The intent of this specific plan shall be to permit the development of a planned community featuring a more urban look, feel and density. The development shall be broken out among land uses in accordance with the following:
A maximum of 29.48 acres may be dedicated to single-family detached residential dwellings;
A maximum of 52.17 acres may be dedicated to multi-family residential dwellings;
A maximum of 7.53 acres may be dedicated to office uses; and
A maximum of 4.66 acres may be dedicated to support commercial uses.
Overall, in compliance with the traffic study completed for the development, the Village Of Ponderosa development shall not exceed 13.92 residential dwellings per gross acre of residential land use (indicated as single-family or multi-family residential on exhibit 1) or a total of one thousand one hundred thirty seven (1,137) residential dwellings; one hundred thirty three thousand two hundred (133,200) square feet of retail uses; and seventy six thousand nine hundred (76,900) square feet of office uses.
To allow for response to market demand, residential dwelling types may be shifted to other locations within the site than currently anticipated. The 2015 adoption of the amended specific plan does not guarantee that the total number of residential dwellings indicated for inclusion within the overall development (1,137) may be implemented. The 2015 amendment proposes five hundred (500) active senior dwellings, four hundred eighty (480) nonage restricted market rate apartments in combination with thirty three (33) existing attached townhomes and a total of one hundred twenty four (124) traditional single-family detached homes (81 existing plus 43 proposed). Due to the different traffic generation rates of different types of residential, especially senior housing versus market rate apartments, adjustments in the number of dwelling units incorporated may need to be adjusted (reduced) to ensure that overall development remains under the traffic caps established with the original 2006 study and reaffirmed with the 2015 traffic study. A traffic analysis shall be conducted for all proposed changes in residential types. Changes that result in a decrease in density and do not increase total traffic generated from the entire development above that allocated in the ordinance may be administratively approved as part of or in conjunction with the site plan process. Changes that result in an increase in density or will result in an increase in the total traffic generated from the development above that allocated in the ordinance will require the appropriate city council and plan and zoning commission approvals and may require an amendment to specific plan ordinance. All necessary city approval of plats required to make the change shall be obtained prior to approval of the site plan, if applicable and construction of the alternate dwelling type.
In addition to the general conditions stated previously within this ordinance, the following land use and bulk regulations shall apply to the specific areas designated on the Village Of Ponderosa specific plan map (exhibits 2A and 2B). The area development plan (exhibit 1) illustrates six (6) planning areas; the specific plan map further divides these planning areas into parcels.
A. Single-Family Detached Residential:
1. Land Use: The following development standards and general use regulations and provisions set forth in title 9, "Zoning", of the city code shall apply to the following specified development parcels as shown on the specific plan map of this ordinance unless noted otherwise in this ordinance:
a. Area 1A (lots 1 through 20); residential single-family (RS-11):
(1) Lots shall range between eleven thousand (11,000) square feet to seventeen thousand three hundred (17,300) square feet.
(2) Minimum street frontage equals thirty five feet (35').
(3) Maximum twenty (20) dwelling units.
b. Area 1B (Village Of Ponderosa plat 6):
(1) Lots shall range between nine thousand six hundred (9,600) square feet to fourteen thousand (14,000) square feet.
(2) Maximum seven (7) dwelling units.
c. Area 1E (Village Of Ponderosa plat 8):
(1) Lots shall range between seven thousand two hundred (7,200) square feet to thirteen thousand (13,000) square feet.
(2) Maximum seven (7) dwelling units.
d. Area 5B (lots 81 through 102); residential single-family (RS-6):
(1) Lots shall range between five thousand nine hundred (5,900) square feet to eleven thousand one hundred (11,100) square feet.
(2) Minimum street frontage equals forty five feet (45').
(3) Maximum twenty two (22) dwelling units.
e. Area 5D (lots 56 through 80); residential single-family:
(1) Lots shall range between two thousand eight hundred (2,800) square feet to four thousand five hundred (4,500) square feet in size.
(2) Minimum street frontage equals thirty five feet (35').
(3) Maximum twenty five (25) dwelling units.
f. Area 6D:
(1) Lots shall range between two thousand eight hundred (2,800) square feet to seven thousand two hundred (7,200) square feet in size.
