1. All new development and redevelopment, except development of individual residential lots in platted residential subdivisions, EN zones (all sub-dsitricts), and EN-MF zones; and
2. Substantial improvements to existing buildings, except development of individual residential lots in platted residential subdivisions, in EN zones (all sub-dsitricts), and in EN-MF zones. However, in the case of substantial improvements, strict application of this Article is not necessarily required. (See Article 6-1, Nonconformities.)

1. Internal circulation systems shall be interconnected.
2. Pedestrian routes shall be located along (or visible from) all streets, except that, where street connections are not feasible or desirable, trails and paths may be used to provide pedestrian connections among buildings and land uses, and among abutting properties.
3. If the proposed development includes more than one street or more than 100 parking spaces, then the internal circulation system (e.g., new minor streets, sidewalks, trails) shall be designed such that alternative travel routes are provided through the development.
4. If the proposed development includes multiple intersecting streets, then, if the geometry of the parcel proposed for development permits, travel routes shall provide convergence to:
   1. Transit stops;
   2. Commercial areas;
   3. Schools;
   4. Parks; and
   5. Public buildings.

1. Cross-access shall be provided among nonresidential and mixed-use parcels that front on arterials, in order to manage curb cuts and balance the need for mobility with the need for access to lots and buildings. See Division 4-2-4, Access Management.
2. External connections to existing and planned streets shall be incorporated into new developments and redevelopments (streets shall be connected with streets). The City Engineer may grant exceptions to required external connections if the connection will result in excessive commercial traffic in a residential area.
3. Paths, sidewalks, and trails from off site shall not be routed through parking lots (except to make connections to buildings) if other practical alternatives exist. Where they must be routed through parking lots, they shall be located between parking modules and protected by curbs.

1. Situated as focal points of the development, and
2. Visible and accessible from streets, sidewalks and trails.

1. Vistas of natural features (including distant peaks and ridges); and
2. Landmarks or other focal points within or near the development (including formal open spaces).

1. Unnecessary or undesirable for the proper public utilization of the natural area;
2. Detrimental to the resource value of the publicly-owned open space (e.g., contrary to the protection of wildlife habitat); or
3. A burden on development that is disproportionate to the impact of the development on access to such open spaces.

1. Snow storage areas shall be located to drain away from pedestrian and vehicular use areas, and into vegetated buffer strips or other appropriate best management practices ("BMPs).
2. Snow storage areas shall be configured so that stored snow does not obstruct:
   1. Visibility triangles at driveways and intersections;
   2. Emergency access routes;
   3. Required parking spaces; and
   4. Pedestrian routes.
3. To the greatest extent feasible, snow storage areas shall be located in areas with solar exposure, away from streets.
4. Snow storage areas shall not be located:
   1. Within 50 feet of a river, creek, or wetland; or
   2. Over drain inlets.

Generally. The purpose of this Section is to encourage neighborhood and building designs which optimize the use of the sun for passive heating, solar water heating, and / or electricity generation using photovoltaic systems. Application of this Section allows for flexibility regarding the setback standards of Article 3-2, Lot and Yard Standards, Building Height and Disposition, and the design standards of Section 4-1-2-4, Common Open Space Configuration. Such standards may be modified to accomplish a solar-oriented design, if all of the requirements of this Section are met.

1. The requested modifications shall be those that are necessary to allow for development of the parcel proposed for development with the number of units allowed by this LUDC, while also providing for building designs that will materially increase the effectiveness of the solar technologies (e.g., photovoltaics, heat collectors, or solar water heaters) and / or passive solar designs for those units; and
2. The modifications are not used to create additional building envelope to increase the volume of the buildings when compared to buildings that could otherwise be developed without the requested modifications.

1. An overall reduction in heating load of at least 15 percent compared to a comparable design that does not include modified setbacks or design standards;

2. At least 80 percent of the buildings will present not less than 450 square feet of roof area within 30 degrees of due South, which is not shaded between the hours of 9:00 AM and 3:00 PM, on December 21;

3. Shading or overhangs shall be provided on Southern exposures to prevent direct sunlight from accessing the interior of buildings between the Spring equinox and the Fall equinox; and

4. Planting areas for large trees shall be located to protect the solar access to active solar technologies between 10 AM and 2 PM on December 21.

Pre-Wiring for Photovoltaics. Buildings that are constructed on sites which are approved for modified setbacks or design standards pursuant to this Section shall be designed to accommodate rooftop solar equipment (e.g., photovoltaic panels and / or solar water heaters), and shall be pre-wired for the installation of photovoltaic panels on the south-facing roof.

Landscaping. The impact of trees on solar access and shading that is required by Subsection C., above, shall be evaluated on an individual basis. Shading caused by deciduous trees can be beneficial in terms of reducing cooling loads, and is not necessarily prohibited.

Maintenance of Solar Access and Building Performance. A proposed landscape plan and appropriate easements and / or covenants shall be provided, which assure that solar access is maintained over the long term. If specific types of building materials or specific methods of construction are essential parts of the proposed design (in terms of its energy performance), then the covenants shall set out the minimum specifications that are required for new buildings and modifications to existing buildings.

1. Typical residential development shall be designed to create identifiable "neighborhoods" of 30 to 175 units.
2. If a typical residential development includes less than 30 units, it shall be integrated into an adjoining neighborhood, or shall be designed for future connection to adjacent development.
3. If a typical residential development includes more than 175 units, it shall be designed as multiple "neighborhoods" with distinct boundaries and identities.

1. Within 800 feet from a "useable" common open space (e.g., playground or trail); and
2. Connected by trails or common greens that do not cross streets.

1. All manufactured homes shall meet the following specifications:
   1. The average elevation of a manufactured home frame above ground elevation, measured at 90 degrees to the frame, shall not exceed four feet from the top of the foundation pad.
   2. The wheels, axles, tongue, towing apparatus, and transporting lights shall be removed prior to final installation of the dwelling unit.
2. Within manufactured home subdivisions, the space between the finished grade of the property on which a manufactured home is located and the exterior edges of the finished floor of the unit must be skirted with rock, brick, vinyl, or concrete masonry construction installed on a concrete footing so there is not a visible gap between the finished floor and the ground. All skirting materials shall be compatible in appearance with the home and shall allow for adequate ventilation and drainage. The skirting must be a continuous, complete, opaque, and rigid surface that lends permanency to the appearance of the unit and totally screens the crawlspace under the unit.
3. All patio awnings, covered parking, or carports shall be regulated by the International Building Code (where applicable) and the applicable requirements of Article 3-2, Lot and Yard Standards; Building Height and Disposition.

