(A) Purpose and intent.
(1) Planned residential developments (PRD's) may consist of either single-family dwellings, duplexes, or multifamily dwellings, or a mixture of said housing types. A variety of dwelling types and physical arrangements may be permitted such as single-family detached houses, lotline houses, village houses, twin houses, duplexes, patio houses, atrium houses, townhouses, other cluster arrangements, or other multifamily arrangements.
(2) The purpose for having planned residential developments is to promote variety, innovation, and flexibility in development by allowing certain variations in lot sizes, dwelling unit types and/or design requirements, the intended purpose of which is to:
(a) Permit a creative approach to the development of residential land;
(b) Provide for an efficient use of land;
(c) Enhance the appearance of neighborhoods through preservation of natural features;
(d) Provide for recreational areas and open space; and
(e) Provide an opportunity for new approaches to living environment and provide an environment of stable character compatible with surrounding residential areas.
(3) In keeping with the stated purpose of this section, PRD's are only allowed as conditional zoning districts. Furthermore, planned developments are reviewed in terms of the overall density, quality of development, and building separation to ensure public safety. Therefore, the lot and setback requirements for single-family residential development and non- residential development are waived for individual lots within the PRD. In addition, the minimum street frontage requirement in section 18-34(a), Lot Layout, in the City of Gastonia Subdivision Ordinance, may be reduced in PRD's. Minimum distances between multi-family, townhouse, and atrium developments are set forth in division (B)(19) below.
(B) Project requirements. The following minimum requirements shall be applicable to any PRD.
(1) Location, project size, density. (Shall only be used when it is in conjunction with a joint project with the City of Gastonia.)
Zoning District | Minimum Gross Project Area (Acres)† | Maximum Gross Density (Dwelling Units/Acre)*†† |
Zoning District | Minimum Gross Project Area (Acres)† | Maximum Gross Density (Dwelling Units/Acre)*†† |
R-1 | 5 | 4.0 |
R-2 | 3 | 5.0 |
R-3 | 2 | 5.5 |
R-4 | 2 | 5.5 |
R-MF | 5 | 18.0 |
O-1 | 3 | 8.0 |
O-2 | 3 | 8.0 |
C-1 | 3 | 8.0 |
C-1A | 3 | 8.0 |
PUD | ** | 18.0** |
* § 153.047(C) provides for a schedule of density bonuses over and above these basic gross densities where projects meet certain other requirements. ** Per § 153.048(B)(1). *** As calculated for the residential portions of the project only. † For Transitional infill developments (TID's), the size range may be between one acre and the minimum gross project area listed in the chart. For example, a TID in the R-1 district may be between 1.0 and 4.99 acres. Transitional infill developments (TIDs) within the Traditional design (TD) overlay district shall be between 15,000 square feet and three acres. †† For Transitional infill developments (TID's), there is a requirement for a minimum number of dwelling units in addition to the maximums stated in the chart. Notwithstanding the maximum gross densities listed, TIDs must have a minimum of five units. Accomplishing this minimum in R-1, R-2, R-3, and R-4 zones may require conformity to the density bonus provisions in § 153.047(C). Transitional infill developments (TIDs) within the Traditional design (TD) overlay district must contain at least three dwelling units and shall have a maximum gross density of 18 dwelling units per acre (not including any density bonus). | ||
(2) Dwelling unit types. Allowed dwelling unit types for PRDs for each applicable zoning district are as follows.
