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Home My WebLink AboutMONTAVA PUD - ODP180002 - MONTAVA SUBMITTAL DOCUMENTS - ROUND 2 - DESIGN NARRATIVEPUD Master Plan Development Standards DECEMBER 5555,,2018 1. DISTRICTSSSS DISTRICT 3333 2. USE 7777 3. DENSITY 26 26 4. DEVELOPMENT SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS OVERVIEW 30 5. LOTS AAAANNNNDDDD BBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS 32 6. PARKING 58 58 7. PRIVATE LOT LANDSCAPING 6 6668888 8. SIGNAGE 70 70 9. ARCHITECTURAL CCCCHHHHAAAARRRRAAAACCCCTTTTEEEERRRR 77771111 10. CIVIC SSSSPPPPAAAACCCCEEEE 77773333 11. DEFINITIONS 80 12. MODIFICATIONS TO SSSSUUUUPPPPPPPPLLLLEEEEMMMMEEEENNNNTTTTAAAALLLL RRRREEEEGGGGUUUULLLLAAAATTTTIIIIOOOONNNNSSSS 83 Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 3333 of 88885555 1. DISTRICTS 1.1. SUMMARY 1.1.1. COMMUNITY VISION Montava is a significant traditional neighborhood development infused with agrarian elements, expressing the site’s past and surrounding context. Given its size, Montava is comprised of a series of connected neighborhoods, each unique in layout, character, intensity, and surroundings. All neighborhoods are compact and walkable, with some of a higher intensity and others lower in intensity. The site’s topography and open spaces permeate Montava, pulling natural areas and recreational spaces into the heart of the community. Montava’s design relies upon coordination between development standards and the 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. As a result, we request with these PUD Master Plan Standards flexibility in site design: uses, densities, and LUC development standards and LCUASS engineering standards in order to achieve the Montava vision and to support and further principles and policies of City Plan. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 4444 of 88885555 1.1.2. MONTAVA ZONING – TRANSECT DISTRICTS AND SPECIAL DISTRICTS A transect of nature is a geographical cross-section of a region that reveals the sequence of environments. It examines the many symbiotic elements that contribute to habitats where certain plants and animals thrive. The transect was first used for biogeographical analysis by naturalist Alexander von Humboldt in the late 18th Century. In the late 20th century, Andres Duany, working with New Urbanist colleagues, identified the rural-to-urban transect of the built environment, ranging across densities from unbuilt preserve land to the dense urban core. Human beings thrive in a variety of habitats: some would never choose to live in the urban core and others would wither in a rural place. To provide meaningful choices in living arrangements, the full rural-to-urban transect is divided into six transect districts, designed for use in zoning ordinances. These six habitats vary by the ratio and level of intensity of their natural, built, and social components. The transect districts are coordinated to all scales of planning, from the region, through the community and neighborhood, to the individual lot and building. Montava uses five of the six transect districts, excluding the most intensive district, which applies to the most intensive regional places, like downtown Denver. The platform of the transect allows the integration of the design protocols of traffic engineering, public works, town planning, architecture, landscape architecture and ecology. This is the foundation of form-based planning, design, and coding. Districts that are not part of the transect system are considered special districts. Special districts are areas of single use or special circumstances. The Industrial District, for instance, is a special use area that is not a neighborhood-based component of the City. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 5555 of 88885555 Figure 1- Transect District Map Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 6666 of 88885555 1.2. TRANSECT DISTRICTS 1.2.1. Development is regulated according to the intensity of use permitted on each parcel, according to the following districts: a. T5: A high intensity mixed-use district, consisting of residential, commercial, and institutional uses. b. T4: A medium-high intensity residential district, consisting of single family and multi- family housing, attached and detached, and home occupations. c. T3.2: A medium-low intensity residential district, consisting of single family detached housing. d. T3.1: A low intensity residential district, consisting of single family detached housing situated on larger lots. e. T2: A rural, agricultural district, consisting of small to large farms and support facilities including housing, processing, storage, sales, and distribution. 1.3. (I) -IIIINNNNDDDDUUUUSSSSTTTTRRRRIIIIAAAALLLL &EEEEMMMMPPPPLLLLOOOOYYYYMMMMEEEENNNNTTTT SPECIAL DISTRICT 1.3.1. The Industrial & Employment District is intended for a combination of industrial, and employment uses. 1.3.2. Uses in the Industrial & Employment District are as set forth in this Chapter. 1.4. (S) -NATURAL AREAS AND STORMWATER SPECIAL DISTRICT 1.4.1. A portion of Montava is dedicated to regional and site-serving stormwater management (S), in coordination with Natural Areas as a natural resource corridor. 1.5. POUDRE SSSSCCCCHHHHOOOOOOOOLLLL (PSD) SPECIAL DISTRICT 1.5.1. Poudre School District property (PSD) within Montava is not regulated by these development standards. 1.6. (P) -CCCCOOOOMMMMMMMMUUUUNNNNIIIITTTTYYYY PARK SPECIAL DISTRICT 1.6.1. City of Fort Collins Park property (P) within Montava is not regulated by these development standards. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 7777 of 88885555 2. USE 2.1. SUMMARY 2.1.1. LUC Section 4.29 (E)(2) allows uses not permitted in an underlying zone district to be added to a PUD Master Plan provided such additional uses are enumerated with a proposed type of review and such uses satisfy the criteria of LUC Section 4.29(E)(2)(a) through (d). 2.1.2. The Applicant requests that the following proposed uses and types of review be permitted in the Montava PUD Master Plan in lieu of the uses permitted in the underlying zone districts: Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N), Division 4.27 - Employment District (E) and Division 4.28 - Industrial District (I); and that the following uses and types of review supersede the lists of uses and review types set forth in such LUC sections. 2.2. PERMITTED USES 2.2.1. The following table is a summary of the permitted uses within the PUD Master Plan. 2.2.2. Uses are permitted by district, according to Table 2.1-1. 2.2.3. Multiple uses per lot and per building are permitted. TTTTAAAABBBBLLLLEEEE 2.1-1 -1.PPPPEEEERRRRMMMMIIIITTTTTTTTEEEEDDDD UUUUSSSSEEEESSSS USE SUBCATEGORY T2 T3.1 T3.2 T4 T5 S Residential Single-family Detached (All) ✓ ✓ ✓ ✓ ✓ Single-family Attached (All) ✓ ✓ ✓ Two-family Dwellings (All) ✓ ✓ ✓ Accessory Dwellings ✓ ✓ ✓ ✓ ✓ Mixed-use Dwellings (All) ✓ ✓ Extra Occupancy Rental House (All) ✓ ✓ Group Home (All) ✓ ✓ Multi-family up to 14 units per building ✓ ✓ ✓ Multi-family over 14 units per building ✓ ✓ Long-term Care Facilities ✓ ✓ Commercial All Commercial Uses over 2,000 sf ✓ All Commercial Uses under 2,000 sf ✓ ✓ Food Membership Distribution Site ✓ ✓ ✓ Food Catering or Small Food Product Production ✓ ✓ ✓ Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 8888 of 88885555 TTTTAAAABBBBLLLLEEEE 2.1-1 -1.PPPPEEEERRRRMMMMIIIITTTTTTTTEEEEDDDD UUUUSSSSEEEESSSS USE SUBCATEGORY T2 T3.1 T3.2 T4 T5 S Lodging Short-term Rental ✓ ✓ ✓ ✓ ✓ Bed & Breakfast up to 6 rooms ✓ ✓ ✓ ✓ Lodging Establishment up to 12 rooms ✓ ✓ ✓ Lodging Establishment over 12 rooms ✓ Manufacturing Workshops and Custom Small Industry ✓ Solar Energy Systems, small & medium ✓ ✓ ✓ ✓ ✓ ✓ Solar Energy Systems, large scale ✓ ✓ Public, Institutional All Educational Uses ✓ ✓ ✓ ✓ Public Use ✓ ✓ ✓ ✓ ✓ ✓ Minor Public Facilities ✓ ✓ ✓ ✓ ✓ ✓ Major Public Facilities ✓ Neighborhood Support / Recreation Facilities ✓ ✓ ✓ ✓ ✓ Places of worship or assembly ✓ ✓ ✓ ✓ ✓ Community Facilities ✓ ✓ ✓ ✓ ✓ ✓ Parks and Recreation (All), Outdoor Amphitheaters ✓ ✓ ✓ ✓ ✓ ✓ Open Lands ✓ ✓ Agricultural Plant Nurseries and Greenhouses ✓ ✓ Composting Facilities ✓ Farm Animals ✓ Farm ✓ Packing Facility ✓ Value Added Agriculture ✓ Veterinary facilities, hospital ✓ Animal Boarding ✓ Open air farmers market ✓ ✓ ✓ ✓ ✓ ✓ Urban Agriculture ✓ ✓ ✓ ✓ ✓ ✓ Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 9999 of 88885555 TTTTAAAABBBBLLLLEEEE 2.1-1 -1.PPPPEEEERRRRMMMMIIIITTTTTTTTEEEEDDDD UUUUSSSSEEEESSSS USE SUBCATEGORY T2 T3.1 T3.2 T4 T5 S Misc. Off-site construction staging ✓ ✓ ✓ ✓ ✓ ✓ Parking garages, lots, and structures ✓ Outdoor Vendor ✓ ✓ ✓ Accessory Uses ✓ ✓ ✓ ✓ ✓ ✓ Accessory Buildings ✓ ✓ ✓ ✓ ✓ ✓ Temporary Tree Farm ✓ ✓ ✓ ✓ ✓ ✓ Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 10 ooooffff 88885555 2.3. USE RESTRICTIONS 2.3.1. Accessory DDDDwwwweeeelllllllliiiinnnngggg UUUUnnnniiiittttssss a. Accessory dwelling units are subject to the standards of Section 5.9. 2.3.2. Adult OOOOrrrriiiieeeennnntttteeeedddd UUUUsssseeeessss a. Adult oriented uses are not permitted. 2.3.3. Automobile SSSSaaaalllleeeessss a. Automobile sales are permitted within storefront showrooms under 10,000 sf b. Parking lots related to a storefront showroom must be located behind the showroom building relative to front lot lines. 2.3.4. Automobile SSSSeeeerrrrvvvviiiicccceeee a. Service areas and vehicle storage and stacking must be located behind the main building relative to front and side street lot lines. 2.3.5. Extra OOOOccccccccuuuuppppaaaannnnccccyyyy RRRReeeennnnttttaaaallll HHHHoooouuuusssseeeessss a. Occupancy is limited to 2 people per bedroom plus 1 additional person. 2.3.6. Drive-Drive -Thrus a. Drive-thrus may not be located between the primary building and front or side street lot lines. b. Banks providing a drive-thru must also provide a minimum of one pedestrian-oriented automatic teller accessible from a front or side street lot line. c. Vehicle stacking must be accommodated on site or in shared parking areas. 2.3.7. Medical MMMMaaaarrrriiiijjjjuuuuaaaannnnaaaa CCCCeeeennnntttteeeerrrr a. Medical marijuana centers are not permitted. 2.3.8. Retail MMMMaaaarrrriiiijjjjuuuuaaaannnnaaaa SSSSttttoooorrrreeee a. Retail marijuana stores are not permitted. 2.3.9. Temporary SSSSttttrrrruuuuccccttttuuuurrrreeeessss a. No structure of a temporary character, bus, motor home, camper, trailer, basement, tent, shack, garage, or other outbuilding may be used on any lot at any time as a residence, either temporarily or permanently. 2.4. LAND UUUUSSSSEEEESSSS BY TRANSECT DDDDIIIISSSSTTTTRRRRIIIICCCCTTTTSSSS AAAANNNNDDDD SSSSPPPPEEEECCCCIIIIAAAALLLL DDDDIIIISSSSTTTTRRRRIIIICCCCTTTTSSSS The following tables indicate the permitted land uses for each transect district and special district within the PUD Master Plan, as well as the review type for each use. Land uses shown in the PUD Master Plan are those which are anticipated at this point in time and others which may be appropriate as the Master Plan develops over time. In addition, but not listed specifically, we anticipate a new PFA fire station will be located within the PUD Master Plan. Since the final location has not been determined, we have added ‘Public Use’ as an allowed use throughout the PUD Master Plan to support police or fire station uses in Montava. 2.4.1. Transect DDDDiiiissssttttrrrriiiicccctttt TTTT2222 Rural/Farm There is one (1) Land Use Code zone district (I) underlying Transect District T2. The Applicant proposes the following uses and types of review for Transect District T2, which uses and types of review shall be in lieu of and supersede the types of review and uses permitted in the underlying zone district. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 11 ooooffff 88885555 Transect District T2 Rural / Farm Uses Type of Review Single-family Detached Type II Accessory Dwelling Unit (ADU) Type I Neighborhood Support/rec facilities (general assembly) Type I Bed and breakfast up to 6 rooms Type II Lodging establishment (Inn up to 12 rooms) Type II Public Use BDR Minor Public Facilities Type I Parks and Recreation Type I Open Lands BDR Plant Nurseries and Greenhouses Type I Composting Facilities Type I Farm Animals Type I Animal Boarding Type I Veterinary facilities, hospital Type I Urban Agriculture BDR Outdoor Vendor BDR Food catering or small food product preparation Type I Value Added Agriculture Type I Food membership distribution site BDR Open-air farmers market BDR Off-site construction staging BDR Accessory buildings BDR Accessory uses BDR The Rural / Farm uses proposed for Transect District T2 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): a. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in LUC Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Project Design Narrative. In addition, T2 is a key component of land use diversification, providing for an innovative Montava community design with the interaction of residential and Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 12 ooooffff 88885555 mixed-use areas with the land’s agricultural heritage. Integrating the transect’s agrarian character into Montava is an innovative design component supporting the Mountain Vista Subarea Plan’s goals. Apart from large scale farming, T2 is intended to connect the community to local, productive, and organic agriculture. b. The Rural / Farm use comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T2 continues existing agricultural uses of the property. The location of T2 represents the best agricultural soils on the property, which are currently in agricultural use and will continue in agricultural use. Adjacent to this low intensity transect district are large areas for storm water management and wildlife in a Natural Areas corridor. The rural farm uses will comply with all applicable LUC standards, except as modified in this PUD Master Plan c. The Rural / Farm uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to T2. Transect District T2 establishes long-term agricultural use of a portion of Montava. This reflects the existing use of the property and other adjacent properties to the north which are outside of the Montava PUD Master Plan. It is also central to the goals of the Mountain Vista Subarea Plan. The agrarian urbanism theme of Montava is knitted together by the Farm and distributed community gardening and agriculture, which relates these uses to other areas within Montava. d. The Rural / Farm uses are appropriate for this transect district within the PUD Master Plan. Transect District T2 continues existing agricultural uses of the property and integrates agrarian urbanism themes into Montava as contemplated in the Mountain Vista Subarea Plan. 2.4.2. Transect District T3.1 RRRRuuuurrrraaaallll NNNNeeeeiiiigggghhhhbbbboooorrrrhhhhoooooooodddd There are two (2) Land Use Code zone districts (E and I) underlying Transect District T3.1. The Applicant proposes the following uses and types of review for Transect District T3.1, which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying zone districts. Transect Transec t District T3.1 Rural Neighborhood Uses Type of Review Single-family detached Type I Accessory Dwelling Units Type I Places of worship or assembly (religious assembly) Type I Public and private schools-all levels Type II Short Term Primary Rentals BDR Short Term Non-Primary Rentals BDR Public Use BDR Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 13 ooooffff 88885555 Minor Public Facilities Type I Parks and Recreation Type I Urban Agriculture BDR Off-site construction staging BDR Accessory buildings BDR Accessory uses BDR The Rural Neighborhood uses proposed for Transect District T3.1 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): a. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Project Design Narrative. In addition, T3.1 is used sparingly in Montava, as a means of transitioning from higher intensity transect districts to natural area and adjacent, lower intensity residential areas like Maple Hill. T3.1 assists in diversifying development, being a relative larger lot, single-family housing district, while the remainder of the site represents more internal mixing of intensities and uses. Its allocation towards the southeast and northwest edges of Montava demonstrates how mixed-use and mixed-intensity neighborhoods can transition in scale and intensity towards natural areas and low intensity uses like agriculture. T3.1 provides a character of building type and setback that introduces more space for natural landscaping. In addition, lighting standards designed for this district reinforce the dark sky environment of the natural areas; it is a key piece in light and intensity transition from active urban areas to nature. Compared with other districts, houses in T3.1 are more easily supported by residential PV systems and can orient rooms for solar gain. While not a particularly efficient land use alone, T3.1 transitions intensity from very efficient uses elsewhere into natural area that may be negatively impacted by too much human intensity. T3.1 provides significant opportunities for accessory dwelling units, which increases its land use efficiency. Due to the district’s scale and limited use, amenities within this district are primarily trails adjacent to natural areas; the adjacent T3.2 and T4 districts provide additional amenities along with greater development intensity. b. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect T3.1 is low impact in nature and dark sky friendly lighting (LZ1) transitions well to natural areas, provides for more vegetative area, and connects Montava with nature in a gradual way. The larger lots provide for more on-site storm water mitigation through larger areas of pervious surface. An exclusively residential district, T3.1 buffers natural areas from more intensive noise and light of Transect Districts T4 and T5. Storm water management itself is a key design component of Montava, where natural topographic features define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 14 ooooffff 88885555 and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transect districts. In T3.1, the storm water system is designed in a naturalistic manner and connects directly to systems in the natural areas. c. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this transect district. Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district of T3.2, to the higher intensity districts of T4 and T5. The transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. Transect District T3.1 is used sparingly in Montava, as a means of transitioning from higher intensity districts to natural areas and adjacent, lower intensity residential areas like Maple Hill. Its use is similar to Transect District T3.2, which is typically the adjacent district, but at a slightly lower intensity. d. The uses are appropriate for this district within the PUD Master Plan. Transect District T3.1 is a component of development intensity envisioned in the Mountain Vista Subarea Plan. It is appropriate for use in limited quantities, as applied through the Montava design. Rural Neighborhood uses transition intensity to aid in compatibility with neighboring properties and natural areas. 