The purpose of this Chapter is to describe the process and set forth criteria for review of Master Planned Developments in Park City. The Master Planned Development provisions set forth Use, Density, Height, Parking, design theme, and general Site planning criteria for larger and/or more complex projects having a variety of constraints and challenges, such as environmental issues, multiple Zoning Districts, location within or adjacent to transitional areas between different land Uses, and infill redevelopment where the Master Planned Development process can provide design flexibility necessary for well-planned, mixed use developments that are Compatible with the surrounding neighborhood. The goal of this Chapter is to result in projects which:

1. complement the natural features of the Site;
   
2. ensure neighborhood Compatibility;
   
3. strengthen the resort character of Park City;
   
4. result in a net positive contribution of amenities to the community;
   
5. provide a variety of housing types and configurations; 
   
6. provide the highest value of Open Space for any given Site;
   
7. efficiently and cost effectively extend and provide infrastructure;
   
8. provide opportunities for the appropriate redevelopment and reuse of existing Structures/Sites and maintain Compatibility with the surrounding neighborhood;
   
9. protect Residential Uses and residential neighborhoods from the impacts of non-Residential Uses using best practice methods and diligent code enforcement;
   
10. encourage mixed-use, walkable, and sustainable development and redevelopment that provides innovative and energy efficient design, including innovative alternatives to reduce impacts of the automobile on the community; and
    
11. encourage opportunities for economic diversification and economic development within the community.

1. Required. The Master Planned Development process shall be required in all Zoning Districts except in the Historic Residential-Low Density (HRL), Historic Residential (HR-1), Historic Residential 2 (HR-2), Historic Recreation Commercial (HRC), and Historic Commercial Business (HCB) for the following:
   
   1. Any Residential project with ten (10) or more Lots.
      
   2. Any Residential project with ten (10) or more Residential Unit Equivalents (20,000 square feet). 
      
   3. Any Hotel or lodging project with ten (10) or more Residential Unit Equivalents (20,000 square feet).
      
   4. Any new Commercial, Retail, Office, Public, Quasi-public, mixed-use, or industrial project with 10,000 square feet or more of Gross Floor Area.
      
   5. All projects utilizing Transfer of Development Rights Development Credits. 
      
   6. All Affordable Housing Master Planned Developments consistent with Section 15-6-7.
      
2. Allowed but not required.
   
   1. The Master Planned Development process is allowed but is not required, in the General Commercial (GC) and Light Industrial (LI) Zoning Districts for:
      
      1. Residential Development projects with fewer than ten (10) Lots, or fewer than ten (10) Residential Unit Equivalents (not more than 20,000 square feet); or
         
      2. Hotel or lodging projects with fewer than ten (10) Residential Unit Equivalents (not more than 20,000 square feet); or
         
      3. New Commercial, Retail, Office, Public, Quasi-public, mixed-use, or industrial projects with less than 10,000 square feet of Gross Floor Area.
         
   2. The Master Planned Development process is allowed but is not required in the Historic Residential (HR-1) and Historic Residential 2 (HR-2) Zoning Districts only when the HR-1 or HR-2 zoned Properties are combined with adjacent HRC or HCB zoned Properties. Height exceptions will not be granted for Master Planned Developments within the HR-1, HR-2, HRC and HCB Zoning Districts. See Section 15-6-5(F) Building Height. 
      
   3. The Master Planned Development process is allowed but is not required in the Historic Residential-Medium (HRM) Density Zoning District for:
      1. Residential Development projects with fewer than ten (10) Lots, or fewer than ten (10) Residential Unit Equivalents (not more than 20,000 square feet), or
         
      2. Hotel or lodging projects with fewer than ten (10) Residential Unit Equivalents (not more than 20,000 square feet).

      Height exceptions will not be granted for Master Planned Developments within the HRM Zoning Districts. See Section 15-6-5(F), Building Height.

   4. The Master Planned Development process is allowed but is not required when the Property is located in the HR-1 Zoning District and is not a part of the original Park City Survey or Snyder’s Addition to the Park City Survey and the proposed Master Planned Development is for an Affordable Housing Master Planned Development consistent with Section 15-6-7.
      
3. Not Allowed. The Master Planned Development process is not allowed or permitted, except as provided in Sections A and B above or as specifically required by the City Council as part of an Annexation or Development Agreement. 

