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HomeMy WebLinkAbout16_PUD_REVIEW_STANDARDS16.1PUD Review Standards PUD Review Standards section 16 16.2 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission This page intentionally left blank 16.3PUD Review Standards PUD Review and Application Standards Section 26.445.050 Review Standards: Conceptual, Final, Consolidated, and Mi- nor PUD. A development application for Concep- tual, Final, Consolidated Conceptual and Final, or Minor PUD shall comply with the following standards and requirements. Due to the limited issues associated with Conceptual Reviews and properties eli- gible for Minor PUD Review, certain stan- dards shall not be applied as noted. The burden shall rest upon an applicant to show the reasonableness of the develop- ment application, and its conformity to the standards and procedures of this Chapter and this title. A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Com- munity Plan. A: General Requirements 1. Consistency with Aspen Area Community Plan The proposed development is consistent with the Aspen Area Community Plan for the following reasons: Publicly Owned Affordable Housing Sites The Community Plan specifically calls out “Burlingame Village (pending agreement with Zoline Family)” as a target site. The Bar/X Ranch was also listed in the 1993 Community Plan as a suitable receiving zone for affordable housing. In addition the Community Plan specifically states: “The private sector is encouraged to come forward with afford- able housing proposals of their own. Public-private partner- ships are encouraged as well as private affordable housing ventures.” The initiative taken by the Zoline Family in proposing Burl- ingame Village and in proposing the use of a public-private partnership to carry out the development pre-dated the Com- munity Plan’s adoption of these goals. Responses to the Priorities of the 2000 Community Plan: Managing Growth The land use planning for the proposed development protects and enhances the existing physical and natural environment of the valley. Aspen Community Growth Boundary The proposed development is entirely within the adopted Com- munity Growth Boundary. Transportation Although providing a transportation plan to serve a small number of free market units is much harder than for the high density of Burlingame Village, this proposal has formulated a The left hand column of each page shows the code requirement. The right hand column is our response. Section numbers of the two columns are horizontally aligned for convenience. 16.4 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission modest Transportation Demand Management Plan (page 25) that should have a significant impact on the number of trips generated by the free market component. Housing The Community Plan calls for the provision of 800 to 1300 additional affordable housing units within the Aspen Community Growth Boundary, and asks that consideration should be given to minimize the development footprint of all affordable housing projects without compromising the appropriate density or the livability of the project. By means of this public/private partnership, the 330 AH units in Burlingame Village will provide between 25% and 41% of the Community Plan’s goal, and with a ratio of 27:1 of AH units to new free market units, the Community Plan’s goal of prioritizing community housing over free market housing is clearly achieved. Economic Sustainability Both ranching and cultural/educational facilities will help main- tain a diversified year-round economy that supports the Aspen area community; and will help maintain and enhance existing business and cultural entities and support and promote the “Aspen Idea” of “mind, body and spirit.” Parks, Open Space and the Environment The proposed development preserves, enhances and restores the natural beauty of the site. Historic Preservation It is a goal of the Community Plan to preserve Aspen’s irre - placeable historic resources. The ranch house and ranch meadows will be unique historic artifacts within the boundary of municipal incorporation, and will be protected by conserva- tion easements. Design Quality The applicant proposes to generate a high quality of design within the free market component by (1) developing design guidelines appropriate to the rural qualities of the site, (2) imposing requirements for “green construction” in order to generate healthy, energy-efficient buildings, and (3) limiting the amount of “urban landscaping” that lot owners may develop so that the natural qualities of the site are, to a maximum extent, maintained for the future. Arts, Culture and Education The proposed development recognizes the contribution of the arts, culture and education to the quality of life in Aspen. The Ranch is an important historic cultural artifact, and provision has been made to expand the cultural and educational uses of the property as appropriate. 