The following provisions shall apply to any type of PD District, unless expressly stated.
(1) Gross project area. The gross area of a tract of land proposed to be developed in a PD District shall be as noted in Table 157.118-1
and in § 157.119(1). All land within the development shall be contiguous and shall not be divided into segments by any limited access highway, railroad right-of-way or tract of land (other than streets or rights-of-way for pipelines or electric transmission lines) not owned by the developer of the planned development.
(2) Mixed use PD definition. As referred to within this chapter, mixed-use PDs are those planned developments which include a central area of nonresidential uses and/or mixed use buildings that comprises at least 50% of the total project area.
(3) Minimum open space requirements.
(A) The minimum gross project area of a nonresidential planned development to be dedicated as open space is noted in § 157.119(1). The minimum gross project areas of a residential or mixed use planned development are noted in Table 157.118-1
.
(B) The following areas shall not be counted toward compliance with open space requirements:
1.) Private yards not subject to an open space or conservation easement;
2.) Public or private streets or rights-of-way, including sidewalks;
3.) Open parking areas and driveways for dwellings;
4.) Land covered by structures not designated for active recreational uses; and
5.) Designated outdoor storage areas.
(C) Improved areas.
1.) A minimum of 25% of the required open space shall be reserved for active recreational uses which may include, but are not limited to, pools, playgrounds, tennis courts, jogging/walking trails, community centers, improved ponds, public plazas (that may serve as gathering places for residents) or other improved area that may be used by the public as approved by the PZC.
2.) Improved open space shall be evenly distributed throughout the planned development, unless otherwise approved by the PZC.
(D) Required common open space may include bike or hike paths, parkland, open areas, bridle paths, open drainageways, swimming pools, clubhouses, tennis courts, golf courses, parking areas for any of the above, and other lands of essentially open or undisturbed or improved character, exclusive of off-street parking areas and street rights-of-way. Land area occupied by storm water management devices, including retention ponds, may be counted towards the open space requirement when such features are treated as a site amenity as approved by the PZC; detention ponds shall not be counted towards open space.
(E) Wetlands qualify as common open space if recommended for preservation and placed in an easement.
(F) Public utility and similar easements and rights-of-way are not acceptable for common open space dedication, unless such land or right-of-way is useable as a trail or similar purpose and has been approved by the PZC.
(G) Disposition of common open space.
1.) Control of common open space shall be accomplished through the use of a conservation easement for the preservation of undisturbed natural land areas and may be owned by the homeowner’s or condominium association.
2.) Open space may be dedicated to the city for park and recreational purposes only if the city agrees to accept such dedication by vote of City Council.
3.) The required amount of common space land may also be dedicated to the city who will enter into a perpetual easement with a homeowner’s or condominium association.
4.) The homeowner’s or condominium association shall make adequate provisions for perpetual care and maintenance of all common areas in the legal articles creating such organization. The legal articles relating to the organization of the homeowner’s or condominium association shall be subject to review and approval by the PZC.
5.) Where a homeowner’s or condominium association becomes defunct, the city may assess the property owners for the cost of maintenance.
6.) The responsibility for the maintenance of all open spaces shall be specified by the developer before approval of the final development plan.
(4) Private improvements.
(A) All improvements shall meet or exceed the standards for public improvements. Bonds shall be posted per § 157.050(9).
(B) Central sanitary sewer and water facilities shall be required for all development within a PD District.
(C) Other utilities, including, but not limited to, telephone, cable television and electrical systems, shall be provided for in all developments and shall be underground to the maximum extent feasible.
(D) Storm water retention/detention facilities should be grouped together wherever possible to provide a water feature that can become a site amenity.
(E) Site grading and retention/detention facilities shall be designed to drain the site adequately without creating a negative impact to the drainage characteristics of the neighboring properties.
(F) Storm drain grate inlets shall be permanently marked with no dumping to indicate that dumping is prohibited due to drainage into natural waterways.
(5) General site development.
(A) Chain link fences are permitted only when they are painted black and not visible from any public right-of-way or parking areas with more than five parking spaces. Slats may be used in chain link fencing if approved by the PZC.
(B) All dumpsters, mechanical equipment, service entrances, loading areas and outdoor storage shall be located behind buildings and be screened in accordance with this chapter. Equipment located on a rooftop is permitted if screened in accordance with the provisions of this Code.