Zoning Districts
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R-1 | R-2 | R-3 | R-4 | R-MF | O-1 | O-2 | O-P | C-1/ C-1A | PUD | TDD | |
Zoning Districts
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R-1 | R-2 | R-3 | R-4 | R-MF | O-1 | O-2 | O-P | C-1/ C-1A | PUD | TDD | |
Dwelling Unit Type DETACHED | |||||||||||
Single-family detached house (excluding manufactured homes) | Yes | Yes | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Lot line house | Yes | Yes | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Patio house | Yes | Yes | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Village house | Yes | Yes | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Dwelling Unit Type ATTACHED | |||||||||||
Atrium house | Yes * | Yes * | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Duplex | No | No | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Townhouse/rowhouse | No | No | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Twin house | Yes * | Yes * | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Multi-family (in a building containing up to two aboveground stories) | No | No | Yes | Ye s | Yes | Ye s | Ye s | Yes | Yes | Yes | Yes |
Multi-family (in a building containing over two aboveground stories) | No | No | No | No | Yes | No | No | No | Yes | Yes | Yes |
* The use may only be allowed if: 1. The proposed development is located on a site having a minimum gross acreage of ten acres; and 2. Greater than 50% of the dwelling units in the development consist of single-family dwelling units, lotline houses, village homes or patio homes. | |||||||||||
(3) Public service. The site must be served by public water and sewer.
(4) Minimum front yard setback at project boundary where rear residential yards abut the front project boundary. Fifty feet at front project boundary, except that it may be reduced as follows:
(a) The setback may be reduced to a minimum of 25 feet where either:
1. A level 1 buffer (or equivalent as determined by the Zoning Administrator) is placed in the front yard;
2. A semi-transparent wall constructed of brick, stone, stucco or other decorative masonry finish in combination with iron or vinyl pickets is placed within the front yard setback (e.g. brick knee wall with vinyl or iron pickets or an iron fence with brick columns) and is supplemented either in the setback or in the right-of-way (with an encroachment agreement) with either of the following planting choices per 100 linear feet:
a. Two and one-half large deciduous trees, (two-inch caliper, eight feet height at planting) (examples: Red Maple, Ash, male Ginkgo, Sweet Gum, Water Oak, Pin Oak, Willow Oak, Red Oak, Zelkova); or
b. Three large evergreen trees, (two-inch caliper, eight feet height at planting) (examples: Magnolia Grandiflora, Japanese Cryptomeria, Deodar Cedar, Leland Cyprus); or
c. Four small trees, (one and one-half-inch caliper if single stem form, six feet height at planting) (examples: ornamental cherry, dogwood, Nellie Stevens Holly, crepe myrtle); or
d. Any combination of the above at the rate of three and one-quarter trees per 100 linear feet.
(b) Reserved.
(c) For TID's, the minimum front yard setback at project boundary may be reduced to 20 feet where the requirements of division (B)(4)(a) are met, for any front property line that abuts a non-residentially zoned parcel or a major or minor thoroughfare. Notwithstanding this division, the setback provisions for TID's in TH districts [subsections 17-93(e)(1), (2)] shall remain unchanged. TID's shall also be subject to the sight triangle provisions of section 17-126.
(5) Minimum setback at project boundary. Twenty-five feet shall be provided along the entire, external planned residential district boundary. The external PRD setback may be reduced when the front, rear, and side yard setbacks of single-family residential buildings and accessory residential structures in a planned residential district within 150 feet of the perimeter conform to the setbacks in the adjacent single-family residential zone. In this case, PRD project setbacks may be reduced to that required by the adjacent single-family residential zone.
(6) Reserved.
(7) Minimum project lot width (as measured at required front yard setback). 100 feet. In no case shall the front lot width at the street right-of-way line be less than 50 feet.
(8) Maximum building height. The maximum building height shall be based on the distance the principal structure is from any other principal residential structure within the PRD or the lot line separating the PRD district from a residential (R) zoning district, except R-A.
Maximum Building Height (feet) | Linear Distance Separation |
40 | Less than 100 feet |
50 | 100 - 199 feet |
75 | 200 - 299 feet |
125 | 300+ feet |
Notwithstanding the above, the maximum prescribed height may be as high as any principal residential structure located within the PRD which lies within said linear distance separation area. | |
(9) Reserved.
(10) Accessory structures. Accessory structures for single-family patio homes shall not be located in any front yard or required side yard; shall
not cover more than 30% of any required rear yard; and shall be set back 12 feet on one side yard only. The zero lot line for the accessory structure shall be the same as the zero lot line for the principal structure. A five-foot setback shall be maintained between the accessory building and the rear property line and/or any other structure located on the property. The exterior finish of such accessory building shall be similar to the principal dwelling and no openings shall be located on the zero lot line side.
