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A PUD plan and plat shall only be approved when the reviewing body finds that they comply with the purposes of this Division, the applicable design criteria of Section 6-408, and all other requirements of this Title; and that all uses will be compatible with surrounding structures in use, density, scale, mass and circulation; and that such uses are consistent with the Telluride Master Plan; and that the effects of any differences in use or scale have been mitigated through careful planning. The reviewing body shall also find that the PUD complies with following review standards.

6-313.A. Master Plan. The PUD is consistent with the purposes and policies of the Telluride Master Plan.

6-313.B. Site Design. The PUD utilizes site design techniques that enhance the quality of the development based on the following factors or requirements:

6-313.B.1. Quality of open space including, without limitation, parks, recreation areas, and playgrounds:

a. Open space shall be accessible, functional and usable by the people being served;

b. Private open space shall be provided for each residential unit;

c. The project shall provide for the preservation of natural features, including, without limitation, trees and drainage areas;

d. Open space shall provide a relief to the density both within the project and from surrounding development; and

e. The project shall meet the dimensional limitations of the underlying zone district absent variations of such limitations as approved pursuant to the provisions of this Division.

6-313.B.2. Landscaping:

a. The project shall provide for a variety of plant and hard surface materials and the selection of materials shall provide a variety of colors and contrasts, or a blending, depending upon the situation;

b. The project shall provide a significant and adequate amount of plant material;

c. The setbacks, yards and usable open space along public roadways shall be landscaped to provide attractive streetscapes to enhance architectural features and to contribute to the development of an attractive site plan;

d. The landscaping shall be designed to facilitate the buffering of one use from another;

e. Screening of service yards and other places which tend to be unsightly shall be accomplished by the use of walls, fencing, planting, or a combination of these; and

f. The project shall provide for continual maintenance of landscaping if necessary.

g. All landscaping shall be in conformance with adopted Town landscape plans, policies and standards.

6-313.B.3. Circulation, including the transportation system that serves the property whether public or private and whether constructed by the developer or not:

a. High speeds shall be discouraged or a physical separation between streets and the project shall be provided;

b. Pedestrian vehicular conflicts shall be minimized;

c. Safe and convenient connections within the project and between the project and existing and proposed transportation systems shall be provided, including, without limitation, streets, bikeways, and pedestrian ways;

d. The amount of land devoted to the street system shall be minimized where possible and appropriate;

e. The project shall be designed for the types and volumes of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and shall provide safety, separation from living areas, and control of noise and exhaust;

f. Town street construction standards shall be met where necessary or appropriate and emergency vehicle access shall be facilitated; and

g. On site facilities shall be provided to link other modes of transportation with the development where applicable.

6-313.B.4. Parking:

a. The project shall incorporate parking design measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements;

b. Parking needs shall be met using the minimum amount of land necessary;

c. The design and treatment of parking areas and lighting shall be directed at minimizing their visual impact on the project, adjacent properties, and adjacent streets;

d. Parking shall be covered or screened to the maximum extent possible; and

e. The project shall meet the parking requirements of the underlying zone district unless modified pursuant to this Division.

6-313.B.5. Livability:

a. For residential projects, noise shall be minimized between units and within and between buildings and from external sources, both on or off site;

b. For residential projects, visual separation shall be provided between units for both indoor and outdoor living spaces;

c. For all projects, access to sunlight shall be reasonably assured to the maximum extent feasible and shadows shall be minimized on windows, roofs, parks, recreation areas, playgrounds, open space (both public and private), and sidewalks;

d. Individual security and safety shall be provided for each building and unit as well as common areas, including, but not limited to, parks, recreation area, playgrounds, open space, and parking;

e. A lighting plan shall be provided which addresses aesthetics, conservation, safety and security;

f. View corridors toward the mountains or the town shall be protected to the extent feasible throughout the project and internal views shall be provided where applicable; and

g. Cut and fill shall be minimized on the site and the design of structures shall conform to the natural contours of the land.

6-313.B.6. Building height:

a. The geographical position of the building and possible visual effects on existing structures on or off site shall be considered;

b. Potential problems on neighboring sites caused by shadows, loss of solar access, loss of air circulation, closing of views, or ridgeline intrusion shall be avoided;

c. The influence on the general vicinity shall be considered, including the impact of the proposed height on existing structures, streets, traffic congestion and circulation, and adjacent open space;

d. Appropriateness of the uses within the building in the neighborhood shall be considered;

e. The following techniques to mitigate the impact of the proposed height shall be evaluated to determine their appropriateness on the PUD site:

(1) Landscaping and buffered areas or other physical separations that are proposed to buffer the site from adjacent uses;

(2) Any proposed increase in the size of the side yard areas between buildings and adjacent streets and alleys and their relationship to pedestrian traffic and open space;

(3) The provision of street level open space within the project in excess of minimum requirements; and

(4) Reduction of the height of other buildings or portions of a building to a point that is lower than allowed in the underlying zone district maximum.

f. No increase in building height shall be permitted when the effect of the height increase is to increase the allowable square footage or building volume (above grade) over the maximum which is, or would be, permitted under restrictions for the underlying zone district in which the site is located.

When determining the maximum permitted building square footage and/or volume under the underlying zone regulations, the Planning Department shall evaluate the unit configuration proposed (i.e., the mix of hotel rooms, apartments, and commercial space) and the reasonable circulation space needed to serve that configuration, exiting requirements, light and air requirements and other requirements of the Uniform Building Code which would affect the location and placement of building volume, and not merely calculate volume based on the zone’s setback and yard requirements.

6-313.B.7. Building design and relationship to surrounding area:

a. The building design and type shall provide a variety and quality that adds to the visual attractiveness of Telluride;

b. The building height, mass, scale, orientation, and configuration shall be compatible with architectural character of Town, and the Telluride Historic Landmark District. Larger scale projects are encouraged to use several structures rather than one large structure as a means to meet this standard.

c. The orientation of the building(s) shall be such as to minimize shadows or blocking of views from adjacent properties;

d. Where the character of the area, or the historic context is identifiable, the project shall be compatible with such conditions by the appropriate use of color, materials, vegetation, signs, and lighting; and

e. Building design shall be considered in terms of orientation, spacing, materials (color and texture), storage, signs, and lighting for compliance with the architectural criteria contained in Design Guidelines for Building in Telluride.