16.5PUD Review Standards 2. Consistency with the character of the surrounding area Both the site and the surrounding area basically share a rural, natural character, primarily shaped by historic ranching and farming practices. To the west, the Highway 82 corridor supports a corridor of development joining the City to the Aspen Airport Business Center (“AABC”). Despite the largely successful efforts of City and County governments over the years to use berming, planting, and substantial setbacks in order to maintain a natural feel to this corridor, most development has taken place along it, and this gives the western side of the site a distinctly differ- ent character. However, as far as the free market component is concerned, the west is effectively bounded by the Maroon Creek Club golf course and Deer Hill. To the south and west the site is bounded by the canyon of Maroon Creek. Part of this canyon is occupied by the Caudill property and the recent Connie Harvey Subdivision. Beyond the canyon, to the south, lies the open space of the municipal golf course, and to the east lies Red Butte. To the north, across the Roaring Fork Canyon, lies the old Stein Ranch, now the Red Butte Subdivision. A substantial portion of this surrounding land is in a substantially natural state and conservation easements have been placed on portions of Red Butte and the Stein Ranch. The only contiguous land on which future development will occur are Burlingame Village and the Connie Harvey property. The overall development character of the proposed develop - ment is therefore highly compatible with the surrounding area - low density free market residential lots, with highly defined homesites and large amounts of preserved open space, much of it subject to conservation easements 3. Adverse effects on future development of the surroundings. Because the future development of the surrounding area has already been determined and platted, and the subject property is the last property in the area to seek development approv- als, there is no adverse effect on future development of the surrounding area. 4. GMQS allotments The proposed development is exempt from GMQS under the definitions of the AH/PUD zone district. This is confirmed by the terms of the pre-annexation agreement. Exemption for the Cultural Use Area is requested under 26.470.070.H – Essential Public Facilities. 2.The proposed development shall be consistent with the character of existing land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of the surrounding area. 4. The proposed development has either been granted GMQS allotments, is ex- empt from GMQS, or GMQS allotments are available to accommodate the pro- posed development and will be consid- ered prior to, or in combination with, final PUD development plan review. 16.6 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission 1 & 2 Maximum allowable density, allowable floor area, homesite locations and lot sizes have been determined by the pre-annexation agreement. A great deal of effort has been made to preserve the integrity of the ranch as the primary existing land use. Homesites have been completely removed from the irrigated meadows. The natural landforms and environmentally sensitive areas have been respected. Overall density is greatly reduced from that obtainable from the existing Pitkin County zoning, and the dimensional requirements on the project are compatible with neighboring projects such as the recent Connie Harvey Subdivi- sion and the Red Butte Subdivision (Stein Ranch). The maximum height of buildings is being voluntarily limited by the applicant as follows: The height of buildings, measured as the vertical distance from undisturbed grade to the highest point on the building, shall not exceed 30 feet. In addition, no more than one third of the total above grade square footage of a house may be on an upper floor, and the balance must be on the first floor. This will give a generally low horizontal emphasis to houses, reducing visual impacts. 3 All parking spaces for the free market lots are off-street. The minimum requirement is 3 spaces for each house plus 1 space for each ADU. See also the Transportation Demand Manage - ment proposal in Section 18. B. Establishment of Dimensional Re- quirements: The final PUD development plans shall establish the dimensional re- quirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimen- sional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the pro- posed dimensional requirements, com- patibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the follow- ing: 1. The proposed dimensional require- ments for the subject property are appro- priate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and sig- nificant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. 2. The proposed dimensional require- ments permit a scale, massing, and quan- tity of open space and site coverage ap- propriate and favorable to the character of the proposed PUD and of the surrounding area. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed. c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disin- centive techniques in the proposed devel- opment. B: Establishment of Dimensional Requirements The proposed dimensional requirements per LUC 26.445.040. C and discussion of compliance with the code standards are as follows: 16.7PUD Review Standards d) The proximity of the proposed devel- opment to the commercial core and gen- eral activity centers in the city. 4. The maximum allowable density within a PUD may be reduced if there exists in- sufficient infrastructure capabilities. Spe- cifically, the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to en- sure fire protection, snow removal, and road maintenance to the proposed devel- opment. 5. The maximum allowable density with- in a PUD may be reduced if there exists natural hazards or critical natural site fea- tures. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the pro- posed development because of ground instability or the possibility of mud flow, rock falls or avalanche dangers. b) The effects of the proposed develop- ment are detrimental to the natural water- shed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the sur- rounding area and the City. d) The design and location of any pro- posed structure, road, driveway, or trail in the proposed development is not com- patible with the terrain or causes harmful disturbance to critical natural features of the site. