§ 190-99. Planned unit developments.

A. 

Purpose. The purpose of planned unit development regulations is to encourage flexibility in the design and development of land in order to promote its most appropriate use; to facilitate the adequate and economical provision of streets, utilities and public spaces; and to preserve the natural and scenic qualities of open areas. The procedure is intended to allow deviation from the strict adherence of this chapter and to permit diversification in the location of structures and improve circulation facilities and other site qualities while ensuring adequate standards relating to public health, safety and welfare and convenience both in the use and occupancy of buildings and facilities in planned groups.

B. 

Approval.

(1) 

Planned unit developments shall be subject to the approval of the Planning Board.

(2) 

A developer shall submit to the Planning Board a site plan of his proposal, and other documentation as may be required for Planning Board approval.

C. 

Regulations governing planned unit developments.

(1) 

Minimum area. A planned unit development shall include no less than five acres of contiguous land unless the Planning Board finds that a tract containing less than five acres, but at least one acre, is suitable as a planned unit development by virtue of its unique historical character, topography or landscaping features.

(2) 

Open space. A minimum of 25% of planned development group site area shall be developed as public open space, including walkways, plazas, landscaped areas, pools and fountains. Parking areas and vehicle access facilities shall not be considered in calculating public open space.

(3) 

Residential density. Planned unit developments shall have densities no greater than those permitted in the respective residential district in which they are developed.

(4) 

Land use. Proposed land uses shall not adversely affect surrounding development, and shall be in accordance with the objectives and principles of the Comprehensive Plan of the City.

D. 

Standards for reviewing planned unit developments. The Planning Board shall approve the planned unit development only if it finds that the planned unit development satisfies all of the following standards:

(1) 

General standards.

(a) 

The planned unit development shall be consistent with the regulations in § 190-97C.

(b) 

The planned unit development group plan shall be consistent with the Lockport Comprehensive Plan.

(c) 

The planned unit development shall provide for an effective and unified treatment of the development possibilities on the project site, making appropriate provision for the preservation of scenic features and amenities of the site and the surrounding areas.

(d) 

The planned unit development shall be planned and developed to harmonize with any existing or proposed development in the area surrounding the project site.

(2) 

Design standards.

(a) 

All buildings in the layout and design shall be an integral part of the development and have convenient access to and from adjacent uses and blocks.

(b) 

Individual buildings shall be related to each other in design, masses, materials, placement and connections to provide a visually and physically integrated development.

(c) 

Treatment of the sides and rear of all buildings within the planned development group shall be comparable in amenity and appearance to the treatment given to the street frontages of these same buildings.

(d) 

The design of buildings and parking facilities shall take advantage of the topography of the project site, where appropriate, to provide separate levels of access.

(e) 

All building walls shall be so oriented as to ensure adequate light and air exposures to the rooms within.

(f) 

All buildings shall be arranged as to avoid undue exposure to concentrated loading or parking facilities wherever possible and shall be so oriented as to preserve visual and audible privacy between adjacent buildings.

(g) 

All buildings shall be arranged as to be accessible to emergency vehicles.

(3) 

Landscape design standards.

(a) 

Landscape treatment for plazas, roads, paths, service and parking areas shall be designed as an integral part of a coordinated landscape design for the entire project area.

(b) 

Primary landscape treatment shall consist of shrubs, ground cover and street trees, and shall combine with appropriate walks and street surfaces to provide an attractive development pattern. Landscape materials selected should be appropriate to the growing conditions of the City's environment.

(c) 

Whenever appropriate, existing trees shall be conserved and integrated into the landscape design plan.

(d) 

All streets bordering the project area shall be planted at appropriate intervals with street trees.

(4) 

Circulation system design standards.

(a) 

There shall be an adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways, off-street parking and loading space.

(b) 

Roads, pedestrian walks and open space shall be designed as integral parts of an overall site design. They shall be properly related to existing and proposed buildings and appropriately landscaped.

(c) 

There shall be an adequate amount, in a suitable location, of pedestrian walks, malls and landscaped spaces to prevent pedestrian use of vehicular ways and parking spaces, and to separate pedestrian walks, malls and public transportation loading places from general vehicular circulation facilities.

(d) 

Buildings and vehicular circulation open spaces shall be arranged so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic.

(e) 

Landscaped, paved and comfortably graded pedestrian walks shall be provided along the lines of the most intense use, particularly from building entrances to streets, parking areas and adjacent buildings.

(f) 

The location and design of pedestrian walks should emphasize desirable views of new and existing development in the area.

(g) 

The maximum separation of private automobiles and service vehicles shall be provided through the use of separate service lanes.

(h) 

Materials and design of paving, lighting fixtures, retaining walls, fences, curbs, benches, etc., shall be of good appearance, easily maintained and indicative of their function.

(5) 

Parking and loading design standards.

(a) 

Parking facilities shall be landscaped and screened from public view to the extent necessary to eliminate unsightliness and monotony of parked cars.

(b) 

Pedestrian connections between parking areas and buildings shall be via special pedestrian walkways and/or elevators.

(c) 

Parking facilities shall be designed with careful regard to orderly arrangement, topography landscaping, ease of access, and shall be developed as an integral part of an overall site design.

(d) 

Any above-grade loading facility should be screened from public view to the extent necessary to eliminate unsightliness.