An area designated as required open space in residential subdivisions and mixed use developments may be:
(a) Incorporated as a part of the park and open space system of the City;
(b) Preserved in its natural state;
(c) Utilized as a buffer area to separate a development from surrounding properties;
(d) Leased and utilized for agricultural use (excluding all livestock, with the exception of use as a grazing pasture for horses or cattle) when authorized in a conservation easement or in an Association's covenants and restrictions;
(e) Utilized in part as wet or dry stormwater management ponds or basins, provided that easements are provided to enable the maintenance of these facilities, and that such features are designed to be a recreational amenity.
(f) Used as an active recreation areas. These active recreation areas shall be located in areas with the least impact on natural amenities and wildlife habitats, of a useable size and shape for the intended purpose.
Park Design and Function Requirements include the following:
(a) Access. Land that is to be designated as required open space shall be designed as connected and/or contiguous open space system and all adjacent residential properties shall have access to this open space for the use and/or enjoyment of residents (or general public) of the proposed development. Public maintenance and emergency access shall be provided by direct frontage of the dedicated land on a public street. Such frontage shall be of sufficient width to allow for maintenance and emergency vehicle access, or an easement of sufficient width to allow such access shall be provided. The Planning Commission shall determine adequacy based on site and project design characteristics. The area shall be at least twenty (20) feet from all first story dwelling unit windows as a part of the park and open space system of the City;
(b) Preservation of Natural Beauty. Natural features of scenic beauty which, if preserved, will add attractiveness and value to the dedicated land shall be preserved in the dedication of open space and parks and recreation areas, and should be given primary focus and consideration in site design. If the Planning Commission determines that a proposed parcel of dedicated land is of unique natural beauty or of environmental or historical value, the requirements regarding shape, topography or grade may be waived. Site characteristics of natural significance which may offer aesthetic or ecological value (for example, a riparian corridor, stands of old trees or wetlands) may substitute for traditional usable open space; the application of this guideline is subject to the judgment of the Planning Commission.
(c) Topography. Steep slopes, streams, lakes, other watercourses, and flood plains may constitute a maximum of thirty (30) percent of the dedicated land, and a minimum of seventy (70) percent of the land required for dedication shall be suitable for dry ground recreational use. Slopes over fifteen percent (15%) may account for only ten percent (10%) of usable open space requirements.
(d) Grade. Seventy (70) percent of the land suitable for dry ground recreational use shall not exceed three (3) percent grade and the remaining dry-ground shall not exceed five (5) percent grade.
(e) Unity. Dedicated land must form a single parcel, unless the Planning Commission determines that, it would be in the best public interest, for the dedication to consist of a few large pieces connected by a trail, path, or walkway. Every attempt should be made to match open spaces and/or recreational land with similar land on adjoining lots or subdivisions, and existing parkland or open space.
(f) Composition: Utility, drainage, or other easements that are typically required as part of a development shall not count toward the provision of open space
(g) Water Body Surfaces. Up to twenty (20) percent of detention or retention ponds may substitute for usable open space, and up to sixty (60) percent of natural ponds may substitute. The Planning Commission has the ability to determine that retention basins may account for more than twenty (20) percent if the basin design potentially offers some recreational utility.