A Master Planned Development can only contain Uses, which are Allowed or Conditional in the Zoning District in which it is located.

1. PRE-APPLICATION CONFERENCE. An Applicant may request a pre-Application conference with Planning Department staff to become acquainted with the Master Planned Development procedures and requirements.
   
2. APPLICATION. An Applicant shall submit a Master Planned Development Application to the Planning Department. The Application shall include written consent by all Owners of the Property to be included in the Master Planned Development. The Planning Director shall assign the Application to a staff planner who will review the Application for completeness. The staff planner will inform the Applicant if additional information is required to constitute a complete Application.
   
3. PUBLIC OUTREACH. It is recommended that the Applicant conduct public outreach and that the Applicant host neighborhood meetings prior to submitting an Application for a Master Planned Development.
   
4. WORK SESSION. After the staff planner determines a Master Planned Development Application is complete, the Applicant may request a work session with the Planning Commission in order to provide an opportunity for the public and the Planning Commission to give preliminary input.
   
5. ADDITIONAL STUDIES. The Commission may require Applicants to submit and fund additional studies for Master Planned Development proposals that significantly increase the Density and intensity of Use of a Site. If the Commission requires an Applicant to submit a traffic study, the Transportation Department and City Engineer shall recommend a method of modeling and scope of the study area.
   
6. PLANNING COMMISSION REVIEW. The Planning Commission is the primary review body for Master Planned Developments.
   
7. PUBLIC HEARING. The Planning Commission is required to hold a public hearing prior to taking action on a Master Planned Development. Multiple public hearings may be necessary for larger, complex projects. Staff shall notice each public hearing in accordance with Sections 15-1-12 and 15-1-21.
   
8. PLANNING COMMISSION ACTION. The Planning Commission shall approve, approve with modifications, or deny a requested Master Planned Development. To approve a Master Planned Development, the Planning Commission shall make the findings outlined in Section 15-6-6. The Planning Commission action shall be in the form of written findings of fact, conclusions of law, and in the case of approval, conditions of approval. Appeals of Planning Commission action shall be conducted in accordance with Section 15-1-18.
   
9. DEVELOPMENT AGREEMENT. Once the Planning Commission approves a Master Planned Development, the approval shall be put in the form of a Development Agreement approved by the City Attorney and shall contain, at a minimum, the following:
   
   1. A legal description of the land;
      
   2. All relevant zoning and Land Management Code parameters, including all findings, conclusions, and conditions of approval, specifying any exceptions pursuant to Chapter 15-6 outlining more or less restrictive Height or Setbacks;
      
   3. An express reservation of the future legislative power and zoning authority of the City; 
      
   4. A copy of the approved Site plan, architectural plans, Landscaping plans, Grading plan, trails and Open Space plans, and other plans, which are a part of the Planning Commission approval;
      
   5. A description of all Developer exactions or agreed upon public dedications;
      
   6. The Developers agreement to pay all specified impact fees;
      
   7. The form of ownership and operation of the project;
   8. A specific project phasing plan;
      
   9. A list and map of all known Physical Mine Hazards on the Property, as determined through the exercise of reasonable due diligence by the Owner, as well as a description and GPS coordinates of those Physical Mine Hazards;
   10. A map and inventory of all Historic Structures on the Property and a Historic Structures Report prepared by a qualified Historic Preservation Professional.
       
       The Planning Commission shall hold a public hearing prior to ratifying a Development Agreement. A Development Agreement ratified by the Commission shall be signed by the Mayor and the Applicant and recorded with the Summit County Recorder. The Development Agreement shall contain language to allow for minor, administrative modifications without revision of the agreement. The Applicant shall submit a draft Development Agreement to the Planning Department within six (6) months of the date the Planning Commission approved the Master Planned Development, or the Planning Commission approval shall expire.
10. LENGTH OF APPROVAL. Construction, as defined by the International Building Code, is required to commence within two (2) years of the date of the execution of the Development Agreement. After construction commences, the Master Planned Development shall remain valid as long as it is consistent with the approved project phasing plan set forth in the Development Agreement. The project phasing plan may require Planning Commission review and reevaluation of the project at specified points in the Development of the Master Planned Development.
    
