HomeMy WebLinkAboutMONTAVA PUD - ODP180002 - MONTAVA SUBMITTAL DOCUMENTS - ROUND 4 - DESIGN NARRATIVEMontava PUD Master Plan
PUD Design Narrative
Fort Collins, Colorado
HF2M | DPZ | BHA | Martin/Martin | Ruth Rollins Consult | Nelson/Nygaard | Liley Law Offices
2-15-2019
PUD Design Narrative
1 | P a g e M o n t a v a P U D M a s t e r P l a n
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
PUD Design Narrative
2 | P a g e M o n t a v a P U D M a s t e r P l a n
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 25, 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
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.
PUD Design Narrative
3 | P a g e M o n t a v a P U D M a s t e r P l a n
Montava PUD Annotated Master Plan
PUD Design Narrative
4 | P a g e M o n t a v a P U D M a s t e r P l a n
Existing Zoning
The land to be included in Montava totals approximately 999 acres, and is currently zoned (I) 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.
Montava PUD Master Plan – Existing Zoning Plan
PUD Design Narrative
5 | P a g e M o n t a v a P U D M a s t e r P l a n
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)
p
Montava PUD Master Plan area – Existing Ownership
Proposed Owners
Applicant has an option to purchase from A-B. Poudre R-1 School District will continue to own a portion
of the planned Montava area based on designated school sites.
PUD Design Narrative
6 | P a g e M o n t a v a P U D M a s t e r P l a n
Chapter 2 – Montava PUD Master Plan Description and Intent
Montava 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 the future Community Park and future nearby development. To the northeast, the Farm
and more agrarian-centric development blends into a natural area and stormwater corridor.
PUD Design Narrative
7 | P a g e M o n t a v a P U D M a s t e r P l a n
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
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, 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. Finally Transect T5 is composed
primarily of mixed-use buildings, employment, and multi-family housing. Near A-B and I-25, a
portion of land is set aside for industrial and employment uses.
School Sites
Montava is fortunate to have three school sites, along with interest from a Montessori school. The
elementary school is embedded within the neighborhoods, set away from major roadways yet easily
accessible, and connected to local and regional trails. The middle school and high school 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.
PUD Design Narrative
8 | P a g e M o n t a v a P U D M a s t e r P l a n
Open Space, Parks, and Natural Areas / Nature in the City
Open space in Montava is diverse and distributed, yet connected in a network. The Community Park
is an asset to the whole neighborhood and those surrounding Montava. Within the development,
the park anchors the western end and is 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 incorporated 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,
supporting diverse landscape aesthetic and healthy environments for people and small wildlife like
birds and butterflies.
PUD Design Narrative
9 | P a g e M o n t a v a P U D M a s t e r P l a n
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.
In addition to the standard LCUASS standard cross-sections, additional street cross-sections are
requested for consideration and approval.
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.
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:
PUD Design Narrative
10 | P a g e M o n t a v a P U D M a s t e r P l a n
(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
I-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.
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
PUD Design Narrative
11 | P a g e M o n t a v a P U D M a s t e r P l a n
- 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
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
Fort Collins’ AMI for a family of four which will be provided through a combination of
mechanisms by the Applicant and the City.
PUD Design Narrative
12 | P a g e M o n t a v a P U D M a s t e r P l a n
(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
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.
PUD Design Narrative
13 | P a g e M o n t a v a P U D M a s t e r P l a n
(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 create an approximately
80-acre Community Park to be an activity and enjoyment hub northeast Fort
Collins. The intent is to plan the Montava community in concert with the park; with
the Town Center, bike paths, road circulation and neighborhoods to connect with
and embrace the park as an integral part of the neighborhood design – different
that many of our Community Parks have been developed in the past. The intention
is to activate this park from the beginning of the development of Montava, not in
the distant future as the current Parks and Recreation Policy Plan indicates.