(2) Minimum street frontage equals thirty five feet (35').
(3) Maximum forty three (43) dwelling units.
(4) Minimum lot width equals forty feet (40').
2. Building Height: The maximum height for a single-family detached residential shall be forty feet (40').
3. Garage Orientation: Garages shall be sited to minimize the visual presence to the street. Acceptable garage orientations include:
a. Street Oriented Garage: With the exception of area 5D and 6D and as otherwise noted, garages that open to the street must be recessed behind the front plane of the house a minimum of five feet (5'). However, within a given area (1A, 1B, or 5B), up to one-fifth (1/5) of the total number of dwellings within the given area may have street facing garages which are located less than five feet (5') of the front plane of the dwelling. In situations where the garage is located less than five feet (5'), the third car garage, if applicable, must be stepped back a minimum of four feet (4') from the front of the two (2) car garage with all garage doors to be individual one car doors.
b. Side Loaded Garage: Garage is entered from the side by a motor court. This garage orientation can be located in front of the house equal to the building setback for the house. Side loaded garages should incorporate architectural details such as windows, doors, and other detailing on the street facade in order to present a house appearance thus disguising the garage function.
c. Rear Loaded Garage (Areas 5D And 6D): Garage is at the rear of the house and accessed by an alley. Garages may be the first house element encountered and visible from the alley. Garage shall abide by the building setback requirements.
4. Dedicated Residential Driveways: Vehicle driveways dedicated and adjacent to a covered parking space shall measure ten feet (10') or less in length or nineteen feet (19') or greater in length as measured perpendicularly from the garage opening to the closest point of the sidewalk or back of curb of intersecting private street or drive, whichever is more restrictive. Drives that are intended to provide for a vehicle to be parked parallel to the covered space shall measure a minimum of nine feet (9') in length; drives intended to allow a vehicle to be parked perpendicular to the covered space shall measure a minimum of nineteen feet (19') in length. (Ord. 2093, 6-1-2015)
5. Setbacks:
a. Unless otherwise specifically stated, setbacks shall be measured from the property line of parcels that abut a public street or back of curb of adjoining private street or alley. Setbacks along boundaries that do not abut a street shall be measured from the lot boundary; except for area 6D, easements have been taken into account when determining setbacks, therefore, the setback should be measured from the property line. Unless noted otherwise, in area 6D, setbacks shall be measured from the lot line and back of curb of private streets in accordance with area 6D table on page 53. (Ord. 2138, 2-22-2016)
b. Unless otherwise specified, building setbacks shall be measured to the foundation of the dwelling structure or covered parking, whichever is closer.
(1) Those single-family detached residential dwelling buildings which front South Prairie View Drive are allowed to have building overhangs, steps, and foundation plantings which extend into the public street right of way easement a distance of a maximum of five feet (5') and as more particularly illustrated in exhibit 6.
c. Setbacks for attached accessory structures (porches, sunrooms, decks, etc.) shall abide by the front, side and rear yard setbacks stated, with the exception of areas 1A and 5B. These areas are allowed to have porches which extend into the front or side yard setback a maximum of five feet (5'), unless otherwise noted, however, the closest element of the structure (including overhangs and steps) shall be located no closer than five feet (5') to a property line.
d. Setbacks for detached accessory structures shall be as follows:
(1) No detached accessory structures shall be located in the front yard of any parcel.
(A) Areas 1A and 5B: Shall abide by city code for the respective zoning district.
(B) Area 1B: No detached accessory structure allowed.
(C) Areas 5D and 6D: Minimum of ten feet (10') from rear lot line and in accordance with side yard setbacks as stated.
e. Building separations shall be a minimum of ten feet (10') as measured between the foundations. Unless noted otherwise, overhangs, bay windows, fireplace bump outs, etc., may extend into the setback a maximum of two feet (2').
f. No fences over four feet (4') in height, except those required to meet minimum swimming pool fencing requirements are allowed. No fences are allowed along those property boundaries which abut a common open space.