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the develop- ment pattern is compatible with its sur- rounding development patterns and with the site’ s physical constraints. Specifi- cally, the maximum density of a PUD may be increased if: a) The increase in density serves one or more goals of the community as ex- pressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. b) The site’ s physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 The maximum density has already been set through the Pre - annexation Agreement and the determination made that there is sufficient infrastructure existing or contracted for to meet the needs of the development. Per the terms of the pre-annexation agreement, the City and Bar/X Ranch LLC are contractually obliged to provide adequate road access and utility capability to support the requested density. 5 The maximum density has already been set through the Preannexation Agreement, and this has taken into account the existence of natural hazards and critical natural site features. a) See Section 19: Suitability of Soils. b) See Section 8: Surface Drainage. c) See Section 20: Civil Engineering. d) See Section 20: Civil Engineering. See also the Conserva- tion Easements, Sections 14 and 15. 6 The maximum density has already been set through the Preannexation Agreement. All free market homesites loca- tions are in areas that have been disturbed by ranching and farming and are not in a natural state. Most of these areas are currently dry grazing areas containing sage scrub, but have been irrigated from time to time in the past. Land which is unsuitable for development by reason of soils or geology problems, or where development might be detrimental to the natural watershed has been avoided. The size and uses for the Cultural Use Area, which are to be determined from this Final Submission serve the goals of the Aspen Area Community Plan. See Section 10. 16.8 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission 4 and 5, above, those areas can be avoid- ed, or those characteristics mitigated. c) The increase in maximum density re- sults in a development pattern compatible with, and complimentary to, the surround- ing existing and expected development pattern, land uses, and characteristics. Notes: a) Lot sizes for individual lots within a PUD may be established at a higher or lower rate than specified in the underly- ing zone district as long as, on average, the entire PUD conforms to the maximum density provisions of the respective zone district or as otherwise established as the maximum allowable density pursuant to a Final PUD Development Plan. b) The approved dimensional require- ments for all lots within the PUD are re- quired to be reflected in the final PUD de- velopment plans. C. Site Design. The purpose of this standard is to en- sure the PUD enhances public spaces, is complimentary to the site’ s natural and man-made features and the adjacent public spaces, and ensures the public’ s health and safety. The proposed develop- ment shall comply with the following: 1. Existing natural or man-made fea- tures of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an ap- propriate manner. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. 3. Structures are appropriately ori- ented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engage- ment of vehicular and pedestrian move- ment. 4. Buildings and access ways are ap- propriately arranged to allow emergency and service vehicle access. 5. Adequate pedestrian and handi- capped access is provided. C: Site Design 1 The existing unique natural features of the site are being preserved through conservation easements. The unique human-made features - the ranch house, old barn, and irrigated meadows are also being preserved. It is also the applicant’s intention that future planning of the area immediately around the historic ranch house will preserve the context in which the buildings sits. Roads will remain gravelled. 2 Structures on the Fathering Parcel and the free market homesites have been clustered to preserve the historic irrigated meadows and major scenic vistas. This siting also minimizes the visual impact of the free market development on the afford- able housing village and the surrounding area. 3 The street layout has been primarily designed to minimize the impacts of vehicular and pedestrian movement on the ranch operation. There are no public streets within the project. 4 Emergency and service vehicles have straightforward access to all lots. 5 Handicapped access issues will be determined at time of issuance of building permits. The site design does not limit handicapped access. 16.9PUD Review Standards 6. Site drainage is accommodated for the proposed development in a practi- cal and reasonable manner and shall not negatively impact surrounding properties. 7. For non-residential land uses, spac- es between buildings are appropriately designed to accommodate any program- matic functions associated with the use. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and va- riety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appro- priate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. E. Architectural Character. It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the pro- posed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building’ s use, the building’ 6 Because of the high percolation rates of the soils, distributed site drainage has been adopted using constructed wetland areas as sumps. See Section 8: Surface Drainage. 