modify the types of review and uses in the underlying zone districts.
(P)-Community Park Special District
Uses Type of Review
Community Park Per LUC
Public Use Per LUC
Accessory buildings Per LUC
Accessory uses Per LUC
2.4.9. Poudre School(PSD)Special District
a. There is one(1)Land Use Code zone district(E)underlying the Poudre School(PSD)
Special District. The following uses and types of review are permitted in the Poudre
School (PSD) Special District; such uses and types of review modify the types of
review and uses in the underlying zone district.
Poudre School(PSD)Special District
Uses Type of Review
Public and private schools for elementary,intermediate and Per LUC
high school education,and for vocational and technical training
Public Use Per LUC
Accessory buildings Per LUC
Accessory uses Per LUC
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Montava Development Standards CH 3: Density
3. DENSITY
3.1. REQUEST FOR MODIFIED DENSITIES
3.1.1. Section 4.29(G)(1) allows for the modification of densities set forth in the LUC as part of a
PUD Master Plan provided such modified densities satisfy the criteria of LUC Sections
4.29(E)(2)(a)through(d).
3.1.2. The modified densities in Chapter 3 shall apply to all development in the Montava PUD
Master Plan. Such densities modify all LUC standards related to density in Article 3 and
Divisions 4.5,4.27 and 4.28 of the LUC.
3.1.3. Amendments to the approved densities of this Montava PUD Master Plan shall be in
accordance with LUC Section 4.29(I)(2)and Sections 2.2.10(A)and(B).
3.2. DESCRIPTION OF MODIFIED DENSITIES
3.2.1. The densities below are calculated for each anticipated development phase of Montava. The
densities represent estimates of the minimum and maximum numbers of dwelling units per
net developable area per phase, with net developable area estimated to be approximately
sixty to seventy percent(60-70%) of the gross acreage of each phase. Net developable area
will be calculated per current LUC definition for same at the time of development of the
individual phase. Note that the portions of each development phase that are located in the
Industrial and Employment District or in the T2 Rural/ Farm Transect are excluded from
the phase size and the density calculations for that phase, since the developed uses will be
primarily nonresidential. Accessory dwelling units are not counted in the calculations of
minimum and/or maximum densities. For informational purposes,this type of dwelling unit
is estimated to add additional density at the rate specified in Table 3-1.1.
3.2.2. The boundaries of the phases identified in Table 3.1-1 are generally depicted on the
Conceptual Development Phasing Plan shown below in Figure 2. The exact size, timing,
order,and commencement and completion dates of all phases of development are dependent
upon market conditions. The Applicant anticipates that development phase boundaries may
be adjusted over the 25 to 30-year build out of Montava, generally pursuant to minor
amendments of the Development Phasing Plan for the Montava PUD Master Plan.
3.3. DENSITY BY PHASE
3.3.1. Each development phase in Montava is limited in density as specified in Table 3-1.1.
a. Industrial portions of each phase are not included in the phase size or density calculations.
Industrial areas do not include density limitations.
b. T2 portions of each phase are not included in the phase size or density calculations.T2 is
agricultural in nature and falls well below density thresholds.
c. Phase size is an estimate following graphic phase boundaries and may vary in phase
submittals.
3.3.2. Density is calculated as the total number of dwelling units divided by the net developable
area of each phase,including lots and alleys,and excluding streets and open spaces.
a. Net developable area is estimated as 60-70%of the gross area of each phase and may vary
in phase submittals.
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Montava Development Standards CH 3: Density
b. Accessory dwelling units are estimated to add additional net density at the rate specified
in Table 3-1.1.
c. Following existing zone districts in the Land Use Code, maximum density is not
specified.Maximum density is limited by use,lot size,and parking requirements.
d. Phases E, H and I do not define a minimum density as these areas include a significant
non-residential component,supported by adjacent housing in other phases.
--------------
1
I I
1
I FARM
PHASE A
I I /
1 1
PHASE
--f
A I PHASE M
1 �
'PHASE C
1 '
1
PHASE L
PHASE D _
1
1 '
� I '
I 1 �
i PHASE E
PHASE F I PHASE K
I I I
PHASE
PHASE H PHASE
PHASE I '
1 1 II I I
`-------------___1____----------------- -------------
1 1 +
1 1
1 1
1 1 w
i PHASE N i PHASE 0
1 1 1
1 1 �
1 1
1 1
1 1 11
I
Figure 2-Conceptual Development Phasing Plan
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Montava Development Standards CH 3: Density
TABLE 3.3-1. DENSITY BY PHASE
MINIMUM ADD.ADU
PHASE SIZE DENSITY DENSITY T3.1 T3.2 T4 T5
A 41.87 ac 7 du/ac 6 du/ac ✓ ✓ ✓
B 41.87 ac 7 du/ac 7 du/ac ✓ ✓ ✓ ✓
C 16.42 ac 10 du/ac 3 du/ac ✓ ✓
D 51.6 ac 10 du/ac 3 du/ac ✓ ✓ ✓
E 35.67 ac n/a 2 du/ac ✓ ✓
F 20.64 ac 18 du/ac 2 du/ac ✓ J
G 38.34 ac 10 du/ac 3 du/ac J ✓
H 16.17 ac n/a 0 du/ac ✓
I 28.89 ac n/a 0 du/ac ✓
J 38.88 ac 7 du/ac 5 du/ac ✓ ✓ ✓ ✓
K 39.75 ac 10 du/ac 3 du/ac ✓ J ✓ ✓
L 50.69 ac 7 du/ac 5 du/ac
M 23.66 ac 10 du/ac 3 du/ac ✓
Farm/N/O n/a n/a
TABLE 3.3-2. DENSITIES OF EXISTING UNDERLYING ZONE
MINIMUM MAXIMUM
ZONE DISTRICT DENSITY DENSITY
<20 acres=4 du/ac
L-M-N >20 acres=3 du/ac 12 du/ac
Employment 7 du/ac n/a
Industrial n/a n/a
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Montava Development Standards CH 3: Density
3.4. JUSTIFICATION FOR DENSITY MODIFICATIONS
3.4.1. There are four LUC criteria for the modification of densities in LUC Sections 4.29(G)(a)
through(d). As required by Section 4.29(G)(a),the modified densities in this Chapter 3 are
consistent with the purposes and advance the objectives of the PUD Overlay as described in
LUC Sections 4.29 (A) and (B); please see the explanation in Chapter 2.2 of the Design
Narrative. The modified densities are also consistent with numerous principles and policies
of the City adopted plans and policies as required by Section 4.29(G)(d). See the list of such
principles and policies set forth in Chapter 10 of the Design Narrative.
3.4.2. As required by Sections 4.29(G)(b)and(c),such modified densities significantly advance and
are necessary for the achievement of the development objectives of Montava as described in
Chapter 2 of the Design Narrative. Montava's neighborhoods range in density similar to the
range described by the Land Use Code categories of Low Density Mixed-Use Neighborhood
District (L-M-N), Medium Density Mixed-Use Neighborhood District (M-M-N), and High
Density Mixed-Use Neighborhood District (H-M-N). The layout of neighborhoods and
Commercial Centers is also similar to that anticipated by the LUC's mixed-use districts,with
low density neighborhoods clustered around medium and high-density neighborhoods,
centered on community commercial. Current zoning of the site includes districts L-M-N,
which has a minimum density of 3 and 4 du/ac and a maximum density of 12 du/ac, zone
district E which has a minimum density of 7 du/ac but not maximum density, and I,which
does not have maximum nor minimum density standards. Montava's arrangement of
neighborhoods,which is directly supportive of the LUC's mixed-use districts intent,follows
boundaries that differ from the underlying zoning. Overall, the neighborhoods layout
supports the minimum density goals of efficient use of land,while the site in general is not
significantly encumbered by maximum density restrictions.
3.4.3. The density modifications are designed to align allowable densities with the neighborhood
structure of Montava, which differs from the underlying zoning. Respecting existing
adjacent development, those neighborhoods in Montava nearest existing development are
assigned a density range that is similar to existing L-M-N zoning in those areas. In the
remaining neighborhoods of Montava, densities are designed to implement low, medium,
and high density mixed-use, clustered in the format anticipated by the LUC's mixed-use
districts intent.The densities reflect a wide range of housing types in each neighborhood,a
standard which exists in the LUC's L-M-N zone, but not in the other mixed-use districts.
Implementing varied housing types and uses in each neighborhood leads to greater
diversification in support of the intent of mixed-use.
3.4.4. In addition to base density, the additional density is provided by Accessory Dwelling Units
(ADUs).ADUs support many City goals,including more efficient use of land and affordable
housing. However the density standards in the LUC do not currently account for ADUs,
particularly in the L-M-N zone which has maximum density restrictions. Interestingly,it is
in the low intensity mixed-use condition that ADUs have the most potential,where there is
a higher prevalence of larger lots and potential for detached or semi-detached garages. The
PUD Master Plan provides density increases commensurate with each area's potential for
including Accessory Dwelling Units.
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Montava Uses, Densities,and Development Standards CH 4: Development Standards Overview
4. DEVELOPMENT STANDARDS OVERVIEW
4.1. REQUEST FOR MODIFIED DEVELOPMENT STANDARDS
4.1.1. The ability to utilize a set of customized development standards to achieve flexibility in the
design of a large, complex master plan is a key component of a PUD Overlay and the
Montava PUD Master Plan. The modified development standards in the subsequent
Chapters are crafted to enable the realization of the Montava development concept and
vision which, in turn,will provide benefits to the community that would not otherwise be
achievable.
4.1.2. Pursuant to LUC Section 4.29(G)(1),the LUC requirements in Article 3 and in Division 4.5
- Low Density Mixed-Use Neighborhood District (L-M-N), Division 4.27 - Employment
District (E) and Division 4.28 - Industrial District (I) of Article 4 of the LUC which are
related to the subject matter of Chapters 5 through 13 are modified by the approval of the
development standards in Chapters 5 through 13.
4.1.3. Amendments to the approved development standards of this Montava PUD Master Plan
shall be in accordance with LUC Section 4.29(I)(2)and Sections 2.2.10(A)and(B).
4.2. DESCRIPTION OF MODIFIED DEVELOPMENT STANDARDS
4.2.1. The modified development standards in Chapters 5 through 13 include standards related to
the following: Lots and Buildings (lot size and coverage, setbacks, height, building
orientation and frontage,shopfronts,fences and walls,and lighting);Parking(vehicular and
bicycle location, access and landscaping); Landscaping (materials and plant lists); Signage
(type, number and area); Architectural Character; Civic Space (location, size and
programming)and related Definitions.
4.2.2. Montava's design relies upon coordination between development standards and the PUD
Master Plan to achieve community goals. Generally,the development standards and design
of Montava are aligned with the vision and goals of the LUC; both intend to produce
walkable,mixed-use places with buildings and open spaces that work together harmoniously
and in support of a shared public and social fabric. The LUC, however, addresses new
development and changes to existing development in ways that are not necessarily
expressive of LUC goals, with an incremental application of standards that encourages
existing development to align more closely with contemporary goals. It is a hybrid code,
including progressive form-based code elements with conventional elements addressing
legacy development patterns. Montava's development standards effectively direct form-
centric development by their ability to be targeted,as opposed to being applicable to a wide
variety of potential applications. Montava's plan and development standards together craft
design of the project which,in turn,creates a large,diverse,walkable,mixed-use community
and an interconnected series of neighborhoods, centers,and open spaces.
4.3. COMPLL4NCE WITH CRITERIA OF LUC 4.29(G)(3)
4.3.1. There are four LUC criteria for modification of development standards in LUC Sections
4.29(G)(a) through (d). As required by Section 4.29(G)(a), the modified development
standards in Chapters 5 through 13 are consistent with the purposes and advance the
objectives of the PUD Overlay as described in LUC Sections 4.29 (A) and (B); see the
explanation in Chapter 2.2 of the Design Narrative. The modified development standards
are also consistent with numerous principles and policies of the City adopted plans and
policies as required by Section 4.29(G)(d). See the list of such principles and policies in
32 of 93
Montava Uses, Densities,and Development Standards CH 4: Development Standards Overview
Chapter 10 of the Design Narrative. Following each Chapter is an in-depth explanation of
how such modified development standards advance and are necessary for the achievement
of the development objectives of Montava,as required by Sections 4.29(G)(b)and(c),which
development objectives are more generally described in Chapter 2 of the Design Narrative.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5. LOTS AND BUILDINGS
5.1. OVERVIEW
5.1.1. The development standards of this Chapter 5 for Lots and Buildings shall apply to all
development in the Montava PUD Master Plan. Such development standards modify all
LUC standards in Article 3 and Divisions 4.5,4.27 and 4.28 thereof which regulate lot size,
lot occupation and coverage, building setbacks and height, building orientation, housing
type and model variety, building and lot frontages, yards, shopfront design, fencing and
walls, accessory dwelling units, solar orientation and exterior lighting, with the exception
of Division 3.8,Supplemental Regulations,which are the subject of Chapter 12.
5.2. SUMMARY OF STANDARDS
5.2.1. Tables 5.2-1 through 5.2-4 summarize a subset of standards applicable to transect districts,
specified within this and other Chapters,for quick reference.
a. Should there be a conflict between the standards summarized in Tables 5.2-1 through 5.2-
4 and the standards specified elsewhere in text and tables, the standards specified
elsewhere in text and tables prevails.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
TABLE 5.2-1. T5 STANDARDS SUMMARY
SETBACKS ILLUSTRATED
44
A
LOTS FRONTAGE
Urban,Pedestrian
A Lot Width 20 ft. -500 ft. Permitted Yard Types Forecourt,Shallow,
Door
B Lot Depth 30 ft. min. Glazing-Ground Floor 60%-90%
Lot Area 200,000 sf.max. Glazing-Upper Floors 30%-60%
Occupation/ Arcade,Gallery,
Coverage
90%max./100%max. Projections Canopy,Marquee,
Awning
SETBACKS:ALL STRUCTURES BUILDING HEIGHT
C Front 2 ft. - 12 ft. Principal Building 4 stories max.
D Side Street 2 ft. - 12 ft. Outbuildings& 4 stories max.
Structures
E Side 0 ft. or 5 ft.min. STORY HEIGHT
F Rear&Rear Alley 0 ft. min. & 15 ft. min. From Ground Floor 10 ft. - 18 ft.
Alley Centerline Residential
Ground Floor Non-
16 ft. -25 ft.
residential
Upper Stories 10 ft. - 14 ft.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
TABLE 5.2-2. T4 STANDARDS SUMMARY
SETBACKS ILLUSTRATED
\ L
4
A
LOTS FRONTAGE
Fenced, Shallow,
A Lot Width 20 ft. -250 ft. Permitted Yard Types Forecourt,Door,Cottage
Court
B Lot Depth 50 ft. min. Glazing-Ground Floor 30%-50%
Lot Area 60,000 sf. max. Glazing-Upper Floors 30%-50%
Occupation/ Enclosed Porch,Open
Coverage 80%max./90%max. Projections Porch,Stoop,Terrace
SETBACKS:PRINCIPAL BUILDINGS BUILDING HEIGHT
C Front 8 ft. - 16 ft. Principal Building 3 stories max.
D Side Street 6 ft. min. Outbuildings& 2 stories max.
Structures
E Side 0 ft. or 5 ft. min. STORY HEIGHT
F Rear&Rear Alley 0 ft.min.& 15 ft.min. From Ground Floor 10 ft. - 14 ft.
Alley Centerline
SETBACKS:OUTBUILDINGS Upper Stories 8 ft. - 12 ft.
Front 2 ft. min.
Side Street 2 ft. min.
Side 0 ft. or 5 ft. min.
Rear&Rear Alley 0 ft.min.& 15 ft.min. From
Alley Centerline
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
TABLE 5.2-3. T3.2 STANDARDS SUMMARY
SETBACKS ILLUSTRATED
j
-4 �
LOTS FRONTAGE
A Lot Width 30 ft.min. Permitted Yard Types Continuous Yard
B Lot Depth 70 ft.min. Glazing-Ground Floor n/a
Lot Area No max. Glazing-Upper Floors n/a
Occupation/ Enclosed Porch,Open
Coverage 70%max./75%max. Projections Porch,Stoop P
SETBACKS:PRINCIPAL BUILDINGS BUILDING HEIGHT
C Front 12 ft.min. Principal Building 2 stories max.
D Side Street 6 ft. min. Outbuildings& 2 stories max.
Structures
E Side 6 ft.min. STORY HEIGHT
F Rear 12 ft.min. Ground Floor 9 ft. - 12 ft.
G Rear Alley 15 ft. min. From Alley Upper Stories 8 ft. - 10 ft.
Centerline
SETBACKS:OUTBUILDINGS
H Front 2 ft.min.
I Side Street 4 ft.min.
J Side 6 ft.min.
K Rear 6 ft.min.
L Rear Alley 15 ft.min. From Alley
Centerline
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
TABLE 5.2-4. T3.1 STANDARDS SUMMARY
SETBACKS ILLUSTRATED
/ r
/ or
n.
1 / /
f 7
� 6
-q �.
LOTS FRONTAGE
A Lot Width 50 ft.min. Permitted Yard Types Continuous Yard
B Lot Depth 80 ft.min. Glazing-Ground Floor n/a
Lot Area No max. Glazing-Upper Floors n/a
Occupation/ Enclosed Porch,Open
Coverage 60%max./65%max. Projections Porch,Stoop p
SETBACKS:PRINCIPAL BUILDINGS BUILDING HEIGHT
C Front 16 ft.min. Principal Building 2 stories max.
D Side Street 10 ft.min. Outbuildings& 2 stories max.
Structures
E Side 10 ft.min. STORY HEIGHT
F Rear 12 ft.min. Ground Floor 9 ft. - 12 ft.
G Rear Alley 20 ft.min. Upper Stories 8 ft. - 10 ft.
SETBACKS:OUTBUILDINGS&STRUCTURES
H Front 30 ft.min.
I Side Street 6 ft.min.
J Side 6 ft.min.
K Rear 6 ft.min.
L Rear Alley 15 ft. min.From Alley
Centerline
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.3. LOT SIZE
5.3.1. Lot size must meet the minimum standards specified in Table 5.2-1.
TABLE 5.3-1. MINIMUM LOT SIZE
DISTRICT WIDTH DEPTH AREA
T5 20 ft. min. 30 ft. min. 200,000 sf.max.
500 ft. max.
T4 20 ft. min. 50 ft. min. 60,000 sf. max.
250 ft. max.
T3.2 30 ft. min. 70 ft. min. No max.
T3.1 50 ft. min. 80 ft. min. No max.