1. Manufactured home parks and manufactured home subdivisions with more than 20 dwelling units shall be designed with a minimum of two points of vehicular access.
2. Generally, internal streets shall be interconnected or looped. However, where site constraints required a dead-end, a cul-de-sac turnaround shall be provided with a minimum radius of 60 feet for service and emergency vehicles.
3. Access to all manufactured home lots (spaces) shall be from interior streets.

1. Sidewalks shall be installed within the development to provide for safe pedestrian access and circulation. Sidewalks shall be concrete and may be adjacent to streets, and / or between internal / external uses / areas. Sidewalks required for any public streets shall meet City street standards.
2. A pedestrian circulation plan shall be submitted to indicate how the proposed arrangement of sidewalks, trails, and / or pedestrian ways will connect to features of the manufactured home park or subdivision, and to existing sidewalks or pedestrian ways.

1. The manufactured home park or subdivision shall provide for solid waste collection as follows:
   1. By contract for curbside collection of solid waste and recyclable materials; or
   2. In centralized solid waste and recyclable material collection areas designed pursuant to Section 3-5-1-4, Refuse, Recycling, and Compost Containers, which shall be provided at a rate of one container of each type for every 10 dwelling units, rounded up.
2. If centralized solid waste and recyclable material collection areas are provided, their location shall be shown upon the site plan of the manufactured home park or subdivision.

1. Detached storage buildings not exceeding 120 square feet in area are permitted on each manufactured home space. All storage buildings shall be located in the rear one-half of the space. Buildings shall be set back three feet from rear and side property lines.  
2. A common storage area for the use of the residents shall also be provided, as follows:
   1. Minimum Area. 120 square feet per manufactured home space.
   2. Surfacing. The common storage area shall be paved.
   3. Enclosure. The common storage area shall be enclosed by a five-foot tall fence.
   4. Use. Recreational vehicles (not for occupancy in the park), boats, and similar vehicles are to be parked in the common storage area.

1. There may be established a separate or optional area for recreational vehicles (RVs) in a manufactured home park. This optional area shall not exceed 10 percent of the land area of the manufactured home park. Occupancy per overnight camper shall not exceed 30 consecutive days. Streets within this optional area shall be designed and constructed to the standards required for public streets.
2. In the area designated for RVs, the following additional minimum design standards shall be met:
   1. The minimum area designated for each RV space shall be not less than 3,500 square feet, with a minimum width and frontage of 35 feet.
   2. The minimum depth of each RV space shall be 100 feet.
3. All RVs parked in the optional RV area shall be in good repair.  Motorized camper vehicles shall have a valid motor vehicle inspection sticker with a proof of insurance.
4. Nothing in this Subsection shall be construed as prohibiting the parking or storage of a manufactured home owner's unoccupied travel trailer, overnight camper, or motorized camper in the storage area specified in Subsection H., above.

Generally. In general, the layout of residential cluster neighborhoods shall promote the character of the zone in which they are located, and be designed to protect significant natural, historic, or archaeological resources on the parcel proposed for development, as applicable.

1. First, a site fingerprint must be developed according to the standards in Article 4-4, Natural and Archaeological Resources.
2. Second, building sites shall be located to (in descending order of priority):
   1. Minimize the impacts of clearing and grading on riparian areas, steep slopes, wetlands, and woodlands;
   2. Protect buildings and sites of historic or archaeological significance or incorporate them through adaptive reuse, unless such treatment is inappropriate for protecting the resource;
   3. Minimize the visual impact of the cluster subdivision on the landscape;
   4. Provide contiguity of common open space, resource protection areas, and, if present, agricultural lands (on-site and, where possible, off-site);
   5. Preserve the open sky backdrop above any ridgelines; and
   6. Provide open space and scenic views for the principal buildings in the cluster residential neighborhood.
3. Third, the road system shall be designed to allow safe and efficient movement through the subdivision, and to abutting property, where appropriate. The road system should avoid impacts to natural resources, and should be designed to enhance views of significant vistas.
4. Fourth, lot lines and lot areas shall be established to provide for the most appropriate conservation of the open space areas of the development.

1. Cluster residential neighborhoods shall have a defined conservation objective or combination of objectives based on either:
   1. Protecting priority resources identified on the site fingerprint (e.g., forest stewardship, water quality preservation and enhancement, etc.); or
   2. Providing a large common open space amenity (e.g., community gardens).
2. Designated resource protection areas shall be interconnected with other open space areas, greenways, and trail systems (if provided) within the parcel proposed for development and on abutting lands where such integration is practical and does not materially compromise the resource value of the resource protection areas.
3. Generally, open spaces shall be integrated into the development design to bring significant open space to the maximum number of properties, as well as visibility from public rights-of-way within the proposed development. However, physical or visual access to open spaces may be limited if such limitations would materially enhance natural resource management.
4. Streams and watercourses shall be buffered by common open spaces that extend at least 50 feet from the ordinary high water mark of the stream or watercourse. In these areas, landscaping shall be designed to enhance the filtering of surface and subsurface water flows. Trails may provide access along the greenway unless such location would be contrary to resource management objectives.

1. Dwelling units shall be set back from the perimeter of the parcel proposed for development at least the following distances, which are based on the number of lots in the cluster residential subdivision:
   1. 1 to 4 lots: as required for individual lots
   2. 5 to 20 lots: 75 ft.
   3. 20 or more lots: 100 ft.
2. All lots shall be accessed from an interior road or shared driveway.
3. Lots shall, where appropriate, be adjacent to or around one or more of the following:
   1. Central green or square;
   2. Physical amenity such as a meadow, stand of trees, stream, or other water body; or
   3. An existing or restored natural feature.

Generally. In general, the layout of mixed-housing neighborhoods shall promote the character of the zone in which they are located, and provide cohesive, connected neighborhoods with a variety of housing types.

1. Different housing types within a mixed-housing neighborhood shall be integrated together, as opposed to located within separate, disconnected pods. (See Figure 4-1-3-6A, Illustrative Integration of Housing Types.)

