The purpose of the Master Planned Community (MPC) zone is to encourage imaginative and efficient utilization of land, develop a sense of community, and ensure compatibility with the surrounding neighborhoods and environment. This is accomplished by providing greater flexibility in the location of buildings on the land, creating and consolidating open spaces, and clustering dwelling units. The regulations contained in this Chapter are intended to create vibrant, sustainable, and walkable neighborhoods with integrated streets, attractive landscaping and a mixture of housing options. An MPC is a residential development with a well-defined development theme which includes usable open spaces, diversity in lot design and housing types, a variety of amenities, and a well-planned circulation system. The combination of all these elements is necessary for the development of an MPC zone. An MPC is a zone which may be located in a variety of areas throughout Smithfield City, if it can be demonstrated that such a project will demonstrate and fulfill the goals of this Ordinance in that area.

The permitted, conditional and not permitted uses in an MPC zone are outlined in the SMC 17.120, “Use Matrix Table.”

The terminology contained in this Chapter shall have those definitions found in SMC 17.04.070, “Definitions.” Acreage, Gross: The total amount of developable land in an MPC development. Land with slopes in excess of 30% shall be considered undevelopable and shall not be counted into the gross acreage when calculating the base density. Land with slopes below 30% and above 10% should have decreased density. Acreage, Net: The total amount of developable land, exclusive of any public or private right-of-way and parking.

Cluster Housing: Cluster housing is a development of at least four (4) or more homes, designed using various forms of architecture, in which the houses are arranged in relatively close groups around a central common space sharing site amenities such as parking and landscaping in a coherent site design, located either on a single lot or individually platted lots.

Common Area: All land, buildings and/or structures intended or reserved for the private use of the residents and owners of the development. Density, Base: The maximum number of residential units per acre of developable land outlined in this Ordinance, prior to the awarding of any density bonuses. Density, Bonus: The allowable units in excess of the base density, which shall be awarded when the project complies with the bonus density design requirements of this chapter.

Developable Land: Land under thirty percent (30%) slope which can effectively be used in conjunction with landscaping, recreational facilities, buildings, or parking. Land with slopes below 30% and above 10% should have decreased density. Driveway: A private, paved area used for ingress or egress of vehicles, and allowing access from a street to a building, structure, or facility. Dwelling: As defined in SMC 17.04.070

Five-plex: A multi-family home, arranged or designed to be occupied by five (5) families. The structure having only five (5) dwelling units under individual ownership on one (1) lot.

Four-plex: A multi-family home, arranged or designed to be occupied by four (4) families. The structure having only four (4) dwelling units under individual ownership on one (1) lot.

Open Space: An area of land within a development, located on a parcel independent of residential structures which is designed and intended for the use or enjoyment of the development’s residents, their guests and, possibly, the general public. Open space shall include improvements as necessary and appropriate for use as usable outdoor space or privately held common space, so long as the open space maintains its intended use. Open spaces should be interconnected within a development, using biking/walking trails and landscape. Stormwater facilities may qualify as usable outdoor space if the physical characteristics are functional as usable areas for the intended purpose of usable outdoor space. Private Open Space: Areas reserved for use by the development’s resident and guests. These areas must be clearly labeled as open space on the plat and all other associated legal instruments. Open spaces should be interconnected within a development, using biking/walking trails and landscape. A mechanism must be established to fund and maintain all private open space. Parking Lot Aisle: The traveled way by which automobiles enter and depart parking spaces. Aisle width standards are set forth in SMC 17.24.020 of this title. Parking aisles shall not be considered streets for purposes of this Chapter. Parking Lot: A paved open area, other than a street used for the parking of more than four (4) automobiles whether for free, or for compensation. Parking lots shall not be located within the required front, street or side setback.

Tri-plex: A multi-family home, arranged or designed to be occupied by three (3) families. The structure having only three (3) dwelling units under individual ownership on one (1) lot.

Twin Home: Two (2) single family homes that share an adjoining or communal wall, with separate and individual yard space.

While not all areas in Smithfield will be suitable for the MPC designation, it is intended that the MPC be used throughout Smithfield City. Those who wish to petition the City for a rezone of their property to an MPC shall follow the procedure set forth in SMC 17.08.040, “Rezones.” A preliminary site and landscape plan detailing the developer’s intent for the entire parcel under consideration for rezone and the subsequent phasing plan shall be submitted and reviewed as part of the rezone request. In evaluating a request for an MPC rezone, the Planning Commission and City Council shall consider the criteria outlined in SMC 17.81.050, “Development Standards.” If the rezone is approved with conditions, the preliminary plan must return to the city council, showing the proposed changes. Additionally, as part of the rezone request, a developer shall demonstrate to the Planning Commission and City Council how the proposal addresses and fulfills the specific goals and values related to architecture, site design and walkability, which are found in the Smithfield City General Plan and in the purpose statement of this Chapter.