** See exhibit 3 for lot locations.
AREA 1A | ||||
Lot Number | Front | Rear | West Side | East Side |
1 and 9 | 20' minimum; no maximum | 20' | 15' | 5' |
2, 5 and 15 | 20' minimum; 30' maximum | 20' | 5' | 15' |
3, 4, 6 - 8, 10, 11, and 14 | 20' minimum; 30' maximum | 20' | 5' | 5' |
12 | 20' minimum; no maximum | 20' (north line) | 15' | 5' (east and south lines) |
13 | 20' minimum; 30' maximum | 15' (west line) | 15' (southwest line) | 15' (north line); 5' (southeast line) |
16 | 20' minimum; 30' maximum | 20' | 5' | 15' (porch may not encroach into setback) |
17 | 20' minimum; 30' maximum | 20' | 15' | 5' |
18 | 20' minimum; 30' maximum | 20' | 5' | 5' |
19 | 20' minimum; 30' maximum | 20' | 5' | 10' |
20 | 20' minimum; 30' maximum | 10' | 10' | 5' |
AREA 1B | |||
Lot Number | Front | Rear | Side** |
Lots 1, 2, 5, 6 and 7 in Village Of Ponderosa plat 6 | 20' minimum; 30' maximum from adjoining street | 15' | 5' except when adjacent to sanitary sewer easement, then setback is taken from edge of easement |
Lots 3 and 4 in Village Of Ponderosa plat 6 | 20' minimum; 30' maximum from adjoining street | 20' | 5' except when adjacent to sanitary sewer easement, then setback is taken from edge of easement |
** Side yard setbacks shall be to the closest element, including window wells, window or fireplace bumpouts, overhangs, stairs, etc.
AREA 1E | |||
Lot Number | Front | Rear | Side |
Lots 1 through 5 in Village Of Ponderosa plat 8 | 15' minimum from back of curb of adjoining street | 9' | 5' except when adjacent to sanitary sewer easement, then setback is taken from edge of easement |
Lots 6 and 7 in Village Of Ponderosa plat 8 | 20' minimum; 30' maximum from back of curb of adjoining street | 15' | 5' except when adjacent to sanitary sewer easement, then setback is taken from edge of easement |
AREA 5B | ||||
Lot Number | Front | Rear | West Side | East Side |
81 | 20' minimum; 30' maximum | 20' | 5' | 0' (South Prairie View Drive) (porch may not encroach into setback: overhangs, steps, and foundation plantings may extend up to 5' into the ROW easement) |
82 through 101 | 20' minimum; 30' maximum | 20' | 5' | 5' |
102 | 20' minimum; 30' maximum | 20' | 5' | 0' (South Prairie View Drive) (porch may not encroach into setback: overhangs, steps, and foundation plantings may extend up to 5' into the ROW easement) |
AREA 5D | ||||
Lot Number | Front** | Rear | West Side | East Side |
56 | 0' | 20' | 10' | 10' |
57 | 0' | 20' | 15' | 5' |
58 | 0' | 20' | 5' | 20' |
59 through 65 | 0' | 20' | 5' | 5' |
66 | 0' | 20' | 10' | 5' |
67 | 0' | 20' | 20' | 5' |
68 | 5' | 20' | 15' | 5' |
69 through 72 | 5' | 20' | 5' | 5' |
73 | 5' | 20' | 5' | 20' |
74 | 5' | 20' | 15' | 5' |
75 through 80 | 5' | 20' | 5' | 5' |
** Front yard setback for lots 56 through 67 = south line; lots 68 through 80 = north line.
** Lots 56 through 67 are allowed to have building overhangs, steps, and foundation plantings which extend into the right of way a distance of a maximum of 5 feet.
AREA 6D | |||
Front* | Rear | Side | |
All lots | 20' | 20' | 5' |
* 0 feet setback for lots fronting South Prairie View Drive. Porch may not encroach into setback: overhangs, steps, and foundation plantings may extend up to 5 feet into the ROW easement.