1. Generally. TNDs are residential or predominately residential developments that are designed and scaled for pedestrian use, with continuous sidewalks, tree-lined streets, pedestrian-scaled amenities, and a neighborhood center for commercial and / or civic activity. Parking areas and garages are not dominant visual features along the public rights-of-way.
2. Site Planning Requirements. The applicant for a site plan or plat for a TND shall apply and indicate the location of the following subdistricts on the site plan or plat:
   1. Neighborhood Center, which is the most intensively developed part of the TND, and which may include mixed-uses as provided in Division 2-1-3, Use/Zone Matricies.
   2. Neighborhood Residential, which is less intensively developed than the neighborhood center, and which is used for residential and recreational purposes.
   3. Edge Residential, which is used exclusively for single-family detached, open space, and / or outdoor recreation development types. This subdistrict is optional depending on the type and density of the abutting residential development.
3. Nonresidential Development Standards. The standards that are applicable to nonresidential and mixed-use development in the neighborhood center subdistrict of a TND are as provided in Section 3-2-3-3, Nonresidential and Mixed-Use Lots in Traditional Neighborhood Developments; and Section 3-2-3-4, Nonresidential and Mixed-Use Lot and Building Standards in Traditional Neighborhood Developments, except that the minimum landscape surface ratio (LSR) of the entire Neighborhood Center subdistrict shall be 10 percent, which shall be counted within the open space ratio (OSR) calculation for the overall parcel proposed for development as a TND neighborhood type.

1. TNDs shall include a neighborhood center and a neighborhood residential subdistrict. TNDs may also include an edge residential subdistrict at the developer's option, depending on the type and density of the abutting residential development.
2. The boundaries of development areas shall be shown on the TND master plan.
3. Development areas shall be arranged as follows:
   1. Neighborhood residential areas shall surround neighborhood center subdistricts, except in locations where:
      1. Unique topographical or other natural resource constraints exist which create a conflict with Article 4-4, Natural and Archaeological Resources; or
      2. The neighborhood center subdistrict abuts an arterial or collector street at the boundary of the parcel proposed for development.
   2. Neighborhood residential subdistricts shall be arranged so that the edge of the neighborhood center subdistrict is not more than a one-quarter mile walk from any lot in the neighborhood residential subdistrict.
   3. Edge residential subdistricts, if used, shall abut neighborhood residential subdistricts but not neighborhood center subdistricts.
4. Residential lots within each development area shall meet the applicable requirements of Division 3-2-2, Housing Palette, unless modified using Division 3-2-4, Alternative Development Standards.

1. The TND shall provide a distinct physical settlement, but shall not be walled off from the rest of the City.
2. Buildings shall front on and align with streets.
3. Civic buildings, such as places of public assembly, shall be sited and designed as landmarks.
4. The neighborhood center subdistrict shall be oriented towards a principal green, plaza, or public square, which shall be oriented for solar access in winter months.
5. Generally, the density of housing shall decrease as distance from the neighborhood center subdistrict increases. However, housing types within a TND may be mixed on individual street segments.
6. In locations where TNDs are located across a local residential street from existing housing, the housing types that front on the street shall be comparable to the existing housing types across the street in terms of housing type, frontage type, and method of access. (See, e.g., Figure 4-1-3-6B, Illustrative Edge Compatibility.)

1. Streets and blocks shall be organized in a generally rectilinear or radial pattern. However, a strict grid is not required, and street layout shall take into account the following, in descending order of priority:
   1. The design and location of streets shall minimize the alteration of natural resources and signficant natural features of the site;
   2. Streets, alleys, sidewalks, and trails shall provide multiple travel routes within and through the TND; and
   3. Street orientations shall provide views of prominent natural vistas and of TND landmarks.
2. Streets shall be organized in a hierarchical manner to provide for a balanced mix of pedestrian and automobile travel routes.
3. Squares, greens, parks, plazas, and landscape areas shall be included in the block patterns of the neighborhood center and neighborhood residential subdistricts, providing focal points and areas for activity, recreation, and views.
4. Street rights-of-way shall provide for parallel parking in the neighborhood center and neighborhood residential subdistricts.
5. Alleys shall provide service access in the neighborhood center and neighborhood residential subdistricts. Alleys are optional in the edge residential subdistrict.

Block Length.

1. Street segments in the neighborhood center subdistrict shall not be longer than 500 feet, unless buildings provide pedestrian access from the front sidewalk to rear parking areas or parking structures at intervals of not more than 300 feet.
2. Street segments in the neighborhood residential and edge residential subdistricts shall not be longer than 650 feet, and shall generally be shorter than 500 feet. This requirement does not apply where:
   1. The street segment traverses common open spaces that are wider than 650 feet; or
   2. The view along the segment is interrupted by a significant curve, jog, or offset in the street, provided that the curve, jog, or offset is situated not more than 650 feet from the intersections that define the street segment.

1. Cul-de-sacs may be used only in the edge residential subdistrict, and only where necessary due to site constraints that cannot be addressed using loop streets or mews arrangements.
2. Cul-de-sacs shall not be longer than 350 feet, measured along the centerline of the street from the point of intersection to the middle of the cul-de-sac.

1. On-street parking shall be provided in the neighborhood center and neighborhood residential subdistricts. On-street parking is optional in the edge residential subdistrict.
2. Off-street parking for residential development shall be accessed by an alley or parking court in the neighborhood center and neighborhood residential subdistricts.
3. Off-street parking for nonresidential and mixed-use buildings in the neighborhood center and neighborhood residential subdistricts shall be located behind principal buildings, and shall be accessed:
   1. From streets that define the border of the neighborhood center subdistrict;
   2. From a mid-block connection to a street within the neighborhood center subdistrict; or
   3. From an alley.

1. Streets shall be designed and engineered to be safe and efficient for all users and all modes of travel (e.g., motor vehicles, bicycles, pedestrians, service vehicles, emergency services, and transit, including people with disabilities).
2. The design and layout of streets shall consider the routing of bicycles to and through the proposed development.
3. The City may permit off-street facilities for pedestrians and bicyclists to be substituted for on-street accommodations, provided that the proposed facilities provide equal or better access, mobility, and safety for pedestrians and bicyclists.
4. The City may waive specific accommodations within the right-of-way if the City Engineer and the Administrator find that, due to the physical location of the street (e.g., on a very steep slope in an infrequently traveled location), the expected short and long-term benefits of the accommodation will be substantially outweighed by the estimated costs of its implementation and continuing maintenance.