5.4. LOT OCCUPATION AND COVERAGE
5.4.1. Buildings and covered structures are limited in the total area they may occupy as a
percentage of the gross lot area as specified in Table 5.3-1 as occupation.
5.4.2. Impervious surfaces are limited in the total area they may occupy as a percentage of the gross
lot area as specified in Table 4.3-1 as coverage.
a. Lot coverage categories for the purpose of the Fort Collins Stormwater Criteria Manual
are allocated as follows:
i. T5 is equivalent to Commercial or Residential High Density;
ii. T4 is equivalent to Residential High Density;
iii. T3.2 is equivalent to Residential Medium Density;and
iv. T3.1 is equivalent to Residential Low Density.
TABLE 5.4-1. LOT OCCUPATION AND COVERAGE
DISTRICT OCCUPATION COVERAGE
T5 90%max. 100%max.
T4 80%max. 90%max.
T3.2 70%max. 75%max.
T3.1 60%max. 65%max.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.5. SETBACKS
5.5.1. Required Setbacks
a. All structures must be set back from the lot boundaries as specified in Table 5.4-1, as
illustrated in Tables 5.1-1 to 5.1-4 and Table 5.4-2,and as follows:
i. Front specifies the setback from the front lot line.
(1) Elements that project forward from frontage facades are permitted to project into
front setbacks as specified in Section 5.7.6.
(2) The front lot line is the lot line associated with the address.
(3) In T5 and T4, townhouses may exceed the maximum setback when designed
with a door yard frontage yard.
ii. Side Street specifies the setback from from any lot line abutting a street other than
the front lot line.
(1) In T5 and T4, where there are multiple structures on one lot, the side street
maximum setback applies to only the nearest structure.
(2) Elements that project forward from frontage facades are permitted to project into
side street setbacks as specified in Section 5.8.6.
iii. Side specifies the setback from side lot lines other than those qualifying for a side
street setback.
iv. Rear specifies the setback from the rear lot line,except where abutting an alley.
v. Rear Alley specifies the setback from the rear lot line in instances that it abuts an
alley.
REQUIREDTABLE 5.5-1.
SIDE REAR
DISTRICT BUILDING FRONT STREET SIDE REAR ALLEY
2 ft.min. 2 ft. min. 0 ft. or 0 ft. 0 ft.
T5 All Structures
12 ft. max. 12 ft. max. 5 ft. min. min. min.
T4
Principal 8 ft.min. 2 ft. min. 0 ft. or 0 ft. 0 ft.
Buildings 16 ft. max. 5 ft.min. min. min.
0 ft. 0 ft. 0
T4 Outbuildings 2 ft.min. 2 ft. min.
5 ft. m min. min. min.
Principal 12 ft. 0 ft.
T3.2 12 ft. min. 6 ft. min. 6 ft.min.
Buildings min. min.
T3.2 Outbuildings 2 ft.min. 4 ft. min. 6 ft.min.
6 ft. 0 ft.
min. min.
Principal 12 ft. 20 ft.
T3.1 16 ft. min. 10 ft.min. 10 ft. min.
Buildings min. min.
T3.1 Outbuildings 30 ft. min. 6 ft. min. 6 ft.min.
6 ft. 3 ft.
min. min.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
TABLE 5.5-2. TYPICAL SETBACK LOCATIONS
SETBACK TYPICAL LOCATION
A Front A D D A
B Side A D D A
Street
E - - C - - --C - -
C Side D D D D
Rear B
D Alley C C C C B
E Rear A A A -A-
5.5.2. Setbacks from Arterial Roadways
a. Single family residential buildings must be setback a minimum of 30ft from arterial
roadways,except where exterior walls meet STC 50 or above.
b. Multi-family residential buildings must be setback a minimum of 15ft from arterial
roadways.,except where exterior walls meet STC 50 or above.
c. Residential components of mixed-use buildings must be setback a minimum of 15ft from
arterial roadways,except where exterior walls meet STC 50 or above.
i. This setback may be achieved in whole or part with a building step-back.
5.5.3. Garages
a. In alley loaded configurations, where garages are part of the primary dwelling unit
structure,the following conditions apply:
i. Rear alley setback for outbuildings apply to the garage portion of the structure.
ii. Rear alley setback for dwellings apply to all other portions of the structure,including
rooms above garages.
b. Accessory dwelling units above garages that are separate from the principle dwelling
structure are subject to the outbuilding setback requirements.
5.5.4. Setback Considerations for Fire Access
a. Where fire access is provided from the alley and eave height exceeds 30ft,additional rear
alley setback may be required.
b. Where fire access is provided from streets and eave height exceeds 30ft,buildings may be
required to be located closer to lot lines than the minimum setback.
5.5.5. Setback Considerations for Utilities
a. Utility easements along front, side, and side street lot lines may require additional front,
side,and side street setback and cause buildings to exceed maximum setbacks.
b. Utility services provided from the alley may require additional rear alley setbacks.
c. Utility services may require easements at front, side, side street, or rear lot lines for
meters,pedestals, and other equipment requirements.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.6. HEIGHT
5.6.1. The height of all structures is limited as specified in Table 5.5-1.
TABLE 5.6-1. MAXIMUM HEIGHT
MAXIMUM
DISTRICT BUILDING HEIGHT ILLUSTRATION
D
1.
T5 All Structures 4 stories , r
s
A
C
T4 Dwellings 3 stories
B i 6
` 1 �
Outbuildings
T4 2 stories A A
&Structures C
T3.2 All Structures 2 stories
A' A
C
T3.1 All Structures 2 stories 1!'; ! B
III - A
lll�� A
C
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.6.2. Story Measurement
a. Building height is measured in stories above sidewalk grade.
b. Below ground stories do not count toward building height provided they do not extend
more than 4 feet above sidewalk grade. (C,per Table 5.5-1)
c. Uninhabited roofs, chimneys, cupolas, antennae, vents, elevator bulkheads, stair
housings,and other uninhabited accessory elements do not count toward building height.
(D,per Table 5.5-1)
d. Mezzanines exceeding 40% of the floor area of a tenant space or residential unit, count
toward building height as additional stories.
5.6.3. Story Height
a. Above ground stories are limited in height as specified in Table 5.5-2. and as follows:
i. Story height is measured from finished floor to finished ceiling.
ii. Story height is measured at all points within the structure.
iii. Where an above ground story exceeds the maximum story height it is counted as one
or more stories by dividing the story height by the maximum story height, and
rounding up.
iv. Ceiling height in bathrooms, kitchens, closets, and other ancillary rooms may be
lower than minimum story height.
STORYTABLE 5.6-2.
TABLE MINIMUM MAXIMUM
DISTRICT LEVEL 4.5-1 HEIGHT HEIGHT
T5 Ground Floor Non-Residential A 16 ft. 25 ft.
T5 Ground Floor Residential A 10 ft. 16 ft.
T5 Upper Stories B 10 ft. 14 ft.
T4 Ground Floor A 10 ft. 14 ft.
T4 Upper Stories B 8 ft. 12 ft.
T3.2,T3.1 Ground Floor A 9 ft. 12 ft.
T3.2,T3.1 Upper Stories B 8 ft. 10 ft.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.7. BUILDING ORIENTATION
5.7.1. Lots with a single building, excluding accessory dwelling units and structures less than 600
sf in footprint,are subject to the following,as generally illustrated in Table 5.6-1(a):
a. The principle building must be oriented parallel to the front property line or tangent to a
curved front property line.
b. The building must have a primary entry accessible from the sidewalk.
5.7.2. Lots with multiple buildings,excluding accessory dwelling units and structures less than 600
sf in footprint,are subject to the following,as generally illustrated in Table 5.6-1(b):
a. The building closest to the front property line must be oriented parallel to the front
property line or tangent to a curved front property line.
b. The building is considered the primary building and must have a primary entry accessible
from the sidewalk.
c. Accessory dwelling units and structures less than 600 sf must be behind or beside the
building relative to to the front property line.
5.7.3. Lots arranged as a cluster are subject to the following, as generally illustrated in Table 5.6-
1(c):
a. Each dwelling unit must be oriented towards shared open space or along pedestrian paths.
b. Each dwelling unit must have a primary entry accessible from shared open space or along
a pedestrian path.
TABLE 5.7-1. BUILDING •R •
� Q
(a)Single building (b)Multiple buildings
F
Il
(c) Clusters
44 of 93
Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.8. FRONTAGE
5.8.1. General
a. Frontage requirements regulate the following:
i. The yard space between front and side street lot lines and building facades nearest
those lot lines, Frontage Yards;
ii. Building facades nearest the front and side street lot lines,Frontage Facades;and
iii. Elements projecting from building facades into frontages,Frontage Projections.
b. The regulating plan may specify required frontage yard types,frontage projections types,
and storefronts.
5.8.2. Frontage Assignment
a. Primary and secondary frontages may be assigned on the regulating plan.
b. Where primary and secondary frontages are not assigned on the regulating plan,they are
assigned as follows:
i. Primary frontages correspond with the lot line bearing the address.
ii. Secondary frontages correspond with all side street lot lines.
5.8.3. Frontage Buildout
a. Frontage buildout requirements apply to T4 and T5 districts only.
b. Frontage buildout requires that a minimum length of frontages,primary or secondary,are
lined with building facades situated between the minimum and maximum setbacks, as
generally illustrated in Table 5.7-1.
i. At corner lots,frontage buildout measurements exclude the building setback (a and
b in Table 5.7-1)in the measurement of total frontage length.
c. In T4,frontage buildout at primary frontages must be a minimum of 60%.
d. In T5,frontage buildout at primary frontages must be a minimum of 80%.
e. In T5,frontage buildout at secondary frontages must be a minimum of 50%.
f. Properties facing onto Mountain Vista and Giddings are exempt from frontage buildout
requirements.
5.8.4. Frontage Yards
a. A frontage yard type must be selected from Table 5.7-2 and as follows:
i. Urban and Shallow Yards must be 14 feet or less in depth.
ii. Door Yards and Fenced Yards must be 12 feet or greater in depth.
iii. Continuous Yards must be 16 feet or greater in depth.
b. Frontage yards are subject to the requirements specified in Table 5.7-3 and as follows:
i. Pedestrian Forecourts are limited to 2,500 square feet in area.
ii. Cottage Court frontage yards must maintain a minimum of 30 feet in width between
all structures and projections along the depth of the court.
c. Cottage Court frontage yards have a minimum area of 1,800 square feet within the court,
excluding the space between buildings and the public sidewalk.
5.8.5. Frontage Facades
a. The primary building entry must be located along a frontage facade.
b. Access to the primary building must be provided from the front property line.
c. Glazing along frontage facades must meet the requirements specified in Table 5.7-4 and
as follows:
45 of 93
Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
i. Glazing is calculated on a per-story basis along the frontage facade.
ii. Glazing is calculated as the percentage of the total area of glazing within a story
divided by the total facade area of that story.
iii. Window muntins and other glazing divisions less than 4 inches in width are
considered glazed areas.
5.8.6. Frontage Projections
a. Building features that project forward from frontage facades into front or side street
setbacks are frontage projections.
b. Frontage projections are limited as specified in Table 5.7-5 and as follows:
i. Trim, cornices, eaves, plaques, mailboxes, bay and bow windows, storefront
windows,and elements that are anchored to walls may project up to 4 feet.
ii. Signs may project into frontages.
iii. Additional requirements and projection allowances by type of frontage projection
are specified in Table 5.7-6.
46 of 93
Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
FRONTAGETABLE 5.8-1. D•
DISTRICT PERMITTED FRONTAGE YARD TYPES
i
T5
�s0
OCCIJ
8ge
T4
/ Ae
prifia oouPatronry
�ronta9e
(a) Side street setback is excluded from the primary frontage length when
determining frontage buildout.
(b) Front setback is excluded from the secondary frontage length when
determining frontage buildout.
FRONTAGETABLE 5.8-2. PERMITTED
DISTRICT PERMITTED FRONTAGE YARD TYPES
T5 Urban,Pedestrian Forecourt, Shallow Yard, Door Yard
T4 Shallow Yard,Cottage Court,Fenced Yard,Door Yard
T3.2 Cottage Court,Fenced Yard,Continuous Yard
T3.1 Cottage Court, Continuous Yard
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
FRONTAGETABLE 5.8-3. .D TYPE REQUIREMENTS
YARD ILLUSTRATION REQUIREMENTS
Permitted within raised containers,hanging
Planting planters and vertical garden features,block face
ijt V must contain minimum 10%plantings in addition
141 111 �! '°: e to public street trees
Urban � �• � � "�e ��
Must be paved and at sidewalk grade, should
1f 111 I�' Surface match sidewalk material
Fencing
Metal fencing permitted at outdoor seating areas
only
Planting Optional,no minimum requirement.
Must be a minimum of 30%paved and at
I�I ill 1p1 �. Surface
111 I I! sidewalk grade
I � 111 11•
Pedestrian Ill I Masonry walls permitted along the frontage
Forecourt /��' QC� 1;s Fencing facade line.
Area 2,500 square feet,max.
Activation Must be lined by habitable spaces
All: Ornamental,Fastigiate,or Columnar trees at
20'-40'spacing with a minimum lawn area of 55
t sf.per tree, as permitted by adjacency to street
Planting trees.
T4:4 shrubs per 400 sf.min.;50%min.planted
Shallow 1 1 ' : ; . surface.
Yard � }' � " 11 ; , ; ,
■ . ; Surface Landscaped in T4,may be paved in T5
0'0Walkways 1 per building entry
Fencing Permitted
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
FRONTAGETABLE 5.8-3. .D TYPE REQUIREMENTS
YARD ILLUSTRATION REQUIREMENTS
All: Canopy shade trees at 30'-40'spacing or
Ornamental, Fastigiate, or Columnar trees at 20'-
Planting& 40'spacing,as permitted by adjacency to street
Surface trees.
Door Yard
T4: 60%min. planted surface,40%max.paved.
(• � a • � � � ° °
r T5: 30%min. planted surface,70%max.paved.
Walkways 1 per building entry
Fencing Required
Canopy shade trees at 30'-40'spacing,Coniferous
evergreens or Ornamental trees at 20'-40'spaces,
Planting as permitted by adjacent street trees.A minimum
of 50%trees should be canopy shade trees.
f ' IT. V' - f 60%min.planted surface.
001
Cottage ��`•
Court l ,� Surface Landscaped,programmed spaces optional.
14 Required,connecting each building entry to
Walkways sidewalks.
Frontage fencing permitted at streets and to
Fencing define yards for each unit.
Canopy shade trees at 30'-40'spacing,Coniferous
evergreens or Ornamental,Fastigiate, or
Columnar trees at 20'-40' spaces, as permitted by
Planting adjacent street trees.A minimum of 50%trees
should be canopy shade trees.
60%min.planted surface.
Fenced
Yard Landscaped,paving limited to walkways,
Surface
�. driveways,and terraces
Walkways 1 per building entry
Fencing Required along front and side street property
lines
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
FRONTAGETABLE 5.8-3. .D TYPE REQUIREMENTS
YARD ILLUSTRATION REQUIREMENTS
Canopy shade trees at 30'-40'spacing,Coniferous
evergreens or Ornamental trees at 20'-40'spaces,
Planting as permitted by adjacent street trees.A minimum
of 50%trees should be canopy shade trees.
70%min. planted surface.
Continuous I►_' ' Landscaped,paving limited to walkways,
Yard 1 - Surface
► .� ( I driveways,and terraces
.low
Walkways 1 per building entry
Permitted at frontage facade lines,not permitted
Fencing along front or side street property lines.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
FRONTAGETABLE 5.8-4.
DISTRICT LEVEL MINIMUM GLAZING MAXIMUM GLAZING
Ground Floor 60% 90%
T5
Upper Stories 30% 60%
Ground Floor 30% 50%
T4
Upper Stories 30% 50%
FRONTAGETABLE 5.8-5. PERMITTED PROJECTIONS
DISTRICT ELEMENT MAXIMUM DEPTH
Arcades 100%of setback
Galleries 100%of setback
T5
Canopies&Marquees 100%of setback
Awnings 100%of setback
Enclosed Porch Up to 8 feet excluding steps
Open Porch Up to 8 feet excluding steps
T4
Stoop Up to 5 feet excluding steps
Terrace 100%of setback
Enclosed Porch Up to 8 feet excluding steps
T3.2 Open Porch Up to 8 feet excluding steps
Stoop Up to 5 feet excluding steps
Enclosed Porch Up to 8 feet excluding steps
T3.1 Open Porch Up to 8 feet excluding steps
Stoop Up to 5 feet excluding steps
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
FRONTAGETABLE 5.8-6. PROJECTIONS REQUIREMENTS
PROJECTION REQUIREMENTS
Depth 10 ft. min.,to within 2 feet of curbs
Arcades Width 80%of facade width,min.
Material Masonry or metal
Depth 8 ft. min.,to within 2 feet of curbs
Galleries Width 20 ft.min.
Material Metal or wood
Depth 6 ft. min.,to within 2 feet of curbs
Canopies&Marquees Width Shopfront bay width(min),20 ft.min.
Material Metal;wood ceiling permitted
Depth 6 ft.min.,to within 2 feet of curbs
Awnings Width Per Section 4.7
Material Fabric or canvas over metal structure
Depth 4 ft. min.
Width 12 ft.min.
Enclosed Porches Vertical Material Wood&glazing
Railing Material Wood infill panels
Floor Material Wood or Masonry
Depth 6 ft. min.
Width 12 ft.min.
Open Porches Vertical Material Wood
Railing Material Wood
Floor Material Wood or Masonry
Depth 4 ft. min.
Width 4 ft. min.
Stoops Vertical Material Wood or Masonry
Railing Material Metal or Masonry
Floor Material Masonry
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.9. SHOPFRONTS
5.9.1. All ground floor commercial uses must have shopfronts.
5.9.2. Shopfronts must occupy a minimum percentage of ground floor tenant facades as follows:
a. Tenant spaces 50 feet or less in width require shopfronts across 100%of the tenant facade;
b. Tenant spaces between 50 and 100 feet in width require shopfronts across a minimum of
70%of the tenant facade,not less than 50 feet total;
c. Tenant spaces over 100 feet in width require shopfronts across a minimum of 50%of the
tenant facade.
5.9.3. Shopfronts should be designed with the following elements:
a. A bulkhead,between the sidewalk and 18 to 30 inches above the sidewalk;
b. Shopfront display windows, between bulkheads and transoms, meeting the following
standards:
i. Glazing must be clear;
ii. Reflective,tinted,and low-e glazing are not permitted;
iii. Display windows may project forward of the facade up to 3 feet.
