(a) Lot Requirements.
(1) Lot area. No minimum lot area is required, however an area can be considered a Planned Neighborhood Development only if a variety or the arrangement of different types of dwelling units is provided.
(2) Front yard. Variations in building setbacks are encouraged. However, no building shall be erected closer than ten feet to the front property line of the building site.
(3) Side yard. Zero lot line (ZLL) and cluster developments are encouraged. There shall be a total minimum side yard of ten feet. One side yard may be reduced to zero feet if the other is a minimum of ten feet. In no case however, shall a combination of side yards be allowed which would create a separation of less than ten feet between nonattached structures. Building separation between nonattached structures shall be increased by one foot for each foot by which any adjoining building exceeds thirty feet in overall height. A corner lot shall have a side yard of not less than ten feet extending to the rear property line on the street side of the lot.
(4) Rear yard. No building shall be erected closer than ten feet to the rear property line of the building site.
(5) Maximum building site coverage. The maximum building coverage for lots 4,000 square feet and over shall be fifty percent (50%). Lots containing less than 4,000, but 3,500 or more square feet shall have a maximum building coverage of forty-five percent (45%). Permitted lots containing less than 3,500 square feet shall have a maximum building coverage of forty percent (40%).
(Ord. 0-418. Passed 11-12-85.)
(6) Density. The Planned Neighborhood Development shall comply with the following residential density requirements for the zoning district in which the development is proposed.
Zoning District | Maximum Dwelling Units/Gross Acre |
R-1 | 4 |
R-2 | 6 |
R-3 | 12 |
R-3A | 18 |
R-4 | 18 |
B-1 | 18 |
B-2 | 18 |
B-3 | 18 |
B-4 | 18 |
(Ord. 0-418. Passed 11-12-85; Ord. 0-1123. Passed 3-23-04.)
When a proposed Planned Neighborhood Development (PND) is split between two zoning districts, the density of the entire project shall be governed by calculating the percentage of the project site contained within each district. The subsequent location of the dwelling units is at the discretion of the applicant contingent upon Planning Commission approval.
Single-family developments which do not utilize zero lot line (ZLL) clusters or equally creative site design must conform to the yard area and setback requirements of the zoning district in which the project is proposed.
(7) Landscaping. The provision of landscaping, screening and decorative features is encouraged within the Planned Neighborhood Development. The location, type and treatment of the landscaping design shall be incorporated into the site plan required in Section 1354.07(a)(2)B. and be subject to the approval of the Planning Commission.
(b) Minimum Parcel Size. The gross area of a tract of land to be developed in a Planned Neighborhood Development within a residential district shall be not less than one acre.
When a Planned Neighborhood Development proposes a mixture of residential uses with commercial uses within a Business District the gross area of a tract of land shall not be less than two acres, for residential uses only, the tract of land shall be one acre.
(c) Density Increases. Density increases shall be allowed if the applicant furnishes improvements based on the following criteria. The increase in density shall not exceed fifty percent (50%) of the maximum density specified in that zoning district in which the project is proposed.
(1) Common open space. Common open space is not required but may be permitted. If common open space is provided, provisions satisfactory to the Planning Commission shall be made to assure that nonpublic areas and facilities for the common use of the occupants of the PND shall be maintained in a satisfactory manner without expense to the City. For each ten percent (10%) of the gross land area developed in a PND for common open space or recreational facilities an increase in density of ten percent (10%) shall be allowed. Public utility and similar easements, floodway and other similar channels, parking lots and streets shall not be considered an open space unless such land or right of way is usable as a trail or other purpose as approved by the Planning Commission. The common open space shall be disposed of as required in subsection (d) hereof
(2) Architectural and siting variation. The landscaping, siting and design features shall be considered cause for density increases not to exceed fifteen percent (15%), provided these factors contribute to the objectives of a Planned Neighborhood Development. Features for which density increases may be granted by the Planning Commission include, but are not limited to, the following:
A. Landscaping, maximum density increase of five percent (5%), that includes improvements to the common open space, pedestrian way treatment and plazas.
B. Siting, maximum increase of five percent (5%), that includes use and maintenance of existing physical features, variation in building setbacks, and building groupings, such as clustering.
C. Design features, a maximum increase of five percent (5%), that includes use of various architectural styles, providing varied housing types, and landscaping and screening of parking areas.
