1266.05  GENERAL DEVELOPMENT CRITERIA.
   A Planned Development shall be designed and depicted on the preliminary development plan and final development plan in accordance with the following General Development Criteria:
   (a)   Plan Design.  The proposed Planned Development (PD) shall be designed in accordance with accepted planning principles, including the planning and development principles included in this Chapter, to ensure that the use of land, buildings and other structures; the building location, bulk, layout, arrangement, design, and height; the percentages of lot areas that may be occupied; the setback of buildings; the sizes of yards and other spaces; and the density of population are in compliance with the purposes and objectives of the PDOD regulations as set forth in the Purpose of this Chapter.
   (b)   Permitted and Conditional Uses.  A planned development may include any combination of uses when such use(s) are found to be compatible with one another and in keeping with the intent of these development criteria, provided the proposed location of the uses will not adversely affect adjacent property and/or the public health, safety and general welfare.
      (1)   The list of specific uses to be included in the proposed planned development shall be clearly delineated in the preliminary development plan and its supporting documentation. 
      (2)   Uses shall be identified as either permitted uses or conditional uses.
      (3)   Listed uses shall be defined by their customary name or identification, except where they are specifically defined or limited in this Zoning Code.
      (4)   Any listed use may be limited to areas delineated on the preliminary development plan.
   (c)   Planning and Development Principles.  The proposed planned development shall be designed in accordance with the following planning and development regulations:
      (1)   Land Use
         A.   A PDOD may be approved in all districts provided the PDOD meets the regulations in this Chapter and all other applicable regulations in this Zoning Code.
         B.   Buildings and uses within the proposed development shall be located to reduce any adverse influences and to protect and enhance the character of areas adjacent to the development;
         C.   Whenever a proposed development includes areas of a higher intensity than that permitted in adjacent areas, the location and arrangement of use areas shall include appropriate buffers, open spaces, setbacks, or other transitional areas to ensure compatibility with the lower intensity areas.
         D.   Buildings, structures and parking areas shall be designed and located within the planned development in ways that conserve environmentally sensitive or unique natural, historic, or cultural features, and minimize environmental impacts.
         E.   When calculating density for the PDOD, area devoted to non-residential land uses shall not be included in the density calculations.
      (2)   Arrangement of Buildings, Yards and Setbacks
         A.   The physical relationship of buildings and other site improvements to one another and the surrounding open space, as created by building size, mass, height, shape, and setback, shall result in a harmonious development within the planned development and adjacent to it. 
         B.   The bulk and height of buildings within the proposed development shall be compatible with the surrounding development and sufficiently buffered from the surrounding development to mitigate any potential adverse impact(s).
         C.   The setback of all buildings from the perimeter of the total tract shall be a minimum of fifty (50) feet.  The setback area shall be retained and maintained as landscaped open space free of streets and off-street parking areas.
      (3)   Landscaping, Screening and Buffering.
         A.   The pattern of landscaping shall be coordinated in design and type of materials, mounding and fencing used. Landscaping may vary in density, spacing and other treatments to reflect variations of topography, existing landscape or land uses. 
         B.   Privacy for residential buildings shall be maintained through the use of landscaping, screening and buffering. 
         C.   Appropriate buffer zones with adequate landscaping shall be provided between the proposed development and adjacent areas.
         D.   Alternative design approaches to meet the intent of the landscape regulations may be incorporated.
      (4)   Open Space.  Adequate open spaces shall be integrated throughout the development to meet the objectives of the Comprehensive Plan. A planned development that includes residential uses shall provide thirty percent (30%) of the gross acreage as open space. Such open space shall be located and designed as follows:
         A.   Open space shall be sufficiently aggregated to create large useable areas of planned open space. Left-over fragments of land from the subdivision process or land left-over from maximizing density shall not be included as useable open space, e.g., the unusual strips of land created between two (2) adjoining cul-de-sacs.
         B.   Open space shall conserve significant topographic, natural and historical features within the planned development to the extent practicable.
         C.   Open space shall provide a scenic natural environment along existing public streets characterized by large building setbacks that enable the preservation of natural features.
         D.   All open space shall be easily accessible to residents of the planned development.
         E.   Where possible, open space areas shall be connected with open space areas on abutting parcels, and wherever possible, by open space corridors.
         F.   Open space shall not be less than fifty (50) feet in width at any point, unless the Planning Commission deems that a lesser width is appropriate, such as when connecting open space areas on adjacent parcels or creating scenic walking trails.
         G.   All principal and accessory buildings shall be setback fifteen (15) feet from any designated open space.
         H.   Land area devoted to the following shall not be included as meeting the open space requirement:
            1.   Public rights-of-way;
            2.   Parking areas, access drives, common drives and driveways, except as otherwise permitted by the Planning Commission when providing access to the open space;
            3.   Required setbacks for buildings and parking areas from the project boundaries;
            4.   Private yards within subdivided lots; and,
            5.   Open space composed of the 100-year floodplain, wetlands (including woodlands with wetland soils), steep slopes, significant wildlife habitats, ridge lines, hilltops, stands of mature hardwood trees, and historic and archaeological features.  The Planning Commission may grant an exception to this requirement based on the existing street network, topography, the proximity and nature of surrounding land uses, and similar factors.
