§ 17.28.120. Criteria for development plan.

A.

The city council must be satisfied that the final development plan has met with each of the following criteria or can demonstrate that one or more of them is not applicable and that a practicable solution consistent with public interest has been achieved for each of these elements:

1.

An appropriate relationship to the surrounding area;

2.

Circulation in terms of the internal street circulation system, designed for the type of traffic generated, safety, separation from living areas, convenience, access, and noise and exhaust control. Proper circulation in parking areas in terms of safety, convenience, separation and screening;

3.

Consideration and provision for low and moderate-income housing;

4.

Functional open space in terms of optimum preservation of natural features, including trees and drainage areas, recreation, views, density relief and convenience of function;

5.

Variety in terms of housing types, densities, facilities and open space;

6.

Privacy in terms of the needs of individuals, families and neighbors;

7.

Pedestrian and bicycle traffic in terms of safety, separation, convenience, access points of destination and attractiveness;

8.

Building types in terms of appropriateness to density, site relationship and bulk;

9.

Building design in terms of orientation, spacing, materials, color, texture, storage, signs and lighting;

10.

Landscaping of total site in terms of purpose, such as screening, ornamental types used, and materials used, if any; and maintenance, suitability and effect on the neighborhood;

11.

Compliance with all applicable development design standards and guidelines and all applicable regulations pertaining to matters of state interest, as specified in chapter 17.32;

12.

None of the standards for annexation specified in chapter 16.32 have been violated;

13.

Services including utilities, fire and police protection, and other such services are available or can be made available to adequately serve the development specified in the final development plan.

B.

The following list of criteria and guidelines will be reviewed by the city in determining whether a project shall be approved as a planned unit development. The criteria and guidelines listed below must be addressed by the applicant in plans and/or reports submitted to the city. An applicant merely addressing the guidelines and criteria shall not automatically merit approval of the planned unit development plan submitted. Satisfaction of the described criteria and guidelines shall be determined by the city council and the city council may also require additional criteria and guidelines be met with respect to a particular plan.

1.

Development shall be in accordance with the adopted elements of the comprehensive development plan of the city, and in accordance with any adopted development design standards and guidelines.

2.

No structures in a planned unit development shall encroach upon the floodplain. Existing bodies of water and existing stream courses shall not be channelized or altered in a planned unit development plan.

3.

No occupied structure shall be located on ground showing severe subsidence potential without adequate design and study approved specifically by the city.

4.

The proposal should utilize and preserve existing vegetation, land forms, waterways, and historical or archeological sites in the best manner possible. Steep slopes and important natural drainage systems shall not be disrupted. How the proposal meets this provision, including an inventory of how existing vegetation is included in the proposal, shall be set forth on the landscape plan submitted to the city.

5.

Visual relief and variety of visual sitings shall be located within a development in the overall site plan. Such relief shall be accomplished by building placements, shortened or interrupted street vistas, visual access to open space and other methods of design.

6.

Open space within the project shall be located in such a manner as to facilitate pedestrian use and to create an area that is usable and accessible to residents of surrounding developments.

7.

Street design should minimize through traffic passing residential units. Suggested standards with respect to paving widths, housing setbacks and landscaping are set forth in public works standards of the city and applicable development design standards and guidelines. The system of streets, including parking lots, shall aid the order and aesthetic quality of the development.

8.

There shall exist an internal pedestrian circulation system separate from the vehicular system such that allows access to adjacent parcels as well as to parks, open space or recreation facilities within the development. Pedestrian links to trail systems of the city shall be provided.

9.

The project and development should attempt to incorporate features which reduce the demand for water usage.

10.

Landscape plans shall attempt to reduce heating and cooling demands of buildings through the selection and placement of landscape materials, paving, vegetation, earth forms, walls, fences, or other materials.

11.

Proposed developments shall be buffered from collector and arterial streets. Such buffering may be accomplished by earthen berms, landscaping, leafing patterns, and other materials. Entrance islands defining traffic patterns along with landscaping shall be incorporated into entrances to developments.

12.

There shall be encouraged the siting of lot arrangement, building orientation and roof orientation in developments so as to obtain the maximum use of solar energy for heating.

13.

The overall PUD shall provide a variety of housing types.

14.

Neighborhoods within a PUD shall provide a range of housing size.

15.

Architectural design of buildings shall be compatible in design with the contours of the site, compatible with surrounding designs and neighborhoods, shall promote harmonious transitions and scale in character in areas of different planned uses, and shall contribute to a mix of styles within the city.

C.

The following guidelines shall apply to mixed use and multifamily developments:

1.

Parking shall be screened from public streets and roads. Design guidelines for the construction of parking lots in commercial mixed use and multifamily use shall be as set forth in public works standards of the city and applicable development design standards and guidelines.

2.

Architectural design of buildings shall be compatible in design with the contours of the site, compatible with surrounding designs and neighborhoods, shall promote harmonious transitions and scale in character in areas of different planned uses, and shall contribute to a mix of styles within the city.

3.

If the development shall contain four or more structures, and structures should normally be clustered into clearly definable groups around areas of activity such as common open space, courtyards or plazas.

(Code 1962, § 25-6-107(F), (G); Ord. No. 424-1973, § 1; Ord. No. 485-1976, § 22; Ord. No. 502-1976, § 4; Code 1977, § 17.28.120; Ord. No. 524-1977, § 5; Ord. No. 799-1983, §§ 2, 3; Ord. No. 1242-1996, §§ 8—11, 6-17-1997)