(d) Disposition of Common Open Space. If common open space is provided provisions satisfactory to the Planning Commission shall be made to assure that nonpublic areas and facilities for the common use of occupants of the PND shall be maintained in a satisfactory manner without expense to the City. Such provisions may be provided by the incorporation of provisions requiring mandatory participation in an automatic-membership home association for the purpose of continually holding title to the common open space and facilities and levying assessments against each lot, whether improved or not, for the purpose of paying the taxes and maintaining such common open space. Such assessments shall be a lien superior to all other liens except first mortgage liens and tax liens. Other methods for the disposition of common open space and facilities may be acceptable if they provide for the proper and continuous payment of taxes and maintenance without expense to the City. The instrument incorporating these provisions shall be approved by the City Attorney as to form and legal sufficiency before submission to the Planning Commission.
(e) Perimeter Yards. For a Planned Neighborhood Development located in a residential district, structures located on the perimeter of the development shall maintain the yard provisions of the zoning district in which the project is located. No driveway, off-street parking or intensive recreation area shall be permitted in such area.
(f) Parking. Off-street parking, loading and service areas shall be provided in accordance with Article 1363 subject to the following design standards:
(1) Parking areas shall be arranged so as to prevent through traffic to other parking areas.
(2) Parking areas shall not be permitted within fifteen feet of adjacent residential structures.
(3) No more than fifteen parking spaces shall be permitted in a continuous row without being interrupted by landscaping.
(4) All parking areas shall be paved in accordance with the construction plans approved by the City Engineer.
(5) All parking areas shall be graded and drained so as to dispose of all surface waters without erosion, flooding or creating inconvenience to adjacent properties in accordance with the construction plans approved by the City Engineer.
(6) A minimum of two off-street parking spaces, excluding the private garage/carport shall be required for each lot.
(g) Private Streets; Ownership. Standards of design and construction for streets, both public and private, within Planned Neighborhood Developments shall conform to the applicable requirements specified in the Subdivision Regulations. Right-of-way width and street roadway widths may be reduced as deemed appropriate by the Planning Commission, especially where it is found that the plan for the PND provides adequate offstreet parking facilities.
Private streets shall be considered owned and maintained by the automatic-membership home association or other type of maintenance entity that is approved by the City Attorney prior to approval of the final plat. All future repair and maintenance costs shall be borne by the automatic-membership home association or other maintenance entity that is approved by the City Attorney.
Separate utility easements shall be acquired independently for all public utilities located within the private street right of way. Utilities shall only be placed under the pavement when required at crossings or where no other location is feasible. Any subsequent repairs to a private street necessitated by utility maintenance or replacement activities shall be borne by the home association or maintenance entity.
(h) Utility Requirements. Underground utilities, including telephone and electrical systems, are required within the limits of all Planned Neighborhood Developments. Accessory structures to these systems which can be effectively screened may be exempted from this requirement if the Municipal Planning Commission finds that such exemption will not conflict with the character of the Planned Neighborhood Development.
(i) Maintenance and Drainage Easements. A perpetual four-foot wall maintenance easement shall be provided on the lot adjacent to the zero lot line property line, which, with the exception of walls and/or fences, shall be kept clear of structures. This easement shall be shown on the plat and incorporated into each deed transferring title to the property. The wall shall be maintained in its original color and treatment unless otherwise agreed to in writing by the two affected lot owners. Roof overhangs may penetrate the easement on the adjacent lot a maximum of twenty-four inches, but the roof shall be so designed that water runoff from the dwelling placed on the lot line is limited to the easement area.
(j) Openings Prohibited on the Zero Lot Line Side. The wall located on the zero lot line shall have no windows, doors, air conditioning units or any other type of opening, provided however, that one opening on the atrium or court shall be permitted on the zero lot line side when the court or atrium is enclosed by three walls of the dwelling unit and a solid wall of at least eight feet in height is provided on the zero lot line. The wall on the zero lot line shall be constructed of the same material as the exterior walls of the unit.
(k) Sidewalks Required. Sidewalks of such width as determined by the City Development Department and of such type of construction as specified by the City Engineer shall be constructed based on the following criteria:
(1) The construction of sidewalks shall be required at a minimum on one side of cul-de-sac and dead end streets; and
(2) The construction of sidewalks shall be required on both sides of through streets.
In addition, sidewalks shall, whenever feasible, connect to both on and off-site community and public facilities of schools, recreational areas and commercial sites and existing off-site sidewalks. (Ord. 0-418. Passed 11-12-85.)