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HomeMy WebLinkAboutMONTAVA PUD - ODP180002 - MONTAVA SUBMITTAL DOCUMENTS - ROUND 4 - DESIGN NARRATIVE (3)PUD Master Plan Uses, Densities, and Development Standards FEBRUARY 15,15 ,2018 [PAGE IIIINNNNTTTTEEEENNNNTTTTIIIIOOOONNNNAAAALLLLLLLLYYYY BLANK] 1. Community VVVViiiissssiiiioooonnnn ................................ ................................ ................................ ................................ ....... 6666 1.1. Summary .................................................................................................................................................... 6 2. Use ................................ ................................ ................................ ................................ ............................... 7777 2.1. Description of Transect Districts and Special Districts ............................................................................ 7 2.2. Permitted Uses ........................................................................................................................................... 9 2.3. Use Restrictions ....................................................................................................................................... 12 2.4. Land uses by Transect Districts and Special Districts ............................................................................ 12 3. Density ................................ ................................ ................................ ................................ ....................... 29 3.1. Request for Modified Densities ............................................................................................................... 29 3.2. Description of Modified Densities .......................................................................................................... 29 3.3. Density by Phase ..................................................................................................................................... 29 3.4. Justification for Density Modifications .................................................................................................. 32 4. Development SSSSttttaaaannnnddddaaaarrrrddddssss OOOOvvvveeeerrrrvvvviiiieeeewwww ................................ ................................ ................................ .............. .............. 33 4.1. Request for Modified Development Standards ...................................................................................... 33 4.2. Description of Modified Development Standards .................................................................................. 33 4.3. Compliance with Criteria of LUC 4.29(G)(3) ......................................................................................... 33 5. Lots aaaannnndddd BBBBuuuuiiiillllddddiiiinnnnggggssss ................................ ................................ ................................ ................................ ................................ ...... 35 5.1. Overview.................................................................................................................................................. 35 5.2. Summary of Standards ............................................................................................................................. 35 5.3. Lot Size ..................................................................................................................................................... 40 5.4. Lot Occupation And Coverage ................................................................................................................ 40 5.5. Setbacks .................................................................................................................................................... 41 5.6. Height ...................................................................................................................................................... 43 5.7. Building Orientation ............................................................................................................................... 45 5.8. Frontage ................................................................................................................................................... 46 5.9. Shopfronts ................................................................................................................................................ 54 5.10. Fencing and Walls ................................................................................................................................... 55 5.11. Accessory Dwelling Units ....................................................................................................................... 57 5.12. Exterior Lighting ..................................................................................................................................... 57 6. Parking ................................ ................................ ................................ ................................ ....................... 62 6.1. Overview.................................................................................................................................................. 62 6.2. Vehicular Parking Location And Access: T3.1 ....................................................................................... 62 6.3. Vehicular Parking Location and Access: T3.2 and T4 ........................................................................... 64 6.4. Vehicular Parking Location and Access: T5 ........................................................................................... 64 6.5. Required Vehicular Parking ................................................................................................................... 66 6.6. Required Vehicular Parking Adjustments.............................................................................................. 67 6.7. Vehicular Parking Lot Design ................................................................................................................. 69 6.8. Vehicular Parking Lot Landscaping ....................................................................................................... 70 6.9. Bicycle Parking Location and Access: T5 ............................................................................................... 70 6.10. Required Bicycle Parking ........................................................................................................................ 70 6.11. Justification for Modifications of Parking Standards ............................................................................. 71 7. Private LLLLooootttt LLLLaaaannnnddddssssccccaaaappppiiiinnnngggg ................................ ................................ ................................ .............................. .............................. 72 7.1. Overview.................................................................................................................................................. 72 7.2. Modifications to Land Use Code Standards ............................................................................................ 72 7.3. landscape materials .................................................................................................................................. 72 7.4. Justification for Private Lot Landscaping Standards .............................................................................. 72 8. Signage ................................ ................................ ................................ ................................ ....................... 74 8.1. Overview.................................................................................................................................................. 74 8.2. Transect District Correlation .................................................................................................................. 74 8.3. Modifications to Land Use Code Standards ............................................................................................ 74 8.4. justification for signage standards ........................................................................................................... 74 9. Architectural CCCChhhhaaaarrrraaaacccctttteeeerrrr ................................ ................................ ................................ .............................. 75 75 9.1. Overview.................................................................................................................................................. 75 9.2. Building Materials ................................................................................................................................... 75 9.3. Openings .................................................................................................................................................. 75 9.4. Foundations ............................................................................................................................................. 75 9.5. Solar Orientation ..................................................................................................................................... 75 9.6. Mechanical Equipment and Refuse Storage ........................................................................................... 75 9.7. Outbuildings ............................................................................................................................................ 76 9.8. Justification for Architectural Character Standards............................................................................... 76 10. Civic SSSSppppaaaacccceeee ................................ ................................ ................................ ................................ ................. 77 10.1. Overview.................................................................................................................................................. 77 10.2. Civic Space Types .................................................................................................................................... 77 10.3. Justfication for Civic Space standards ..................................................................................................... 82 11. Buffering ffffoooorrrr rrrreeeessssiiiiddddeeeennnnttttiiiiaaaallll aaaannnndddd hhhhiiiigggghhhh ooooccccccccuuuuppppaaaannnnccccyyyy bbbbuuuuiiiillllddddiiiinnnngggg uuuunnnniiiittttssss ................................ ................................ ....... 84 11.1. Overview.................................................................................................................................................. 84 11.2. Modifications to Land Use Code Standards ............................................................................................ 84 11.3. Justification for Buffering for Residential and High Occupancy Building Units ................................. 85 12. MODIFICATIONS TTTTOOOO SSSSUUUUPPPPPPPPLLLLEEEEMMMMEEEENNNNTTTTAAAALLLL RRRREEEEGGGGUUUULLLLAAAATTTTIIIIOOOONNNNSSSS ................................ ................................ ................................ ........ 87 12.1. Overview.................................................................................................................................................. 87 12.2. Justification for modifications ................................................................................................................. 88 13. Definitions ................................ ................................ ................................ ................................ .................. 91 13.1. Request for modified definitions ............................................................................................................ 91 13.2. Justfication for Definitions ...................................................................................................................... 93 Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 1:TTTTrrrraaaannnnsssseeeecccctttt aaaannnndddd SSSSppppeeeecccciiiiaaaallll DDDiiissstttrrriiiccctttsss Districts 6666 of 99994444 1. COMMUNITY VVVVIIIISSSSIIIIOOOONNNN 1.1. SUMMARY Montava is a significant traditional neighborhood development infused with agrarian elements, expressing the site’s past and surrounding context. Given its size, Montava is comprised of a series of connected neighborhoods, each unique in layout, character, intensity, and surroundings. All neighborhoods are compact and walkable, with some of a higher intensity and others lower in intensity. The site’s topography and open spaces permeate Montava, pulling natural areas and recreational spaces into the heart of the community. Montava’s design relies upon coordination between the PUD Master Plan and the Uses, Densities, and Development Standards to achieve community goals. Together, they craft design of the project which, in turn, creates a large, diverse, walkable, mixed-use community and an interconnected series of neighborhoods, centers, and open spaces. These Montava PUD Master Plan, Uses, Densities, and Development Standards embody flexibility in site design and are intended to achieve the Montava community vision and to support and further the principles and policies of City Plan. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 7777 of 99994444 2. UUUUSE SE 2.1. DESCRIPTION OF TRANSECT DISTRICTS AAAANNNNDDDD SPECIAL DISTRICTS 2.1.1. A transect of nature is a geographical cross- section of a region that reveals the sequence of environments. It examines the many symbiotic elements that contribute to habitats where certain plants and animals thrive. The transect was first used for biogeographical analysis by naturalist Alexander von Humboldt in the late 18th Century. In the late 20th century, Andres Duany, working with New Urbanist colleagues, identified the rural-to-urban transect of the built environment, 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. 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 and Employment District, for instance, is a special use area that is not a neighborhood-based component of the City. The platform of the transect allows the integration of the design protocols of traffic engineering, public works, town planning, architecture, landscape architecture and ecology. This is the foundation of form-based planning, design, and coding. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 8888 of 99994444 The boundaries of the Transect and Special Districts of the Montava PUD Master Plan which are depicted in Figure 1 below and on Sheet 6 of the Montava PUD Master Plan and are incorporated herein by reference. The Transect and Special Districts are described below in Sections 2.1.2 through 2.1.6. Figure 1- Transect District Map Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 9999 of 99994444 2.1.2. Transect Districts a. Development is regulated according to the intensity of use permitted on each parcel, according to the following five (5) districts: i. Transect District T5 – Urban Center/Mixed Use: A high intensity mixed-use district, consisting of residential, commercial, and institutional uses. ii. Transect District T4 – General Urban Neighborhood: A medium-high intensity residential district, consisting of single family and multi-family housing, attached and detached, and home occupations. iii. Transect District T3.2 – Sub-Urban Neighborhood: A medium-low intensity residential district, consisting of single family detached housing. iv. Transect District T3.1 – Rural Neighborhood: A low intensity residential district, consisting of single family detached housing situated on larger lots. v. Transect District T2 – Rural/Farm: A rural, agricultural district, consisting of small to large farms and support facilities including housing, processing, storage, sales, and distribution. 2.1.3. (I) - Industrial and Employment Special District a. The Industrial and Employment Special District is intended for a combination of industrial, and employment uses. b. Uses in the Industrial and Employment Special District are as set forth in this Chapter. 2.1.4. (S) - Natural Areas and Stormwater Special District a. A portion of Montava is dedicated to regional and site-serving stormwater management (S), in coordination with Natural Areas as a natural resource corridor. 2.1.5. Poudre School (PSD) Special District a. Poudre School District property (PSD) within Montava is not regulated by these development standards. 2.1.6. (P) - Community Park Special District a. City of Fort Collins Park property (P) within Montava is not regulated by these development standards. 2.2. PERMITTED USES 2.2.1. LUC Section 4.29 (E)(2) allows uses not permitted in an underlying zone district to be added to a PUD Master Plan provided such additional uses are enumerated with a proposed type of review and such uses satisfy the criteria of LUC Section 4.29(E)(2)(a) through (d). 2.2.2. The following uses and types of review are permitted in Montava and modify the uses permitted in the underlying zone districts: Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N), Division 4.27 - Employment District (E) and Division 4.28 - Industrial District (I). Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 10 ooooffff 99994444 2.2.3. Amendments to the uses and types of review in Montava shall be in accordance with LUC Section 4.29(I)(2) and Sections 2.2.10(A) and (B). 2.2.4. The following table is a summary of the permitted uses within the transects of Montava 2.2.5. Uses are permitted by transect district, according to Table 2.1-1. 