C. Transom windows, between shopfront display windows and the signage band, meeting
the following standards:
i. Glazing should match shopfront window glazing;
ii. Transom windows should be a minimum of 18 inches in height;
iii. Transom windows should have dividing muntins;
iv. Transom windows should be free of signage.
d. A signage band to accommodate band signs above transom windows,between 18 and 30
inches in height.
e. A transition band, terminating the shopfront by delineating the space between ground
floor commercial uses and upper story uses.
i. Gooseneck lighting is recommended, located within the transition band to
illuminate band signs.
f. Roll-up windows may take the place of shopfront display windows and bulkheads.
5.9.4. Shopfronts entries should meet the following standards:
a. Entry doors should be recessed from the sidewalk where required to accommodate
outward door swings.
b. Walls providing entry door recesses should be glazed to match shopfront display
windows.
c. Entry doors should be a minimum of 8 feet in height.
d. The business address should be advertised with a window sign on the transom above the
entry door.
5.9.5. Shopfront awnings should meet the following standards:
a. Awnings should be installed between shopfront windows and transom windows.
b. Awnings may be fixed or retractable.
c. Awnings should span the entire width of the Shopfront or be installed with minimal
breaks for pilasters between windows.
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5.10. FENCING AND WALLS
5.10.1. Fencing and walls within frontage yards is limited as specified in Table 5.7-3.
5.10.2. T2 and related support operations are exempt from this section.
5.10.3. The following fencing is prohibited:
a. Electric, barbed wire, razor wire, hog wire, rolled wire, or other types of hazardous
fencing;
b. Chain link fencings;
c. Any wire smaller in size than 12 gauge.
5.10.4. Fence and wall height is limited as specified in Table 5.9-1 and as follows (see Table 5.9-3
for terminology):
a. Frontage fencing and wall must be located as follows:
i. Fencing and walls must be a minimum of 4 inches from public sidewalks in all
instances.
ii. Fencing and walls must be within 3 feet of frontage lines.
iii. Fencing and walls over 3 feet in height must be set back from the street-side edge of
sidewalks at least 2 feet plus the minimum sidewalk width specified in LCUASS for
the street type designation.
iv. Where the desired appearance is fencing and walls with zero setback from sidewalks,
a sidewalk extension may be provided on the private lot, in which case a control
joint is required to separate the public and private sidewalks.
b. Fencing and walls along side and rear property lines is considered frontage fencing and
walls.
5.10.5. Fence and wall materials are limited as specified in Table 5.9-2.
a. Metal and iron fencing must be black.
b. Masonry walls may be combined with decorative metal or wrought iron with the masonry
portion below and optionally forming pillars.
TABLE 5.10-1. MAXIMUM FENCE AND WALL HEIGHT
FRONTAGE FRONTAGE REAR
DISTRICT FENCING FACADE SIDE REAR ALLEY
T5 4 ft. at seating 8 ft. 8 ft. 8 ft. 8 ft.
areas
T4 4 ft. 6 ft. 6 ft. 6 ft. 6 ft.
T3.2 4ft. 6ft. 6ft. 6ft. 6ft.
T3.1 n/a 5 ft. 5 ft. 5 ft. 4 ft.
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
TABLE 5.10-2. FENCE AND WALL MATERIALS
DECORATIVE METAL
DISTRICT MASONRY OR WROUGHT IRON WOOD
Permitted;Stain or Permitted; 70%opaque
T5 Prohibited
stucco required. max.
T4 Permitted;Stain or Permitted;40%opaque Permitted;Paint
stucco required. max. required.
T3.2 Prohibited Permitted Permitted;Paint or
stain required.
T3.1 Prohibited Prohibited Permitted
TABLE 1TERMINOLOGY
Frontage Fencing Frontage Facade Fencing
Side Fencing Rear Fencing
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.11. ACCESSORY DWELLING UNITS
5.11.1. Accessory dwelling units(ADUs)are permitted where specified in Chapter 2.Use.
5.11.2. ADUs may be provided in the following locations:
a. Within the primary dwelling structure;
b. Above a free-standing garage;
c. As an independent,free-standing outbuilding.
5.11.3. ADUs are limited to a maximum area of 800 square feet.
5.11.4. ADUs must have an entry independent of the primary dwelling, accessible from a sidewalk
or from a rear alley.
5.12. EXTERIOR LIGHTING
5.12.1. General
a. Fluorescent and compact fluorescent lights are prohibited on the exterior of structures,
including within open porches and stoops.
b. Exterior lights should have a color temperature below 3,200 kelvin.
c. Exterior lighting must include controls to automatically extinguish lighting when
sufficient daylight is available.
d. Exterior lighting should include controls to automatically lower lighting lumens by 30%
or more after 10 pm,except in the following conditions:
i. In T5;
ii. Landscape lighting;
iii. Where a single exterior luminaire is provided such as at residential front doors;and
iv. Motion activated lighting.
5.12.2. Uplighting Restricted
a. Lighting must be angled or shielded to limit vertical projection of light beyond 90 degrees
and as follows:
i. Signage lighting may be specifically permitted to be angled upwards as specified in
Chapter 7;
ii. Uplighting is limited in total lumens per fixture and maximum overall foot-candles
projected above 90-degrees as specified in Table 5.11-1;
iii. Unshielded luminaires are further restricted in intensity as specified in Table 5.11-
3.
TABLE 5.12-1. MAXIMUM UPLIGHTING
DISTRICT MAXIMUM LUMENS MAXIMUM FC
T5 1,000 lumens 0.8 FC
T4 100 lumens 0.3 FC
T3 20lumens 0.1 FC
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
5.12.3. Non-residential and Mixed-use Lighting Limits
a. Total site lighting for non-residential and mixed-use properties is limited to a maximum
lumens per exterior hardscape area as specified in Table 5.11-12.
i. Shopfront and signage lighting is excluded from total site lighting limits.
TABLE 5.12-2. TOTAL SITE LIGHTING
DISTRICT MAXIMUM LUMENS
T5 5.0 lumens per sf of hardscape
T4 2.5 lumens per sf of hardscape
b. Additional lumens are permitted in the following amounts and conditions:
i. Drive-through windows are permitted 8,000 lumens per window,within 20 feet of
the window;
ii. Gas stations are permitted 16,000 lumens per fuel pump to achieve an average 20
foot-candles.
5.12.4. Residential Lighting Limits
a. Light intensity is limited by total lumens per luminaire as specified in Table 5.11-3.
b. Exterior lighting must not project or reflect light upward or onto a neighboring property.
c. Directional fixtures such as exterior entryway lighting, floodlights, and spotlights, must
be shielded, installed, and aimed so that they do not project light into the windows of
neighboring residences.
TABLE 5.12-3. MAXIMUM LIGHTING
LIGHT TYPE T5 T4 T3
Primary Entry,unshielded 630 lumens 630 lumens 420 lumens
luminaires
Other unshielded luminaires 315 lumens 315 lumens 315 lumens
Fully shielded luminaires 1,260 lumens 1,260 lumens 1,260 lumens
Landscape lighting 2,100 lumens 1,050 lumens Not permitted
Low voltage landscape lighting 525 lumens 525 lumens Not permitted
Directional or flood lighting 2,100 lumens 1,260 lumens Not permitted
5.13. JUSTFICATION FOR MODIFICATIONS OF LOTS AND BUILDING STANDARDS
5.13.1. As required by LUC Sections 4.29(G)(b)and(c),following is an in-depth explanation of how
the modified development standards for Lots and Buildings advance and are necessary for
the achievement of the development objectives of Montava.
Standards for lots and buildings encompass the majority of design and development
standards for Montava.These are written to ensure a very predictable development outcome
among a variety of buildings and over a long development horizon.Primarily these standards
are concerned with where buildings are located on each lot, where parking is located, the
orientation of the building, the design of building facades, and the design of the space
between building facades and sidewalks. Many of these requirements exist in the LUC,
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
however they are either not determinant of character, or they anticipate a single character
of neighborhood space, concerned primarily with use, not character. While the use of
property and buildings is a concern of Montava's development standards, this concern is
secondary to the character of the transect district.This approach to development regulation
is commonly referred to a form-based coding, where the form of buildings is of primary
concern and the use of secondary concern. Montava's standards coordinate the elements of
the built environment within each transect district, creating a series of environments with
different characters,from very urban to natural.Creating a variety of characters,a diversity
of feeling, is necessary across a site as large as Montava. The variety of overall district
character is important in providing prospective residents with options to fit their personal
preferences, and residents and neighbors with the ability to walk into areas that feel
different from where their house is located. When coordinated carefully with the affected
transect district, the character of each transect district also assists in navigating the
community. People intuit the relationship between an increase in character intensity and
the location of commercial districts. Similarly they intuit the relationship between a
decrease in character intensity and the location of natural areas. Montava's design intent
seeks to create a variety of different character experiences throughout the community.
5.13.2. Lot Size
Lot size standards set minimum and maximum thresholds based on the width and depth
of lots, and maximum lot areas in mixed-use districts where large lots with multiple
buildings are more prevalent.The lot size standards affect the character of the district by
influencing the size of buildings and spacing between buildings.Housing in T3.1 consists
of larger buildings on larger lots than T3.2.Housing and other uses in T4 typically consist
of smaller buildings that are taller as a result. In T5,there are allowances for shallow lots
to accommodate liner buildings.
5.13.3. Lot Occupation and Lot Coverage
Overall district feel is significantly affected by how much of a lot is taken up by buildings
and covered structures and impervious surfaces.In T5,buildings may take up nearly their
entire lot,which is likely to be fully paved in unbuilt areas. This reflects a condition like
downtown. However,in T3.1,a significant portion of each lot should be unbuilt and left
pervious, relating to the adjacent natural areas. T3.2 and T4 areas are steps in-between,
where buildings and impervious surfaces occupy an increasing portion of their lots.
5.13.4. Building Setbacks
The distance that buildings are set back from sidewalks and from each other is a key
component affecting community character. In T5, buildings are set very close to
sidewalks, creating a main street or downtown district character. In T3.1, buildings are
set much further back from sidewalks and further from each other, signaling adjacency
to natural areas. T3.2 and T4 areas are steps in-between, where buildings are located
closer to each other and the street,and where buildings can begin to be attached
5.13.5. Building Height
Building height variety across the community is important to signal the location of more
intense and less intense character and activity. In T5,buildings should be taller,while in
T3 they should be shorter, with T4 in between. The heights in Montava's development
standards are in line with the LUC's three mixed-use district intensities, organized by
transect rather than by neighborhood. In Montava, each neighborhood is constructed of
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
multiple transect districts, which results in significant local variety and diversity across
the site.
5.13.6. Building Orientation
Building should generally be oriented parallel to their front lot line, and tangent to a lot
line that is curved.This simple rule is important to ensure buildings face onto sidewalks
and support active streets. An exception is provided for housing that faces onto shared
green spaces,a feature used throughout Montava,where the green space may technically
be located at a side lot line.
5.13.7. Housing Type and Model Variety
Montava's use of the transect and neighborhood design based upon a mix of multiple
transects and districts with varying densities and lot sizes achieves the goals of housing
model variety and mix of housing requirements.Each phase of Montava targets three or
more market segments,which demand different types and sizes of homes. Additionally,the
Montava design review process will work with builders to orchestrate the design of each
street. Implementing varied housing types and uses in each neighborhood leads to greater
diversification in support of the intent of mixed-use.However in many cases,such as
townhouses and small cottages on shared greens,a series of the same housing model is likely
to located in a row.The design review process will ensure that meaningful facade variation
is provided in such cases.Where lots are narrow,modifications to housing models don't
create any meaningful differences along the street facade.The combination between transect
districts and design review will ensure diversity and variety of character.
5.13.8. Building and Lot Frontages
Control of building and lot frontages is one of the most critical aspects affecting the design
intent of Montava.Like other development standards,frontage standards are varied
according to the transect,which also coordinates frontage requirements with lot size,
building height,and building setback.Montava's frontage requirements encompass a number
of building design standards throughout the LUC.Frontage standards regulate the design of
the entire space between the sidewalk and building facades,including facade projections,
landscaping and hardscape,fencing,frontage occupation,facade glazing,and special
conditions such as forecourts,door yards,and cottage courts.Facade projection standards
include requirements for porches, stoops,galleries,arcades,and shopfronts.In T5,frontages
are generally paved without fencing or walls,permitting access to shopfronts and common
building entries.Buildings are required to provide shopfronts for each tenant space and along
a minimum percentage of facade length,restricting blank walls.In T3,frontages are
landscaped with trees,and may include fencing.Each standard is coordinated to create a
predictable character for the district.
5.13.9. Yards
Yards are controlled by a combination of frontage standards and lot occupation and coverage
standards.Frontage standards control the frontage yard,which is yard space located between
building facades and sidewalks.Lot occupation and coverage standards ensure that yard
space is provided in T3 and T4,and that it is landscaped commensurate with the intensity of
the district.
5.13.10. Shopfront Design
Shopfront design guidelines are included in Montava's development standards,encouraging
facade design in the town center to follow well established rules including the use of clear
glass,the division of facades,and providing for appropriate locations for signage.Poor
shopfront design can lead to the degradation of main street vitality.However, shopfront
design is evolving,and the standards are specifically written as guidelines to provide room
for innovation.
5.13.11. Fencing and Walls
The design,materials,and height of fencing and walls significantly influences district
character.Like many others,this set of design standards varies by Transect district.In T5,
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Montava Uses, Densities,and Development Standards CH 5: Lots and Buildings
fencing is not permitted along streets,however fencing along parking lots and between
properties should be tall and masonry or metal.In T3,fencing should be primarily wood,low
along frontages and sufficiently tall for privacy between properties.Fencing and wall
standards are coordinated with frontage standards.
5.13.12. Accessory Dwelling Units
Accessory dwelling unit(ADU)standards are necessary to ensure ADUs are limited in size
and designed in coordination with the primary building.
5.13.13. Solar Orientation
Development standards affecting solar orientation are located between site and building
standards and architectural character standards.These account for the primarily southwest to
northeast orientation of streets in Montava,aligned with Long's Peak. Sufficient solar PV
access is achieved through the design of roofs,capturing SE and SW light.Rooftop design
must account for different types of housing,such as townhouses that slope towards the front
of the lot and small single family housing which slope towards the side of the lot.In all
cases,lot orientation provides for SE and SW exposure. Solar standards require that those
roof portions with best exposure be designed to accommodate PV systems,including the
location of plumbing vents and other roof penetrations. Standards also require that exposure
be considered in the design of floor plans,to maximize light access into dwellings.In
addition to solar orientation and PV access,Montava will be built to Net Zero Ready Home
standards,reducing the amount of PV necessary to achieve net zero.
5.13.14. Exterior Lighting
Site and exterior light development standards are designed to implement International Dark-
Sky Association(IDA)recommendations across the community.IDA's model ordinance
provides for a series of standards coordinated with the intensity of development. This system
integrates directly with the Transect,where T3 implements LZ1,T4 implements LZ2,and T5
implements LZ3.The exterior light standards are derived from the model ordinance,
coordinated with the Transect.This ensures that each district in Montava plays its part in
protecting dark skies,as is appropriate to the intensity of use and development.Montava's
design in coordination with exterior light standards contributes to light protection in natural
areas by locating T5/LZ3 far from natural areas and transitioning in development and light
zone intensity down to T3/LZ1 adjacent to natural areas,as envisioned by IDA
recommendations.
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Montava Uses, Densities,and Development Standards CH 6: Parking
6. PARKING
6.1. OVERVIEW
6.1.1. The development standards of this Section 6 for Parking shall apply to all development in
the Montava PUD Master Plan. Such development standards modify all LUC standards in
Article 3 and Divisions 4.5,4.27 and 4.28 thereof which regulate parking,with the exception
of Division 3.8,Supplemental Regulations,which are the subject of Chapter 12.
6.2. VEHICULAR PARKING LOCATION AND ACCESS: T3.1
6.2.1. Driveways
a. Driveways are limited as follows:
i. Driveway width is limited to a maximum of 12 feet;
ii. Driveways accessing multiple garage doors may be up to width of the garage within
20 feet of the garage doors;
b. Driveways may have a single point of access or two points of access in a loop.
c. Lots with side street lot lines should provide parking access from that lot line.
d. Lots with alley access must provide parking access from the alley.
6.2.2. Carports and Covered Parking
a. Carports and covered parking are permitted.
6.2.3. Garages
a. Individual garage doors are limited to a maximum width of 10 feet.
b. Garages must be configured in one of the following orientations, as generally illustrated
in Table 6.1-1:
i. Type 1: Independent of the dwelling.
ii. Type 2: Front-entry,subservient to the dwelling facade.
iii. Type 3: Side-entry,within the main dwelling volume.
iv. Type 4: Side-entry,forward of the main dwelling volume.
c. Type 1 garages are subject to the following requirements:
i. The garage must be detached from the dwelling a minimum of 10 feet.
ii. Where the garage is closer to the front property line than the dwelling:
(1) Vehicular entry movement must be parallel with the front property line.
(2) A minimum of one window must be installed on the garage facade, facing the
front property line.
d. Type 2 garages are subject to the following requirements:
i. The garage must be set back a minimum of 10 feet from the principal dwelling
facade, excluding projections.
e. Type 3 garages are subject to the following requirements:
i. The garage should be set towards the rear of the main dwelling volume.
ii. The garage may not extend forward of the main dwelling volume.
iii. Where the garage is located parallel with the dwelling front facade, a minimum of
one window must be installed on the garage facade,facing the front property line.
f. Type 4 garages are subject to the following requirements:
i. Vehicular entry to the garage must be parallel with the front property line.
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Montava Uses, Densities,and Development Standards CH 6: Parking
ii. A minimum of one window must be installed on the garage facade, facing the front
property line.
TABLE 6.2-1. GARAGE TYPES AND ORIENTATION
WO
� f
TYPE 1: FREESTANDING,REAR TYPE 1:FREESTANDING, FRONT
y
TYPE 2:ATTACHED,FRONT ENTRY TYPE 3:ATTACHED,SIDE ENTRY
TYPE 4:ATTACHED,FORWARD OF HOUSE
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Montava Uses, Densities,and Development Standards CH 6: Parking
6.3. VEHICULAR PARKING LOCATION AND ACCESS: T3.2 AND T4
6.3.1. On-street parking spaces located along lot lines count towards minimum required parking.
6.3.2. Off-street parking may be provided individually or clustered within the same block.
6.3.3. Driveways are limited as follows:
a. Driveways providing parking access to 4 or fewer units are limited to a maximum of 12
feet in width.
b. Driveways providing parking access to more than 4 units are limited to a maximum of 22
feet in width.
6.3.4. Garages within the front half of a lot are limited to a maximum width of 30% of the lot
width.