Note that the 2008 Parks and Recreation Policy Plan indicates the Northeast park
planned in this area as a 100-acre park site; scheduled as the last community park to
be constructed in the Fort Collins park system with development occurring 2025 or
later. The Mountain Vista Subarea Plan (2009) indicates that future programming
needs for the community park in this area are between 100 to 120 acres in size.
Although the Montava plan varies from these initial plans, as it is being master
planned in concert with the differing land uses now envisioned for the area, with
the extended trail systems and with the large areas of natural spaces throughout
the community, we believe the park will be 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.
(l) and (m) Furtherance of the City’s Adopted Plans and Policies
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
PUD Design Narrative
14 | P a g e M o n t a v a P U D M a s t e r P l a n
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.B 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.B(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.
PUD Design Narrative
15 | P a g e M o n t a v a P U D M a s t e r P l a n
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. 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 as it is oriented towards LUC goals at its core, and 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, 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.
PUD Design Narrative
16 | P a g e M o n t a v a P U D M a s t e r P l a n
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 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.
Intersection Mitigation Measure
Mountain Vista Drive / Turnberry Road Install traffic signal
Mountain Vista Drive / Timberline Road
Install traffic signal
Add left-turn pockets and protected phases at northbound,
eastbound, and westbound approaches
Mountain Vista Drive / Giddings Road
Install traffic signal
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-25 Southbound Ramp Install traffic signal
Mountain Vista Drive / I-25 Northbound Ramp
Install traffic signal
Add left-turn pocket at northbound approach
Add protected, left-turn phases at northbound and eastbound
approaches
Timberline Road / Vine Drive
Widen northbound approach to include exclusive left-turn lane
(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 / Suniga Drive (planned) Install traffic signal
Timberline Road / Suniga Drive (planned) Install traffic signal
Giddings Road / Conifer Street (planned) Install traffic signal
PUD Design Narrative
17 | P a g e M o n t a v a P U D M a s t e r P l a n
Proposed Street Network – Montava and Surrounding Area
PUD Design Narrative
18 | P a g e M o n t a v a P U D M a s t e r P l a n
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.
Proposed Improvements to the No. 8 Canal
PUD Design Narrative
19 | P a g e M o n t a v a P U D M a s t e r P l a n
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.
PUD Design Narrative
20 | P a g e M o n t a v a P U D M a s t e r P l a n
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 has been 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. An elementary school site is planned 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 planned PSD high school/middle school site are planned 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 I-25 Interchange at Mountain Vista Drive.
PUD Design Narrative
21 | P a g e M o n t a v a P U D M a s t e r P l a n
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.
PUD Design Narrative
22 | P a g e M o n t a v a P U D M a s t e r P l a n
Chapter 8 – Development Phasing Schedule
A Phasing Plan is included with the PUD Master Plan submittal. The intent is to begin the initial phases of
Montava near the intersection of Timberline Road and Mountain Vista Drive. Based on the phasing plan,
the construction will move north along Timberline Road beginning in 1A to 1B, 2A. The Farm area will
also be included in these initial phases as indicated on the plan. Future phases may vary dependent
upon market conditions.
While market conditions will dictate start dates and completion dates, infrastructure improvements are
projected near the end of 2019, with phase one housing being built in 2020. The product absorption is
targeted at approximately 150 units per year.
Commencement of construction of the Farm and support structures is projected in 2019 with farming
operations beginning in 2020.
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 to
determine the timing and scope of infrastructure required for the initial phases.
Given the 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.
PUD Design Narrative
23 | P a g e M o n t a v a P U D M a s t e r P l a n
Conceptual Development Phasing Plan
PUD Design Narrative
24 | P a g e M o n t a v a P U D M a s t e r P l a n
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 long term 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, 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, 4th 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.
PUD Design Narrative
25 | P a g e M o n t a v a P U D M a s t e r P l a n
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
PUD Design Narrative
26 | P a g e M o n t a v a P U D M a s t e r P l a n
of primary interest are the #8 ditch improvement on the west along with the 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 sold
waste at the source to divert discarded material from the landfill. Through it’s 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 fo the standards and criteria of the /c/it’s of Fort Collins
and National Flood Insurance Program.