(11) Private drives. Where parking is provided by private drives for individual dwelling units, space shall be provided for parking at least two cars at each dwelling unit. For TIDs, this requirement may be reduced to one car where on-street parking is designed into the street system.
(12) Ground entrances. At least one ground entrance to every dwelling shall be located within a walking distance of 100 feet to the parking area within the development designated to serve that dwelling.
(13) Private streets. Private streets within the development may be approved and, if so, shall be designed and constructed to carry vehicular traffic from public streets to parking or service areas within the development. All private streets shall meet the following requirements:
(a) Private streets must have a minimum reserved (i.e., right-of-way) width of 50 feet, exclusive of parking bay areas, and have a minimum pavement width of 18 feet, measured from edge of pavement to edge of pavement. Additional widths will be required where on-street parallel parking is to be provided. Unpaved private streets shall not be allowed.
(b) The edge of pavement of any private street or any off-street parking area shall be no closer than 20 feet to any townhouse or multi-family principal building and ten feet to any other principal or accessory structure within the development.
(14) Common open space. Common open space is only that land dedicated to the public or designated by the development plan for the use, benefit, and enjoyment of all residents of the planned development. Open space may be common area owned and maintained by a homeowners' association or open space dedicated to the public. The City of Gastonia will only except open space when it is part of a larger public recreation system (such as land along a planned greenway route) and maintains sole discretion on property acceptance. To qualify as common open space, the land shall be usable for recreation purposes or provide visual, aesthetic, or environmental amenities, and may not be occupied by streets, drives, parking areas, or structures (other than recreational structures), with the exception of a sidewalk with at least a six-foot wide tree lawn.
(a) 1. Twenty percent of the project area shall consist of common open space. Common open space may be a combination of usable natural areas, such as community greens or passive park space, and improved common open space, such as pedestrian trails, pool and club house areas, tennis courts, playgrounds, and sidewalks when a six-foot wide (minimum) tree lawn is provided between the sidewalk and the street. A minimum of 12% of the project area shall consist of improved common open space.
2. If additional improved common open space is provided, the total common open space required may be reduced as follows:
Improved Common Open Space Provided | Total Common Open Space Required |
13% | 19% |
14% | 18% |
15% | 17% |
16% | 16% |
(b) Because space is limited within transitional infill developments (TIDs), the common open space requirements are reduced. At least 12% of the project area shall consist of common open space and a minimum of 8% shall be improved common open space. Transitional infill developments (TIDs) within the traditional design (TD) overlay district having less than six dwelling units are exempt from the common open space requirements.
(c) Sidewalks constructed in conjunction with a six-foot wide tree lawn may be counted towards improved common open space, however sidewalks and tree lawns may only account for up to 50% of the project's common improved open space calculation. For example, if:
1. 50,000 square feet of common improved open space is required, and
2. 30,000 square feet is attributable to sidewalks with tree lawns, then
3. 25,000 square feet may be applied toward improved common open space, and
4. 5,000 square feet may be applied toward usable natural areas.
Trees should be planted in a way that minimizes conflict with underground utilities.
(d) Environmentally sensitive lands (land within a floodway or floodway fringe as determined by FEMA, land with slopes greater than 25%, wetlands, and other critical ecological areas) shall not qualify as common open space. However, an exception may be made when, based on staff evaluation, recreation areas and trails are provided within these lands in a manner that doesn't overly impact sensitive areas.
(e) All property owners in the PRD shall have access to the open space by means of a public or private street or an all-weather walkway in a publicly dedicated easement.
(f) When improvements are made for recreational purposes, standard practices for long term durability and minimal maintenance should be observed.
(g) Open space shall be provided within each phase of the PRD in sufficient amounts to serve a substantial portion of the expected population or occupancy of that phase.