1. Address the new development's access and circulation needs;
2. Provide a pattern of streets that facilitates mobility and provides a choice of routes and travel modes, in that:
   1. Existing and planned streets (including streets that are shown on pending applications for development approval on abutting property) are continued in a similar alignment on the parcel proposed for development and at a comparable right-of-way and pavement width, unless the City Engineer finds that:
      1. There is a demonstrated need to change the street cross-section in order to improve the safety of the traveling public (all modes), or to provide on-street parking in areas where it is appropriate;
      2. The right-of-way or pavement section of the existing street is substandard;
      3. The continuation would create incompatibility or materially concentrate through-traffic in residential neighborhoods; or
      4. Conditions of topography or geology make the continuation of the right-of-way alignment infeasible or undesirable in terms of initial construction or continuing operations and maintenance; and
   2. When a tract is subdivided into larger than normal building lot(s) or parcel(s), such lot(s) or parcel(s) shall be so arranged as to permit the logical location and opening of future streets and appropriate resubdivision, with provision for adequate utility easements and connectors for such resubdivision; and
3. Facilitate City-wide and regional traffic movements (where higher-order functional classifications are involved).

1. Major Arterial (i.e., State Road / U.S. Highway);
2. Minor Arterial;
3. Collector;
4. Local; or
5. Cul-de-sac.

1. Alternative 1.
   1. The proposed new street cross-section reduces costs of operations and maintenance, including resurfacing, pavement repairs, snow plowing and removal, stormwater management system maintenance, street sweeping, and comparable programs; and
   2. Compared to the standard street cross-section, will:
      1. Maintain or improve the safety of the traveling public;
      2. Maintain or improve the quality of stormwater runoff;
      3. Reduce the quantity of stormwater runoff; and
      4. Facilitate snow plowing / snow removal.
2. Alternative 2. The proposed new street cross-section will provide materially better environmental performance in terms of the protection of wetlands, steep slopes, geologic hazard areas, mature tree stands, riparian areas, or wildlife habitat.
3. Alternative 3. The alternative street cross-section implements adopted City plans better than the standard street cross-section.

1. Alternative right-of-way widths may be approved after analysis of the following factors:
   1. Site features including topography, soils, geology, or drainage/flood patterns;
   2. A traffic study for an existing neighborhood and / or a proposed development indicates a need for an alternative street right-of-way dimension or design to accommodate the anticipated traffic demands of all modes of travel; or
   3. Other conditions exist that are unusual and that were not anticipated by the street classification plan or other adopted plans related to transportation or street design.
2. The right-of-way width shall be sufficient to accommodate vehicular traffic, bicycles, pedestrians, service vehicles, emergency services, transit (along existing and proposed transit routes), maintenance vehicles, snow plows, public utilities, on-street parking, special storm drainage facilities, or other appropriate treatments, such as medians, traffic calming, or traffic channelization.
3. Street rights-of-way shall be dimensioned to serve the purposes set out in Section 4-2-2-1, Street Design Objectives.

1. General Standards for Approval. Street rights-of-way shall be designed to serve the purposes set out in Section 4-2-2-1, Street Design Objectives.
2. Minimum and Maximum Width of Street Cross-Section Elements. Individual elements within an alternative street cross-section shall be dimensioned such that their widths are within the ranges set out in Table 4-2-2-4, Minimum and Maximum Width of Street Cross-Section Elements.

1. Abutting nonresidential and mixed-use development: 6 percent
2. Abutting residential development (all types): 10 percent

1. Within 100 feet of 4-way Intersections: 5 percent
2. Within 50 feet of 3-way Intersections: 5 percent

1. Street intersections with railroad tracks shall be designed to allow for the safe crossing of bicycles at angles as close to 90 degrees as feasible, but not less than 45 degrees nor more than 135 degrees.
2. Tracks shall intersect streets at grade. Compressible flangeway fillers or comparable devices to reduce the gap between the track and the street pavement shall be installed if necessary to ensure safe bicycle and wheelchair crossing.
3. Bicycle crossings may be implemented by separating the bicycle lane from the street or bulbing out the shoulder to allow for a bicycle to cross at a right angle. See Figure 4-2-2-7A, Illustrative Bicycle Crossing.

1. Carry 100 or more vehicles per hour during peak hours and have a relatively straight alignment for a distance of 500 feet or more; or
2. Are configured or connected in such a way that they are likely to be attractive as a short-cut to avoid congested intersections or difficult turning movements.

1. Provide a focal point or aesthetic asset to the street segment or intersection in which they are located;
2. Allow for access by emergency vehicles and snow plows; and
3. Allow for cost-effective long-term maintenance (including irrigation if necessary).

1. Pavement changes (materials or colors);
2. Elevated pedestrian crossings, which may be combined with tapered bulb-outs that narrow the street from the sides;
3. Tapered bulb-outs in parking lanes; and
4. Chicanes and comparable devices that narrow lanes and shift traffic by changing the location of curbs on the sides of the street. See Figure 4-2-2-8A, Illustrative Mid-Block Traffic Calming Measures.

1. Horizontal Clear Area. Right triangles are defined in the horizontal plane by the following points (see Figure 4-2-2-12A, Illustrative Horizontal Clear Area):
   1. Point 1 is on the centerline of the right-hand travel lane of the lower classification street, 15 feet back from the extension of the face of the curb of the major street.
   2. Point 2 is on the centerline of the nearest travel lane (one in each travel direction) of the intersecting major street.
   3. Point 3 is on the centerline of the nearest travel lane (one in each travel direction) of the intersecting major street, the required sight distance from Point 1.

1. The requirement would result in the destruction of a healthy, mature, non-invasive tree, either by removal or by pruning that would result in structural harm to the tree, and the marginal impact of the removal or pruning of the tree on public safety is slight and may be addressed through other means, such as signage; or
2. The encroachment into the sight triangle is by a healthy, mature, non-invasive tree; is slight; and results in a de minimus impact on public safety.

1. All Street Intersections (shown as "street leg" in Figure 4-2-2-13): 35 ft.
2. Driveways or Alleys and Local Streets (shown as "driveway leg" in Figure 4-2-2-13): 18 ft.
3. Driveways and Collector Streets: 23 ft. (both "driveway leg" and "street leg")
4. Driveways and Arterial Streets: 28 ft. (both "driveway leg" and "street leg")

1. Engineering standards indicate that a greater clear area is necessary, as determined by the City Engineer; or
2. The clear area does not contribute to the safe operation of the street, intersection, or driveway.

1. Adopted Plans. Transit stops shall be provided in locations specified in the Multi Modal Transportation Master Plan.
2. Significant Generators and Destinations. Adjacent to proposed significant transit generators or destinations, in locations approved by the transit agency. Significant transit generators or destinations are:
   1. Residential developments that will, at build-out, provide housing for 300 or more people (135 units), based on average household size from the most recent official U.S. Census counts or estimates.
   2. Nonresidential developments that are:
      1. Projected to generate 1,350 average daily trips (ADT), according to the most recent Trip Generation Manual; and
      2. Are not located within 1/4 mile (1,320) feet of an existing, conforming transit stop (see Subsection C., below).