6.3.5. Carports and covered parking are permitted in off-street parking areas and must be located
behind buildings relative to front lot lines.
6.3.6. Parking access is permitted as follows:
a. Where alleys abut any property line for individual or clustered properties,on-site parking
must be accessed from an alley.
b. Lots or clustered properties without alley access with any side street lot lines must access
parking from a side street lot line.
c. Lots without alley access or side street lot lines may access parking from the front lot line,
limited to one access point adjacent to a side lot line.
d. Clustered properties without alley access or side street lot lines may access parking from
the front lot line,limited to two access points,each along a side lot line.
6.3.7. Off-street parking must be located behind buildings relative to the front lot line.
6.3.8. Off-street parking serving clustered properties must be located as follows:
a. Parking must be a minimum of 10 feet behind the facade of the nearest building to front
and side street lot lines.
b. Parking must be shielded from front and side street lot lines by buildings or frontage
facade fencing.
6.4. VEHICULAR PARKING LOCATION AND ACCESS: T5
6.4.1. Minimum required parking may be provided as follows:
a. Leased from the Metro District,on-street or in shared parking lots,within 800 feet of the
use;
b. Provided on-site independent of the Metro District;
c. Both leased from the parking district and provided on-site.
6.4.2. Off-street parking must be located behind buildings relative to front lot lines.
6.4.3. Off-street surface parking adjacent to side street lot lines must be lined or screened as
follows:
a. One or more liner buildings should be located along the sidewalk as generally illustrated
in Table 6.3-1(a);
b. In the case that liner buildings are not feasible, parking must be screened with a street
screen as generally illustrated in Table 6.3-1(b)and as follows:
i. The street screen must meet the fencing standards for T5;
ii. The street screen may be interrupted for pedestrian and vehicular access.
6.4.4. Off-street structured parking must be lined or screened as follows:
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Montava Uses, Densities,and Development Standards CH 6: Parking
a. One or more liner buildings,a minimum of 30 feet in depth,should be located along the
sidewalk as generally illustrated in Table 6.3-1(d);
b. In the case that liner buildings are not feasible, parking must be screened as generally
illustrated in Table 6.3-1(c)and as follows:
i. The ground floor of the parking structure must include habitable spaces along
sidewalks;
ii. Ground floor habitable spaces may be interrupted for pedestrian and vehicular
access;
iii. Ground floor habitable spaces must be designed with shopfronts;
iv. Openings above the ground floor must meet the window proportion and minimum
glazing requirements. Openings count towards minimum glazing.
c. Along designated main streets,structured parking must be lined.
6.4.5. Adjacent lots providing off-street parking and district managed parking lots must be supplied
with vehicular and pedestrian connections to any on-site parking areas.
6.4.6. Carports and covered parking are permitted in off-street parking areas.
6.4.7. Along side street lot lines,parking must be shielded by buildings or frontage facade fencing.
6.4.8. Parking access is permitted as follows:
a. Where alleys abut any property line,access to on-site parking must be provided from the
alley.
b. Lots with side street lot lines may provide one access point from each side street lot line.
c. Lots without alley or side street lot line access may provide one access point from the
front property line.
d. Where more than one access point is required for circulation, access points should be
located along different property lines.
6.4.9. Driveways are limited to a maximum of 22 feet in width.
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Montava Uses, Densities,and Development Standards CH 6: Parking
TABLE 6.4-1. LINED AND SCREENED PARKING
`� rli{l�� - � _ � 1�1 1,�• ' ° � mar • = I •i��►
(a)Screened Surface Parking (b)Lined Surface Parking
11EGGGlI1141 lilE ljl1 till :!1 ;;;; I. t ;73i9 I 1 I I . ■ I f� 0Or
sill s�� IOC 1 EEC
>� p lilt tilt �..� � ;ai• I _ �5: 9 1 1 �%�
(c)Screened Structured Parking (d)Lined Structured Parking
6.5. REQUIRED VEHICULAR PARKING
6.5.1. Parking is required for each residential dwelling unit in the amounts specified in Table 6.4-
1.
a. Multi-family residential parking provided on site may not exceed 200%of the minimum
parking requirement,excluding on-street parking spaces.
6.5.2. Parking is required for each non-residential use in the amounts specified in Table 6.4-2.
6.5.3. Parking for assembly uses, schools, and libraries is required in the amounts specified in the
City of Fort Collins Land Use Code.
6.5.4. Shared parking provided by the Metro District may exceed maximum parking ratios to
provide for future uses and events.
TABLE 6.5-1: MINIMUM RESIDENTIAL PARKING
USE T5 T4 T3.2 T3.1
Single Family Detached n/a 1.5/du 2/du 2/du
Single Family Attached 1/du 1.5/du 2/du n/a
Accessory Dwelling Units 0.5/du 1/du 1/du n/a
Multi-Family 0.75/du 1/du 1.5/du n/a
Affordable Housing 0.5/du 0.75/du 1/du 1.5/du
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Montava Uses, Densities,and Development Standards CH 6: Parking
NON-RESIDENTIALTABLE 6.5-2:
USE MINIMUM MAXIMUM
Restaurant/Bar 5/1000 sf 10/ 1000 sf
General Commercial 2/1000 sf 4/ 1000 sf
Office 1/1000 sf 4/1000 sf
Light Industry,Workshop 1/1000 sf 4/1000 sf
Industrial 0.5 per employee n/a
Lodging 0.5 per key 1 per key
6.6. REQUIRED VEHICULAR PARKING ADJUSTMENTS
6.6.1. Transit Oriented District
a. Transit oriented district parking reductions specified in the City of Fort Collins Land Use
Code continue to apply to uses within Transit Oriented Districts.
6.6.2. Parking Studies
a. An applicant may elect to commission a parking study, providing evidence of parking
requirements above or below the standards of this Chapter.
b. Parking study methodology must comply with the City of Fort Collins Land Use Code.
6.6.3. Shared Parking
a. Shared parking may be used to adjust down the number of required parking spaces within
a single site or within the parking district.
b. Within a single site, shared parking may only be applied to uses within the site.
c. Within the parking district, shared parking is limited as follows:
i. Shared parking is calculated collectively for all shared parking lot uses;
ii. Uses must be within 800 feet of the shared parking lot;
iii. On-street parking spaces included within the shared parking district are limited to
those located along the block-face of uses accounted for in shared parking
calculations.
d. Shared parking reductions are calculated using Table 6.5-1 and as follows:
i. A sample shared parking calculation is provided in Table 6.5-2;
ii. The number of required spaces for each use as determined in Section 5.4 is entered
into the yellow column;
iii. For each use and time of day,the number of required parking spaces is multiplied by
the occupancy rate listed,entered into the red columns;
iv. Each column is summed vertically in the green row;
v. The adjusted minimum required parking spaces is the highest result within the green
row.
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Montava Uses, Densities,and Development Standards CH 6: Parking
TABLE . . REDUCTIONS
USE USING
SHARED MIN. MON-FRI MON-FRI MON-FRI SAT-SUN SAT-SUN SAT-SUN
PARKING SPACES 8AM-6PM 6PM-12AM 12AM-8AM 8AM-6PM 6PM-12AM 12AM-8AM
Residential sp 60% 100% 100% 80% 100% 100%
Lodging sp- 70% sp*.7 100%M 100%M 70%L".7100% sp 100%-
Restaurant/Bar sp 70% sp*.7 100%■ 10%■ 70%■ 100% Sp 20%
Retail sp 90% sp*.9 80% 5% 100% 70% 5%
Office, sp 100% sp 20% 5% 5% 5% 5%
Industrial RL 0
0
Assembly sp 40%= 100%- 10%- 80%- 50%- 50%-
Religious sp 10%- 5%- 5%- 100%- 5%- 5%-
Required: sum
COMPLETEDTABLE 6.6-2: PARKING
USE USING
SHARED MIN. MON-FRI MON-FRI MON-FRI SAT-SUN SAT-SUN SAT-SUN
PARKING SPACES 8AM-6PM 6PM-12AM 12AM-8AM 8AM-6PM 6PM-12AM 12AM-8AM
Residential 120 sp 60% 100% 100% 80% 100% 100%
Lodging 70%- 100%- 100%- 70%- 1000/.- 100%-
Restaurant/Bar 55 sp 70%w 100%■ 10%■ 70%■ 1000/.M 20%■
Retail 45 sp 90% 41 I 80% 5%= 100% 70% 32 5% 3
Office, 80 sp 100% 80 I 20% 5% 5% 5% 5% 4
Industrial 0
a
Assembly 40%&M 100%- 10%- 80%M
50%M
50% 0
Religious ■ 10%- 5%- 5%- 100%- 5%- 5% 0
Required: 300 sp
Shared parking reduces the initial required of 300 spaces by 68 spaces to 232 total spaces required.
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Montava Uses, Densities,and Development Standards CH 6: Parking
6.7. VEHICULAR PARKING LOT DESIGN
6.7.1. Parking lots must have a minimum vertical clearance of 7 feet and 15 feet where the facility
is to be used by trucks or for loading or along a garbage collection path.
6.7.2. Compact stalls may account for up to 40%of off-street spaces in each parking lot.
6.7.3. Drive aisles must meet the minimum size requirements as specified in Table 6.6-1.
6.7.4. Parking stalls must meet the minimum size requirements as specified in Table 6.6-2.
TABLE 6.7-1. DRIVE AISLE MINIMUM SIZES
PARKING AISLE: ONE-WAY AISLE: ONE-WAY AISLE:TWO WAY,
ANGLE SINGLE LOADED DOUBLE LOADED DOUBLE LOADED
90 deg. 23 ft.min. 23 ft.min. 23 ft.min.
60 deg. 12.8 ft. min. 11.8.ft.min. 19.3 ft.min.
45 deg. 10.8 ft. min. 9.5 ft. min. 18.5 ft. min.
Parallel 10 ft.min. 12 ft.min. 20 ft.min.
TABLE 6.7-2. PARKING STALL MINIMUM SIZES
STALL TYPE STALL WIDTH STALL LENGTH
Standard Stall 8.5 ft. min. 18 ft.min.
Compact Stall 8 ft. min. 15 ft.min.
Parallel Stall 7 ft. min. 22 ft.min.
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Montava Uses, Densities,and Development Standards CH 6: Parking
6.8. VEHICULAR PARKING LOT LANDSCAPING
6.8.1. Parking lot landscaping is required as specified in Chapter 7: Private Lot Landscaping.
6.9. BICYCLE PARKING LOCATION AND ACCESS: T5
6.9.1. On-street bicycle parking spaces and bicycle parking in parking district shared parking lots
may be provided by the Metro District. Allocation of shared spaces towards individual
requirements is determined by the Metro District.
6.9.2. Minimum required bicycle parking may be provided as follows:
a. Provided by the parking district,on-street or in shared parking lots within 400 feet of the
use;
b. Provided on-site independent of the parking district;
c. Both provided from the parking district and on-site.
6.9.3. Off-street bicycle parking must be located within buildings or behind or to the side of
buildings relative to front lot lines.
6.10. REQUIRED BICYCLE PARKING
6.10.1. Bicycle parking is required in the amounts specified in Table 6.9-1,and as follows:
a. A minimum percentage of spaces must be enclosed for each use;
b. Enclosed spaces for multi-family residential must be located:
i. In a common area on the ground floor;
ii. In the ground floor of a separate structure on the same site;
iii. In the ground floor of an attached structure.
c. A maximum percentage of spaces may be located on-street for each use.
TABLE 6.10-1. BICYCLE PARKING
ON-STREET
USE MINIMUM SPACES ENCLOSED SPACES
Multi-family Residential 1 per bedroom 40%min. 0%max.
Restaurant/Bar 1 / 1,000 sf 0%min. 100%max.
General Commercial 1/4,000 sf 0%min. 100%max.
Office 1/4,000 sf 20%min. 80%max.
Light Industry/ 4 0%min. 100%max.
Workshop
Industrial 4 0%min. 100%max.
Lodging 1 per 4 keys 60%min. 40%max.
Education&Assembly 1 /3,000 sf 0%min. 100%max.
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Montava Uses, Densities,and Development Standards CH 6: Parking
6.11. JUSTIFICATION FOR MODIFICATIONS OF PARKING STANDARDS
6.11.1. As required by LUC Sections 4.29(G)(b)and(c),following is an in-depth explanation of how
the modified development standards for Parking advance and are necessary for the
achievement of the development objectives of Montava.
6.11.2. Parking standards modifications are necessary for Montava because the ownership model
and proximity of building uses in Montava are unique,in particular within the Town Center.
In the lower intensity areas,Montava's parking standards are similar to the LUC,with a few
supplemental standards concerning garage orientation,access to parking,and driveway size
limitations. Within the Town Center, Montava's design is based upon District-managed
shared parking - for both cars and bikes - in lots and on-street parking. Rather than
providing parking on an individual basis for each building or use, that parking is leased
through the District.As a result the district can benefit from shared parking,using a park-
once strategy.Being a mixed-use Town Center,individual properties may also benefit from
shared parking if they choose to provide their own parking rather than working with the
District.The shared parking strategy requires a different approach to parking requirements
where shared parking is the rule rather than the exception. Each land use requires a
minimum number of parking spaces as is typical.Shared parking is then a calculation applied
across users of a shared parking lot, eliminating space requirements where the peak usage
time differs between nearby land uses,such as housing and office.
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Montava Uses, Densities,and Development Standards CH 7: Private Lot Landscaping
7. PRIVATE LOT LANDSCAPING
7.1. OVERVIEW
7.1.1. The development standards of LUC Section 3.2.1 shall apply to development in the Montava
PUD Master Plan except as modified in this Chapter.
7.2. MODIFICATIONS TO LAND USE CODE STANDARDS
7.2.1. Tree Planting Standards
a. Section 3.2.1.(D).(1).(c)is modified to exempt landscape areas within frontages,which are
required to be landscaped in accordance with Section 4.7 Frontage standards.
7.2.2. Landscape Standards
a. Section 3.2.1.(E).(1) buffering requirements may not be accomplished with landform
shaping in T3,T4,or T5.
b. Section 3.2.1.(E).(2).(d)Foundation Planting is modified to exempt the following:
i. Buildings in T5;
ii. Where building walls are located within 5 feet of lot lines;
iii. Where walls or fencing visually obscures the building wall from view at frontages.
c. Section 3.2.1.(E).(4).(b) Parking Lot Perimeter Landscaping is modified as follows:
i. Residential uses in T5 do not require screening;
ii. Non-residential uses do not require screening;
iii. Mid-block parking lots in T5 only require screening from streets.
7.3. LANDSCAPE MATERIALS
7.3.1. Landscape materials must comply with the following landscape materials lists and
requirements:
a. General Limitations
i. City-approved species including native plants will be utilized;
ii. Invasive species as listed in the Larimer County Noxious Weed Management Plan
are prohibited;
iii. Artificial plants or trees do not satisfy the requirements of this chapter.
b. Edible Landscape
i. Edible landscaping may be substituted for all landscape list materials except ground
cover and grasses used adjacent to vehicular areas.
ii. Edible landscape tree species within the public right-of-way and on private lots will
be reviewed by City of Fort Collins at time of each PDP.
7.3.2. Native and pollinator supportive landscaping is recommended for ground cover,shrubs,and
ornamental gardens.
7.4. JUSTIFICATION FOR PRIVATE LOT LANDSCAPING STANDARDS
7.4.1. As required by LUC Sections 4.29(G)(b)and(c),following is an in-depth explanation of how
the modified development standards for Private Lot Landscaping advance and are necessary
for the achievement of the development objectives of Montava.
7.4.2. Modifications to Landscape standards are necessary to enable the specific relationship
between buildings and streets which is a key design feature of Montava. In the town center
and other areas in the T5 district, buildings are located at the back of sidewalks. This
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Montava Uses, Densities,and Development Standards CH 7: Private Lot Landscaping
relationship supports walkable streets but leaves no space for landscaping between the
building and streets with exemption of public right-of-way street trees. In other districts,
the architectural design vision for Montava locates buildings at different distances from the
sidewalk depending on the condition,which affects the amount of landscaping that can be
located along the building. Overall the amount of landscaping provided is no less than
required in the existing, unmodified standards,but the location of that landscaping differs
as a result of building relationships with the street. This relationship is referred to as
frontage, which is addressed in some LUC standards and addressed in a high level of
specificity in Montava's design standards. Landscape standards modifications enable
Montava's highly detailed frontage standards to direct design vision.
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Montava Uses, Densities,and Development Standards CH 8: Signage
8. SIGNAGE
8.1. OVERVIEW
8.1.1. The development standards of LUC Section 3.8.7 shall apply to development in the Montava
PUD Master Plan except as modified in this Chapter.
8.2. TRANSECT DISTRICT CORRELATION
8.2.1. For the purpose of determining applicable signage regulations in Section 3.8.7 of the Land
Use Code,the Transect Districts correlate to Sign Districts as follows:
a. T2: Commercial/Industrial
b. T3: Single-Family
c. T4:Mixed-Use
d. T5: Downtown
8.3. MODIFICATIONS TO LAND USE CODE STANDARDS
8.3.1. External Sign Illumination
a. Gooseneck and similar light sources which shield direct view of luminaires but are
themselves visible and intended to be architecturally integrated into shopfronts are
considered to conceal the light source from view,pursuant to Section 3.8.7.1(i)(3)(b).
8.4. JUSTIFICATION FOR SIGNAGE STANDARDS
8.4.1. As required by LUC Sections 4.29(G)(b)and(c),following is an in-depth explanation of how
the modified development standards for Signage advance and are necessary for the
achievement of the development objectives of Montava.
Montava's signage standards section provides a correlation between the City's Sign Districts
and Montava's Transect Districts to ensure the correct Sign District is used. Because
Montava's town center is modeled on traditional downtowns like Downtown Fort Collins,
the Downtown Sign District is applied to T5.Other districts-Mixed-Use and Single-Family
- are applied to Transect Districts as correlated to their uses. The Commercial/ Industrial
Sign District is applied to T2 to account for farm-related business signage.
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Montava Uses, Densities,and Development Standards CH 9:Architectural Character
9. ARCHITECTURAL CHARACTER
9.1. OVERVIEW
9.1.1. The development standards of this Chapter 9 for Architectural Character shall apply to all
development in the Montava PUD Master Plan.Such development modify all LUC standards
in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate architecture with
exception of Division 3.8,Supplemental Regulations,which are the subject of Chapter 12.
9.2. BUILDING MATERIALS
9.2.1. Where multiple exterior materials are used on a single building,they may only be combined
through horizontal transitions,with the heavier material below.
a. Building attachments and projections may differ in material from the building volume,
with the attachment or projection being of a lighter material,except for chimneys where
the projection may be of a heavier material.
