§ 23-443. Residential PDPs.  


Effective on Tuesday, March 17, 2015
  • Sec. 23-443.1 Minimum design standards—Residential PDPs. The preliminary plan for a residential PDP shall demonstrate that the site design complies with the minimum design standards of this section.

    a. Density. The number of units per acre shall not exceed the maximum as allowed for the classification of the property under the Future Land Use Element of the Comprehensive Plan. Acreage for density calculations shall not include areas of open water or lands within the "Conservation" classification of the Future Land Use Map.

    b. Open space. Excluding roadways and parking areas open space shall make up a minimum of fifteen (15) percent of the site area. If open space is provided as private yards for individual units, such yards shall make up only fifty (50) percent of the open space required. The remaining fifty (50) percent shall be common open space in the form of recreation area, pedestrian or bicycle paths, or landscaped common areas. The recreation area required under section 23-310 may be included to meet the open space requirement except that recreation buildings and parking areas shall not be included.

    c. Recreation area. At minimum, recreation area shall be provided as required under section 23-310

    1. Compensatory recreation area. In residential PDPs where reductions in minimum lot size are granted, recreation area in addition to that required under section 23-310 shall be required to offset the reductions by provision of recreation area in a ratio of one to one (total lot size reduction in the development to recreation area added). For the purpose of calculating required additional recreation area, the lot area reduction shall be based upon the minimum lot size required in the applicable zoning district, except that in the R-1A district, the calculation shall be based upon a nine thousand (9,000) square-foot lot area, as in R-1B.

    2. Dry retention area credit. The square footage of a dry retention area may be credited toward compensatory recreation area provided the retention area is usable and accessible per the following criteria:

    A. Each area has a minimum of 50 feet of street frontage or is adjacent to a park meeting the standards of section 23-310

    B. An access corridor is provided with a minimum width of 25 feet and a slope of no more than 7 to 1.

    C. The retention area is fully landscaped to meet the standards of section 23-310 for recreation areas.

    D. Any portions of the retention area that are behind dwelling units or the back yards of dwelling units shall not be credited unless they are a minimum of 100 feet in width, measured perpendicular to the rear lot line.

    E. No credit shall be granted for retention areas within easements on lots intended for the construction of dwelling units.

    d. Parking spaces. In single-family and duplex PDPs where reductions in minimum lot size are granted, and in all multi-family PDPs, visitor parking areas with spaces in a ratio of one space per 10 dwelling units shall be provided in each neighborhood in addition to the minimum of 2 parking spaces for each dwelling unit. In projects of 100 units or more, parking spaces shall be provided at the recreation area in a ratio of one space per ten dwelling units. Recreation area parking in projects with less than 100 units may be used to meet the visitor parking requirement.

    e. Building setbacks. The following minimum setbacks for principal buildings are required: 35 feet from any project property line and 50 feet from any major collector or arterial road as defined in section 23-303. For a building with more than one story, the building setback shall be increased by ten feet for each additional story.  Exceptions:

    1. These requirements shall not apply to single-family houses on lots meeting the requirements for lot area and lot width at the building line for the zoning district in which the property lies.

    2. The minimum setback from a non-frontage project property line may be reduced for one-story single-family houses provided the approving authority determines that the reduction will not adversely impact adjacent property and provided the setback is not reduced below the minimum setback required for the house in the zoning district in which the property lies.

    3. The minimum front setbacks on a minor collector or local road may be reduced to allow for a neo-traditional development. 

    (Ord. No. 2007-33, § 6, 9-4-2007; Ord. No. 2010-07, § 4, 4-20-10; Ord. No. 2015-02, § 1, 3-17-2015)

    Sec. 23-443.2 Design guidelines for residential PDPs. Guidelines in this section are intended to assist the applicant in designing the project and the city in assessing the quality of the proposed development.

    a. Relationship to surrounding area. The development is not isolated from the surrounding community, but is an integral part of the community. Methods for achieving:

    Roadways and pedestrian/bike paths connect to the surrounding roadways, neighborhoods, commercial areas, and parks.

    Streets extend or expand the existing street pattern. Collector streets do not terminate within the development.

    Perimeter walls are discouraged in developments with under one hundred (100) units. In "gated" communities, perimeter walls are inconspicuous and heavily landscaped. Landscaping has a natural, rather than formalized appearance.

    Entrances to the development are understated and do not promote the concept of a development that is separate from the surrounding community.