1. Transit stops shall include the following elements, which shall meet the standard specifications of the transit agency and the Americans with Disabilities Act (ADA):
   1. Concrete shelter pad;
   2. Shelter;
   3. Bench;
   4. Bus pad;
   5. Trash receptacle;
   6. Transit stop and route signage; and
   7. Bicycle rack.
2. If a proposed development is a significant generator or destination that is served by an existing transit stop which does not include all of the enumerated elements or does not meet the current specifications of the transit agency or Americans with Disabilities Act, then the Applicant shall upgrade the existing transit stop according to the requirements of Subsection C.1., above.
3. Where transit stops are required on new streets associated with new developments, the streets shall include bus turn-outs, unless waived by the City Engineer.

1. All public streets shall be named and approved by the Administrator. Private driveways, accesses, and entrances shall not be named.
2. The street naming and addressing system shall be maintained to facilitate the provisions of necessary public services (police, fire, mail, deliveries), reduce public costs for administration, and provide more efficient movement of traffic. An illustration of the requirements of this Section is provided in Illustration 4-2-2-15A, Illustrative Application of Street Naming and Addressing System.

1. Right-of-way shall be dedicated to provide sufficient area for street cross-sections that comply with the requirements of this Division, with respect to both:
   1. Internal streets; and
   2. Streets that abut the parcel proposed for development.
2. Where right-of-way dedication is required for a street that abuts the parcel proposed for development, the Applicant shall dedicate right-of-way such that:
   1. Any existing, abutting half street is brought into compliance with the right-of-way width requirements of this Section;
   2. Any existing, abutting street that does not comply with the right-of-way width requirements is brought into compliance with the right-of-way width requirements of this Section on the side of the centerline that abuts the parcel proposed for development; and
   3. All right-of-way elements that are required for the Applicant's proposed development are provided (e.g., transit stops, acceleration lanes, deceleration lanes, traffic calming devices, intersection improvements, and comparable features, where required).

1. Generally, the pedestrian system is made up of a range of on- and off-street facilities including sidewalks, paved and unpaved multi-use trails and side paths, and natural surface trails. Pedestrian access and circulation shall be provided as required by this Section.
2. For purposes of this Division, the term "Paved Multi-Use Trail" can be used interchangeably with the term "Shared Use Path."

1. Sidewalks and trails shall be designed to meet the Americans with Disabilities Act (ADA).
2. Sidewalks, crosswalks, and / or trails shall provide a continuous circulation system.
3. The pedestrian system shall be designed to minimize conflicts among vehicles, pedestrians, and bicyclists.
4. The on-site pedestrian system shall be connected to existing and planned (including the Parks, Open Space, Trails, and Recreation Master Plan ("POST&R Plan")) off-site pedestrian facilities that:
   1. Abut the parcel proposed for development;
   2. Can be reached by crosswalk; or
   3. Can be reached by an existing or planned trail, pedestrian bridge, or underpass.
5. The pedestrian system of residential development within a school walk zone shall provide a safe link to the pedestrian route to school, as determined by the City Engineer.

1. Commercial, institutional, and multifamily uses shall provide a direct, clearly defined walkway connection across the parcel proposed for development to link the uses to the public sidewalk. The linkage shall be located to facilitate access to existing or planned transit stops. See Figure 4-2-3-1, Illustrative Connection Between Sidewalk and Commercial Building.

1. At intersections, a curb ramp shall directly face the crosswalk in each direction. See Figure 4-2-3-2, Illustrative Curb Ramp Configurations.

1. The multi-use trail shall be a minimum of 10 feet wide, six-inch thick concrete paving with a two foot, soft-surface shoulder on each side of the trail. Trail rights-of-way shall have a minimum width of 20 feet. Additional right-of-way and pavement width may be required if:
   1. The POST&R Plan specifies it;
   2. The Administrator finds that the likely volume of use of the trail requires additional width, up to 14 feet total; and / or
   3. Trail construction requires the construction of a retaining wall, additional area for earthwork to provide tie-in to adjacent grades, or other feature for stabilization or drainage.
2. The alignment shall preserve stands of existing vegetation whenever possible, and minimize the amount of cut, fill, and retaining walls, when practical.
3. Trail intersections shall be designed to accommodate a 25-foot turning radius for maintenance vehicles.
4. A design speed of 20 miles per hour shall be utilized in design of the trail unless otherwise specified by the City Engineer. The design speed for grades over four percent shall be increased to 25 miles per hour. Horizontal and vertical trail alignment shall be per the most recently published volume of the AASHTO Guide for the Development of Bicycle Facilities. Trail grades shall meet all recommendations of the AASHTO Guide for the Development of Bicycle Facilities and requirements of the Americans with Disabilities Act (ADA).
5. Site grading shall provide for drainage away from the trail surface. All trail surfaces shall be above the elevation of a 10-year storm event. Trails shall have a two percent cross slope to promote drainage.
6. All trail intersections and trail signage shall be designed to meet MUTCD requirements and AASHTO guidelines.
7. Trails and structures shall provide for an AASHTO H10 vehicle design that is capable of withstanding use by maintenance, utility, and emergency service vehicles.

1. Setbacks. Trails shall be set back 15 feet from buildings except at points of connection to the building, and where no practicable alternative exists.
2. Clearance. Trails shall have at least 12 feet of overhead clearance.
3. No trail shall be installed within 150 feet of an existing oil and gas wellhead.
4. On riverfront property in the Central Business River Corridor Overlay Zone (RCOZ), at least 70 percent of the trail shall be adjacent to the river or riparian buffer.
5. Hand and Safety Rails. Hand and safety rails may be required for the safety of the trail users, pursuant to referenced standards, or as determined by the Administrator. Hand and safety rail design, materials, and construction shall be per the current City trail standard or as designated by the Administrator.