13. Designing stormwater systems to minimize introduction fo human causes 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.
PUD Design Narrative
27 | P a g e M o n t a v a P U D M a s t e r P l a n
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 fo 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, “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
PUD Design Narrative
28 | P a g e M o n t a v a P U D M a s t e r P l a n
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, and the community was built to orient 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
PUD Design Narrative
29 | P a g e M o n t a v a P U D M a s t e r P l a n
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 and Rec, Natural Areas, Transportation, Stormwater, etc to provide 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 the community park directly into the design of the master plan for the
community. We have been working with the City’s Park Planning staff and have designated an
approximately 80-acre Community Park site to be an activity and enjoyment hub northeast Fort
Collins. The intent is to plan the Montava community in concert with the park; with the Town
Center, bike paths, road circulation and neighborhoods to connect with and embrace the park as
an integral part of the neighborhood design – different that many of our Community Parks have
been developed in the past. The intention is to activate this park from the beginning of the
development of Montava, not in the distant future as the current Parks and Recreation Policy
Plan indicates. Note that the 2008 Parks and Recreation Policy Plan indicates the Northeast park
planned in this area as a 100-acre park site; scheduled as the last community park to be
PUD Design Narrative
30 | P a g e M o n t a v a P U D M a s t e r P l a n
constructed in the Fort Collins park system with development occurring 2025 or later. The
Mountain Vista Subarea Plan (2009) indicates that future programming needs for the
community park in this area are between 100 to 120 acres in size. Although the Montava plan
varies from these initial plans, as it is being master planned in concert with the differing land
uses now envisioned for the area, with the extended trail systems and with the large areas of
natural spaces throughout the community, we believe the park will be 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 District, 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.
PUD Design Narrative
31 | P a g e M o n t a v a P U D M a s t e r P l a n
9. Montava is designed to support active living with the integration of parks, trails, natural areas,
and much more.
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 it’s
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.
PUD Design Narrative
32 | P a g e M o n t a v a P U D M a s t e r P l a n
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
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
PUD Design Narrative
33 | P a g e M o n t a v a P U D M a s t e r P l a n
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.
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
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 I-25 should be designed to provide
a sense of place and positive experience.
Policies MV-CAD-2.1, MV-CAD-2.2
PUD Design Narrative
34 | P a g e M o n t a v a P U D M a s t e r P l a n
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 I-25 to schools, mixed-use, employment, residential and commercial to the west.
PUD Design Narrative
35 | P a g e M o n t a v a P U D M a s t e r P l a n
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
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
PUD Design Narrative
36 | P a g e M o n t a v a P U D M a s t e r P l a n
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:
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
PUD Design Narrative
37 | P a g e M o n t a v a P U D M a s t e r P l a n
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.
PUD Design Narrative
38 | P a g e M o n t a v a P U D M a s t e r P l a n
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 is very poor in area.
Appreciate the mixed use and would like to see some of the industrial conserved.
Will Mountain Vista to and Timberline be widened? Already a problem.
$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 problem is the projected volumes of traffic, the City has standards that
they don’t enforce.
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 solar farm. Like the
concept with Unity. Concerned about traffic along Timberline and the Railroad tracks.
What kind of population will there be in 15 years?
PUD Design Narrative
39 | P a g e M o n t a v a P U D M a s t e r P l a n
Neighborhood meeting regarding the area transportation system - June 5, 2018
What is the schedule?
How does the RR play into infrastructure improvements?
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
Will Mountain Vista to and Timberline be widened? Already a problem.
I-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
Lemay 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?
Can the RR participate in the roads and overpass?
Is Waterglen expanding Turnberry?
Concerned about heavy construction traffic on Turnberry for Waterglen
I-25 can't handle 6,000 homes being added here
Vine connection needs 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.
