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Zoning Article IX
ARTICLE IX
Special Districts
Section 9.01 G, Greenbelt Districts
Section 9.02 E, Education and Research Districts
Section 9.03 MH-1, Mobile Home Park Districts
Section 9.04 TND, Traditional Neighborhood Development District
Section 9.05 PUD, Planned Unit Development District
Section 9.06 FIR District
Section 9.07 Floodplain Regulations
Section 9.08 F, Floodway Districts
Section 9.09 Manhattan District Overlay (MDO)
Section 9.01 G, Greenbelt Districts
Purpose
It is the purpose of the G, Greenbelt District to provide for certain publicly held property to be preserved, as nearly as practicable, in its natural state. The general attractiveness and well-being of the community is believed to be substantially enhanced by preserving such parcels in their natural state.
The following regulations shall apply in the G, Greenbelt Districts.
(a) Permitted Principal Uses:
Greenbelt Districts shall be used to enhance the atmosphere, beauty, and well-being of the community by preserving parcels so designated, as nearly as practicable, in their natural state.
(b) Permitted Accessory Uses:
1. Hiking or walking to enjoy the natural beauty.
2. Cleared and marked walking trails (to be approved by the Recreation Department).
3. Operations that are accepted practice of forestry science as necessary to maintain safety and public value in its natural state.
4. Signs marking trails, or regulatory signs.
5. Noncommercial gardens of proximate lot owners, subject to annual approval of the City Manager. In no case shall trees be cut to provide additional garden area.
(c) Uses Requiring Approval of City Council:
Municipal, state, or federal uses, such as right-of-way easement for electric transmission lines, pipelines, or roadways. A public hearing shall be required prior to City Council approval of each municipal, state, or federal use in the Greenbelt District. Prior to each approval (and following the public hearing), the City Council shall find that each use will promote the general well-being of the community and will have no material adverse effect upon the district in which it is located.
NOTE: See Articles XIII and XVI of this ordinance for applicable site plan review regulations.
(Ord. No. 25-93 Revised Effective 9/30/93)
Section 9.02 E, Education and Research Districts
Purpose
The E District classification is established to provide adequate and suitably located areas for educational and research institutions including uses which appertain to the activities of the institutions situated therein, provided they are not operated for profit, and to prevent the intermingling or scattering within these districts of private residential dwellings, commercial and sales operations or other activities, uses, structures or buildings of a type other than those expressly permitted.
The following regulations shall apply in E, Education and Research Districts.
(a) Permitted Principal Uses:
1. School, college and education research institution not operated for profit.
2. Family day care home, child care center, and private education institution.
(Ord. No. 16-90 Revised Effective 7/5/90)
(Ord. No. 19-99 Revised Effective 8/26/99)
(b) Permitted Accessory Uses:
1. Any use customarily incidental to the permitted principal use, provided that it will not impair the public health, safety, morals, convenience, comfort, prosperity, or other aspects of the general welfare. In case a question arises as to the degree of incidentalness or compatibility, the Board of Appeals shall rule.
2. Residential and sales operations operated by said educational institute.
3. Signs: (see Article XIV)
(Ord. No. 31-86 Revised Effective 1/1/87)
4. Automobile Parking: (see Article XI)
(c) Uses Requiring Board of Appeals Permit
1. Municipal uses, public utilities, providing such uses will promote general welfare of the community and will have no material adverse effect upon the district in which it is located.
2. Transitional Accessory Uses (see Section 4.08 for Criteria).
(Ord. No. 4-98 Revised Effective 1/15/98)
(d) Area, Height, Bulk, and Placement Regulations:
Maximum Usable Floor Area to Lot Area: 80%.
Minimum Required Setback Dimensions in Feet: Front - 30 ft.; Least One side - 15 ft.; Total of Two Sides - 30 ft.; Rear - 30 ft.
NOTE: See Article XIII and XVI of this ordinance for applicable site plan review regulations.
(Ord. No. 25-93 Revised Effective 9/30/93)
(Ord. No. 19-99 Revised Effective 8/26/99)
Section 9.03 MH‑1, Mobile Home Park Districts
Purpose
It is the purpose of the MH‑1 zone to provide for planned mobile home parks in single ownership including recreational and service facilities.