1. Destination / Community Trailheads. Trailheads that are expected to attract visitors from more than one-quarter mile from the location of the trailhead shall be developed with:
   1. Four to six parking spaces (depending upon the level of anticipated use determined by the Administrator), designed in accordance with Article 4-5, Parking and Loading, and bounded by curb and gutter or other appropriate, City-approved traffic control and storm water management mechanisms.
   2. Landscaping for the parking lot, as may be required by Article 4-6, Landscaping and Buffering.
   3. Parking lot lighting in accordance with the applicable requirements of Division 4-3-2, Lighting. The Administrator may establish requirements for trailhead parking lot lighting design and installation, including the make and model numbers for fixtures and equipment.
   4. Motor vehicle access barrier(s) between the parking lot and the trail.
   5. Trailhead sign and/or kiosk.
   6. Trash receptacle.
2. Neighborhood Trail Access Points. Trail access points that are expected to predominately attract visitors from within one-quarter mile from the location of the trail access shall provide a trail entrance sign and, if necessary to prevent access by passenger vehicles, a motor vehicle access barrier.  Neighborhood trail access points shall be designed to assure drainage and or sediment is not deposited on City streets.
3. Backcountry Trailheads and Access Points. Backcountry trailheads and access points may be established from time to time in areas that are located in a more natural setting where urban design standards may not be appropriate or warranted. In these cases, the Administrator shall define appropriate level of service and design standards for consideration and approval.

1. No trail shall be installed within 150 feet of an existing oil and gas wellhead.
2. Trail rights-of-way shall have a minimum width of 20 feet, which shall include a minimum trail surface width of 10 feet, with a minimum of two-foot wide shoulders on each side. Additional right-of-way and / or pavement width may be required if:
   1. The POSTR plan specifies it;
   2. The Administrator finds that the likely volume of the trail requires additional width, up to 14 feet total; and / or
   3. Trail construction requires the construction of a retaining wall or other feature for stabilization or drainage.
3. Trail intersections shall be designed to accommodate a 25-foot turning radius for maintenance vehicles.
4. Trail curves shall be designed with radii of at least 100 feet.
5. On riverfront property in the CBD River Overlay District, at least 70 percent of the trail shall be adjacent to the river or riparian buffer.

1. Setbacks. Trails shall be set back 15 feet from buildings except at points of connection to the building, and where no practicable alternative exists.
2. Clearance. Trails shall have at least 12 feet of overhead clearance.

1. Generally, running slope of a trail shall be less than five percent. However, if such grade is not feasible due to topographic or geological conditions, then trails may be terraced with resting intervals of five percent slope or less, which are at least the width of the trail and not less than five feet in length, which may be connected by:
   1. Up to 8.33 percent grade for runs of 50 feet or less; and
   2. 8.33 to 10 percent grade for runs of 30 feet or less.
2. Steeper grades than those set out in Subsection E.1., above may be approved if the City Engineer finds that there is no reasonable alternative configuration and the proposal complies with all applicable Americans with Disabilities Act requirements (ADA).
3. Cross-slope shall not exceed two percent grade.

1. Destination / Community Trailheads. Trail heads that are expected to attract a material number of visitors from more than one-quarter mile from the location of the trail head shall provide:
   1. Hard-surfaced parking in accordance with Article 4-5, Parking and Loading, bounded by curb and gutter or other appropriate, City-approved traffic control, and storm water management mechanism;
   2. Landscaping for the parking lot, as required by Article 4-6, Landscaping and Buffering; and
   3. A low maintenance, city-approved fence or boulders between the parking lot and the trail.
2. Neighborhood Trail Access Points. Trail access points that are expected to attract predominately visitors from within one-quarter mile from the location of the trail access shall provide a trail sign and a low maintenance, city-approved fence or boulders between the street and the trail.

1. Parcels that front on arterials and collectors shall provide cross-access to each other unless cross-access is infeasible due to topography or geology.
2. Where connections to abutting parcels are possible, but not currently provided:
   1. The parcel proposed for development shall include a stub-out at a location that allows for a reasonable connection on the abutting parcel (i.e., one that allows for reasonable development of both parcels) in the future; and
   2. The Applicant shall record a cross-access easement, approved as to form by the City Attorney,to allow for future connection of the stub-out to a comparable facility on the abutting parcel.
3. Access shall be spaced according to the standards of Section 4-2-4-2, Access Spacing and Corner Clearance. Temporary access (or a continuation of current access) may be provided to parcels which cannot comply with this requirement, provided that reasonable access is unavailable through improved cross-access easements or consolidation of abutting lots.
4. Access shall be designed so that vehicles do not back into traffic.

1. New development shall demonstrate compliance with this Division for each required development approval.
2. Properties with access connections that do not meet the requirements of this Division shall be brought into compliance to the greatest extent practicable when modifications to the street are made, or when a change in use results in one or more of the following conditions:
   1. A connection permit is required.
   2. A site plan is required.
   3. The site will generate an increase of 20 percent or greater in peak hour trips or 100 vehicles per hour in the peak hour, whichever is less, as determined by one of the following methods:
      1. An estimation based on the Institute of Traffic Engineers (ITE) Trip Generation manual (latest edition) methodology for typical land uses;
      2. Traffic counts made at similar traffic generators located in the City; or
      3. Actual traffic monitoring conducted during the peak hour of the adjacent roadway traffic for the property.
3. If the principal activity on a parcel with access connections that do not meet the regulations of this Division, is discontinued for a period of one year or more, then upon establishment of any use, the parcel must comply with all applicable access requirements of this Division to the extent practicable .

1. Spacing between access points (driveways or alleys) on the same side of the street is measured from the closest points of the curb cuts at the edge of the travel way (the curb face or, if no curb is present, the edge of pavement). This type of spacing is shown in Figure 4-2-4-2A, Illustrative Access Spacing and Corner Clearance Measurements, as "spacing, same side."
2. Spacing between access points (driveways or alleys) on opposite sides of the street is measured along the centerline of the street, as the distance between lines that are parallel to the centerline of the access point, which extend from the closest points of the curb cuts to the centerline of the street. This type of spacing is shown in Figure 4-2-4-2A, Illustrative Access Spacing and Corner Clearance Measurements, as "spacing, opposite side."
3. Spacing between access points (driveways or alleys) and street intersections is measured from the closest point of the curb cut of the access point to a point on a line extending from the edge of the travel way (the curb face or, if no curb is present, the edge of pavement) of the intersecting street. This type of spacing is shown in Figure 4-2-4-2A, Illustrative Access Spacing and Corner Clearance Measurements, as "corner clearance."

