§ 84.18.040  Design Standards.
   (a)   Circulation and Parking.
      (1)   Vehicular Circulation Pattern.  The vehicular circulation pattern shall be designed to:
         (A)   Provide adequate vehicular access to and within the project, in compliance with adopted County standards.
         (B)   Coordinate with external transportation networks in terms of location and loads.
         (C)   Integrate with the natural landscape and, where possible, parallel the natural drainage system.
         (D)   Comply with the noise level standards outlined in § 83.01.080 (Noise).
         (E)   Have two points of vehicular ingress and egress from surrounding streets, one of which may be emergency only for the planned development project, and each phase of the project.  Where the applicant can show that this is a physical impossibility, the appropriate fire authority may modify this requirement.
         (F)   Allow private streets as acceptable if they are built to County standards and are inspected by the County.  However, rights-of-way shall not be accepted by the County nor shall private streets be accepted as part of the County maintained road system.
      (2)   Pedestrian Circulation Pattern.  The pedestrian circulation pattern shall be designed so that:
         (A)   It is separated from vehicular traffic where possible and it discourages pedestrian crossing of the vehicular network, except at controlled points that are designed for pedestrian safety.
         (B)   Hard-surfaced, safely lighted pedestrian access to common open space, recreational areas, community facilities, and other logical terminal points shall be provided.
      (3)   Common Off-Street Parking Areas.  Common off-street parking areas shall be designed so that:
         (A)   They provide adequate, convenient, well-marked, and safely-lighted parking.
         (B)   With the exception of enclosed parking structures, they shall contain appropriate landscaping to minimize the effect of large areas of asphalt or concrete.
      (4)   Parking Spaces Required per Unit. Two parking spaces per dwelling unit shall be provided.  Tandem parking shall not be allowed except in mountain areas. Guest parking, either on-street or in common parking areas, shall be provided at a ratio of one space per two dwelling units.
   (b)   Open Space.
      (1)   Open Space Defined.  For the purposes of this Chapter, open space within a planned development shall be the total area of land or water within the boundaries of a planned development, designed and intended for use and enjoyment as open space areas.
         (A)   Open space within a planned development shall include the following:
            (I)   Area of the site not covered by structures, paved areas or accessory structures, except recreational structures.
            (II)   Land that is accessible and available to all occupants of the development for which the space is intended.
         (B)   Open space within a planned development shall not include:
            (I)   Proposed and existing street rights-of-way and private streets.
            (II)   Open parking areas, driveways.
            (III)   School sites.
            (IV)   Commercial, industrial, or office areas, and their structures, accessory structures, parking, and loading facilities.
      (2)   Minimum Open Space Required for Planned Development.  A residential planned development project shall have a minimum of 40 percent private and common open space, not including balcony area.
      (3)   Minimum Open Space Required for each Dwelling Unit.  Each dwelling unit shall have a minimum contiguous private open space area as follows:
         (A)   Ground Floor.  225 square feet.
         (B)   Upper-Story Dwelling without Ground Floor.  60 square feet.
      (4)   Management of Common Facilities.  Provisions for the maintenance and management of the common open space and common facilities shall be reviewed and approved by the Commission.  The approval shall be based on the following criteria:
         (A)   The applicant shall establish a property owners' association before the selling of a parcel or the occupancy of a dwelling unit.
         (B)   The property owners’ association by-laws, restrictions, and articles of incorporation shall include the necessary regulations required by the Federal Housing Administration.  Other standards shall be approved by the reviewing County Housing Authority.
   (c)   Site Resource Utilization.
      (1)   The planned development shall be designed and developed to minimize the cutting of trees, disturbance of ground cover, cut and fill work, drainage alteration, and hillside development.  Removal of trees shall be in compliance with County permit procedures.
      (2)   New earthwork and exposed slopes shall be suitably stabilized in compliance with Chapter 83.08 (Hillside Grading).  Scarred and erosion-prone areas shall be stabilized with appropriate planting.
   (d)   Site and Structure Relationship.
      (1)   The spacing of structures shall be governed by the requirements for adequate light and air, proper access, fire regulations, and the need for visual and auditory privacy.
      (2)   Whenever possible, dwelling units shall be arranged to take advantage of views and vistas with consideration given to “micro” (subsections of the planned development) elements (e.g., climate control, pleasing relationships of structure, mass, etc.).
      (3)   The planned development shall be designed to minimize the likelihood of criminal activity by:
         (A)   Minimizing those areas that are neither clearly private nor public.
         (B)   Planting landscaping to ensure that maximum observation is obtained while providing the desired degree of aesthetics.
      (4)   Structure height, bulk, and “micro” coverage are regulated only to the extent that ensures that they meet the performance criteria identified in this Subdivision (e).
      (5)   Structures for human habitation shall not be placed in an environmentally hazardous, fragile, or unique area.
   (e)   Perimeter.
      (1)   Adjacent properties to the planned development shall be protected from adverse influences of traffic, land use, structure scale, and density by the combined use of screening, setbacks, and land use location.
      (2)   Perimeter planning and coordination are required to ensure continuity in the community facilities and services.  The applicant shall demonstrate that the development proposal can be adequately served by community facilities and services without undue public expenditure.
      (3)   Planned development projects that are within Fire Safety (FS) Overlay shall develop perimeter areas in compliance with § 82.13.060 (FS1, FS2, and FS3 Development Standards).
(Ord. 4011, passed - -2007; Am. Ord. 4205, passed - -2013)