The approved MPC rezone directly corresponds to the approved preliminary plan(s). If said plan(s) are altered, modified or unused another rezone must be completed using the standard rezone process. Changes to the approved plans which will prompt a city rezone include the following: plans that change the number or size of any new lot(s), the calculations of density bonuses, the location of approved amenities and any conditions set by the Planning Commission or City Council.

The following are the minimum development standards and regulations for an MPC zone. Developers are encouraged to go above and beyond these requirements, but these are the minimums required to obtain approval of an MPC.

1. Project Size: An MPC shall not be less than fifteen (15) acres in size.
2. Primary Use: An MPC shall be residential.
3. Housing Types: Developers are encouraged to provide a mix of housing types in an MPC. Such types may include, but are not limited to single-family (detached, twin homes, cluster) and multi-family (tri-plex, four-plex, five-plex).
   1. Developers are required to have at least three (3) types of housing, two (2) of which must be single-family. Single-family detached housing must make up at least forty percent (40%) of the total housing units in the project but shall not make up more than sixty percent (60%) of the total housing units in an MPC.
   2. Developers may reduce the percentage of required single-family detached housing, in exchange for an increase in open space, as outlined in SMC 17.81.060. In no case shall the percentage of single-family detached housing be less than thirty-five percent (35%) of the total required housing units.
4. Base Density: The base density shall be six (6) units per acre, exclusive of any property in the development which is needed for rights-of-way. Density bonuses shall be calculated by first determining the allowable number of units. The allowable number of units shall be calculated as follows: Net Acreage * 6 = Base # of dwelling units
5. Single Primary Structure Required: Each lot may contain no more than one (1) primary structure. All the dwelling units on the lot shall be contained within that primary structure. No single structure may contain in excess of five (5) dwelling units.
6. Lot Widths/Setbacks: The primary dwelling structure shall be set back from either the property line or right-of-way lines as shown below. (All measurements are in feet):
   
   

   	HOUSING TYPE	FRONT SETBACK - MAIN ENTRANCE	SETBACK - GARAGE	SIDE SETBACK	REAR SETBACK	SIDE SETBACK STREET
   PRIMARY STRUCTURE	Single-Family Detached	20'	25'	8'	15'	12'
   	Twin Homes	20'	25'	8'	15'	12'
   	Multi-Family	20'	25'	10'	15'	20'

   ACCESSORY BUILDING

   Single Accessory Structures are only allowed in Single family detached. In Multi-family buildings, community accessory structures may be allowed so long as they are not developed as individual storage sheds.

   
   
7. Encroachment into the Setback:
   
   1. The ordinary projection of bay windows, chimneys, awnings, ornamental features, eaves and general building design projections, may encroach into any of setbacks, provided none of the encroachments exceeds twenty-four inches (24”) in depth.
   2. Unsheltered decks shall be allowed to project into the rear setback a maximum of ten feet (10’). In no case shall the unsheltered deck be built to a height greater than the uppermost floor level.
8. Dwelling Unit Minimum Size: Each dwelling unit in an MPC shall contain a minimum of eight-hundred fifty (850) square feet of living space, and the ground-floor footprint of any building which contains dwelling units shall not be less than five-hundred (500) square feet per dwelling unit.
9. Building Orientation:
   1. No residential dwelling structure in an MPC may face the rear of another dwelling structure on an adjoining/adjacent parcel/lot.
   2. Buildings with their front facing each other shall have a minimum of twenty-five feet (25’) between building fronts.
10. Height Regulations: No primary structure shall be erected to a height greater than thirty-five feet (35’), the height being measured from the threshold (finish floor elevation) of the lowest main entrance to the highest point of the main building.
11. Signage: Signage for the MPC should be coordinated and cohesive throughout the entire project. Signs shall comply with the requirements of SMC 17.36, “Signs.”
12. Lighting: All lighting shall conform to SMC 9.24, “Outdoor Lighting.”
13. Trash: All community trash containers shall be screened from public view and adjacent properties with a six-foot (6’) sight-proof fence or wall. The placement of trash containers and access thereto shall be reviewed and approved by the entity designated by Smithfield City to provide waste management services to the MPC. Unless otherwise required by the waste management provider, openings shall be oriented away from public view or screened with opaque gates and shall provide ease of access for trash collection. No trash containers or enclosures may be located within a required front or street-side yard setback, and no single family attached, or multi-family trash containers or enclosures may be located within setback.
14. Parking:
    1. Each dwelling unit shall be required to have the following off-street parking spaces:
       
       

       	Minimum Resident Parking Spaces Per Dwelling Unit	Guest Parking Spaces Per Dwelling Unit
       Single-Family	2	---
       Multi-Family	2	0.50

       
       
    2. If calculating the required number of parking spaces results in a fraction, the next highest whole number of required parking spaces shall be required. (E.G., 3.25 = 4 required parking spaces.)
    3. In order to facilitate better design of an MPC, required off-street parking spaces may be grouped together; however, in no case shall more than twenty-five percent (25%) of the required parking spaces be grouped together. A professional parking study may be used to show acceptable alternate parking configurations.