2.4.3. Transect District T3.2 Sub-Sub -Urban NNNNeeeeiiiigggghhhhbbbboooorrrrhhhhoooooooodddd There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect District T3.2. The Applicant proposes the following uses and types of review for Transect District T3.2, which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying zone districts. Transect District T3.2 Sub-Sub -Urban Neighborhood Uses Type of Review Single-family detached BDR Single-family attached BDR Accessory Dwelling Units Type I Multi-family up to 14 units/bldg. Type I Places of worship or assembly (religious assembly) Type I Public and private schools-all levels Type I Short Term Primary Rentals BDR Short Term Non-Primary Rentals BDR Bed and breakfast up to 6 rooms Type I Public Use BDR Minor Public Facilities Type I Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 15 ooooffff 88885555 Parks and Recreation Type I Urban Agriculture BDR Off-site construction staging BDR Accessory buildings BDR Accessory uses BDR The Sub-Urban uses proposed for Transect District T3.2 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): a. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Project Design Narrative. In addition, Transect District T3.2 is a key component of the mixed-use, mixed-intensity neighborhood structure of Montava. While not mixed-use, T3.2 provides for a mix in intensity, transitioning from lower intensity T3.1 areas to mixed-use, mixed-intensity T4 and T5. Transect District T3.2 is an area of diverse residential uses including single family, duplex, small multi-family, and limited non-residential components. Its allocation towards the southeast and northwest edges of Montava demonstrates how mixed-use and mixed-intensity neighborhoods can transition in scale and intensity towards lower intensity residential development and natural areas. Transect District T3.2 provides open space in the form of greens, pocket parks, playgrounds, and linear open spaces with trails. Open space is distributed through residential areas, providing for direct or near direct access to amenities for most district residents. Community gardens are a key component of the district, whether in formal open spaces or informally located in alley areas and pedestrian ways, as contemplated by the Mountain Vista Subarea Plan. Transect District T3.2 is a more efficient use of land than T3.1, also a key component in the transect concept innovation of development intensity transitioning. Like T3.1, housing in T3.2 can easily provide roof area for residential PV systems and orientation of rooms for solar gain. Also similar to T3.1, T3.2 provides significant opportunities for accessory dwelling units, increasing land use efficiency. b. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T3.2 has moderate impact, and dark sky friendly lighting (LZ1) transitions well down to T3.1 areas and natural areas, and up to T4 and T5 areas. Its application buffers natural areas and systems from higher intensity development in Transect Districts T4 and T5. The medium sized lots provide for some on-site storm water mitigation through areas of pervious surface. Additional management is provided through multi-use civic greens and linear parks. Storm water management itself is a key design component of Montava, where natural topographic features define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transects and districts. In T3.2, the storm water system design accounts for adjacent Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 16 ooooffff 88885555 development while transitioning to a more naturalistic design in T3.1 and natural areas. c. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this transect district. Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district, T3.2, to the higher intensity districts, T4 and T5. This transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. Transect District T3.2 is moderate in intensity, similar to that of adjacent developments in Maple Hill, Lind, and Waterglen. T3.2 provides for a mix of housing types and conditions, while signaling the end of higher-intensity development at Montava’s Town Center and core neighborhoods. Its uses are limited, but in greater quantity than T3.1, transitioning towards the lower intensity northwest and southeastern edges. d. The uses are appropriate for this transect district within the PUD PUD Master Plan. Transect District T3.2 is a significant component of residential development intensity envisioned in the Mountain Vista Subarea Plan. It is appropriate for use in residential districts and is applied in relatively limited quantities through the Montava design. The uses transition intensity to aid in compatibility with neighboring properties, natural areas, and T3.1. 2.4.4. Transect District T4 General Urban Neighborhood There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect District T4. The Applicant proposes the following uses and types of review for Transect District T4, which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying zone districts. Transect District T4 General Urban Neighborhood Uses Type of Review Single-family detached BDR Single-family attached BDR Accessory Dwelling Unit Type I Extra occupancy rental house BDR Multi-family up to 14 units/bldg. BDR Multi-family > 14 units/bldg. BDR Long term care facility (assisted living and independent living) Type I Neighborhood Support/rec facilities (general assembly) Type I Places of worship or assembly (religious assembly) Type II Public and private schools-all levels Type II Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 17 ooooffff 88885555 Short Term Primary Rentals BDR Short Term Non-Primary Rentals BDR Bed and breakfast up to 6 rooms Type I Lodging establishment (Inn up to 12 rooms) Type I Public Use BDR Minor Public Facilities BDR Parks and Recreation Type I Urban Agriculture BDR Off-site construction staging BDR Accessory buildings BDR Accessory uses BDR The General Urban Neighborhood uses proposed for Transect District T4 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): a. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Project Design Narrative. In addition, Transect District T4 is the most diverse of Montava’s districts, implementing mixed-use and mixed-intensity at the neighborhood scale. Transect T4 is the most widely applied transect in Montava’s plan. From a residential development standpoint, T4 ranges from small single-family dwellings through cottage clusters and townhomes, to multi-family and live-work units. From a non-residential development standpoint, T4 allows for a wide range of small- scale businesses to be integrated into the neighborhood fabric. The district allows for diverse and innovative development that can flex in intensity and character, allowing it to transition to medium intensity areas like T3.2 and Storybook, and to high intensity areas like T5. Transect District T4 district provides open space in the form of plazas, squares, greens, pocket parks, playgrounds, and linear open spaces with trails. Open space is distributed throughout the district and diversified in its format and recreational activities. At the smaller end, cottage cluster greens may be used for community gardens, social gathering space such as outdoor neighborhood kitchens, or play areas for children. At the larger end, plaza and squares provide space for higher intensity activities and unstructured sports. Transect District T4 is an area of very efficient land use, which retains a neighborhood character. These in-town neighborhood areas support activities in the Town Center and the Farm due to proximity, allowing residents convenient access to daily needs by walking and cycling. While providing PV systems is more challenging in T4, the smaller size of each unit reduces the amount or PV required, which is easily provided on rooftops and in parking areas. Numerous multi- dwelling or multi-tenant options increase the efficiency of T4, while the building form requirements maintain compatibility. In particular, T4 is where buildings cluster around active, shared open spaces, implementing many of the neighborhood fabric goals of the Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 18 ooooffff 88885555 Mountain Vista Subarea Plan. b. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T4 is more human-oriented than natural, a transition between the more naturalistic neighborhood districts of T3.2 and the very intense T5. T4 implements the LZ2 dark sky zone, which follows the transect transition in intensity. The small lots provide for limited on-site storm water mitigation, which is fulfilled primarily in open spaces – linear parks, civic greens, and clustered greens – and through storm water corridors.Storm water management itself is a key design component of Montava, where natural topographic features define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transect districts. c. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this transect district.Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district, T3.2, to the higher intensity districts of T4 and T5. The transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility.Transect District T4 is moderately high in intensity, transitioning from lower intensity areas like T3.2 and Storybook to T5. T4 provides for a mix of housing types and family configurations, and small, neighborhood-centric businesses. T4 is used broadly throughout Montava, buffered from lower intensity land uses by T3, and providing the neighborhood intensity needed to support Montava’s Town Center. T4 areas support retail and employment areas as well as providing the social and fiscal support needed for Montava’s open space amenities. Within Montava, T4 plays an important role in transitioning intensity to ensure compatibility. It is located adjacent to Storybook, which is equivalent to T3.2 within Montava, and it is located adjacent to Mountain Vista Drive and Giddings Road, arterial roadways which are best buffered from lower intensity residential uses by higher intensity uses that have hardier materials, buffering noise. d. The uses are appropriate for this transect district within the PUD Master Plan. Transect District T4 is the primary component of residential and mixed-use neighborhood intensity envisioned in the Mountain Vista Subarea Plan. It is used broadly within Montava, appropriately buffered from existing residential uses. T4 is lower in intensity than the existing E and I zones. T4 is a component of LMN, which includes portions of T3 as well. The General Urban Neighborhood uses are key in supporting the more intensive non-residential areas of Montava. 2.4.5. Transect Trans ect District T5 Urban Center / Mixed Use There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect District T5. The Applicant proposes the following uses and types of review for Transect District T5, which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 19 ooooffff 88885555 zone districts. Transect District T5 Urban Center / Mixed Use Uses Type of Review Single-family detached BDR Single-family attached BDR Accessory Dwelling Units Type I Multi-family up to 14 units/bldg. BDR Multi-family > 14 units/bldg. BDR Long term care facility (assisted living and independent living) Type II Neighborhood Support/rec facilities (general assembly) Type I Places of worship or assembly (religious assembly) Type II Commercial Type I Public and private schools-all levels Type II Short Term Primary Rentals BDR Short Term Non-Primary Rentals BDR Bed and breakfast up to 6 rooms Type I Lodging establishment (Inn up to 12 rooms and hotel) Type II Light Industrial Type II Workshops and custom small industry uses Type I Office Type I Parking garages, lots and structures BDR Public Use BDR Minor Public Facilities BDR Parks and Recreation Type I Plant Nurseries and Greenhouses Type II Urban Agriculture BDR Off-site construction staging BDR Accessory buildings BDR Accessory uses BDR The Urban Center / Mixed Use uses proposed for Transect District T5 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): a. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Project Design Narrative. Transect District T5 is the Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 20 ooooffff 88885555 intensive core of Montava. T5 is fully mixed-use and high intensity. Transect T5 is concentrated around the intersects of Mountain Vista Drive with Timberline Road and Giddings Road, implementing the Community Commercial and Employment components of the Mountain Vista Subarea Plan. In addition to commercial and employment, T5 includes a significant multi-family housing component, stand- alone and mixed-use. Direct integration between high intensity residential uses and commercial and employment areas is necessary for the success of those areas. Additionally, Montava’s T5 includes public institutions and affordable housing, located along the Mountain Vista Drive enhanced transportation corridor. T5 provides the greatest use diversity in Montava, in a concentrated format to promote vibrancy. Transect District T5 provides open space in the form of plazas, squares, compact greens, pocket parks, and linear open spaces with trails. Open space is distributed throughout the district and diversified in its format and recreational activities. Within the core of the district, open space areas are programmed with public institutions, recreational amenities, and designed for active social gathering. The use intensity and design formality of T5’s open spaces follows the transect innovation connecting development intensity with social and recreational intensity. The Town Center –T5 – also supports the Community Park which is adjacent. A secondary area of T5 provides support to the Farm and adjacent neighborhoods in the northern end of Montava. Transect District T5 is an area of very efficient and intensive land use. By utilizing shared parking in T5, excessive parking areas and related drive aisles, curb cuts, and infrastructure is reduced, improving storm water management and heat island issues. Buildings in T5 are larger in scale than other districts, providing larger roof areas for PV, including flat roofs. Shared parking areas offer space for larger PV installations which will be privately managed. Overall, T5 is an important component of the Mountain Vista Subarea Plan, and a key cultural asset to Montava and the City. b. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T5 is a human- centric area, comprised of more hardscape than softscape. T5 includes more intense lighting, LZ3, noise, and little on-site storm water management. Storm water is managed collectively, fulfilled through shared spaces off-site. The intensity of T5 allows it to take as little space as possible, which provides for the transition to T4, T3.2, T3.1 and T2 prior to natural areas, limiting its impact. Storm water management itself is a key design component of Montava, where natural topographic features define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transect districts. c. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent of this transect district. Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district of T3.2, to the higher intensity districts of T4 and T5. The transect directs Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 21 ooooffff 88885555 changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. Transect District T5 is the highest intensity district, fully mixed-use. It fulfills the goals of mixed-use commercial and employment areas envisioned in the Mountain Vista Subarea Plan. T5 is buffered from lower intensity residential uses by T4, ensuring compatibility. The location of T5 supports the Mountain Vista Subarea Plan’s Community Commercial and Employment core, providing a compatible use with future development south of Mountain Vista. Its location along Mountain Vista Drive is also supportive of the capacity of the roadway, its impact on adjacent uses, and the enhanced transportation corridor designation. d. The uses are appropriate for this transect district within the PUD Mast Plan. Transect District T5 is the primary mixed-use commercial and employment component of Montava, supporting the form envisioned in the Mountain Vista Subarea Plan. T5 is closely related to the uses and intensities of the existing E zone. It is located along the most intensive arterial roadways in the area, and their intersections. 2.4.6. (S) - Natural Areas and Stormwater Special District There are two (2) Land Use Code zone districts (E and I) underlying the (S) - Natural Areas and Stormwater Special District. The Applicant proposes the following uses and types of review for (S) , which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying zone districts. (S) - Natural Areas and Stormwater Special District Uses Type of Review Public Use BDR Minor Public Facilities Type I Parks and Recreation Type I Open Lands BDR Urban Agriculture Type I Off-site construction staging BDR Accessory buildings BDR Accessory uses BDR The uses proposed for (S) – Natural Areas and Stormwater Special District are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): a. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Project Design Narrative. In addition, the (S) - Natural Areas and Stormwater Special District is designed to combine significant areas of off-site Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 22 ooooffff 88885555 stormwater management with natural areas to create a lasting amenity that protects wildlife corridors. While the (S) District is generally located along the Cooper Slough, Montava’s design incorporates key trail connections throughout the community which extend the impact of the natural area. Along the transect, this natural area district provides a respite from development. Within the (S) District, development is severely limited, focused on providing public amenities along with regional storm water management. This district provides an amenity to Montava as well as the City as a whole, expanding natural areas protection and connecting trail systems. b. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. The (S) - Natural Areas and Stormwater Special District assists surrounding areas and portions of Montava with storm water compliance. Severely limited in development, the district provides a respite from noise and light for wildlife and large areas for vegetation. c. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this district. Within the developed portions of Montava, the transect [I do not know what to use here if this is a District because I do not know if “District concept” makes sense.]concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district of T3.2, to the higher intensity districts, T4 and T5. The transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. The (S) - Natural Areas and Stormwater Special District provides the lowest intensity of land use in the form of natural lands. This district provides amenities to adjacent districts. d. The uses are appropriate for the district within the PUD Master Plan. The (S) - Natural Areas and Stormwater Special District is necessary for managing off-site storm water in the Cooper Slough, and storm water produced through the development. Its location follows pre-existing water flows, which also serves to buffer new development from adjacent industrial uses. 2.4.7. (I) - Industrial and Employment Special District There is one (1) Land Use Code zone district (I) underlying the (I) - Industrial and Employment Special District. Developer proposes the following uses and types of review for the (I) - Industrial and Employment Special District, which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying zone district including the provisions of LUC Sec. 4.27(D)(2) which categorizes uses as primary or secondary and limits the area of secondary uses. (I) - Industrial and Employment Special District Uses Type of Review All uses in the I zone district Per LUC Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 23 ooooffff 88885555 All uses in the E zone district Per LUC Public Use Per LUC Accessory buildings Per LUC Accessory uses Per LUC The uses proposed for the (I) - Industrial and Employment Special District are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): a. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Project Design Narrative. In addition, note that the new (I) - Industrial and Employment Special District continues and expands upon the uses envisioned in the Mountain Vista Subarea Plan. The (I) - Industrial and Employment Special District allows for a combination of the various employment and industrial uses defined in the LUC and, without the primary/secondary distinction between uses and the maximum amount of secondary uses set forth in LUC Sec. 4.27(D)(2), this array of uses provides the best opportunities for success in attracting employment and industrial users and the ability to respond to market conditions and demands. The combination of both employment and industrial uses diversifies the overall uses within Montava. b. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Development in the (I) - Industrial and Employment District will comply with applicable LUC provisions regarding the natural environment. c. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this district. The portion of Montava where the (I) - Industrial and Employment District is located is cut off from the remainder of the development by industrial uses, and a railway. The area itself is further isolated by the freeway and canal and adjacent storm water management areas. The Industrial District is an area in isolation, which is ideal for many industrial and employment uses. d. The use is appropriate for the property or properties within the PUD Overlay: The (I) - Industrial and Employment Special District allows for a wide variety of industrial and employment uses and provides diversification to the overall PUD Overlay. 2.4.8. (P) - Community Park Special District There are two (2) Land Use Code zone districts (LMN and E) underlying the (P) - Community Park Special District. The Applicant proposes the following uses and types of review for the (P) - Community Park Special District, which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 24 ooooffff 88885555 zone districts. (P) - Community Park Special District Uses Type of Review Neighborhood Parks Per LUC Public Use Per LUC Accessory buildings Per LUC Accessory uses Per LUC 2.4.9. Poudre School (PSD) Special District There is one (1) Land Use Code zone district (E) underlying the Poudre School (PSD) Special District. The Applicant proposes the following uses and types of review for the Poudre School (PSD) Special District, which uses and types of review shall be in lieu of and supersede the types of review and uses in the underlying zone district. Poudre School (PSD) Special District Uses Type of Review Public and private schools for elementary, intermediate and high school education, and for vocational and technical training Per LUC Public Use Per LUC Accessory buildings Per LUC Accessory uses Per LUC Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 25 ooooffff 88885555 3. DENSITY 3.1. REQUEST FFFFOOOORRRR MODIFIED DENSITIES 3.1.1. Section 4.29(G)(1) allows for the modification of densities set forth in the LUC as part of the Montava PUD Master Plan. Therefore, the Applicant proposes to modify all LUC requirements related to density in Article 3 and in Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N), Division 4.27 - Employment District (E) and Division 4.28 - Industrial District (I) of Article 4 of the Land Use Code by the approval of the densities proposed in this Chapter 3. 3.1.2. The modified densities Chapter 3 shall apply to all development in the Montava PUD Master Plan. Such modified densities supersede and replace all LUC standards related to density in Article 3 and Divisions 4.5, 4.27 and 4.28 of the LUC. 3.2. DESCRIPTION OF MODIFIED DENSITIES 3.2.1. The proposed densities below are calculated for each anticipated development phase of Montava. The proposed densities represent estimates of the minimum and maximum numbers of dwelling units per net developable area per phase, with net developable area estimated to be approximately sixty to seventy percent (60-70%) of the gross acreage of each phase. Net developable area will be calculated per current LUC definition for same at the time of development of the individual phase. Note that the portions of each development phase that are located in the Industrial & Employment District or in the T2 Rural / Farm Transect are excluded from the phase size and the density calculations for that phase, since the developed uses will be primarily nonresidential. Accessory dwelling units are not counted in the calculations of minimum and/or maximum densities. For informational purposes, this type of dwelling unit is estimated to add additional density at the rate specified in Table 3-1.1. 3.2.2. The boundaries of the phases identified in Table 3.1-1 are generally depicted on the Development Phasing Plan shown below. The Applicant anticipates that development phase boundaries may be adjusted over the 25 to 30-year build out of Montava, generally pursuant to minor modifications of the Development Phasing Plan. 3.3. DENSITY BBBBYYYY PPPPHHHHAAAASSSSEEEE 3.3.1. Each development phase in Montava is limited in density as specified in Table 3- 1.1. a. Industrial portions of each phase are not included in the phase size or density calculations. Industrial areas do not include density limitations. b. T2 portions of each phase are not included in the phase size or density calculations. T2 is agricultural in nature and falls well below density thresholds. c. Phase size is an estimate following graphic phase boundaries and may vary in phase submittals. 3.3.2. Density is calculated as the total number of dwelling units divided by the net developable area of each phase, including lots and alleys, and excluding streets and open spaces. a. Net developable area is estimated as 60% of the gross area of each phase and may vary in phase submittals. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 26 ooooffff 88885555 b. Accessory dwelling units are estimated to add additional density at the rate specified in Table 3-1.1. c. Following existing zone districts in the Land Use Code, maximum density is not specified. Maximum density is limited by use, lot size, and parking requirements. Phases 1b, 3b, and 5b do not define a minimum density as these areas include a significant non-residential component, supported by adjacent housing in other phases. Figure 2- Development Phasing Plan Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 27 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 3.1-1 -1.DDDDEEEENNNNSSSSIIIITTTTYYYY BBBBYYYY PHASE PPPHHHAAASSSEEE PHASE SIZE MINIMUM DENSITY ADD. ADU DENSITY T3.1 T3.2 T4 T5 1a 38 ac 10 du/ac 3 du/ac ✓ ✓ 1b Farm n/a n/a 1b Town Center 36 ac n/a 2 du/ac ✓ ✓ 2a 52 ac 10 du/ac 3 du/ac ✓ ✓ ✓ 2b 21 ac 18 du/ac 2 du/ac ✓ ✓ 3a 40 ac 10 du/ac 3 du/ac ✓ ✓ ✓ ✓ 3b Mountain Vista East 39 ac n/a 5 du/ac ✓ ✓ ✓ ✓ 3b Town Center 16 ac n/a 0 du/ac ✓ 4a 51 ac 7 du/ac 5 du/ac ✓ ✓ ✓ 4b 43 ac 10 du/ac 3 du/ac ✓ ✓ 5a 45 ac 7 du/ac 6 du/ac ✓ ✓ ✓ ✓ 5b Town Center 29 ac n/a 0 du/ac ✓ 6 42 ac 7 du/ac 6 du/ac ✓ ✓ ✓ 3.4. JUSTIFICATION FFFFOOOORRRR DENSITY MMMMOOOODDDDIIIIFFFFIIIICCCCAAAATTTTIIIIOOOONNNNSSSS 3.4.1. There are four LUC criteria for modification of densities in LUC Sections 4.29(G)(a) through (d). As required by Section 4.29(G)(a), the modified densities in this Chapter 3 are consistent with the purposes and advance the objectives of the PUD Overlay as described in LUC Sections 4.29 (A) and (B); please see the explanation in Chapter 2.2 of the Project Design Narrative. The modified densities are also consistent with numerous principles and policies of the City adopted plans and policies as required by Section 4.29(G)(d). See the list of such principles and policies set forth in Chapter 10 of the Project Design Narrative. 3.4.2. As required by Sections 4.29(G)(b) and (c),such modified densities significantly advance and are necessary for the achievement of the development objectives of Montava as described in Chapter 2 of the Project Design Narrative. Montava’s neighborhoods range in density similar to the range described by the Land Use Code categories of Low Density Mixed-Use Neighborhood District (L-M-N), Medium Density Mixed-Use Neighborhood District (M-M-N), and High Density Mixed-Use Neighborhood District (H-M-N). The layout of neighborhoods and Commercial Centers is also similar to that anticipated by the LUC’s mixed-use districts, with low density neighborhoods clustered around medium and high- density neighborhoods, centered on community commercial. Current zoning of the Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 28 ooooffff 88885555 site includes districts L-M-N, which has a maximum density of 12 du/ac and minimum density of 5 du/ac, and zone districts E and I, which do not have maximum or minimum density standards. Montava’s arrangement of neighborhoods, which is directly supportive of the LUC’s mixed-use districts intent, follows boundaries that differ from the underlying zoning. Overall, the neighborhoods layout supports the minimum density goals of efficient use of land, while the site in general is not significantly encumbered by maximum density restrictions. 3.4.3. The density modifications requested are designed to align allowable densities with the neighborhood structure of Montava, which differs from the underlying zoning. Respecting existing adjacent development, those neighborhoods in Montava nearest existing development are assigned a density range that is similar to existing L-M-N zoning in those areas. In the remaining neighborhoods of Montava, density requests are designed to implement low, medium, and high density mixed-use, clustered in the format anticipated by the LUC’s mixed-use districts intent. The densities described in the request reflect a wide range of housing types in each neighborhood, a standard which exists in the LUC’s L-M-N zone, but not in the other mixed-use districts. Implementing varied housing types and uses in each neighborhood leads to greater diversification in support of the intent of mixed-use. 3.4.4. In addition to base density, the request includes consideration for additional density provided by Accessory Dwelling Units (ADUs). ADUs support many City goals, including more efficient use of land and affordable housing. However the density standards in the LUC do not currently account for ADUs, particularly in the L-M-N zone which has maximum density restrictions. Interestingly, it is in the low intensity mixed-use condition that ADUs have the most potential, where there is a higher prevalence of larger lots and potential for detached or semi-detached garages. The request provides density increases commensurate with each area’s potential for including Accessory Dwelling Units. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 29 ooooffff 88885555 4. DEVELOPMENT SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS OVERVIEW 4.1. REQUEST FFFFOOOORRRR MODIFIED DEVELOPMENT SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS 4.1.1. The ability to utilize a set of customized development standards to achieve flexibility in the design of a large, complex master plan is a key component of a PUD Overlay and the Montava PUD Master Plan. The modified development standards in the subsequent Chapters are crafted to enable the realization of the Montava development concept and vision which, in turn, will provide benefits to the community that would not otherwise be achievable. 4.1.2. Pursuant to LUC Section 4.29(G)(1), the Applicant proposes to modify the LUC requirements in Article 3 and in Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N), Division 4.27 - Employment District (E) and Division 4.28 - Industrial District (I) of Article 4 of the LUC which are related to the subject matter of this Chapter 4 by the approval of the development standards proposed in Chapters 5 through 11. 4.2. DESCRIPTION OF MODIFIED DEVELOPMENT STANDARDS 4.2.1. The development standards in Chapters 5 through 11 include standards related to the following: Lots and Buildings (lot size and coverage, setbacks, height, building orientation and frontage, shopfronts, fences and walls, and lighting); Parking (vehicular and bicycle location, access and landscaping); Landscaping (materials and plant lists); Signage (type, number and area); Architectural Character; and Civic Space (location, size and programming). 4.2.2. Montava’s design relies upon coordination between development standards and the PUD Master Plan to achieve community goals. Generally, the development standards and design of Montava are aligned with the vision and goals of the LUC; both intend to produce walkable, mixed-use places with buildings and open spaces that work together harmoniously and in support of a shared public and social fabric. The LUC, however, addresses new development and changes to existing development in ways that are not necessarily expressive of LUC goals, with an incremental application of standards that encourages existing development to align more closely with contemporary goals. It is a hybrid code, including progressive form-based code elements with conventional elements addressing legacy development patterns. Montava’s development standards create a pure form-based code, more effectively directing form-centric development by their ability to be targeted, as opposed to being applicable to a wide variety of potential applications. Montava’s plan and development standards together craft design of the project which, in turn, creates a large, diverse, walkable, mixed-use community and an interconnected series of neighborhoods, centers, and open spaces. 4.3. COMPLIANCE WITH CCCCRRRRIIIITTTTEEEERRRRIIIIAAAA OF LUC 4.29(G)(3) 4.3.1. There are four LUC criteria for modification of development standards in LUC Sections 4.29(G)(a) through (d). As required by Section 4.29(G)(a), the modified development standards in Chapters 5 through 11 are consistent with the purposes and advance the objectives of the PUD Overlay as described in LUC Sections 4.29 (A) and (B); see the explanation in Chapter 2.2 of the Project Design Narrative. The modified development standards are also consistent with numerous principles and policies of the City adopted plans and policies as required by Section 4.29(G)(d). See the list of such principles and policies in Chapter 10 of the Project Design Narrative. Following each Chapter is an in-depth explanation of how such modified Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 30 ooooffff 88885555 development standards advance and are necessary for the achievement of the development objectives of Montava , as required by Sections 4.29(G)(b) and (c), which development objectives are more generally described in Chapter 2 of the Project Design Narrative. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 31 ooooffff 88885555 5. LOTS AAAANNNNDDDD BBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS 5.1. OVERVIEW 5.1.1. The development standards of this Chapter 5 for Lots and Buildings shall apply to all development in the Montava PUD Master Plan. Such modified development standards supersede and replace all LUC standards in Article 3 and Divisions 4.5, .27 and 4.28 thereof which regulate lots and buildings, with the exception of Division 3.8, Supplemental Regulations, which are the subject of Chapter 12. 5.2. SUMMARY OOOOFFFF STANDARDS 5.2.1. Tables 5.1-1 through 5.1-4 summarize a subset of standards applicable to transect districts, specified within this and other Chapters, for quick reference. a. Should there be a conflict between the standards summarized in Tables 5.1-1 through 5.1-4 and the standards specified elsewhere in text and tables, the standards specified elsewhere in text and tables prevails. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 32 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..1-1 -1.TTTT5555 SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS SSSSUUUUMMMMMMMMAAAARRRRYYYY SETBACKS IIIILLLLLLLLUUUUSSSSTTTTRRRRAAAATTTTEEEEDDDD LOTS FRONTAGE A Lot Width 20 ft. - 500 ft. Permitted Yard Types Urban, Pedestrian Forecourt, Shallow, Door B Lot Depth 30 ft. min. Glazing - Ground Floor 60% - 90% Lot Area 200,000 sf. max. Glazing - Upper Floors 30% - 60% Occupation / Coverage 90% max. / 100% max. Projections Arcade, Gallery, Canopy, Marquee, Awning SETBACKS: AAAALLLLLLLL SSSSTTTTRRRRUUUUCCCCTTTTUUUURRRREEEESSSS BUILDING HEIGHT HEIGHT C Front 2 ft. - 12 ft. Principal Building 4 stories max. D Side Street 2 ft. - 12 ft. Outbuildings & Structures 4 stories max. E Side 0 ft. or 5 ft. min. STORY HHHHEEEEIIIIGGGGHHHHTTTT F Rear & Rear Alley 0 ft. min. Ground Floor Residential 10 ft. - 18 ft. Ground Floor Non- residential 16 ft. - 25 ft. Upper Stories 10 ft. - 14 ft. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 33 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..1-1 -2.TTT444 T4 SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS SSSSUUUUMMMMMMMMAAAARRRRYYYY SETBACKS IIIILLLLLLLLUUUUSSSSTTTTRRRRAAAATTTTEEEEDDDD LOTS FRONTAGE A Lot Width 20 ft. - 250 ft. Permitted Yard Types Fenced, Shallow, Forecourt, Door, Cottage Court B Lot Depth 50 ft. min. Glazing - Ground Floor 30% - 50% Lot Area 60,000 sf. max. Glazing - Upper Floors 30% - 50% Occupation / Coverage 80% max. / 90% max. Projections Enclosed Porch, Open Porch, Stoop, Terrace SETBACKS: PPPPRRRRIIIINNNNCCCCIIIIPPPPAAAALLLL BBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS BUILDING HEIGHT HEIGHT C Front 8 ft. - 16 ft. Principal Building 3 stories max. D Side Street 6 ft. min. Outbuildings & Structures 2 stories max. E Side 0 ft. or 5 ft. min. STORY HHHHEEEEIIIIGGGGHHHHTTTT F Rear & Rear Alley 0 ft. min. Ground Floor 10 ft. - 14 ft. SETBACKS: OOOOUUUUTTTTBBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS Upper Stories 8 ft. - 12 ft. Front 2 ft. min. Side Street 2 ft. min. Side 0 ft. or 5 ft. min. Rear & Rear Alley 0 ft. min. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 34 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..1-1 -3.T3.2 T3.2 SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS SSSSUUUUMMMMMMMMAAAARRRRYYYY SETBACKS IIIILLLLLLLLUUUUSSSSTTTTRRRRAAAATTTTEEEEDDDD LOTS FRONTAGE A Lot Width 30 ft. min. Permitted Yard Types Continuous Yard B Lot Depth 70 ft. min. Glazing - Ground Floor n/a Lot Area No max. Glazing - Upper Floors n/a Occupation / Coverage 70% max. / 75% max. Projections Enclosed Porch, Open Porch, Stoop SETBACKS: PPPPRRRRIIIINNNNCCCCIIIIPPPPAAAALLLL BBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS BUILDING HEIGHT HEIGHT C Front 12 ft. min. Principal Building 2 stories max. D Side Street 6 ft. min. Outbuildings & Structures 2 stories max. E Side 6 ft. min. STORY HHHHEEEEIIIIGGGGHHHHTTTT F Rear 12 ft. min. Ground Floor 9 ft. - 12 ft. G Rear Alley 0 ft. min. Upper Stories 8 ft. - 10 ft. SETBACKS: OOOOUUUUTTTTBBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS H Front 2 ft. min. I Side Street 4 ft. min. J Side 6 ft. min. K Rear 6 ft. min. L Rear Alley 0 ft. min. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 35 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..1-1 -4.T3.1 T3.1 SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS SSSSUUUUMMMMMMMMAAAARRRRYYYY SETBACKS IIIILLLLLLLLUUUUSSSSTTTTRRRRAAAATTTTEEEEDDDD LOTS FRONTAGE A Lot Width 50 ft. min. Permitted Yard Types Continuous Yard B Lot Depth 80 ft. min. Glazing - Ground Floor n/a Lot Area No max. Glazing - Upper Floors n/a Occupation / Coverage 60% max. / 65% max. Projections Enclosed Porch, Open Porch, Stoop SETBACKS: PPPPRRRRIIIINNNNCCCCIIIIPPPPAAAALLLL BBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS BUILDING HEIGHT HEIGHT C Front 16 ft. min. Principal Building 2 stories max. D Side Street 10 ft. min. Outbuildings & Structures 2 stories max. E Side 10 ft. min. STORY HHHHEEEEIIIIGGGGHHHHTTTT F Rear 12 ft. min. Ground Floor 9 ft. - 12 ft. G Rear Alley 20 ft. min. Upper Stories 8 ft. - 10 ft. SETBACKS: OOOOUUUUTTTTBBBBUUUUIIIILLLLDDDDIIIINNNNGGGGSSSS &SSSSTTTTRRRRUUUUCCCCTTTTUUUURRRREEEESSSS H Front 30 ft. min. I Side Street 6 ft. min. J Side 6 ft. min. K Rear 6 ft. min. L Rear Alley 3 ft. min. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 36 ooooffff 88885555 5.3. LOT SIZE 5.3.1. Lot size must meet the minimum standards specified in Table 4.2-1. TTTTAAAABBBBLLLLEEEE 5555..2-2 -1.MMMMIIIINNNNIIIIMMMMUUUUMMMM LLLLOOOOTTTT SSSSIIIIZZZZEEEE DISTRICT WIDTH DEPTH AREA T5 20 ft. min. 500 ft. max. 30 ft. min. 200,000 sf. max. T4 20 ft. min. 250 ft. max. 50 ft. min. 60,000 sf. max. T3.2 30 ft. min. 70 ft. min. No max. T3.1 50 ft. min. 80 ft. min. No max. 5.4. LOT OCCUPATION AAAANNNNDDDD COVERAGE 5.4.1. Buildings and covered structures are limited in the total area they may occupy as a percentage of the gross lot area as specified in Table 5.3-1 as occupation. 5.4.2. Impervious surfaces are limited in the total area they may occupy as a percentage of the gross lot area as specified in Table 5.3-1 as coverage. a. Lot coverage categories for the purpose of the Fort Collins Stormwater Criteria Manual are allocated as follows: i. T5 is equivalent to Commercial or Residential High Density; ii. T4 is equivalent to Residential High Density; iii. T3.2 is equivalent to Residential Medium Density; and iv. T3.1 is equivalent to Residential Low Density. TTTTAAAABBBBLLLLEEEE 5555..3-3 -1.LLLLOOOOTTTT OOOOCCCCCCCCUUUUPPPPAAAATTTTIIIIOOOONNNN AAAANNNNDDDD CCCCOOOOVVVVEEEERRRRAAAAGGGGEEEE DISTRICT OCCUPATION COVERAGE T5 90% max. 100% max. T4 80% max. 90% max. T3.2 70% max. 75% max. T3.1 60% max. 65% max. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 37 ooooffff 88885555 5.5. SETBACKS 5.5.1. Required SSSSeeeettttbbbbaaaacccckkkkssss a. All structures must be set back from the lot boundaries as specified in Table 5.4-1, as illustrated in Tables 5.1-1 to 5.1-4 and Table 5.4-2, and as follows: i. Front specifies the setback from the front lot line. (1) Elements that project forward from frontage facades are permitted to project into front setbacks as specified in Section 5.7.6. (2) The front lot line is the lot line associated with the address. (3) In T5 and T4, townhouses may exceed the maximum setback when designed with a door yard frontage yard. ii. Side Street specifies the setback from from any lot line abutting a street other than the front lot line. (1) In T5 and T4, where there are multiple structures on one lot, the side street maximum setback applies to only the nearest structure. (2) Elements that project forward from frontage facades are permitted to project into side street setbacks as specified in Section 5.7.6. iii. Side specifies the setback from side lot lines other than those qualifying for a side street setback. iv. Rear specifies the setback from the rear lot line, except where abutting an alley. v. Rear Alley specifies the setback from the rear lot line in instances that it abuts an alley. TTTTAAAABBBBLLLLEEEE 5555..4-4 -1.RRRREEEEQQQQUUUUIIIIRRRREEEEDDDD SSSSEEEETTTTBBBBAAAACCCCKKKKSSSS DISTRICT BUILDING FRONT SIDE STREET SIDE REAR REAR ALLEY T5 All Structures 2 ft. min. 12 ft. max. 2 ft. min. 12 ft. max. 0 ft. or 5 ft. min. 0 ft. min. 0 ft. min. T4 Dwellings 8 ft. min. 16 ft. max. 2 ft. min. 0 ft. or 5 ft. min. 0 ft. min. 0 ft. min. T4 Outbuildings 2 ft. min. 2 ft. min. 0 ft. or 5 ft. min. 0 ft. min. 0 ft. min. T3.2 Dwellings 12 ft. min. 6 ft. min. 6 ft. min. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 38 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..4-4 -2.TTTTYYYYPPPPIIIICCCCAAAALLLL SSSSEEEETTTTBBBBAAAACCCCKKKK LLLLOOOOCCCCAAAATTTTIIIIOOOONNNNSSSS SETBACK TYPICAL LOCATION A Front B Side Street C Side D Rear Alley E Rear 5.5.2. Setbacks ffffrrrroooommmm AAAArrrrtttteeeerrrriiiiaaaallll RRRRooooaaaaddddwwwwaaaayyyyssss a. Single family residential buildings must be setback a minimum of 30ft from arterial roadways, except where exterior walls meet STC 50 or above. b. Multi-family residential buildings must be setback a minimum of 15ft from arterial roadways., except where exterior walls meet STC 50 or above. c. Residential components of mixed-use buildings must be setback a minimum of 15ft from arterial roadways, except where exterior walls meet STC 50 or above. i. This setback may be achieved in whole or part with a building step-back. 5.5.3. Garages a. In alley loaded configurations, where garages are part of the primary dwelling unit structure, the following conditions apply: i. Rear alley setback for outbuildings apply to the garage portion of the structure. ii. Rear alley setback for dwellings apply to all other portions of the structure, including rooms above garages. b. Accessory dwelling units above garages that are separate from the principle dwelling structure are subject to the outbuilding setback requirements. 5.5.4. Exemptions a. Where utility easements require that structures exceed a maximum setback, such structures are exempted from that maximum setback requirement. 5.6. HEIGHT 5.6.1. The height of all structures is limited as specified in Table 5.5-1. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 39 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..5-5 -1.MMMMAAAAXXXXIIIIMMMMUUUUMMMM HHHHEEEEIIIIGGGGHHHHTTTT DISTRICT BUILDING MAXIMUM HEIGHT ILLUSTRATION T5 All Structures 4 stories T4 Dwellings 3 stories T4 Outbuildings & Structures 2 stories T3.2 All Structures 2 stories T3.1 All Structures 2 stories Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 40 ooooffff 88885555 5.6.2. Story MMMMeeeeaaaassssuuuurrrreeeemmmmeeeennnntttt a. Building height is measured in stories above sidewalk grade. b. Below ground stories do not count toward building height provided they do not extend more than 4 feet above sidewalk grade. (C, per Table 5.5-1) c. Uninhabited roofs, chimneys, cupolas, antennae, vents, elevator bulkheads, stair housings, and other uninhabited accessory elements do not count toward building height. (D, per Table 5.5-1) d. Mezzanines exceeding 40% of the floor area of a tenant space or residential unit, count toward building height as additional stories. 5.6.3. Story HHHHeeeeiiiigggghhhhtttt a. Above ground stories are limited in height as specified in Table 5.5-2. and as follows: i. Story height is measured from finished floor to finished ceiling. ii. Story height is measured at all points within the structure. iii. Where an above ground story exceeds the maximum story height it is counted as one or more stories by dividing the story height by the maximum story height, and rounding up. iv. Ceiling height in bathrooms, kitchens, closets, and other ancillary rooms may be lower than minimum story height. TTTTAAAABBBBLLLLEEEE 5555..5-5 -2.SSSSTTTTOOOORRRRYYYY HHHHEEEEIIIIGGGGHHHHTTTT DISTRICT LEVEL TABLE 5.5-1 MINIMUM HEIGHT MAXIMUM HEIGHT T5 Ground Floor Non-Residential A 16 ft. 25 ft. T5 Ground Floor Residential A 10 ft. 16 ft. T5 Upper Stories B 10 ft. 14 ft. T4 Ground Floor A 10 ft. 14 ft. T4 Upper Stories B 8 ft. 12 ft. T3.2, T3.1 Ground Floor A 9 ft. 12 ft. T3.2, T3.1 Upper Stories B 8 ft. 10 ft. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 41 ooooffff 88885555 5.7. BUILDING OOOORRRRIIIIEEEENNNNTTTTAAAATTTTIIIIOOOONNNN 5.7.1. Lots with a single building, excluding accessory dwelling units and structures less than 600 sf in footprint, are subject to the following, as generally illustrated in Table 5.6-1(a): a. The principle building must be oriented parallel to the front property line or tangent to a curved front property line. b. The building must have a primary entry accessible from the sidewalk. 5.7.2. Lots with multiple buildings, excluding accessory dwelling units and structures less than 600 sf in footprint, are subject to the following, as generally illustrated in Table 5.6-1(b): a. The building closest to the front property line must be oriented parallel to the front property line or tangent to a curved front property line. b. The building is considered the primary building and must have a primary entry accessible from the sidewalk. c. Accessory dwelling units and structures less than 600 sf must be behind or beside the building relative to to the front property line. 5.7.3. Lots arranged as a cluster are subject to the following, as generally illustrated in Table 5.6-1(c): a. Each dwelling unit must be oriented towards shared open space or along pedestrian paths. b. Each dwelling unit must have a primary entry accessible from shared open space or along a pedestrian path. TTTTAAAABBBBLLLLEEEE 5555..6-6 -1.BBBBUUUUIIIILLLLDDDDIIIINNNNGGGG OOOORRRRIIIIEEEENNNNTTTTAAAATTTTIIIIOOOONNNN (a) Single building (b) Multiple buildings (c) Clusters Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 42 ooooffff 88885555 5.8. FRONTAGE 5.8.1. General a. Frontage requirements regulate the following: i. The yard space between front and side street lot lines and building facades nearest those lot lines, Frontage Yards; ii. Building facades nearest the front and side street lot lines, Frontage Facades; and iii. Elements projecting from building facades into frontages, Frontage Projections. b. The regulating plan may specify required frontage yard types, frontage projections types, and storefronts. 5.8.2. Frontage AAAAssssssssiiiiggggnnnnmmmmeeeennnntttt a. Primary and secondary frontages may be assigned on the regulating plan. b. Where primary and secondary frontages are not assigned on the regulating plan, they are assigned as follows: i. Primary frontages correspond with the lot line bearing the address. ii. Secondary frontages correspond with all side street lot lines. 5.8.3. Frontage BBBBuuuuiiiillllddddoooouuuutttt a. Frontage buildout requirements apply to T4 and T5 districts only. b. Frontage buildout requires that a minimum length of frontages, primary or secondary, are lined with building facades situated between the minimum and maximum setbacks, as generally illustrated in Table 5.7-1. i. At corner lots, frontage buildout measurements exclude the building setback (a and b in Table 5.7-1) in the measurement of total frontage length. c. In T4, frontage buildout at primary frontages must be a minimum of 60%. d. In T5, frontage buildout at primary frontages must be a minimum of 80%. e. In T5, frontage buildout at secondary frontages must be a minimum of 50%. f. Properties facing onto Mountain Vista and Giddings are exempt from frontage buildout requirements. 5.8.4. Frontage YYYYaaaarrrrddddssss a. A frontage yard type must be selected from Table 5.7-2. b. Frontage yards are subject to the requirements specified in Table 5.7-3. 5.8.5. Frontage FFFFaaaaccccaaaaddddeeeessss a. The primary building entry must be located along a frontage facade. b. Access to the primary building must be provided from the front property line. c. Glazing along frontage facades must meet the requirements specified in Table 5.7-4 and as follows: i. Glazing is calculated on a per-story basis along the frontage facade. ii. Glazing is calculated as the percentage of the total area of glazing within a story divided by the total facade area of that story. iii. Window muntins and other glazing divisions less than 4 inches in width are considered glazed areas. 5.8.6. Frontage PPPPrrrroooojjjjeeeeccccttttiiiioooonnnnssss Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 43 ooooffff 88885555 a. Building features that project forward from frontage facades into front or side street setbacks are frontage projections. b. Frontage projections are limited by district as specified in Table 5.7-5 and as follows: i. Trim, cornices, eaves, plaques, mailboxes, bay and bow windows, storefront windows, and other elements that are anchored to walls may project up to 4 feet. ii. Signs may project into frontages. iii. Additional requirements and projection allowances by type of frontage projection are specified in Table 5.7-6. TTTTAAAABBBBLLLLEEEE 5555..7-7 -1.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE BBBBUUUUIIIILLLLDDDDOOOOUUUUTTTT DISTRICT PERMITTED FRONTAGE YARD TYPES T5 T4 (a) Side street setback is excluded from the primary frontage length when determining frontage buildout. (b) Front setback is excluded from the secondary frontage length when determining frontage buildout. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 44 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..7-7 -2.PPPPEEEERRRRMMMMIIIITTTTTTTTEEEEDDDD FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE YYYYAAAARRRRDDDD TTTTYYYYPPPPEEEESSSS DISTRICT PERMITTED FRONTAGE YARD TYPES T5 Urban, Pedestrian Forecourt, Shallow Yard, Door Yard T4 Shallow Yard, Cottage Court, Fenced Yard, Door Yard T3.2 Cottage Court, Fenced Yard, Continuous Yard T3.1 Cottage Court, Continuous Yard TTTTAAAABBBBLLLLEEEE 5555..7-7 -3.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE YYYYAAAARRRRDDDD TTTTYYYYPPPPEEEE RRRREEEEQQQQUUUUIIIIRRRREEEEMMMMEEEENNNNTTTTSSSS YARD ILLUSTRATION REQUIREMENTS Urban Planting Permitted within raised containers, no minimum requirement. Surface Must be paved and at sidewalk grade, should match sidewalk material Fencing Metal fencing permitted at outdoor seating areas only Pedestrian Forecourt Planting Optional, no minimum requirement. Surface Must be a minimum of 30% paved and at sidewalk grade Fencing Masonry walls permitted along the frontage facade line. Area 2,500 square feet, max. Activation Must be lined by habitable spaces Shallow Yard Planting 6 shrubs per 500 sf. min. in T4; 50% min. planted surface. Surface Landscaped in T4, may be paved in T5 Walkways 1 per building entry Fencing Permitted Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 45 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..7-7 -3.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE YYYYAAAARRRRDDDD TTTTYYYYPPPPEEEE RRRREEEEQQQQUUUUIIIIRRRREEEEMMMMEEEENNNNTTTTSSSS YARD ILLUSTRATION REQUIREMENTS Door Yard Planting & Surface All: 1 large tree or 2 medium trees per 2 units. T4: 8 shrubs per 700 sf. min.; 60% min. planted surface, 40% max. paved. T5: 4 shrubs per 700 sf. min.; 30% min. planted surface, 70% max. paved. Walkways 1 per building entry Fencing Required Cottage Court Planting 1 large tree, 2 small or medium trees, or 10 shrubs per 6,000 sf. min.; 60% min. planted surface and 1 tree min. Surface Landscaped, programmed spaces optional. Walkways Required, connecting each building entry to sidewalks. Fencing Frontage fencing permitted at streets and to define yards for each unit. Fenced Yard Planting 1 large tree, 2 small or medium trees, or 10 shrubs per 4,000 sf. min.; 60% min. planted surface and 1 tree min. Surface Landscaped, paving limited to walkways, driveways, and terraces Walkways 1 per building entry Fencing Required along front and side street property lines Continuous Yard Planting 1 large tree, 2 small or medium trees, or 10 shrubs per 4,000 sf. min.; 70% min. planted surface and 1 tree min. Surface Landscaped, paving limited to walkways, driveways, and terraces Walkways 1 per building entry Fencing Permitted at frontage facade lines, not permitted along front or side street property lines. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 46 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..7-7 -4.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE FFFFAAAACCCCAAAADDDDEEEE GGGGLLLLAAAAZZZZIIIINNNNGGGG DISTRICT LEVEL MINIMUM GLAZING MAXIMUM GLAZING T5 Ground Floor 60% 90% Upper Stories 30% 60% T4 Ground Floor 30% 50% Upper Stories 30% 50% TTTTAAAABBBBLLLLEEEE 5555..7-7 -5.PPPPEEEERRRRMMMMIIIITTTTTTTTEEEEDDDD FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE PPPPRRRROOOOJJJJEEEECCCCTTTTIIIIOOOONNNNSSSS DISTRICT ELEMENT MAXIMUM DEPTH T5 Arcades 100% of setback Galleries 100% of setback Canopies & Marquees 100% of setback Awnings 100% of setback T4 Enclosed Porch Up to 8 feet excluding steps Open Porch Up to 8 feet excluding steps Stoop Up to 5 feet excluding steps Terrace 100% of setback T3.2 Enclosed Porch Up to 8 feet excluding steps Open Porch Up to 8 feet excluding steps Stoop Up to 5 feet excluding steps T3.1 Enclosed Porch Up to 8 feet excluding steps Open Porch Up to 8 feet excluding steps Stoop Up to 5 feet excluding steps Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 47 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..7-7 -6.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE PPPPRRRROOOOJJJJEEEECCCCTTTTIIIIOOOONNNNSSSS RRRREEEEQQQQUUUUIIIIRRRREEEEMMMMEEEENNNNTTTTSSSS PROJECTION REQUIREMENTS Arcades Depth 10 ft. min., to within 2 feet of curbs Width 80% of facade width, min. Material Masonry or metal Galleries Depth 8 ft. min., to within 2 feet of curbs Width 20 ft. min. Material Metal or wood Canopies & Marquees Depth 6 ft. min., to within 2 feet of curbs Width Shopfront bay width (min), 20 ft. min. Material Metal; wood ceiling permitted Awnings Depth 6 ft. min., to within 2 feet of curbs Width Per Section 5.7 Material Fabric or canvas over metal structure Enclosed Porches Depth 4 ft. min. Width 12 ft. min. Vertical Material Wood & glazing Railing Material Wood infill panels Floor Material Wood or Masonry Open Porches Depth 6 ft. min. Width 12 ft. min. Vertical Material Wood Railing Material Wood Floor Material Wood or Masonry Stoops Depth 4 ft. min. Width 4 ft. min. Vertical Material Wood or Masonry Railing Material Metal or Masonry Floor Material Masonry Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 48 ooooffff 88885555 5.9. SHOPFRONTS 5.9.1. All ground floor commercial uses must have shopfronts. 