1. Adequate access connection spacing cannot be achieved, but shared access is established with an abutting property. A shared access agreement, approved as to form by the City Attorney, shall be executed and recorded as provided in Section 4-2-4-5, Cross Access Easements; or
2. No other alternatives exist, and construction of the access connection is along the property line farthest from the intersection or closest access point. To provide reasonable access under these conditions, but also the safest operation, consideration should be given to designing the driveway connection to allow only the right-in turning movement or only the right-in/right-out turning movements, if feasible. In such a case, the Applicant shall also demonstrate that:
   1. The inability to meet the access spacing requirements was not due to the owner subdividing the property after the effective date of this LUDC without providing internal access;
   2. A reasonable offer with regard to cross-access was refused by the adjacent landowner; and
   3. A covenant acceptable to the Administrator to ensure that the connection will be provided and access will be consolidated upon the earlier of:
      1. Approval for development, substantial improvement, or redevelopment of the adjacent property, if providing such connection is a requirement of the approval; or
      2. The Applicant's parcel and the adjacent parcel coming under common ownership.

1. Access that is shared by adjacent properties, whether under single or separate ownership, requires that an appropriate legal instrument, approved as to form by the City Attorney, to ensure continued shared access be approved by the Administrator and recorded in the official public record at the Applicant's expense. The recorded book and page number shall be referenced on any subsequent subdivision plats of the property.
2. If there is an existing shared access for which there is no recorded legal documentation, such documentation shall be approved as to form by the City Attorney, executed, and recorded.

1. Agreement for maintenance of shared cross access.
2. Sufficient width to accommodate a two-way access between properties, designed to accommodate automobiles and service and loading vehicles.
3. Stub-outs and other design features to allow abutting properties to be tied in to provide future cross access.
4. Linkage to other cross access drives in the area.

1. Establishing requirements for stormwater quantity and quality control as part of new development and redevelopment to prevent impacts on the City's storm sewer system and receiving waters from runoff leaving new development and redevelopment within the City.
2. Establishing requirements for stormwater quality permits for construction activities and development to prevent soil erosion, sedimentation, and other pollutants from leaving construction sites.

1. Streets, Driveways, and Hard-Surfaced Trails. Streets, driveways, and hard-surfaced trails shall follow existing contours, and shall be designed to minimize cuts and fill in a manner that is consistent with safe geometric design.
2. Building Foundations. Where feasible, building foundations shall be stepped to follow significant site contours. Using building foundations as a retaining wall is encouraged.
3. Limitations on Extent. On hillsides, grading shall be limited to the area within not more than 10 feet (horizontally) from the building foundation, in order to minimize its impact on existing slopes and vegetation.

1. Regrading.
   1. Where feasible, sites shall be regraded as a stable "natural" slope.
   2. Within the River Corridor Overlay Zone (RCOZ), grading shall be consistent with natural contouring and vegetation.
2. Final Slope of Fill Surfaces. The slope of fill surfaces shall be no steeper than is safe for the intended use. Fill slopes with a grade that is steeper than 50 percent shall be justified by soils reports or engineering data.
3. Benching / Terracing. Large-scale grade changes shall be divided into a series of benches and / or terraces, as follows:
   1. Terraces that are at least six feet in width shall be provided at not more than 30-foot vertical intervals on all cut or fill slopes, in order to control surface drainage and debris.
   2. Where more than two terraces are required, one terrace, located at approximately mid-height, shall be at least 12 feet in width.
   3. Terraces shall be accessible for cleaning and maintenance. Swales or ditches shall be provided on terraces as necessary to provide drainage.
   4. Parking areas that are planned for steep slopes shall be located on terraces that designed to follow site contours.

1. Rock walls;
2. Landscaping;
3. Building walls; or
4. Building placement.

1. Exposed areas of cut and fill shall be planted with at least two genera of native plants that are selected for their ability to stabilize the slope and prevent erosion. See Appendix B, Approved Plant List.
2. Generally, planting shall be timed within 90 days of the completion of final grading unless other construction activities are planned within 90 days of that date. However, if final grading is completed between October 1 and March 15, planting is required by no later than June 15.
3. The Administrator may require on-site improvement bonds to guarantee completion of the work.

1. Land disturbance activities that result in a total disturbed area of one acre or more, including projects less than one acre that are part of a larger common plan of development or sale.
2. Land disturbing activities occurring in a sensitive area.
3. Land disturbing activities have the potential to affect a sensitive area, as determined by the City Engineer.
4. The City Engineer may also require a stormwater quality permit regardless of the size of the total disturbed area in conjunction with approval of a final subdivision plat, site development plan, or other permit issued by the City.
5. A stormwater quality permit is required for construction activity located within the River Corridor Overlay Zone (RCOZ).
6. A stormwater quality permit is required for locations where the cumulative effect of physical features, such as steep slopes (three feet horizontal to one foot vertical or steeper), will create erosion problems. Stormwater discharges from areas dedicated to producing earthen materials, such as soils, sand, and gravel, for use at a single construction site are subject to stormwater quality permits as well.
7. Stormwater quality permits for stormwater discharges from dedicated asphalt batch plants and dedicated concrete batch plants.
8. A stormwater quality permit does not authorize the discharge of mine water or process water from such areas.

Generally. The following provisions apply to activities that may impact water quality. More specific standards may be applied, as codified in this Article.