         I.   Open space may be used for outdoor active or passive recreation.  Any open space intended to be devoted to recreational activities shall be of a usable size and shape for the intended purposes as determined by the Planning Commission. Where deemed appropriate by the Planning Commission, recreation areas shall be provided with sufficient parking and appropriate access.
         J.   Open space shall be prohibited from further subdivision or development by deed restriction, conservation easement, or other agreement in a form acceptable to the Carlisle Law Director and duly recorded in the Office of the Recorder of Deeds of the County. Such recording shall take place before a construction permit, such as a building permit, of any kind is issued.
      (5)   Protection of Natural Features
         A.   A riparian buffer of twenty (20) feet shall be provided along the entire length and on both sides of a river or perennial stream channel.  Walkways may be permitted to be located within riparian buffers when the Planning Commission determines that such will create minimal change to the riparian buffer.
         B.   The 100-year floodplain shall be protected.  The most recent Flood Insurance Study prepared by the U. S. Department of Housing and Urban Development shall be used to determine the 100-year floodplain. 
         C.   Wetlands that are to be retained in their natural state within the planned development shall be protected.  A buffer area not less than twenty (20) feet in width measured from the edge of the delineated wetland shall be provided along the entire perimeter of the designated wetland.  The buffer area shall not be disturbed and shall be retained in its natural state.
      (6)   Pedestrian Circulation Systems.  A pedestrian circulation system shall be included and designed to provide convenient and safe pedestrian access throughout the planned development, and to connect to neighboring developments and community facilities.  The pedestrian circulation system may include sidewalks and other walkways not located along streets.  Sidewalks shall meet the latest Carlisle engineer standards.
      (7)   Bike Paths and Other Trail Systems.  Trail systems for bikes and other purposes should be included and designed in accordance with the latest Carlisle engineering standards or other adopted policy documents. Such trail systems shall have a minimum width of eight (8) feet and be properly buffered from any adjacent residential areas if the trail is not located along or within the right-of-way of a public street.
      (8)   Street Design and Vehicular Circulation
         A.   The proposed vehicular circulation system in the planned development shall provide adequate connections to the existing street network.
         B.   The area of the project devoted to streets and related pavement should be the minimum necessary to provide adequate and safe movement and access.
         C.   Street alignments should be designed to conserve natural features and minimize the need for cut and fill practices.
         D.   The function of adjacent thoroughfares shall be maintained by limiting access points to the minimum needed, relating them to existing access points, the street patterns on surrounding development, the thoroughfare plan and the intensity of proposed uses.
         E.   Private streets shall not be permitted unless constructed to meet all current Carlisle engineering standards.   
         F.   The design and locations of streets and parking areas shall comply with the requirements for storm water management set forth in the most recent Carlisle engineering standards or the latest requirements of the State of Ohio. 
      (9)   Off-Street Parking.  The layout of parking areas, service areas, and related entrances, exits, signs, lighting, noise sources or other potentially adverse influences shall be designed and located to protect the character of the area and as well as those areas adjacent to the development.
      (10)   Signs.  All signs and graphics within the planned development shall be compatible in size, location, height, material, shape, color and illumination.
         A.   A sign plan for the entire planned development shall set forth the design parameters for the entire project to ensure a consistent and comprehensive character throughout the project.  The sign plan shall include the design, layout, and dimensions of all ground, window and wall signs as well as distances from rights-of-way and the type and intensity of illumination. 
         B.   Signs should contribute to an overall cohesive design, reflect simplicity, and avoid visual clutter. 
         C.   The overall design and placement of buildings should take into account the general placement of signs so that all permanent signs and their associated lighting fixtures complement the appearance and architecture of the buildings.
         D.   Ground signs should be designed to relate to and share common design elements with the building(s) they identify.
         E.   The materials and colors of the sign, sign background and sign frame should be compatible with the building's materials and colors.
         F.   Signs shall conform to the applicable regulations in Chapter 1286.
      (11)   Utilities.  The applicant shall provide and construct on-site and off-site water, sewer and other infrastructure improvements for the planned development in accordance with the Carlisle engineering standards.
   (d)   Project Phasing.  If the planned development is to be implemented in phases, each phase shall have adequate provision for access, parking, storm water management, utilities, and other public improvements to serve the development in accordance with the applicable criteria set forth above. Each phase shall be provided with temporary and/or permanent transitional features, buffers, or protective areas in order to prevent any adverse impact on completed phases, future phases, and adjoining property.  Open space areas shall be proportioned in each phase of the project, and the proposed construction of any recreation facilities shall be clearly identified on a phasing plan.
   (e)   Common Facilities.  Common facilities including open space, bike trails, or other such facilities shall be owned, subject to the restriction in Section 1266.13 (c)(10), by an association; by Carlisle, if Carlisle elects to accept such common facilities; a land trust or other conservation organization recognized by Carlisle.  Carlisle's Law Director, prior to the Municipal Council approving the preliminary development plan, shall approve the ownership arrangement for such common facilities.
   (f)   Stormwater Detention/Retention Facilities.  Detention/retention facilities that are visible from a public street shall be integrated into a landscaped area. Such landscaped areas shall contain any combination of the following elements: shade and ornamental trees, evergreens, shrubbery, hedges, and/or other planting materials as well as ornamental fencing.
      (Ord. 8-13. Passed 5-14-13.)