PUD Design Narrative
40 | P a g e M o n t a v a P U D M a s t e r P l a n
Appendix:
1. City of Fort Collins October 11, 2018 Neighborhood Meeting Summary
2. Montava Key Themes – A Visual Overview
Attachment Attach ment A
Montava
Neighborhood Meeting Summary – October 11, 2018
Overview
City Staff:
Project Planner: Clay Frickey
Sylvia Tatman-Burruss, Development Review Liaison
Martina Wilkinson, Traffic Engineer
Shawna Van Zee, Associate Planner
Applicant Team:
Max Moss, Applicant
Angela Milewski, BHA Design
Ruth Rollins, Traffic Consultant
Neighborhood Meeting Date: October 11, 2018
Proposed Project
This is a request to develop 850 acres in the northwest area of Fort Collins roughly bound by Vine Dr
on the south, Turnberry Rd on the west, the Budweiser brewery on the east and Richards Lake Rd on
the north (parcel # 8833000001, 8833000006, 8832000001, 8833000002, 8832000002, 8704000001,
8704000002). The land is currently undeveloped. The plan to develop the property includes a mix of
housing, schools, parks, commercial center, employment, natural areas and agriculture. Conceptual
planning is using an estimate of about 4,000-5,000 dwelling units. Project planning to date has included
neighborhood meetings, a week-long charrette and a transportation report. The proposed project
includes portions of the following zone districts: Low-Density Mixed-Use (LMN), Employment (E), and
Industrial (I). The proposed project with go through the new PUD process which will require Planning
and Zoning Board (Type 2) Review. The proposed project is roughly bound by Richards Lake Rd on the
north, Vine Dr on the south, Turnberry Rd on the west, and the Budweiser brewery on the east.
Applicant Presentation
The Montava Master Plan is the result of a collaborative effort over the past several months. The
developer, HF2M has been working with Anhueser-Busch to redevelop the nearly 850-acre parcel west
of the current brewery. The plan is to develop a comprehensively planned community with an integrated
mix of uses including housing, employment, schools, parks, natural areas and agriculture.
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 an initial
neighborhood meeting with nearly 100 attendees, and a week-long design charette including multiple
Community Development and
Neighborhood Services
Planning Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
Neighborhood Meeting Notes – Montava Page 2
topic meetings, three public presentations, seven interim plans and a final master plan. Since that time,
the applicant has 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 School District
• Coordination with stormwater utilities regarding conveyance of off-site drainage and their long-
range plans for this area
• Assessment of land for the 40-acre organic 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
Prior to the adoption of the Planned Unit Development (PUD) process, the applicant previously
submitted a Preliminary Design Review application in advance of a planned Overall Development Plan
and rezoning. The applicant is now pursuing the PUD Master Plan application process.
Questions/Comments and Answers
Planned Unit Development:
Where are the current roads? The map makes it difficult to understand which roads are
existing and which are new.
Applicant: Turnberry Road and North Giddings Road both begin at Mountain Vista Drive and
extend north. North Summit View Drive begins at Mountain Vista Drive and extends south.
What is the “X” in the middle of the site plan?
Applicant: Open space areas that serve as storm drainage. There are roads along these ditches
through the development.
What are the two red areas on the map next to the “X”?
Applicant: The red areas are idea placeholders like activity centers. The goal is to create a
community connection from the town center to the farms.
Will this project connect to the existing neighborhood to the south?
Applicant: Yes – the trail system will be connected to that neighborhood.
What is the plan to make the roads flow smoothly?
City (Traffic Engineer): This project is still in an early stage and it will be built out in phases. The
City is working with the applicant to identify improvements needed, including new roads,
expanded roads, and intersection improvements. Even before Montava comes on online, the
intersection of Vine and Timberline and the intersection of Turnberry and Country Club are
slated to get traffic signals as a part of previously approved projects.
Neighborhood Meeting Notes – Montava Page 3
The plan for Lemay at Vine Drive is to realign it to the east, and go up and over the railroad
tracks which eliminates train delays. Lemay will be four lanes. About 60% of the funding for
that overpass has been identified, and every new development that is proposed in this area has
to contribute their share towards that project. Because it’s such a big project, the City will build
it.