It is the intent of the MH‑1 zone to provide the maximum amount of freedom possible in the design of mobile home parks and the grouping and layout of mobile homes within such parks; to provide in such developments the amenities normally associated with planned residential areas; to encourage the development of comprehensive pedestrian circulation networks, separated from vehicular roadways, linking residential, recreational, and service facilities; to permit the greatest possible amount of freedom in types of park developments; and to encourage site and development plans which will maximize compatibility between mobile home parks and adjoining property.
The following regulations shall apply in the MH‑1, Mobile Home Park District.
(a) Permitted Principal Uses:
Mobile Home Park, in single ownership.
(b) Permitted Accessory Uses:
1. Automobile parking (see Article XI).
2. Signs (see Article XIV).
(Ord. No. 31-86 Revised Effective 1/1/87)
3. Office building to be used only for rental and maintenance services for the mobile home park.
4. Recreation uses for occupants such as community buildings and other community use facilities, swimming pools, tennis courts, adult recreation and child play areas.
5. Facilities such as clothes washing areas and drying yards.
6. Any use customarily incidental to the permitted principal use.
(c) Uses Requiring Board of Appeals Permit:
1. Transitional Accessory Uses (see Section 4.08 for Criteria).
(Ord No. 4-98 Revised Effective 1/15/98)
(d) Dwelling Density, Height, Bulk, and Placement Regulations:
Mobile Home Unit Density: Maximum units per acre - 7.
Minimum Required Setback Dimensions: Exterior boundaries of mobile home park: 30 feet.
Minimum Mobile Home Park Size: Thirty (30) mobile home spaces.
(e) Mobile Home Park Development Standards:
1. Site Requirements
a. Street lighting shall be installed on privately-owned roads, and may be either overhead or low level, but must reflect onto the street.
b. All utilities provided within the park shall be placed underground. Easements for such utilities shall be provided to serve each mobile home space, and elsewhere as needed.
c. Each mobile home shall be connected to the municipal water and sewer system.
d. Not less than ten percent (10%) of the area of the mobile home park shall be devoted to recreation facilities convenient to all residents of the park.
e. Each park shall provide screened storage areas for bulky household items and parking space for such vehicles as boats and campers belonging to the residents in addition to the required area for recreation.
f. One-half (1/2) or more of the spaces in each stage of the park's construction shall be completed and ready for occupancy, or a performance bond be posted sufficient to complete such a number of spaces, before any mobile home in that stage shall be allowed to connect to utilities within the park. The minimum first stage of development shall be ten (10) spaces.
g. On steep terrain, mobile home spaces shall be built with a minimum disturbance of natural terrain. Disturbed surfaces shall be replanted with adequate provisions for surface drainage and erosion control.
h. Mobile home parks shall have direct access to collector streets or arterial streets without the need to traverse minor streets.
i. Fire hydrants shall be spaced not more than nine hundred (900) feet apart, and shall be located on roads. No mobile home space shall be farther than six hundred (600) feet from a fire hydrant as measured along a public right-of-way.
j. Guest parking areas will be required where pavement widths are less than twenty-eight (28) feet.
k. A landscaping and screening plan showing all man-made features, and the location, size, and species of all planting materials shall be required, showing particularly how the park harmonizes along its perimeter with adjacent areas.
2. Individual Mobile Home Space Requirements:
a. Each mobile home space within the park shall be provided with a level patio or deck area, built of a hard surface material, located so as to be convenient to the entry of the mobile home. The patio or deck shall have a minimum width of eight (8) feet and a minimum area of ninety-six (96) square feet of usable area.
b. Mobile homes shall be arranged so as to provide adequate privacy, light, and air to the occupants of each such home. Minimum separation for fire safety shall be twenty-five (25) feet. Along streets or roadways mobile homes shall be set back a minimum of fifteen (15) feet from the right-of-way or twenty-five (25) feet from the edge of pavement, whichever is more.
c. Each mobile home space shall be equipped with tie-down anchors in accord with State and local code requirements.
3. Individual Mobile Home Requirements:
a. All mobile homes within the park shall be skirted.
b. All mobile homes permitted for residential purposes within the City of Oak Ridge shall meet National Mobile Home Construction and Safety Standards Act of 1974 for mobile homes manufactured after June 15, 1976, and American National Standards Institute ANSI Standard A 119.1 (October, 1969) as amended, and other State and local codes for mobile homes manufactured prior to June 15, 1976.
c. Each mobile home shall have a minimum usable floor area of four hundred and fifty (450) square feet.
d. Each mobile home shall be placed on a foundation in accordance either with the manufacturer's specification for the specific unit, with State and local code requirements, or as designed by a registered engineer to meet the imposed loads, whichever is the most restrictive.
e. Each mobile home shall be tied down with wind-resistant ties that meet or exceed State and local code requirements.
f. Each mobile home space shall be accessible only by a mobile home park road.
