(B) The Planning Board shall consider the request only after a completed application has been submitted to the Administrator. (Note: Prior to submission of the site plan and application, and prior to any disturbance of any land or vegetation it is recommended that the applicant consult with the Administrator or his or her designee in order for the applicant to be briefed on the requirements of this chapter and that consideration be given to natural features of the site.)
(C) Purpose and intent.
(1) Planned residential developments (PRDs) may consist of either single-family dwellings, duplexes or multi-family dwellings or a mixture of the housing types. A variety of dwelling types and physical arrangements may be permitted such as single-family detached houses, lot-line houses, village houses, twin houses, duplexes, patio houses, atrium houses, townhouses, other cluster arrangements or other multi-family arrangements such as storied or stacked dwelling units allowing a maximum of up to three units stacked vertically over top of each other. These dwelling unit types are defined in § 153.031 of this chapter.
(2) The purpose for special regulations for 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) Accomplish a more desirable environment than would be possible through the strict application of minimum requirements of this chapter;
(c) Provide for an efficient use of land;
(d) Enhance the appearance of neighborhoods through preservation of natural features;
(e) Provide for recreational areas and open space; and
(f) Provide an opportunity for new approaches to living environment and provide an environment of stable character compatible with surrounding residential areas.
(D) Project requirements. The following minimum requirements shall be applicable to planned residential developments.
(1) Minimum project site size. Two acres.
(2) Maximum density.
(a) Density shall be calculated on the basis of gross site area (project street, public or private, are included in gross site area) and fractions shall be rounded to the nearest whole number.
(b) Allowed density in the PRD is up to 14 units per acre.
(3) Dwelling unit types. Allowed dwelling unit types for PRDs for each applicable zone are as follows:
Dwelling Unit | R-25 | R-10 | R-8 | RMF | RO |
Dwelling Unit | R-25 | R-10 | R-8 | RMF | RO |
Single-family detached houses | Yes | Yes | Yes | Yes | Yes |
Lot-line houses | Yes | Yes | Yes | Yes | Yes |
Village houses | Yes | Yes | Yes | Yes | Yes |
Patio houses | Yes | Yes | Yes | Yes | Yes |
Twin houses | Yes | No | Yes | Yes | Yes |
Duplexes | Yes | No | Yes | Yes | Yes |
Townhouses | Yes | No | Yes | Yes | Yes |
Atrium houses | Yes | No | Yes | Yes | Yes |
Multi-family and other developments | Yes | No | Yes | Yes | Yes |
(4) Public water and sewer. Public water and sewer must be provided to the site.
(5) Minimum front yard setback or setback from any dedicated street. Fifty feet at project boundary.
(6) Minimum side yard setback at project boundary. Thirty feet (except on corner lots where 50 feet shall be provided.)
(7) Minimum rear yard setback at project boundary. Thirty feet.
(8) Minimum lot width (as measured at required front yard setback). One hundred feet. In no case shall the front lot width at the street right-of-way line be less than 50 feet.
(9) Maximum building height. Forty-eight feet.
(10) Minimum unobstructed open space. Fifty percent. (As used in this section the term UNOBSTRUCTED OPEN SPACE shall mean all land of the gross site area (including street rights-of-way to be dedicated), which is not covered by buildings or other structures. Off-street parking areas and drives are counted as unobstructed open space but are not counted as improved common open space.)
(11) Parking.
(a) Where parking is provided by private drives for individual dwelling units, space shall be provided for parking at least one and one-half cars at each dwelling unit.
(b) Where common parking areas are used at least one and one-half parking spaces shall be provided for each one-bedroom unit, one and three-quarters for each two bedroom dwelling unit and two for each three or more bedroom dwelling unit. However, where dwellings are designed specifically for elderly and/or handicapped persons the minimum parking requirements shall be one and one-fourth parking spaces per dwelling unit.
(12) Ground entrance. At least one ground entrance to every dwelling shall be located within 100 feet of the parking area within the development designated to serve that dwelling.
(13) Private streets. Private streets within the development shall be so 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 right-of-way width of 30 feet, exclusive of parking bay areas, and have a minimum pavement width of 20 feet, measured from edge of pavement to edge of pavement. Additional widths will be required where parallel parking is to be provided.
(b) Angled parking areas directly adjoining private streets will be permitted on one side of the street only at any point along the street (i.e., double loaded parking is not permitted along private streets.) the combined length of parking areas along private streets may not exceed 50% of the length of the adjoining roadway. The parking areas may be alternated from one side of the street to the other. All other angled parking areas must be clearly separated from the private street by at least a barrier island.
(c) The edge of pavement of any private street shall be no closer than 20 feet to any multi-family principal building. However, private streets may be within ten feet of accessory buildings.