There is terrible cell coverage here. What’s the plan?
City (Planning): Verizon will be putting a Turnberry cell tower in this area hopefully by the end of
the year. No telecommunication facility is required as part of the plan. The underlying zoning
also allows cell towers.
Will broadband here be extended through to county folks?
City (Planning): The city is unsure at this time.
I’m concerned about water on this site moving to other neighborhoods. What’s the plan?
Applicant: The city is very stringent about making sure our sight is designed to handle all
stormwater. Having a plan for this issue is a central focus of the entire plan from the beginning.
What’s the overall objective of the Vine connections and the future of Suniga?
City (Traffic): The City Transportation Master Plan has a four-lane arterial road shown a little
ways north of Vine Drive intended to replace Vine Drive, which is too close to the railroad and
makes intersections challenging. This road, called Suniga, is being built as development occurs
around it. With the completion of the already approved developments, and two more in the
process, Suniga will connect from College to Lemay. Eventually, it is slated to connect all the
way to Timberline and perhaps beyond.
How realistic is it that you are going to be able to do this project?
Applicant: At first, we gave it a 10% chance. However, we feel that there are logical paths to
each of the solutions necessary to make this project possible, though the issues are difficult.
City (Traffic): From the city’s perspective, from a transportation perspective – this area will
develop one way or another over time. A benefit of this project is that we can plan a whole
system that makes it easier to develop in phases over time.
Will Timberline be 4 lanes? How far south will it be four lanes?
City (Traffic): Timberline currently is a four-lane road south of Prospect Road and 2 lanes north
of Prospect Road. The Master Street Plan shows Timberline to eventually be 6 lanes south of
Prospect, and 4 lanes north of Prospect. Current developments south of Vine Drive are building
Timberline to a 4-lane width. The update to the Transportation Master Plan is reviewing all the
numbers of lanes to see if changes are needed.
Applicant: The interim is what’s difficult, and the city works to make it as easy as possible to
navigate. Transportation systems stay longer than buildings. We also don’t want to overbuild our
system. It’s an important balance to find between the two.
Neighborhood Meeting Notes – Montava Page 4
Adriel Hills is concerned with some of the road connections.
Applicant: We understand your concern. We want to find a solution that works not just for our
development but for the surrounding community.
I’m concerned about having residential neighborhoods this close to industrial buildings.
Is this something the city does elsewhere?
City (Planning): We have two examples of new residential development connected to industrial
areas. One is at the intersection of Jerome St. and Conifer St. in north Fort Collins near JAX.
The other example is where William Neal Pkwy. Connects to Midpoint Dr. This provides a
connection to the Bucking Horse neighborhood. With that being said, we would need to see
what kind of traffic patterns the applicant expects in this industrial area before evaluating any
sort of vehicular connections to the neighborhood. We don’t think having heavy truck traffic
going through adjacent neighborhoods is a good outcome.
How will the development of Montava closest to I-25 impact the existing residential
neighborhoods to the south?
City (Planning): The applicant hasn’t submitted a formal application to us yet for review so we
aren’t sure. Once we have plans to review, we will analyze this situation.
Waterglenn needs at least two points of egress out of the neighborhood. What’s the
plan?
City (Traffic): Poudre Fire Authority is the one that dictate how emergency accesses work. We’ll
need to work with them to ensure adequate access. In terms of connectivity, the City supports
connectivity as a concept, but we are sensitive to concerns and areas where residential and
industrial traffic may mix.
I’m new to the area – what’s the background story of Adriel Hills?
Applicant: There is concern that extending Turnberry will, essentially, put a road in many
people’s backyard. There’s been a lot of discussion on whether to extend the road or not. Our
plans show Turnberry extending south even though the Master Street Plan does not show this
connection.
What’s your plan to keep trucks from passing through these neighborhoods as a
shortcut?
City (Traffic): Most roadways are public facilities and are generally open to all types of traffic.