4. Road Requirements:
Roads within a one-ownership park may be public or private. All roads shall meet City construction regulations and shall have mountable curbs.
The Planning Commission shall determine where a dedicated road stops and where a private driveway begins. The following requirements shall apply:
a. Internal mobile home park collector roads -- minimum of forty (40) foot right-of-way. A minimum of twenty-eight (28) feet of paved surface.
b. Internal mobile home park minor roads -- minimum thirty (30) foot right-of-way. A minimum of twenty-two (22) feet of paved surface.
c. An internal mobile home park collector road is defined as a road designed to facilitate traffic movement from one or more internal mobile home park minor roads.
d. All roads which provide ingress and egress from existing arterial collector roads to the mobile home park shall be deemed to be internal mobile home park collector roads.
e. The radius at all street curves or intersections shall be large enough to contain mobile home units within the right-of-way. Street lights shall be located in conformity with this requirement.
f. Each mobile home park road shall be designed so it is accessible by a hauler at all times. The surface of such roads in Floodway Fringe districts shall not be more than one foot below the level of the 100-year flood at any point.
(f) Administration
Issuance of Zoning Compliance Permits for use, excavation, addition, alteration, construction, reconstruction, or location of mobile homes within MH‑1 Mobile Home Park Districts shall require review by the City and approval of plans and specifications, and approval of the site plan by the Planning Commission in the interest of the general welfare, and in order to promote orderly development and to insure that development of the Mobile Home Park will not detract from surrounding properties. The Planning Commission shall notify the applicant in writing of its action not later than sixty (60) days after receipt by the Planning Commission of the site plan, unless the applicant consents in writing to an extension of this time limitation. In reaching its decision on each site plan, the Planning Commission shall consider and determine whether the plan is in accord with the purposes of the MH‑1 zone and of the other general purposes of this and related ordinances in maintaining the welfare of the City of Oak Ridge.
1. Mobile home site plans, including floor plans and elevations of accessory buildings, shall be drawn at a scale of not less than one (1) inch equals fifty (50) feet; any floor plans and elevations shall be drawn to a scale of one-fourth (1/4) inch equals one (1) foot.
2. Mobile home park site plans shall show the following:
a. Statement indicating proposed staging of development.
b. The proposed title of the project and the name and address of the engineer, architect, landscape architect, or surveyor, and the name of the developer.
c. Location map.
d. The north point, scale and date.
e. Existing zoning and zoning district boundaries.
f. The boundaries of the property involved, all existing property lines, existing streets, structures, waterways, hillside areas, and other existing physical features in or adjoining the project.
g. Topography of the project area with contour intervals of five (5) feet or less.
h. Number of mobile home spaces.
i. Size in acres.
j. Property lines and names of adjacent owners.
k. The location and sizes of sanitary and storm sewers, water mains, culverts and other underground structures in or adjacent to the project, including existing and proposed facilities.
l. The location, dimensions and character of construction of proposed mobile home spaces, structures, roads, accessways, drives, walks, parking areas, loading areas, recreation areas, storage areas, curbs and gutters, curb cuts, and any additional information required by the Planning Commission in order to consider all features of the proposed development and to determine whether or not the regulations and requirements for the MH‑1 District would be met by the proposed development.
m. Location and character of any sign (see Article XIV).
(Ord. No. 31-86 Revised Effective 1/1/87)
n. Landscaping and screening plan as well as the proposed treatment of slopes in excess of ten (10) percent to prevent soil erosion and excessive runoff.
3. Zoning Compliance Permit:
Zoning Compliance Permits shall be issued upon approval of the site plans by the Planning Commission; however, all such Zoning Compliance Permits shall clearly state that Certificate of Occupancy will not be issued for any use or activity within the mobile home park until all perimeter boundary buffering and landscaping has been completed or bond posted for their completion.
NOTE: See Articles XIII and XVI of this ordinance for applicable site plan review regulations.
(Ord. No. 25-93 Revised Effective 9/30/93)
(Ord No. 19-99 Revised Effective 8/26/99)
Section 9.04 TND, Traditional Neighborhood Development Districts
(a) Purpose.
