15-8-6: BONUSES FOR MAXIMUM DENSITY:

Density in excess of the baseline density for the underlying zone may be considered for projects which comply with the bonus density design requirements. The amount of density bonus shall be determined by the type of bonus density design requirements incorporated in the development proposal. In no case shall the density bonus exceed the maximum density allowed for the zone in which the development occurs according to the following chart:

Zone	Baseline Density	Maximum Density
R-1-10	2.9 units/acre	4.3 units/acre
R-1-8	3.6 units/acre	5.4 units/acre
R-1-6	4.8 units/acre	7.2 units/acre
R-2	5.4 units/acre	7.2 units/acre
R-2A	6.2 units/acre	8.7 units/acre
R-2EC	6.2 units/acre	8.7 units/acre
R-3	7.3 units/acre	20.3 units/acre
R-3EC	8.7 units/acre	20.3 units/acre
R-4	7.3 units/acre	26.0 units/acre

 

(Ord. 93-30, 7-27-1993; amd. Ord. 2000-70, 1-16-2001, eff. 1-18-2001)

15-8-7: BONUS DENSITY CALCULATIONS:

For applicants requesting a density greater than the baseline density, the planning commission shall determine whether the applicant has complied with the necessary design components as provided in section 15-8-8 of this chapter and shall assign density points as applicable. The additional units per acre allowed above the baseline density for the PRUD shall be determined by multiplying the total number of density bonus points by the density coefficient of the underlying zone. This figure is the additional number of units per acre allowed above the baseline density. This number, when added to the baseline, will determine the total density per acre for the project; provided, that the number shall not exceed the maximum density allowed in the zone. (Example: The project is in an R-3 zone and the design is awarded 75 bonus points. 75 x 0.0441 = 3.3 additional units per acre. 3.3 + 7.3 [baseline density] = 10.6 maximum units per acre for the development.) The density coefficient for each underlying zone and the total amount of points needed for the maximum density are listed below:

Zone	Density Coefficient	Maximum Density Points
R-1-10	0.0175	80
R-1-8	0.02	85
R-1-6	0.024	100
R-2	0.02	90
R-2A	0.0177	85
R-2EC	0.0177	85
R-3	0.0441	295
R-3EC	0.043	270
R-4	0.0492	380

 

(Ord. 93-30, 7-27-1993; amd. Ord. 2000-70, 1-16-2001, eff. 1-18-2001)

15-8-8: BONUS DENSITY DESIGN REQUIREMENTS:

If greater density is requested above the baseline density, a PRUD development shall comply with one or more of the bonus density design requirements outlined in this section, depending upon the desired density increase. The planning commission shall review and determine if the proposed design complies with the intent of the design requirement before the points are granted. The density bonus points for each individual design component are in parentheses at the end of each requirement. In order to receive the maximum density allowed in the zone, the development shall have received bonus density points from at least one design component in each of the following categories: energy efficiency or building design, and design theme. A design component cannot be used to obtain points in more than one category. The bonus density design requirements are as follows:

   A.   Energy Efficiency:

      1.   All dwellings and main buildings shall have R-19 wall insulation and R-38 ceiling insulation. (10)

      2.   All dwellings are designed with an active or passive solar feature. The solar feature shall be a solar water heater, trombe wall, earth insulation of a majority of the walls, the building designed so that the main exposure faces south and has windows to allow solar access, or other features as approved by the planning commission. (Single feature per unit throughout the entire project, 20 points. Combination features per unit throughout the entire project, 30 points.)

   B.   Building Design:

      1.   All facades of each dwelling structure, exclusive of windows or doors, have a minimum coverage of eighty percent (80%) of the exterior surface in either brick or stone. (30)

      2.   Required parking for each unit is provided for by an attached garage. (25)

      3.   All required dwelling unit parking is covered by carports. (10)

   C.   Design Theme:

      1.   Theme lighting is used throughout the development for street lighting, lighting of walkways, entrances and building exteriors. (15)

      2.   Landscaping is designed and installed along all streets of the development according to a theme which provides unity and interest to the development. (20)

      3.   Architectural details of all buildings have a common theme which unifies the entire development. This theme is not so dominant, however, that all buildings are identical. (20)

      4.   Special features such as fountains, streams, ponds, sculptures, buildings or other elements which establish a strong theme for the development and are utilized in highly visible locations in the development. (25)

      5.   Large special features such as lakes and golf courses which define the theme of the development and are utilized throughout the entire project. (40)