7 At present the only non-residential uses are for ranching. The spaces between the ranch buildings are functionally part of the ranch operation and will be appropriately designed to accommodate those functions. D: Landscape Plan 1 Per the terms of the pre-annexation agreement, urban land- scaping by the free market homes is limited to within 100 feet of the buildings on the homesite, and irrigation using municipal water is limited to 10,000 sq.ft. per lot. The urban landscape boundaries are in many places constrained to much less than 100 feet by lotline setbacks and other restrictions. See Section 7: Landscape Design. The landscape plan additionally calls for berming and planting along the lot lines between adjacent homesites, and untreated irrigation water from the ranch’s ditch system will be used to support these areas, and portions of lots not irrigated by municipal water supply. All irrigation using the Landowner’s irrigation rights will be under control of the ranch manager. The free market homeowner’s association will be obliged to perform annual weed control under the advice of a profes- sional biologist. 2 The significant natural and man-made features are being preserved through conservation easements. 3 The Landowner believes that no existing trees will be felled in constructing the entire free market component. The Design Guidelines (Section 9) will enforce strict protection of all vegeta- tion and landscape outside the building envelopes and urban landscape boundaries. E: Architectural Character See Section 9: Design Guidelines and Section 12: Stage Road Design Association. 16.10 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission s proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other at- tributes which may significantly represent the character of the proposed develop- ment. There shall be approved as part of the final development plan an architec- tural character plan, which adequately depicts the character of the proposed de- velopment. The proposed architecture of the development shall: 1. be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architec- ture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. 2. incorporate, to the extent practi- cal, natural heating and cooling by taking advantage of the property’ s solar access, shade, and vegetation and by use of non- or less-intensive mechanical systems. 3. accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not re- quire significant maintenance. F. Lighting. The purpose of this standard to ensure the exterior of the development will be lighted in an appropriate manner consid- ering both public safety and general aes- thetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interfer- ence of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an ap- propriate manner. 2. All exterior lighting shall in compli- ance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up-lighting of site features, buildings, landscape ele- ments, and lighting to call inordinate at- tention to the property is prohibited for residential development. G. Common Park, Open Space, or Rec- reation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all develop- ment in the proposed PUD, the following criteria shall be met: F: Lighting See Section 9: Design Guidelines, Page 9.16 G: Common Park, Open Space, or Recreation Area There are no common areas in the free market component. 16.11PUD Review Standards 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, consider- ing existing and proposed structures and natural landscape features of the prop- erty, provides visual relief to the property’ s built form, and is available to the mutual benefit of the various land uses and prop- erty users of the PUD. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate as- surance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. H. Utilities and Public facilities. The purpose of this standard is to en- sure the development does not impose an undue burden on the City’ s infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities as- sociated with the development shall com- ply with the following: 1. Adequate public infrastructure fa- cilities exist to accommodate the develop- ment. 2. Adverse impacts on public infra- structure by the development will be miti- gated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appro- priately and where the developer is reim- bursed proportionately for the additional improvement. I. Access and Circulation. The purpose of this standard is to ensure the develop- ment is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and rec- reational trail facilities and minimizes the use of security gates. The proposed ac- cess and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land H: Utilities and Public Facilities The public financial burden is specified by the Preannexation Agreement. The public will not incur financial burdens other than those specified by the Preannexation Agreement. I: Access and Circulation 1 The free market lots will have access to a public street 16.12 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission use within the PUD has adequate access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. 2. The proposed development, vehic- ular access points, and parking arrange- ment do not create traffic congestion on the roads surrounding the proposed de- velopment, or such surrounding roads are proposed to be improved to accommo- date the development. 3. Areas of historic pedestrian or rec- reational trail use, improvements of, or connections to, the bicycle and pedes- trian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appro- priate improvements and maintenance. 4. The recommendations of the Aspen Area Community Plan and adopted spe- cific plans regarding recreational trails, pedestrian and bicycle paths, and trans- portation are proposed to be implemented in an appropriate manner. 5. Streets in the PUD which are pro- posed or recommended to be retained under private ownership provide appropri- ate dedication to public use to ensure ap- propriate public and emergency access. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. J. Phasing of Development Plan. The purpose of this criteria is to ensure par- tially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated ad- equately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD develop- ment plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. 