a. West of the river and north of Colorado Avenue.

b. West of the river and south of Colorado Avenue.

c. East of the river.

a. A map of existing and planned water and sewer facilities to serve the sub-area including line sizes, general location or routes, and how the lines will tie in with areas adjacent to the MR Zone.

b. A map of existing and planned collector and arterial streets adjacent to the sub-area and of the general route of planned collector, arterial, and major local streets through the sub-area and where the streets will connect with the existing collector or arterial street system.

c. Such other utility or transportation information as the City may determine is necessary.

d. The function and location of any private utility systems.

e. A written narrative that explains or describes how the Facilities Plan meets the following approval criteria:

a. Building envelope;

b. Parking area location, size and access;

c. Access points to local streets and major street network;

d. Pedestrian/bicycle corridors;

e. Landscape areas;

f. Other open space and common areas;

g. The expected uses to be developed and approximate square footage of building area in each category;

h. Any private development covenants, conditions or restrictions that will be recorded with the property; and

i. Any other information the City may require.

a. Creation of a stimulating and attractive mixed-use environment through the use and inter-relationship of open spaces, building locations, building scale and design, and pedestrian amenities;

b. Providing pedestrian access and movement to and through the site in a manner that maximizes foot traffic exposure to goods and services and minimizes conflicts with vehicle circulation areas;

c. Encouraging access to and enjoyment of the Deschutes River;

d. Providing for traffic and service vehicle circulation between on-site uses as appropriate;

e. Maintaining and improving the aesthetic and location advantages provided by the terrain and natural features of the site and minimizing alteration thereof as much as practicable;

f. Reducing to a minimum any negative impacts of proposed uses on adjacent properties and ensuring the livability of residential areas when applicable;

g. How the types and levels of uses are consistent with the planned function, capacity and level of service of transportation facilities.

a. Properties less than 10 acres in size that are not a part of a previously approved and valid MR Zone Master Development Plan and cannot practicably be combined with surrounding properties in the MR Zone may apply independently for an MR Zone Master Development Plan in accordance with this subsection (C); and

b. As an alternative to subsection (C)(4)(a) of this section, properties that were less than 10 acres in size on or before August 4, 1995, and that are not part of a previously approved and valid Master Development Plan may develop after obtaining Site Plan and Design Review approval from the Planning Commission after demonstrating compliance with BDC Chapter 4.2, Site Plan Review and Design Review, BDC 2.2.600, Commercial Design Review Standards, and BDC Chapter 3.3, Vehicle Parking, Loading and Bicycle Parking. The Commission shall use the master planning and design objectives set forth in subsection (C)(2) of this section to the extent applicable to the subject property. When determining compliance with BDC Chapter 4.2, BDC 2.2.600 applies even if BDC 2.2.600, by its express terms, would not otherwise apply to such an application.

a. Retain and conserve riparian vegetation within the bed and banks of the Deschutes River and adjacent to the river to the maximum extent practicable. There shall be no net loss of natural wetlands adjacent to the river.

b. Emphasize the use of native trees, shrubs, or other plants adapted for survival and growth in the high desert life zone.

c. Include street trees and parking area trees which are in scale with the development.

d. Provide a cohesive open space and pedestrian network within the development, with appropriate connections to surrounding properties and uses.

e. Provide pleasing transitions between uses, soften and buffer utility and loading areas, and provide pleasing textures and variety particularly next to buildings, along walkways, and within pedestrian plazas.

f. Include open spaces and plazas which are in scale with the development and invite activity appropriate to adjoining uses.