Especially roadways designated as arterials are not typically restricted in terms of truck traffic.
In areas where we have truck traffic on collector or local roads, or the potential for significant
cut-through traffic we need to work on mitigation or perhaps consider bike/ped connections
instead of vehicular connections.
How many people do you plan to bring into this area with this development?
Applicant: Fort Collins is projected to grow to 250,000 and much of that growth will happen in
this part of town because so much of the city is already built out. This plan currently provides
4,000 residential units which will accommodate approximately 8,000-10,000 residents.
Neighborhood Meeting Notes – Montava Page 5
Are there other big projects like this around Fort Collins?
City (Planning): There are other large projects around Fort Collins, but none this large.
Does this “town center” idea exist anywhere else in Fort Collins?
City (Planning): Rigden Farm and Jessup Farm are two smaller examples. We don’t have
another town center of this scale in the community.
Comments
There is overall concern about the reality of the amount of development happening and the
roadways. For the next neighborhood meeting it would be helpful to have a side-by-side of the
existing streets with the existing street layout and the plan of the new streets. It can include
future development to help viewers understand what additional areas in the city will be
experiencing growth.
Why do we need town centers?
To Live Well Together
In a world where you can order almost anything from your
phone, it’s not hard to realize how easy it is to become
disconnected. The town center remains a place of vibrant
connection for all. Places to learn, meet friends and family for a
meal, buy a fresh gallon of milk, purchase farm fresh eggs, or
play games with your grandparents, should never become things
of the past.
Town Centers Still
Matter
Building an “agri-urban”
community
When we began this project, we didn’t know
what an agri urban community was. Now
we know it means having great farming
partners, good soil and water, a community
that cares about its food sources, an
executable vision, and a lot of hard work.
www.nativehillfarm.com
Native Hill Farm @ Montava
The Agri-Urban Life
Creating community is intended to
connect us with our environment.
Montava will adopt Dark Sky standards throughout the
community. This includes lighting that is shielded, down-
directional, and strategically placed to minimize horizontal and
vertical light pollution. The design aesthetic of the light fixtures
would match the architectural context of each neighborhood and
commercial area. They will be agriculturally oriented.
www.darksky.org
Dark Sky Compliant
Lighting
Connection, Recreation, Health
Recreation in Montava has many facets. It includes a public
Recreation Center with all the equipment and programming
needed for the community to stay healthy. It also includes
outdoor facilities like the Fort Collins Community Park, Pickle-
ball, bike paths through natural areas and connected to entire
city bike network, a complete walkable community, and real farm
where you can get your hands in the dirt, and much more
Recreation
Fort Collins Heartbeat
Micro/Small Single Family 30-40’ Lot
Housing diversity is hard to achieve, but
worth the effort.
Typical suburban community development is boring. There are very
real reasons why this happens. Those types of communities are easier
to build, easier to finance, and faster to develop.
But you don’t get what you see in this photo on the left. Standing in the
living room of a custom $2MM home looking across the street at a
1,200 sf very affordable home. Beauty in diversity. Montava is
designed to integrate a wide verity of housing types and intensities
within neighborhoods.
Housing Diversity
Beautiful Community Starts Here
What are the purpose of parks?
New Urbanist or Traditional Neighborhood Development
communities tend to create smaller, more active parks within
walking distance. This is the idea of walkable community.
Neighborhood parks should create this same experience. They
will be tucked into and scattered throughout the fabric of
Montava, ideally placed along greenways and bike paths. Close,
active, and more integrated into our daily lives.
Parks.....throughout
Energy & Water
Fort Collins is the birth place of clean energy, the home to some of the
worlds most prestigious innovators in energy conservation and
management. It is also the middle of the western water revolution.
Montava intends to be the nations largest Zero Energy Ready Home
Development, and embrace the EPA WaterSense standards as well.
There are also many innovative opportunities to partner with Fort
Collins Utility and PRPA which can provide benefits to all.
Conservation
Of Energy & Water