The purpose of the Traditional Neighborhood Development (TND) district is to support the development of human scale, walkable communities where residences, business and commercial uses are within walking distance of one another. These can range from small infill or redevelopment projects located in already-developed areas and relying on adjacent land uses, to larger new towns complete within their own village centers and hundreds of acres of mixed housing types. Buildings within these communities can vary as well, from neighborhoods consisting primarily of single-family attached and detached dwellings, to mixed use centers, complete with integrated retail, civic, office and residential uses, including live-work units, and housing units located on top of shops.
In smaller TNDs, existing streets and amenities provide important services. In larger TNDs, the various uses are connected and unified by a network of streets providing a pedestrian and bicycle-friendly environment. Within this street network on-street parking is provided as a traffic-calming and pedestrian-safety device, while street trees and sidewalks create a pleasant and safe walking environment. Regardless of size, the pedestrian-oriented nature of the district is reinforced by human-scaled buildings which relate to the street, provide safe pedestrian access, and create a distinct district identity. In addition, the master planned nature of this district allows building setbacks to be reduced from conventional standards as part of a carefully programmed and cohesive design.
This district also supports the preservation of environmentally and historically sensitive or significant sites and the incorporation of a variety of open space and recreational amenities into new development. Different types of open space are distinguished, and uses permitted within each reflect the open spaces’ unique purposes. Lots sizes may be smaller and more varied than conventional lots to provide for adequate densities while encouraging preservation of green space.
(b) Definitions.
When used in this section, the following terms shall have the meanings set forth below:
1. “Active recreation area” shall be an open space.
2. “Alley, Commercial” means a twenty-four (24) foot wide mid-block public access easement connecting two streets, having a twenty-four (24) foot wide paved area and serving commercial uses.
3. “Alley, Residential” means a minimum of twenty-four (24) foot wide mid-block public access easement connecting two (2) streets, having an eight (8) foot wide paved area and serving residential uses.
4. “Association” means a property owners’ association or a sub-association of a property owners’ association.
5. “CCRs” mean conditions, covenants and restrictions prepared in accordance with Section 9.04 (c) 3 b.
6. “Common open space” means an active recreation area, limited access area, park, plaza, or preserve area which shall be owned and maintained in perpetuity by the Association. Unless authorized by the Planning Commission, no structure within open space shall exceed thirty-five (35) feet in height.
7. “Development permissions” shall specify the maximum number of one-family dwellings; two-family, three-family and four-family dwellings; multi-family dwelling units; flexhouse units; and townhouse units located within a subarea. Additionally, the maximum square footage of various non-residential uses shall be specified.
8. “Flexhouse” means a dwelling containing commercial space at sidewalk level meeting lot type use limits and all parking requirements established for the dwelling, plus required parking for the commercial space.
9. “Front setback” means a line parallel to the front lot line and measured from the back of the required sidewalk, or from a line twelve (12) feet from the back or curb when no sidewalk is provided, or from a line twelve (12) feet from the edge of pavement when no curb or sidewalk are provided.
10. “Limited access area” shall be an open space.
11. “Lot type” means all lots defined within this section.
12. “Outbuilding” means an ancillary building, usually located towards the rear of the lot, on the same lot as a townhouse, flexhouse, one-family, two-family, three-family or four-family dwelling. Outbuildings shall include all garages and may include a dwelling unit not exceeding the lesser of eight hundred (800) square feet or forty percent (40%) of the size of the principal dwelling. Such unit shall house not more than one (1) family and not more than two (2) boarders or lodgers. For all flexhouses, townhouses, one-family, two-family, three-family, and four-family dwellings, an outbuilding shall be deemed customarily incidental to the permitted principal use.
13. “Park” shall be an open space.
14. “Plaza” shall be an open space.
15. “Preserve area” shall be an open space.
16. “Storefront character” means meeting the design regulations established in Section 9.04 (y).
17. “Storefront area” means an area indicated on the Master Plan and Subarea Master Plan where a storefront character is required for all buildings. Within such area, each block face or lot frontage subject to these regulations shall be indicated on the Master Plan.
18. “Street type name” means the street names established in Table I.
19. “Street classification” means TND Arterial Street, TND Major Collector, TND Minor Collector and TND Local Street as established in Section 9.04 (o).
20. “Subarea” means those identified in the Master Plan and as defined in Section 9.04 (r).