B. Single-Family Attached Residential:
1. Land Use: The following development standards and general use regulations and provisions set forth in title 9, "Zoning", of the city code for residential medium-density (RM) shall apply to the following specified development parcels as shown on the specific plan map of this ordinance unless noted otherwise in this ordinance:
** See exhibit 3 for lot locations.
Single-Family Attached | ||
Area | Lot Number | Maximum Number Of Dwelling Units |
1C | 22 | 4 |
4B | 40 | 14 |
6A | 50 | 6 |
6C | 52 | 6 |
2. Building Height: The building height for attached residential structures shall allow for a maximum of three (3) stories of living plus under building parking or a maximum of sixty feet (60') in height.
3. Building Setbacks:
a. Unless otherwise specifically stated, setbacks shall be measured from the property line of parcels that abut a public street or back of curb of adjoining private street or alley. Setbacks along boundaries that do not abut a street shall be measured from the lot boundary.
b. Building setbacks shall be measured to the foundation of the dwelling structure or covered parking.
(1) Unless otherwise specified below, a minimum fifteen foot (15') setback shall be provided from an adjoining street or perimeter lot boundary, except when the abutting lot also contains an attached residential structure or abuts an open space of at least twenty feet (20') in width excluding open space comprised of public street right of way. In these situations there shall be no minimum setback except as required by fire and building codes. Except for Village Of Ponderosa plat 7, a minimum twenty five foot (25') building separation shall be maintained between single-family detached dwellings and single-family attached dwellings.
(2) Dwelling structures located within lot 52 which fronts South Prairie View Drive may locate the main plane of the dwelling building at the front property line (0 setback) and is allowed to have building overhangs, porches, steps, and foundation plantings which extend into the public street right-of-way easement a distance of a maximum of nine feet (9').
(3) The front and sides of structures located within Lot 50 which face Bluestem Circle may locate the building at the property line (0 setback); however, the setback shall be measured to the closest point of the dwelling including overhangs, steps, private garden walls, etc.
(4) Detached garages accessed by an alley may be set back from the alley a distance consistent with that identified in the following "dedicated residential driveways" section.
c. Building separations between the same residential type (single-family attached to single-family attached) shall be a minimum of ten feet (10') as measured between the foundations of the outside walls. Overhangs, bay windows, fireplace bump outs, etc., may extend into the separation area a maximum of two feet (2'). Except for Village Of Ponderosa Plat 7, a minimum twenty five foot (25') building separation shall be maintained between single-family detached dwellings and single-family attached dwellings.
d. No detached accessory structures, excluding garages, shall be allowed.
4. Garage Orientation: Acceptable covered parking orientations include:
a. Rear loaded garage: Garages shall be located at the rear of the building and accessed either by an alley or off street auto court. Garages may be the first building element encountered and visible from the alley.
b. Under building parking.
5. Dedicated Residential Driveways: Vehicle driveways dedicated and adjacent to a covered parking space shall measure ten feet (10') or less in length or nineteen feet (19') or greater in length as measured perpendicularly from the garage opening to the closest point of the sidewalk or back of curb of intersecting private street or drive, whichever is more restrictive. Drives that are intended to provide for a vehicle to be parked parallel to the covered space shall measure a minimum of nine feet (9') in length; drives intended to allow a vehicle to be parked perpendicular to the covered space shall measure a minimum of nineteen feet (19') in length.
6. Off Street Parking: Uncovered off street parking lots shall be set back a minimum of twenty feet (20') from the back of curb of an adjoining street and a minimum of fifteen feet (15') from the property line for those lot boundaries which do not abut a street.
C. Multi-Family Residential (Areas 1D, 2E, 3C, And 4A):
1. Land Use: The following development standards and general use regulations and provisions set forth in title 9, "Zoning", of the City Code for Residential High Density (RH) Districts shall apply to the following specified development parcels as shown on the specific plan map of this ordinance unless noted otherwise in this ordinance. (Ord. 2093, 6-1-2015)
2. Building Height: The building height for multi-family residential structures shall be as follows:
a. Senior/active adult multi-family shall not exceed sixty feet (60') in height as measured to the top of the parapet and from the average grade.
b. Buildings “F”, “G”, and “I” primary building structure (excluding architectural detailing) shall not exceed sixty-three feet (63') in height, as measured to the top of the parapet and from the average grade.
c. Building “H” primary building structure (excluding architectural detailing) shall not exceed fifty-five feet (55') in height, as measured to the top of the parapet and from the average grade.
d. Buildings “K” and “L” shall not exceed seventy two feet (72') in height as measured to the top of the parapet and from the average grade.