1. Stormwater discharges from construction activities shall not cause, have the reasonable potential to cause, measurably contribute to an exceedance of any water quality standard, including narrative standards for water quality, or threaten to cause pollution, contamination, or degradation of waters of the state.
2. All temporary and permanent erosion control facilities intended to control erosion of any earth disturbance operation shall be installed before any construction activities take place.
3. Any earth disturbance shall be conducted in such a manner so as to effectively reduce accelerated soil erosion and resulting sedimentation, and should not exceed the erosion expected to occur for the site in the site's totally undeveloped state.
4. All earth disturbances shall be designed, constructed, and completed in such a manner so that the exposed area of any disturbed land shall be limited to the shortest possible period of time.
5. Sediment caused by accelerated soil erosion shall be removed from runoff water before it leaves the site of the disturbed area.
6. Any temporary or permanent facility designed and constructed for the conveyance of water around, through, or from the earth disturbance area shall be designed to limit the water flow to a non-erosive velocity.
7. Construction site operators shall control waste such as, but not limited to, discarded building materials, concrete truck washout, chemicals, litter, and sanitary waste at the construction site that may cause adverse impacts to water quality.
8. Concrete washout water shall not be discharged to the municipal separate storm sewer system (MS4) or waters of the state. On-site permanent disposal of concrete washout waste is not authorized by the permit. Discharge to the ground of concrete washout waste that will subsequently be disposed of off-site is authorized by the permit. See Section 4-3-1-8 Prohibition of Non-Stormwater Discharges, for more information about concrete washout.
9. Off-site vehicle tracking of sediments shall be minimized. Vehicle tracking on City streets shall not be allowed to enter the MS4 or waters of the state.
10. Bulk storage structures for petroleum products and other chemicals shall have secondary containment or equivalent adequate protection so as to contain all spills and prevent any spilled material from entering the MS4 or waters of the state.
11. No chemicals are to be added to the discharge unless the Colorado Department of Public Health and Environment (CDPHE) grants permission for the use of a specific chemical and documentation of which is presented to the City.
12. Solids, sludges, or other pollutants removed in the course of treatment or control of wastewaters shall be properly disposed of in a manner such as to prevent any pollutant from such materials from entering the MS4 or waters of the state.
13. All wastes composed of building materials must be removed from the site for disposal in licensed disposal facilities. No building material wastes or unused building materials shall be buried, dumped, or discharged at the site.
14. All discharges must comply with the lawful requirements of  Federal, State, City, La Plata County, and other local agencies regarding any discharges of stormwater to the MS4 or waters of the State of Colorado under their jurisdiction, including applicable requirements.
15. Temporary soil erosion control facilities shall be removed and earth disturbance areas graded and stabilized with permanent soil erosion control measures pursuant to standards and specifications prescribed in accordance with the provisions of the latest revision of the stormwater management plan guidance document prepared by the CDPHE, and in accordance with the permanent erosion control features shown on the Stormwater Management Plan (SWMP) approved by the City.
16. The City reserves the right to require sampling and testing on a case-by-case basis in the event that there is reason to suspect that compliance with the SWMP is a problem, or to measure the effectiveness of the Best Management Practices (BMPs) in removing pollutants in the effluent. Such monitoring may include whole effluent toxicity testing.
17. Construction sites with more than five acres of land disturbance (or any site required to obtain a State permit from the Colorado Discharge Permit System) shall purchase a City approved weather station to record precipitation events at the site.
18. The permit does not relieve the permittee of reporting the federal requirements of 40 CFR 110, 40 CFR 117, or 40 CFR 302. Any discharge of hazardous materials must be handled in accordance with the City's noncompliance notifications requirements.
19. The permittee shall take all reasonable steps to minimize any adverse impacts to waters of the State resulting from noncompliance with any effluent limitations specified in the permit, including such accelerated or additional monitoring as necessary to determine the nature and impact of the noncomplying discharge.

1. The source is identified in the SWMP;
2. BMPs are included in the SWMP in accordance with the most recent SWMP guidance document prepared by the WQCD and to prevent pollution of groundwater in violation of Subsection A. of Section 4-3-1-4, Stormwater Quality Permit Requirement; and
3. These discharges do not leave the site as surface runoff to the MS4 or waters of the State.

1. These discharges do not leave the site as surface runoff to the MS4 or to waters of the State;
2. BMPs are included in the SWMP in accordance with the most recent SWMP guidance document prepared by the WQCD;
3. The source is identified in the SWMP; and
4. The source is groundwater and / or groundwater combined with stormwater that does not contain pollutants in concentrations exceeding the State groundwater standards in Regulations 5 CCR 1002-41 and 42.

1. All subdivisions and site plans shall show the boundaries of areas of the natural resources listed in Subsection B., if such areas exist on the parcel proposed for development. Such delineation shall be by a qualified professional.
2. Development that does not require a site plan, but is located on a parcel or lot which was not subdivided in accordance with the requirements of this Article shall provide site fingerprinting in accordance with Subsection C., below.

1. Riparian Buffers. Riparian buffers shall be mapped as an area that extends 25 feet landward of the ordinary high water mark or top of bank, as applicable, from rivers, streams, and creeks.
2. Floodplains, Floodways, and Floodway Fringes. Floodplains, floodways, and floodway fringes shall be mapped according to their boundaries as shown on the most recent maps available from the Federal Emergency Management Agency (FEMA).
3. Wetlands. Wetlands shall be delineated according to the most recent version of the U.S. Army Corps. of Engineers Wetland Delineation Manual.
4. Forests and Woodlands. Forests and woodlands are areas that are at least 10 contiguous acres in area in which trees have overlapping crowns that provide at least 50 percent cover. Forests and woodlands are delineated by the edges of the crowns.
5. Critical Wildlife Habitat, Winter Range for Elk and Mule Deer, and Big Game Migration Corridors. Critical wildlife habitat, winter range for elk and mule deer, and big game migration corridors shall be mapped in consultation with the Colorado Division of Wildlife. (See Division 4-4-5, Protection of Wildlife Corridors, Ranges, and Habitat.)
6. Steep Slopes. Steep slopes shall be mapped as those areas on a parcel proposed for development with an average grade of 30 percent or more.
7. Geologic Hazard Areas.
   1. Geologic hazard areas shall be mapped after geotechnical analysis for those sites which are shown on Map 3 of the 2007 Comprehensive Plan as "geologic constraints," or for sites that are known to the Administrator to contain geologic hazards.
   2. Each type of geologic hazard on a parcel proposed for development shall be mapped.

1. Development which meets the criteria set out in Subsection A.2., above, shall provide a site fingerprint of riparian buffers; floodplains, floodways, and floodway fringes; steep slopes; wetlands; forests and woodlands; and geologic hazard areas, and shall be required to comply with the requirements of Section 4-4-2-2, General Resource Protection Standards; Section 4-4-2-3, Constrained Site Resource Protection Standards; and Section 4-4-2-4, Alternative Minimum Resource Protection Standards, only with respect to those resources.
2. The Administrator may waive the fingerprinting requirement for one or more of the listed resources if the Administrator determines that there is no evidence of the presence of the resource or resources on the parcel or lot proposed for development.

1. Development in areas that could endanger public safety (e.g., geologic hazard areas) should be avoided.
2. The overall impacts to natural resources on the parcel proposed for development shall be minimized.
3. If there is only one potential point of access, then the protection ratios for the resources that are closest to that access may be reduced first.
4. If there are multiple potential points of access, then the access shall be provided at the point which minimizes impacts to priority resources.
5. Natural resources shall be protected in the following order of priority (from greatest priority to least priority):
   1. Unmitigated geologic hazard areas;
   2. Floodways;
   3. Wetlands;
   4. Critical wildlife habitat;
   5. Steep slopes in  riparian areas;
   6. Steep slopes 30% and greater;
   7. Floodplains; and
   8. Woodlands.