17-7-5.4 Master planned development criteria and application.
Regardless of the size and ownership of individual parcels, an applicant for any new subdivision, or any new development or redevelopment, which includes mixed-uses must submit and obtain a mixed-use master planned development permit as a condition precedent to subdivision or development. The plan must include sufficient information to demonstrate that the proposal fully mitigates all of its off-site impacts including: traffic, parking, stormwater, noise, glare, vibration, odor, and public and pedestrian safety and that it comports with the lot, development and architectural design criteria of its respective overlay zone.
A. Location Restrictions. Mixed-use developments shall be located in areas where pedestrian-oriented components (i.e., housing choices, convenience commercial, employment, community facilities, transportation linkages, park or other open space, schools, churches) are already present or planned, or where the size and scale of development is such that said components can be provided within the project itself. The planning commission shall evaluate proposals for mixed-use developments based on the following criteria:
1. The mix and interaction of uses proposed (i.e., convenience commercial and housing with transit);
2. Pedestrian level amenities (i.e., pathways and paseos, benches, etc.);
3. Linkages to surrounding neighborhoods and developments.
B. Mixed-Use Master Plan Application. At a minimum, the mixed-use master plan must include the following information:
1. Site Plan of Projected Development. A site plan depicting all parcels within the applicant’s control, including remnant parcels left from old developments, existing parcels or pads within existing center developments, and the existing and reasonably projected development on adjoining properties, determined through consultation with adjoining property owners. The proposed development must include an assemblage of parcels of sufficient area to assure compliance with required building setbacks, landscaping, access, off-street parking requirements, and walkability standards for the proposed development to assure a consistent overall mixed-use development with uniform and compatible site standards upon buildout.
2. Site Design. A site plan depicting proposed building placement, massing and uses consistent with the area specific overlay zone ordinance.
3. Crime Prevention Through Environmental Design (CPTED). The plan must demonstrate how CPTED principles will be used in the design and layout of buildings, streets, accesses and open space areas. Design shall promote natural surveillance, access control, territorial reinforcement, sense of ownership, and maintenance. CPTED landscaping guidelines shall be used, including planting shrubs with a maximum height of three feet and trees with a proper ground clearance of six feet above walkways and sidewalks and eight feet above vehicular travel and parking lanes. To encourage public safety through natural surveillance, natural access control, and territorial reinforcement, blank walls are not permitted adjacent to streets, pedestrian areas, and open space amenities. Symbolic barriers, such as low-lying fences/walls, landscaping and signage shall be used to discourage crime and to promote safety. Ground floor parking garages shall not be permitted immediately adjacent to streets. Developments shall have street side building elevations with extensive windows, and with balconies, decks or landscape terraces encouraged.
4. Visual Buffer Plan. A plan for visual buffers to protect adjacent residential uses. Within the proposed development, landscaped buffers are preferred over fences and walls. A visually open look is encouraged between compatible uses. Visual screening which creates “outdoor rooms” is often more important than a physical separation. If fences or walls are proposed, the plan must demonstrate how fences or walls will protect private space while not impeding “walkability,” or creating isolated uses or dead space void of natural surveillance. Fences or walls must be compatible in color, texture, and design with proposed buildings.
5. Aesthetically Pleasing Design From All Vantage Points. Elevations consistent with the overlay zone, that depict building mass, materials and exterior appurtenances and facades which create an aesthetically pleasing building and site, from all vantage points, that is in character with, and proportionate to, surrounding buildings and yet provides diversity in design.
6. Remodel. Plans for significant exterior modifications to any existing structures must be submitted to the planning commission for approval and must meet the same requirements as all other structures within the mixed-use zone.
7. Open Space Plan. An open space plan showing open spaces, including but not limited to: commons, pocket parks, plazas, courtyards, landscape features, water fountains and features, greenbelts, and trail connections. “Village greens,” as a commons area, may be required adjacent to mass transit connections or other significant activity. Building materials used within open space areas shall be related to the materials of adjacent buildings and walkable surfaces shall be a non-skid finish. Design shall encourage comfortable and safe pedestrian use, including landscaping, seating areas, and lighting as appropriate.
8. Steep Slope and Stormwater Plan. A plan, which depicts drainages, steep slopes and water features, if any, and how they will be preserved or enhanced.
9. Landscape/Streetscape Plan. A site-wide landscape and streetscape plan consistent with CPTED principles and the applicable area overlay zone ordinance.
10. Lighting Plan. A plan which shows proposed street, parking lot, open space and pedestrian way lighting in sufficient detail to demonstrate conformance with the standards established in the applicable area overlay zone ordinance.
11. Street, Trails, and Pedestrian Way Plan. A plan that depicts the design and placement of streets, trails, and pedestrian ways consistent with city standards and the overlay zone.
12. Parking and Circulation Plan. A plan which demonstrates the provision for, and layout of, safe, convenient, screened parking and vehicular circulation patterns which complement the:
a. Type of land use and structure;
b. Building height and configuration;
c. Relationship to other buildings both horizontally and vertically;
d. Natural land features such as slopes and vegetation;
e. Physical features such as rail lines, canals, and controlled ingress and egress;
f. Proposed transit shelters;
g. Visibility from vehicular approaches and distant highways;
h. Safe pedestrian connections to buildings, walkways, open space, and streets;
i. Parking planned in “outdoor rooms” or larger lots softened by substantial tree and ground cover;
j. Shared parking and access; and
k. Proposed on-street parking, if any. (Ord. 11-20-2001 § 2 (part))