3. Building Setbacks:
a. Unless otherwise specifically stated, setbacks shall be measured from the property line of parcels that abut a public street or back-of-curb of the thru-lanes of the adjoining private street or alley, not from parallel parking areas or drop-off lanes. Setbacks along boundaries that do not abut a street shall be measured from the lot boundary.
(1) Building setbacks in Areas 1D and 4A shall be measured to the foundation of the dwelling structure or covered parking. Unless otherwise specified below, a minimum thirty foot (30') setback shall be provided from an adjoining street or perimeter lot boundary. The setback requirement along Village View Drive (both sides within Areas 1D and 4A) shall be twenty feet (20'). The setback requirement along Stagecoach Drive, north side only, within Area 2E shall be ten feet (10'). (Ord. 2208, 4-3-2017)
(2) Building setbacks for buildings within Area 2E and 3C which front to Market Street are measured to the main plane of the building excluding canopies and pedestrian arcades. Buildings should be set back a minimum of fifteen feet (15') except for main building entries which may be as close as six feet (6') from the back of curb of Market Street.
(3) Building setbacks for rear and side property lines not adjacent to streets shall be zero feet (0'). No build easements adjacent to each property line may be required to meet applicable building code requirements related to exterior wall and opening protection.
b. Setbacks for detached accessory structures, excluding garages, shall abide by Code for the Residential High Density (RH) District.
4. Building Separation: A minimum thirty foot (30') building separation shall be maintained between buildings as measured to the closest points of buildings including canopies.
5. Under Building Parking: Vehicular entries into parking structures shall not face single-family detached dwellings.
6. Off Street Parking: Uncovered off street parking lots shall be set back a minimum of twenty feet (20') from the back of curb of an adjoining street and a minimum of fifteen feet (15') from the property line for those lot boundaries which do not abut a street.
a. A multi-story parking structure shall be allowed within Area 3C. This structure shall be set back a minimum of fifty feet (50') from adjoining street and a minimum of ten feet (10') from the property line.
D. Office, Commercial, And Mixed Use Buildings:
1. Land Use:
a. All general use regulations, performance standards, and provisions set forth in title 9, "Zoning", of the City Code for Professional Commerce Park (PCP) and Support Commercial (SC) Districts, as identified in the following table for Areas 1, 2 and 3, shall apply to any development proposals for the applicable areas as delineated on the specific plan map unless otherwise noted in this ordinance:
(1) Permitted Uses: Permitted uses within parcels identified for Professional Commerce Park (PCP) uses shall include the following:
(A) All permitted (P) uses and permitted conditional uses (Pc) allowed within the Professional Commerce Park (PCP) and Support Commercial (SC) Districts except those that have been prohibited by this ordinance.
(B) In addition:
Showrooms/display rooms and associated offices (SIC 521b).
Paint, glass, and wallpaper stores (SIC 523).
Hardware stores (SIC 525).
General merchandise stores (SIC 53 series).
Food stores (SIC 54 series) except convenience stores with or without gas.
Apparel and accessory stores (SIC 56 series).
Furniture, home furnishings, and equipment stores (SIC 57 series).
Drinking places (SIC 5813) (limit 1 within the development).
Miscellaneous retail uses (SIC 59 series) except the following which shall be prohibited: SIC 5961 catalog and mail order houses; SIC 5962 automatic merchandise machine operators; SIC 5963 direct selling establishments; SIC 598 fuel dealers; SIC 5999 adult entertainment establishment, engine and motor equipment supply stores, farm equipment and supply stores, fireworks, insecticide, water and air purification equipment for agricultural use.
Photographic studio, portrait (SIC 722).
Beauty shop (SIC 723).
Barbershops (SIC 724).
Clothing rental services (SIC 7299-09).
Watch, clock, and jewelry repair (SIC 763).
Videotape rentals (SIC 784).
Dance studios, schools, and halls (SIC 791).