2.2.6. Multiple uses per lot and per building are permitted. TTTTAAAABBBBLLLLEEEE 2.2222--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/Retail Uses over 2,000 sf ✓ All Commercial/Retail Uses under 2,000 sf ✓ ✓ Food Membership Distribution Site ✓ ✓ ✓ Food Catering or Small Food Product Production ✓ ✓ ✓ Lodging Short-term Rental (Primary) ✓ ✓ ✓ ✓ Bed & Breakfast up to 6 rooms ✓ ✓ ✓ ✓ Lodging Establishment up to 12 rooms ✓ ✓ ✓ Lodging Establishment over 12 rooms ✓ Manufacturing Workshop and Custom Small Industry ✓ Light Industrial ✓ Solar Energy Systems, small & medium ✓ ✓ ✓ ✓ ✓ ✓ Solar Energy Systems, large scale ✓ ✓ Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 11 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 2.2222--1.PPPPEEEERRRRMMMMIIIITTTTTTTTEEEEDDDD UUUUSSSSEEEESSSS USE SUBCATEGORY T2 T3.1 T3.2 T4 T5 S 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 ✓ Agricultural Activities ✓ Value Added Agriculture ✓ Veterinary facilities, hospital ✓ Animal Boarding ✓ Open air farmers market ✓ ✓ ✓ ✓ ✓ ✓ Urban Agriculture ✓ ✓ ✓ ✓ ✓ ✓ Misc. Off-site construction staging ✓ ✓ ✓ ✓ ✓ ✓ Parking garages, lots, and structures ✓ Outdoor Vendor ✓ ✓ ✓ Accessory Uses ✓ ✓ ✓ ✓ ✓ ✓ Accessory Buildings ✓ ✓ ✓ ✓ ✓ ✓ Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 12 ooooffff 99994444 2.3. USE RESTRICTIONS 2.3.1. Accessory DDDDwwwweeeelllllllliiiinnnnggggssss a. Accessory dwellings 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. Equipment, TTTTrrrruuuucccckkkk aaaannnndddd TTTTrrrraaaaiiiilllleeeerrrr RRRRental ental EEEEssssttttaaaabbbblllliiiisssshhhhmmmmeeeennnnttttssss a. Equipment, truck and trailer rental establishments are not permitted. 2.3.6. Extra OOOOccccccccuuuuppppaaaannnnccccyyyy RRRReeeennnnttttaaaallll HHHHoooouuuusssseeeessss a. Occupancy is limited to 2 people per bedroom plus 1 additional person. 2.3.7. 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. 2.3.8. Retail aaaannnndddd SSSSuuuuppppppppllllyyyy YYYYaaaarrrrdddd E EEEssssttttaaaabbbblllliiiisssshhhhmmmmeeeennnnttttssss wwwwiiiitttthhhh OOOOuuuuttttddddoooooooorrrr SSSSttttoooorrrraaaaggggeeee a. Retail and supply yard establishments with outdoor storage uses are not permitted. 2.3.9. Sales aaaannnndddd LLLLeeeeaaaassssiiiinnnngggg ooooffff MMMMoooobbbbiiiilllleeee Homes, Homes, FFFFaaaarrrrmmmm IIIImmmmpppplllleeeemmmmeeeennnnttttssss,,HHHHeeeeaaaavvvvyyyy EEEExxxxccccaaaavvvvaaaattttiiiioooonnnn EEEEqqqquuuuiiiippppmmmmeeeennnntttt a. Commercial uses that include sales and leasing of mobile homes, farm implements, or heavy excavation equipment are not permitted 2.3.10. 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. 2.3.11. VVVVeeeehhhhiiiicccclllleeee aaaannnndddd BBBBooooaaaatttt SSSSaaaalllleeeessss aaaannnndddd LLLLeeeeaaaassssiiiinnnngggg EEEEssssttttaaaabbbblllliiiisssshhhhmmmmeeeennnntttt wwwwiiiitttthhhh OOOOuuuuttttddddoooooooorrrr SSSSttttoooorrrraaaaggggeeee a. Vehicle and boat sales and leasing establishments with outdoor storage are not permitted. 2.3.12. VVVVeeeehhhhiiiicccclllleeee MMMMaaaajjjjoooorrrr Repair,SSSSeeeerrrrvvvviiiicccciiiinnnngggg aaaannnndddd Maintenance Maintenance EEEEssssttttaaaabbbblllliiiisssshhhhmmmmeeeennnnttttssss a. Vehicle major repair, servicing and maintenance establishments are not permitted. 2.4. LAND USES BBBBYYYY TRANSECT DISTRICTS AAAANNNNDDDD SSSSPPPPEEEECCCCIIIIAAAALLLL DISTRICTS The following tables list the permitted land uses for each transect district and special district within the PUD Master Plan, as well as the review type for each use. Land uses listed in the PUD Master Plan are those which are anticipated at this point in time and others which may be appropriate as the PUD Master Plan develops over time. In addition, but not listed specifically, we anticipate a new PFA fire station will be located within the PUD Master Plan. Since the final location has not been determined, we have added ‘Public Use’ as an Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 13 ooooffff 99994444 allowed use throughout the PUD Master Plan to support police or fire station uses in Montava. 2.4.1. Transect District T2 Rural/Farm a. There is one (1) Land Use Code zone district (I) underlying Transect District T2. The following uses and types of review are permitted in Transect District T2; such uses and types of review modify the types of review and uses permitted in the underlying zone district. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 14 ooooffff 99994444 Transect District T2 Rural / Farm Uses Type of Review Single-family Detached Type II Accessory Dwelling Unit (ADU) Type I Food membership distribution site BDR Food catering or small food product preparation BDR Neighborhood Support/rec facilities (general assembly) Type I Bed and breakfast up to 6 rooms Type II Lodging establishment (Inn up to 12 rooms) Type II Solar Energy Systems, small and medium Type I Public Use BDR Minor Public Facilities Type I Places of Worship or assembly Type II Community Facilities Type I Parks and Recreation Type I Open Lands BDR Plant Nurseries and Greenhouses Type I Composting Facilities Type I Farm Animals Type I Agricultural Activities Type I Value Added Agriculture Type I Animal Boarding Type I Open-air farmers market BDR Veterinary facilities, hospital Type I Urban Agriculture BDR Off-site construction staging BDR Outdoor Vendor BDR Accessory Uses BDR Accessory buildings BDR Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 15 ooooffff 99994444 b. The Rural / Farm uses proposed for Transect District T2 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): i. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in LUC Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. In addition, T2 is a key component of land use diversification, providing for an innovative Montava community design with the interaction of residential and mixed-use areas with the land’s agricultural heritage. Integrating the transect’s agrarian character into Montava is an innovative design component supporting the Mountain Vista Subarea Plan’s goals. Apart from large scale farming, T2 is intended to connect the community to local, productive, and organic agriculture. ii. The Rural / Farm uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T2 continues the existing agricultural use of the property. The location of T2 represents the best agricultural soils on the property, which are currently in agricultural use and will continue in agricultural use. Adjacent to this low intensity transect district are large areas for storm water management and wildlife in a Natural Areas corridor. The Rural Farm uses will comply with all applicable LUC standards, except as modified in this PUD Master Plan iii. The Rural / Farm uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to T2. Transect District T2 establishes long-term agricultural use of a portion of Montava. This reflects the existing use of the property and other adjacent properties to the north which are outside of the Montava PUD Master Plan. It is also central to the goals of the Mountain Vista Subarea Plan. The agrarian urbanism theme of Montava is knitted together by the Farm and distributed community gardening and agriculture, which relates these uses to other areas within Montava. iv. The Rural / Farm uses are appropriate for this transect district within the PUD Master Plan. Transect District T2 continues existing agricultural uses of the property and integrates agrarian urbanism themes into Montava as contemplated in the Mountain Vista Subarea Plan. 2.4.2. Transect District T3.1 Rural Neighborhood a. There are two (2) Land Use Code zone districts (E and I) underlying Transect District T3.1. The following uses and types of review are permitted in Transect District T3.1; such uses and types of review modify the types of review and uses in the underlying zone districts. Transect District T3.1 Rural Neighborhood Uses Type of Review Single-family detached Type I Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 16 ooooffff 99994444 Accessory Dwelling Units Type I Short Term Rentals (Primary) BDR Solar Energy Systems, small and medium Type I Public and private schools-all levels Type II Public Use BDR Minor Public Facilities Type I Neighborhood Support / Recreation Facilities Type I Places of Worship or assembly Type II Community Facilities Type I Parks and Recreation Type I Open-air farmers market BDR Urban Agriculture BDR Off-site construction staging BDR Accessory uses BDR Accessory buildings BDR b. The Rural Neighborhood uses proposed for Transect District T3.1 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): i. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. In addition, T3.1 is used sparingly in Montava, as a means of transitioning from higher intensity transect districts to natural area and adjacent, lower intensity residential areas like Maple Hill. T3.1 assists in diversifying development, being a relative larger lot, single-family housing district, while the remainder of the site represents more internal mixing of intensities and uses. Its allocation towards the southeast and northwest edges of Montava demonstrates how mixed-use and mixed-intensity neighborhoods can transition in scale and intensity towards natural areas and low intensity uses like agriculture. T3.1 provides a character of building type and setback that introduces more space for natural landscaping. In addition, lighting standards designed for this district reinforce the dark sky environment of the natural areas; it is a key piece in light and intensity transition from active urban areas to nature. Compared with other districts, houses in T3.1 are more easily supported by residential PV systems and can orient rooms for solar gain. While not a particularly efficient land use alone, T3.1 transitions intensity from very efficient uses elsewhere 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 Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 17 ooooffff 99994444 this district are primarily trails adjacent to natural areas; the adjacent T3.2 and T4 districts provide additional amenities along with greater development intensity. ii. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect T3.1 is low impact in nature and dark sky friendly lighting (LZ1) transitions well to natural areas, provides for more vegetative area, and connects Montava with nature in a gradual way. The larger lots provide for more on-site storm water mitigation through larger areas of pervious surface. An exclusively residential district, T3.1 buffers natural areas from more intensive noise and light of Transect Districts T4 and T5. Storm water management itself is a key design component of Montava, where natural topographic features define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transect districts. In T3.1, the storm water system is designed in a naturalistic manner and connects directly to systems in the natural areas. iii. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this transect district. Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district of T3.2, to the higher intensity districts of T4 and T5. The transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. Transect District T3.1 is used sparingly in Montava, as a means of transitioning from higher intensity districts to natural areas and adjacent, lower intensity residential areas like Maple Hill. Its use is similar to Transect District T3.2, which is typically the adjacent district, but at a slightly lower intensity. iv. The uses are appropriate for this district within the PUD Master Plan. Transect District T3.1 is a component of development intensity envisioned in the Mountain Vista Subarea Plan. It is appropriate for use in limited quantities, as applied through the Montava design. Rural Neighborhood uses transition intensity to aid in compatibility with neighboring properties and natural areas. 2.4.3. Transect District T3.2 Sub-Urban Neighborhood a. There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect District T3.2. The following uses and types of review are permitted in Transect District T3.2; such uses and types of review shall modify the types of review and uses in the underlying zone districts. Transect District T3.2 Sub-Sub -Urban Neighborhood Uses Type of Review Single-family detached BDR Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 18 ooooffff 99994444 Single-family attached BDR Two-family dwellings BDR Accessory Dwelling Units Type I Multi-family up to 14 units/bldg. Type I Short Term Rentals (Primary) BDR Bed and breakfast up to 6 rooms Type I Solar Energy Systems, small and medium Type I Public and private schools-all levels Type I Public Use BDR Minor Public Facilities Type I Neighborhood Support / Recreation Facilities Type I Places of worship or assembly (religious assembly) Type I Community Facilities Type I Parks and Recreation Type I Open-air farmers market BDR Urban Agriculture BDR Off-site construction staging BDR Accessory uses BDR Accessory buildings BDR b. The Sub-Urban uses proposed for Transect District T3.2 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): i. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. In addition, Transect District T3.2 is a key component of the mixed-use, mixed-intensity neighborhood structure of Montava. While not mixed-use, T3.2 provides for a mix in intensity, transitioning from lower intensity T3.1 areas to mixed-use, mixed- intensity T4 and T5. Transect District T3.2 is an area of diverse residential uses including single family, duplex, small multi-family, and limited non-residential components. Its allocation towards the southeast and northwest edges of Montava demonstrates how mixed-use and mixed-intensity neighborhoods can transition in scale and intensity towards lower intensity residential development and natural 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 Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 19 ooooffff 99994444 contemplated by the Mountain Vista Subarea Plan. Transect District T3.2 is a more efficient use of land than T3.1, also a key component in the transect concept innovation of development intensity transitioning. Like T3.1, housing in T3.2 can easily provide roof area for residential PV systems and orientation of rooms for solar gain. Also similar to T3.1, T3.2 provides significant opportunities for accessory dwelling units, increasing land use efficiency. ii. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T3.2 has moderate impact, and dark sky friendly lighting (LZ1) transitions well down to T3.1 areas and natural areas, and up to T4 and T5 areas. Its application buffers natural areas and systems from higher intensity development in Transect Districts T4 and T5. The medium sized lots provide for some on-site storm water mitigation through areas of pervious surface. Additional management is provided through multi-use civic greens and linear parks. Storm water management itself is a key design component of Montava, where natural topographic features define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transects and districts. In T3.2, the storm water system design accounts for adjacent development while transitioning to a more naturalistic design in T3.1 and natural areas. iii. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this transect district. Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district, T3.2, to the higher intensity districts, T4 and T5. This transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. Transect District T3.2 is moderate in intensity, similar to that of adjacent developments in Maple Hill, Lind, and Waterglen. T3.2 provides for a mix of housing types and conditions, while signaling the end of higher-intensity development at Montava’s Town Center and core neighborhoods. Its uses are limited, but in greater quantity than T3.1, transitioning towards the lower intensity northwest and southeastern edges. iv. The uses are appropriate for this transect district within the PUD PUD Master Plan. Transect District T3.2 is a significant component of residential development intensity envisioned in the Mountain Vista Subarea Plan. It is appropriate for use in residential districts and is applied in relatively limited quantities through the Montava design. The uses transition intensity to aid in compatibility with neighboring properties, natural areas, and T3.1. 2.4.4. Transect District T4 General Urban Neighborhood a. There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect District T4. The following uses and types of review are permitted in Transect District T4; Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 20 ooooffff 99994444 such uses and types of review modify the types of review and uses in the underlying zone districts. Transect District T4 General Urban Neighborhood UUUUsssseeeessss Type of Review Single-family detached BDR Single-family attached BDR Two-family dwellings BDR Accessory Dwelling Unit Type I Mixed Use Dwellings BDR Extra occupancy rental house BDR Group Home Type I Multi-family (all) BDR Long term care facility (assisted living and independent living) Type I Commercial/Retails uses (under 2,000 sf) Type I Food membership distribution site Type I Food catering or small food product preparation Type I Short Term Rentals (Primary) BDR Bed and breakfast up to 6 rooms Type I Lodging establishment (Inn up to 12 rooms) Type I Solar Energy Systems, small and medium Type I Public and private schools-all levels Type II Public Use BDR Minor Public Facilities Type I Neighborhood Support/rec facilities (general assembly) Type I Places of worship or assembly (religious assembly) Type II Community Facilities Type I Parks and Recreation Type I Open-air farmers market BDR Urban Agriculture BDR Off-site construction staging BDR Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 21 ooooffff 99994444 Outdoor vendor BDR Accessory uses BDR Accessory buildings BDR b. The General Urban Neighborhood uses proposed for Transect District T4 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): i. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. In addition, Transect District T4 is the most diverse of Montava’s districts, implementing mixed-use and mixed- intensity at the neighborhood scale. Transect T4 is the most widely applied transect in Montava’s plan. From a residential development standpoint, T4 ranges from small single-family dwellings through cottage clusters and townhomes, to multi-family and live-work units. From a non-residential development standpoint, T4 allows for a wide range of small-scale businesses to be integrated into the neighborhood fabric. The district allows for diverse and innovative development that can flex in intensity and character, allowing it to transition to medium intensity areas like T3.2 and Storybook, and to high intensity areas like T5. Transect District T4 district provides open space in the form of plazas, squares, greens, pocket parks, playgrounds, and linear open spaces with trails. Open space is distributed throughout the district and diversified in its format and recreational activities. At the smaller end, cottage cluster greens may be used for community gardens, social gathering space such as outdoor neighborhood kitchens, or play areas for children. At the larger end, plaza and squares provide space for higher intensity activities and unstructured sports. Transect District T4 is an area of very efficient land use, which retains a neighborhood character. These in-town neighborhood areas support activities in the Town Center and the Farm due to proximity, allowing residents convenient access to daily needs by walking and cycling. While providing PV systems is more challenging in T4, the smaller size of each unit reduces the amount or PV required, which is easily provided on rooftops and in parking areas. Numerous multi-dwelling or multi-tenant options increase the efficiency of T4, while the building form requirements maintain compatibility. In particular, T4 is where buildings cluster around active, shared open spaces, implementing many of the neighborhood fabric goals of the Mountain Vista Subarea Plan. ii. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T4 is more human-oriented than natural, a 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 Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 22 ooooffff 99994444 define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transect districts. iii. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this transect district.Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district, T3.2, to the higher intensity districts of T4 and T5. The transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility.Transect District T4 is moderately high in intensity, transitioning from lower intensity areas like T3.2 and Storybook to T5. T4 provides for a mix of housing types and family configurations, and small, neighborhood- centric businesses. T4 is used broadly throughout Montava, buffered from lower intensity land uses by T3, and providing the neighborhood intensity needed to support Montava’s Town Center. T4 areas support retail and employment areas as well as providing the social and fiscal support needed for Montava’s open space amenities. Within Montava, T4 plays an important role in transitioning intensity to ensure compatibility. It is located adjacent to Storybook, which is equivalent to T3.2 within Montava, and it is located adjacent to Mountain Vista Drive and Giddings Road, arterial roadways which are best buffered from lower intensity residential uses by higher intensity uses that have hardier materials, buffering noise. iv. The uses are appropriate for this transect district within the PUD Master Plan. Transect District T4 is the primary component of residential and mixed-use neighborhood intensity envisioned in the Mountain Vista Subarea Plan. It is used broadly within Montava, appropriately buffered from existing residential uses. T4 is lower in intensity than the existing E and I zones. T4 is a component of LMN, which includes portions of T3 as well. The General Urban Neighborhood uses are key in supporting the more intensive non-residential areas of Montava. 2.4.5. Transect District T5 Urban Center / Mixed Use a. There are three (3) Land Use Code zone districts (LMN, E and I) underlying Transect District T5. The following uses and types of review are permitted in Transect District T5; such uses and types of review modify the types of review and uses in the underlying zone districts. Transect District T5 Urban Center / Mixed Use Uses Type of Review Single-family detached BDR Single-family attached BDR Two-family dwellings BDR Accessory Dwelling Units Type I Mixed Use Dwellings BDR Extra occupancy rental house BDR Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 23 ooooffff 99994444 Group Home Type I Multi-family (all) BDR Long term care facility (assisted living and independent living) Type II Commercial/Retail uses (all) Type I Food membership distribution site Type I Food catering or small food product preparation Type I Public and private schools-all levels Type II Short Term Rentals (Primary) BDR Bed and breakfast up to 6 rooms Type I Lodging establishment (Inn up to 12 rooms, over 12 rooms, and hotel) Type II Workshop and custom small industry Type I Light Industrial Type II Solar Energy Systems, small and medium Type I Public and private schools-all levels Type II Public Use BDR Minor Public Facilities BDR Major Public Facilities Type I Neighborhood Support/rec facilities (general assembly) Type I Places of worship or assembly (religious assembly) Type II Community Facilities Type I Parks and Recreation Type I Plant Nurseries and Greenhouses Type II Open-air farmers market BDR Urban Agriculture BDR Off-site construction staging BDR Parking garages, lots and structures BDR Outdoor vendor BDR Accessory uses BDR Accessory buildings BDR b. The Urban Center / Mixed Use uses proposed for Transect District T5 are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): i. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. Transect Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 24 ooooffff 99994444 District T5 is the intensive core of Montava. T5 is fully mixed-use and high intensity. Transect T5 is concentrated around the intersects of Mountain Vista Drive with Timberline Road and Giddings Road, implementing the Community Commercial and Employment components of the Mountain Vista Subarea Plan. In addition to commercial and employment, T5 includes a significant multi- family housing component, stand-alone and mixed-use. Direct integration between high intensity residential uses and commercial and employment areas is necessary for the success of those areas. Additionally, Montava’s T5 includes public institutions and affordable housing, located along the Mountain Vista Drive enhanced transportation corridor. T5 provides the greatest use diversity in Montava, in a concentrated format to promote vibrancy. Transect District T5 provides open space in the form of plazas, squares, compact greens, pocket parks, and linear open spaces with trails. Open space is distributed throughout the district and diversified in its format and recreational activities. Within the core of the district, open space areas are programmed with public institutions, recreational amenities, and designed for active social gathering. The use intensity and design formality of T5’s open spaces follows the transect innovation connecting development intensity with social and recreational intensity. The Town Center –T5 – also supports the Community Park which is adjacent. A secondary area of T5 provides support to the Farm and adjacent neighborhoods in the northern end of Montava. Transect District T5 is an area of very efficient and intensive land use. By utilizing shared parking in T5, excessive parking areas and related drive aisles, curb cuts, and infrastructure is reduced, improving storm water management and heat island issues. Buildings in T5 are larger in scale than other districts, providing larger roof areas for PV, including flat roofs. Shared parking areas offer space for larger PV installations which will be privately managed. Overall, T5 is an important component of the Mountain Vista Subarea Plan, and a key cultural asset to Montava and the City. ii. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Transect District T5 is a human-centric area, comprised of more hardscape than softscape. T5 includes more intense lighting, LZ3, noise, and little on-site storm water management. Storm water is managed collectively, fulfilled through shared spaces off-site. The intensity of T5 allows it to take as little space as possible, which provides for the transition to T4, T3.2, T3.1 and T2 prior to natural areas, limiting its impact. Storm water management itself is a key design component of Montava, where natural topographic features define the location and functioning of constructed storm water systems. Storm water is managed through vegetated channels and distributed open spaces where it is cleaned and conveyed to regional systems. Some component of the storm water system passes through each of the transect districts. iii. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent of this transect district. Within the developed portions of Montava, the transect concept is used to ensure compatibility between uses across the site by incrementally transitioning Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 25 ooooffff 99994444 intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district of T3.2, to the higher intensity districts of T4 and T5. The transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. Transect District T5 is the highest intensity district, fully mixed-use. It fulfills the goals of mixed-use commercial and employment areas envisioned in the Mountain Vista Subarea Plan. T5 is buffered from lower intensity residential uses by T4, ensuring compatibility. The location of T5 supports the Mountain Vista Subarea Plan’s Community Commercial and Employment core, providing a compatible use with future development south of Mountain Vista. Its location along Mountain Vista Drive is also supportive of the capacity of the roadway, its impact on adjacent uses, and the enhanced transportation corridor designation. iv. The uses are appropriate for this transect district within the PUD Mast Plan. Transect District T5 is the primary mixed-use commercial and employment component of Montava, supporting the form envisioned in the Mountain Vista Subarea Plan. T5 is closely related to the uses and intensities of the existing E zone. It is located along the most intensive arterial roadways in the area, and their intersections. 2.4.6. (S) - Natural Areas and Stormwater Special District a. There are two (2) Land Use Code zone districts (E and I) underlying the (S) - Natural Areas and Stormwater Special District. The following uses and types of review are permitted in (S); such uses and types of review modify the types of review and uses in the underlying zone districts. (S) - Natural Areas and Stormwater Special District Uses Type of Review Public Use BDR Minor Public Facilities Type I Parks and Recreation Type I Open Lands BDR Urban Agriculture Type I Off-site construction staging BDR Accessory buildings BDR Accessory uses BDR b. The uses proposed for (S) – Natural Areas and Stormwater Special District are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): i. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. In addition, the (S) - Natural Areas and Stormwater Special District is designed to combine significant areas of off- Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 26 ooooffff 99994444 site stormwater management with natural areas to create a lasting amenity that protects wildlife corridors. While the (S) District is generally located along the Cooper Slough, Montava’s design incorporates key trail connections throughout the community which extend the impact of the natural area. Along the transect, this natural area district provides a respite from development. Within the (S) District, development is severely limited, focused on providing public amenities along with regional storm water management. This district provides an amenity to Montava as well as the City as a whole, expanding natural areas protection and connecting trail systems. ii. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. The (S) - Natural Areas and Stormwater Special District assists surrounding areas and portions of Montava with storm water compliance. Severely limited in development, the district provides a respite from noise and light for wildlife and large areas for vegetation. iii. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this district. Within the developed portions of Montava, the transect [I do not know what to use here if this is a District because I do not know if “District concept” makes sense.]concept is used to ensure compatibility between uses across the site by incrementally transitioning intensity of use from lower intensity districts, T2 and T3.1, through the medium intensity district of T3.2, to the higher intensity districts, T4 and T5. The transect directs changes in use intensity, changes in building intensity, changes in intensity of impervious surfaces and landscaping, changes in hardness/softness of materials, and changes in lighting, all components of compatibility. The (S) - Natural Areas and Stormwater Special District provides the lowest intensity of land use in the form of natural lands. This district provides amenities to adjacent districts. iv. The uses are appropriate for the district within the PUD Master Plan. The (S) - Natural Areas and Stormwater Special District is necessary for managing off-site storm water in the Cooper Slough, and storm water produced through the development. Its location follows pre-existing water flows, which also serves to buffer new development from adjacent industrial uses. 2.4.7. (I) - Industrial and Employment Special District a. There is one (1) Land Use Code zone district (I) underlying the (I) - Industrial and Employment Special District. The following uses and types of review are permitted in the (I) - Industrial and Employment Special District; such uses and types of review modify the types of review and uses in the underlying zone district including the provisions of LUC Sec. 4.27(D)(2) which categorize uses as primary or secondary and limit the area of secondary uses. (I) - Industrial and Employment Special District Uses Type of Review All uses in the I-Industrial zone district of the LUC Per LUC Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 27 ooooffff 99994444 All uses in the E-Employment zone district of the LUC Per LUC Public Use Per LUC Accessory buildings Per LUC Accessory uses Per LUC b. The uses proposed for the (I) - Industrial and Employment Special District are not contrary to the public good and satisfy the criteria of Land Use Code Section 4.29(E)(2): i. The uses advance the purpose and objectives of the applicable PUD Overlay provisions set forth in Sections 4.29 (A) and (B) and the principles and policies of the City's Comprehensive Plan and other adopted plans and policies. See Subsections 2.2.A and 2.2.B and Chapter 10 of the Design Narrative. In addition, note that the new (I) - Industrial and Employment Special District continues and expands upon the uses envisioned in the Mountain Vista Subarea Plan. The (I) - Industrial and Employment Special District allows for a combination of the various employment and industrial uses defined in the LUC and, without the distinction between primary and secondary uses and without a maximum amount of secondary uses as set forth in LUC Sec. 4.27(D)(2), this array of uses provides the best opportunities for success in attracting employment and industrial users and the ability to respond to market conditions and demands. The combination of both employment and industrial uses diversifies the overall uses within Montava. ii. The uses comply with applicable LUC provisions regarding the natural environment, including but not limited to water, air, noise, storm water management, wildlife, vegetation, wetlands and the natural functioning of the environment and must continue to comply with each preliminary development plan submitted pursuant to the PUD Master Plan. Development in the (I) - Industrial and Employment District will comply with applicable LUC provisions regarding the natural environment. iii. The uses are compatible with the other uses proposed for Montava and with the uses permitted in the zone district or districts adjacent to this district. The portion of Montava where the (I) - Industrial and Employment District is located is cut off from the remainder of the development by industrial uses, and a railway. The area itself is further isolated by the freeway and canal and adjacent storm water management areas. The Industrial District is an area in isolation, which is ideal for many industrial and employment uses. iv. The uses are appropriate for the property or properties within the PUD Overlay: The (I) - Industrial and Employment Special District allows for a wide variety of industrial and employment uses and provides diversification to the overall PUD Overlay. 