    The Planning Commission may grant an extension of a Master Planned Development for up to two (2) additional years when the Applicant demonstrates no change in circumstance that would result in unmitigated impacts or that would result in a finding of non-compliance with the Master Planned Development requirements in the Land Management Code in effect at the time of the extension request. Change in circumstance includes physical changes to the Property or surrounding Properties. Applicants must submit written extension requests to the Planning Department prior to the expiration of the Master Planned Development. Staff shall notice extension request and public hearings according to Sections 15-1-12 and 15-1-21.
    
11. MPD MODIFICATIONS. The Planning Commission shall determine whether a proposed modification to an approved Master Planned Development is minor or substantive.
    1. Minor Modification. A minor modification to an approved Master Planned Development is a modification that complies with the Land Management Code and Master Planned Development approval and does not trigger additional Off-Street Parking requirements, does not reduce Open Space, and does not increase traffic by 5% or more as demonstrated by a traffic generation study. The Planning Director shall review and take Final Action on a minor modification to a Master Planned Development and shall issue an Administrative Permit for an approval. The Administrative Permit approval of minor modifications may be appealed to the Planning Commission.
    2. Substantive Modifications. Substantive modifications to an approved Master Planned Development create additional impacts and require review of the entire Master Planned Development and Development Agreement by the Planning Commission, unless otherwise specified in the Development Agreement. Substantive modifications include but are not limited to a change to a Finding of Fact or Condition of Approval, a change in Use or an increase in Floor Area that triggers additional Off-Street Parking requirements, a change in Use or an increase in Floor Area that generates more than a 5% increase in traffic demonstrated by a traffic generation study, or a reduction in Open Space.
       
12. SITE SPECIFIC APPROVALS. Any portion of an approved Master Planned Development may require additional review by the Planning Commission as a Conditional Use permit, if so required by the Planning Commission at the time of the Master Planned Development approval.
    
    Site specific approvals must comply with the review criteria of the Master Planned Development approval and the Conditional Use permit criteria. The Planning Department will review Site specific plans, including Site layout, architecture, and Landscaping plans for compliance with the Master Planned Development and Land Management Code prior to issuance of a Building Permit.
    
13. PRIOR APPROVALS. Prior to final approval of a Master Planned Development that is subject to an Annexation Agreement, the Commission shall make findings that the project is consistent with the Annexation Agreement.

All Master Planned Developments shall contain the following minimum requirements. Many of the requirements and standards will have to be increased in order for the Planning Commission to make the necessary findings to approve the Master Planned Development.

1. DENSITY. The Planning Commission shall approve the type of Development, number of units, and Density permitted on a given Master Planned Development Site based on a Site Suitability Analysis. The Master Planned Development shall not exceed the maximum Density in the Zoning District, except as otherwise provided in this Section. The Site shall be looked at in its entirety, including all adjacent Property under the same ownership, and the Density shall be located in the locations that support the goals set forth in Section 15-6-1. 
   1. Additional Density may be granted within a Transfer of Development Rights Receiving Overlay Zone (TDR-R) within an approved Master Planned Development.
   2. When Properties are in more than one (1) Zoning District, there may be a shift of Density between Zoning Districts if that shift results in a project that better meets the goals set forth in Section 15-6-1.
      1. Exception. Residential Density shifts between the HCB and HR-2 Zoning Districts are not permitted. A portion of the gross Floor Area generated by the Floor Area Ratio of the HCB Zoning District and applied only to Lot Area in the HCB Zoning District, may be located in the HR-2 Zoning District as allowed by Section 15-2.3-8.
   3. Density for Master Planned Developments is based on the Unit Equivalent formula, defined in Section 15-6-8.
      1. Exceptions. The Planning Department may recommend that the Planning Commission grant up to a maximum of ten percent (10%) increase in total Density if the Applicant:
         1. Donates Open Space in excess of the sixty percent (60%) requirement, either in fee or a less-than-fee interest to either the City or another unit of government or nonprofit land conservation organization approved by the City. Such Density bonus shall only be granted upon a finding by the Planning Director that such donation will ensure the long-term protection of a significant environmentally or visually sensitive Area; or
         2. Proposes a Master Planned Development in which more than thirty percent (30%) of the Unit Equivalents are employee/ Affordable Housing consistent with the City’s adopted employee/ Affordable Housing guidelines and requirements; or
         3. Proposes a Master Planned Development in which more than eighty percent (80%) of the project is Open Space as defined in this Code and prioritized by the Planning Commission.
            