(2) Prohibited Uses: The following permitted and permitted conditional uses otherwise allowed in the Professional Commerce Park (PCP) District shall be prohibited:
Electric, gas, and sanitary services (SIC 49 series).
Automotive dealers and service stations (SIC 55 series).
Automotive repair, services, and parking (SIC 75 series).
Miscellaneous repair services (SIC 76 series) except SIC 763 watch, clock, and jewelry repair which is allowed.
Hospitals (SIC 806 series). (Ord. 2093, 6-1-2015)
** See Exhibit 3 for lot locations.
Office, Commercial, And Mixed Use Buildings | |||||||
Building | Area | Lot # | Max. Sq. Ft. Of Retail Uses (SC) | Max. Sq. Ft. Of Office Uses (PCP) | Max. # Of Residential Dwelling Units | Max. # Of Stories | Max. Building Height |
A | 1G | 25 | 0 | 15,600 | 0 | 2 | 45' |
B | 1H | 24 | 8,210 | 8,460 | 0 | 2 | 50' |
C | 2B | 26 | 12,600 | 0 | 0 | 2 | 45' |
D | 2B | 27 | 8,300 | 19,150 | 0 | 3 | 55' |
E | 2C | 28 | 16,280 | 0 | 0 | 1 | 35' |
J | 3B | 34 | 3,760 | 11,630 | 0 | 1 | 35' |
M | 3D | 39 | 0 | 5,000 | 0 | 1 | 35' |
N | 3D | 38 | 0 | 17,110 | 0 | 2 | 40' |
O | 3G | 36 | 8,900 | 0 | 0 | 3 | 55' |
P | 3F | 37 | 75,000 | 0 | 110 rooms | 5 | 60' |
Total | 133,050 | 76,950 | 0 | ||||
(Ord. 2208, 4-3-2017)
2. Drive-Through Businesses: The intent of this development is not to encourage the use of automobiles. However, it is recognized that drive-ups are a key component to the functionality of certain types of businesses due to their convenience. If, through the design review process, including an updated traffic analysis, it can be demonstrated that such uses do not cause traffic congestion, do not interfere with pedestrian movements and can be designed to minimize their presence, a maximum of five (5) drive-ups may be permitted within Areas 1, 2, and 3. Drive-up facilities may be allowed in conjunction with, and limited to, the following types of businesses: drugstore/pharmacy, bank/drive-up ATM (maximum 2 establishments), dry cleaner, grocery, and coffee or ice cream related businesses (maximum 2 establishments). Walk-up or pedestrian ATMs with no vehicle access shall be permitted as desired. In all instances, the presence of the drive-ups shall be minimized through the incorporation of the drive-through into the building architecture rather than as an added on canopy component and the opaque visual screening through the use of earth berming and vegetation placement.
3. Lot Size: No minimum lot size shall be required for the office/retail area.
4. Building Height: The height of a building shall conform to the limits stated previously within the table with the exception of elements such as bell towers, clock towers, or other vertical accent architectural elements. These elements may exceed height restrictions, as determined by the Director of Development Services during the site plan review process.
5. Building Setbacks:
a. Unless otherwise specifically stated, setbacks shall be measured from the property line of parcels that abut a public street or back of curb of an adjoining private street. Setbacks along boundaries that do not abut a street shall be measured from the lot boundary.
(1) Building setbacks are to the main plane of the building excluding canopies and pedestrian arcades.
(2) Buildings should be set back a minimum of fifteen feet (15') except Building D which shall be set back a minimum of six feet (6') from the back of curb of Market Street to accommodate the pedestrian arcade and upper stories of the building.
b. A minimum thirty foot (30') building separation shall be maintained between buildings as measured to the closest points of buildings including canopies.
c. Setbacks for detached accessory structures shall abide by the City Code for the Professional Commerce Park (PCP) District.
6. Off Street Parking Lot Setbacks: Parking lots shall be set back a minimum of fifteen feet (15') from the back of curb of an adjoining street unless a similar use or an open space of at least twenty feet (20') in width abuts the lot, in which case the parking lot setback shall be zero (0). (Ord. 2093, 6-1-2015; amd. Ord. 2468, 5-3-2021)