(h) If private walking or nature trails are proposed, said improved common open space shall be calculated as follows:
Trail Width | Calculation |
4' to 6'11" | (length of trail) x (50 + width of trail) = improved area |
Over 7' | (length of trail) x (100 + width of trail) = improved space |
If any land within the calculated area is not unobstructed open space, said areas shall be subtracted from this calculation. In addition, any area may only be used in determining the improved common open space calculation. | |
(i) For planned unit developments (PUDs), the percentage of open space shall be calculated based on the total acreage of residential and institutional uses only. Contributing, improved open spaces within office and commercial areas can be counted towards the total open space calculation.
(15) Screening. Screening, in accordance with sections 17-144 and 17-145 shall be required at the following locations:
(a) Along a property line or a street bounding the project where said property line or street separates the project from other uses, the following screening shall be provided:
1. If the PRD abuts an office (O) zoning district, a level 1 screen, as a minimum, shall be provided within said boundaries of the PRD.
2. If the PRD abuts a commercial (C) zoning district, a level 2 screen, as a minimum, shall be provided within said boundaries of the PRD.
3. If the PRD abuts:
a. An industrial/ wholesaling/ trucking use;
b. A use allowed only within a R-A or industrial (I) district; or
c. An R-A or industrial (I) zone, a level 3 screen, as a minimum, shall be provided within said boundaries of the PRD.
(b) Along a property line or a street bounding the project where said property line or street separates multifamily, atrium or attached single-family housing areas within the project from abutting lots which lie in a residential (R) zoning district (except R-A), a level 1-S screen, as a minimum, shall be provided within said boundaries of the PRD. Such screening shall not be required along those lot lines which separate the PRD from an adjoining PRD or multifamily development.
(c) Refer to § 153.048(B)(7) for screening requirements for PRDs located within a planned unit development.
(d) For any development within a PRD which provides 25 or more parking spaces in a designated off-street parking facility, parking lot landscaping requirements found in section 17-146 shall be observed.
(16) Accessible to emergency and refuse vehicles. Off-street parking areas and all internal streets shall provide safe and convenient access for emergency service and refuse collection vehicles and other service and delivery vehicles.
(17) Points of ingress and egress. Any PRD containing 80 or more dwelling units shall have at least one point of ingress and egress onto a major or minor thoroughfare as depicted on the most up-to-date version of the thoroughfare plan of the Gaston Urban Area.
(18) Sidewalks. Sidewalks, constructed in accordance with all applicable city construction specifications, shall be placed on both sides of major and minor thoroughfares. On streets other than thoroughfares, the construction of sidewalks on both sides of the street is encouraged, however at a minimum sidewalks are required along one side of internal streets. Due to the size (i.e., number of residences proposed) of the development and the associated internal road traffic network for the development, the Planning Commission and/or City Council may require the placement of sidewalks in other situations where it is deemed to support the public's interest and general welfare.
(19) Additional requirements. The following additional requirements apply to multifamily, townhouse or atrium developments within a PRD:
(a) The arrangement of buildings shall not create long alleyways between the rears of residential buildings on the site.
(b) The front entrance to any residential building shall not directly face the rear of any other residential building unless the two buildings are located at least 200 feet apart and within said 200 feet lies an equivalent level 1-A or higher screen; if the two buildings are located between 100 to 200 feet apart, an equivalent level 2 or higher screen shall be provided. In no instance shall the rears of any two residential buildings be allowed less than 100 feet apart.
(c) No exterior wall of a building shall run unarticulated for a horizontal distance of more than 40 feet.
(d) A minimum of 20 feet shall be maintained between one story buildings. An additional five feet of separation shall be added for each additional story. A multiple story building with lower end units shall be considered a multiple story building. In TIDs, a minimum of 20 feet shall be maintained between all attached structures, regardless of height.
(e) All building wall faces of greater than 200 square feet in area shall have at least six square feet of window area per 200 square feet of total wall area. However, this requirement shall not apply to walls facing alleyways.