2. MAXIMUM ALLOWED BUILDING FOOTPRINT FOR MASTER PLANNED DEVELOPMENTS WITHIN THE HR-1 AND HR-2 ZONING DISTRICTS.
   1. The Land Management Code sets forth a maximum Building Footprint for all Structures in the HR-1 and HR-2 Zoning Districts based on Lot Area. For purposes of establishing the maximum Building Footprint for Master Planned Developments that include Development in the HR-1 and HR-2 Zoning Districts, the maximum Building Footprint for the HR-1 and HR-2 portions shall be calculated based on the conditions of the Subdivision Plat or the Lots of record prior to a plat amendment combining the Lots as stated in Section 15-2.3-4.
      
      1. The Area of below Grade Parking in the HR-1 and HR-2 Zoning Districts shall not count against the maximum Building Footprint of the HR-1 or HR-2 Lots.
         
      2. The Area of below Grade Commercial Use extending from a Main Street business into the HR-2 Subzone A shall not count against the maximum Building Footprint of the HR-2 Lots. 
         
      3. The Floor Area Ratio (FAR) of the HCB Zoning District applies only to the HCB Lot Area and may be reduced as part of a Master Planned Development. The FAR may not be applied to the HR-1 or HR-2 Lot Area.
         
      4. The Floor Area for a detached, single car Garage, not to exceed two-hundred and twenty square feet (220 square feet) of Floor Area, shall not count against the maximum Building Footprint of the HR-2 Lot.
         
3. SETBACKS.
   1. The minimum Setback around the exterior boundary of a Master Planned Development shall be twenty-five feet (25') for Parcels greater than two (2) acres. The Planning Commission may decrease the required perimeter Setback from twenty-five feet (25') for Master Planned Development Applications greater than two (2) acres to the zone-required Setback if it is necessary to provide desired architectural interest and variation.
      
   2. For parcels greater than two (2) acres and located inside the HRM, HR-1, HR-2, HRC, and HCB Zoning Districts, the minimum Setback around the exterior boundary of a Master Planned Development shall be determined by the Planning Commission in order to remain consistent with the contextual streetscape of adjacent Structures.
      
   3. For parcels two (2) acres or less, the minimum exterior boundary Setbacks shall be the zone-required Setbacks.
      
   4. In all Master Planned Developments, for either the perimeter Setbacks or the Setbacks within the project, the Planning Commission may increase Setbacks to retain existing Significant Vegetation or natural features, to create an adequate buffer to adjacent Uses, or to meet Historic Compatibility requirements.
      
   5. The Planning Commission may reduce Setbacks within the project boundary, but not perimeter Setbacks, from those otherwise required in the Zoning District to match an abutting zone-required Setback, provided the project meets minimum International Building Code and Fire Code requirements, does not increase project Density, maintains the general character of the surrounding neighborhood in terms of mass, scale, and spacing between Structures, and meets Open Space criteria set forth in Section 15-6-5(D).
      
   6. Final Setback approvals shall be specified as a Finding of Fact in the Master Planned Development Approval, in the Development Agreement, and on each plat within the Master Planned Development.
      
4. OPEN SPACE. 
   1. MINIMUM REQUIRED. All Master Planned Developments shall contain a minimum of sixty percent (60%) Open Space as defined in Chapter 15-15, with the exception of the General Commercial (GC), Historic Residential Commercial (HRC), Historic Commercial Business (HCB), and the Historic Residential (HR-1 and HR-2) Zoning Districts.
   2. The minimum Open Space requirement for redevelopment of existing Developments shall be thirty percent (30%). 
      1. For Applications proposing the redevelopment of existing Developments, the Planning Commission may reduce the required Open Space to thirty percent (30%) in exchange for project enhancements in excess of those otherwise required by the Land Management Code that may directly advance policies reflected in the applicable General Plan sections or more specific Area plans. Such project enhancements may include, but are not limited to, Affordable Housing, greater Landscaping buffers along public ways and public/private pedestrian Areas that provide a public benefit, increased landscape material sizes, public transit improvement, public pedestrian plazas, pedestrian way/trail linkages, Public Art, and rehabilitation of Historic Structures.
         