2.4.8. (P) - Community Park Special District a. There are two (2) Land Use Code zone districts (LMN and E) underlying the (P) - Community Park Special District. The following uses and types of review are Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 2:UUUUsssseeee 28 ooooffff 99994444 permitted in the (P) - Community Park Special District; such uses and types of review modify the types of review and uses in the underlying zone districts. (P) - Community Park Special District Uses Type of Review Neighborhood Parks Per LUC Public Use Per LUC Accessory buildings Per LUC Accessory uses Per LUC 2.4.9. Poudre School (PSD) Special District a. There is one (1) Land Use Code zone district (E) underlying the Poudre School (PSD) Special District. The following uses and types of review are permitted in the Poudre School (PSD) Special District; such uses and types of review modify the types of review and uses in the underlying zone district. Poudre School (PSD) Special District Uses Type of Review Public and private schools for elementary, intermediate and 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 CH 3:Density Density 29 ooooffff 99994444 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 a PUD Master Plan provided such modified densities satisfy the criteria of LUC Sections 4.29(E)(2)(a) through (d). 3.1.2. The modified densities in Chapter 3 shall apply to all development in the Montava PUD Master Plan. Such densities modify all LUC standards related to density in Article 3 and Divisions 4.5, 4.27 and 4.28 of the LUC. 3.1.3. Amendments to the approved densities of this Montava PUD Master Plan shall be in accordance with LUC Section 4.29(I)(2) and Sections 2.2.10(A) and (B). 3.2. DESCRIPTION OF MODIFIED DENSITIES 3.2.1. The densities below are calculated for each anticipated development phase of Montava. The densities represent estimates of the minimum and maximum numbers of dwelling units per net developable area per phase, with net developable area estimated to be approximately sixty to seventy percent (60-70%) of the gross acreage of each phase. Net developable area will be calculated per current LUC definition for same at the time of development of the individual phase. Note that the portions of each development phase that are located in the Industrial and Employment District or in the T2 Rural / Farm Transect are excluded from the phase size and the density calculations for that phase, since the developed uses will be primarily nonresidential. Accessory dwelling units are not counted in the calculations of minimum and/or maximum densities. For informational purposes, this type of dwelling unit is estimated to add additional density at the rate specified in Table 3-1.1. 3.2.2. The boundaries of the phases identified in Table 3.1-1 are generally depicted on the Development Phasing Plan shown below in Figure 2. The Applicant anticipates that development phase boundaries may be adjusted over the 25 to 30-year build out of Montava, generally pursuant to minor amendments of the Development Phasing Plan for the Montava PUD Master Plan. 3.3. DENSITY 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 CH 3:Density Density 30 ooooffff 99994444 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. d. 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 CH 3:Density Density 31 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 3.3333--1.DDDDEEEENNNNSSSSIIIITTTTYYYY BBBBYYYY PPPPHHHHAAAASSSSEEEE PHASE SIZE MINIMUM DENSITY ADD. ADU DENSITY T3.1 T3.2 T4 T5 1a 38.34 ac 10 du/ac 3 du/ac ✓ ✓ 1b Farm n/a n/a 1b Town Center 35.67 ac n/a 2 du/ac ✓ ✓ 2a 51.6 ac 10 du/ac 3 du/ac ✓ ✓ ✓ 2b 20.64 ac 18 du/ac 2 du/ac ✓ ✓ 3a 39.76 ac 10 du/ac 3 du/ac ✓ ✓ ✓ ✓ 3b Mountain Vista East 38.88 ac n/a 5 du/ac ✓ ✓ ✓ ✓ 3b Town Center 16.17 ac n/a 0 du/ac ✓ 4a 50.69 ac 7 du/ac 5 du/ac ✓ ✓ ✓ 4b 43.25 ac 10 du/ac 3 du/ac ✓ ✓ 5a 45.06 ac 7 du/ac 6 du/ac ✓ ✓ ✓ ✓ 5b Town Center 28.89 ac n/a 0 du/ac ✓ 6 41.87 ac 7 du/ac 6 du/ac ✓ ✓ ✓ TTTTAAAABBBBLLLLEEEE 3.3333--2222..DDDDEEEENNNNSSSSIIIITTTTIIIIEEEESSSS OF OOOFFF EEEEXXXXIIIISSSSTTTTIIIINNNNGGGG UUUUNNNNDDDDEEEERRRRLLLLYYYYIIIINNNNGGGG ZZZZOOOONNNNEEEE DDDDIIIISSSSTTTTRRRRIIIICCCCTTTTSSSS ZONE DISTRICT MINIMUM DENSITY MAXIMUM DENSITY L-M-N <20 acres = 4 du/ac >20 acres = 3 du/ac 12 du/ac Employment 7 du/ac n/a Industrial n/a n/a Montava DDDDeeeevvvveeeellllooooppppmmmmeeeennnntttt SSSSttttaaaannnnddddaaaarrrrddddssss CH 3:Density Density 32 ooooffff 99994444 3.4. JUSTIFICATION FFFFOOOORRRR DENSITY MMMMOOOODDDDIIIIFFFFIIIICCCCAAAATTTTIIIIOOOONNNNSSSS 3.4.1. There are four LUC criteria for the modification of densities in LUC Sections 4.29(G)(a) through (d). As required by Section 4.29(G)(a), the modified densities in this Chapter 3 are consistent with the purposes and advance the objectives of the PUD Overlay as described in LUC Sections 4.29 (A) and (B); please see the explanation in Chapter 2.2 of the Design Narrative. The modified densities are also consistent with numerous principles and policies of the City adopted plans and policies as required by Section 4.29(G)(d). See the list of such principles and policies set forth in Chapter 10 of the Design Narrative. 3.4.2. As required by Sections 4.29(G)(b) and (c), such modified densities significantly advance and are necessary for the achievement of the development objectives of Montava as described in Chapter 2 of the Design Narrative. Montava’s neighborhoods range in density similar to the range described by the Land Use Code categories of Low Density Mixed-Use Neighborhood District (L-M-N), Medium Density Mixed-Use Neighborhood District (M-M-N), and High Density Mixed-Use Neighborhood District (H-M-N). The layout of neighborhoods and Commercial Centers is also similar to that anticipated by the LUC’s mixed-use districts, with low density neighborhoods clustered around medium and high-density neighborhoods, centered on community commercial. Current zoning of the site includes districts L-M-N, which has a minimum density of 3 and 4 du/ac and a maximum density of 12 du/ac, zone district E which has a minimum density of 7 du/ac but not maximum density, and I, which does not have maximum nor minimum density standards. Montava’s arrangement of neighborhoods, which is directly supportive of the LUC’s mixed-use districts intent, follows boundaries that differ from the underlying zoning. Overall, the neighborhoods layout supports the minimum density goals of efficient use of land, while the site in general is not significantly encumbered by maximum density restrictions. 3.4.3. The density modifications are designed to align allowable densities with the neighborhood structure of Montava, which differs from the underlying zoning. Respecting existing adjacent development, those neighborhoods in Montava nearest existing development are assigned a density range that is similar to existing L-M-N zoning in those areas. In the remaining neighborhoods of Montava, densities are designed to implement low, medium, and high density mixed-use, clustered in the format anticipated by the LUC’s mixed-use districts intent. The densities reflect a wide range of housing types in each neighborhood, a standard which exists in the LUC’s L-M-N zone, but not in the other mixed-use districts. Implementing varied housing types and uses in each neighborhood leads to greater diversification in support of the intent of mixed-use. 3.4.4. In addition to base density, the additional density is provided by Accessory Dwelling Units (ADUs). ADUs support many City goals, including more efficient use of land and affordable housing. However the density standards in the LUC do not currently account for ADUs, particularly in the L-M-N zone which has maximum density restrictions. Interestingly, it is in the low intensity mixed-use condition that ADUs have the most potential, where there is a higher prevalence of larger lots and potential for detached or semi-detached garages. The PUD Master Plan provides density increases commensurate with each area’s potential for including Accessory Dwelling Units. Montava Uses,Densities,Densi ties, aaaannnndddd Development Standards Standards CH 4:Development SSSSttttaaaannnnddddaaaarrrrddddssss Overview 33 ooooffff 99994444 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 LUC requirements in Article 3 and in Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N), Division 4.27 - Employment District (E) and Division 4.28 - Industrial District (I) of Article 4 of the LUC which are related to the subject matter of Chapters 5 through 13 are modified by the approval of the development standards in Chapters 5 through 13. 4.1.3. Amendments to the approved development standards of this Montava PUD Master Plan shall be in accordance with LUC Section 4.29(I)(2) and Sections 2.2.10(A) and (B). 4.2. DESCRIPTION OF MODIFIED DEVELOPMENT STANDARDS 4.2.1. The modified development standards in Chapters 5 through 13 include standards related to the following: Lots and Buildings (lot size and coverage, setbacks, height, building orientation and frontage, shopfronts, fences and walls, and lighting); Parking (vehicular and bicycle location, access and landscaping); Landscaping (materials and plant lists); Signage (type, number and area); Architectural Character; Civic Space (location, size and programming) and related Definitions. 4.2.2. Montava’s design relies upon coordination between development standards and the PUD Master Plan to achieve community goals. Generally, the development standards and design of Montava are aligned with the vision and goals of the LUC; both intend to produce walkable, mixed-use places with buildings and open spaces that work together harmoniously and in support of a shared public and social fabric. The LUC, however, addresses new development and changes to existing development in ways that are not necessarily expressive of LUC goals, with an incremental application of standards that encourages existing development to align more closely with contemporary goals. It is a hybrid code, including progressive form-based code elements with conventional elements addressing legacy development patterns. Montava’s development standards effectively direct form- centric development by their ability to be targeted, as opposed to being applicable to a wide variety of potential applications. Montava’s plan and development standards together craft design of the project which, in turn, creates a large, diverse, walkable, mixed-use community and an interconnected series of neighborhoods, centers, and open spaces. 4.3. 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 13 are consistent with the purposes and advance the objectives of the PUD Overlay as described in LUC Sections 4.29 (A) and (B); see the explanation in Chapter 2.2 of the Design Narrative. The modified development standards are also consistent with numerous principles and policies of the City adopted plans and policies as required by Section 4.29(G)(d). See the list of such principles and policies in Montava Uses,Densities,Densi ties, aaaannnndddd Development Standards Standards CH 4:Development SSSSttttaaaannnnddddaaaarrrrddddssss Overview 34 ooooffff 99994444 Chapter 10 of the Design Narrative. Following each Chapter is an in-depth explanation of how such modified development standards advance and are necessary for the achievement of the development objectives of Montava, as required by Sections 4.29(G)(b) and (c), which development objectives are more generally described in Chapter 2 of the Design Narrative. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 35 ooooffff 99994444 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 development standards modify 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 4.1-1 through 4.1-4 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 4.1-1 through 4.1- 4 and the standards specified elsewhere in text and tables, the standards specified elsewhere in text and tables prevails. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 36 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..2222--1.T5 TTT555 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. & 15 ft. min. From Alley Centerline Ground Floor Residential 10 ft. - 18 ft. Ground Floor Non- residential 16 ft. - 25 ft. Upper Stories 10 ft. - 14 ft. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 37 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..2222--2.T4 TTT444 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. & 15 ft. min. From Alley Centerline 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. & 15 ft. min. From Alley Centerline Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 38 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..2222--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 15 ft. min. From Alley Centerline 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 15 ft. min. From Alley Centerline Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 39 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5.2222--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 15 ft. min. From Alley Centerline Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 40 ooooffff 99994444 5.3. LOT SIZE 5.3.1. Lot size must meet the minimum standards specified in Table 5.2-1. TTTTAAAABBBBLLLLEEEE 5555..3333--1.MINIMUM MMMIIINNNIIIMMMUUUMMM 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 4.3-1 as coverage. a. Lot coverage categories for the purpose of the Fort Collins Stormwater Criteria Manual are allocated as follows: i. T5 is equivalent to Commercial or Residential High Density; ii. T4 is equivalent to Residential High Density; iii. T3.2 is equivalent to Residential Medium Density; and iv. T3.1 is equivalent to Residential Low Density. TTTTAAAABBBBLLLLEEEE 5555..4444--1.LOT LLLOOOTTT 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 41 ooooffff 99994444 5.5. SETBACKS 5.5.1. Required Setbacks a. All structures must be set back from the lot boundaries as specified in Table 5.4-1, as illustrated in Tables 5.1-1 to 5.1-4 and Table 5.4-2, and as follows: i. Front specifies the setback from the front lot line. (1) Elements that project forward from frontage facades are permitted to project into front setbacks as specified in Section 5.7.6. (2) The front lot line is the lot line associated with the address. (3) In T5 and T4, townhouses may exceed the maximum setback when designed with a door yard frontage yard. ii. Side Street specifies the setback from from any lot line abutting a street other than the front lot line. (1) In T5 and T4, where there are multiple structures on one lot, the side street maximum setback applies to only the nearest structure. (2) Elements that project forward from frontage facades are permitted to project into side street setbacks as specified in Section 5.8.6. iii. Side specifies the setback from side lot lines other than those qualifying for a side street setback. iv. Rear specifies the setback from the rear lot line, except where abutting an alley. v. Rear Alley specifies the setback from the rear lot line in instances that it abuts an alley. TTTTAAAABBBBLLLLEEEE 5555..5555--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 Principal Buildings 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. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 42 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..5555--2.TYPICAL TTTYYYPPPIIICCCAAALLL SSSSEEEETTTTBBBBAAAACCCCKKKK LLLLOOOOCCCCAAAATTTTIIIIOOOONNNNSSSS SETBACK TYPICAL LOCATION A Front B Side Street C Side D Rear Alley E Rear 5.5.2. Setbacks from Arterial Roadways a. Single family residential buildings must be setback a minimum of 30ft from arterial roadways, except where exterior walls meet STC 50 or above. b. Multi-family residential buildings must be setback a minimum of 15ft from arterial roadways., except where exterior walls meet STC 50 or above. c. Residential components of mixed-use buildings must be setback a minimum of 15ft from arterial roadways, except where exterior walls meet STC 50 or above. i. This setback may be achieved in whole or part with a building step-back. 5.5.3. Garages a. In alley loaded configurations, where garages are part of the primary dwelling unit structure, the following conditions apply: i. Rear alley setback for outbuildings apply to the garage portion of the structure. ii. Rear alley setback for dwellings apply to all other portions of the structure, including rooms above garages. b. Accessory dwelling units above garages that are separate from the principle dwelling structure are subject to the outbuilding setback requirements. 5.5.4. Setback Considerations for Fire Access a. Where fire access is provided from the alley and eave height exceeds 30ft, additional rear alley setback may be required. b. Where fire access is provided from streets and eave height exceeds 30ft, buildings may be required to be located closer to lot lines than the minimum setback. 5.5.5. Setback Considerations for Utilities a. Utility easements along front, side, and side street lot lines may require additional front, side, and side street setback and cause buildings to exceed maximum setbacks. b. Utility services provided from the alley may require additional rear alley setbacks. c. Utility services may require easements at front, side, side street, or rear lot lines for meters, pedestals, and other equipment requirements. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 43 ooooffff 99994444 5.6. HEIGHT 5.6.1. The height of all structures is limited as specified in Table 5.5-1. TTTTAAAABBBBLLLLEEEE 5555..6666--1.MAXIMUM MMMAAAXXXIIIMMMUUUMMM 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 44 ooooffff 99994444 5.6.2. Story Measurement a. Building height is measured in stories above sidewalk grade. b. Below ground stories do not count toward building height provided they do not extend more than 4 feet above sidewalk grade. (C, per Table 5.5-1) c. Uninhabited roofs, chimneys, cupolas, antennae, vents, elevator bulkheads, stair housings, and other uninhabited accessory elements do not count toward building height. (D, per Table 5.5-1) d. Mezzanines exceeding 40% of the floor area of a tenant space or residential unit, count toward building height as additional stories. 