A. Context. Each PUD proposed for the City’s consideration shall be unique. The development standards that are appropriate for each shall be derived by the following factors:
1. Context Sensitivity. It is essential to identify the existing uses and streets that adjoin the PUD or that are proposed to adjoin the PUD. The Future Land Use Map and Major Street and Highway Plan shall also be consulted for context. Each of these conceptual elements factor into the design of the PUD.
2. Site Sensitivities and Constraints. It is essential to identify development constraints on the property where the PUD is proposed, and on adjoining sites. Examples of constraints include uneven terrain, steep slopes, creeks and other water features, wetlands and floodplains, dense tree cover, and any pre-existing mineral extraction facilities. These features affect land development decisions, and some natural constraints can be treated as opportunities that, when preserved, will provide meaningful open space, greenbelts for linear parks and trails, and land use buffers, as well as focal points within a development.
3. Development Linkage. It is essential that developments are designed in a manner that will provide appropriate auto, pedestrian, bicycle and utility linkages between existing and future development. Site constraints that extend onto abutting properties could be combined into a larger park or open space area.
4. Site Visibility. To create community character, it is imperative that the perimeter of the development, particularly along highways and arterial and collector streets, be designed appropriately with greenbelts, decorative walls or fencing, and landscaping to create a positive appearance for community residents and those traveling through the City.
After analyzing the factors described above, a Contextual Plan shall be developed that depicts each factor as many critical PUD design decisions will be derived from this information.
B. Proposed Uses and Design. The developer may propose one or more uses, expressly prohibit certain uses, or itemize the list of uses proposed in the PUD. Uses shall be proposed in logical locations based on surrounding uses and roads and the ability to provide buffer areas to ensure that all uses in the PUD, and outside the PUD, are compatible.
1. Concept Plan. Proposed PUD uses shall next be illustrated on a PUD Concept Plan that shows where each use is proposed to be located, proposed acreage of each use, and proposed density of each residential use (gross units per acre) and proposed intensity of each nonresidential use (ratio of floor area to site area). Densities and intensities shall be indicated by pod within the PUD and by overall PUD calculations. The Concept Plan shall show how open space is proposed to be used as buffers, preserved as common open space, or used for recreational purposes. The Contextual Plan shall be referenced to ensure that the proposed PUD uses fit the context of the surrounding area and development.
2. Conceptual PUD Narrative. The developer shall propose, and describe in narrative form, specific development standards to govern each proposed use type in the PUD. This shall be done either by referencing the development standards of specific zoning districts in this Title or by proposing a unique set of development standards for each use in the PUD, or different densities or intensities for particular use areas in the PUD. Along with basic use and dimensional standards, the development standards narrative shall outline an architectural design palette, sign program, and amenity program, and also specify how open spaces and other common areas will be designed and maintained.
3. Conceptual Utility and Drainage Plan. The developer shall prepare a conceptual plan for utilities and drainage to illustrate how these essential facilities and public safety will be addressed, but also as critical considerations for ensuring development linkage and depicting how drainage areas may be designed as usable recreation areas and amenities.
4. Design Elements. Following is a representative list of design elements that are encouraged by the City in general, and particularly within PUDs:
a. Aerated ponds surrounded by trails and other amenities, or dry detention with appropriate slopes to allow active recreation.
b. Wider sidewalks that can accommodate pedestrians and bicycles.
c. Linear parks or trails that can connect to other local and regional trail networks and adjoining development.
d. The use of unified and consistent design elements, such as materials, colors, and design, for perimeter walls or fencing, primary road frontage, entry signs, and amenities in the development.
e. Provision of common open space designated for trails, playgrounds, active or passive recreation, and as water quality buffer areas.
f. Preservation of trees and sensitive areas to enhance the appearance of the perimeter of the development, provide buffers between uses, and enhance livability.
5. Negotiation and Processing. With each of the plans and narratives complete, the City and developer shall begin to assess how the proposed PUD addresses the PUD purposes and standards expressed in this Subchapter and shall begin the processes set out in Sections 11-9-9, Conceptual Development Plan for a PUD, 11-9-10, Preliminary Development Plan for a PUD, and 11-9-11, Final Development Plan for a PUD, concurrent with the submittal of Preliminary and Final Plats, as set out in Title 12, Subdivision Regulations. (Ord. 746, 11-14-2017)