This section shall apply to development proposals in the NPUD districts which are master-planned residential uses on large parcels where relaxation of certain development standards (such as setbacks, height, and off-street parking) may be approved.

(Code 1992, § 16.50.290.1)

The majority of the land in the City consists of smaller lots which are already developed. Large parcels of land available for redevelopment are uncommon and land assembly can be difficult. The development standards of this Code have been designed to address the predominant development pattern. However, in an instance where a larger tract of land is available, deviation from certain development standards, such as individual lot areas and internal building setbacks, may be appropriate. The criteria set forth in this section are intended to allow for consideration of alternative plans that comply with the development standards set forth in the rules for the respective future land use designation.

(Code 1992, § 16.50.290.2)

A.

Planned unit developments shall only be permitted on sites containing at least one acre of contiguous land.

B.

City standards and specifications shall be utilized in designing all common service infrastructure including streets, alleys, sidewalks, water, sewer, and electric facilities.

C.

A plat for the entire site shall be recorded prior to issuance of a certificate of occupancy for any unit. The plat shall dedicate easements in accordance with City standards for utility service infrastructure, access by emergency and public service vehicles, drainage, and other purposes as generally required for plats.

(Code 1992, § 16.50.290.3)

The allowable uses and maximum development potential of a planned unit development shall be governed by the zoning district.

(Code 1992, § 16.50.290.4)

A.

Buildings on the perimeter of the site shall be consistent with the established development pattern of the surrounding area.

B.

The design of the perimeter buildings shall be consistent with the scale, massing, height, building setbacks and rhythm of buildings on adjacent properties.

C.

Primary entrances to all perimeter buildings shall face the street. For a building with two street frontages, the sides of the building facing the streets shall incorporate architecturally consistent windows, doorways, and porches so that both frontages appear to be a front façade.

D.

All entrances shall be connected to paved sidewalk systems within the development and the adjacent public sidewalks. The developer shall construct public sidewalks on the perimeter of the property if none exist.

E.

Building setbacks for interior buildings shall be half of the required setback for perimeter buildings.

F.

Maximum height for interior buildings shall be twice the limit for the zoning district. Interior buildings that exceed the normally prescribed height for the district shall be set back at least 100 feet from all property lines of the development in the master plan and must be buffered by perimeter buildings.

G.

Setbacks between buildings within the interior of the site shall comply with the required separation between buildings as specified by the applicable building and fire codes.

H.

Vehicular access, traffic circulation and off-street parking areas for perimeter uses shall be consistent with the character of the abutting blocks. Individual driveways for perimeter buildings shall not be allowed unless that is the established pattern for the surrounding area. The plan shall include facilities for vehicles, pedestrians and bicyclists to travel between all areas of the site.

I.

The number of parking spaces provided within the development shall comply with the standards for the proposed uses. Shared parking arrangements shall be subject to the standards set forth in the parking and loading section.

J.

At least five percent of the area of the site shall be dedicated for common ground-level open space and recreation. These areas shall be accessible from all areas and shall include basic amenities such as seating areas and pedestrian-level lighting. A playground or tot lot shall be provided if more than 50 percent of the dwelling units have two or more bedrooms except developments restricted to residents 55 years of age or older.

K.

Private outdoor living space, including balconies, porches, or patios, shall be provided for all dwelling units.

L.

Buildings with any side exceeding 100 feet in length shall have an articulated roofline. Contiguous groups of dwelling units shall not exceed 250 feet in length.

M.

Contiguous townhouse units shall have vertically-oriented architecture to visually break up the horizontal mass of the overall building.

N.

Buildings containing more than three stories shall be designed with a clearly identifiable base, middle and top to break up the vertical mass of the structure.

O.

An individual primary doorway shall be provided at ground-level for each first floor residential unit.

(Code 1992, § 16.50.290.5)