    Pedestrian connections to surrounding streets are provided through landscaped buffers and perimeter walls.

    b. Overall design. The layout of the development is suited to the configuration and characteristics of the land and integrates natural features into the overall design. Methods of achieving:

    Natural features of the land, including wetlands, ponds, hills, and vegetation, are preserved and become the basis for the layout of the development.

    Parks and open areas incorporate natural features for the enjoyment of all residents and become focal points for the development and for neighborhoods.

    Roadways provide views of natural features and open space.

    Changes in elevation are used as a design feature to provide interest.

    Commercial areas in mixed-use developments are located for convenient and safe access from outside and inside the development by vehicles and pedestrians.

    Location of buildings on ridges is avoided so that the rooftops do not dominate the landscape.

    c. Neighborhoods. The development establishes identifiable neighborhoods engendering a feeling of belonging. Methods of achieving:

    Dwellings are clustered rather than located in linear patterns on long streets. The number of dwellings in each single-family neighborhood does not exceed fifty (50).

    Each neighborhood has its own common open space designed as a focal point and visible from most units. Central greens are encouraged.

    Housing styles/types and streetscapes are chosen and designed to distinguish neighborhoods.

    Front porches, small front yards, and walkways connecting to the street provide opportunities for social interaction.

    d. Streetscapes. Streetscapes are designed to provide interest and variety; views of the street are attractive from the dwelling units and from the point of view of the pedestrian walking along the street. Methods of achieving:

    Collector roads have landscaped medians or adjacent, landscaped pedestrian/bike corridors. Driveways intersecting collector roads are minimized.

    Visual interest is provided along the street through distinctive landscaping and street lighting, and varied street and sidewalk patterns.

    Location and orientation of houses or buildings on sites provides variety and distinctiveness to the street.

    Building facades and entrance features are varied.

    Building sizes and types are designed specifically for the lot size and shape.

    Setbacks between houses are varied or breaks are provided in rows of houses for visual relief.

    Mini-parks, neighborhood parks, and open space areas are located and landscaped to provide rest stops for pedestrians and to visually punctuate the streetscape. Benches or retaining walls provide seating.

    Spine roads and long sections of local streets meander and are attractively landscaped

    Long blocks are broken up with landscaped islands.

    Plantings are chosen to distinguish the street or neighborhood from others.

    Streets are oriented to provide views of open areas and vistas from hillsides.

    Intersections have landscaping and design features to add interest and shield houses on corner lots.

    Clutter along the street is minimized in dense neighborhoods by grouping mail boxes and trash collection stations, keeping signage to a minimum, and providing visitor parking areas.

    See also Lighting.

    e. Street system. A well-planned street system establishes coherence to the development, provides safe and efficient circulation for vehicles and pedestrians, and defines neighborhoods. Methods of achieving:

    A hierarchy of streets is established, providing a coherent circulation system; a maze of local streets is avoided.

    Loop roads and branches from a spine road provide access to neighborhoods. The use of culs de sac is minimized.

    Streets within neighborhoods are designed to provide unity and definition to the neighborhood.

    Streets are designed to allow for expansion of the development into nearby areas via collector roads.

    f. Pedestrian circulation. A comprehensive system of sidewalks and bike paths throughout the development connects dwelling units to recreation areas, parking areas, public transportation stops, common buildings, and adjacent neighborhoods, and provides a safe and attractive walking environment for recreational and practical use.

    The pedestrian/bike circulation system is planned as an integral part of the overall design of the development, providing connections between dwelling units and all facilities in the development.

    Pedestrian/bike paths running along streets are buffered from the travel ways of streets by landscaped strips.

    Pedestrian/bike paths are designed as recreational features or to double as recreational features. Paths that are separate from the vehicular ways are encouraged, provided they are in landscaped corridors and there are sufficient connections between dwelling units and likely destinations.

    Paths meander through landscaped areas providing alternative routes for recreational walks and visual variety for the pedestrian; paths do not run unvaryingly parallel to streets.

    Paths provide views of open areas, water bodies, wetlands, landscaped areas, streets, and neighborhoods.

    g. Focal points and gathering places. Attractive and distinctive focal points and places for residents to gather, meet, and enjoy the outdoors are provided in the development. In keeping with a principle of Frederick Law Olmsted, the best part of the site is kept for the public. Methods of achieving:

    In addition to neighborhood and mini-parks, recreation areas are provided to serve the entire community; these are located for easy access by all residents and incorporate and enhance natural features (whether existing or created), such as water bodies and groves of trees.

    Landscaped areas double as recreation areas.