(c) Administration
1. Regulations set forth in this district shall take precedence over all City of Oak Ridge regulations. All items not addressed within this district or within the Attachments shall be subject to those regulations established by the City of Oak Ridge.
2. All parcels of land seeking rezoning to this district shall be subject to the following regulations:
a. Applicants shall provide a Master Plan drawing, with appropriate legend and data block, for subject property showing:
(1) Approximate street locations and street classification;
(2) Approximate fifteen (15) foot intersection radii locations;
(3) Storefront area locations; and
(4) Subarea locations, including a range of development permissions by subarea. All subject property shall be assigned to a subarea. A Master Plan shall include a minimum of one (1) subarea; and
(5) Open space acreage and percentage of site. Such shall include the sum of active recreation areas, limited access areas, parks, plazas and preserve areas, less the portion of said open space dedicated to schools or other buildings which may be located therein. For developments greater than ten (10) acres, not less than fifteen percent (15%) of the total land area shall be open space;
(6) Approximate location of existing and planned major utility facilities and easements;
(7) Expected first phase of project;
(8) North arrow;
(9) Scale of drawing; and
(10) Existing street names.
b. Attachments showing the following customized matrices:
(1) Attachment A: Lot Requirements, showing any further permitted limitations to the regulations established in Table I or Table II; and
(2) Attachment B: Open Space Requirements, showing additional uses and structures permitted inactive recreation areas, limited access areas, parks, plazas, and preserve areas.
c. In addition, the City of Oak Ridge may require a traffic impact study for developments generating greater than one thousand (1,000) daily vehicle trips after partial or full development. Such study shall be consistent with the Traffic Impact Study Requirements of the City of Oak Ridge Subdivision Regulations.
d. The substance of covenants, grants of easements or other restrictions to be imposed upon the use of the land, buildings and structures including proposed easements for public utilities, drainage ways and common open space.
3. Prior to proceeding with the platting process within any subarea, a Subarea Master Plan for said subarea shall be submitted for approval to the Planning Commission. The Subarea Master Plan shall include:
a. Subarea Master Plandrawing with appropriate legend and data block showing:
(1) Subarea boundaries;
(2) Approximate lot locations, with lot type identified;
(3) Approximate total number of lots by lot type;
(4) Approximate number of single family dwelling units, multi-family dwelling units, flexhouse units and townhouse units located within said subarea, as well as total square footage of all non-residential uses; such shall not exceed the development permission for said subarea;
(5) Approximate footprints of all buildings, including parking decks, with the exception of one-, two-, three-, and four-family dwellings;
(6) Approximate storefront area locations;
(7) Approximate alley locations;
(8) Approximate street locations and street namesof utilized streets, including widths and intersection radii;
(9) Approximate sidewalk locations showing an interconnected and continuous network;
(10) Approximate utilities and utility easement locations;
(11) Approximate active recreation area, limited access area, park, plaza and preserve area locations;
(12) Approximate pedestrian trails and other amenity locations;
(13) Any other structures or development requiring a building permit;
(14) Relationship of subarea to surrounding properties, including street network, open space and public services;
(15) North arrow;
(16) Scale of drawing;
(17) Existing street names;
(18) Attached request for approval of any uses customarily requiring a Board of Zoning Appeals Permit; and
(19) In cases where Estate, Hillside, Cottage or Carriage lots are located in areas meeting, or eligible for meeting, the definition of “Hillside Areas” as established in the City of Oak Ridge Subdivision Regulations, said lots shall be labeled “Hillside Condition”, in addition to their particular lot type on the Subarea Master Plan, Preliminary Plat and Final Plat.
b. The applicant shall provide a draft Conditions, Covenants and Restrictions for said property. Prior to issuance of a Certificate of Occupancy for any structure, a final version must be approved by the City Manager or the City Manager’s designee. Conditions, Covenants and Restrictions must:
(1) Create a Property Owners’ Association with mandatory membership for each property owner;
(2) Require the collection of assessments for members in an amount sufficient to pay for its functions;
(3) Provide for ownership, development, management and maintenance of all community parking facilities and other common areas;
(4) Provide for maintenance of landscaping, street furniture and trees within the sidewalk; and
(5) Provide for sidewalk cleaning and maintenance in rights of way adjacent to commercial uses.
c. The applicant shall provide a draft agreement between the applicant and the City of Oak Ridge detailing installation and maintenance responsibilities for all streetscape items not customarily provided by the City of Oak Ridge.