   3. TYPE OF OPEN SPACE. The Planning Commission shall designate the preferable type and mix of Open Space for each Master Planned Development. The Commission's determination shall be based on the guidance given in the General Plan. Landscaped Open Space may be utilized for project amenities such as gardens, greenways, pathways, plazas, and other similar Uses. Open Space may not be utilized for Streets, roads, driveways, Parking Areas, Commercial Uses, or Buildings requiring a Building Permit.
5. OFF-STREET PARKING.
   1. The number of Off-Street Parking Spaces in each Master Planned Development shall not be less than the requirements of the Land Management Code, except that the Planning Commission may increase or decrease the required number of Off-Street Parking Spaces based upon a Parking analysis submitted by the Applicant at the time of Master Planned Development submittal. The Parking analysis shall contain, at a minimum, the following information:
      
      1. The proposed number of vehicles required by the occupants of the project based upon the proposed Use and occupancy.
         
      2. A Parking comparison of projects of similar size with similar occupancy type to verify the demand for occupancy Parking.
         
      3. Parking needs for non-dwelling Uses, including traffic attracted to Commercial Uses from Off-Site.
         
      4. An analysis of time periods of Use for each of the Uses in the project and opportunities for shared parking by different Uses. This shall be considered only when there is Guarantee by Use covenant and deed restriction.
         
      5. A plan to discourage the Use of motorized vehicles and encourage other forms of transportation.
         
      6. Provisions for overflow Parking during peak periods.
         
      7. An evaluation of potential adverse impacts of the proposed Parking reduction and Density increase, if any, upon the surrounding neighborhood and conditions of approval to mitigate such impacts.
         
      The Planning Department shall review the Parking analysis and provide a recommendation to the Commission. The Commission shall make a finding during review of the Master Planned Development as to whether or not the Parking analysis supports a determination to increase or decrease the required number of Parking Spaces. 
      
   2. The Planning Commission may permit an Applicant to pay an in-lieu Parking fee in consideration for required on-Site Parking provided that the Planning Commission determines that:
      
      1. Payment in-lieu of the on-Site Parking requirement will prevent a loss of significant Open Space, Yard Area, and/or public amenities and gathering Areas;
         
      2. Payment in-lieu of the on-Site Parking requirement will result in Preservation and Rehabilitation of significant Historic Structures or redevelopment of Structures and Sites;
         
      3. Payment in-lieu of the on-Site Parking requirement will not result in an increase project Density or intensity of Use; and
         
      4. The project is located on a public transit route or is within three (3) blocks of a municipal bus stop.
         
         The payment in-lieu fee for the required Parking shall be subject to the provisions in the Municipal Code of Park City Section 11-12-16 and the fee set forth in the current Fee Resolution, as amended.
6. BUILDING HEIGHT. The Building Height requirements of the Zoning District in which a Master Planned Development is located shall apply, except that the Planning Commission may consider an increase in Building Height based upon a Site specific analysis. Height exceptions will not be granted for Master Planned Developments within the HR-1, HR-2, HRC, and HCB Zoning Districts. The Applicant must request a Site-specific determination and shall bear the burden of proof to the Planning Commission that the necessary findings for an increase in Building Height can be made, according to Subsections (1) through (5) below. In order to grant Building Height in addition to that which is allowed in the underlying Zoning District, the Planning Commission must find that:
   1. The increase in Building Height does not result in increased square footage or Building volume over what would be allowed under the zone-required Building Height and Density, including requirements for Facade variation and design, but rather provides desired architectural variation, unless the increased square footage or Building volume is from the Transfer of Development Credits;
      
   2. Buildings have been positioned to minimize visual impacts on adjacent Structures. Potential problems on neighboring Properties caused by shadows, loss of solar Access, and loss of air circulation have been mitigated as determined by the Site specific analysis; 
      
   3. There is adequate Landscaping and buffering from adjacent Properties and Uses;
   4. Increased Setbacks and separations from adjacent projects are proposed; 
      
   5. The additional Building Height results in more than the minimum Open Space required and results in Open Space that is publicly accessible;
      