9.2.2. Vinyl siding must imitate wood in size,thickness,profile,and joining.
9.2.3. Exterior Insulation and Finish Systems(E.I.F.S.)are prohibited.
9.2.4. All exposed exterior wood must be painted or stained.
9.3. OPENINGS
9.3.1. All openings,including porches,galleries,doors,and windows must be vertical or square in
proportion. Horizontal openings may be provided by combining multiple vertical or square
openings together.
9.3.2. Doors and windows that operate as sliders are prohibited along facades facing front or side
street lot lines.
9.3.3. Where exterior shutters are installed, they must be operable, and sized and oriented to fit
the entire opening when closed.
9.4. FOUNDATIONS
9.4.1. Any structure or building projection on a raised foundation with piers must have skirting or
wood lattice screening between piers
9.5. SOLAR ORIENTATION
9.5.1. Where practical, roofs should be designed to provide generally unobstructed roof surfaces
facing south, south-east, or south-west,both in the overall roof form and in the location of
ventilation stacks,antennae,and other rooftop equipment and openings.
9.5.2. Building volumes and openings should be oriented to capture south,south-east, and south-
western light.
9.6. MECHANICAL EQUIPMENT AND REFUSE STORAGE
9.6.1. Building mechanical equipment, at or above ground level, and refuse storage must not be
visible from front or side street lot lines.
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Montava Uses, Densities,and Development Standards CH 9:Architectural Character
9.7. OUTBUILDINGS
9.7.1. Outbuildings, storage structures, and sheds should match the wall and roof style, color and
material of the primary dwelling.
9.8. JUSTIFICATION FOR ARCHITECTURAL CHARACTER STANDARDS
9.8.1. As required by LUC Sections 4.29(G)(b)and(c),following is an in-depth explanation of how
the modified development standards for Architectural Character advance and are necessary
for the achievement of the development objectives of Montava.
9.8.2. Building design within Montava is coordinated among a number of standards in Chapter 9
of the PUD Master Plan Uses, Densities and Development Standards regarding Lots and
Buildings, and supplemented with the Architectural Character controls of this Chapter 9,
addressing general issues of architectural design. Current LUC standards concerning
character are aimed at minimizing the impact of suburban development patterns and
buildings by ensuring variety within a single structure, particularly in commercial and
multi-family areas. Development within Montava differs from the LUC's expectations as it
is oriented towards LUC goals at its core, and based upon character, not style, as a
community-wide element of design.
9.8.3. Due to the scale of Montava, specific stylistic details and materials may change by
neighborhood. At the overall PUD Master Plan level, architectural character standards
address broad but common details to be further supplemented.This Architectural Character
chapter deals with basic material prohibitions, the combination of materials, the shape of
openings, orientation of building shape for solar access,the location of mechanical systems
and refuse storage,and outbuilding design.This set of foundational standards are embedded
in Chapter 9 of the PUD Master Plan Uses,Densities and Development Standards regarding
Lots and Buildings,which ensures that building are oriented to face streets and open spaces,
that projection into yards and on facade (such as porches and stoops), are usable and
coordinated, that fencing is appropriate in scale and materials, that a minimum amount of
doors and windows is provided along streets,and that shopfronts are well designed.Together
these ensure an overall harmony among buildings within Montava, yet allow for more
specific architectural detail to be determined by phase.
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Montava Uses, Densities,and Development Standards CH 10:Civic Space
10. CIVIC SPACE
10.1. OVERVIEW
10.1.1. The development standards of this Chapter 10 for Civic Space shall apply to all development
of civic space in the Montava PUD Master Plan. Such development standards modify all
LUC standards in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate civic
space,with the exception of Division 3.8, Supplemental Regulations,which are the subject
of Chapter 12.
10.2. CIVIC SPACE TYPES
10.2.1. A civic space type must be selected for all parks and recreation,urban agriculture,and open
lands provided within T3.1,T3.2,T4,and T5,as illustrated in Table 10.1-1.
10.2.2. Civic space types must be configured according to Table 10.1-2,Table 10.1-3,and as follows:
a. The minimum dimension must be maintained throughout the civic space;
b. For triangular spaces, proportion is the ratio of the shortest edge length to the longest
edge length;
c. For irregular spaces,proportion is measured using an inscribed rectangle;
d. Building coverage includes covered and enclosed structures;
e. Required landscaping excludes stormwater management areas;
f. A minimum of 50%of trees provided must be Canopy shade trees;
g. Stormwater management and LID infrastructure may be integrated into civic space design
where indicated in Table 10.1-3;
h. Stormwater management areas should be shared use where possible;
i. Where civic space abuts existing or planned pedestrian or bicycle trails, pedestrian and
bicycle trails must be continued through the civic space.
10.2.3. Civic space types must be programmed according to the following:
a. Programming must be selected from Table 10.1-4;
b. Each civic space must include a minimum number of program elements, in addition to
requirement elements,as specified in Table 10.1-4.
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Montava Uses, Densities,and Development Standards CH 10:Civic Space
TABLE 10.2-1. CIVIC SPACE TYPE ILLUSTRATIONS
TYPE ILLUSTRATION TYPE ILLUSTRATION
Lw
A i
PARK SQUARE
-.4.
tZ
#
GREENWAY 4 je PLAZA
4
-1k
it Ir
COMPACT
POCKET PARK
GREEN
46
04
GREEN PASSAGE
v
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Montava Uses, Densities,and Development Standards CH 10:Civic Space
TABLE 10.2-2. CIVIC SPACE TYPES - LOCATION AND DIMENSIONS
TRANSECT STREET MINIMUM
TYPE DISTRICTS FRONTAGE SIZE DIMENSION PROPORTIONS
Natural Area All n/a 5 acres min. n/a n/a
Park All 1 side min. 5 acres min. n/a n/a
Greenway All 25% 2 acres min. (may 40 ft. n/a
perimeter be interrupted by
streets)
Compact Green T3.2,T4 1 side min. 0.5 acres max. 40 ft. n/a
Green T3.1,T3.2,T4 2 sides min. 0.5 -5 acres 80 ft. 0.2:1 - 1:1
Square T4,T5 2 sides min. 0.2-3 acres 80 ft. 0.25:1 - 1:1
Plaza T5 1 side min. 0.2-2 acres 60 ft. 0.25:1 - 1:1
Pocket Park T3.2,T4,T5 1 side min. 1,000 sf- 30 ft. 0.25:1 - 1:1
0.25 acres
Passage All n/a n/a 12 ft. n/a
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Montava Uses, Densities,and Development Standards CH 10:Civic Space
TABLE 10.2-3. CIVIC SPACE TYPES - DESIGN
IMPERVIOUS BUILDING STORM
TYPE SURFACE COVERAGE REQUIRED LANDSCAPE SEATING LIGHTING WATER
Natural n/a n/a TBD by City of Fort Collins n/a n/a ✓
Area
Park n/a n/a TBD by City of Fort Collins Required Required ✓
Greenway 30%max. 1%max. 1 Canopy tree or 2 Optional Optional ✓
Ornamentals per 4,000 sf.
Compact 30%max. 3%max. 1 Canopy tree or 2 Optional Optional
Green Ornamentals per 3,000 sf.
Green 40%max. 5%max. 1 Canopy tree or 2 Required Required ✓
Ornamentals per 3,000 sf.
Square 60%max. 50%max. 1 Canopy tree or 2 Required Required ✓
Ornamentals per 4,000 sf.
Plaza 50-90% 15%max. 1 Canopy tree or 2
Required Required
Ornamentals per 6,000 sf.
Pocket Park T3.2,T4: 50% 3%max. 1 Canopy tree or 2 Optional
max. Ornamentals per 3,000 sf. Required
T5:80%max.
Passage 70%max. n/a n/a n/a n/a
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Montava Uses, Densities,and Development Standards CH 10:Civic Space
PROGRAMTABLE 10.2-4. CIVIC SPACE
NATURAL GREEN- COMPACT POCKET
PROGRAM AREA PARK WAY GREEN GREEN SQUARE PLAZA PARK PASSAGE
Program
Elements n/a 5 min. 1 min. 1 min. 2 min. 2 min. 2 min. 1 min. n/a
Formal
Garden ✓ J J ✓ ✓
Community
Garden* ✓ J ✓ ✓
Pollinator
Garden/Path* ✓ ✓ J ✓ J ✓ ✓
Playground J J ✓ J ✓
Nature Play ✓ J ✓ J ✓
Area*
Bird/Butterfly J J ✓ J ✓
Garden*
Dog Park J ✓ ✓ ✓
Skate Park J ✓ ✓ ✓
Exercise ✓ ✓ ✓ ✓ ✓ ✓ ✓
Equipment
Athletic
Fields- ✓
structured
Athletic
Fields- J J ✓
unstructured
Paths
Required Required Required ✓ Required Required Required ✓ Required
(walking)
Paths J ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
(cycling)
Performance ✓ ✓ ✓ ✓
Space
Outdoor
Dining& ✓ ✓ ✓
Sales
Conservation
Required ✓ ✓
Area
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Montava Uses, Densities,and Development Standards CH 10:Civic Space
PROGRAMTABLE 10.2-4. CIVIC SPACE
NATURAL GREEN- COMPACT POCKET
PROGRAM AREA PARK WAY GREEN GREEN SQUARE PLAZA PARK PASSAGE
Restroom Required
Facilities
c. A minimum of two(2)Nature in the City elements,signified with an asterisk(*)in Table
10.1-4 shall be incorporated into each Phase of development.
10.3. JUSTFICATION FOR CIVIC SPACE STANDARDS
10.3.1. As required by LUC Sections 4.29(G)(b)and(c),following is an in-depth explanation of how
the modified development standards for Civic Space advance and are necessary for the
achievement of the development objectives of Montava.
10.3.2. Montava's system of parks and open spaces,with the exception of the Community Park,are
distributed broadly throughout Montava and vary in their design and programming. They
are connected in a network throughout the community, providing trails, places for active
and passive recreation, and places for gathering in a variety of different land use contexts.
To coordinate civic space use and design with adjacent land uses,the development standards
uses a series of recognizable types, such as plazas, squares, and greens, and relates them to
the appropriate land use context. For instance,in the Town Center,plazas and squares with
active programming are appropriate while within lower intensity neighborhoods, pocket
parks and playgrounds are appropriate. Each civic space type has associated size and
proportion requirements to ensure they are right-sized for their context and activities.
Distributing and diversifying these spaces provides greater variety and more frequent access
of open spaces to neighborhood residents, further supporting walkability. These standards
are similar to the park requirements of Article 4 of the LUC,modifying them to implement
the vision of Montava and ensuring that open spaces are active and diverse in support of
LUC goals.
10.3.3. This modification to standards allows for design innovation by promoting a diversity of types
of parks and open spaces.While large neighborhood parks check the box,they don't always
meet residents'needs,nor are they sufficiently close to where they live.Montava's park and
open space system provides for open space activities and access in a more distributed
manner, more frequently throughout the community. The distributed system allows the
design of each type of space to be coordinated with surrounding land uses.Montava's system
of parks and civic spaces are designed to fulfill the purpose of neighborhood parks according
to the Park and Recreation Policy Plan,providing a variety of passive and active recreational
uses and amenities to meet the needs of a growing and changing population that are well
distributed throughout the community and connected to and within walking distance of the
neighborhoods they are intended to serve. Additionally, a significant trail system is
integrated into the community's design, connecting surrounding regional trails and new
community assets, providing a public benefit for both Montava residents and the City as a
whole.
10.3.4. The civic space development standards ensure that the parks and open spaces provided are
activated to fulfill adequate public facility needs, while also ensuring that they are diverse
in size,location,and design in order to implement the vision of Montava.
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Montava Uses, Densities,and Development Standards CH 10:Civic Space
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Figure 3-Larger Civic Space Areas
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Montava Uses, Densities,and Development Standards CH 11: Buffering
11. BUFFERING FOR RESIDENTIAL AND HIGH OCCUPANCY
BUILDING UNITS
11.1. OVERVIEW
11.1.1. LUC Section 3.8.26 requires use of a Buffer Yard D to buffer residential and high occupancy
building units from oil and gas operations.
11.1.2. The development standards of LUC Section 3.8.26 shall apply to development of residential
and high occupancy building units in the Montava PUD Master Plan except as modified in
this Chapter.
11.2. MODIFICATIONS TO LAND USE CODE STANDARDS
11.2.1. Prior to the approval of any Project Development Plan for any phase of development that
includes a residential dwelling within 500',or a high occupancy building unit within 1000',
of one of the two Verified Well Locations within the Montava PUD Master Plan, the
Developer shall, with oversight from the Colorado Oil and Gas Conservation Commission
("COGCC"), cause the well at each such location to be plugged or replugged, as applicable,
and abandoned utilizing a process reasonably similar to the COGCC-recommended process
described in Section 11.2.6. Evidence of the plugging or replugging, as applicable, and
abandonment of a well shall be provided to the City.
11.2.2. Buffer Yard D is exempt from the distances and screening requirements referred to in LUC
Section 3.8.26(C)(3)and set forth in Chart 2.
11.2.3. The standards applicable to Buffer Yard D in LUC Sections 3.8.26(C)(4)(a), (b) and (e) are
modified as follows and as subject to Sections 11.2.3 and 11.2.4 below:
i. Measured.For purposes of the Buffer Yard D standards,the buffer yard shall be measured
as the distance from the center of any plugged well to the nearest wall or corner of any
dwelling or high occupancy building unit location. Buffer Yard D areas may include
paved areas.
ii. Minimum Buffer Distances.The following minimum buffer distances shall apply:
(1) Residential Development. The minimum buffer between a dwelling and the
center of any plugged well shall be one hundred fifty (150) feet. Public
playgrounds,parks,recreational fields, or community gathering spaces shall not
be placed within a buffer.Private common areas within a buffer shall not contain
playgrounds,parks,recreational fields,or community gathering spaces.
(2) High Occupancy Building Units.The minimum buffer between a high
occupancy building unit and the center of any plugged well shall be one hundred
fifty (150) feet. Public or private playgrounds, parks, recreational fields, or
community gathering spaces shall not be allowed within a buffer
iii. Buffer Yard D is exempt from the fencing requirements of Section 3.8.26(C)(4)(e).
11.2.4. The Developer shall for a period five(5)years after the plugging or replugging,as applicable,
of the well at each Verified Well Location within the PUD Master Plan complete annual soil
and groundwater monitoring at each such location in accordance with the Sampling and
Monitoring Plan approved pursuant to Section 11.3.2 below. The results of the annual
monitoring shall be provided to the City.
11.2.5. In the event that the results of the annual monitoring indicate that the soil, gas and/or
groundwater quality has been adversely impacted in the vicinity of a plugged well, the
Developer shall take reasonable and appropriate steps to address any such condition in
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Montava Uses, Densities,and Development Standards CH 11: Buffering
accordance with the following applicable regulations: United States Environmental
Protection Agency("USEPA")Residential Soil Regional Screening Levels("RSLs");Colorado
Department of Public Health and Environment's ("CDPHE") Groundwater Protection
Values Soil Cleanup levels,and Colorado Oil and Gas Conservation Commission("COGCC")
900 Series Rule Table 910-1 screening levels(as to soil);and USEPA Maximum Contaminant
Limits("MCLs");and CDPHE Groundwater Organic Standards(as to groundwater).
11.2.6. Developer shall utilize a process reasonably similar to the following COGCC-recommended
process for plugging or replugging,as applicable,and abandonment of a well in the Montava
PUD Master Plan,which process shall be customized to address the particular conditions of
the well: Plug well with cement to refusal depth, with cement plugs in 100' lifts to the
surface, applying pressure not to exceed 150 psi to push cement into voids; cap and weld
within 6'of the surface to allow for future locates;grade finish surface smooth.
11.3. JUSTIFICATION FOR BUFFERING FOR RESIDENTIAL AND HIGH OCCUPANCY
BUILDING UNITS
11.3.1. As required by LUC Sections 4.29(G)(3)(b) and (c), following is an in-depth explanation of
how the modified development standards for Buffering for Residential and High Occupancy
Building Units advance and are necessary for the achievement of the development objectives
of Montava.
11.3.2. A Phase I Environmental Assessment of the Montava PUD property was completed by ERO
Resources Corporation on September 21, 2017 and a copy thereof is included as
Supplemental Documentation to the PUD Master Plan.
Historic documentation, including mapping, GPS coordinates and location and well bore
data and lots, was obtained from the COGCC for two well sites within the Montava PUD
Master Plan boundary;neither well has a documented history of active operations.The Lind
Farms (west) wellbore documentation indicates it was drilled, abandoned and plugged
within a short time period in 1973.The Chandler(east)wellbore documentation dated 1999
indicates it was drilled and abandoned. Historic documentation for the two wells has been
provided as Supplemental Documentation to the PUD Master Plan.
There is no visible sign of either the Lind Farms or Chandler wellbores. Farming operations
have taken place over the well locations for many years.Since there is no visible sign of the
wells, the Developer engaged Ground Penetrating Radar Systems, LLC ("GPRS") to search
for the underground well heads using ground-based electromagnetic equipment, and
evidence of the two well locations was discovered in June,2018. Shallow excavations were
conducted in both locations,but no well head was found or exposed,so they were presumed
to be deeper underground.
Subsequent to the Phase I Environmental Assessment and the GPRS site survey, TRC
Solutions,a qualified environmental engineering and consulting firm with experience in oil
and gas investigations prepared a Sampling and Monitoring Plan dated June 21,2018 which
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Montava Uses, Densities,and Development Standards CH 11: Buffering
plan was approved by the Director. The approved Sampling and Monitoring Plan includes
the following requirements:
i. Site survey, historical research, and/or physical locating techniques to determine
exact location and extent of oil and gas operations and facilities
ii. Documentation of plugging activities,abandonment and any subsequent inspections.
iii. Soil sampling,including soil gas testing means and methods
iv. Groundwater sampling means and methods
Thereafter,TRC Solutions conducted site investigations,sampling and testing in accordance
with the approved Sampling and Monitoring Plan and prepareda Phase II Environmental
Assessment on June 19, 2019. The sampling results for soil were screened against the
following applicable residential regulations: USEPA Residential Soil RSLs; CDPHE
Groundwater Protection Values Soil Cleanup levels,and COGCC 900 Series Rule Table 910-
1 screening levels. The sampling results for groundwater were screened against the
following applicable residential regulations: USEPA MCLs; and CDPHE Groundwater
Organic Standards.The report concluded that the soil and groundwater samples at the two
well locations met these requirements and that there are no constituents in the soil or
groundwater that pose risk to human health or the environment.Therefore,the Minimum
Buffer Distances set forth in Section 11.2.3 above would not pose a greater health or safety
risk for future residents or users of the site than the Minimum Buffer Distances set forth in
Section 3.8.26(C)(4)(b). A copy of the approved Phase II Environmental Assessment is
included as Supplemental Documentation to the PUD Master Plan.