4. At the property owner’s request and Planning Commission approval, approval of the Subarea Master Planmay constitute approval of a preliminary plat subdivision for an entire subareaor portion thereof; provided that, in addition to the requirements herein, the requirements for Preliminary Plat: Submission, Review and Approval, of the City of Oak Ridge Subdivisions Regulations are met for said subareaor portion thereof.
5. In general, the construction and provision of all common open spacesand recreational facilities that are shown on the Subarea Master Plan must proceed at no slower rate than the construction of dwelling units. From time to time, the Planning Commission shall compare the actual development with the Subarea Master Plan. If the Planning Commission finds that the percentage of dwelling units or commercial structures building (as a percentage of the total subarea development permission) is substantially greater than the percentage of area provided (as percentage of the total subarea common open space acreage), then the Planning Commission may, after notice and a thirty (30) day opportunity to cure, cease to approve additional final plats and/or instruct the City Manager or the City Manager’s designee to discontinue the issuance of building permits.
6. In cases where approval of a Subarea Master Plan has not constituted approval of a Preliminary Plat, and before Preliminary Plat approval, the City Manager or the City Manager’s designee may authorize the following administrative changes to a Subarea Master Plan:
a. The number of single family dwelling units, multi-family dwelling units, flexhouse units and townhouse units located within said subarea, as well as total square footage of all non-residential uses may be changed, provided such does not exceed the development permissions for the given subarea;
b. Storefront area locations may be moved, but total block frontage shall not be reduced;
c. Sidewalk locations may be moved but shall still provide an interconnected and continuous network;
d. Active recreation area, limited access area, park, plaza and preserve area locations may be moved but total area not reduced; and
e. Pedestrian trails and other amenity locations may be moved, but total amenities not reduced.
7. Subsequent to approval of the Final Plat by the Planning Commission, but before a Certificate of Occupancy has been issued for a building, the City Manager or the City Manager’s designee may authorize the following variations:
a. Variations for lots labeled “Hillside Condition” under the provisions of Section 9.04(c) 3 a 19 including:
(1) Retaining wall heights greater than those contained in this section;
(2) Front setbacks less than those contained in this section;
(3) Circular drives between a building and the street;
(4) Driveways between the building and the street or not perpendicular to the street;
(5) Finished floor elevations above sidewalk level, or edge of right of way when no sidewalk is provided, for terraces, porches and stoops;
(6) Porch steps extending into the front setback a distance greater than five (5) feet; and
(7) Parking between the principal building and the street, provided that such parking does not exceed two (2) spaces when located in surface parking area.
b. Setback variations of twenty percent (20%) for all lots not labeled “Hillside Condition” under the provisions of Section 9.04(c) 3 a 19.
8. Planning Commission may authorize applications for amendments to the zoning conditions placed on any Master Plan or Subarea Master Plan, as long as there is no reduction in common open space acreage or no change in common open space category, provided that the following criteria are met:
a. Practical Difficulties or Unnecessary Hardship
That strict application of the zoning conditions would result in practical difficulties or unnecessary hardship, which may include the following:
(1) That there are exceptional or extraordinary circumstances or conditions applying to the land, buildings or uses referred to in the application, which circumstances do not apply to other land or uses in the district.
(2) That changing demographics of the area, needs of demographics or market demands of demographics are such that such zoning conditions do not reflect such demographic factors.
(3) When zoning conditions include requirements which exceed the specific requirements of the code, that the cost or time required to implement such requirements or amenities render such zoning conditions impractical.
b. Not Detrimental
That granting the application will not be detrimental to the public welfare or injurious to property or improvements in the vicinity of the affected area.
c. Health or Safety Not Adversely Affected
That granting the application under the circumstances of the particular case will not adversely affect the health or safety of the persons working or residing in the vicinity of the affected property.
d. Maintains Intent of TND District and the City’s Comprehensive Plan That such amendment is consistent with the intent of the TND District and will not adversely affect the community objectives stated in the City’s Comprehensive Plan.
(d) Permitted Principal Uses.
A building or premise shall be used for permitted principal uses and structures only as identified in lot type and open space regulations.
(e) Permitted Accessory Uses.
A building or premise shall include permitted accessory uses only as identified in lot type and open space regulations.
(f) Uses Requiring Board of Zoning Appeals Permit.