   6. The additional Building Height is designed in a manner that provides a transition in roof elements in compliance with Chapter 15-5, Architectural Review, or the Design Guidelines for Park City’s Historic Districts and Historic Sites if the Building is located within the Historic District.
      If and when the Planning Commission grants additional Building Height based on a Site specific analysis, the approved additional Building Height shall only apply to the specific plans reviewed and approved by the Planning Commission. Additional Building Height shall be specified as a Finding of Fact in the Master Planned Development Approval, in the Development Agreement, and on each plat within the Master Planned Development that includes a Building with an additional Height allowance.
7. SITE PLANNING. A Master Planned Development shall be designed to take into consideration the characteristics of the Site upon which it is proposed to be placed. The project should be designed to fit the Site, not the Site modified to fit the project. The Applicant shall address the following in the Site planning for a Master Planned Development:
   1. Units shall be clustered on the most developable and least visually sensitive portions of the Site. Open Space shall separate the clusters. The Open Space should be designed so that existing Significant Vegetation is maintained on the Site.
      
   2. Projects shall be designed to minimize Grading and the need for large retaining Structures.
      
   3. Roads, utility lines, and Structures should be designed to work with the Existing Grade. Cuts and fills shall be minimized. 
      
   4. Existing trails shall be incorporated into the Open Space elements of the project and shall be maintained in their existing location whenever possible. Applicants may be required to grant the City a trail easement to connect proposed trails with existing trails. Construction of new trails shall be consistent with the Park City Trails Master Plan.
      
   5. Adequate internal vehicular, pedestrian, and bicycle circulation shall be provided. Pedestrian and bicycle circulations shall be separated from vehicular circulation and shall provide safe travel within the boundaries of the Master Planned Development and safe travel to adjoining public sidewalks, trails, and Rights-of-Way. Private internal Streets may be considered for Condominium projects if they meet the minimum emergency and safety requirements.
      
   6. The Site plan shall include adequate Areas for snow removal and snow storage. The Landscaping plan shall allow for snow storage Areas. Structures shall be set back from any hard surfaces so as to provide adequate Areas to remove and store snow. Snow shall be stored on-Site, unless otherwise approved by the Planning Commission. 
      
   7. The Site plan shall include adequate Areas for trash and recycling containers and shall include an adequate circulation area for pick-up vehicles. Convenient pedestrian Access shall be provided within the Master Planned Development to the trash and recycling containers.
      
      No Site plan with a Commercial Development or Multi-Unit Dwelling shall be approved unless there is a mandatory recycling program, which may include Recycling Facilities for the Site. Single Family Dwellings shall include a mandatory recycling program with curb side recycling, and may also include Recycling Facilities. The Recycling Facilities shall be identified on the Site plan to accommodate for materials generated by the tenants, residents, users, operators, or owners of such Master Planned Development. Such Recycling Facilities shall include, but are not limited to, glass, paper, plastic, cans, cardboard or other household or commercially generated recyclable and scrap materials. Centralized trash and recycling containers shall be located in a completely enclosed Structure with a pedestrian door and a truck door or gate. The enclosed Structure shall be designed with materials that are compatible with the principal Structures in the Master Planned Development and shall be constructed of masonry, steel, or other substantial materials. The Structure shall be large enough to accommodate a trash container and at least two recycling containers to provide for the option of dual-stream recycling.
   8. The Site plan for a Master Planned Development shall include transportation amenities including drop-off Areas for van and shuttle service, and a bus stop, if applicable.
      
   9. Service and delivery Access and loading/unloading Areas must be included in the Site plan. The service and delivery should be kept separate from pedestrian Areas.
      