On September 30,2019,the Developer engaged Juniter Unmanned Inc.to conduct a drone-
mounted aerial magnetic survey of each of the two quarter sections that include the mapped
wells, The location of the Lind Farms well bore was confirmed,however,it was determined
that the Chandler wellbore is in a different location than had previously been identified.
The verified locations of both the Lind Farms and Chandler well bores ("Verified Well
Locations")are shown on the Montava PUD Master Plan. Both Verified Well Locations are
subject to the requirements of Section 11.2 which require plugging or replugging, as
applicable,use of a Buffer Yard D as modified herein, and five years of annual monitoring
with remediation,if necessary.
11.3.3 Modifications to the minimum buffer distances from oil well locations are necessary to
enable the uses and densities, including the farm,which are key features for Montava. The
oil well sites are located in the area of the planned farm and contiguous residential
neighborhoods. The west well area will be protected as a natural open space, and the east
well area will remain in farming operations or supporting farm uses. This modification
significantly advances the development objectives of the PUD Master Plan by promoting
innovation in design and contiguity within neighborhood uses. This modification provides
greater documentation,testing and certainty of potential nuisances related to the abandoned,
non-operational oil well sites.
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Montava Uses, Densities,and Development Standards CH 12:Modifications
12. MODIFICATIONS TO SUPPLEMENTAL REGULATIONS
12.1. OVERVIEW
12.1.1. Pursuant to LUC Section 4.29(G)(1),the Supplemental Regulations of LUC Division 3.8 are
modified as set forth in Table 12.1 below. The provisions of Division 3.8 that are not
modified herein or in Chapter 11 shall continue to be applicable to development within the
Montava PUD Master Plan.
Table 12.1-1 Modification pp on
Sec. Title Modification
3.8.7 Signs Sec. 3.8.7 will be modified in accordance with Chapter 8 of the
Montava PUD Master Plan Uses,Densities and Development
Standards.
3.8.9 Yards Sec. 3.8.9 is modified by Chapter 5 of the Montava PUD
Master Plan Uses,Densities and Development Standards.
3.8.10 Single-Family and Two-Family Sec. 3.8.7 is modified by Chapter 6 of the Montava PUD
Parking Requirements Master Plan Uses,Densities and Development Standards.
3.8.11 Fences and Walls Sec. 3.8.11 is modified by Chapter 5, Section 5.10 of the
Montava PUD Master Plan Uses,Densities and Development
Standards.
3.8.14 Preemption Uses Sec. 3.8.14 is modified to refer to the uses not permitted under
the provisions of Chapter 2 of the Montava PUD Master Plan
Uses,Densities and Development Standards,and to
compliance with all development standards of the Montava
PUD Master Plan Uses,Densities and Development Standards.
3.8.15 Housing Model Variety Sec. 3.8.15 is modified by Chapter 5 of the Montava PUD
Master Plan Uses,Densities and Development Standards.
3.8.17 Building Height Sec. 3.8.17 is modified by Chapter 5, Section 5.6 of the
Montava PUD Master Plan Uses,Densities and Development
Standards.
3.8.19 Setback Regulations Sec. 3.8.19 is modified by Chapter 5, Section 5.5 of the
Montava PUD Master Plan Uses,Densities and Development
Standards.
3.8.25 Permitted Uses;Abandonment Sec. 3.8.25 is modified to refer to the applicable standards of
Period/Reconstruction of the Montava PUD Master Plan Uses,Densities and
Permitted Uses Development Standards.
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Montava Uses, Densities,and Development Standards CH 12:Modifications
• 1le 12.1-1 Modification t1 Supplemental Regulations
3.8.28 Extra Occupancy Rental House Sec. 3.8.28 is modified to allow extra occupancy rental houses
Regulations in Transect T4 subject to the occupancy limits and separation
requirements of the L-M-N zone,and modified to allow extra
occupancy rental houses in Transect T5 subject to the
occupancy limits and separation requirements of the M-M-N
zone,with both subject to basic development review and the
occupancy restriction contained in Chapter 2, Section 2.3.5 of
the Montava PUD Master Plan Uses,Densities and
Development Standards.
3.8.30 Multi-family and Single-family Sec. 3.8.30 is modified by Chapter 5 of the Montava PUD
Attached Dwelling Development Master Plan Uses,Densities and Development Standards.
Standards
3.8.34 Short Term Rentals Sec. 3.8.34(C)is modified to refer to the transects and special
districts of the Montava PUD Master Plan and their respective
lists of permitted uses described in Chapter 2 of the Montava
PUD Master Plan Uses,Densities and Development Standards.
Sec. 3.8.34(D)is modified to refer to the Parking standards in
Chapter 6 of the Montava PUD Master Plan Uses,Densities
and Development Standards.
12.2. JUSTIFICATION FOR MODIFICATIONS
12.2.1. As required by LUC Sections 4.29(G)(b)and(c),following is an in-depth explanation of how
the modifications to the Supplemental Regulations advance and are necessary for the
achievement of the development objectives of Montava.
12.2.2. Unlike other LUC standards,the Supplemental Regulations cover a wide variety of subjects.
As a result there are a variety of reasons that modifications are necessary to enable the
development vision of Montava.
12.2.3. Section 3.8.7 Signs:This section is modified in order to correlate existing signage provisions
to the Transect Districts used in Montava. Minor modifications are included in order to
address the types of buildings planned for Montava's town center. The building are similar
to Downtown's existing building stock. As such, the majority of existing standards are
retained.
12.2.4. Sections 3.8.8 Lots and 3.8.9 Yards: These sections are closely related and replaced together
by Montava's design standards which specify lot sizes,setbacks,and frontage yard standards
in accordance with the Transect Districts and building types planned for Montava. The
Transect Districts each handle yards differently, related to the type of buildings and uses
within them. Lot sizes, orientation, and boundaries similarly vary by Transect District in
order to accommodate the building types and uses specific to each district.
12.2.5. Section 3.8.10 Single-Family and Two-Family Parking Requirements: This section is
modified by Montava's comprehensive parking standards,which include standards for each
use, with differentiation based upon Transect District. This differentiation correlates with
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Montava Uses, Densities,and Development Standards CH 12:Modifications
parking demand differences between neighborhoods and centers, and accommodates
parking conditions anticipated by Montava's development intent.
12.2.6. Section 3.8.11 Fencing and Walls: This section is modified by Montava's design standards
which are tightly correlated with standards for lots,yards,and building facades,coordinated
by Transect District. Fencing allowances differ by Transect District in material, height,
location, and where they are permitted or prohibited. The standards also address the
Frontage Yard concept of the Montava design standards which is the most significant design
control,coordinating yard elements according to the intensity of use in each district.
12.2.7. Section 3.8.14 Preemption Uses: This section is modified in order to correlate the existing
standards with Montava's Transect Districts, within which uses are regulated. Details of
Section 3.8.14 standards are not modified.
12.2.8. Section 3.8.15 Housing Model Variety: This section is modified because it is provided for in
an alternative manner and precludes unforeseen means of providing for model variety.
Additionally,the repetition of a small number of units has been used very successfully as an
advantageous design feature. Housing model control is provided by the mixture of Transect
Districts and lot sizes proposed for Montava. Lot size variety responds to different housing
types that are desired by the market.At the scale of Montava,the development has to attract
residents from multiple market segments. Each phase of Montava targets 3 or more market
segments,which demand different types and sizes of homes.Across the site,the mixture of
Transect Districts further varies the lot conditions for homes, with different responses to
varied setbacks and street conditions. Overall,variety of experience is central to Montava's
design vision.
12.2.9. Section 3.8.17 Building Height: This section is modified by Montava's design standards in
order to correlate building height to Montava's Transect Districts and encourage
compatibility.Building height is limited by the district,most of which are mixed-use.Height
similarities between uses aids in use compatibility within mixed-use neighborhoods.
Building height is correlated with setbacks and frontage yards to establish the character of
each Transect District.
12.2.10. Section 3.8.19 Setback Regulations: This section is modified by Montava's deisgn standards
in order to correlate building height to Montava's Transect Districts and encourage
compatibility.Setbacks are determined by the Transect District rather than by building use.
Consistent setback ranges between different uses and building types contributes to
compatibility, along with similarities in building height. Similarly, a townhouse very close
to the sidewalk with a stoop responds to a very different market demand and character than
a townhouse with a deep,landscaped setback and a porch.The physical relationship between
buildings and sidewalks and variation thereof across the site establishes the character of each
Transect District.
12.2.11. Section 3.8.25 Permitted Uses;Abandonment Period/Reconstruction of Permitted Uses:This
section is modified in order to reference the applicable Montava design standards as they are
applicable to aspects of abandonment and reconstruction. Other specific requirements of
Section 3.8.25 are not modified.
12.2.12. Section 3.8.28 Extra Occupancy Rental House Regulations:This section is modified in order
to correlate Montava's Transect Districts to the applicable standards in Section 3.8.28 for
Transect Districts within which the use is permitted.Other specific requirements of Section
3.8.28 are not modified.
12.2.13. Section 3.8.30 Multi-Family and Single-Family Attached Dwelling Development Standards:
This section is modified by Montava's design standards which establish use compatibility
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Montava Uses, Densities,and Development Standards CH 12:Modifications
within mixed-use neighborhoods by Transect Districts. Each district employs similar
building height, setback, yard, and fagade treatment standards in order to create
compatibility between single-family, single-family attached, multi-family, and non-
residential uses.
12.2.14. Section 3.8.34 Short Term Rentals: This section is modified to refer to the Transect District
use tables for Montava in order to determine where Short Term Rentals are permitted,and
to Montava's parking standards for standards related to Short Term Rentals.
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Montava Uses, Densities,and Development Standards CH 13:Definitions
13. DEFINITIONS
13.1. REQUEST FOR MODIFIED DEFINITIONS
13.1.1. The following definitions shall apply whenever one of the following specific terms is used
in the PUD Master Plan and such definition shall modify Section 5.1.2 of the LUC in regard
to such terms. With the exception of the definitions contained in this Chapter 13 and any
future definition modifications which may be approved,the definitions of LUC Section 5.1.2
shall apply to development within the PUD Master Plan.
13.1.2. Term.Definition.
a. AccessoryDwelling Unit(ADU).A dwelling unit that is subservient to a primary dwelling
unit in size,location,and design,often located above garages or in independent buildings
towards the rear of a property. ADU's may be rented provided the property owner lives
in the primary dwelling unit.Alternatively,the property owner may live in the ADU and
rent the primary dwelling unit.
b. ABeyLoaded.Referring to properties where vehicular access is provided from an alley.
c. Civic Space. The category of use types described in Chapter 10 which are intended for
active or passive recreation,community gatherings and events,and public and/or private
supportive structures.
d. Cluster, Cottage Cluster, Cluster Housing, Building Cluster. More than one building
arranged on a single lot or adjacent lots, designed together for aesthetic purposes or for
the purpose of repeated building within Montava.
e. Continuous Yard. A yard type where the yards of neighboring properties are not
distinguished from each other by fencing,hedges, or buildings.
f. Facade.The vertical elevation of a building along one plane.
g. Farm animals Animals commonly raised or kept in an agricultural,rather than an urban,
environment, including, but not limited to, chickens, pigs, sheep, goats, horses, cattle,
llamas,emus,ostriches,donkeys and mules,chicken hens,ducks or pygmy or dwarf goats
h. Food catering orsmallfoodproductpreparation.An establishment in which the principal
use is the preparation of food and/or meals on the premises, and where such food and/or
meals are delivered to another location for consumption or distribution,and where such
use occupies not more than five thousand(5,000)square feet in gross floor area in T2 and
not more than two thousand(2,000)square feet in gross floor area in T4.
i. Food membership distribution site. A site where a producer of agricultural products
delivers them for pick-up by customers who have pre-purchased an interest in the
agricultural products.
j. Front setback. The closest distance a structure is permitted to be located relative to the
front lot line.
k. Frontage.The portion of the property located between the front lot line and the primary
structure front setback and between the side street lot line and the primary structure side
street setback,extended to side and rear lot lines.
1. Frontage,Primary.(see Primary Frontage)
m. Frontage,Secondary.(see Secondary Frontage)
n. Frontage Projection. Building elements that project forward more than 2 feet beyond
frontage facades into the front setback or side street setback
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Montava Uses, Densities,and Development Standards CH 13:Definitions
o. Frontage Facade.The building facade closest to and facing the front lot line and the side
street lot line.
p. Frontage Facade Fencing.Fencing that is aligned with, or parallel up to 20 feet behind,a
frontage facade, spanning between the frontage facade and a side or rear property line.
q. Frontage Fencing.Yard fencing that is located along or within frontages.
r. Frontage Landscaping.Landscaping that is located within a frontage.
s. Frontage Yard.The portion of a property located between frontage facades and frontages.
t. Glazing,Facade Glazing.The portion of a building facade that is comprised of transparent
glass,typically set in windows and doors.
u. Housing Cluster.(see Cluster Housing)
v. Intensity.A relative measure used to describe the extent or amount of activity, housing,
or diverse uses in a given area.
w. Landscape area means that area within the boundaries of a lot or tract of land which
consists of planting materials including,but not limited to, trees, shrubs, ground covers,
grass, flowers, and native plant materials; also including, but not limited to, inorganic
features such as concrete planters, stone, brick, and aggregate forms, water, and other
landscape elements. Inorganic elements shall not predominate over the use of organic
plant material.Artificial plants are not considered landscape materials.
x. Liner Building.A building or structure that is located between an off-street parking area
and a street, which provides a visual barrier partially or wholly obscuring the off-street
parking area from view by pedestrians along sidewalks.
y. Lot Coverage.The portion of a lot that is covered by impervious surfaces as a percentage
of the gross lot area.
z. Lot Occupation.The portion of a lot that is covered by buildings and covered structures
as a percentage of the gross lot area.
aa. Off-street parking space.A parking space on private land accessible from a usable street
or alley.
bb. Open-air farmers market.An occasional or periodic market held in an open area or in a
structure where groups of individual sellers offer for sale to the public such items as fresh
produce,seasonal fruits,fresh flowers, arts and crafts items,and food and beverages(but
not to include second-hand goods)dispensed from booths located on-site.
cc. Outbuilding.A structure that is of secondary importance,due to both size and use,to one
or more principal buildings on a lot. Outbuildings may contain accessory uses,including
accessory dwelling units.
dd. Outdoor vendor.Any person,whether as owner,agent,consignee or employee,who sells
or attempts to sell, or who offers to the public free of charge, any services,goods,wares
or merchandise, including, but not limited to, food or beverage, from any outdoor
location, except for those activities excluded from the definition of outdoor vendor in
§15-381 of the City Code.
ee. Primary Frontage. Frontage that is located along the property line that bears the lot's
address.
ff. Principal Buildings Any structure on a lot that is not considered an outbuilding.
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Montava Uses, Densities,and Development Standards CH 13:Definitions
gg. Rear Alley Setback The closest distance a structure is permitted to be located relative to
the rear lot line in instances that an alley is located along the rear lot line.
hh.Rear Setback The closest distance a structure is permitted to be located relative to the
rear lot line.
ii. Secondary Frontage.All frontages other than the primary frontage.
jj. Shopfront.The portion of a facade bordering a commercial occupancy or tenant.
kk.Side Setback.The closest distance a structure is permitted to be located relative to the side
lot line.
11. Side Street Lot Line. Any lot line, other than the front lot line, that is located along a
right-of-way or civic space.
mm. Side Street Setback The closest distance a structure is permitted to be located relative
to the side street lot line.
nn.Side Shared Fencing.Fencing that is located along property lines shared between two or
more properties.
oo.STC. Sound Transmission Class, a standard measure of the amount of sound insulation
provided by a material or assembly of materials.
pp.Story.The vertical extent of one floor within a structure.
qq.Street Screen.A wall,hedge,structure,or other element that partially or wholly obscures
the view of off-street parking and services areas from view by pedestrians along sidewalks.
rr. Transect.An organizational element used to arrange,divide,and allocate elements of the
built environment and their regulations in order to establish compatibility through
intensity of use, diversity of use, hardness of material, height of buildings, and other
elements of the built environment rather than through the buffering of different adjacent
uses.
ss. Urban agriculture.Gardening or farming involving any kind of lawful plant,whether for
personal consumption,sale and/or donation,including the cultivation,storage and sale of
crops,vegetables,plants and flowers produced on the premises.
tt. Value Added Agriculture. Processing, packaging and preservation of agricultural
commodities and products for storage or sale.
uu. Veterinary facilities, hospital. Any facility which is maintained by or for the use of a
licensed veterinarian in the diagnosis,treatment or prevention of animal diseases.
13.2. JUSTFICATION FOR DEFINITIONS
13.2.1. As required by LUC Sections 4.29(G)(b) and (c), following is an explanation of how the
modified Definitions advance and are necessary for the achievement of the development
objectives of Montava.
To ensure that Montava's development standards are properly interpreted,a set of additional
definitions is provided.Three types of terms are included:terms that are unique to Montava
are included, terms within the Land Use Code that are modified for use within Montava,
and terms within the Land Use Code we wish to vest with their current definition. Some
terms are similar to LUC terms, such as those relating to lot lines and frontages. These new
definitions are designed to clarify regulations relating to frontage,which also rely upon lot
lines to determine where frontages are located. These development standards focus more
heavily on frontage than the LUC, necessitating new definitions. New use definitions are
also included, primarily to ensure that the Farm can fully function and that agrarian
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Montava Uses, Densities,and Development Standards CH 13:Definitions
elements can be fully integrated into Montava,as envisioned in the Mountain Vista Subarea
Plan.