5.6.3. Story Height a. Above ground stories are limited in height as specified in Table 5.5-2. and as follows: i. Story height is measured from finished floor to finished ceiling. ii. Story height is measured at all points within the structure. iii. Where an above ground story exceeds the maximum story height it is counted as one or more stories by dividing the story height by the maximum story height, and rounding up. iv. Ceiling height in bathrooms, kitchens, closets, and other ancillary rooms may be lower than minimum story height. TTTTAAAABBBBLLLLEEEE 5555..6666--2.STORY SSSTTTOOORRRYYY HHHHEEEEIIIIGGGGHHHHTTTT DISTRICT LEVEL TABLE 4.5-1 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 45 ooooffff 99994444 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..7777--1. BBBBUUUUIIIILLLLDDDDIIIINNNNGGGG OOOORRRRIIIIEEEENNNNTTTTAAAATTTTIIIIOOOONNNN (a) Single building (b) Multiple buildings (c) Clusters Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 46 ooooffff 99994444 5.8. FRONTAGE 5.8.1. General a. Frontage requirements regulate the following: i. The yard space between front and side street lot lines and building facades nearest those lot lines, Frontage Yards; ii. Building facades nearest the front and side street lot lines, Frontage Facades; and iii. Elements projecting from building facades into frontages, Frontage Projections. b. The regulating plan may specify required frontage yard types, frontage projections types, and storefronts. 5.8.2. Frontage Assignment a. Primary and secondary frontages may be assigned on the regulating plan. b. Where primary and secondary frontages are not assigned on the regulating plan, they are assigned as follows: i. Primary frontages correspond with the lot line bearing the address. ii. Secondary frontages correspond with all side street lot lines. 5.8.3. Frontage Buildout a. Frontage buildout requirements apply to T4 and T5 districts only. b. Frontage buildout requires that a minimum length of frontages, primary or secondary, are lined with building facades situated between the minimum and maximum setbacks, as generally illustrated in Table 5.7-1. i. At corner lots, frontage buildout measurements exclude the building setback (a and b in Table 5.7-1) in the measurement of total frontage length. c. In T4, frontage buildout at primary frontages must be a minimum of 60%. d. In T5, frontage buildout at primary frontages must be a minimum of 80%. e. In T5, frontage buildout at secondary frontages must be a minimum of 50%. f. Properties facing onto Mountain Vista and Giddings are exempt from frontage buildout requirements. 5.8.4. Frontage Yards a. A frontage yard type must be selected from Table 5.7-2 and as follows: i. Urban and Shallow Yards must be 14 feet or less in depth. ii. Door Yards and Fenced Yards must be 12 feet or greater in depth. iii. Continuous Yards must be 16 feet or greater in depth. b. Frontage yards are subject to the requirements specified in Table 5.7-3 and as follows: i. Pedestrian Forecourts are limited to 2,500 square feet in area. ii. Cottage Court frontage yards must maintain a minimum of 30 feet in width between all structures and projections along the depth of the court. c. Cottage Court frontage yards have a minimum area of 1,800 square feet within the court, excluding the space between buildings and the public sidewalk. 5.8.5. Frontage Facades a. The primary building entry must be located along a frontage facade. b. Access to the primary building must be provided from the front property line. c. Glazing along frontage facades must meet the requirements specified in Table 5.7-4 and as follows: Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 47 ooooffff 99994444 i. Glazing is calculated on a per-story basis along the frontage facade. ii. Glazing is calculated as the percentage of the total area of glazing within a story divided by the total facade area of that story. iii. Window muntins and other glazing divisions less than 4 inches in width are considered glazed areas. 5.8.6. Frontage Projections a. Building features that project forward from frontage facades into front or side street setbacks are frontage projections. b. Frontage projections are limited as specified in Table 5.7-5 and as follows: i. Trim, cornices, eaves, plaques, mailboxes, bay and bow windows, storefront windows, and elements that are anchored to walls may project up to 4 feet. ii. Signs may project into frontages. iii. Additional requirements and projection allowances by type of frontage projection are specified in Table 5.7-6. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 48 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..8888--1.FRONTAGE FFFRRROOONNNTTTAAAGGGEEE 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. TTTTAAAABBBBLLLLEEEE 5555..8888--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 Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 49 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..8888--3.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE YARD YYYAAARRRDDD TTTTYYYYPPPPEEEE RRRREEEEQQQQUUUUIIIIRRRREEEEMMMMEEEENNNNTTTTSSSS YARD ILLUSTRATION REQUIREMENTS Urban Planting Permitted within raised containers, hanging planters and vertical garden features, block face must contain minimum 10% plantings in addition to public street trees 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 All: Ornamental, Fastigiate, or Columnar trees at 20’-40’ spacing with a minimum lawn area of 55 sf. per tree, as permitted by adjacency to street trees. T4: 4 shrubs per 400 sf. min.; 50% min. planted surface. Surface Landscaped in T4, may be paved in T5 Walkways 1 per building entry Fencing Permitted Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 50 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..8888--3.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE YARD YYYAAARRRDDD TTTTYYYYPPPPEEEE RRRREEEEQQQQUUUUIIIIRRRREEEEMMMMEEEENNNNTTTTSSSS YARD ILLUSTRATION REQUIREMENTS Door Yard Planting & Surface All: Canopy shade trees at 30’-40’ spacing or Ornamental, Fastigiate, or Columnar trees at 20’- 40’ spacing, as permitted by adjacency to street trees. T4: 60% min. planted surface, 40% max. paved. T5: 30% min. planted surface, 70% max. paved. Walkways 1 per building entry Fencing Required Cottage Court Planting Canopy shade trees at 30’-40’ spacing, Coniferous evergreens or Ornamental trees at 20’-40’ spaces, as permitted by adjacent street trees. A minimum of 50% trees should be canopy shade trees. 60% min. planted surface. 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 Canopy shade trees at 30’-40’ spacing, Coniferous evergreens or Ornamental, Fastigiate, or Columnar trees at 20’-40’ spaces, as permitted by adjacent street trees. A minimum of 50% trees should be canopy shade trees. 60% min. planted surface. Surface Landscaped, paving limited to walkways, driveways, and terraces Walkways 1 per building entry Fencing Required along front and side street property lines Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 51 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..8888--3.FFFFRRRROOOONNNNTTTTAAAAGGGGEEEE YARD YYYAAARRRDDD TTTTYYYYPPPPEEEE RRRREEEEQQQQUUUUIIIIRRRREEEEMMMMEEEENNNNTTTTSSSS YARD ILLUSTRATION REQUIREMENTS Continuous Yard Planting Canopy shade trees at 30’-40’ spacing, Coniferous evergreens or Ornamental trees at 20’-40’ spaces, as permitted by adjacent street trees. A minimum of 50% trees should be canopy shade trees. 70% min. planted surface. 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 52 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..8888--4.FRONTAGE FFFRRROOONNNTTTAAAGGGEEE 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..8888--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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 53 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..8888--6.FRONTAGE FFFRRROOONNNTTTAAAGGGEEE 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 4.7 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 54 ooooffff 99994444 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 55 ooooffff 99994444 5.10. FENCING AND WALLS 5.10.1. Fencing and walls within frontage yards is limited as specified in Table 5.7-3. 5.10.2. T2 and related support operations are exempt from this section. 5.10.3. The following fencing is prohibited: a. Electric, barbed wire, razor wire, hog wire, rolled wire, or other types of hazardous fencing; b. Chain link fencings; c. Any wire smaller in size than 12 gauge. 5.10.4. Fence and wall height is limited as specified in Table 5.9-1 and as follows (see Table 5.9-3 for terminology): a. Frontage fencing and wall must be located as follows: i. Fencing and walls must be a minimum of 4 inches from public sidewalks in all instances. ii. Fencing and walls must be within 3 feet of frontage lines. iii. Fencing and walls over 3 feet in height must be set back from the street-side edge of sidewalks at least 2 feet plus the minimum sidewalk width specified in LCUASS for the street type designation. iv. Where the desired appearance is fencing and walls with zero setback from sidewalks, a sidewalk extension may be provided on the private lot, in which case a control joint is required to separate the public and private sidewalks. b. Fencing and walls along side and rear property lines is considered frontage fencing and walls. 5.10.5. Fence and wall materials are limited as specified in Table 5.9-2. a. Metal and iron fencing must be black. b. Masonry walls may be combined with decorative metal or wrought iron with the masonry portion below and optionally forming pillars. TTTTAAAABBBBLLLLEEEE 5555..11110000--1.MAXIMUM MMMAAAXXXIIIMMMUUUMMM FFFFEEEENNNNCCCCEEEE AAAANNNNDDDD WWWWAAAALLLLLLLL HHHHEEEEIIIIGGGGHHHHTTTT DISTRICT FRONTAGE FENCING FRONTAGE FACADE SIDE REAR REAR ALLEY T5 4 ft. at seating areas 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. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 56 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 5555..11110000--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..11110000--3.FENCING FFFEEENNNCCCIIINNNGGG TTTTEEEERRRRMMMMIIIINNNNOOOOLLLLOOOOGGGGYYYY Frontage Fencing Frontage Facade Fencing Side Fencing Rear Fencing Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 57 ooooffff 99994444 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 Restricted a. Lighting must be angled or shielded to limit vertical projection of light beyond 90 degrees and as follows: i. Signage lighting may be specifically permitted to be angled upwards as specified in Chapter 7; ii. Uplighting is limited in total lumens per fixture and maximum overall foot-candles projected above 90-degrees as specified in Table 5.11-1; iii. Unshielded luminaires are further restricted in intensity as specified in Table 5.11- 3. TTTTAAAABBBBLLLLEEEE 5555..12222-1 -1.MAXIMUM MMMAAAXXXIIIMMMUUUMMM 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 58 ooooffff 99994444 5.12.3. Non-residential and Mixed-use Lighting Limits a. Total site lighting for non-residential and mixed-use properties is limited to a maximum lumens per exterior hardscape area as specified in Table 5.11-12. i. Shopfront and signage lighting is excluded from total site lighting limits. TTTTAAAABBBBLLLLEEEE 5555..12222-1 -2.TOTAL TTTOOOTTTAAALLL 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 Lighting Limits a. Light intensity is limited by total lumens per luminaire as specified in Table 5.11-3. b. Exterior lighting must not project or reflect light upward or onto a neighboring property. c. Directional fixtures such as exterior entryway lighting, floodlights, and spotlights, must be shielded, installed, and aimed so that they do not project light into the windows of neighboring residences. TTTTAAAABBBBLLLLEEEE 5555..12222-1 -3.MAXIMUM MMMAAAXXXIIIMMMUUUMMM 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 5.13. JUSTFICATION FOR MMMMOOOODDDDIIIIFFFFIIIICCCCAAAATTTTIIIIOOOONNNNSSSS OOOOFFFF LOTS AAAANNNNDDDD BUILDING STANDARDS 5.13.1. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modified development standards for Lots and Buildings advance and are necessary for the achievement of the development objectives of Montava. Standards for lots and buildings encompass the majority of design and development standards for Montava. These are written to ensure a very predictable development outcome among a variety of buildings and over a long development horizon. Primarily these standards are concerned with where buildings are located on each lot, where parking is located, the orientation of the building, the design of building facades, and the design of the space between building facades and sidewalks. Many of these requirements exist in the LUC, Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 59 ooooffff 99994444 however they are either not determinant of character, or they anticipate a single character of neighborhood space, concerned primarily with use, not character. While the use of property and buildings is a concern of Montava’s development standards, this concern is secondary to the character of the transect district. This approach to development regulation is commonly referred to a form-based coding, where the form of buildings is of primary concern and the use of secondary concern. Montava’s standards coordinate the elements of the built environment within each transect district, creating a series of environments with different characters, from very urban to natural. Creating a variety of characters, a diversity of feeling, is necessary across a site as large as Montava. The variety of overall district character is important in providing prospective residents with options to fit their personal preferences, and residents and neighbors with the ability to walk into areas that feel different from where their house is located. When coordinated carefully with the affected transect district, the character of each transect district also assists in navigating the community. People intuit the relationship between an increase in character intensity and the location of commercial districts. Similarly they intuit the relationship between a decrease in character intensity and the location of natural areas. Montava’s design intent seeks to create a variety of different character experiences throughout the community. 5.13.2. Lot Size Lot size standards set minimum and maximum thresholds based on the width and depth of lots, and maximum lot areas in mixed-use districts where large lots with multiple buildings are more prevalent. The lot size standards affect the character of the district by influencing the size of buildings and spacing between buildings. Housing in T3.1 consists of larger buildings on larger lots than T3.2. Housing and other uses in T4 typically consist of smaller buildings that are taller as a result. In T5, there are allowances for shallow lots to accommodate liner buildings. 5.13.3. Lot Occupation and Lot Coverage Overall district feel is significantly affected by how much of a lot is taken up by buildings and covered structures and impervious surfaces. In T5, buildings may take up nearly their entire lot, which is likely to be fully paved in unbuilt areas. This reflects a condition like downtown. However, in T3.1, a significant portion of each lot should be unbuilt and left pervious, relating to the adjacent natural areas. T3.2 and T4 areas are steps in-between, where buildings and impervious surfaces occupy an increasing portion of their lots. 5.13.4. Building Setbacks The distance that buildings are set back from sidewalks and from each other is a key component affecting community character. In T5, buildings are set very close to sidewalks, creating a main street or downtown district character. In T3.1, buildings are set much further back from sidewalks and further from each other, signaling adjacency to natural areas. T3.2 and T4 areas are steps in-between, where buildings are located closer to each other and the street, and where buildings can begin to be attached 5.13.5. Building Height Building height variety across the community is important to signal the location of more intense and less intense character and activity. In T5, buildings should be taller, while in T3 they should be shorter, with T4 in between. The heights in Montava’s development standards are in line with the LUC’s three mixed-use district intensities, organized by transect rather than by neighborhood. In Montava, each neighborhood is constructed of Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 60 ooooffff 99994444 multiple transect districts, which results in significant local variety and diversity across the site. 5.13.6. Building Orientation Building should generally be oriented parallel to their front lot line, and tangent to a lot line that is curved. This simple rule is important to ensure buildings face onto sidewalks and support active streets. An exception is provided for housing that faces onto shared green spaces, a feature used throughout Montava, where the green space may technically be located at a side lot line. 5.13.7. Housing Model Variety Montava’s use of the transect and neighborhood design based upon a mix of multiple transects and districts 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 Control of building and lot frontages is one of the most critical aspects affecting the design intent of Montava. Like other development standards, frontage standards are varied according to the transect, which also coordinates frontage requirements with lot size, building height, and building setback. Montava’s frontage requirements encompass a number of building design standards throughout the LUC. Frontage standards regulate the design of the entire space between the sidewalk and building facades, including facade projections, landscaping and hardscape, fencing, frontage occupation, facade glazing, and special conditions such as forecourts, door yards, and cottage courts. Facade projection standards include requirements for porches, stoops, galleries, arcades, and shopfronts. In T5, frontages are generally paved without fencing or walls, permitting access to shopfronts and common building entries. Buildings are required to provide shopfronts for each tenant space and along a minimum percentage of facade length, restricting blank walls. In T3, frontages are landscaped with trees, and may include fencing. Each standard is coordinated to create a predictable character for the district. 