    Recreation areas are designed to encourage gathering and interaction of residents. Path intersect, and benches or picnic areas are provided at intersections; gazebos, plazas, community buildings, playgrounds, picnic areas, seating near play courts, or similar facilities are provided.

    In mixed-use developments, green areas are used to connect and integrate residential and mixed-use or commercial/professional areas.

    Small parks provide focal points and gathering places within each neighborhood or for a group of neighborhoods.

    Facilities in common areas are provided appropriate to the residents' ages and interests. Playgrounds, play courts, community buildings, bike paths, swimming pools, jogging paths, are examples.

    h. Landscaping. Landscaping in the development provides visual interest, screening where needed, incorporates existing mature trees and other valuable vegetation, enhances natural features such as wetlands, and minimizes water use. Methods of achieving:

    An overall landscaping concept is prepared for the development with attention to streetscape, plantings in recreation and common areas, attractive landscaping around buildings and in yards, retention of existing trees, and appropriateness of plant selections to the environment.

    Streets, lot lines, and building envelopes are located to preserve existing trees, particularly in parks, front yards and in landscaped islands and street edges.

    Native plant types and low water use species are used extensively.

    Rear yards are buffered from roadways by landscaped buffers. A proliferation of individual privacy fences along streets is avoided.

    Landscaping is provided to screen lots where a double line of lots is located so that back yards or side yards abut.

    Where side building setbacks are small, plant materials are placed to screen side lot lines from the street.

    All dumpsters and other mechanical facilities are screened attractively.

    Frameworks for plants to grow on, such as trellises or arbors, are provided in parks and yards.

    Existing or new large-caliper trees are used at focal points, providing the immediate impact of mature trees.

    i. Parking and access. Sufficient provision is made for resident and visitor parking and access for services, such as deliveries and garbage pick-up, without street congestion or interference with sidewalks. Parking facilities do not dominate the streetscape. Methods for achieving:

    Garages are recessed or oriented so that garage doors do not face the street.

    Driveways run along the side of dwellings or extend to the back of the dwelling.

    Parking areas are located to the side and rear of buildings; parking areas along street frontages are minimized.

    Parking areas are set back from the road and are screened with landscaping, fences, or berms.

    Small pods of parking are designed rather than large parking lots.

    There is adequate street width where street parking is permitted.

    Alleys provide service access and additional parking.

    Driveways to dwellings are of adequate length to provide parking without vehicles encroaching on sidewalk.

    Additional parking is provided for visitors and for recreation areas.

    j. Lighting. Lighting is adequate for safety and enhances the streetscape, residential sites, parking areas, signs, and recreation facilities without being excessive or creating glare. Methods for achieving:

    Light fixtures are directed downward to the areas targeted for illumination and do not create glare.

    Decorative lighting is provided in recreation areas and along streets and pedestrian paths.

    Signage is illuminated by upward directed spot lights and is not internally lit.

    Bus stops, trash receptacles, mailboxes, and other facilities are well lit and accessed by pedestrian paths.

    k. Neighborhood scale. Buildings are of appropriate scale for the lot or site and are compatible with adjacent existing or proposed development. Methods for achieving:

    Architectural styles are chosen or guidelines are developed for each neighborhood in keeping with the lot sizes and layout in the neighborhood.

    Multi-family buildings are broken into house-size building elements, especially where there is a building height transition from adjoining development.

    Open space and landscaping separate neighborhoods or buildings with different scales.

    Infill development is of the same scale as existing development in the neighborhood. Where proposed buildings are larger than existing buildings, the mass of the building is set back from the street, and the portion of the building along the street is compatible in scale with adjacent buildings.

    Upper story planter boxes and roof plantings are provided for interest.

    l. Privacy, safety, and security. Buildings and neighborhoods are designed to provide privacy, safety, and security for residents. Methods for achieving:

    Window placement and landscaping provide privacy between houses, particularly on lots with small side yard setbacks.

    Upper floors are stepped back to increase the distance of windows from the property lines.

    Side and rear setbacks are not uniform; a side setback on one (1) side of a house is greater than on the other.

    A greater side setback is provided for two-story houses than for one-story.

    Front windows provide views of streets and neighborhood parks.

    Rear yards are screened from adjacent rear yards through careful building configuration and landscaping.

    Neighborhoods are small and have distinct entrances to promote a neighborhood identity and a sense of belonging for residents.

    Where street parking is permitted, sidewalks are provided.

(Ord. No. 2006-24, § 15, 6-6-2006)