93 of 93
EXHIBIT "B"
Description of PUD Property
A PARCEL OF LAND SITUATE IN THE EAST HALF OF SECTION 32, A PORTION OF
THE SOUTHWEST CORNER OF SECTION 32, AND THE WEST HALF OF SECTION
33, TOWNSHIP 8 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
AND THE NORTH HALF OF SECTION 4, TOWNSHIP 7 NORTH, RANGE 68 WEST
OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF
LARIMER, STATE OF COLORADO; AND BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTH QUARTER CORNER OF SECTION 32 WHENCE THE
SOUTH QUARTER CORNER BEARS S00029'18"E A DISTANCE OF 5289.91 FEET
AND CONSIDERING ALL BEARINGS HEREIN RELATIVE THERETO;
THENCE S89035'02"E A DISTANCE OF 2638.10 FEET;
THENCE S89053'24"E A DISTANCE OF 1773.90 FEET;
THENCE S00°00'00"E A DISTANCE OF 510.00 FEET;
THENCE S89053'24"E A DISTANCE OF 864.98 FEET;
THENCE S00016'21"E A DISTANCE OF 1475.57 FEET;
THENCE S89059'54"E A DISTANCE OF 397.54 FEET;
THENCE S00020'11"E A DISTANCE OF 380.10 FEET;
THENCE S89059'31"E A DISTANCE OF 397.12 FEET;
THENCE S00016'21"E A DISTANCE OF 2906.93 FEET;
THENCE S00006'47"E A DISTANCE OF 50.00 FEET;
THENCE S89047'00"E A DISTANCE OF 945.36 FEET;
THENCE S00°00'50"E A DISTANCE OF 15.00 FEET;
THENCE N89059'10"E A DISTANCE OF 1022.26 FEET;
THENCE S84033'41"E A DISTANCE OF 150.45 FEET;
THENCE S00031'28"E A DISTANCE OF 220.49 FEET;
THENCE S19010'52"E A DISTANCE OF 716.33 FEET;
THENCE S06001'40"E A DISTANCE OF 296.08 FEET;
THENCE S00030'00"W A DISTANCE OF 783.98 FEET;
THENCE N88021'45"W A DISTANCE OF 92.96 FEET;
THENCE S86038'15"W A DISTANCE OF 1900.01 FEET;
THENCE S68038'10"W A DISTANCE OF 99.99 FEET;
THENCE S55058'15" W A DISTANCE OF 200.00 FEET;
THENCE S36058'15"W A DISTANCE OF 199.96 FEET;
THENCE S89038'15"W A DISTANCE OF 15.00 FEET;
THENCE S00006'47"W A DISTANCE OF 139.93 FEET;
THENCE N89011'06"W A DISTANCE OF 2627.63 FEET;
THENCE N00023'56"E A DISTANCE OF 2580.05 FEET;
THENCE N89053'45W A DISTANCE OF 2639.82 FEET;
THENCE S89044'44"W A DISTANCE OF 1339.28 FEET;
THENCE N01015'55"W A DISTANCE OF 1062.88 FEET;
THENCE S89050'10"W A DISTANCE OF 721.52 FEET;
THENCE N01015'28"W A DISTANCE OF 1589.29 FEET;
THENCE N89050'10"E A DISTANCE OF 2060.57 FEET;
THENCE N00029'18"W A DISTANCE OF 2644.95 FEET TO THE POINT OF
BEGINNING;
LESS AND EXCEPT ALL EXISTING RAILROAD RIGHTS-OF-WAY AND LESS AND
EXCEPT ANY PORTION CONTAINED IN THE LANDS DESCRIBED IN THE FINAL
AMENDED PLAT/REPLAT OF LOT 1, BLOCK 1, OF "FINAL PLAT B.A.R.I. BARLEY
RESEARCH FACILITY" RECORDED MARCH 22, 1989 AT RECEPTION NO.
89012104, WHICH AMENDED PLAT/REPLAT IS TO BE RECORDED UPON
APPROVAL BY THE CITY OF FORT COLLINS, COLORADO, A DRAFT OF SUCH
AMENDED PLAT/REPLAT LABELED B.A.R.I. BARLEY RESEARCH FACILITY
AMENDMENT NO. 1 MINOR PLAT, IS ATTACHED HERETO AS EXHIBIT B-1.
SAID PARCEL CONTAINS 998.50 ACRES (43,494,643.5422 SQUARE FEET) MORE
OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS AND
RESTRICTIONS NOW IN USE OR OF RECORD
EXHIBIT B-1
Copy of draft B.A.R.I. BARLEY RESEARCH FACILITY AMENDMENT NO. 1 MINOR PLAT, a proposed replat of
Lot 1, Block 1, of"Final Plat of B.A.R I. Barley Research Facility" recorded March 22, 1989 at Reception
No. 89012104
[two pages attached]
B.A.R.I. BARLEY RESEARCH FACILITY AMENDMENT NO. 1 MINOR PLAT
A PARCEL OF LAND SITUATED IN THE NW 1/4 OF SECTION 33,TOWNSHIP 8 NORTH,RANGE 68 WEST OF THE SIXTH PRINCIPLE MERIDIAN
STATENEM OF OWNERSHIP ANG SIBONISION CITY OF FORT COLLINS,COUNTY OF LARIMER,STATE OF COLORADO
KNOW ILL PERSONS BY THESE PRESENTS,THAT THE UNDERSIGNED OWNERS)OF THE FOLLDWING DESCRIBED LAND SHEET 1 OF 2
PRINCIPAL ERI[AN CRY OF FORT11 COLLI. UNTY OF°_ARIMER'.°STATE OFwCOLORADO.BEINGRTHL MOREANGE PARTICULARLYOR WEST.1 DESCRIBED
IS FOLLOWS, NE-OUART11 CORNER OF SNG SE CWN'ROAD 52
R ST GO TER OF PLAT
FIR RECORDED REAR wI HEPAI a"25N0ALUMINOM cw Esi°RMw°PSED°`P szie`°Io ec He MOE"one°coMorv"�THE WEST c oSerE"A°Fn SITE
qs°R GAP STAMPEo°PCs 1s27e,SAIL INE BEARING N.—B9s324 WEST WIT.ALL OTHER
BEARINGS CONTABNEo2IIEREIN IRiuTSE THERETO:
THEICE NORTH 8Y53'24'1 ST,ALONG THE NORTH LINE OF SAID SECTOR 33,A DISTANCE OF 862.50 FEET REPAIR Gl1ARN1TEE
THEN SOUTH TOGOO EAST A NGE OF 50DO FEET TO I 324SCEFOR THEND ES REBAR WrtRLY RIG OTH HT `µRED AY NE STIC CAP 5l ER�MPE PR AN.AD NO. FNE C(p)°YEAR HPOEBIOD,COMMENCINGE UNDER-NED SUPON ❑
.RECORDS Of IARIMER COUNTY.AND BEING AT THE NORTHWEST
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THEICE UTH DIC-2'EAST,AECIS SAID EAST LINE,A DISTANCE OF 20 00 FEET TO
0 FOUND ON THE sOUT INE OF YJD TRACT OF END DESCRIBED"INSBGO RE K 2289.PAGE 1283.RECORDS OF PRET
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U E COU 1ARE COMPLETED�,q 9s RE&W WITH A RED PLASTIC CAP CITY BY.SUCH OTHER PERSON OR END ER OF ACCEPTANCE OF THE WARRANTED INPRONEMENTS IS RECErvED FROM THE
ANCE OF BODO FEET
OF URIMER COUNTY,ALSO BE NO MTHEE wESTLR OFT
-OF THE FAIROAD ASDDEECRIBEDN HOT 211COODS861,IN BOOK 2ae,PAGE 22; DS
RE_WIT A REO PLASTIC CAP STAMPED PLS 3211<30, WEST RIGHT-OF-WAY HIRE,A DISTANCE OF B.C.FEET r0 A SET q5 14llNTENANCE GUARANTEE NOTICE OF OTHER OOCUNENIS
THENCE Pin ars324 wEn a DmnrvcE Of et a.92 FEET TO A SET ps REaoR wnH A RED Pusnc CAP STAMPED'PLS Two(z)YEARS FROMALL PERINI TIE N PER PNOSTT RIGHTS N°O.LI T..OR RISCTiONSEOFATHE°oEVELOPM
32430. RTAARRANTY WHICH ANOBLOATOSD RE B C puENi OERp 0 F
TINENCE NORTHA/5 RC'M1R OFT1E TE Ctt OTTSF O. 01.ENS°LANLIE CODE°ANG/OR THEIF TPRANGDONAIT THIS W_G
MAY ALSO BE AMENDED=N'11MEo1M0'SETINO".G`=INCLUWDE."WTHINTRONTATION.THE DE,ELOPMENT
TTHE O THE SOUPOINTHWEST
T IRNER OF BEGINNING. D BA.R.I.BARLEY RESEARCH FACILITY PUT,CONTINUING FOR A TOTAL DISTANCE OF IRGIC FEETONT-OF-WAY,—ENE—AND OTHER PUBLIC PR.-NOLUDINC,WC14ODT L ATION.ALL "UOCUME1AIAER Ri ICSITT.ORAL
SAD DESCRIBED PARCEL OF LAND CONTAINS 374,651 SQUARE FEET,S01 ACRES MORE OR LESS('), AND/OR REPNRAMENITIES LYING ATHIN THE RRE°VIREO ON UFNDEs SH4L BE CATCH NATED WITH THE OWNING UNITY COMPANY OR DEV CRAINAGE DITCHES AND LANDS—ING ANY ELOPMEM SE EC ELY EXAMINED BY ALL PERSONS INTERESTED IN PURC.ASING ANY PORTION OF THE
DEPARTMENT
HAIE CAUSED THE III DE`C"E LAND TO BE'U' E111 I DED INTO A LOT AS SHIMIN ON THIS PLAT TO BE THE U
THAT
WUL
PO'
RIGHTS-OF-WAY NOW OF RECORD OR EXISTING OR INDICATED ON THIS PUT. SUBJECT TO ALL FASEMENTa NO TO BE IORREITED AND RE-RED,ALL GAN.EI TO SAID EO UFEEIE ATTORNEYS C
CERRFlGTE OF OEOIGRONTHECTYANDSTE DCHANGES(BiLLED�O"EOE WRITTEN`NOTICE THEREGF,THEN SAID DAMABES MAY BE CORRECTED
THE ON THER
TIE NEG�j To- END F".DTVIO(2)°TEARHER"3E3(C)(3)DOTHATT RIOUGH(E)`DIDSINB°IUSIVENOiUTHE LAND CODE OHAI BEEN GULFf THE CEECITITY OFED A'FORT REIIICOLLNS ARED FOR'ND T
AAND TO THO('UBN PERIODANDHIRE UNREPAREO AT
THE TERMIW.TION OF SAID PERIOD SHALL REMAIN THE RESPONSIBILITY OF THE
o OF THEDEDTo' DOES'ITU'O UNDERSIGNED.
STREETS SO DEDICATED UNTIL SUCH TIME AS TIE PROVISIONS OF THE MAINTENANCE GUIFANTEE—E BEEN FULLY SATISFIED. ON OF THE D 0 UNITED AS AUTHORIZED BY SECTION 2 FORMA3)(F)°OF THE UND CODE. UGH REASONABLSOCFGZE.D��CGUNTY,COLORADO AS OFE INQUIRYHE ANDTE OF
5
FIRST OWNER'S CP.RII11
WITNESS OUR 11AN05 AND SEALS i.15- _DAY OF- — — _,A.O.20_
ATTORNEY:
ANHOUSER-CUSCH.LUE EAE'RIUVO'ADEU LTL�IEGECESNOTSI 1E THE EXPERTISE TO ADDRESS MINERAL RIGHTS AND RECOMMENDS THE OWNER RETAIN AN ADDRESI:
FEE TTER I BOUNDARY BOYS,LUO ASSUMES NO RESPONSIBILITY FOR THE MINERAL RIGHTS UPON THIS
BY: P.M.,CE1=OF URIMER,STATE OF COLOR L SAID LINE BEARING F SECTION 33
IF THE NW- TOWNSHIP 8 NORTH.RANGE 68 WEST OF THE GTH REGISTRATION NO,
(OWNER SIGNATURE) 'IGH`I P4T GCELN�oTLCGNFUI=TO'N=`EI SOON GTE BOYS,LUC FOR ALL INFORMATION REGARDING EASEMENTS.
STATE OF ) ON FIRST ANARICAN TITLE
COMMITMENT POLICY NO.NCS-777876.EFFECTIVE DATE MAY 24.2018,UPDATED MAY 11,2016, IrvSUFANCE COMPANY'S TITLE APPROVED AS TO FORM.Cf1Y ENGINEER
N THREE
COUNTY Of________ ) COMMENCED MORE THAN TEN YEARS FROM RE A%NGYT
THE DATCEFETE OF CERTIFICATIONMAY SHOANYWIN HEREON. UPON EFECT ANY DEFECT IN THIS SURVEY BE BY THE CITYENGINEER OF ME CITYOF FORT TOWNS.COLORA O
THIS DAY OF
THE FORFINSIRIMENT WAS ADINO—OLED BEFORE ME THIS DAY I THE INIL INT DIED IN THE 11EIAHATON IF THIS 11—IS THE UNIOLOGY FICT AS DEFINED BY THE UNITED STATES
5 THE HATCED AREk AS SHOWN,IS OWNED BY ACHELSER-BUSCH.LUC.A MISSOURI LIMITED LIABILITY GDMPANY THE ADDITIONAL LACD
15 DINED BY ANIEJFOUNDSHON.A 1HSSQUNI CHARITABLE TRUST C11 ENGINEER
WINESS MY HAND AND OFFIETAL SEAL
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AND/ORPDRgNTENANIE A' SHE GTREETI BY THE
OREcio 10UxNIN-TxE cItt of FORT cOLLINS-COLORADO
SAY
SECOND OWNER'S CERTIFICATE, N
OWNERS OF SAD PROPERTY,EITHER INDYDUALLY,OR COLLECTIVELY,TROUGH A PROPERTY OWNERS ASSOCIATION,IF
APR
SHCHLE.TE CST E FORT TOWNS SHALL H'H NO E CITYI HA OF OPERATION.MAINTENANCE OR RECONSTRUCDO
WITNESS OUR HANDS AID SEALS THE DAY OF AD.20 OF SUCH RIMES STREETS ANG/OR DR—NOR SHUT THE
CRY w,vE ANY osucADON TO ACCEPT SUE.STREETS
AND/OR
BY. PROPERTY OWNER-ID#8833005001:
ANHEUSER-BUSCH,LLC SURVEYORS CERRFlGRON
(OWNER SIGNATURE) C/0 ANHEUSER-BUSCH COMPANIES,LLC gRED
ONE BUSCH PL FROMSAINT LOUIS,MO,63118 FOUND OR
Phone: (314)577-9645 SET As SHOWN.AND THE ACCOMPANYING PUT ACCURATELY REPRESENTS SAID surry
COUNTY of ) Contact:LEGAL DEPARTMENT
THE FOREGOING INSTRUMENT WAS ACKNOWTEDCED BEFORE ME THIS_DAY PROPERTY OWNER-IDS 8833000008,8833000009. ENA
OF_________.A.D.20___BY____ 8833000011 ANO 8833000001: SURVEYOR: coLORAGo ROISTERED PROFEsslorvu RIND sumEroR NO.32430
ANHEUSER-BUSCH FOUNDATION BOUNDARY BOYS,LLC
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IF iss EXP
u?Am PUBLIC ON IRES HEIGHTS,= -- —_ ®BOUNDARY BOYS.LLC ONE BUSCH PL HARKER TX 76548
PO BOX 2441 SAINT LOUTS, 63118 Phone:( 709-7899
HARKER HEIGHTS,TX 76548 PHONE: (314)577-9645 Contact:GREGORY CLARK
Phone:(3D3)709-7899 CONTACT:LEGAL DEPARTMENT OATEOFPREPAR 1014:1115 017 8h Rt1 Of
B.A.R.I. BARLEY RESEARCH FACILITY AMENDMENT NO. 1 MINOR PLAT
A PARCEL OF LAND SITUATED IN THE NW 1/4 OF SECTION 33,TOWNSHIP 8 NORTH,RANGE 68 WEST OF THE SIXTH PRINCIPLE MERIDIAN
CITY OF FORT COLLINS,COUNTY OF LARIMER,STATE OF COLORADO
SHEET 2 OF 2
SO'16'20"E 20.00'(M)
SO.20'dI-E 20.00'(D)
589'S3'26"E 60.00'(M)
589.33'26"E 60.00'(D)
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— — — _ _ — —(M)_ — — — — — 589'S3'24"E 737.73'(D)
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BOOK 2289.PAGE 1283 REC.NO.19870066452� 20'UTILITY EASEMENT
(REC.N0.�89012104) WEST LINE OF—I EASEM HT (REC.NO.920264fi1)
BK.302 PG236 h III
REGAO,19870066452 20.0' 0'WIDE ACCESS E—
EAST LINE OF� (REC.No 85010962)
BK.580 PG5
LOT (REC.NO.92026461)
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EXHIBIT "C"
[These conditions will be added to Sheet 1 of the PUD Master Plan]
1. Condition regarding Plan amendments:
Approval of the PUD Master Plan is contingent upon City Council adopting the proposed
amendments to the Mountain Vista Subarea Plan, Master Street Plan and Parks and Recreation
Maters Policy Plan as proposed by the Montava PUD Master Plan.
2. Oil and Gas Condition:
Prior to the approval of any Project Development Plan within the Montava PUD Master Plan for
any phase of development that includes a residential dwelling within 500', or a high occupancy
building unit within 1000', of the Lind Farms or Chandler well bores respectively, the Developer
shall, with oversight from the Colorado Oil and Gas Conservation Commission, cause the well at
each such location to be plugged or replugged, as applicable, and abandoned utilizing a process
reasonably similar to the process described in Section 11.2.6 of the Montava PUD Master Plan
Uses, Densities, and Development Standards, as such process may be customized to address the
particular conditions of the well. Evidence of the plugging or replugging, as applicable, and
abandonment of a well shall be provided to the City.
The Developer shall for a period five (5) years after the plugging or replugging, as applicable, of
the Lind Farms or Chandler well respectively, complete annual soil and groundwater monitoring
at each such location in accordance with the Sampling and Monitoring Plan approved pursuant to
Section 11.3.2 of the Montava PUD Master Plan Uses, Densities, and Development Standards.
The results of the annual monitoring shall be provided to the City. In the event that the results of
the annual monitoring indicate that the soil, gas and/or groundwater quality has been adversely
impacted in the vicinity of a plugged well, the Developer shall take reasonable and appropriate
steps to address any such condition in accordance with the following applicable regulations:
United States Environmental Protection Agency ("USEPA") Residential Soil Regional Screening
Levels; Colorado Department of Public Health and Environment's ("CDPHE") Groundwater
Protection Values Soil Cleanup levels, and Colorado Oil and Gas Conservation Commission 900
Series Rule Table 910-1 screening levels (as to soil); and USEPA Maximum Contaminant
Limits; and CDPHE Groundwater Organic Standards (as to groundwater).