5.13.9. Yards Yards are controlled by a combination of frontage standards and lot occupation and coverage standards. Frontage standards control the frontage yard, which is yard space located between building facades and sidewalks. Lot occupation and coverage standards ensure that yard space is provided in T3 and T4, and that it is landscaped commensurate with the intensity of the district. 5.13.10. Shopfront Design Shopfront design guidelines are included in Montava’s development standards, encouraging facade design in the town center to follow well established rules including the use of clear glass, the division of facades, and providing for appropriate locations for signage. Poor shopfront design can lead to the degradation of main street vitality. However, shopfront design is evolving, and the standards are specifically written as guidelines to provide room for innovation. 5.13.11. Fencing and Walls The design, materials, and height of fencing and walls significantly influences district character. Like many others, this set of design standards varies by Transect district. In T5, 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 Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 5:LLLLoooottttssss aaaannnndddd Buildings 61 ooooffff 99994444 along frontages and sufficiently tall for privacy between properties. Fencing and wall standards are coordinated with frontage standards. 5.13.12. Accessory Dwelling Units Accessory dwelling unit (ADU) standards are necessary to ensure ADUs are limited in size and designed in coordination with the primary building. 5.13.13. Solar Orientation Development standards affecting solar orientation are located between site and building standards and architectural character standards. These account for the primarily southwest to northeast orientation of streets in Montava, aligned with Long’s Peak. Sufficient solar PV access is achieved through the design of roofs, capturing SE and SW light. Rooftop design must account for different types of housing, such as townhouses that slope towards the front of the lot and small single family housing which slope towards the side of the lot. In all cases, lot orientation provides for SE and SW exposure. Solar standards require that those roof portions with best exposure be designed to accommodate PV systems, including the location of plumbing vents and other roof penetrations. Standards also require that exposure be considered in the design of floor plans, to maximize light access into dwellings. In addition to solar orientation and PV access, Montava will be built to Net Zero Ready Home standards, reducing the amount of PV necessary to achieve net zero. 5.13.14. Exterior Lighting Site and exterior light development standards are designed to implement International Dark- Sky Association (IDA) recommendations across the community. IDA’s model ordinance provides for a series of standards coordinated with the intensity of development. This system integrates directly with the Transect, where T3 implements LZ1, T4 implements LZ2, and T5 implements LZ3. The exterior light standards are derived from the model ordinance, coordinated with the Transect. This ensures that each district in Montava plays its part in protecting dark skies, as is appropriate to the intensity of use and development. Montava’s design in coordination with exterior light standards contributes to light protection in natural areas by locating T5 / LZ3 far from natural areas and transitioning in development and light zone intensity down to T3 / LZ1 adjacent to natural areas, as envisioned by IDA recommendations. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 62 ooooffff 99994444 6. PARKING 6.1. OVERVIEW 6.1.1. The development standards of this Section 6 for Parking shall apply to all development in the Montava PUD Master Plan. Such development standards modify all LUC standards in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate parking, with the exception of Division 3.8, Supplemental Regulations, which are the subject of Chapter 12. 6.2. VEHICULAR 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 and Covered Parking a. Carports and covered parking are permitted. 6.2.3. Garages a. Individual garage doors are limited to a maximum width of 10 feet. b. Garages must be configured in one of the following orientations, as generally illustrated in Table 6.1-1: i. Type 1: Independent of the dwelling. ii. Type 2: Front-entry, subservient to the dwelling facade. iii. Type 3: Side-entry, within the main dwelling volume. iv. Type 4: Side-entry, forward of the main dwelling volume. c. Type 1 garages are subject to the following requirements: i. The garage must be detached from the dwelling a minimum of 10 feet. ii. Where the garage is closer to the front property line than the dwelling: (1) Vehicular entry movement must be parallel with the front property line. (2) A minimum of one window must be installed on the garage facade, facing the front property line. d. Type 2 garages are subject to the following requirements: i. The garage must be set back a minimum of 10 feet from the principal dwelling facade, excluding projections. e. Type 3 garages are subject to the following requirements: i. The garage should be set towards the rear of the main dwelling volume. ii. The garage may not extend forward of the main dwelling volume. iii. Where the garage is located parallel with the dwelling front facade, a minimum of one window must be installed on the garage facade, facing the front property line. f. Type 4 garages are subject to the following requirements: i. Vehicular entry to the garage must be parallel with the front property line. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 63 ooooffff 99994444 ii. A minimum of one window must be installed on the garage facade, facing the front property line. TTTTAAAABBBBLLLLEEEE 6666..2222--1.GGGGAAAARRRRAAAAGGGGEEEE TYPES TTTYYYPPPEEESSS 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 64 ooooffff 99994444 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. Minimum required parking may be provided as follows: a. Leased from the Metro District, on-street or in shared parking lots, within 800 feet of the use; b. Provided on-site independent of the Metro District; c. Both leased from the parking district and provided on-site. 6.4.2. Off-street parking must be located behind buildings relative to front lot lines. 6.4.3. Off-street surface parking adjacent to side street lot lines must be lined or screened as follows: a. One or more liner buildings should be located along the sidewalk as generally illustrated in Table 6.3-1(a); b. In the case that liner buildings are not feasible, parking must be screened with a street screen as generally illustrated in Table 6.3-1(b) and as follows: i. The street screen must meet the fencing standards for T5; ii. The street screen may be interrupted for pedestrian and vehicular access. 6.4.4. Off-street structured parking must be lined or screened as follows: Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 65 ooooffff 99994444 a. One or more liner buildings, a minimum of 30 feet in depth, should be located along the sidewalk as generally illustrated in Table 6.3-1(d); b. In the case that liner buildings are not feasible, parking must be screened as generally illustrated in Table 6.3-1(c) and as follows: i. The ground floor of the parking structure must include habitable spaces along sidewalks; ii. Ground floor habitable spaces may be interrupted for pedestrian and vehicular access; iii. Ground floor habitable spaces must be designed with shopfronts; iv. Openings above the ground floor must meet the window proportion and minimum glazing requirements. Openings count towards minimum glazing. c. Along designated main streets, structured parking must be lined. 6.4.5. Adjacent lots providing off-street parking and district managed parking lots must be supplied with vehicular and pedestrian connections to any on-site parking areas. 6.4.6. Carports and covered parking are permitted in off-street parking areas. 6.4.7. Along side street lot lines, parking must be shielded by buildings or frontage facade fencing. 6.4.8. Parking access is permitted as follows: a. Where alleys abut any property line, access to on-site parking must be provided from the alley. b. Lots with side street lot lines may provide one access point from each side street lot line. c. Lots without alley or side street lot line access may provide one access point from the front property line. d. Where more than one access point is required for circulation, access points should be located along different property lines. 6.4.9. Driveways are limited to a maximum of 22 feet in width. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 66 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 6666..4444--1.LLLLIIIINNNNEEEEDDDD AND AAANNNDDD 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..5555--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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 67 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 6666..5555--2:NON NNNOOONNN--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 Oriented District a. Transit oriented district parking reductions specified in the City of Fort Collins Land Use Code continue to apply to uses within Transit Oriented Districts. 6.6.2. Parking Studies a. An applicant may elect to commission a parking study, providing evidence of parking requirements above or below the standards of this Chapter. b. Parking study methodology must comply with the City of Fort Collins Land Use Code. 6.6.3. Shared Parking a. Shared parking may be used to adjust down the number of required parking spaces within a single site or within the parking district. b. Within a single site, shared parking may only be applied to uses within the site. c. Within the parking district, shared parking is limited as follows: i. Shared parking is calculated collectively for all shared parking lot uses; ii. Uses must be within 800 feet of the shared parking lot; iii. On-street parking spaces included within the shared parking district are limited to those located along the block-face of uses accounted for in shared parking calculations. d. Shared parking reductions are calculated using Table 6.5-1 and as follows: i. A sample shared parking calculation is provided in Table 6.5-2; ii. The number of required spaces for each use as determined in Section 5.4 is entered into the yellow column; iii. For each use and time of day, the number of required parking spaces is multiplied by the occupancy rate listed, entered into the red columns; iv. Each column is summed vertically in the green row; v. The adjusted minimum required parking spaces is the highest result within the green row. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 68 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 6666..6666--1:SSSSHHHHAAAARRRREEEEDDDD PARKING PPPAAARRRKKKIIINNNGGG 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 TTTTAAAABBBBLLLLEEEE 6.6666--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. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 69 ooooffff 99994444 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..7777--1.DRIVE DDDRRRIIIVVVEEE 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..7777--2.PARKING PPPAAARRRKKKIIINNNGGG 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. Parallel Stall 7 ft. min. 22 ft. min. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 70 ooooffff 99994444 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 may be provided by the Metro District. Allocation of shared spaces towards individual requirements is determined by the Metro District. 6.9.2. Minimum required bicycle parking may be provided as follows: a. Provided by the parking district, on-street or in shared parking lots within 400 feet of the use; b. Provided on-site independent of the parking district; c. Both provided from the parking district and on-site. 6.9.3. Off-street bicycle parking must be located within buildings or behind or to the side of buildings relative to front lot lines. 6.10. REQUIRED BICYCLE 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..11110000--1.BICYCLE BBBIIICCCYYYCCCLLLEEE PPPPAAAARRRRKKKKIIIINNNNGGGG USE MINIMUM SPACES ENCLOSED ON-STREET SPACES Multi-family Residential 1 per bedroom 40% min. 0% max. Restaurant / Bar 1 / 1,000 sf 0% min. 100% max. General Commercial 1 / 4,000 sf 0% min. 100% max. Office 1 / 4,000 sf 20% min. 80% max. Light Industry / 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 6:Parking 71 ooooffff 99994444 6.11. JUSTIFICATION FFFFOOOORRRR MODIFICATIONS OF PPPPAAAARRRRKKKKIIIINNNNGGGG STANDARDS 6.11.1. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modified development standards for Parking advance and are necessary for the achievement of the development objectives of Montava. 6.11.2. Parking standards modifications are necessary for Montava because the ownership model and proximity of building uses in Montava are unique, in particular within the Town Center. In the lower intensity areas, Montava's parking standards are similar to the LUC, with a few supplemental standards concerning garage orientation, access to parking, and driveway size limitations. Within the Town Center, Montava’s design is based upon District-managed shared parking - for both cars and bikes - in lots and on-street parking. Rather than providing parking on an individual basis for each building or use, that parking is leased through the District. As a result the district can benefit from shared parking, using a park- once strategy. Being a mixed-use Town Center, individual properties may also benefit from shared parking if they choose to provide their own parking rather than working with the District. The shared parking strategy requires a different approach to parking requirements where shared parking is the rule rather than the exception. Each land use requires a minimum number of parking spaces as is typical. Shared parking is then a calculation applied across users of a shared parking lot, eliminating space requirements where the peak usage time differs between nearby land uses, such as housing and office. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 7:Private Lot LLLLaaaannnnddddssssccccaaaappppiiiinnnngggg 72 ooooffff 99994444 7. PRIVATE LOT LANDSCAPING 7.1. OVERVIEW 7.1.1. The development standards of LUC Section 3.2.1 shall apply to development in the Montava PUD Master Plan except as modified in this Chapter. 7.2. MODIFICATIONS TO LAND USE CCCCOOOODDDDEEEE STANDARDS 7.2.1. Tree Planting Standards a. Section 3.2.1.(D).(1).(c) is modified to exempt landscape areas within frontages, which are required to be landscaped in accordance with Section 4.7 Frontage standards. 7.2.2. Landscape Standards a. Section 3.2.1.(E).(1) buffering requirements may not be accomplished with landform shaping in T3, T4, or T5. b. Section 3.2.1.(E).(2).(d) Foundation Planting is modified to exempt the following: i. Buildings in T5; ii. Where building walls are located within 5 feet of lot lines; iii. Where walls or fencing visually obscures the building wall from view at frontages. c. Section 3.2.1.(E).(4).(b) Parking Lot Perimeter Landscaping is modified as follows: i. Residential uses in T5 do not require screening; ii. Non-residential uses do not require screening; iii. Mid-block parking lots in T5 only require screening from streets. 7.3. LANDSCAPE MMMMAAAATTTTEEEERRRRIIIIAAAALLLLSSSS 7.3.1. Landscape materials must comply with the following landscape materials lists and requirements: a. General Limitations i. City-approved species including native plants will be utilized; ii. Invasive species as listed in the Larimer County Noxious Weed Management Plan are prohibited; iii. Artificial plants or trees do not satisfy the requirements of this chapter. b. Edible Landscape i. Edible landscaping may be substituted for all landscape list materials except ground cover and grasses used adjacent to vehicular areas. ii. Edible landscape tree species within the public right-of-way and on private lots will be reviewed by City of Fort Collins at time of each PDP. 7.3.2. Native and pollinator supportive landscaping is recommended for ground cover, shrubs, and ornamental gardens. 7.4. JUSTIFICATION FFFFOOOORRRR PPPPRRRRIIIIVVVVAAAATTTTEEEE 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 Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 7:Private Lot LLLLaaaannnnddddssssccccaaaappppiiiinnnngggg 73 ooooffff 99994444 relationship supports walkable streets, but leaves no space for landscaping between the building and streets with exemption of public right-of-way street trees. In other districts, the architectural design vision for Montava locates buildings at different distances from the sidewalk depending on the condition, which affects the amount of landscaping that can be located along the building. Overall the amount of landscaping provided is no less than required in the existing, unmodified standards, but the location of that landscaping differs as a result of building relationships with the street. This relationship is referred to as frontage, which is addressed in some LUC standards and addressed in a high level of specificity in Montava’s design standards. Landscape standards modifications enable Montava’s highly detailed frontage standards to direct design vision. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 8:SSSSiiiiggggnnnnaaaaggggeeee 74 ooooffff 99994444 8. SIGNAGE 8.1. OVERVIEW 8.1.1. The development standards of LUC Section 3.8.7 shall apply to development in the Montava PUD Master Plan except as modified in this Chapter. 8.2. TRANSECT DISTRICT CORRELATION 8.2.1. For the purpose of determining applicable signage regulations in Section 3.8.7 of the Land Use Code, the Transect Districts correlate to Sign Districts as follows: a. T2: Commercial / Industrial b. T3: Single-Family c. T4: Mixed-Use d. T5: Downtown 8.3. MODIFICATIONS TO LAND LA ND USE CCCCOOOODDDDEEEE STANDARDS STANDARDS 8.3.1. External Sign Illumination a. Gooseneck and similar light sources which shield direct view of luminaires but are themselves visible and intended to be architecturally integrated into shopfronts are considered to conceal the light source from view, pursuant to Section 3.8.7.1(i)(3)(b). 8.4. JUSTIFICATION FFFFOOOORRRR SIGNAGE SSSSTTTTAAAANNNNDDDDAAAARRRRDDDDSSSS 8.4.1. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modified development standards for Signage advance and are necessary for the achievement of the development objectives of Montava. Montava’s signage standards section provides a correlation between the City’s Sign Districts and Montava’s Transect Districts to ensure the correct Sign District is used. Because Montava’s town center is modeled on traditional downtowns like Downtown Fort Collins, the Downtown Sign District is applied to T5. Other districts - Mixed-Use and Single-Family - are applied to Transect Districts as correlated to their uses. The Commercial / Industrial Sign District is applied to T2 to account for farm-related business signage. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 9:Architectural Character 75 ooooffff 99994444 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 development modify all LUC standards in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate architecture with exception of Division 3.8, Supplemental Regulations, which are the subject of Chapter 12. 9.2. BBBBUILDING UILDING 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. SSSSOLAR OLAR 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. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 9:Architectural Character 76 ooooffff 99994444 9.7. OUTBUILDINGS 9.7.1. Outbuildings, storage structures, and sheds should match the wall and roof style, color and material of the primary dwelling. 9.8. JUSTIFICATION 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 Uses, Densities and Development Standards regarding Lots and Buildings, and supplemented with the Architectural Character controls of this Chapter 9, addressing general issues of architectural design. Current LUC standards concerning character are aimed at minimizing the impact of suburban development patterns and buildings by ensuring variety within a single structure, particularly in commercial and multi-family areas. Development within Montava differs from the LUC’s expectations as it is oriented towards LUC goals at its core, and based upon character, not style, as a community-wide element of design. 9.8.3. Due to the scale of Montava, specific stylistic details and materials may change by neighborhood. At the overall PUD Master Plan level, architectural character standards address broad but common details to be further supplemented. This Architectural Character chapter deals with basic material prohibitions, the combination of materials, the shape of openings, orientation of building shape for solar access, the location of mechanical systems and refuse storage, and outbuilding design. This set of foundational standards are embedded in Chapter 9 of the PUD Master Plan Uses, Densities and Development Standards regarding Lots and Buildings, which ensures that building are oriented to face streets and open spaces, that projection into yards and on facade (such as porches and stoops), are usable and coordinated, that fencing is appropriate in scale and materials, that a minimum amount of doors and windows is provided along streets, and that shopfronts are well designed. Together these ensure an overall harmony among buildings within Montava, yet allow for more specific architectural detail to be determined by phase. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 10:Civic SSSSppppaaaacccceeee 77 ooooffff 99994444 10. CIVIC 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 development standards modify all LUC standards in Article 3 and Divisions 4.5, 4.27 and 4.28 thereof which regulate civic space, with the exception of Division 3.8, Supplemental Regulations, which are the subject of Chapter 12. 10.2. CIVIC SPACE TYPES 10.2.1. A civic space type must be selected for all parks and recreation, urban agriculture, and open lands provided within T3.1, T3.2, T4, and T5, as illustrated in Table 10.1-1. 10.2.2. Civic space types must be configured according to Table 10.1-2, Table 10.1-3, and as follows: a. The minimum dimension must be maintained throughout the civic space; b. For triangular spaces, proportion is the ratio of the shortest edge length to the longest edge length; c. For irregular spaces, proportion is measured using an inscribed rectangle; d. Building coverage includes covered and enclosed structures; e. Required landscaping excludes stormwater management areas; f. A minimum of 50% of trees provided must be Canopy shade trees; g. Stormwater management and LID infrastructure may be integrated into civic space design where indicated in Table 10.1-3; h. Stormwater management areas should be shared use where possible; i. Where civic space abuts existing or planned pedestrian or bicycle trails, pedestrian and bicycle trails must be continued through the civic space. 10.2.3. Civic space types must be programmed according to the following: a. Programming must be selected from Table 10.1-4; b. Each civic space must include a minimum number of program elements, in addition to requirement elements, as specified in Table 10.1-4. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 10:Civic SSSSppppaaaacccceeee 78 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 11110000..2222--1.CCCCIIIIVVVVIIIICCCC SPACE SSSPPPAAACCCEEE TTTTYYYYPPPPEEEE IIIILLLLLLLLUUUUSSSSTTTTRRRRAAAATTTTIIIIOOOONNNNSSSS TYPE ILLUSTRATION TYPE ILLUSTRATION PARK SQUARE GREENWAY PLAZA COMPACT GREEN POCKET PARK GREEN PASSAGE Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 10:Civic SSSSppppaaaacccceeee 79 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 11110000..2222--2.CCCCIIIIVVVVIIIICCCC SPACE SSSPPPAAACCCEEE TTTTYYYYPPPPEEEESSSS -LLLLOOOOCCCCAAAATTTTIIIIOOOONNNN AAAANNNNDDDD DDDIIIMMMEEENNNSSSIIIOOONNNSSS DIMENSIONS 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 10:Civic SSSSppppaaaacccceeee 80 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 11110000..2222--3.CCCCIIIIVVVVIIIICCCC SSSSPPPPAAAACCCCEEEE TTTTYYYYPPPPEEEESSSS -DDDDEEEESSSSIIIIGGGGNNNN TYPE IMPERVIOUS SURFACE BUILDING COVERAGE REQUIRED LANDSCAPE SEATING LIGHTING STORM WATER Natural Area n/a n/a TBD by City of Fort Collins n/a n/a ✓ Park n/a n/a TBD by City of Fort Collins Required Required ✓ Greenway 30% max. 1% max. 1 Canopy tree or 2 Ornamentals per 4,000 sf. Optional Optional ✓ Compact Green 30% max. 3% max. 1 Canopy tree or 2 Ornamentals per 3,000 sf. Optional Optional Green 40% max. 5% max. 1 Canopy tree or 2 Ornamentals per 3,000 sf. Required Required ✓ Square 60% max. 50% max. 1 Canopy tree or 2 Ornamentals per 4,000 sf. Required Required ✓ Plaza 50 - 90% 15% max. 1 Canopy tree or 2 Ornamentals per 6,000 sf. Required Required Pocket Park T3.2, T4: 50% max. T5: 80% max. 3% max. 1 Canopy tree or 2 Ornamentals per 3,000 sf. Required Optional Passage 70% max. n/a n/a n/a n/a Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 10:Civic SSSSppppaaaacccceeee 81 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 11110000..2222--4.CCCCIIIIVVVVIIIICCCC SPACE SSSPPPAAACCCEEE 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* ✓ ✓ ✓ ✓ ✓ ✓ ✓ Playground ✓ ✓ ✓ ✓ ✓ Nature Play Area* ✓ ✓ ✓ ✓ ✓ Bird/Butterfly Garden* ✓ ✓ ✓ ✓ ✓ 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 ✓ ✓ Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 10:Civic SSSSppppaaaacccceeee 82 ooooffff 99994444 TTTTAAAABBBBLLLLEEEE 11110000..2222--4.CCCCIIIIVVVVIIIICCCC SPACE SSSPPPAAACCCEEE PPPPRRRROOOOGGGGRRRRAAAAMMMM PROGRAM NATURAL AREA PARK GREEN- WAY COMPACT GREEN GREEN SQUARE PLAZA POCKET PARK PASSAGE Restroom Facilities Required ✓ ✓ c. A minimum of two (2) Nature in the City elements, signified with an asterisk (*) in Table 10.1-4 shall be incorporated into each Phase of development. 10.3. JUSTFICATION FOR 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 Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 10:Civic SSSSppppaaaacccceeee 83 ooooffff 99994444 Figure 3- Larger Civic Space Areas Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 11:Buffering 84 ooooffff 99994444 11. BUFFERING FFFFOOOORRRR RESIDENTIAL AAAANNNNDDDD HIGH OCCUPANCY BUILDING UNITS 11.1. OVERVIEW 11.1.1. The development standards of LUC Section 3.8.26 shall apply to development in the Montava PUD Master Plan except as modified in this Chapter. 11.2. MODIFICATIONS TO LAND USE CCCCOOOODDDDEEEE STANDARDS 11.2.1. Buffer reduction from plugged and abandoned wells a. Section 3.8.26.(C).(4).(b) is modified as follows and as subject to Sections 11.2.2 through 11.2.4 below: i. Minimum Buffer Distances. The following minimum buffer distances shall apply: (1) Residential Development. The minimum buffer between a dwelling and any oil and gas location shall be one hundred fifty (150) feet, or the Colorado Oil and Gas Conservation Commission designated setback distance, whichever is greater. Public playgrounds, parks, recreational fields, or community gathering spaces shall not be placed within a buffer. Private common areas within a buffer shall not contain playgrounds, parks, recreational fields, or community gathering spaces. (2) High Occupancy Building Units. The minimum buffer between a high occupancy building unit and any oil and gas location shall be one hundred fifty (150) feet, or the Colorado Oil and Gas Conservation Commission designated setback distance, whichever is greater. Public or private playgrounds, parks, recreational fields, or community gathering spaces shall not be allowed within a buffer b. The above Minimum Buffer Distances are exempt from the screening requirements of LUC Section 3.8.26 Chart 2 – Buffer Yard Types and Section 3.8.26.(C).(4).(e) regarding fencing. 11.2.2. Prior to approval of a Project Development Plan for any phase of development that includes a residential dwelling within 500’, or a high occupancy building unit within 1000’, of any oil and gas location within the Montava PUD Master Plan , site investigation and sampling for such well site shall be conducted by a qualified environmental engineering or consulting firm with experience in oil and gas investigations to demonstrate that the well has been properly abandoned and that soil, air and water quality have not been adversely impacted by oil and gas operations or facilities or other sources of contamination. . The process for site investigation and sampling shall require the following: a. Preparation of a Sampling and Monitoring Plan - A Sampling and Monitoring Plan that contains the following information shall be approved by the Director: i. Site survey, historical research, and/or physical locating techniques to determine exact location and extent of oil and gas operations and facilities ii. Documentation of plugging activities, abandonment and any subsequent inspections. iii. Soil sampling, including soil gas testing. iv. Groundwater sampling. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 11:Buffering 85 ooooffff 99994444 v. A commitment to conduct annual soil gas and groundwater monitoring at the well location(s) for five (5) years. b. Completion of Site Investigations – Following Director approval of the Sampling and Monitoring Plan, the Developer shall conduct site investigations, sampling, and monitoring in accordance with the approved Sampling and Monitoring Plan. c. Written Report – Upon completion of the site investigations, not including the ongoing monitoring, the Developer shall submit to the City a written report completed by the qualified environmental engineering or consulting firm verifying that the soil and groundwater samples meet applicable EPA and State residential regulations the Minimum Buffer Distances in Section 11.2.1 above would not pose a greater health or safety risk for future residents or users of the site than the Minimum Buffer Distances set forth in Section 3.8.26(C)(4)(b). d. Based on the results of the Written Report, the decision maker may impose conditions on the Project Development Plan which require: i. provision of an appropriate alternative buffer distance; i. Remediation of environmental contamination to background levels by a qualified professional; and/to ii. Well repair or re-plugging of a previously abandoned well by a qualified professional. 11.2.3. Following the completion of the site investigation and sampling in accordance with the approved Sampling and Monitoring Plan, the Developer shall complete annual soil gas and groundwater monitoring at the well location(s) in accordance with the Sampling and Monitoring Plan. 11.2.4. Disclosure. If any residential development or dwelling, or high occupancy building unit is proposed to be located within one thousand (1,000) feet of an oil and gas location, the following requirements shall apply: a. At such time as the property to be developed is platted or replatted, the plat shall show the one-thousand-foot radius on the property from such oil and gas location and shall contain a note informing subsequent property owners that certain lots shown on the plat are in close proximity to an existing oil and gas location. b. For residential developments requiring a declaration pursuant to the Colorado Common Interest Ownership Act, a statement shall be included in such declaration specifying the lots within such residential development upon which dwellings may be constructed that are within one thousand (1,000) feet of an oil and gas location. The approved plat for such residential development shall be attached to the recorded declaration. Where no such declaration is required, the property owner shall record a statement on the property where the dwelling is located indicating that such property is located within one thousand feet of an oil and gas location. 11.3. JUSTIFICATION FFFFOOOORRRR BBBBUUUUFFFFFFFFEEEERRRRIIIINNNNGGGG FFFFOOOORRRR RRRREEEESSSSIIIIDDDDEEEENNNNTTTTIIIIAAAALLLL AAAANNNNDDDD HHHHIIIIGGGGHHHH OOOOCCCCCCCCUUUUPPPPAAAANNNNCCCCYYYY BUILDING UUUUNNNNIIIITTTTSSSS 11.3.1. As required by LUC Sections 4.29(G)(3)(b) and (c), following is an in-depth explanation of how the modified development standards for Buffering for Residential and High Occupancy Building Units advance and are necessary for the achievement of the development objectives of Montava. 11.3.2. Based on the historic documentation obtained for the two well sites within the Montava PUD Master Plan boundary, neither of the wells have documented history of any active Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 11:Buffering 86 ooooffff 99994444 operations. The Lind Farms (west) wellbore documentation indicates it was drilled, abandoned and plugged within a short time period in 1973. The Chandler wellbore has only the documentation from the COGCC indicating from 1999 indicating it was drilled and abandoned. Historic documentation for the two wells has been provided as Supplemental Documentation to the PUD Master Plan. There is no visible sign of either well. Farming operations have been in place over the well locations for many years. The two well sites are mapped from the COGCC website, and GPS coordinates for each well are documented. Since there is no visible sign of the wells, the Developer engaged GPRS (Ground Penetrating Radar Systems, LLC) to confirm the location of the underground well heads. Using electromagnetic equipment, the two well locations have been confirmed. Shallow excavations have been conducted in both locations, but no well head has been found or exposed, so are presumed to be deeper underground. A Phase I Environmental Assessment has been completed and is included as Supplemental Documentation to the PUD Master Plan. A Sampling and Analysis Plan has been prepared by engineering firm, TRC Solutions, to direct the site investigations as per Section 11.2.2. 11.3.3. Modifications to the minimum buffer distances from oil well locations are necessary to enable the uses and densities, including the farm, which are key features for Montava. The oil well sites are located in the area of the planned farm and contiguous residential neighborhoods. The west well area will be protected as a natural open space, and the east well area will remain in farming operations with the planned farm use. This modification significantly advances the development objectives of the PUD Master Plan by promoting innovation in design and contiguity within neighborhood uses. This modification provides greater documentation, testing and certainty of potential nuisances related to the abandoned, non-operational oil well sites. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 12:Modifications 87 ooooffff 99994444 12. MODIFICATIONS TO SSSSUUUUPPPPPPPPLLLLEEEEMMMMEEEENNNNTTTTAAAALLLL RRRREEEEGGGGUUUULLLLAAAATTTTIIIIOOOONNNNSSSS 12.1. OVERVIEW 12.1.1. Pursuant to LUC Section 4.29(G)(1), the Supplemental Regulations of LUC Division 3.8 are modified as set forth in Table 12.1 below. The provisions of Division 3.8 that are not modified herein or in Chapter 11 shall continue to be applicable to development within the Montava PUD Master Plan. Table 12.1-1 Modification 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 Uses, Densities and Development Standards. 