1. Each MPC project shall consist of a minimum of five percent (5%) open space. The required amount of open space shall be calculated based on the net acreage of the property and shall be devoted to landscaping, preservation of natural features and resources, and passive and active recreational features.
2. In exchange for an increase in the amount of open space provided, developers may reduce the required percentage of single-family detached housing. The reduction shall be equal to the increase in open space (i.e. an additional 5% open space would decrease the required single-family detached housing to 35%.) In no case shall the single-family detached housing drop below 35% of the total required housing units.
3. The open space shall be defined as private or common open space for the enjoyment and use of the development’s residents or the general public.

1. The design of all streets in an MPC project will be public and shall conform to the Smithfield City Construction Design Guidelines & Specifications. This design conformity shall include the surface and above-surface improvements and infrastructure, as well as underground improvements.
2. Public Rights-of-Ways. All rights-of-way must be dedicated and designed to the applicable criteria found in the Smithfield City "Construction and Design Standards". Private roads are not allowed in this residential zone.
3. Right-of-Way Width, Streets : See SCDS 249N 1-6.

1. An MPC shall incorporate paved walking and biking paths into overall trail corridors for the use and enjoyment of residents. The paved pathways may vary in width but shall not be less than eight feet (8’) wide and the overall trail corridor shall not be smaller than (16’) feet wide.
   

The following provisions shall apply to the open space in all MPC projects:

1. A preliminary landscaping plan, prepared by a Landscape Designer or Landscape Architect, shall be submitted with the preliminary development plan for the MPC. Said plan shall include the number, type and, size of all proposed plants, trees, and shrubs within the MPC.
   1. The plan shall also include a proposal for how the open-space landscaping shall be irrigated and maintained. Areas landscaped with sod shall have a sprinkler or irrigation system, and all other landscaped areas shall have a drip line or other approved irrigation system.
2. Developers shall prepare a landscaping plan consisting of a variety of trees, shrubs and other plantings suitable for the climate. Developers are encouraged to use trees found on the Smithfield City list of approved large and small trees. Drought-tolerant, low-water plantings are encouraged. Trees shall be a minimum two-inch (2”) caliper.
3. The developer in an MPC shall be required to landscape open space and the HOA shall provide for the maintenance of the required landscaping, not only within the MPC but also in those areas between the sidewalk and the curb and gutter of a right-of-way, regardless of whether it is a public or private right-of-way.

The chart below outlines the requirements and regulations on density bonuses within an MPC. All amenities must be approved by the Planning Commission before the density bonus will be awarded. In no case shall the density bonus exceed fifty percent (50%) of the base density. An amenity or feature may not be used to receive a density bonus under more than one density bonus category.

* Total project cost is determined by the cost for infrastructure installation for the development.

Preliminary site and landscape plans will be submitted and reviewed concurrently with a rezone request. The Planning Commission shall review the preliminary plan and rezone with any attached conditions and forward said plans to the City Council with their recommendation. The City Council will review the plans and determine whether they are approved or disapproved. The City Council may not approve an application for rezone to any of these zones unless a preliminary plat for property being rezoned has already been approved on condition of successful rezone. The subdivision submittals and review shall follow the procedures outlined in SMC 16, “Subdivision Regulations.”

Preliminary plan approval shall be valid for eighteen (18) months. If a minimum of one phase has not received final plan approval and been recorded within that time frame, the preliminary plan approval shall be null and void, and the developer shall be required to begin approval proceedings as if no preliminary plan approval had been granted. If, when presenting a phase for final plan review and approval, more than eighteen (18) months has passed since the last phase was submitted for final plan review and approval, the same requirement of resubmittal shall apply.

Amenities Shall be installed and usable by residents at the same rate as housing development occurs, i.e. fifty percent (50%) area developed equates to fifty percent (50%) usable amenities. Smithfield City shall have the right, but not the duty, to require, and if necessary, perform or cause to be performed, at the expense of the owner of the open space and other private area(s), including clubhouse, pool and other recreation facilities, (HOA, hereafter), all landscaping, snow removal, and other upkeep and maintenance services, as applicable, within the open space area(s), if the HOA fails adequately to perform such tasks. The city may take these actions when asked to assume responsibility for such upkeep and maintenance tasks by the HOA and the city council may also take such actions when it determines the need based on a pattern of neglect and lack of maintenance and after meeting the procedures outlined in the Covenants, Conditions and Restrictions (CC&Rs), recorded concurrently with this final plat. In the event Smithfield City exercises this right, the city shall be entitled to assess and collect the necessary fees and/or HOA fees and recover any associated costs and attorney fees. This notation shall not be amended or deleted without the approval of Smithfield City.

Any modifications shall follow SMC 17.81.040.