5.9.2. Shopfronts must occupy a minimum percentage of ground floor tenant facades as follows: a. Tenant spaces 50 feet or less in width require shopfronts across 100% of the tenant facade; b. Tenant spaces between 50 and 100 feet in width require shopfronts across a minimum of 70% of the tenant facade, not less than 50 feet total; c. Tenant spaces over 100 feet in width require shopfronts across a minimum of 50% of the tenant facade. 5.9.3. Shopfronts should be designed with the following elements: a. A bulkhead, between the sidewalk and 18 to 30 inches above the sidewalk; b. Shopfront display windows, between bulkheads and transoms, meeting the following standards: i. Glazing must be clear; ii. Reflective, tinted, and low-e glazing are not permitted; iii. Display windows may project forward of the facade up to 3 feet. c. Transom windows, between shopfront display windows and the signage band, meeting the following standards: i. Glazing should match shopfront window glazing; ii. Transom windows should be a minimum of 18 inches in height; iii. Transom windows should have dividing muntins; iv. Transom windows should be free of signage. d. A signage band to accommodate band signs above transom windows, between 18 and 30 inches in height. e. A transition band, terminating the shopfront by delineating the space between ground floor commercial uses and upper story uses. i. Gooseneck lighting is recommended, located within the transition band to illuminate band signs. f. Roll-up windows may take the place of shopfront display windows and bulkheads. 5.9.4. Shopfronts entries should meet the following standards: a. Entry doors should be recessed from the sidewalk where required to accommodate outward door swings. b. Walls providing entry door recesses should be glazed to match shopfront display windows. c. Entry doors should be a minimum of 8 feet in height. d. The business address should be advertised with a window sign on the transom above the entry door. 5.9.5. Shopfront awnings should meet the following standards: a. Awnings should be installed between shopfront windows and transom windows. b. Awnings may be fixed or retractable. c. Awnings should span the entire width of the shopfront or be installed with minimal breaks for pilasters between windows. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 49 ooooffff 88885555 5.10. FENCING AND WALLS 5.10.1. Fencing and walls within frontage yards is limited as specified in Table 5.7-3. 5.10.2. T2 and related support operations are exempt from this section. 5.10.3. The following fencing is prohibited: a. Electric, barbed wire, razor wire, hog wire, rolled wire, or other types of hazardous fencing; b. Chain link fencings; c. Any wire smaller in size than 12 gauge. 5.10.4. Fence and wall height is limited as specified in Table 5.9-1 and as follows (see Table 5.9-3 for terminology): a. Frontage fencing must be within 2 feet of front and side street property lines. b. Fencing along side and rear property lines within frontages is considered frontage fencing. 5.10.5. Fence and wall materials are limited as specified in Table 5.9-2. a. Metal and iron fencing must be black. b. Masonry walls may be combined with decorative metal or wrought iron with the masonry portion below and optionally forming pillars. TTTTAAAABBBBLLLLEEEE 5555..9-9 -1.MMMMAAAAXXXXIIIIMMMMUUUUMMMM FFFFEEEENNNNCCCCEEEE AAAANNNNDDDD WWWWAAAALLLLLLLL HHHHEEEEIIIIGGGGHHHHTTTT DISTRICT FRONTAGE FENCING FRONTAGE FACADE SIDE REAR REAR ALLEY T5 n/a 8 ft. 8 ft. 8 ft. 8 ft. T4 4 ft. 6 ft. 6 ft. 6 ft. 6 ft. T3.2 4 ft. 6 ft. 6 ft. 6 ft. 6 ft. T3.1 n/a 5 ft. 5 ft. 5 ft. 4 ft. TTTTAAAABBBBLLLLEEEE 5555..9-9 -2.FFFFEEEENNNNCCCCEEEE AAAANNNNDDDD WWWWAAAALLLLLLLL MMMMAAAATTTTEEEERRRRIIIIAAAALLLLSSSS DISTRICT MASONRY DECORATIVE METAL OR WROUGHT IRON WOOD T5 Permitted; Stain or stucco required. Permitted; 70% opaque max. Prohibited T4 Permitted; Stain or stucco required. Permitted; 40% opaque max. Permitted; Paint required. T3.2 Prohibited Permitted Permitted; Paint or stain required. T3.1 Prohibited Prohibited Permitted TTTTAAAABBBBLLLLEEEE 5555..9-9 -3.FFFFEEEENNNNCCCCIIIINNNNGGGG TTTTEEEERRRRMMMMIIIINNNNOOOOLLLLOOOOGGGGYYYY Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 50 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 5555..9-9 -3.FFFFEEEENNNNCCCCIIIINNNNGGGG TTTTEEEERRRRMMMMIIIINNNNOOOOLLLLOOOOGGGGYYYY Frontage Fencing Frontage Facade Fencing Side Fencing Rear Fencing Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 51 ooooffff 88885555 5.11. ACCESSORY DWELLING UNITS 5.11.1. Accessory dwelling units (ADUs) are permitted where specified in Chapter 2. Use. 5.11.2. ADUs may be provided in the following locations: a. Within the primary dwelling structure; b. Above a free-standing garage; c. As an independent, free-standing outbuilding. 5.11.3. ADUs are limited to a maximum area of 800 square feet. 5.11.4. ADUs must have an entry independent of the primary dwelling, accessible from a sidewalk or from a rear alley. 5.12. EXTERIOR LLLLIIIIGGGGHHHHTTTTIIIINNNNGGGG 5.12.1. General a. Fluorescent and compact fluorescent lights are prohibited on the exterior of structures, including within open porches and stoops. b. Exterior lights should have a color temperature below 3,200 kelvin. c. Exterior lighting must include controls to automatically extinguish lighting when sufficient daylight is available. d. Exterior lighting should include controls to automatically lower lighting lumens by 30% or more after 10 pm, except in the following conditions: i. In T5; ii. Landscape lighting; iii. Where a single exterior luminaire is provided such as at residential front doors; and iv. Motion activated lighting. 5.12.2. Uplighting RRRReeeessssttttrrrriiiicccctttteeeedddd a. Lighting must be angled or shielded to limit vertical projection of light beyond 90 degrees and as follows: i. Signage lighting may be specifically permitted to be angled upwards as specified in Chapter 7; ii. Uplighting is limited in total lumens per fixture and maximum overall foot-candles projected above 90-degrees as specified in Table 5.11-1; iii. Unshielded luminaires are further restricted in intensity as specified in Table 5.11- 3. TTTTAAAABBBBLLLLEEEE 5555..1111--1.MMMMAAAAXXXXIIIIMMMMUUUUMMMM UUUUPPPPLLLLIIIIGGGGHHHHTTTTIIIINNNNGGGG DISTRICT MAXIMUM LUMENS MAXIMUM FC T5 1,000 lumens 0.8 FC T4 100 lumens 0.3 FC T3 20 lumens 0.1 FC Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 52 ooooffff 88885555 5.12.3. Non-Non -residential aaaannnndddd MMMMiiiixxxxeeeedddd--use LLLLiiiigggghhhhttttiiiinnnngggg LLLLiiiimmmmiiiittttssss a. Total site lighting for non-residential and mixed-use properties is limited to a maximum lumens per exterior hardscape area as specified in Table 5.11-12. i. Shopfront and signage lighting is excluded from total site lighting limits. TTTTAAAABBBBLLLLEEEE 5555..1111--2.TTTOOOTTTAAALLL TOTAL SSSSIIIITTTTEEEE LLLLIIIIGGGGHHHHTTTTIIIINNNNGGGG DISTRICT MAXIMUM LUMENS T5 5.0 lumens per sf of hardscape T4 2.5 lumens per sf of hardscape b. Additional lumens are permitted in the following amounts and conditions: i. Drive-through windows are permitted 8,000 lumens per window, within 20 feet of the window; ii. Gas stations are permitted 16,000 lumens per fuel pump to achieve an average 20 foot-candles. 5.12.4. Residential LLLLiiiigggghhhhttttiiiinnnngggg LLLLiiiimmmmiiiittttssss a. Light intensity is limited by total lumens per luminaire as specified in Table 5.11-3. b. Exterior lighting must not project or reflect light upward or onto a neighboring property. c. Directional fixtures such as exterior entryway lighting, floodlights, and spotlights, must be shielded, installed, and aimed so that they do not project light into the windows of neighboring residences. TTTTAAAABBBBLLLLEEEE 5555..1111--3.MMMAAAXXXIIIMMMUUUMMM MAXIMUM LLLLIIIIGGGGHHHHTTTTIIIINNNNGGGG LIGHT TYPE T5 T4 T3 Primary Entry, unshielded luminaires 630 lumens 630 lumens 420 lumens Other unshielded luminaires 315 lumens 315 lumens 315 lumens Fully shielded luminaires 1,260 lumens 1,260 lumens 1,260 lumens Landscape lighting 2,100 lumens 1,050 lumens Not permitted Low voltage landscape lighting 525 lumens 525 lumens Not permitted Directional or flood lighting 2,100 lumens 1,260 lumens Not permitted Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 53 ooooffff 88885555 5.13. JUSTFICATION FOR MMMMOOOODDDDIIIIFFFFIIIICCCCAAAATTTTIIIIOOOONNNNSSSS OOOOFFFF LOTS AAAANNNNDDDD BUILDING STANDARDS 5.13.1. Although the LUC standards governing lots and buildings are effective in guiding development, their focus on use and general noncommittal approach to character are inconsistent with the implementation of Montava’s design intent. The modified development standards of this Chapter are designed to provide a coordinated system of standards with a focus primarily on character rather than use, enabling the diversity of feelings and experiences planned for this large master-planned community. For example, setbacks in the LUC are determined by use in Division 3.5.2 for single-family, 3.5.3 for commercial, and 3.8.30 for multi-family and single-family attached, with a combination of setbacks and build-to lines. This establishes a single character for each type of use, but does not result in neighborhood character where these uses exist adjacent to one another. Montava’s design standards establish setbacks that differ by context, regardless of use. Within the town center and neighborhood center T5 district, buildings are all required to be close to the sidewalk, as is common in any downtown, main street, or urban district. Even townhouses and multi-family are expected to be located near the street. In lower intensity T3.2 district, buildings are all required to be set back from the street within a consistent range, whether they are detached or attached single-family or small multi-family buildings. This is common in most traditional historic neighborhoods. Having to comply with the LUC standards would prevent Montava’s design intent of establishing a variety of character and experiences. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modified development standards for Lots and Buildings advance and are necessary for the achievement of the development objectives of Montava. Standards for lots and buildings encompass the majority of design and development standards for Montava. These are written to ensure a very predictable development outcome among a variety of buildings and over a long development horizon. Primarily these standards are concerned with where buildings are located on each lot, where parking is located, the orientation of the building, the design of building facades, and the design of the space between building facades and sidewalks. Many of these requirements exist in the LUC, however they are either not determinant of character, or they anticipate a single character of neighborhood space, concerned primarily with use, not character. While the use of property and buildings is a concern of Montava’s development standards, this concern is secondary to the character of the transect district. This approach to development regulation is commonly referred to a form-based coding, where the form of buildings is of primary concern and the use of secondary concern. Montava’s standards coordinate the elements of the built environment within each transect district, creating a series of environments with different characters, from very urban to natural. Creating a variety of characters, a diversity of feeling, is necessary across a site as large as Montava. The variety of overall district character is important in providing prospective residents with options to fit their personal preferences, and residents and neighbors with the ability to walk into areas that feel different from where their house is located. When coordinated carefully with the affected transect district, the character of each transect district also assists in navigating the community. People intuit the relationship between an increase in character intensity and the location of commercial districts. Similarly they intuit the relationship between a decrease in character intensity and the location of natural areas. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 54 ooooffff 88885555 Montava’s design intent seeks to create a variety of different character experiences throughout the community. 5.13.2. Lot Size a. Lot size standards set minimum and maximum thresholds based on the width and depth of lots, and maximum lot areas in mixed-use districts where large lots with multiple buildings are more prevalent. The lot size standards affect the character of the district by influencing the size of buildings and spacing between buildings. Housing in T3.1 consists of larger buildings on larger lots than T3.2. Housing and other uses in T4 typically consist of smaller buildings that are taller as a result. In T5, there are allowances for shallow lots to accommodate liner buildings. 5.13.3. Lot Occupation and Lot Coverage a. Overall district feel is significantly affected by how much of a lot is taken up by buildings and covered structures and impervious surfaces. In T5, buildings may take up nearly their entire lot, which is likely to be fully paved in unbuilt areas. This reflects a condition like downtown. However, in T3.1, a significant portion of each lot should be unbuilt and left pervious, relating to the adjacent natural areas. T3.2 and T4 areas are steps in-between, where buildings and impervious surfaces occupy an increasing portion of their lots. 5.13.4. Building Setbacks a. The distance that buildings are set back from sidewalks and from each other is a key component affecting community character. In T5, buildings are set very close to sidewalks, creating a main street or downtown district character. In T3.1, buildings are set much further back from sidewalks and further from each other, signaling adjacency to natural areas. T3.2 and T4 areas are steps in-between, where buildings are located closer to each other and the street, and where buildings can begin to be attached 5.13.5. Building Height a. Building height variety across the community is important to signal the location of more intense and less intense character and activity. In T5, buildings should be taller, while in T3 they should be shorter, with T4 in between. The heights in Montava’s development standards are in line with the LUC’s three mixed-use district intensities, organized by transect rather than by neighborhood. In Montava, each neighborhood is constructed of multiple transect districts, which results in significant local variety and diversity across the site. 5.13.6. Building Orientation a. Building should generally be oriented parallel to their front lot line, and tangent to a lot line that is curved. This simple rule is important to ensure buildings face onto sidewalks and support active streets. An exception is provided for housing that faces onto shared green spaces, a feature used throughout Montava, where the green space may technically be located at a side lot line. 5.13.7. Housing Model Variety Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 55 ooooffff 88885555 a. Montava’s use of the transect and neighborhood design based upon a mix of multiple transects and districts [How does Matt want to deal with this?]achieves the goals of housing model variety requirements. Additionally, the Montava design review process will work with builders to orchestrate the design of each street. However in many cases, such as townhouses and small cottages on shared greens, a series of the same housing model is likely to located in a row. The design review process will ensure that meaningful facade variation is provided in such cases. Where lots are narrow, modifications to housing models don’t create any meaningful differences along the street facade. The combination between transect districts and design review will ensure diversity and variety of character. 5.13.8. Building and Lot Frontages a. Control of building and lot frontages is one of the most critical aspects affecting the design intent of Montava. Like other development standards, frontage standards are varied according to the transect, which also coordinates frontage requirements with lot size, building height, and building setback. Montava’s frontage requirements encompass a number of building design standards throughout the LUC. Frontage standards regulate the design of the entire space between the sidewalk and building facades, including facade projections, landscaping and hardscape, fencing, frontage occupation, facade glazing, and special conditions such as forecourts, door yards, and cottage courts. Facade projection standards include requirements for porches, stoops, galleries, arcades, and shopfronts. In T5, frontages are generally paved without fencing or walls, permitting access to shopfronts and common building entries. Buildings are required to provide shopfronts for each tenant space and along a minimum percentage of facade length, restricting blank walls. In T3, frontages are landscaped with trees, and may include fencing. Each standard is coordinated to create a predictable character for the district. 5.13.9. Yards a. Yards are controlled by a combination of frontage standards and lot occupation and coverage standards. Frontage standards control the frontage yard, which is yard space located between building facades and sidewalks. Lot occupation and coverage standards ensure that yard space is provided in T3 and T4, and that it is landscaped commensurate with the intensity of the district. 5.13.10. Shopfront Design a. Shopfront design guidelines are included in Montava’s development standards, encouraging facade design in the town center to follow well established rules including the use of clear glass, the division of facades, and providing for appropriate locations for signage. Poor shopfront design can lead to the degradation of main street vitality. However, shopfront design is evolving, and the standards are specifically written as guidelines to provide room for innovation. 5.13.11. Fencing and Walls a. The design, materials, and height of fencing and walls significantly influences district character. Like many others, this set of design standards varies by Transect district. In T5, fencing is not permitted along streets, however fencing along parking lots and between properties should be tall and masonry or metal. In T3, fencing should be primarily wood, low along frontages and sufficiently tall for privacy between properties. Fencing and wall standards are coordinated with frontage standards. 