2. The phasing plan describes physi- cal areas insulating, to the extent practi- cal, occupants of initial phases from the construction of later phases. 3. The proposed phasing plan en- sures the necessary or proportionate im- provements to public facilities, payment of by means of private road easements across the lots with an appropriate dedication to public and emergency access. See Section 3: Survey and Plat. 2 Studies by the City Transportation Department, Maroon Creek Club and Colorado Department of Highways have shown that Stage Road, Club Circle and the Highway 82 Underpass are capable of carrying traffic loads far in excess of those to be generated by the proposed development. 3 Stage Road will connect the free market lots to the trail along Highway 82, and to the proposed trail between Highway 82, Burlingame Village and the Aspen Airport Business Center. 4 These issues were defined in the Preannexation Agreement, Section 29. 5 See the Plat and Section 11: Ranch Entrance and Harvey/ Caudill Easement. 6 A traditional-style steel ranch entrance is proposed where Stage Road enters the ranch. No other entryway expressions, other than ordinary signage, are proposed. See Section 11. J: Phasing of Development Plan There is no plan to phase the development at this time. However, given the clustering of the free market homesites, phased development meeting the code criteria is quite feasible. Because of the 25 year vesting period, the applicant desires to retain the ability to submit a phasing plan, if desired, at such time development commences. 16.13PUD Review Standards impact fees and fees-in-lieu, construction of any facilities to be used jointly by resi- dents of the PUD, construction of any re- quired affordable housing, and any mitiga- tion measures are realized concurrent or prior to the respective impacts associated with the phase. Section 26.445.060 Application Materials. B. Final, Consolidated, and Minor Devel- opment Plan. The contents of the development appli- cation for a Final, Consolidated Conceptu- al and Final, and Minor development plan shall include the following: 1. The general application information required in Common Procedures, Section 26.304. 2. A Site Improvement Survey depict- ing: a) Existing natural and man-made site features. b) Existing topography and cat- egorization of site slopes falling within the thresholds described in General Provi- sions, Section 26.445.040. c) All legal easements and restric- tions. 3. A detailed description and site plan of the proposed development including a statement of the objectives to be achieved by the PUD and a description of the pro- posed land uses, densities, natural fea- tures, traffic and pedestrian circulation, off-street parking, open space areas, in- frastructure improvements, and site drain- age. 4. An architectural character plan in- dicating the suitability of a building for its purposes, legibility of the building’ s use, the building’ s proposed massing, propor- tion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the proposed development. 5. A landscape plan depicting: a) The type, location, and size of all existing plant materials and other land- scape features. b) The proposed method of protect- ing vegetation through construction. c) The type and location of all pro- posed plant materials, other landscape features, proposed treatment of ground Section 26.445.060 Application Materials 1 See Section 2: Common Development Review require - ments. 2 Legal easements and restrictions are shown on the Plat. (See Section 3.) Topography, site slopes, and human-made features are shown on the Site Map on Page 2.19. 3 A detailed description is provided in both the Preannexation Agreement and the Composite Plansheet submitted as a com- panion to this binder. 4 See Section 9: Design Guidelines. 5 See Section 7: Landscape Design, the Site Map on Page 2.19, and the Composite Plansheet. Protection of vegetation duting construction is covered in the Design Guideline proce - dures. 16.14 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission 6 The only facilities for public use proposed are within the Cul- tural Use Area, see section 10. Construction of these facilities is at applicant’s sole option. 7 There are no common areas. 8 Dimensional requirements are as described in Section 17: PUD Control Document, and Section 3: Survey & Plat. 9 There is no phasing proposed at this time. 10 See pages 16.3 through 16.12. 11 See Section 3: Survey & Plat. 12 See Section 17: PUD Control Document and Section 3: Survey & Plat. surfaces and erosion control, and a plant material schedule with common and bo- tanical names, sizes, and quantities. 6. A statement specifying the public facilities that will be needed to accom- modate the proposed development, and what specific assurances will be made to ensure the public facilities will be avail- able to accommodate the proposed de- velopment. 7. A statement specifying the method of maintaining any proposed common areas on the site, including but not lim- ited to common parking areas, walkways, landscaped areas, and recreational fa- cilities, and what specific assurances will be made to ensure the continual mainte- nance of said areas. 8. A description of the dimensional requirements requested to be established through the review. 9. A description of any proposed proj- ect phasing detailing the specific improve- ments proposed for each phase. 10. A written response to each of the PUD Review Criteria contained in section, Section 26.445.050. 11. A proposed plat which depicts the applicable information required by Sec- tion 26.480.060(A)(3) and (B). 12. Proposed PUD Plans and a pro- posed PUD Agreement.