The following general guidelines are recommended in the development of an SPD:
(a) Lots.
(1) Lot widths, setbacks and side yards and building heights are flexible in order to allow for a variety of structural and design arrangements. In reviewing building spacing proposals in SPD plans, the Planning Commission will consider factors such as spacing necessary for adequate visual and acoustic privacy, adequate light and air, fire and emergency access, glassed wall areas, building configurations, energy efficient siting principles and relationship of building sites to circulation patterns.
(2) Because of the flexibility intended for building siting within an SPD, individual building sites should be selected on the basis of topographic, land use, visual and privacy considerations. Individual building sites shall be designated on the preliminary and final development plans.
(3) All buildings on the perimeter of the SPD should be separated from the SPD boundary by a yard equal to at least the yard required by the conventional zoning district directly adjacent to the SPD. Structures within the SPD which exceed the maximum building height of the adjacent conventional zoning district should be separated from the SPD perimeter by a distance equal to at least the building height. The Planning Commission may require greater distances if necessary to protect adjacent property.
(b) Open Space.
(1) A minimum of twenty percent (20%) of the net area of the SPD shall be reserved in perpetuity for common open space and/or recreational facilities. Such open space should be available to and accessible to all properties in the SPD and should be designed primarily for their use. Open space, when incorporated, shall be exclusive of all streets, non-recreational buildings and individually-owned land. Design of common open space areas are recommended to consider the following standards:
A. Open space areas and recreation areas should be distributed throughout the SPD and located so as to be readily accessible, available to, and usable by properties in the SPD. Each parcel within the PUD should be designed to abut upon common open space areas.
B. Common open space may be improved with appropriate recreation facilities and structures as long as total paved or roofed areas do not exceed five percent (5%) of the total open space area.
C. Significant natural amenities such as outcroppings, tree stands, ponds, ravines and stream channels should be left in their natural state and considered part of the required open space, subject to the above standards.
(2) The sections creating and regulating an SPD shall not be interpreted to exempt any such development from compliance with the open space provisions of Section 1113.06, Open Space Provisions. Public open space dedicated under the provisions of Section 1113.06 shall be included as part of the common open space implemented under this section.
(3) Public open space and the adjacent circulation system should be designed to limit through traffic on existing and proposed local streets. Public open space which is to be developed as a major activity center such as a swimming pool or recreation center should be located on a thoroughfare designed to accommodate the resulting trip desires and traffic volumes.
(c) Disposition of Common Open Space. An SPD shall receive approval subject to submission, prior to final subdivision approval, of legal instruments setting forth a plan or manner of permanent care and maintenance of common open spaces and recreation facilities. Approval by the Planning Commission of such instruments shall be based on the following standards:
(1) The instruments shall guarantee that open space as shown on the final development plan will remain as such. The Planning Commission may require that all development rights to the open space be deeded to the City or such other appropriate public body, or that permanent restrictive covenants be attached to the open space.
(2) Common open space and recreation facilities shall be deeded to a homeowners association, funded community trust or similar entity. If a private entity is to hold title to common open space and recreation facilities, such entity shall not be dissolved nor shall it dispose of any common open space or recreation facility without first offering to dedicate the same to the City.
(3) Such instruments shall convey to the City and other appropriate governmental bodies the right of entrance to the common open space and recreation facilities for emergency purposes or in the event of nonperformance of maintenance or improvements affecting the public interest. Such governments shall have the right, after proper notice, to make improvements and perform maintenance functions with the costs levied as a lien against the property. Advance notice is not necessary for emergency entrance onto such common areas and facilities.
(4) The Planning Commission may require a bond in lieu of provision or dedication of the required open space in cases where final subdivision plats are approved in stages. The amount of such bonds shall be calculated on the basis of three hundred sixty dollars ($360.00) for each dwelling unit not provided with its full complement of open space, according to the following formula:
(0.03A) - OS 0.3A x DU x $360.00 = Bond |
Where A = Total area within approved final plats to date
DU = Total dwelling units approved on final plats to date
OS = Total open space approved on final plats to date
(d) Circulation. Vehicular and pedestrian circulation systems should be designed to insure safe, efficient movement through the SPD and into the surrounding street systems. Design of circulation systems should consider the following standards:
(1) Safe and easy access by emergency vehicles is provided for all areas of the SPD.
(2) There should not be any direct access from single-family residential lots to an arterial thoroughfare. Direct access from single-family residential lots to collector thoroughfares should be minimized.
(3) Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Minor streets within the SPD should be designed to discourage their use by through traffic.
(4) The pedestrian and bicycle circulation system and their related walkways should be insulated as much as possible from the vehicular system in order to provide separation of pedestrian and bicycle movement from vehicular movement. This may include pedestrian and bicycle overpasses or underpasses in the vicinity of schools, commercial areas and such other areas likely to generate a considerable amount of pedestrian and bicycle traffic.
(5) Standards for design and construction of streets and thoroughfares within an SPD shall be subject to standards specified in the Subdivision Regulations.
(e) Utilities. Utilities shall be located underground, including telephone and electrical systems, within the limits of the SPD. Appurtenances to these systems which can be effectively screened may be exempt from this requirement if the Planning Commission finds that such exemption will not violate the intent or character of the proposed SPD.
(f) Commercial and Institutional Uses.
(1) Commercial, service, industrial or institutional uses should be planned as groups having common/shared parking areas and common ingress and egress points in order to reduce the number of potential accident locations at intersections with thoroughfares. Appropriate buffering should be provided on the perimeter of the commercial or institutional areas where abutting residential areas.
(2) All areas designed for future expansion or not intended for immediate improvement or development should be landscaped or otherwise maintained in a neat and orderly manner.
(Ord. 109-14. Passed 6-23-14.)