5.13.12. Accessory Dwelling Units a. Accessory dwelling unit (ADU) standards are necessary to ensure ADUs are limited in size and designed in coordination with the primary building. 5.13.13. Solar Orientation Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 56 ooooffff 88885555 a. Development standards affecting solar orientation are located between site and building standards and architectural character standards. These account for the primarily southwest to northeast orientation of streets in Montava, aligned with Long’s Peak. Sufficient solar PV access is achieved through the design of roofs, capturing SE and SW light. Rooftop design must account for different types of housing, such as townhouses that slope towards the front of the lot and small single family housing which slope towards the side of the lot. In all cases, lot orientation provides for SE and SW exposure. Solar standards require that those roof portions with best exposure be designed to accommodate PV systems, including the location of plumbing vents and other roof penetrations. Standards also require that exposure be considered in the design of floor plans, to maximize light access into dwellings. In addition to solar orientation and PV access, Montava will be built to Net Zero Ready Home standards, reducing the amount of PV necessary to achieve net zero. 5.13.14. Exterior Lighting a. Site and exterior light development standards are designed to implement Dark Sky recommendations across the community. Dark Sky’s model ordinance provides for a series of standards coordinated with the intensity of development. This system integrates directly with the Transect, where T3 implements LZ1, T4 implements LZ2, and T5 implements LZ3. The exterior light standards are derived from the model ordinance, coordinated with the Transect. This ensures that each district in Montava plays its part in protecting dark skies, as is appropriate to the intensity of use and development. Montava’s design in coordination with exterior light standards contributes to light protection in natural areas by locating T5 / LZ3 far from natural areas and transitioning in development and light zone intensity down to T3 / LZ1 adjacent to natural areas, as envisioned by Dark Sky recommendations. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 57 ooooffff 88885555 6. PARKING 6.1. OVERVIEW 6.1.1. The development standards of this Section 6 for Parking shall apply to all development in the Montava PUD Master Plan. Such modified development standards supersede and replace all LUC standards in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate parking, with the exception of Division 3.8, Supplemental Regulations, which are the subject of Chapter 12. 6.2. VEHICULAR PPPPAAAARRRRKKKKIIIINNNNGGGG LLLLOOOOCCCCAAAATTTTIIIIOOOONNNN AAAANNNNDDDD ACCESS:T3.1 6.2.1. Driveways a. Driveways are limited as follows: i. Driveway width is limited to a maximum of 12 feet; ii. Driveways accessing multiple garage doors may be up to width of the garage within 20 feet of the garage doors; b. Driveways may have a single point of access or two points of access in a loop. c. Lots with side street lot lines should provide parking access from that lot line. d. Lots with alley access must provide parking access from the alley. 6.2.2. Carports aaaannnndddd CCCCoooovvvveeeerrrreeeedddd PPPPaaaarrrrkkkkiiiinnnngggg a. Carports and covered parking are permitted. 6.2.3. Garages a. Individual garage doors are limited to a maximum width of 10 feet. b. Garages must be configured in one of the following orientations, as generally illustrated in Table 6.1-1: i. Type 1: Independent of the dwelling. ii. Type 2: Front-entry, subservient to the dwelling facade. iii. Type 3: Side-entry, within the main dwelling volume. iv. Type 4: Side-entry, forward of the main dwelling volume. c. Type 1 garages are subject to the following requirements: i. The garage must be detached from the dwelling a minimum of 10 feet. ii. Where the garage is closer to the front property line than the dwelling: (1) Vehicular entry movement must be parallel with the front property line. (2) A minimum of one window must be installed on the garage facade, facing the front property line. d. Type 2 garages are subject to the following requirements: i. The garage must be set back a minimum of 10 feet from the principal dwelling facade, excluding projections. e. Type 3 garages are subject to the following requirements: i. The garage should be set towards the rear of the main dwelling volume. ii. The garage may not extend forward of the main dwelling volume. iii. Where the garage is located parallel with the dwelling front facade, a minimum of one window must be installed on the garage facade, facing the front property line. f. Type 4 garages are subject to the following requirements: i. Vehicular entry to the garage must be parallel with the front property line. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 58 ooooffff 88885555 ii. A minimum of one window must be installed on the garage facade, facing the front property line. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 59 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 6666..1-1 -1.GGGGAAAARRRRAAAAGGGGEEEE TTTTYYYYPPPPEEEESSSS AAAANNNNDDDD OOOORRRRIIIIEEEENNNNTTTTAAAATTTTIIIIOOOONNNN TYPE 1: FREESTANDING, REAR TYPE 1: FREESTANDING, FRONT TYPE 2: ATTACHED, FRONT ENTRY TYPE 3: ATTACHED, SIDE ENTRY TYPE 4: ATTACHED, FORWARD OF HOUSE Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 60 ooooffff 88885555 6.3. VEHICULAR PPPPAAAARRRRKKKKIIIINNNNGGGG LLLLOOOOCCCCAAAATTTTIIIIOOOONNNN AAAANNNNDDDD ACCESS:T3.2 AAAANNNNDDDD T4 6.3.1. On-street parking spaces located along lot lines count towards minimum required parking. 6.3.2. Off-street parking may be provided individually or clustered within the same block. 6.3.3. Driveways are limited as follows: a. Driveways providing parking access to 4 or fewer units are limited to a maximum of 12 feet in width. b. Driveways providing parking access to more than 4 units are limited to a maximum of 22 feet in width. 6.3.4. Garages within the front half of a lot are limited to a maximum width of 30% of the lot width. 6.3.5. Carports and covered parking are permitted in off-street parking areas and must be located behind buildings relative to front lot lines. 6.3.6. Parking access is permitted as follows: a. Where alleys abut any property line for individual or clustered properties, on-site parking must be accessed from an alley. b. Lots or clustered properties without alley access with any side street lot lines must access parking from a side street lot line. c. Lots without alley access or side street lot lines may access parking from the front lot line, limited to one access point adjacent to a side lot line. d. Clustered properties without alley access or side street lot lines may access parking from the front lot line, limited to two access points, each along a side lot line. 6.3.7. Off-street parking must be located behind buildings relative to the front lot line. 6.3.8. Off-street parking serving clustered properties must be located as follows: a. Parking must be a minimum of 10 feet behind the facade of the nearest building to front and side street lot lines. b. Parking must be shielded from front and side street lot lines by buildings or frontage facade fencing. 6.4. VEHICULAR PPPPAAAARRRRKKKKIIIINNNNGGGG LLLLOOOOCCCCAAAATTTTIIIIOOOONNNN AAAANNNNDDDD ACCESS:T5 6.4.1. On-street parking spaces and shared parking lots are managed by the Metro District. 6.4.2. Minimum required parking may be provided as follows: a. Leased from the parking district, on-street or in shared parking lots within 800 feet of the use; b. Provided on-site independent of the parking district; c. Both leased from the parking district and provided on-site. 6.4.3. Off-street parking must be located behind buildings relative to front lot lines. 6.4.4. Off-street surface parking adjacent to side street lot lines must be lined or screened as follows: a. One or more liner buildings should be located along the sidewalk as generally illustrated in Table 6.3-1(a); b. In the case that liner buildings are not feasible, parking must be screened with a street screen as generally illustrated in Table 6.3-1(b) and as follows: i. The street screen must meet the fencing standards for T5; Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 61 ooooffff 88885555 ii. The street screen may be interrupted for pedestrian and vehicular access. 6.4.5. Off-street structured parking must be lined or screened as follows: a. One or more liner buildings, a minimum of 30 feet in depth, should be located along the sidewalk as generally illustrated in Table 6.3-1(d); b. In the case that liner buildings are not feasible, parking must be screened as generally illustrated in Table 6.3-1(c) and as follows: i. The ground floor of the parking structure must include habitable spaces along sidewalks; ii. Ground floor habitable spaces may be interrupted for pedestrian and vehicular access; iii. Ground floor habitable spaces must be designed with shopfronts; iv. Openings above the ground floor must meet the window proportion and minimum glazing requirements. Openings count towards minimum glazing. c. Along designated main streets, structured parking must be lined. 6.4.6. Adjacent lots providing off-street parking and district managed parking lots must be supplied with vehicular and pedestrian connections to any on-site parking areas. 6.4.7. Carports and covered parking are permitted in off-street parking areas. 6.4.8. Along side street lot lines, parking must be shielded by buildings or frontage facade fencing. 6.4.9. Parking access is permitted as follows: a. Where alleys abut any property line, access to on-site parking must be provided from the alley. b. Lots with side street lot lines may provide one access point from each side street lot line. c. Lots without alley or side street lot line access may provide one access point from the front property line. d. Where more than one access point is required for circulation, access points should be located along different property lines. 6.4.10. Driveways are limited to a maximum of 22 feet in width. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 62 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 6666..3-3 -1.LLLLIIIINNNNEEEEDDDD AAAANNNNDDDD SSSSCCCCRRRREEEEEEEENNNNEEEEDDDD PPPPAAAARRRRKKKKIIIINNNNGGGG (a) Screened Surface Parking (b) Lined Surface Parking (c) Screened Structured Parking (d) Lined Structured Parking 6.5. REQUIRED VVVVEEEEHHHHIIIICCCCUUUULLLLAAAARRRR PARKING 6.5.1. Parking is required for each residential dwelling unit in the amounts specified in Table 6.4-1. a. Multi-family residential parking provided on site may not exceed 200% of the minimum parking requirement, excluding on-street parking spaces. 6.5.2. Parking is required for each non-residential use in the amounts specified in Table 6.4-2. 6.5.3. Parking for assembly uses, schools, and libraries is required in the amounts specified in the City of Fort Collins Land Use Code. 6.5.4. Shared parking provided by the Metro District may exceed maximum parking ratios to provide for future uses and events. TTTTAAAABBBBLLLLEEEE 6666..4-4 -1:MMMMIIIINNNNIIIIMMMMUUUUMMMM RRRREEEESSSSIIIIDDDDEEEENNNNTTTTIIIIAAAALLLL PPPPAAAARRRRKKKKIIIINNNNGGGG USE T5 T4 T3.2 T3.1 Single Family Detached n/a 1.5 / du 2 / du 2 / du Single Family Attached 1 / du 1.5 / du 2 / du n/a Accessory Dwelling Units 0.5 / du 1 / du 1 / du n/a Multi-Family 0.75 / du 1 / du 1.5 / du n/a Affordable Housing 0.5 / du 0.75 / du 1 / du 1.5 / du Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 63 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 6666..4-4 -2:NNNNOOOONNNN- -RRRREEEESSSSIIIIDDDDEEEENNNNTTTTIIIIAAAALLLL PPPPAAAARRRRKKKKIIIINNNNGGGG USE MINIMUM MAXIMUM Restaurant / Bar 5 / 1000 sf 10 / 1000 sf General Commercial 2 / 1000 sf 4 / 1000 sf Office 1 / 1000 sf 4 / 1000 sf Light Industry, Workshop 1 / 1000 sf 4 / 1000 sf Industrial 0.5 per employee n/a Lodging 0.5 per key 1 per key 6.6. REQUIRED VVVVEEEEHHHHIIIICCCCUUUULLLLAAAARRRR PARKING ADJUSTMENTS 6.6.1. Transit OOOOrrrriiiieeeennnntttteeeedddd DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt (TOD) OOOOvvvveeeerrrrllllaaaayyyy Zone Zone a. The parking reductions specified in the Division 3.10 of the City of Fort Collins Land Use Code shall apply to uses within transit oriented transects of the PUD Master Plan 6.6.2. Parking SSSSttttuuuuddddiiiieeeessss a. An applicant may elect to commission a parking study, providing evidence of parking requirements above or below the standards of this Chapter. b. Parking study methodology must comply with the City of Fort Collins Land Use Code. 6.6.3. Shared PPPPaaaarrrrkkkkiiiinnnngggg a. Shared parking may be used to adjust down the number of required parking spaces within a single site or within the parking district. b. Within a single site, shared parking may only be applied to uses within the site. c. Within the parking district, shared parking is limited as follows: i. Shared parking is calculated collectively for all shared parking lot uses; ii. Uses must be within 800 feet of the shared parking lot; iii. On-street parking spaces included within the shared parking district are limited to those located along the block-face of uses accounted for in shared parking calculations. d. Shared parking reductions are calculated using Table 6.5-1 and as follows: i. A sample shared parking calculation is provided in Table 6.5-2; ii. The number of required spaces for each use as determined in Section 5.4 is entered into the yellow column; iii. For each use and time of day, the number of required parking spaces is multiplied by the occupancy rate listed, entered into the red columns; iv. Each column is summed vertically in the green row; v. The adjusted minimum required parking spaces is the highest result within the green row. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 64 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 6666..5-5 -1:SSSSHHHHAAAARRRREEEEDDDD PPPPAAAARRRRKKKKIIIINNNNGGGG RRRREEEEDDDDUUUUCCCCTTTTIIIIOOOONNNNSSSS USE USING SHARED PARKING MIN. SPACES MON-FRI 8AM-6PM MON-FRI 6PM-12AM MON-FRI 12AM-8AM SAT-SUN 8AM-6PM SAT-SUN 6PM-12AM SAT-SUN 12AM-8AM Residential sp 60% sp*.6 100% sp 100% sp 80% sp*.8 100% sp 100% sp Lodging sp 70% sp*.7 100% sp 100% sp 70% sp*.7 100% sp 100% sp Restaurant / Bar sp 70% sp*.7 100% sp 10% sp*.1 70% sp*.7 100% Sp 20% sp*.02 Retail sp 90% sp*.9 80% sp*.8 5% sp*.05 100% sp 70% sp*.7 5% sp*.05 Office, Industrial sp 100% sp 20% sp*.2 5% sp*.05 5% sp*.05 5% sp*.05 5% sp*.05 Assembly sp 40% sp*.4 100% sp 10% sp*.1 80% sp*.8 50% sp*.5 50% sp*.5 Religious sp 10% sp*.1 5% sp*.05 5% sp*.05 100% sp 5% sp*.05 5% sp*.05 Required: sum sum sum sum sum sum sum Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 65 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 6666..5-5 -2:CCCCOOOOMMMMPPPPLLLLEEEETTTTEEEEDDDD SSSSHHHHAAAARRRREEEEDDDD PPPPAAAARRRRKKKKIIIINNNNGGGG TTTTAAAABBBBLLLLEEEE USE USING SHARED PARKING MIN. SPACES MON-FRI 8AM-6PM MON-FRI 6PM-12AM MON-FRI 12AM-8AM SAT-SUN 8AM-6PM SAT-SUN 6PM-12AM SAT-SUN 12AM-8AM Residential 120 sp 60% 72 100% 120 100% 120 80% 96 100% 120 100% 120 Lodging 70% 0 100% 0 100% 0 70% 0 100% 0 100% 0 Restaurant / Bar 55 sp 70% 39 100% 55 10% 6 70% 39 100% 55 20% 11 Retail 45 sp 90% 41 80% 36 5% 3 100% 45 70% 32 5% 3 Office, Industrial 80 sp 100% 80 20% 16 5% 4 5% 4 5% 4 5% 4 Assembly 40% 0 100% 0 10% 0 80% 0 50% 0 50% 0 Religious 10% 0 5% 0 5% 0 100% 0 5% 0 5% 0 Required: 300 sp 232 ssssppppaaaacccceeeessss 227 spaces 133 spaces 184 spaces 211 spaces 138 spaces Shared parking reduces the initial required of 300 spaces by 68 spaces to 232 total spaces required. 6.7. VEHICULAR PPPPAAAARRRRKKKKIIIINNNNGGGG LLLLOOOOTTTT DESIGN 6.7.1. Parking lots must have a minimum vertical clearance of 7 feet and 15 feet where the facility is to be used by trucks or for loading or along a garbage collection path. 6.7.2. Compact stalls may account for up to 40% of off-street spaces in each parking lot. 6.7.3. Drive aisles must meet the minimum size requirements as specified in Table 6.6-1. 6.7.4. Parking stalls must meet the minimum size requirements as specified in Table 6.6-2. TTTTAAAABBBBLLLLEEEE 6666..6-6 -1.DDDDRRRRIIIIVVVVEEEE AAAAIIIISSSSLLLLEEEE MMMMIIIINNNNIIIIMMMMUUUUMMMM SSSSIIIIZZZZEEEESSSS PARKING ANGLE AISLE: ONE-WAY SINGLE LOADED AISLE: ONE-WAY DOUBLE LOADED AISLE: TWO WAY, DOUBLE LOADED 90 deg. 23 ft. min. 23 ft. min. 23 ft. min. 60 deg. 12.8 ft. min. 11.8. ft. min. 19.3 ft. min. 45 deg. 10.8 ft. min. 9.5 ft. min. 18.5 ft. min. Parallel 10 ft. min. 12 ft. min. 20 ft. min. TTTTAAAABBBBLLLLEEEE 6666..6-6 -2.PPPPAAAARRRRKKKKIIIINNNNGGGG SSSSTTTTAAAALLLLLLLL MMMMIIIINNNNIIIIMMMMUUUUMMMM SSSSIIIIZZZZEEEESSSS STALL TYPE STALL WIDTH STALL LENGTH Standard Stall 8.5 ft. min. 18 ft. min. Compact Stall 8 ft. min. 15 ft. min. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 66 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 6666..6-6 -2.PPPPAAAARRRRKKKKIIIINNNNGGGG SSSSTTTTAAAALLLLLLLL MMMMIIIINNNNIIIIMMMMUUUUMMMM SSSSIIIIZZZZEEEESSSS Parallel Stall 7 ft. min. 22 ft. min. 6.8. VEHICULAR PPPPAAAARRRRKKKKIIIINNNNGGGG LLLLOOOOTTTT LANDSCAPING 6.8.1. Parking lot landscaping is required as specified in Chapter 7: Private Lot Landscaping. 6.9. BICYCLE PPPPAAAARRRRKKKKIIIINNNNGGGG LOCATION AAAANNNNDDDD ACCESS: TTTT5555 6.9.1. On-street bicycle parking spaces and bicycle parking in parking district shared parking lots are managed by the parking district. 6.9.2. Minimum required bicycle parking may be provided as follows: a. Provided by the parking district, on-street or in shared parking lots within 400 feet of the use; b. Provided on-site independent of the parking district; c. Both provided from the parking district and on-site. 6.9.3. Off-street bicycle parking must be located within buildings or behind or to the side of buildings relative to front lot lines. 6.10. REQUIRED BICYCLE PPPPAAAARRRRKKKKIIIINNNNGGGG 6.10.1. Bicycle parking is required in the amounts specified in Table 6.9-1, and as follows: a. A minimum percentage of spaces must be enclosed for each use; b. Enclosed spaces for multi-family residential must be located: i. In a common area on the ground floor; ii. In the ground floor of a separate structure on the same site; iii. In the ground floor of an attached structure. c. A maximum percentage of spaces may be located on-street for each use. TTTTAAAABBBBLLLLEEEE 6666..9-9 -1.BICYCLE BBBIIICCCYYYCCCLLLEEE PPPPAAAARRRRKKKKIIIINNNNGGGG USE MINIMUM SPACES ENCLOSED ON-STREET SPACES Multi-family Residential 1 per unit 40% min. 0% max. Restaurant / Bar 1 / 1,000 sf 0% min. 100% max. General Commercial 1 / 4,000 sf 0% min. 100% max. Office 1 / 4,000 sf 20% min. 80% max. Light Industry / Workshop 4 0% min. 100% max. Industrial 4 0% min. 100% max. Lodging 1 per 4 keys 60% min. 40% max. Education & Assembly 1 / 3,000 sf 0% min. 100% max. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 67 ooooffff 88885555 7. PRIVATE LOT LANDSCAPING 7.1. The development standards of LUC Section 3.2.1 shall apply to development in the Montava PUD Master Plan except as modified in this Chapter. 7.2. Modifications ttttoooo LLLLaaaannnndddd Use CCCCooooddddeeee SSSSttttaaaannnnddddaaaarrrrddddssss 7.2.1. Tree PPPPllllaaaannnnttttiiiinnnngggg SSSSttttaaaannnnddddaaaarrrrddddssss a. Section 3.2.1.(D).(1).(c) is modified to exempt landscape areas within frontages, which are required to be landscaped in accordance with Section 4.7 Frontage standards. 7.2.2. Landscape SSSSttttaaaannnnddddaaaarrrrddddssss a. Section 3.2.1.(E).(1) buffering requirements may not be accomplished with landform shaping in T3, T4, or T5. b. Section 3.2.1.(E).(2).(d) Foundation Planting is modified to exempt the following: i. Buildings in T5; ii. Where building walls are located within 5 feet of lot lines; iii. Where walls or fencing visually obscures the building wall from view at frontages. c. Section 3.2.1.(E).(4).(b) Parking Lot Perimeter Landscaping is modified as follows: i. Residential uses in T5 do not require screening; ii. Non-residential uses do not require screening; iii. Mid-block parking lots in T5 only require screening from streets. 7.3. Landscape Materials 7.3.1. Landscape materials must comply with the following landscape materials lists and requirements: a. General Limitations (1) City-approved species including native plants will be utilized; (2) Invasive species as listed in the Larimer County Noxious Weed Management Plan are prohibited; (3) Artificial plants or trees do not satisfy the requirements of this chapter. b. Edible Landscape (1) Edible landscaping may be substituted for all landscape list materials except ground cover and grasses used adjacent to vehicular areas. 7.3.2. Pollinator supportive landscaping is recommended for ground cover, shrubs, and ornamental gardens. 7.4. Justification for Private LLLLooootttt LLLLaaaannnnddddssssccccaaaappppiiiinnnngggg Standards 7.4.1. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modified development standards for Private Lot Landscaping advance and are necessary for the achievement of the development objectives of Montava. 7.4.2. Modifications to Landscape standards are necessary to enable the specific relationship between buildings and streets which is a key design feature of Montava. In the town center and other areas in the T5 district, buildings are located at the back of sidewalks. This relationship supports walkable streets, but leaves no space for landscaping between the building and streets. In other districts, the architectural design vision for Montava locates buildings at different distances from the sidewalk depending on the condition, which affects the amount of landscaping that can be located along the building. Overall Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 68 ooooffff 88885555 the amount of landscaping provided is no less than required in the existing, unmodified standards, but the location of that landscaping differs as a result of building relationships with the street. This relationship is referred to as frontage, which is addressed in some LUC standards and addressed in a high level of specificity in Montava’s design standards. Landscape standards modifications enable Montava’s highly detailed frontage standards to direct design vision. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 69 ooooffff 88885555 8. SIGNAGE 8.1. The development standards of LUC Section 3.8.7 shall apply to development in the Montava PUD Master Plan except as modified in this Chapter. 8.2. Transect DDDDiiiissssttttrrrriiiicccctttt CCCCoooorrrrrrrreeeellllaaaattttiiiioooonnnn 8.2.1. For the purpose of determining applicable signage regulations in Section 3.8.7 of the Land Use Code, the district correlations specified in this section are used. 8.2.2. Permanent SSSSiiiiggggnnnnssss a. T2, T3, T4: Section 3.8.7.1.(C).(1), Limitations for Residential Districts and Uses, applies. b. T5: Section 3.8.7.1.(D), General Limitations for Nonresidential Districts and Uses, applies. 8.2.3. Temporary SSSSiiiiggggnnnnssss a. T2: Multifamily/Mixed-Use standards apply. b. T3: Single-family standards apply. c. T4: Multifamily/Mixed-Use standards apply. d. T5: Downtown standards apply. 8.3. Modifications ttttoooo LLLLaaaannnndddd Use CCCCooooddddeeee SSSSttttaaaannnnddddaaaarrrrddddssss 8.3.1. Total SSSSiiiiggggnnnnaaaaggggeeee AAAArrrreeeeaaaa a. Section 3.8.7.1.(C).(1) is extended to apply to all building frontages along streets. b. Sections 3.8.7.1.(E).(14) and 3.8.7.1.(E).(15) do not apply to T5. 8.3.2. Sign PPPPrrrroooojjjjeeeeccccttttiiiioooonnnnssss a. Projecting signs are exempt from section 3.8.7.1.(C).(3). b. Canopy signs may project up to 18 inches above canopies, modifying section 3.8.7.1.(J). c. Marquee signs may be permitted by the Director on a case-by-case basis. 8.3.3. Use AAAAddddjjjjaaaacccceeeennnnccccyyyy aaaannnndddd MMMMeeeeaaaassssuuuurrrreeeemmmmeeeennnntttt ffffoooorrrr Freestanding Freestanding SSSSiiiiggggnnnnssss aaaannnndddd SSSSiiiiggggnnnn IIIIlllllllluuuummmmiiiinnnnaaaattttiiiioooonnnn a. Adjacency to multi-family residential uses do not trigger section 3.8.7.1.(E).(5) requirements. b. Residential components of mixed-use properties do not trigger sections 3.8.7.1.(E).(5) or 3.8.7.1.(E).(12) requirements c. Measurement to residential properties for compliance with section 3.8.7.1.(E).(12) is only along the street frontage that the residential use front on to. 8.3.4. IIIIlllllllluuuummmmiiiinnnnaaaattttiiiioooonnnn a. Flush wall signs, projecting signs, and awning signs may be externally illuminated, exempting them from section 3.8.7.1.(E).(9) requirements. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 70 ooooffff 88885555 9. AAAARRRRCCCCHHHHIIIITTTTEEEECCCCTTTTUUUURRRRAAAALLLL CCCCHHHHAAAARRRRAAAACCCCTTTTEEEERRRR 9.1. OVERVIEW 9.1.1. The development standards of this Chapter 9 for Architectural Character shall apply to all development in the Montava PUD Master Plan. Such modified development standards supersede and replace all LUC standards in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate architecture, with the exception of Division 3.8, Supplemental Regulations, which are the subject of Chapter 12. 9.2. BUILDING MMMMAAAATTTTEEEERRRRIIIIAAAALLLLSSSS 9.2.1. Where multiple exterior materials are used on a single building, they may only be combined through horizontal transitions, with the heavier material below. a. Building attachments and projections may differ in material from the building volume, with the attachment or projection being of a lighter material, except for chimneys where the projection may be of a heavier material. 9.2.2. Vinyl siding must imitate wood in size, thickness, profile, and joining. 9.2.3. Exterior Insulation and Finish Systems (E.I.F.S.) are prohibited. 9.2.4. All exposed exterior wood must be painted or stained. 9.3. OPENINGS 9.3.1. All openings, including porches, galleries, doors, and windows must be vertical or square in proportion. Horizontal openings may be provided by combining multiple vertical or square openings together. 9.3.2. Doors and windows that operate as sliders are prohibited along facades facing front or side street lot lines. 9.3.3. Where exterior shutters are installed, they must be operable, and sized and oriented to fit the entire opening when closed. 9.4. FOUNDATIONS 9.4.1. Any structure or building projection on a raised foundation with piers must have skirting or wood lattice screening between piers. 9.5. SOLAR ORIENTATION 9.5.1. Where practical, roofs should be designed to provide generally unobstructed roof surfaces facing south, south-east, or south-west, both in the overall roof form and in the location of ventilation stacks, antennae, and other rooftop equipment and openings. 9.5.2. Building volumes and openings should be oriented to capture south, south-east, and south- western light. 9.6. MECHANICAL EQUIPMENT AAAANNNNDDDD RRRREEEEFFFFUUUUSSSSEEEE STORAGE 9.6.1. Building mechanical equipment, at or above ground level, and refuse storage must not be visible from front or side street lot lines. 9.7. OUTBUILDINGS 9.7.1. Outbuildings, storage structures, and sheds should match the wall and roof style, color, and material of the primary dwelling. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 71 ooooffff 88885555 9.8. JUSTIFICATION FFFFOOOORRRR ARCHITECTURAL CCCCHHHHAAAARRRRAAAACCCCTTTTEEEERRRR SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS 9.8.1. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modified development standards for Architectural Character advance and are necessary for the achievement of the development objectives of Montava. 9.8.2. Building design within Montava is coordinated among a number of standards in Chapter 9 of the PUD Master Plan standards regarding Lots and Buildings, and supplemented with the Architectural Character controls of this Chapter 9, addressing general issues of architectural design. Current LUC standards concerning character are aimed at minimizing the impact of suburban development patterns and buildings by ensuring variety within a single structure, particularly in commercial and multi-family areas. Development within Montava differs from the LUC’s expectations as it is oriented towards LUC goals at its core, and based upon character, not style, as a community-wide element of design. 9.8.3. Due to the scale of Montava, specific stylistic details and materials may change by neighborhood. At the overall PUD Master Plan level, architectural character standards address broad but common details to be further supplemented. This Architectural Character chapter deals with basic material prohibitions, the combination of materials, the shape of openings, orientation of building shape for solar access, the location of mechanical systems and refuse storage, and outbuilding design. This set of foundational standards are embedded in Chapter 9 of the PUD Master Plan Standards regarding Lots and Buildings, which ensures that building are oriented to face streets and open spaces, that projection into yards and on facade (such as porches and stoops), are usable and coordinated, that fencing is appropriate in scale and materials, that a minimum amount of doors and windows is provided along streets, and that shopfronts are well designed. Together these ensure an overall harmony among buildings within Montava, yet allow for more specific architectural detail to be determined by phase. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 72 ooooffff 88885555 10. CCCCIIIIVVVVIIIICCCC SSSSPPPPAAAACCCCEEEE 10.1. OVERVIEW 10.1.1. The development standards of this Chapter 10 for Civic Space shall apply to all development in the Montava PUD Master Plan. Such modified development standards supersede and replace all LUC standards in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate civic space, with the exception of Division 3.8, Supplemental Regulations, which are the subject of Chapter 12. 10.2. CIVIC SPACE TYPES 10.2.1. A civic space type must be selected for all parks and recreation, urban agriculture, and open lands provided within T3.1, T3.2, T4, and T5, as illustrated in Table 10.1-1. 10.2.2. Civic space types must be configured according to Table 10.1-2, Table 10.1-3, and as follows: a. The minimum dimension must be maintained throughout the civic space; b. For triangular spaces, proportion is the ratio of the shortest edge length to the longest edge length; c. For irregular spaces, proportion is measured using an inscribed rectangle; d. Building coverage includes covered and enclosed structures; e. Required landscaping excludes stormwater management areas; f. Stormwater management may be integrated into civic space design where indicated in Table 10.1-3; g. Stormwater management areas should be shared use where possible; h. Where civic space abuts existing or planned pedestrian or bicycle trails, pedestrian and bicycle trails must be continued through the civic space. 10.2.3. Civic space types must be programmed according to the following: a. Programming must be selected from Table 10.1-4; b. Each civic space must include a minimum number of program elements, in addition to requirement elements, as specified in Table 10.1-4. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 73 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 11110000..1-1 -1.CCCCIIIIVVVVIIIICCCC SSSSPPPPAAAACCCCEEEE TTTTYYYYPPPPEEEE IIIILLLLLLLLUUUUSSSSTTTTRRRRAAAATTTTIIIIOOOONNNNSSSS TYPE ILLUSTRATION TYPE ILLUSTRATION PARK SQUARE GREENWAY PLAZA COMPACT GREEN POCKET PARK GREEN PASSAGE Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 74 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 11110000..1-1 -2.CCCCIIIIVVVVIIIICCCC SSSSPPPPAAAACCCCEEEE TTTTYYYYPPPPEEEESSSS -LLLLOOOOCCCCAAAATTTTIIIIOOOONNNN AAAANNNNDDDD DDDDIIIIMMMMEEEENNNNSSSSIIIIOOOONNNNSSSS TYPE TRANSECT DISTRICTS STREET FRONTAGE SIZE MINIMUM DIMENSION PROPORTIONS Natural Area All n/a 5 acres min. n/a n/a Park All 1 side min. 5 acres min. n/a n/a Greenway All 25% perimeter 2 acres min. (may be interrupted by streets) 40 ft. n/a Compact Green T3.2, T4 1 side min. 0.5 acres max. 40 ft. n/a Green T3.1, T3.2, T4 2 sides min. 0.5 - 5 acres 80 ft. 0.2:1 - 1:1 Square T4, T5 2 sides min. 0.2 - 3 acres 80 ft. 0.25:1 - 1:1 Plaza T5 1 side min. 0.2 - 2 acres 60 ft. 0.25:1 - 1:1 Pocket Park T3.2, T4, T5 1 side min. 1,000 sf - 0.25 acres 30 ft. 0.25:1 - 1:1 Passage All n/a n/a 12 ft. n/a Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 75 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 11110000..1-1 -3.CCCCIIIIVVVVIIIICCCC SSSSPPPPAAAACCCCEEEE TTTTYYYYPPPPEEEESSSS -DDDDEEEESSSSIIIIGGGGNNNN TYPE IMPERVIOUS SURFACE BUILDING COVERAGE REQUIRED LANDSCAPE SEATING LIGHTING STORM WATER Natural Area n/a n/a n/a n/a n/a ✓ Park n/a n/a n/a Required Required ✓ Greenway 30% max. 1% max. 1 tree per 4,000 sf Optional Optional ✓ Compact Green 30% max. 3% max. 1 tree per 4,000 sf Optional Optional Green 40% max. 5% max. 1 tree per 4,000 sf Required Required ✓ Square 60% max. 50% max. 1 tree per 4,000 sf Required Required ✓ Plaza 50 - 90% 15% max. 1 tree per 8,000 sf Required Required Pocket Park T3.2, T4: 50% max. T5: 80% max. 3% max. 1 tree per 4,000 sf Required Optional Passage 70% max. n/a n/a n/a n/a Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 76 ooooffff 88885555 TTTTAAAABBBBLLLLEEEE 11110000..1-1 -4.CCCCIIIIVVVVIIIICCCC SSSSPPPPAAAACCCCEEEE PPPPRRRROOOOGGGGRRRRAAAAMMMM PROGRAM NATURAL AREA PARK GREEN- WAY COMPACT GREEN GREEN SQUARE PLAZA POCKET PARK PASSAGE Program Elements n/a 5 min. 1 min. 1 min. 2 min. 2 min. 2 min. 1 min. n/a Formal Garden ✓ ✓ ✓ ✓ ✓ Community Garden ✓ ✓ ✓ ✓ Pollinator Garden/Path ✓ ✓ ✓ ✓ ✓ ✓ ✓ Payground ✓ ✓ ✓ ✓ ✓ Dog Park ✓ ✓ ✓ ✓ Skate Park ✓ ✓ ✓ ✓ Exercise Equipment ✓ ✓ ✓ ✓ ✓ ✓ ✓ Athletic Fields - structured ✓ Athletic Fields - unstructured ✓ ✓ ✓ Paths (walking) Required Required Required ✓ Required Required Required ✓ Required Paths (cycling) ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Performance Space ✓ ✓ ✓ ✓ Outdoor Dining & Sales ✓ ✓ ✓ Conservation Area Required ✓ ✓ Restroom Facilities Required ✓ ✓ Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 77 ooooffff 88885555 10.3. JUSTFICATION FOR CCCCIIIIVVVVIIIICCCC SPACE STANDARDS 10.3.1. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modified development standards for Civic Space advance and are necessary for the achievement of the development objectives of Montava. 10.3.2. Parks and open spaces, with the exception of the Community Park, are distributed broadly throughout Montava and vary in their design and programming. They are connected in a network throughout the community, providing trails, places for active and passive recreation, and places for gathering in a variety of different land use contexts. To coordinate civic space use and design with adjacent land uses, the development standards uses a series of recognizable types, such as plazas, squares, and greens, and relates them to the appropriate land use context. For instance, in the Town Center, plazas and squares with active programming are appropriate while within lower intensity neighborhoods, pocket parks and playgrounds are appropriate. Each civic space type has associated size and proportion requirements to ensure they are right-sized for their context and activities. Distributing and diversifying these spaces provides greater variety and more frequent access of open spaces to neighborhood residents, further supporting walkability. These standards are similar to the park requirements of Section 4.4, modifying them to implement the vision of Montava and ensuring that open spaces are active and diverse in support of LUC goals. 10.3.3. This modification to standards allows for design innovation by promoting a diversity of types of open spaces. While large neighborhood parks check the box, they don’t always meet residents’ needs, nor are they sufficiently close to where they live. Montava’s park system provides for open space activities and access in a more distributed manner, more frequently throughout the community. The distributed system allows the design of each open space to be coordinated with surrounding land uses. Additionally, a significant trail system is integrated into the community’s design, connecting surrounding regional trails and new community assets, providing a public benefit for both Montava residents and the City as a whole. 10.3.4. The civic space development standards ensure that the open spaces provided are activated to fulfill adequate public facility needs, while also ensuring that they are diverse in size, location, and design in order to implement the vision of Montava. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 78 ooooffff 88885555 Figure 3- Larger Civic Space Areas Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 79 ooooffff 88885555 11. DEFINITIONS Request ffffoooorrrr MMMMooooddddiiiiffffiiiieeeedddd DDDDeeeeffffiiiinnnniiiittttiiiioooonnnnssss The following definitions shall apply whenever one of the following specific terms is used in the PUD Master Plan and shall modify Section 5.1.2 of the LUC in regard to such terms, with the exception of the definitions contained in this Chapter 11 and any future definition modifications which may be approved, the definitions of LUC Section 5.1.2 shall apply to development within Montava. Term. Definition. 1. Accessory DDDDwwwweeeelllllllliiiinnnngggg UUUUnnnniiiitttt (ADU). A dwelling unit that is subservient to a primary dwelling unit in size, location, and design, often located above garages or in independent buildings towards the rear of a property. ADU’s may be rented provided the property owner lives in the primary dwelling unit. Alternatively the property owner may live in the ADU and rent the primary dwelling unit. 2. Alley Loaded.Referring to properties where vehicular access is provided from an alley. 