(20) Multi-phased projects. Each phase of a multi-phased project shall be able to stand as an independent project. As used in this section, the term PHASE shall refer to that portion of the project for which the applicant requests special use permit. Only as part of a multi-phased project shall the density of residential development in a completed phase of the project area exceed the maximum density approved for the project. Two examples of this are as follows:
(a) A 100 unit complex is proposed on a site containing ten acres. The maximum density allowed is ten units per acre. The developer proposes to develop the project in four phases, each phase containing 25 units. The maximum density allowed in each phase shall be ten units per acre.
(b) A 60 unit development is proposed to be developed in three phases. The maximum allowable density for the project is ten units per acre. Phase one is developed at a density of five units per acre. Phase two may be developed at a maximum density of 15 units per acre. In this manner, the cumulative density of the project is not greater than the maximum allowed of ten units per acre. In no instance may the cumulative density at any time exceed ten units per acre.
(21) Lot line houses. Lot line houses may be built without one required side yard provided any portion of a wall containing windows, doors, or other openings shall not be closer than five feet to the zero lot line. Furthermore, any window air-conditioning unit, utility meters of any sort, through-the-wall appliance vents, and HVAC equipment shall be set back at least five feet from the zero lot line. Code approved translucent glass (architectural glass block for example) is allowed up to the zero lot line. Gutters and downspouts shall be installed so that water is not channeled or directed beyond the zero lot line. Fences or walls along the zero lot line side shall be solid and at least six feet in height. Maintenance agreements applicable to structures along property lines shall be provided.
(C) Density bonus. A density bonus of up to 31% over the basic density normally allowed may be approved by the Planning Commission or City Council when granting the special use permit or conditional rezoning. Such density bonus must be based upon the amount of common open space greater than that required by this section. The common open space calculation is derived from the gross project acreage and the acreage of common open space provided which meets the requirements of this section. For each one percent increase in the amount of common open space and improved common open space provided, the number of dwelling units allowed increases by .15. The table below indicates the density bonus allowed in an R-1/PRD.
Example for R-1/PRD
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Minimu m % of Site (Gross Project Area) to be Common Open Space | Minimum % of Site (Gross Project Area) to be Improved Common Open Space | Maximu m Gross Density (Dwelli ng Units per Acre) | Maximu m Allowabl e Density Bonus (% Increase in Units per Acre) |
Example for R-1/PRD
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Minimu m % of Site (Gross Project Area) to be Common Open Space | Minimum % of Site (Gross Project Area) to be Improved Common Open Space | Maximu m Gross Density (Dwelli ng Units per Acre) | Maximu m Allowabl e Density Bonus (% Increase in Units per Acre) |
20 | 12 | 4.00 | 0 |
21 | 13 | 4.15 | 4.00 |
22 | 14 | 4.30 | 7.00 |
23 | 15 | 4.45 | 10.00 |
24 | 16 | 4.60 | 13.00 |
25 | 17 | 4.75 | 16.00 |
26 | 18 | 4.90 | 18.00 |
27 | 19 | 5.05 | 21.00 |
28 | 20 | 5.20 | 23.00 |
29 | 21 | 5.35 | 25.00 |
30 | 22 | 5.50 | 27.00 |
31 | 23 | 5.65 | 29.00 |
32 | 24 | 5.80 | 31.00 |
Application for the density bonus must accompany the preliminary site plan when the plan is submitted for approval | |||
(D) Transitional infill developments (TIDs). A transitional infill development (TID) is a type of PRD characterized by smaller project areas and higher density, innovative development. The project size of any PRD-TID shall be between one acre and the minimum size established for regular PRDs, provided however, TIDs within the traditional design (TD) overlay district shall be between 15,000 square feet and the minimum size established for regular PRDs. Any such development must contain at least five dwelling units (three dwelling units in the Traditional design (TD) overlay district), regardless of project size. A TID may be established only on parcels that meet all of the following criteria:
(1) Follow the procedures for establishing a PRD, as outlined in this section; and
(2) Be either:
(a) Adjacent to, or across a street from, a non-residential zoning district; or
(b) Have frontage on/direct access to a major or minor thoroughfare; or
(c) Be located within the traditional design (TD) district.
(Ord. passed 7-11-2005; Am. Ord. passed - - )