A. Purpose. Because the PUD provides the opportunity for greater design flexibility, mixed land uses and improved marketability, the applicant should be prepared to provide amenities and services that might not be required or possible in a conventional zoning district and subsequent development plan. Review and approval is, therefore, a process of negotiation between the City and the applicant to achieve the intent and purpose of these regulations and the City's Comprehensive Plan.
The factors within this section should be specifically included as review criteria for the evaluation of a PUD application. Other factors not listed herein may also be considered in the review process to respond to specific design and land use proposals.
B. Design standards.
1. The proposed PUD shall be designed to provide for the unified development of the area in accordance with the directions, spirit and purpose of the City's Comprehensive Plan, and the land uses and zoning districts adjacent to it.
2. Design of the PUD may provide for modification of conventional chapter requirements for elements such as yard area, density, setback and height on individual lots, in accordance with the PUD design statement and Master Development Plan Map.
3. Density, land use and intensity of use requirements shall be based on the PUD design statement and Master Development Plan Map and shall be reviewed carefully for conformance with the comprehensive plan.
4. Building, Plumbing, Mechanical or Electrical Code requirements shall not be amended in the design of a PUD.
5. The maximum number of dwelling units within a PUD shall be based on calculation of gross density, which shall be established in the PUD design statement and Master Development Plan Map. Gross density shall be calculated by dividing the total land area of a residential tract, exclusive of arterial streets, by the number of dwelling units.
6. Location and type of housing shall be established in a general pattern and shown on the Master Development Plan Map (where applicable).
C. Minimum design and construction standards for streets and alleys. Streets and alleys for both urban and non-urban PUDs and shall be designed and constructed in accordance with City standards and specifications for right-of-way width and paving cross sections. If modifications are proposed they shall be consistent with the following criteria and must be companion with the appropriate subdivision plat.
1. Public streets and alleys. Proposed public street and alley modifications shall satisfy the following criteria:
a. Street right-of-way and paving widths shall be adequate to provide a traffic carrying and utility installation capacity related to the design of the overall street system, the function of the individual street and the land uses served.
b. Paving cross-sections shall be designed to be adequate to provide acceptable drainage in conformity with the drainage plan for the PUD, to receive loading commensurate with anticipated traffic, based on the design of the overall street system, and to have a maintenance level commensurate with that of facilities constructed to regular standards.
2. Private streets and alleys. Proposed private street and alley modifications shall satisfy the criteria for public facility modifications listed above, and the owner/applicant shall provide any ongoing and long-term maintenance of private street and alley facilities that will not be provided by the City.
D. General design and development guidelines.
1. Density. Proposed residential densities should conform with the City's Comprehensive Plan and should be allocated in a manner, and at a scale, that will be compatible with adjacent developed neighborhoods.
2. Amenities. Amenities should be considered an important justification for development and City approval of a PUD. Where gross or net densities are to be increased to promote economy of development, or where other methods of land use intensification are proposed, usable open space should be furnished, along with provisions for its permanent retention and continued maintenance. Sidewalks and pedestrian ways should be planned where necessary to provide for both an amenity and public safety.
3. Relationship to abutting uses.
a. The Master Development Plan Map shall show the relationship of the PUD to abutting properties such as commitments to landscaping, screening, earthen berms or similar techniques to:
(1) Create a visual transition of landscaping to adjoining lots and developments.
(2) Screen incompatible uses.
(3) Minimize any negative impact of the development on adjacent sites and roadways.
b. It is appropriate to specifically establish areas with height limitations where a transition to more intense uses, or where a higher intensity development abuts a lower intensity area, is proposed.
c. Where a PUD proposes a mix of uses which would generally be incompatible with a conventional development, the PUD design statement should specifically establish appropriate guidelines to assure harmonious development.
4. Site design.
a. Arrange structures and buildings on the site to:
(1) Complement existing development on adjacent properties by similar placement and proportion of building form(s).
(2) Screen undesirable views, such as service areas and trash receptacles, from pedestrian views and public streets.
b. Demonstrate that the arrangement of open space or natural features on the site will create desirable and functional environments for patrons, pedestrians and occupants by:
(1) Preserving unique natural resources such as significant vegetation, watercourses, or native rock outcroppings, where possible.
(2) Providing protection to preserve existing healthy, mature trees where they exist.
(3) Respecting desirable natural resources on adjacent sites.
(4) Promoting the use and preservation of existing natural watercourses and patterns of storm-water disposal in the design of drainage facilities, where allowable.
c. Conform to crime prevention through environmental design principles by:
(1) Providing convenient, safe, well-marked and direct routes for pedestrian connections from the public street to building entrances;
(2) Providing pedestrian scaled lighting for pedestrian circulation and visibility;
(3) Providing effective lighting for vehicular traffic that does not overwhelm the quality of pedestrian lighting;
(4) Framing open space with buildings that visually contain and provide for natural surveillance;
(5) Providing for visibility around structures, screens, fences or enclosures to avoid the creation of areas of concealment.
d. Provide site illumination that is designed, located, and installed to achieve specific average foot-candles in order to provide safe pedestrian and vehicle circulation as well as minimize adverse impacts on adjacent properties. This standard shall apply to light poles and/or wall mounted luminaries for all areas within the site to achieve the following standards:
(1) Provide site illumination to achieve a maintained average of three (3) foot-candles (not less than .75 foot-candles) throughout all parking areas;
(2) Provide site illumination to achieve a maintained average of six (6) foot-candles (not less than 1.5 foot-candles):
o Along pedestrian walkways and common areas;
o Within areas of concealment in need of visual access;
o At all building entries and exits.
(3) Provide site illumination that is designed, located, and installed in a manner to minimize light trespass on adjacent properties by utilizing cutoff luminaries, house- side shields, and/or light-limiting accessories where needed.
e. Circulation systems.
(1) Organize circulation systems within the site to:
o Provide adequate and safe pedestrian and vehicular circulation by defining walkways and distinguishing areas of foot traffic from vehicular movement using methods such as crosswalks and pathway striping, landscaping, and sidewalks.
o Provide continuous pedestrian and vehicular connections to adjacent sites using sidewalks, streets, and open-space linkages where physically possible.
o Provide pedestrian pathways that connect parking areas and points of destination. Provide pedestrian access to public transportation stops.
f. Common access. In commercial or industrial developments, the PUD should establish specific standards and locations for common access driveways, both within the development and abutting arterial streets. Approval of the bonus provisions in this chapter for shared parking facilities should only be authorized in a PUD where this access commitment is provided for in the PUD design statement.
(Ord. No. 17-21, § 2, 11-8-2017)