(C) The construction materials and colors of walls and fences that are visible from any public right-of-way or visible from parking areas with more than five parking spaces shall be uniform and compatible with the architectural style, color, and building materials of the principal building and its surroundings and as approved by the DRB and the PZC.
(6) Vehicular and pedestrian circulation.
(A) Cul-de-sacs shall be discouraged, unless there is unique topography or other hardships. The use of cul-de-sacs shall require approval by the PZC and in no case shall more than 20% of the lots have frontage on a cul-de-sac.
(B) Sidewalks shall be provided on each side of every street and shall be creatively developed to interconnect different land use areas and open spaces.
(C) Pedestrian connections shall be provided between sidewalks and buildings.
(D) Sidewalks in residential areas shall be a minimum of five feet in width.
(E) Sidewalks in nonresidential or mixed use areas shall be of a minimum to allow for six feet of clearance around any outdoor dining areas or streetscaping elements, such as benches, trees and the like.
(7) Building design.
(A) All elevations of a building shall be subject to review. A front facade shall be architecturally emphasized although all sides of a building shall be architecturally consistent with the front facade.
(B) Buildings shall be architecturally oriented to the street or a public right-of-way and the main entrance shall be located on the street facade or facing the public right-of-way. In cases where there is an anti-access easement or access is not permitted from a particular road or public right-of-way, the building shall not be required to face the subject road or right-of-way.
(C) Buildings shall be comprised of materials that provide for minimal maintenance, provide a high quality of craftsmanship and aesthetics, and are compatible with adjacent properties. Primary materials shall consist of brick, stone and other decorative masonry products (i.e., no standard concrete masonry units). The following shall be utilized by the DRB and PZC when reviewing building materials as they apply discretion to the design of the building, taking into account the scale and use of the building and design of the facades (i.e., windows, doors and other design features) to achieve aesthetically-complete principal and nonprincipal facades:
1.) Single-story multi-family buildings shall average a minimum of 60% primary materials on all principal facades and a minimum of 50% on all nonprincipal facades, exclusive of glass, windows and doors;
2.) Multiple story multi-family buildings shall average a minimum of 65% primary materials on all principal facades and a minimum of 50% on all nonprincipal facades, exclusive of glass, windows and doors;
3.) Commercial buildings shall average a minimum of 70% primary materials on all principal and a minimum of 60% nonprincipal facades, exclusive of glass, windows and doors;
4.) Industrial buildings shall average a minimum of 60% primary materials on all principal and nonprincipal facades, exclusive of glass, windows and doors;
5.) Mixed-use buildings shall average a minimum of 70% primary materials on all principal facades and a minimum of 60% on all nonprincipal facades, exclusive of glass, windows and doors;
6.) Nonmasonry materials, such as stucco, Exterior Insulation and Finish System (EIFS), decorative wood/vinyl sidings and architectural metals, may be permitted but shall be secondary, exclusive of gable areas;
7.) The DRB and PZC may allow other alternative material(s) as a primary material if it is the basis of an acceptable facade and/or qualifies as a material that meets the intent of this section; and
8.) The DRB shall review and make a recommendation to the PZC. The PZC shall consider the DRB’s recommendation but retain discretion to determine the final use of primary and secondary materials as they apply to the various uses. The PZC shall also take into account the exposure to adjacent developed properties and/or land for future development. The DRB and PZC may apply discretion to the percentages noted by either requiring a greater percentage or permitting a lesser percentage of primary materials.
(D) Flat rooflines are permitted with the use of cornices, parapets or some form of architectural emphasis along the roofline.
(E) Colors.
1.) The use of neon lights or bright colors, as determined by the PZC, for building materials shall be restricted to a maximum of 10% of each building facade. The total area of neon or bright colors cannot be aggregated onto one facade.
2.) All vents, gutters, downspouts, flashing, electrical conduits and the like shall match the color of the adjacent surface, unless approved by the DRB and PZC to be used expressly as a trim or accent element.
3.) The chosen color scheme should help tie all of the parts of the building together. Typically, the color that is used in a storefront area should be repeated in the upper story windows or cornice area.
(Prior Code, § 1228.03) (Ord. 2009-21, passed 10-27-2009; Ord. 2013-03, passed 2-26-2013; Ord. 2016-01, passed 4-26-2016)