8. LANDSCAPE AND LIGHTING. A preliminary Landscaping plan must be submitted with the Master Planned Development Application. The Landscaping plan shall comply with all criteria and requirements of Section 15-5-5(N) LANDSCAPING. All noxious weeds, as identified by Summit County, shall be removed from the Property in accordance with the Summit County Weed Ordinance prior to issuance of Certificates of Occupancy. Lighting must meet the requirements of Section 15-5-5(J).
9. SENSITIVE LANDS COMPLIANCE. Applicants for a Master Planned Development that contains any Area within the Sensitive Land Overlay Zone shall conduct a Sensitive Lands Analysis and shall conform to the Sensitive Lands Chapter 15-2.21.
10. EMPLOYEE/AFFORDABLE HOUSING. Master Planned Developments Applicants shall submit a housing mitigation plan that addresses employee Affordable Housing required by the adopted housing resolution in effect at the time of a complete Application.
11. MINE HAZARDS. All Master Planned Development Applications shall include a map and list of all known Physical Mine Hazards on the Property and a Physical Mine Hazard mitigation plan.
12. HISTORIC MINE WASTE MITIGATION. An Applicant for a Master Planned Development with Property that is located within the Park City Soils Ordinance Boundary shall submit a soil remediation mitigation plan and shall indicate areas of hazardous soils and proposed methods of remediation and/or removal subject to the requirements and regulations of the Municipal Code of Park City Chapter 11-15. 
13. GENERAL PLAN REVIEW. The Planning Commission shall review Master Planned Developments for consistency with the goals and objectives of the General Plan; however such review for consistency shall not alone be binding.
14. HISTORIC SITES. All Master Planned Development Applicants shall submit a map and inventory of Historic Structures and Sites on the Property and a Historic Structures Report prepared by a Qualified Historic Preservation Professional.
15. LAND MANAGEMENT CODE REVIEW. All Master Planned Development Applications shall be reviewed in accordance with the Land Management Code, including:
    1. the underlying Zoning District requirements in Chapter 15-2;
    2. relevant Overlay Zoning requirements in Chapter 15-2;
    3. Chapter 15-3, Off-Street Parking;
    4. Chapter 15-4, Supplementary Regulations;
    5. Chapter 15-5, Architectural Review;
    6. Chapters 15-7.1, 15-7.2, 15-7.3, and 15-7.4, Subdivision Provisions;
    7. Chapters 15-11 and 15-13 for Master Planned Developments located in a Historic Zoning District;
    8. any other relevant provisions of the Land Management Code.
16. DESIGN GUIDELINES. The Planning Commission may require Design Guidelines for Master Planned Developments, including regulation of building design elements for Single-Family Dwellings and/or Duplex Dwellings, that specify:
    1. Exterior cladding material;
    2. Style, dimensions, and materials of a roof structure, roof pitch, and porch;
    3. Exterior nonstructural architectural ornamentation;
    4. Location, design, placement, and architectural styling of windows and doors; and
    5. Location, design, placement, and architectural styling of a garage door.
17. RADON MITIGATION: New residential spaces constructed in Master Planned Developments shall include the installation of a basic radon remediation system that allows for the installation of a radon remediation air handler if or when radon mitigation is required for the space in accordance with residential building codes.

The Planning Commission must make the following findings in order to approve a Master Planned Development. In some cases, conditions of approval will be attached to the approval to ensure compliance with these findings. The Master Planned Development, as conditioned:

1. complies with all requirements of the Land Management Code;
   
2. meets the minimum requirements of Section 15-6-5;
   
3. provides the highest value of Open Space, as determined by the Planning Commission;
   
4. strengthens and enhances the resort character of Park City;
   
5. compliments the natural features on the Site and preserves significant features or vegetation to the extent possible;
   
6. is Compatible in Use, scale, and mass with adjacent Properties, and promotes neighborhood Compatibility, and Historic Compatibility, where appropriate, and protects residential neighborhoods and Uses;
   
7. provides amenities to the community so that there is no net loss of community amenities;
   
8. is consistent with the employee Affordable Housing requirements as adopted by the City Council at the time staff determined the Application to be complete;
   
9. meets the Sensitive Lands requirements of the Land Management Code and is designed to place Development on the most developable land and least visually obtrusive portions of the Site;
   
10. promotes the Use of non-vehicular forms of transportation through design and by providing trail connections;
    
11. was noticed and the Planning Commission held a public hearing in accordance with this Chapter;
    
12. incorporates best planning practices for sustainable development, including water conservation measures and energy efficient design and construction, per the Residential and Commercial Energy and Green Building program and codes adopted by the Park City Building Department in effect at the time of the Application;
    
13. addresses and mitigates Physical Mine Hazards according to accepted City regulations and policies;
    
14. addresses and mitigates Historic Mine Waste and complies with the requirements of the Park City Soils Boundary Ordinance; 
    
15. addresses Historic Structures and Sites on the Property, according to accepted City regulations and policies, and any applicable Historic Preservation Plan;
16. addresses and mitigates traffic.
17. addresses the long-term operation of the project.