3.8.9 Yards Sec. 3.8.9 is modified by Chapter 5 of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.10 Single-Family and Two-Family Parking Requirements Sec. 3.8.7 is modified by Chapter 6 of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.11 Fences and Walls Sec. 3.8.11 is modified by Chapter 5, Section 5.10 of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.14 Preemption Uses Sec. 3.8.14 is modified to refer to the uses not permitted under the provisions of Chapter 2 of the Montava PUD Master Plan Uses, Densities and Development Standards, and to compliance with all development standards of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.15 Housing Model Variety Sec. 3.8.15 is modified by Chapter 5 of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.17 Building Height Sec. 3.8.17 is modified by Chapter 5, Section 5.6 of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.19 Setback Regulations Sec. 3.8.19 is modified by Chapter 5, Section 5.5 of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.25 Permitted Uses; Abandonment Period/Reconstruction of Permitted Uses Sec. 3.8.25 is modified to refer to the applicable standards of the Montava PUD Master Plan Uses, Densities and Development Standards. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 12:Modifications 88 ooooffff 99994444 Table 12.1-1 Modification to Supplemental Regulations 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 Uses, Densities and Development Standards. 3.8.30 Multi-family and Single-family Attached Dwelling Development Standards Sec. 3.8.30 is modified by Chapter 5 of the Montava PUD Master Plan Uses, Densities and Development Standards. 3.8.34 Short Term Rentals Sec. 3.8.34(C) is modified to refer to the transects and special districts of the Montava PUD Master Plan and their respective lists of permitted uses described in Chapter 2 of the Montava PUD Master Plan Uses, Densities and Development Standards. Sec. 3.8.34(D) is modified to refer to the Parking standards in Chapter 6 of the Montava PUD Master Plan Uses, Densities and Development Standards. 12.2. JUSTIFICATION FFFFOOOORRRR MODIFICATIONS 12.2.1. As required by LUC Sections 4.29(G)(b) and (c), following is an in-depth explanation of how the modifications to the Supplemental Regulations advance and are necessary for the achievement of the development objectives of Montava. 12.2.2. Unlike other LUC standards, the Supplemental Regulations cover a wide variety of subjects. As a result there are a variety of reasons that modifications are necessary to enable the development vision of Montava. 12.2.3. Section 3.8.7 Signs: This section is modified in order to correlate existing signage provisions to the Transect Districts used in Montava. Minor modifications are included in order to address the types of buildings planned for Montava’s town center. The building are similar to Downtown’s existing building stock. As such, the majority of existing standards are retained. 12.2.4. Sections 3.8.8 Lots and 3.8.9 Yards: These sections are closely related and replaced together by Montava’s design standards which specify lot sizes, setbacks, and frontage yard standards in accordance with the Transect Districts and building types planned for Montava. The Transect Districts each handle yards differently, related to the type of buildings and uses within them. Lot sizes, orientation, and boundaries similarly vary by Transect District in order to accommodate the building types and uses specific to each district. 12.2.5. Section 3.8.10 Single-Family and Two-Family Parking Requirements: This section is modified by Montava’s comprehensive parking standards, which include standards for each use, with differentiation based upon Transect District. This differentiation correlates with Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 12:Modifications 89 ooooffff 99994444 parking demand differences between neighborhoods and centers, and accommodates parking conditions anticipated by Montava’s development intent. 12.2.6. Section 3.8.11 Fencing and Walls: This section is modified by Montava’s design standards which are tightly correlated with standards for lots, yards, and building facades, coordinated by Transect District. Fencing allowances differ by Transect District in material, height, location, and where they are permitted or prohibited. The standards also address the Frontage Yard concept of the Montava design standards which is the most significant design control, coordinating yard elements according to the intensity of use in each district. 12.2.7. Section 3.8.14 Preemption Uses: This section is modified in order to correlate the existing standards with Montava’s Transect Districts, within which uses are regulated. Details of Section 3.8.14 standards are not modified. 12.2.8. Section 3.8.15 Housing Model Variety: This section is modified because it is provided for in an alternative manner and precludes unforeseen means of providing for model variety. Additionally, the repetition of a small number of units has been used very successfully as an advantageous design feature. Housing model control is provided by the mixture of Transect Districts and lot sizes proposed for Montava. Lot size variety responds to different housing types that are desired by the market. At the scale of Montava, the development has to attract residents from multiple market segments. Each phase of Montava targets 3 or more market segments, which demand different types and sizes of homes. Across the site, the mixture of Transect Districts further varies the lot conditions for homes, with different responses to varied setbacks and street conditions. Overall, variety of experience is central to Montava’s design vision. 12.2.9. Section 3.8.17 Building Height: This section is modified by Montava’s design standards in order to correlate building height to Montava’s Transect Districts and encourage compatibility. Building height is limited by the district, most of which are mixed-use. Height similarities between uses aids in use compatibility within mixed-use neighborhoods. Building height is correlated with setbacks and frontage yards to establish the character of each Transect District. 12.2.10. Section 3.8.19 Setback Regulations: This section is modified by Montava’s deisgn standards in order to correlate building height to Montava’s Transect Districts and encourage compatibility. Setbacks are determined by the Transect District rather than by building use. Consistent setback ranges between different uses and building types contributes to compatibility, along with similarities in building height. Similarly, a townhouse very close to the sidewalk with a stoop responds to a very different market demand and character than a townhouse with a deep, landscaped setback and a porch. The physical relationship between buildings and sidewalks and variation thereof across the site establishes the character of each Transect District. 12.2.11. Section 3.8.25 Permitted Uses; Abandonment Period/Reconstruction of Permitted Uses: This section is modified in order to reference the applicable Montava design standards as they are applicable to aspects of abandonment and reconstruction. Other specific requirements of Section 3.8.25 are not modified. 12.2.12. Section 3.8.28 Extra Occupancy Rental House Regulations: This section is modified in order to correlate Montava’s Transect Districts to the applicable standards in Section 3.8.28 for Transect Districts within which the use is permitted. Other specific requirements of Section 3.8.28 are not modified. 12.2.13. Section 3.8.30 Multi-Family and Single-Family Attached Dwelling Development Standards: This section is modified by Montava’s design standards which establish use compatibility Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 12:Modifications 90 ooooffff 99994444 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. 12.2.14. Section 3.8.34 Short Term Rentals: This section is modified to refer to the Transect District use tables for Montava in order to determine where Short Term Rentals are permitted, and to Montava’s parking standards for standards related to Short Term Rentals. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 13:Definitions 91 ooooffff 99994444 13. DEFINITIONS 13.1. REQUEST FFFFOOOORRRR MODIFIED DEFINITIONS 13.1.1. The following definitions shall apply whenever one of the following specific terms is used in the PUD Master Plan and such definition shall modify Section 5.1.2 of the LUC in regard to such terms. With the exception of the definitions contained in this Chapter 13 and any future definition modifications which may be approved, the definitions of LUC Section 5.1.2 shall apply to development within the PUD Master Plan. 13.1.2. Term. Definition. a. Accessory DDDDwwwweeeelllllllliiiinnnngggg Unit (ADU). A dwelling unit that is subservient to a primary dwelling unit in size, location, and design, often located above garages or in independent buildings towards the rear of a property. ADU’s may be rented provided the property owner lives in the primary dwelling unit. Alternatively, the property owner may live in the ADU and rent the primary dwelling unit. b. Alley Loaded.Referring to properties where vehicular access is provided from an alley. c. 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. d. Cluster; Cottage Cluster; Cluster Housing;Hous ing; Building Cluster. More than one building arranged on a single lot or adjacent lots, designed together for aesthetic purposes or for the purpose of repeated building within Montava. e. Continuous Yard. A yard type where the yards of neighboring properties are not distinguished from each other by fencing, hedges, or buildings. f. Facade. The vertical elevation of a building along one plane. g. Farm animals.Animals commonly raised or kept in an agricultural, rather than an urban, environment, including, but not limited to, chickens, pigs, sheep, goats, horses, cattle, llamas, emus, ostriches, donkeys and mules, chicken hens, ducks or pygmy or dwarf goats h. Food 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. i. Food membership distribution site. A site where a producer of agricultural products delivers them for pick-up by customers who have pre-purchased an interest in the agricultural products. j. Front setback.The closest distance a structure is permitted to be located relative to the front lot line. k. Frontage. The portion of the property located between the front lot line and the primary structure front setback and between the side street lot line and the primary structure side street setback, extended to side and rear lot lines. l. Frontage, Primary.(see Primary Frontage) m. Frontage, Secondary.(see Secondary Frontage) Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 13:Definitions 92 ooooffff 99994444 n. Frontage Projection. Building elements that project forward more than 2 feet beyond frontage facades into the front setback or side street setback. o. Frontage Facade.The building facade closest to and facing the front lot line and the side street lot line. p. Frontage FFFFaaaaccccaaaaddddeeee FFFFeeeennnnccccing.ing. Fencing that is aligned with, or parallel up to 20 feet behind, a frontage facade, spanning between the frontage facade and a side or rear property line. q. Frontage Fencing.Yard fencing that is located along or within frontages. r. Frontage Landscaping.Landscaping that is located within a frontage. s. Frontage Yard.The portion of a property located between frontage facades and frontages. t. Glazing; Facade Glazing. The portion of a building facade that is comprised of transparent glass, typically set in windows and doors. u. Housing Cluster.(see Cluster Housing) v. Intensity. A relative measure used to describe the extent or amount of activity, housing, or diverse uses in a given area. w. Landscape area means that area within the boundaries of a lot or tract of land which consists of planting materials including, but not limited to, trees, shrubs, ground covers, grass, flowers, and native plant materials; also including, but not limited to, inorganic features such as concrete planters, stone, brick, and aggregate forms, water, and other landscape elements. Inorganic elements shall not predominate over the use of organic plant material. Artificial plants are not considered landscape materials. x. Liner Building.A building or structure that is located between an off-street parking area and a street, which provides a visual barrier partially or wholly obscuring the off-street parking area from view by pedestrians along sidewalks. y. Lot Coverage.The portion of a lot that is covered by impervious surfaces as a percentage of the gross lot area. z. Lot Occupation.The portion of a lot that is covered by buildings and covered structures as a percentage of the gross lot area. aa. OOOOffffffff--street ppppaaaarrrrkkkkiiiinnnngggg space.A parking space on private land accessible from a usable street or alley. bb. Open-Open -air ffffaaaarrrrmmmmeeeerrrrssss market.An occasional or periodic market held in an open area or in a structure where groups of individual sellers offer for sale to the public such items as fresh produce, seasonal fruits, fresh flowers, arts and crafts items, and food and beverages (but not to include second-hand goods) dispensed from booths located on-site. cc. OOOOuuuuttttbbbbuuuuiiiillllddddiiiinnnngggg..A structure that is of secondary importance, due to both size and use, to one or more principal buildings on a lot. Outbuildings may contain accessory uses, including accessory dwelling units. dd. Outdoor vendor.Any person, whether as owner, agent, consignee or employee, who sells or attempts to sell, or who offers to the public free of charge, any services, goods, wares or merchandise, including, but not limited to, food or beverage, from any outdoor location, except for those activities excluded from the definition of outdoor vendor in §15-381 of the City Code. ee. PPPPrrrriiiimmmmaaaarrrryyyy Frontage. Frontage that is located along the property line that bears the lot’s address. ff. Princiiiippppaaaallll Princ BBBBuuuuiiiillllddddiiiinnnnggggssss..Any structure on a lot that is not considered an outbuilding. Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 13:Definitions 93 ooooffff 99994444 gg. RRRReeeeaaaarrrr 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. hh. Rear Setback.The closest distance a structure is permitted to be located relative to the rear lot line. ii. Secondary Frontage.All frontages other than the primary frontage. jj. Shopfront. The portion of a facade bordering a commercial occupancy or tenant. kk. Side Setback. The closest distance a structure is permitted to be located relative to the side lot line. ll. Side Street LLLLooootttt Line.Any lot line, other than the front lot line, that is located along a right-of-way or civic space. mm. Side SSSSttttrrrreeeeeeeetttt Setback.The closest distance a structure is permitted to be located relative to the side street lot line. nn. Side SSSShhhhaaaarrrreeeedddd Fencing.Fencing that is located along property lines shared between two or more properties. oo. STC. Sound Transmission Class, a standard measure of the amount of sound insulation provided by a material or assembly of materials.. pp. Story. The vertical extent of one floor within a structure. qq. Street Screen.A wall, hedge, structure, or other element that partially or wholly obscures the view of off-street parking and services areas from view by pedestrians along sidewalks. rr. Transect. An organizational element used to arrange, divide, and allocate elements of the built environment and their regulations in order to establish compatibility through intensity of use, diversity of use, hardness of material, height of buildings, and other elements of the built environment rather than through the buffering of different adjacent uses. ss. Urban agriculture.Gardening or farming involving any kind of lawful plant, whether for personal consumption, sale and/or donation, including the cultivation, storage and sale of crops, vegetables, plants and flowers produced on the premises. tt. Value Added Agriculture. Processing, packaging and preservation of agricultural commodities and products for storage or sale. uu. Veterinary facilities,hospital. Any facility which is maintained by or for the use of a licensed veterinarian in the diagnosis, treatment or prevention of animal diseases. 13.2. JUSTFICATION FOR DEFINITIONS 13.2.1. As required by LUC Sections 4.29(G)(b) and (c), following is an explanation of how the modified Definitions advance and are necessary for the achievement of the development objectives of Montava. To ensure that Montava’s development standards are properly interpreted, a set of additional definitions is provided. Three types of terms are included: terms that are unique to Montava are included, terms within the Land Use Code that are modified for use within Montava, and terms within the Land Use Code we wish to vest with their current definition. Some terms are similar to LUC terms, such as those relating to lot lines and frontages. These new definitions are designed to clarify regulations relating to frontage, which also rely upon lot lines to determine where frontages are located. These development standards focus more heavily on frontage than the LUC, necessitating new definitions. New use definitions are also included, primarily to ensure that the Farm can fully function and that agrarian Montava Uses,Densities, aaaannnndddd Development SSSSttttaaaannnnddddaaaarrrrddddssss CH 13:Definitions 94 ooooffff 99994444 elements can be fully integrated into Montava, as envisioned in the Mountain Vista Subarea Plan. 0 ft. min. T3.2 Principal Buildings 12 ft. min. 6 ft. min. 6 ft. min. 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 Principal Buildings 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.