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Il lV <br /> d. All rooftop or ground-mounted mechanical equipment and exterior trash and recycling storage <br /> areas shall be fully enclosed or screened so as to be not visible with materials compatible with <br /> the principal structure. <br /> e. Underground utilities shall be provided for all new and substantially renovated structures(the <br /> term "substantially renovated"shall mean when the renovations exceed 30 percent of the <br /> prerenovation value of the structure). <br /> (16) Flexibility.The uniqueness of each RPUD requires that specifications and standards for streets,utilities, <br /> � public facilities and subdivisions may be subject to modification from the city ordinances ordinarily <br /> governing them.The city council may therefore approve streets, utilities,public facilities and land <br /> subdivisions which are not in compliance with usual specifications or ordinance requirements,if it finds <br /> that strict adherence to such standards or requirements is not required to meet the intent of this section <br /> or to protect the health,safety or welfare of the residents of the RPUD,the surrounding area or the city <br /> . as a whole. <br /> (17) Traffic studies.The city may require a traffic analysis to be prepared by a registered traffic engineer <br /> approved by the city to assess potential traffic impacts on local streets.If impacts on service levels of <br /> roadways and intersections are anticipated,the project will be approved only contingent upon a traffic <br /> management plan that adequately mitigates those impacts.The plan may include travel demand <br /> management strategies, use of transit facilities or other appropriate measures to reduce traffic <br /> generation,and necessary improvements to road systems.The developer shall have the responsibility to <br /> install all necessary road system improvements. <br /> (18) euilding permits. No building or other permit shall be issued for any work on property included within a <br /> proposed or approved RPUD development, nor shall any work occur unless such work is in compliance <br /> with the proposed or approved RPUD development. <br /> (19) General regulations applicability.The requirements contained in this division pertaining to general <br /> regulations for residential districts and performance standards shall apply to a RPUD development as <br /> deemed appropriate by the city. <br /> (20) Lighting standards.All RPUD developments shall be subject to the general performance standards for <br /> lighting in this chapter. <br /> (21) Trails. When any portion of the project is within 1,000 feet of a public trail system,pedestrian access - <br /> shall be provided to the trail system by means of a public trail constructed at the developer's expense. <br /> � Where public rights-of-way are available,at the city's discretion the trail may utilize the public right-of- <br /> way.Trails shall be of bituminous construction,or such other material as may be approved by the city <br /> and shall be not less than eight feet in width. <br /> (Ord. No.202 2nd series, § 1(5),2-26-2001) <br /> Sec.78-627.Review of application;procedures. <br /> ' (a) Concept plan review. In order to receive guidance in the design of a RPUD prior to submission of a formal <br /> application,an applicant may submit a concept plan for review and comment by the planning commission and city council. <br /> Submission of a concept plan is optional but is highly recommended for large RPUDs. In order for the review to be of most <br /> help to the applicant,the concept plan should contain such specific information as is suggested by the city.Generally,this <br /> information should include the following: <br /> (1) Approximate building, road and trail locations; <br /> (2) Height, bulk and square footage of buildings; <br /> (3) Type and square footage of specific land uses; <br /> (4) Number of dwelling units; <br /> (5) Generalized grading plan showing areas to be cut,filled and preserved;and <br /> (6) Staging and timing of the development. <br /> The comments of the planning commission and city council shall address the consistency of the concept plan with this <br /> section.The comments of the planning commission and city council shall be for guidance only and,if positive,shall not be <br /> considered binding upon the planning commission or city council regarding approval of the formal RPUD application when <br /> submitted. <br /> (b) Master development plan and rezoning.Approval of a rezoning to RPUD and approval of a master <br /> development plan shall be subject to the procedures outlined in this chapter for a zoning map amendment.The master <br /> development plan shall contain the following: <br />