Density of Development is a factor of both the Use and size of Structures built within a project. In order to allow for, and to encourage, a variety of unit configurations, Density shall be calculated on the basis of Unit Equivalents. Unless otherwise stipulated, one (1) Unit Equivalent equates to one (1) single family Lot, 2,000 square feet of Multi-Family Dwelling floor area, or 1,000 square feet of commercial or office floor area. A duplex Lot equates to two (2) Unit Equivalents, unless otherwise stipulated by the Master Planned Development (MPD). The MPD may stipulate maximum Building Footprint and/or maximum floor area for single family and duplex Lots. Residential Unit Equivalents for Multi-Family Dwellings shall be calculated on the basis of one (1) Unit Equivalent per 2,000 square feet and portions of Unit Equivalents for additional square feet above or below 2,000. For example: 2,460 square feet of a multi-family unit shall count as 1.23 Unit Equivalents. 

Affordable Housing units required as part of the MPD approval, and constructed on Site do not count towards the residential Unit Equivalents of the Master Plan. Required ADA units do not count towards the residential Unit Equivalents. 

1. CALCULATING RESIDENTIAL UNIT SQUARE FOOTAGE. Unit square footage shall be measured from the interior of the exterior unit walls. All bathrooms, halls, closets, storage and utility rooms within a unit will be included in the calculation for square footage. Common outdoor facilities, such as pools, spas, recreation facilities, ice-skating rinks, decks, porches, etc. do not require the Use of Unit Equivalents.
   
2. LOCKOUTS. For purposes of calculating Unit Equivalents, Lockouts shall be included in the overall square footage of a unit.
3. SUPPORT COMMERCIAL WITHIN HOTELS. The Floor Area of Support Commercial Uses may not exceed five percent (5%) of the total Floor Area of the approved residential Unit Equivalents. Signage for Support Commercial Uses is limited to interior spaces. Marketing for Support Commercial Uses is limited to primary Uses on Site. Support Commercial shall be included in Affordable Housing obligations and calculations subject to Housing Resolution No. 05-2021, as amended.
4. MEETING SPACE. Within a Hotel, Floor Area of meeting space may not exceed five percent (5%) of the total Floor Area of the approved residential unit equivalents. Any unused meeting space floor area may be utilized for support commercial uses within a Hotel. 
5. COMMERCIAL UNIT EQUIVALENTS. Commercial spaces, approved as a part of a Master Planned Development, shall be calculated on the basis of one (1) Unit Equivalent per 1000 square feet of Net Leasable Floor Area, exclusive of common corridors, for each part of a 1,000 square foot interval. For example: 2,460 square feet of commercial Area shall count as 2.46 Unit Equivalents.
6. RESIDENTIAL ACCESSORY USES. Residential Accessory Uses do not require the use of Unit Equivalents:
   Mechanical rooms and shafts limited to electrical, heating, ventilation, plumbing, and air conditioning equipment and ductwork necessary for the operation of the Building
   Laundry facilities 
   Employee facilities related to the operation of the property
   Hallways and circulation
   Elevators and stairways
   Child Care Facilities
   Enclosed Bicycle Storage that exceeds the requirements of Section 15-3-9
   
7. RESORT ACCESSORY USES. The following Uses are considered accessory for the operation of a resort for winter and summer operations. These Uses are incidental to and customarily found in connection with the principal Use or Building and are operated for the convenience of the Owners, occupants, employees, customers, or visitors to the principal resort Use. Accessory Uses associated with an approved summer or winter resort do not require the Use of a Unit Equivalent but shall be included in the Affordable Housing obligations and calculations subject to Housing Resolution No. 05-2021, as amended, and shall be calculated as part of the parking demand requirements and traffic impact study. These Uses and square footages require Planning Commission review and approval. Resort Accessory Uses may include:
   First Aid Mountain patrol
   Maintenance facilities
   Emergency medical facilities
   Public restrooms
   Employee restrooms, employee locker rooms, and employee break rooms
   Child Care Facilities
   Equipment/ski check
   Circulation and hallways for these Resort Accessory Uses