3. Civic Space.A district assigned to lands which are dedicated to public use, typically open space, areas for gathering and events, public institutions, and supportive structures including both public and private structures that support activities intended to occur within civic space. 4. Cluster; Cottage Cluster; Cluster Housing; Building Building Cluster. More than one building arranged on a single lot or adjacent lots, designed together for aesthetic purposes or for the purpose of repeated building within Montava. 5. Continuous Yard.A yard type where the yards of neighboring properties are not distinguished from each other by fencing, hedges, or buildings. 6. Facade. The vertical elevation of a building along one plane. 7. Farm. Farm Any parcel of land containing at least three acres used primarily for the commercial, soil- dependent cultivation of an agricultural crop, the facilities and storage necessary for the management of a commercial custom farming operation or the hauling of farm products, the raising of fish, bees, plants or animals or the raising of livestock including horse breeding farms. This does not include feed yards, poultry farms, exotic animal farms or fur farms. 8. Farm animals. Animals commonly raised or kept in an agricultural, rather than an urban, environment, including, but not limited to, chickens, pigs, sheep, goats, horses, cattle, llamas, emus, ostriches, donkeys and mules, chicken hens, ducks or pygmy or dwarf goats. 9. Food ccccaaaatttteeeerrrriiiinnnngggg oooorrrr ssssmmmmaaaallllllll ffffoooooooodddd ppprrroooddduuucccttt product preparation.An establishment in which the principal use is the preparation of food and/or meals on the premises, and where such food and/or meals are delivered to another location for consumption or distribution, and where such use occupies not more than five thousand (5,000) square feet in gross floor area in T2 and not more than two thousand (2,000) square feet in gross floor area in T4. 10. Food mmmmeeeemmmmbbbbeeeerrrrsssshhhhiiiipppp ddddiiiissssttttrrrriiiibbbbuuuuttttiiiioooonnnn site.A site where a producer of agricultural products delivers them for pick-up by customers who have pre-purchased an interest in the agricultural products. 11. Front sssseeeettttbbbbaaaack.ck. The closest distance a structure is permitted to be located relative to the front lot line. 12. Frontage. The portion of the property located between the front lot line and the primary structure front setback and between the side street lot line and the primary structure side street setback, extended to side and rear lot lines. 13. Frontage, Primary.(see Primary Frontage) 14. Frontage, Secondary.(see Secondary Frontage) 15. Frontage Projection.Building elements that project forward more than 2 feet beyond frontage facades into the front setback or side street setback. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 80 ooooffff 88885555 16. Frontage Facade.The building facade closest to and facing the front lot line and the side street lot line. 17. Frontage Facade Fencing.Fencing that is aligned with, or parallel up to 20 feet behind, a frontage facade, spanning between the frontage facade and a side or rear property line. 18. Frontage Fencing.Yard fencing that is located along or within frontages. 19. Frontage Landscaping.Landscaping that is located within a frontage. 20. Frontage Yard.The portion of a property located between frontage facades and frontages. 21. Glazing; Facade Glazing. The portion of a building facade that is comprised of transparent glass, typically set in windows and doors. 22. Housing Cluster.(see Cluster Housing) 23. Intensity. A relative measure used to describe the extent or amount of activity, housing, or diverse uses in a given area. 24. Landscape area means that area within the boundaries of a lot or tract of land which consists of planting materials including, but not limited to, trees, shrubs, ground covers, grass, flowers, and native plant materials; also including, but not limited to, inorganic features such as concrete planters, stone, brick, and aggregate forms, water, and other landscape elements. Inorganic elements shall not predominate over the use of organic plant material. Artificial plants are not considered landscape materials. 25. Liner Building.A building or structure that is located between an off-street parking area and a street, which provides a visual barrier partially or wholly obscuring the off-street parking area from view by pedestrians along sidewalks. 26. Lot Coverage.The portion of a lot that is covered by impervious surfaces as a percentage of the gross lot area. 27. Lot Occupation. The portion of a lot that is covered by buildings and covered structures as a percentage of the gross lot area. 28. Off-Off -street ppppaaaarrrrkkkkiiiinnnngggg space.A parking space on private land accessible from a usable street or alley. 29. Open-Open -air farmers market. An occasional or periodic market held in an open area or in a structure where groups of individual sellers offer for sale to the public such items as fresh produce, seasonal fruits, fresh flowers, arts and crafts items, and food and beverages (but not to include second-hand goods) dispensed from booths located on-site. 30. Outbbbbuuuuiiiillllddddiiiinnnngggg.Out .A structure that is of secondary importance, due to both size and use, to one or more principal buildings on a lot. Outbuildings may contain accessory uses, including accessory dwelling units. 31. Outdoor vendor. Any person, whether as owner, agent, consignee or employee, who sells or attempts to sell, or who offers to the public free of charge, any services, goods, wares or merchandise, including, but not limited to, food or beverage, from any outdoor location, except for those activities excluded from the definition of outdoor vendor in §15-381 of the City Code. 32. Packing FFFFaaaacccciiiilllliiiittttyyyy. A facility where locally-raised farm products are to be prepared for shipping, excluding meat packing and canning operations. 33. Primary Frontage.Frontage that is located along the property line that bears the lot’s address. 34. PPPPrrrriiiinnnncccciiiippppaaaallll BBBBuuuuiiiillllddddiiiinnnnggggssss..Any structure on a lot that is not considered an outbuilding. 35. Rear AAAAlllllllleeeeyyyy Setback.The closest distance a structure is permitted to be located relative to the rear lot line in instances that an alley is located along the rear lot line. 36. Rear Setback.The closest distance a structure is permitted to be located relative to the rear lot line. 37. Secondary Frontage.All frontages other than the primary frontage. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 81 ooooffff 88885555 38. Shopfront. The portion of a facade bordering a commercial occupancy or tenant. 39. Side Setback.The closest distance a structure is permitted to be located relative to the side lot line. 40. Side SSSSttttrrrreeeeeeeetttt LLLLooootttt Line.Any lot line, other than the front lot line, that is located along a right-of-way or civic space. 41. Side Street Setback. The closest distance a structure is permitted to be located relative to the side street lot line. 42. Side Shared Fencing.Fencing that is located along property lines shared between two or more properties. 43. STC. Sound Transmission Class, a standard measure of the amount of sound insulation provided by a material or assembly of materials.. 44. Story. The vertical extent of one floor within a structure. 45. Strrrreeeeeeeetttt St Screen.A wall, hedge, structure, or other element that partially or wholly obscures the view of off-street parking and services areas from view by pedestrians along sidewalks. 46. Transect. An organizational element used to arrange, divide, and allocate elements of the built environment and their regulations in order to establish compatibility through intensity of use, diversity of use, hardness of material, height of buildings, and other elements of the built environment rather than through the buffering of different adjacent uses. 47. Urban agriculture. Gardening or farming involving any kind of lawful plant, whether for personal consumption, sale and/or donation, including the cultivation, storage and sale of crops, vegetables, plants and flowers produced on the premises. 48. Value Added Agriculture. Processing, packaging and preservation of agricultural commodities and products for storage or sale. 49. Veterinary facilities,hospital. Any facility which is maintained by or for the use of a licensed veterinarian in the diagnosis, treatment or prevention of animal diseases. 11.1. JUSTFICATION FOR DEFINITIONS 11.1.1. As required by LUC Sections 4.29(G)(b) and (c), following is an explanation of how the modified Definitions advance and are necessary for the achievement of the development objectives of Montava. To ensure that Montava’s development standards are properly interpreted, a set of additional definitions is provided. Three types of terms are included: terms that are unique to Montava are included, terms within the Land Use Code that are modified for use within Montava, and terms within the Land Use Code we wish to vest with their current definition. Some terms are similar to LUC terms, such as those relating to lot lines and frontages. These new definitions are designed to clarify regulations relating to frontage, which also rely upon lot lines to determine where frontages are located. These development standards focus more heavily on frontage than the LUC, necessitating new definitions. New use definitions are also included, primarily to ensure that the Farm can fully function and that agrarian elements can be fully integrated into Montava, as envisioned in the Mountain Vista Subarea Plan. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 82 ooooffff 88885555 12. MODIFICATIONS TO SSSSUUUUPPPPPPPPLLLLEEEEMMMMEEEENNNNTTTTAAAALLLL RRRREEEEGGGGUUUULLLLAAAATTTTIIIIOOOONNNNSSSS Pursuant to LUC Section 4.29(G)(1), the Applicant proposes to modify the LUC requirements in Division 3.8 as set forth in Table 12.1 below. The provisions of Division 3.8 that are not modified herein shall continue to be in full force and effect and shall be applicable to development within the Montava PUD Master Plan. Table 12.1 Table 12.1 Modification to Supplemental Regulations Sec. Title Modification 3.8.7 Signs Sec. 3.8.7 will be modified in accordance with Chapter 8 of the Montava PUD Master Plan Standards. 3.8.8 Lots Sec. 3.8.8 is superseded by Chapter 5 of the Montava PUD Master Plan Standards. 3.8.9 Yards Sec. 3.8.9 is superseded by Chapter 5 of the Montava PUD Master Plan Standards. 3.8.10 Single-Family and Two-Family Parking Requirements Sec. 3.8.7 is superseded by Chapter 6 of the Montava PUD Master Plan Standards. 3.8.11 Fences and Walls Sec. 3.8.11 is superseded by Chapter 5, Section 5.10 of the Montava PUD Master Plan Standards. 3.8.14 Preemption Uses Sec. 3.8.14 is modified to refer to the uses not permitted under the provisions of Chapter 2 of the Montava PUD Master Plan Standards, and to compliance with all development standards of the Montava PUD Master Plan Standards. 3.8.15 Housing Model Variety Sec. 3.8.15 is superseded by Chapter 5 of the Montava PUD Master Plan Standards. 3.8.17 Building Height Sec. 3.8.17 is superseded by Chapter 5, Section 5.6 of the Montava PUD Master Plan Standards. 3.8.19 Setback Regulations Sec. 3.8.19 is superseded by Chapter 5, Section 5.5 of the Montava PUD Master Plan Standards. 3.8.25 Permitted Uses; Abandonment Period/Reconstruction of Permitted Uses Sec. 3.8.25 is modified to refer to the applicable standards of the Montava PUD Master Plan Standards. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 83 ooooffff 88885555 3.8.28 Extra Occupancy Rental House Regulations Sec. 3.8.28 is modified to allow extra occupancy rental houses in Transect T4 subject to the occupancy limits and separation requirements of the L-M-N zone, and modified to allow extra occupancy rental houses in Transect T5 subject to the occupancy limits and separation requirements of the M-M-N zone, with both subject to basic development review and the occupancy restriction contained in Chapter 2, Section 2.3.5 of the Montava PUD Master Plan Standards. 3.8.30 Multi-family and Single-family Attached Dwelling Development Standards Sec. 3.8.30 is superseded by Chapter 5 of the Montava PUD Master Plan Standards. 3.8.34 Short Term Rentals Sec. 3.8.34(C) is modified to refer to the transects and special districts of the Montava PUD Master Plan and their respective lists of permitted uses described in Chapter 2 of the Montava PUD Master Plan Standards. Sec. 3.8.34(D) is modified to refer to the Parking standards in Chapter 6 of the Montava PUD Master Plan Standards. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modifications to the Supplemental Regulations advance and are necessary for the achievement of the development objectives of Montava. Unlike other LUC standards, the Supplemental Regulations cover a wide variety of subjects. As a result there are a variety of reasons that modifications are necessary to enable the development vision of Montava. Section 3.8.7 Signs: This section is modified in order to correlate existing signage provisions to the Transect Districts used in Montava. Minor modifications are included in order to address the types of buildings planned for Montava’s town center. The building are similar to Downtown’s existing building stock. As such, the majority of existing standards are retained. Sections 3.8.8 Lots and 3.8.9 Yards: These sections are closely related and replaced together by Montava’s design standards which specify lot sizes, setbacks, and frontage yard standards in accordance with the Transect Districts and building types planned for Montava. The Transect Districts each handle yards differently, related to the type of buildings and uses within them. Lot sizes, orientation, and boundaries similarly vary by Transect District in order to accommodate the building types and uses specific to each district. Section 3.8.10 Single-Family and Two-Family Parking Requirements: This section is replaced by Montava’s comprehensive parking standards, which include standards for each use, with differentiation based upon Transect District. This differentiation correlates with parking demand differences between neighborhoods and centers, and accommodates parking conditions anticipated by Montava’s development intent. Section 3.8.11 Fencing and Walls: This section is replaced by Montava’s design standards which are tightly correlated with standards for lots, yards, and building facades, coordinated by Transect District. Fencing allowances differ by Transect District in material, height, location, and where they are permitted or prohibited. The standards also address the Frontage Yard concept of the Montava design standards which is the most significant design control, coordinating yard elements according to the intensity of use in each district. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 84 ooooffff 88885555 Section 3.8.14 Preemption Uses: This section is modified in order to correlate the existing standards with Montava’s Transect Districts, within which uses are regulated. Details of Section 3.8.14 standards are not modified. Section 3.8.15 Housing Model Variety: This section is removed because it is provided for in an alternative manner and precludes unforeseen means of providing for model variety. Additionally, the repetition of a small number of units has been used very successfully as an advantageous design feature. Housing model control is provided by the mixture of Transect Districts and lot sizes proposed for Montava. Lot size variety responds to different housing types that are desired by the market. At the scale of Montava, the development has to attract residents from multiple market segments. Each phase of Montava targets 3 or more market segments, which demand different types and sizes of homes. Across the site, the mixture of Transect Districts further varies the lot conditions for homes, with different responses to varied setbacks and street conditions. Overall, variety of experience is central to Montava’s design vision. Section 3.8.17 Building Height: This section is replaced by Montava’s design standards in order to correlate building height to Montava’s Transect Districts and encourage compatibility. Building height is limited by the district, most of which are mixed-use. Height similarities between uses aids in use compatibility within mixed-use neighborhoods. Building height is correlated with setbacks and frontage yards to establish the character of each Transect District. Section 3.8.19 Setback Regulations: This section is replaced by Montava’s deisgn standards in order to correlate building height to Montava’s Transect Districts and encourage compatibility. Setbacks are determined by the Transect District rather than by building use. Consistent setback ranges between different uses and building types contributes to compatibility, along with similarities in building height. Similarly, a townhouse very close to the sidewalk with a stoop responds to a very different market demand and character than a townhouse with a deep, landscaped setback and a porch. The physical relationship between buildings and sidewalks and variation thereof across the site establishes the character of each Transect District. Section 3.8.25 Permitted Uses; Abandonment Period/Reconstruction of Permitted Uses: This section is modified in order to reference the applicable Montava design standards as they are applicable to aspects of abandonment and reconstruction. Other specific requirements of Section 3.8.25 are not modified. Section 3.8.28 Extra Occupancy Rental House Regulations: This section is modified in order to correlate Montava’s Transect Districts to the applicable standards in Section 3.8.28 for Transect Districts within which the use is permitted. Other specific requirements of Section 3.8.28 are not modified. Section 3.8.30 Multi-Family and Single-Family Attached Dwelling Development Standards: This section is replaced by Montava’s design standards which establish use compatibility within mixed-use neighborhoods by Transect Districts. Each district employs similar building height, setback, yard, and façade treatment standards in order to create compatibility between single-family, single-family attached, multi-family, and non-residential uses. Section 3.8.34 Short Term Rentals: This section is modified to refer to the Transect District use tables for Montava in order to determine where Short Term Rentals are permitted, and to Montava’s parking standards for standards related to Short Term Rentals. Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss 85 ooooffff 88885555 13. APPENDICIES:APPENDICIES :EEEENNNNGGGGIIIINNNNEEEEEEEERRRRIIIINNNNGGGG VVVVAAAARRRRIIIIAAAANNNNCCCCEEEESSSS 12 ft. min. 0 ft. min. T3.2 Outbuildings 2 ft. min. 4 ft. min. 6 ft. min. 6 ft. min. 0 ft. min. T3.1 Dwellings 16 ft. min. 10 ft. min. 10 ft. min. 12 ft. min. 20 ft. min. T3.1 Outbuildings 30 ft. min. 6 ft. min. 6 ft. min. 6 ft. min. 3 ft. min.