A Board of Zoning Appeals Permit shall be required as identified in lot type regulations, except that a Board of Zoning Appeals Permit shall not be required if such use is approved by the Planning Commission as part of Master Plan or Subarea Master Plan approval.
(g) Area, Height, Bulk and Placement Regulations.
Height, Bulk and Placement Regulations shall be:
1. As identified in lot type and open space regulations within this section; or
2. As identified in Attachment A: Lot Requirements, subject to the regulations established by lot type
(h) Utility Regulations.
Public and private utilities shall be subject to the following:
1. A fifteen (15) foot horizontal clearance shall be provided from overhead utility lines for a total easement of thirty (30) feet to meet horizontal clearance requirements. This easement shall provide clearances required to properly maintain the system and meet the requirements of the National Electric Safety Code, as adopted by the State of Tennessee.
2. A seven and one-half (7.5) foot easement shall be provided on each side of an underground electric utility line, for a total easement of fifteen (15) feet. This easement shall provide clearances required to properly maintain the system and meet the requirements of the National Electric Safety Code, as adopted by the State of Tennessee.
3. All public and private utility clearance requirements shall supercede setback requirements in cases where setback requirements are less than horizontal clearance requirements.
4. No structure or trees shall be placed in a public utility easement or in an alley which is used in whole or part as a public utility easement.
(i) Gate, Fence and Accessory Regulations.
The following requirements shall apply:
1. Terraces, porches and stoops within the front setback shall have a maximum finished floor height of five (5) feet above sidewalk level or edge of right of way when no sidewalk is provided.
2. Steps built as part of a porch may extend into the front setback a distance not greater than five (5) feet.
3. Steps built as part of a retaining wall may extend into the front setback a distance necessary to provide pedestrian access from the primary building entrance to the sidewalk, or edge of right-of-way when no sidewalk is provided.
4. No walls shall be located within the front setback, with the exception of retaining walls and walls surrounding public and private utility structures.
5. Retaining walls shall not exceed a maximum height of thirty-six (36) inches unless existing topography requires a retaining wall of greater height.
6. Walls and fences surrounding public and private utility structures shall not exceed a maximum height of six (6) feet.
7. Fencing within the front setback is permitted only when:
a. The front setback is located adjacent to ground floor dwelling units;
b. Said fencing is used to separate authorized outdoor dining from the required sidewalk; or
c. Said fencing surrounds public or private utility structures.
8. Permitted fences within the front setback shall meet the following regulations:
a. For residential uses adjacent to the sidewalk, or edge of right-of-way when no sidewalk is provided, fences shall not exceed forty-two (42) inches in height.
b. For non-residential uses adjacent to the sidewalk fences are prohibited except where specifically authorized elsewhere in this Section for outdoor dining or public and private utility structures.
c. The combined height of a fence, where otherwise authorized, and retaining wall shall not exceed a height of seventy-eight (78) inches, unless existing topography prohibits retaining walls of a lesser height.
d. Except for repair and maintenance of existing walls, no permit for construction of a retaining wall shall be issued subsequent to the issuance of a Certificate of Occupancy for the principal building on a lot.
9. Barbed wire, razor wire, barbs and spikes, and similar elements shall be prohibited.
10. Chain link fences are permitted only when not visible from any public right of way, except when surrounding public and private utility structures.
11. Fences and walls not located within the front setback shall not exceed six (6) feet in height.
12. Gasoline fuel dispenser structures and associated vehicular services such as air pumps and car washes shall not be located between a building and the street.
13. Parking shall not be located between any building and the street, except where authorized in Section 9.04 (c)(7).
14. No continuous fence, perimeter fence or wall surrounding more than one lot shall be permitted.
15. Fences shall not be permitted within any alley or public utility easement.
16. Adjacent to sidewalk level residential uses, the area within the front setback not used for porches, stoops, terraces, walkways or permitted drives shall be landscaped with trees, shrubs or groundcover.
(j) Relationship of Building to Street.
The following regulations shall apply to principal buildings in all lot types and subareas.
1. Building floors shall be delineated and shall be executed through windows, belt courses, cornice lines or similar architectural detailing.
2. The primary pedestrian entrance for pedestrians to access all street level uses and business establishments with street frontage:
a. Shall face and be visible from the street.
b. Shall be directly accessible and visible from the sidewalk, or edge of right-of-way when no sidewalk is provided.
c. Shall remain unlocked during business hours for non-residential uses.
d. Shall provide a street address number which is clearly visible from the street and a minimum of six (6) inches in height.