   D.   Parking Areas:

      1.   Parking lots of twenty (20) or more stalls are screened from view by means of berming or landscaping around the perimeter of the parking lot. (20)

      2.   Parking lots of twenty (20) or more stalls or a continuous row of parking over ninety feet (90') in length has a landscaped island which provides landscaping at a ratio of one square foot of landscaping per thirteen (13) square feet of hard surface. (15)

      3.   Areas with five (5) or more uncovered parking stalls are designed to include a sufficient number of two inch (2") caliper trees located in such a manner as to shade fifty percent (50%) of the parking area upon maturation of the trees. (15)

   E.   Recreation Amenities:

      1.   The PRUD development includes a recreational amenity primarily for the use of the residents of the development. Recreational amenities include swimming pools, sports courts, spas, or other features as approved by the planning commission. The planning commission may determine the points based on the cost of the amenity, its benefit to the residents of the development, its size and the number of amenities in the development. (5 to 35)

      2.   Development of a common building which shall be used for meetings, indoor recreation, or other common uses as approved by the planning commission. (20)

      3.   Dedication of land for public park, public access along a stream, or public access along a planned trail. The city must be willing to accept the proposed dedication before points are awarded. (Public access 15 points, public park 30 points)

      4.   Construction according to city standards of trail or park which has been dedicated to the city according to subsection E3 of this section. (Trail 15 points, public park 40 points)

   F.   Public Streets: All streets within the development are dedicated public streets. (25)

(Ord. 2015-23, 5-26-2015; amd. Ord. 2022-34, 7-5-2022)

15-8-9: SUBMISSION AND APPROVAL PROCESS:

   A.   Steps Outlined: The PRUD approval process consists of three (3) basic review steps. The first step is submission and review of a conceptual sketch plan. The purpose of this step is to evaluate the appropriateness of the development as PRUD based on the consideration of the existing features of the proposed site and the relationship to adjacent properties. The second step is submission and review of a preliminary development plan and conditional use permit based on the conceptual sketch plan. The purpose of this step is to determine if the preliminary plan/conditional use permit shall be granted. The third step is submission and review of a final development plan. The purpose of this step is to review compliance with the conditional use permit and the preliminary plan. For purposes of recordation, the PRUD shall be recorded as a subdivision. Upon compliance with final approval, a final plat shall be recorded.

   B.   Conceptual Sketch Plan Approval Process: Prior to the submission of a PRUD proposal, the applicant shall meet with the current planning staff to discuss their proposal and its appropriateness for development as a PRUD. Upon completion of the preapplication meeting with the current planning staff, the applicant may choose to present the conceptual sketch plan to the Planning Commission. The purpose of this presentation is to provide the applicant with an opportunity to present why the PRUD proposal is appropriate for the site. The Planning Commission may comment as to the potential suitability of the site for a PRUD and present any concerns or comments they may have for the applicant relative to the proposed PRUD. If the applicant chooses to not present the conceptual sketch plan, it shall be done as part of the preliminary plan approval. For sites located in the Sensitive Area Overlay Zone, a conceptual review by the Planning Commission is required to determine if and what geo-technical studies are required in accordance with the zone. The application shall provide a conceptual sketch plan which shall include the following:

      1.   Basic site analysis which includes existing features of the site, such as existing plant materials, steep slopes or rock outcroppings, views and how they will be incorporated into the proposed development;

      2.   Traffic flow patters into, through and out of the proposed development, including vehicular, pedestrian, and other;

      3.   The general location of the housing units by type (i.e., detached dwelling units and attached dwelling units), along with other appropriate uses and amenities; and

      4.   The existing land uses bordering the proposed site.

   C.   Preliminary Development Plan/Conditional Use Permit Submission: An application for a PRUD preliminary plan/conditional use permit shall be presented to the Planning Commission and shall include the following information:

      1.   Topographic maps of the entire site, including contour intervals of no greater than ten feet (10');

      2.   A tabulation of the total acreage of the site and the percentages to be designated for parking, streets and travel ways, various types of residential units, other buildings and structures, open space, and waterways, along with other relevant aspects of the site;

      3.   The proposed circulation patterns, including private and public streets, and any other path systems;

      4.   The proposed location of all parking and ingress and egress;

      5.   The proposed location of parks, common open spaces, playgrounds, school sites, recreation facilities, and other similar types of improvements;

      6.   The proposed location of all dwellings by type and number of dwelling units per building, along with other buildings (e.g., recreational buildings or club houses) or structures (e.g., fencing, lighting, and signage);