(14) Multi-family units. In projects where multi-family units (dwelling units where more than two units are attached) are proposed there shall be an area or areas of improved common open space. The area or areas in combination shall be at least 10,000 square feet in area or 500 square feet in area per multi-family dwelling unit, whichever is greater. (As used in this section the term IMPROVED COMMON OPEN SPACE shall mean land and/or water areas within the site designated for development, exclusive of lands occupied by streets, street rights-of-way or off-street parking, not individually owned or dedicated for public use, which is designed and intended for the common use or enjoyment of the residents of the development and to be inclusive of all undeveloped, onsite, side yard areas that are adjacent to multi-family residential buildings that are maintained by the property owner, or areas which have been improved with recreational areas and amenities such as but not limited to playgrounds, ballfields, tennis courts, nature trails, gardens, swimming pools, clubhouses and the like.)
(15) Screening.
(a) Screening shall be required at the following locations:
1. Along major thoroughfares (as shown on the city's thoroughfare plan), but the screen shall not hinder sight distance where project streets or entrances intersect with thoroughfares;
2. Along a property line or a street bounding the project where the property line or street separates multi-family housing areas within the project and existing single-family residential areas outside the project; and
3. Along a property line or a street bounding the project where the property line or street separates the project from any areas zoned or used for nonresidential purposes.
(b) The screening shall materially screen the project from the view of the adjoining project from the view of the adjoining property, and in the case of divisions (D)(15)(a)1. and 3. immediately above, the adjoining property from the view of the project. The screening shall otherwise be in compliance with § 153.046 of this chapter.
(c) In cases where screening is required by this chapter and devices such as existing vegetation or topographical features or extreme size of the tract involved would render the installation of screening unnecessary, the City Council is hereby empowered to accept the existing features as meeting the general screening requirements. The decision shall be based on the spirit and intent of this section. The vacancy or non-use of adjacent property shall not negate the necessity for installation of screening. If at any time after the existing features are accepted, the features are altered so as to render them inadequate as screening as described in this section, to achieve the required screen, the developer shall be required to make the necessary improvements to achieve the required screen. The following additional requirements apply to multi-family projects.
(16) Additional requirements for multi-family projects. The following additional requirements apply to multi-family projects.
(a) No principal residential building side (front, rear, left or right) shall be located closer than ten feet to the edge of pavement of any private street or off-street parking area within the development.
(b) Off-street parking areas and all internal streets shall provide safe and convenient access for firefighting and refuse collection vehicles and other service and delivery vehicles.
(c) The arrangement of buildings shall not create long alleyways between the rear of residential buildings on the site.
(d) The front entrance to any residential building shall not directly face the rear of any other residential building.
(e) For provisions regarding stacking of dwelling units, see division (C)(1) above.
(f) No exterior wall of a building shall run unarticulated for a horizontal distance of more than 40 feet.
(g) No multi-family principal building shall be located closer than 25 feet to any other principal building within the development.
(h) All walls of greater than 200 square feet 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.
(17) Phases. Each phase of a multi-phased project shall be able to stand as an independent project unless the initial phase constructed is designed in a manner which will support the entire development upon completion of the initial phase. As used in this section, the term PHASE shall refer to that portion of the project for which the applicant requests a conditional district rezoning. At no point in the development of a multi-phase project shall the density of residential development in a completed phase of the project area exceed the maximum density established approved for the project.
(E) Density bonus.
(1) A density bonus of up to 40% over the basic density normally allowed may be approved by the City Council when considering the request for the conditional district. The density bonus must be based upon the amount of unobstructed open space greater than the minimum 50% and the amount of land area to be used for improved common open space.
(2) Both the unobstructed open space test and the improved common open space test must be met in accordance with the schedule below in order for a project to be considered for the respective density bonus. All improved common open space not covered by buildings or structures shall also be deemed unobstructed open space. The bonuses listed on the schedule shall be maximum bonuses and the City Council, at its discretion may grant a smaller bonus.
(3) Application for the density bonus must accompany the request for the application for a conditional district. Bodies of water shall constitute no more than 25% of the unobstructed open space nor more than 50% of the improved common open space used for calculating the maximum allowable density bonus.
(4) The density bonus schedule shall be as follows:
Maximum % of Site (Gross Land Area) to Be Unobstructed Open Space | Minimum % of Site (Gross Land Area) to Be Improved Open Space | Allowable Density Bonus (% Increase in Units per Acre) |
51% to 55% | 12% | 8% |
56% to 60% | 14% | 16% |
61% to 65% | 16% | 24% |
66% to 70% | 18%* | 32% |
Over 70% | 20% | 40% |
* Minimum improved open space shall be 20% when units over units are developed in a PRD project. | ||
(Ord. passed - - )