A.

The context of the City's neighborhoods is established and most infill development consists of a single or small number of lots that follow the established pattern of the neighborhood. The zoning districts were written to encourage and protect the existing development patterns of the built-out community; however, in some instances, larger tracts of land exist. These larger tracts present an opportunity to allow compatible yet alternative design opportunities.

B.

The purpose of this section is to allow tracts of land consisting of a minimum of two acres and having adequate depth and width for a consistent buffer area to be developed in a way that is consistent with the underlying land uses and densities, but allows alternate dimensional and design requirements. This flexibility allows creative and improved designs. This regulation does not provide an opportunity to increase density. It allows the transition of building types and dimensional criteria to be flexible within the context of the development while maintaining the character of the perimeter of the development consistent with the surrounding established pattern or providing additional buffering to transition the change of context.

C.

This section provides an alternate method to develop property. Property may always be developed in compliance with the standards and requirements of the zoning district.

(Code 1992, § 16.30.090.1)

A.

The Development Review Commission (DRC) may approve a large tract planned development following a public hearing.

B.

The POD shall not accept an application which does not meet the following requirements:

1.

The site shall consist of a minimum of two acres;

2.

The site shall have a width of at least 200 feet;

3.

The existing streets and alleys which are consistent with the grid system of the abutting areas should not be vacated to create tracts that qualify for this provision.

C.

If the regulations of this section and the regulations of the underlying zoning district conflict, these regulations shall be followed.

(Code 1992, § 16.30.090.2)

An application for a large tract planned development plan shall include:

1.

Site data information and a scaled site plan showing buildings, parking areas, sanitation accommodations, impervious surface areas and vegetation;

2.

A scaled floor plan identifying dimensions and types of all rooms including common and storage areas, floor plans shall include the approximate floor area in square feet of each unit;

3.

A landscape plan meeting the requirements of the general development standards;

4.

An accurate legal description of the property and the names of all owners of the property; and

5.

Elevations depicting architectural details and materials for all sides of each structure.

(Code 1992, § 16.30.090.3)

16.30.090.4.1. Compatibility with the underlying land use.

Projects shall comply with the overall density and intensity requirements of the zoning district when averaged over the entire site.

16.30.090.4.2. Exterior buffer requirements.

A.

The term "buffer" in this section means a transitional area at the perimeter of the site, abutting adjacent properties. The purpose of the buffer is to reduce the visual impact on the adjacent properties by requiring structures of a scale similar to the majority of structures on the adjacent properties.

B.

Variances from the buffer requirement may be granted by the DRC only on the sides of the site that are adjacent to a more intensive zoning district. On these portions the DRC may approve a variance from the dimensional requirements of structures in the buffer up to but not in excess of the dimensional requirements of the adjacent more intensive zoning district.

C.

The minimum depth of the buffer shall be based on the total overall height of the tallest proposed building on the site. The minimum depth shall be determined by multiplying the overall height of the tallest proposed building on the site by 0.8 (e.g., if the tallest building is 100 feet tall, the buffer shall be no less than 80 feet deep from the property line on all sides). The depth of the buffer shall not be less than 75 feet if any structure exceeds the maximum building height of the underlying zoning district.

D.

If the buffer is adjacent to existing single-family structures, all structures within the buffer shall be compatible with the predominant building type and scale of the adjacent residential structures. Structures within the buffer on sides of the project adjacent to vacant residentially zoned property shall be developed in compliance with the standards of the zoning district.

E.

The buffer may be utilized as open space which may include but is not limited to landscaping, pools without enclosures, sitting areas, retention areas, sidewalks, bicycle paths, entryways, driveways and any other use not requiring a habitable structure. Surface parking lots are prohibited in the buffer unless they serve a structure located in the buffer.

F.

Where the adjacent property consists of a park or waterway in excess of 200 feet in width, the buffer shall be open space.

G.

Structures within the buffer area shall not exceed the maximum dimensional criteria and design guidelines of the zoning district. Variances within the buffer area are not allowed except as provided herein.

Large Tract Planned Development

16.30.090.4.3. Height and interior dimensional requirements.

Providing the required buffer is evidence of hardship. Variances from any dimensional requirement of the zoning district on the property outside of the buffer may be allowed. Sites of five acres or less shall have a height limit of 72 feet, and sites greater than five acres shall have a height limit of 150 feet.

(Code 1992, § 16.30.090.4)