17-7-3.9 Master planned development.
Any proposal for new development or redevelopment in excess of one acre in the zone shall be master planned to assure coordination of design, common open space, mitigation of adverse impacts, a variety of housing types and improved trail linkages.
A. Large Scale Master Planned Development. Every proposal for new development or redevelopment in excess of five acres shall be large scale master planned. The large scale master plan commits the owner to a specific, detailed development plan.
B. Small Scale Master Planned Development. All applicants for developments in excess of one acre and all permit holders for large scale master planned developments must apply for a small scale master planned development permit, which is a condition precedent to a building permit for on-site construction. The small scale master plan commits the owner to a specific, detailed development plan.
C. Development Requirements. To be granted any of the incentives in subsection (D) of this section, a master planned development application must include:
1. Improved, nonmotorized vehicle trail linkages and access for general pedestrian use;
2. A minimum of fifteen percent of the land as improved, common open space to include such uses as mini-parks, picnic areas, playgrounds, recreation areas and structures such as club houses, pavilions, swimming pools, etc.;
3. A minimum of fifty percent of the site shall be open space (excluding streets, parking, driveways, and steep slopes);
4. A minimum of sixty percent of the structural facade and forty percent of the side facade shall be brick or equivalent material. The planning commission may grant a reduction to the forty percent side facade requirement based on design merit, or if it is demonstrated that all or portions of the facade cannot be seen from public or common areas;
5. A commitment to develop a minimum of ninety percent of the zone density;
6. A grant to the city of a permanent open space easement on and over all private open spaces to guarantee that the open space remains perpetually in recreational use, with the ownership and maintenance being the responsibility of the owners’ association; and
7. Adopted articles of association and by-laws of such association that are satisfactory to the city.
D. Incentives for Master Planned Development Design. The planning commission may award an applicant for a master planned development certain incentives for master planning. Upon the applicant’s demonstration of streetscape design, use of superior materials, quality trail connections, and preservation and enhancement of open space in excess of twenty percent, the planning commission may:
1. Grant a density bonus of up to ten percent of the density allowed in the zone;
2. Subject to the Building Code, diminish interior setback criteria and reduce required yards interior to the development;
3. Allow for the development of private roads and diminished frontage requirements along private roads;
4. Increase the allowed height up to ten percent of the maximum zone height for structures in excess of fifty feet from the perimeter of the master planned development boundary; and
5. Reduce required parking, based on a parking analysis which shows:
a. The proposed number of vehicles required by the typical tenant mix of the project;
b. A comparison of well-parked projects of similar size and proposed occupancy;
c. Parking needs of nonresidential uses;
d. A shared parking analysis; and
e. Provisions for overflow parking during peak periods.
E. Notwithstanding the requirements of subsection (C) of this section, if the proposed master planned development is in excess of ten acres, anticipates more than sixty residential units, and is adjacent to properties zoned with an agricultural overlay under Section 17-7-1.14 along at least sixty-five percent of the project boundary, the applicant may reduce the amount of the improved common open space by up to six percent so long as the total minimum open space requirement is increased by the same amount as the improved common open space reduction. (Ord. 2021-09 § 1 (Att. A); Ord. 7/11/2006O-10 § 1 (Exh. A (part)); Ord. 8/10/2004O-25 § 1(3) (part); Ord. 3-19-2002A § 1(6) (part); Ord. 11-13-2001 § 2 (part))