      7.   The proposed location of each phase, if the project is to be done in phases;

      8.   A table of densities for each development phase with a overall density for the development;

      9.   A general landscape plan showing the areas to be landscaped and the retention of existing plant materials and landscape features, along with the use of plant materials for buffers and screening;

      10.   Preliminary building elevations with notation of building materials of all building types proposed within the development, excluding detached single-unit dwellings;

      11.   A preliminary subdivision design, showing a general lot layout and buildable area;

      12.   A preliminary utility plan showing the manner in which adequate sewage disposal, subsurface drainage, storm drainage, and water are to be provided to the site, including the location from which said services will need to be extended;

      13.   If located in the Sensitive Area Overlay Zone, all necessary reports or information required for compliance with Chapter 27 of this Title; and

      14.   Such other information as may be necessary to determine whether the proposed PRUD is desirable and in accordance with the applicable standards.

   D.   Preliminary Development Plan Review Process:

      1.   The Planning Commission, subject to the requirements of this Chapter, may approve, deny or approve with conditions, the preliminary development plan for the proposed PRUD. Approval of a preliminary development plan shall result in the issuance of a conditional use permit. During the preliminary review process, notice shall be given to the public of the PRUD proposal in accordance with Planning Commission rules for conditional use permits.

      2.   In reviewing the proposed PRUD, the Planning Commission shall determine if the PRUD:

         a.   Encourages better utilization of the land, develops a sense of community and is compatible with the neighborhood;

         b.   Meets the minimum requirements in this Chapter;

         c.   Meets the requirements for any bonus density requested for the PRUD;

         d.   Provides an adequate traffic circulation system and whether streets should be designated as public or private; and

         e.   Meets the general intent and purpose of this Chapter and the General Plan.

   E.   Final Development Plan Submission: The final development plan, based on the conceptual sketch and preliminary plans, shall be presented to the Planning Commission and include the following information:

      1.   All of those items required by the Planning Commission as part of the approval of the preliminary development plan and conditional use permit;

      2.   A complete and accurate legal description of all property proposed for development;

      3.   A detailed site plan showing the precise location of all buildings and structures, the location of developed common activity area and recreational uses, waterways, detailed circulation patterns, including proposed ownership of common areas, streets and trails, along with other relevant aspects of the site;

      4.   Parking layout showing the location of individual stalls and all areas of ingress and egress;

      5.   Design of entryways, along with elevations of proposed signage;

      6.   A detailed landscape plan showing the location, types and sizes of all plant materials, sprinkling or irrigation systems, screening and fencing;

      7.   Final elevations of all buildings proposed within the development with notation of building materials, excluding detached single-unit dwellings;

      8.   A final plat of the PRUD, along with all covenants, conditions and restrictions which the City deems necessary to provide adequate guarantees for retention and maintenance of the development as approved;

      9.   Detailed engineering plans including site grading, street improvements, drainage and public utility locations; and

      10.   A time schedule for the completion of landscaping and amenities (e.g., common buildings, playground equipment, recreational facilities, trails and entry signage).

   F.   Final Development Plan Review Process:

      1.   The Planning Commission, subject to the requirements of this Chapter, may approve, deny, or approve with conditions, the final development plan for the proposed PRUD and the accompanying conditional use permit.

      2.   The Planning Commission review of the final development plan shall include the following:

         a.   Whether or not the requirements imposed addressed by the Planning Commission during the conceptual, preliminary processes and the conditions established by the conditional use permit have been adequately addressed in the final development plan;

         b.   Any additional changes from the preliminary development plan proposed by the developer; and

         c.   Any additional information relevant to the success of the proposed development.

(Ord. 93-30, 7-27-1993)

15-8-10: APPLICABILITY OF SUBDIVISION TITLE:

   A.   Exceptions: A PRUD shall comply with the provisions of Title 14, Subdivision Regulations, of this Code, or any successor title, except as follows:

      1.   A PRUD need not comply with those requirements of the Subdivision Title which are specifically waived under the provisions of this Chapter.

      2.   The procedures for preliminary and final plan approval required under the Subdivision Title shall be fulfilled upon approval of the preliminary development plan and final development plan as provided in this Chapter.

   B.   Plat Filing: A PRUD for which all of the real property is intended to be maintained as one lot, held in single ownership, shall require the filing of a plat as a single lot subdivision as part of the final development plan approval process, in order to provide for the dedication of public property, the recording of covenants, conditions and restrictions, notice to third parties of the requirements imposed under this Chapter, and the elimination of existing lot lines.

(Ord. 93-30, 7-27-1993)