3. Parks Conditions:
Approval of the PUD Master Plan is subject to the following conditions:
• The PUD Master Plan, and subsequent Project Development Plans (PDPs) for phased
development, will include, to the extent that the #8 ditch is not piped at such locations, the
following grade-separated pedestrian and trail crossings, including one which connects non-
contiguous parkland:
o Grade-separated pedestrian and trail underpass crossings will be provided by the
Developer at locations #2 and #3 as shown on the attached map. The design of such
crossings shall be reasonable and feasible under all the circumstances and shall consider
the feasible preservation of useable parkland and the provision of convenient, safe and
attractive pedestrian access. Crossing design to be mutually agreed to before PDP
approval for the relevant phase(s) of the development.
o The Montava PUD Master Plan identifies grade-separated pedestrian and trail
underpass crossings at locations #1 and #4 on the attached map. The Developer
acknowledges that an equitable, proportionate share of the design and construction cost
of such underpass crossings will be necessary; such cost sharing shall be identified and
mutually agreed upon before PDP approval of the relevant phase(s) of the development,
recognizing that adjacent developments and the City (Park Planning & Development)
should equitably and proportionately share in such cost.
o At-grade crossings have been identified within the Montava PUD Master Plan.
Dependent upon City funding availability, among other elements, Park Planning &
Development desires to keep the option open for potential grade-separated crossings at
these locations in the event that the #8 ditch is not piped at such locations. Therefore, the
Developer agrees to engage in good faith negotiations with the City for the acquisition by
the City of potential easements for any such grade separated crossings as well as the
design of any suchcrossings.
• A public access and trail easement along the proposed #8 ditch corridor will be provided
by Developer between trail crossings #1 and #4. As indicated conceptually in the Master Plan
and the cross-section on the attached exhibit, the easement area along any portions of the ditch
that are not piped north of the Community Park will be designed to create a wider, more natural
experience. South of the park and adjacent to the Town Center, the easement area along any
portions of the ditch that are not piped are planned as a narrower section designed to facilitate
connections into the adjacent neighborhoods and mixed-use areas and with the ditch in close
proximity of North Timberline Road to facilitate ditch maintenance. Final design of the trail,
ditch, ditch maintenance access and associated easement widths, along with equitable and
proportionate cost sharing for design and construction of the trail, will be determined at the time
of PDP for the relevant phase(s) of the development.
• Developer will make #8 ditch improvements through the park site including either piping
of the #8 ditch or construction of shallow sloped vegetated banks reasonably suitable for a park
environment and consistent with the cross-sections included in the PUD Master Plan and shown
on the attached map. The Developer and Park Planning & Development staff will work together
on the design for this work, to be agreed upon before PDP approval for the relevant phase(s) of
the development.
• Developer will work cooperatively with the City to include a minimum 25,000 SF
community recreation center with shared parking as a part of the Town Center included in the
Montava PUD Master Plan. A site for the City owned and operated recreation center will be
identified by the developer and discussed with Recreation staff prior to submitting a PDP for the
relevant phase(s) of the development. It is the intent of the Developer and City to engage in good
faith negotiation for an option to purchase by the City or otherwise for the City to acquire a
mutually agreeable site.
• If a shared irrigation pond is agreed upon between the City and the Developer and/or
Poudre School District, the pond must be located proportionally on Developer and/or Poudre
School District property, in addition to park property.
• Park Planning & Development staff desires to incorporate a park district maintenance
facility on the park property. The Developer agrees to cooperatively participate with City staff in
outreach to surrounding neighborhoods and HOA representative(s) with regard to such
maintenance facility.
4. Country Club Road Connection Condition
At such time that an application to develop within the Montava PUD overlay triggers the Land
Use Code connectivity requirement to connect Country Club Road from the Maple Hill
development with the Montava development, such connection shall be planned, designed and
fully constructed for all modes of travel. However, the connection shall be managed such that
motor vehicle use (but not other types of use such as pedestrian use and bicycle use) is
prohibited until such time as Turnberry Road is extended to the south from Mountain Vista and
provides vehicular connectivity to an east-west arterial.
'------ - - - - - - - -'� Dedicated Lane DPZ
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FORT-COLLINS,,., `..
J Invoice Text
JO)L
J- _N- ADOA NOTICE IS HEREBY GIVEN that the Fort Collins City Coun(
STATE OF COLORADO )
)ss:AFFIDAVIT OF PUBLICATION
COUNTY OF LARIMER )
CITY OF FC-CLERK-LEGALS
300 LAPORTE AVE
FORT COLLINS CO 80521
I,being duly sworn,deposes and says that said is the legal clerk of the Fort Collins Coloradoan;that
the same is a daily newspaper of general circulation and printed and published in the City of Fort
Collins, in said county and state; that the notice or advertisement, of which the annexed is a true
copy, has been published in said daily newspaper and that the notice was published in the regular
and entire issue of every number of said newspaper during the period and time of publication of said
notice, and in the newspaper proper and not in a supplement thereof, that the publication of said
notice was contained in the issue of said newspaper on
11/22/20
that said Fort Collins Coloradoan has been published continuously and uninterruptedly during the
period of at least six months next prior to the first publication of said notice or advertisement above
referred to; that said newspaper has been admitted to the United States mails as second-class matter
under the provisions of the Act of March 3, 1879, or any amendments thereof-, and that said
NOTICE IS HEREBY GIVEN that the newspaper is a daily newspaper duly qualified for publishing legal notices and advertisements within
Fort Collins City Council, ex officio the meaning of the laws of the State of Colorado.
Board of Directors of Skyvlew South
General Improvement District No. 15,
on Tuesday, November 17, 2020, passed
and adopted the following ordlnances on
second reading:
ORDINANCE NO.014
OF THE COUNCIL OF THE CITY OF
FORT COLLINS, COLORADO ACTING
AS THE EX-OFFICIO BOARD OF DI- Legal Clerk
RECTORS OF SKYVIEW SOUTH GEN-
ERAL IMPROVEMENT DISTRICT NO.
MiIN A FIXING
L LEVY FOR THE KYV EW Subscribed and sworn to before me,within the County of Brown,State of Wisconsin this
SOUTH
DISTRICT NO. 15LFOR THE IMPROV
EVEMENT FISCAL 22nd of November 2020.
YEAR 2021; DIRECTING THE SECRE-
TARY OF THE DISTRICT TO CERTI-
FY SUCH LEVY TO THE BOARD OF
COMMISSIONERS OF LARIMER
COUNTY; AND MAKING THE FISCAL
YEAR 2021 ANNUAL APPROPRIA-
TION
I The full text of these ordinances can be
found of httP://fcgov.com/publicnotices
or by calling the City Clerk's Office at 4r
Notary otary Public
0004475393
Coloradoon
Nov 22,2020
Notary Expires
Legal No.0004475393
NANCY HEYRMAN
Ad#:0004475393 Notary Public Affidavit Prepared
PO : Ord No 014 State of W s e o n s 1 n Sunday.November 22,20 2:51 am
This is not an invoice
#of Affidavits 1
Account#: FTC-003160
i FORT-COLLINS ,r„-e
J , Invoice Text
c '_J JA NOTICE IS HEREBY GIVEN that the Fort Collins City Count
STATE OF COLORADO )
)ss:AFFIDAVIT OF PUBLICATION
COUNTY OF LARIMER )
CITY OF FC-CLERK-LEGALS
300 LAPORTE AVE
FORT COLLINS CO 80521
I,being duly sworn,deposes and says that said is the legal clerk of the Fort Collins Coloradoan; that
the same is a daily newspaper of general circulation and printed and published in the City of Fort
Collins, in said county and state; that the notice or advertisement, of which the annexed is a true
copy, has been published in said daily newspaper and that the notice was published in the regular
and entire issue of every number of said newspaper during the period and time of publication of said
notice, and in the newspaper proper and not in a supplement thereof; that the publication of said
notice was contained in the issue of said newspaper on
11/08/20
that said Fort Collins Coloradoan has been published continuously and uninterruptedly during the
period of at least six months next prior to the first publication of said notice or advertisement above
referred to; that said newspaper has been admitted to the United States mails as second-class matter
under the provisions of the Act of March 3, 1879, or any amendments thereof; and that said
newspaper is a daily newspaper duly qualified for publishing legal notices and advertisements within
the meaning of the laws of the State of Colorado.
Legal Clerk
NOTICE IS HEREBY GIVEN that the Fort Subscribed and sworn to before me,within the County of Brown,State of Wisconsin this
Collins city council,ex officio Board of Di- 8th of November 2020.
rectors of Skyview South General Improve-
ment District No. 15,on Wednesdav, Novem.
ber 0
nance on first reading. This ordinance will
be presented for final passage on Tuesday,
November 17,2020:
ORDINANCE NO.014
OF THE COUNCIL OF-THE CITY,OF -
FORT COLLINS,COLORADO
ACTING AS THE EX-OFFICIO BOARD OF
ERAL DIRECTORS OF SKYVIEW SOUTH GEN.IMPROVEMENT DISTRICT Notary Public
DETERMINING AND FIXING THE MILL
LEVY FOR THE SKYVIEW SOUTH GEN. I
ERAL IMPROVEMENT DISTRICT NO. 15
FOR THE FISCAL YEAR 2021; DIRECT.
ING THE SECRETARY OF THE DISTRICT
TO CERTIFY SUCH LEVY TO THE BOARD
OF OF
COUNTY; AINDONERS RIME
MAKING THE AF SCAL
YEAR 2021 ANNUAL APPROPRIATION Notary Expires
The full text of these ordinances can be
found at http://fcg0v.com/Pubi icnot Ices or ..... �yl
by calling the City Clerk's Office of 970-221- \\\�:\\('�Y
6515.
0004456897 ll
i
Cot
N _ Legal No.0004456897
November B,2020
Ad#:0004456897 tn' PUBOC ? Affidavit Prepared
PO Ord 014 '., tj� Sunday.November 8.202 2:52 am
This is not an invoice O
#of Affidavits 1
Account N: FTL'-003160
t FORT-COLLINS
/ In.oicc Text
NOTICE ICE IS HEREBY BY GIVEN that the Fort Collins City Council,on
-I 0A_N
STAI"I`OF COLORADO )
)ss: AFFIDAVIT OF PUBLICATION
COUNTY OF LARIMER )
CITY OF FC-CLERK-LEGALS
300 LAPORTE AVE
FORT COLLINS CO 80521
1, being duly sworn, deposes_ and says that said is the legal clerk_of the Fort Collins Coloradoan; that
the same is a daily newspaper of general circulation and printed and published in the City of Fort
Collins, in said county and stale; that the notice or advertisement, of which the annexed is a true
copy, has been published in said daily newspaper and that the notice was published in the regular
and entire issue of every number of said newspaper during the period and time of publication of said
notice, and in the newspaper proper and not in a supplement thereof: that the publication of said
notice was contained in the issue ol'said newspaper on
NOTICE IS HEREBY GIVEN that the 01/19/20
Fort Collins City council, on Tuesday,
January 14, 2020, passed and adopted
the following ordinances on first
reading. These ordinances will be pre- that said Fort Collins Coloradoan has been published continuously and unintemlptedly during the
sented for final passage on February 18,
2020: period of at least six months next prior to the first publication of said notice or advertisement above
ORDINANCE NO.014,2020 referred to; that said newspaper has been admitted to the United States mails as second-class matter
OF THE COUNCIL OF THE CITY OF
FORT COLLINS APPROVING THE under the provisions of the Act of March 3. 1879. or any amendments thereof-. and that said
MONTAVA PUD MASTER PLAN AND
MONTAVA PUD OVERLAY, ODP newspaper is a daily newspaper duly qualified for publishing legal notices and advertisements within
180002 the meaning of the laws of the State of Colorado.
ORDINANCE NO.015,2020
OF THE COUNCIL OF THE CITY OF
FORT COLLINS ADOPTING A DEVEL-
OPMENT AGREEMENT EXTENDING
THE TERM OF VESTED RIGHTS FOR l
THE MONTAVA PUD OVERLAY AND
REGARDING CERTAIN TERMS OF
DEVELOPMENT WITHIN THE
MONTAVA PUD OVERLAY Leral Clerk
The full text of these ordinances can be
found at http:#fcgov.conVPublicnotices Subscribed and sworn to before me,within the County of Bro\cn. Stale or Wisconsin this
or by calling the City Clerk's Office at
(970)221-6515• 21st orJanuary 2020.
0004007421
Coloradoan
Jan 19,2020
Notary Public
Notary E.pires
Legal N-n.0004007421
SHELLY HORA
Ada:0004007421 Notary Public
-\ITiduyit Prepared
PO: State Of Wisconsin 11Icsday.lanuan 21.2020 BAI:un
a of Affidavits:1
This is not an invoice
Account#: FTC-003160 v
FORT•COLLINS
Invoice Text
UOLOMDO)-W_ NOTICE IS HEREBY GIVEN that the Fort Collins City Council,on I
STATE OF COLORADO )
ss: AFFIDAVIT OF PUBLICATION
COUNTY OF LARIMER )
CITY OF FC-CLERK-LEGALS
300 LAPORTE AVE
FORT COLLINS CO 80521
I, being duly sworn, deposes and says that said is the legal clerk of the Fort Collins Coloradoan; that
the same is a daily newspaper of general-circulation and printed and published—in the City of Fort
Collins, in said county and state, that the notice or advertisement, of which the annexed is a true
copy, has been published in said daily newspaper and that the notice was published in the regular
and entire issue of every number of said newspaper during the period and time of publication of said
notice, and in the newspaper proper and not in a supplement thereof; that the publication of said
notice was contained in the issue ofsaid newspaper on
02/23/20
that said Fort Collins Coloradoan has been published continuously and uninterruptedly during the
period of at least six months next prior to the first publication of said notice or advertisement above
referred to; that said newspaper has been admitted to the United States mails as second-class matter
under the provisions of the Act of March 3, 1879, or any amendments thereof; and that said
newspaper is a daily newspaper duly qualified for publishing legal notices and advertisements within
the meaning of the laws of the State of Colorado.
Legal Clerk
Subscribed and sworn to before me,within the County of Brown.State of Wisconsin this
24th of February 2020.
Notary Public
Nolary Expires
Lc-al No.0011411690.16
Ad#:0004069046 • N()TAP — Affidavit Prepared
P O:2/18 SR Monday.Fcbruary 2-0.2020 S J3 am
#of Affidavits:1 to PIJBt\G Z
This is not an invoice
1�11 OF W l5 ..�`
/!'11Ityt1n� ", ".
AS THE TIMBERLINE-
NOTICE IS HEREBY GIVEN that the INTERNATIONAL ANNEXATION
Fort Collins City Council, on Tuesday. NO.2 TO THE CITY OF FORT
February 18, 2020, passed and adopted COLLINS,COLORADO
the following ordinances on second
reading: ORDINANCE NO.032,2020
OF THE COUNCIL OF THE CITY OF
ORDINANCE NO.014,2020 FORT COLLINS
OF THE COUNCIL OF THE CITY OF ANNEXING THE PROPERTY KNOWN
FORT COLLINS AS THE TIMBERLINE-
APPROVING THE MONTAVA PUD INTERNATIONAL ANNEXATION
MASTER PLAN AND NO.3 TO THE CITY OF FORT
MONTAVA PUD OVERLAY, COLLINS,COLORADO
ODP 160002
ORDINANCE NO.034,2020
ORDINANCE NO.015,2020 OF THE COUNCIL OF THE CITY OF
OF THE COUNCIL OF THE CITY OF FORT COLLINS
FORT COLLINS AMENDING CHAPTER 1 OF THE
ADOPTING A DEVELOPMENT CODE OF THE CITY OF FORT
AGREEMENT EXTENDING THE COLLINS
TERM OF TO ESTABLISH STANDARDS FOR
VESTED RIGHTS FOR THE SENTENCES TO PROBATION AND
MONTAVA PUD OVERLAY AND DEFERRED JUDGMENTS AND
REGARDING SENTENCES
CERTAIN TERMS OF
DEVELOPMENT WITHIN THE ORDINANCE NO.035,2020
MONTAVA PUD OVERLAY OF THE COUNCIL OF THE CITY OF
FORT COLLINS
ORDINANCE NO.021,2020 APPROPRIATING PRIOR YEAR
OF THE COUNCIL OF THE CITY OF RESERVES TO PURCHASE
FORT COLLINS PROPERTY
MAKING APPROPRIATIONS AND ON NORTH COLLEGE AVENUE FOR
AUTHORIZING TRANSFERS OF THE AFFORDABLE HOUSING LAND
APPROPRIATIONS FOR THE BANK
RESTORATIVE JUSTICE SERVICES
PROGRAM ORDINANCE NO.036,2020
OF THE COUNCIL OF THE CITY OF
ORDINANCE NO.022,2020 FORT COLLINS
OF THE COUNCIL OF THE CITY OF APPROPRIATING UNANTICIPATED
FORT COLLINS GRANT REVENUE AND
AMENDING CHAPTER 19 OF THE AUTHORIZING TRANSFERS IN THE
CODE OF THE CITY NATURAL AREAS FUND FOR THE
OF FORT COLLINS REGARDING CLUB OUTDOORS PROGRAM
MUNICIPAL COURT
The full text of these ordinances can be
ORDINANCE NO.023,2020 found at http:/Ifcgov.com/pubiicnotices
OF THE COUNCIL OF THE CITY OF or by calling the City Clerk's Office at
FORT COLLINS (970)221.6515.
AMENDING THE CODE OF THE CITY
OF FORT COLLINS TO RECLASSIFY 0004069046
CERTAIN OFFENSES AS PETTY The Colarodoan
OFFENSES AND UPDATE THE Feb 23,2020
POTENTIAL
MONETARY PENALTY FOR CODE
VIOLATIONS
ORDINANCE NO. 024,2020
OF THE COUNCIL OF THE CITY OF
FORT COLLINS
AMENDING SECTION 17-102 OF THE
CODE OF THE CITY OF FORT
COLLINS REGARDING THE
OFFENSE OF THROWING MISSILES
ORDINANCE NO,025,2020
OF THE COUNCIL OF THE CITY OF
FORT COLLINS
AMENDING VARIOUS SECTIONS OF
THE FORT COLLINS TRAFFIC CODE
ORDINANCE NO.026,2020
OF THE COUNCIL OF THE CITY OF
FORT COLLINS
ANNEXING THE PROPERTY KNOWN
AS THE
SOLDIER CANYON PUMP STATION
ANNEXATION
TO THE CITY OF FORT COLLINS,
COLORADO
ORDINANCE NO.028,2020
OF THE COUNCIL OF THE CITY OF
FORT COLLINS
ANNEXING THE PROPERTY KNOWN
AS THE
T IMBERLI NE-1 NTER NATIONAL
ANNEXATION NO.1
TO THE CITY OF FORT COLLINS,
COLORADO
ORDINANCE NO.030,2020
OF THE COUNCIL OF THE CITY OF
FORT COLLINS
ANNEXING THE PROPERTY KNOWN