3. All multifamily, commercial or civic uses shall have sidewalks or walkways with a minimum width of five (5) feet connecting all building entrances to ground level parking and the public sidewalk.
4. Buildings with ground level dwelling units shall meet the following additional regulations:
a. All such buildings with more than four (4) dwelling units that are adjacent to the sidewalk shall have individual entrances to such units directly accessible from the sidewalk and shall open directly onto the adjacent sidewalk, park, plaza, terrace or porch adjacent to the sidewalk.
b. Buildings located on corner lots shall have windows on each street frontage façade that are substantially similar in size to the front facade windows.
(k) Loading Areas, Loading Dock Entrances and Building Mechanical and Accessory Features.
Loading requirements are as set forth in the Zoning Ordinance. All loading areas and building mechanical and accessory features are subject to the following regulations:
1. Loading areas: Dumpsters and loading areas shall be screened so as not to be visible from any public plaza, street level or sidewalk level outdoor dining area, public sidewalk or public right-of way. In addition, dumpsters and loading areas serving residential uses shall be enclosed with opaque walls a minimum of six (6) feet in height and having a style and material in keeping with those of the principal structure.
2. Loading dock entrances for non-residential uses shall be screened so that loading docks and related activity are not visible from the public right-of-way.
3. Loading and deliveries shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m.
4. Building mechanical and accessory features:
a. Shall be located to the side or rear of the principal structure and shall be in the location of least visibility from the public right-of-way. Screening with plant or fence materials shall be required if the equipment is otherwise visible from the public right-of-way.
b. Shall be incorporated in the design of the building and screened with building materials similar to the building when located on rooftops.
c. Shall not be permitted between a building and any public street.
(l) Off Street Parking Requirements.
Off street parking requirements are as set forth in the Zoning Ordinance.
(m) Curb Cuts, Drives, and Parking Structures.
1. Driveways serving all commercial uses shall be limited to one-way entrances with a maximum width of twelve (12) feet or two-way entrances with a maximum width of twenty-four (24) feet.
2. Driveways serving residential usesshall have a minimum width of ten (10) feet and a maximum width of twenty (20) feet.
3. Curb cuts for an individual lot containing exclusively commercial uses shall be a minimum of three hundred (300) feet apart except that:
a. Properties with more than one (1) frontage may have one (1) curb cut per frontage; and
b. Curb cuts serving private streets meeting the dimensional requirements shown in Section 9.04(o) Table I and, the regulations in Section 9.04(p) shall be exempt from this regulation.
4. Adjacent lots may share driveways, provided they do not exceed the maximum widths established in Section 9.04 (m) 1 and Section 9.04 (m) 2 above.
5. No circular drives shall be located between any building and any street, with the exception of those serving hotels or one-family dwellings located on estate lots, subject to the following additional regulations:
a. Circular drives serving estate lots shall only be permitted on estate lots with a minimum lot frontage of forty (40) feet; and
b. Circular drives serving estate lots are only permitted when a minimum front setback of forty (40) feet is provided.
6. Except as authorized in Section 9.04 (m) 5, or for a driveway to reach the side yard, rear yard or, on-site parking facility, or as authorized for hotels and “Hillside Conditions”, driveways are not permitted between the public right of way and a building, and shall be perpendicular to any street.
7. Drive-through facilities are not permitted between a building and the street.
8. Parking deck facades shall conceal automobiles from visibility from any public right-of-way or private drive/street that is open to the public and shall have the appearance of a horizontal storied building from any public right-of-way.
(n) Lighting.
All lighting that up-lights trees, buildings or other elements that are located between a building and the street or public right-of-way shall be located a minimum height of eight (8) feet above the sidewalk or edge of public right-of-way when no sidewalk is provided.
(o) Street Standards.
The following regulations shall take precedence over all other City of Oak Ridge street and road design standards:
1. Street classifications within a TND shall meet the dimensional requirements shown in Table I; all minimum permitted lane widths shall not include curb and gutter, when utilized.
2. Blocks shall be permitted to have a minimum length of one hundred fifty (150) feet, including alleys.
3. Streets shall form an interconnected network and shall connect with adjacent street networks. Every effort shall be made to provide as many of these connections as possible. Cul-de-sacs are prohibited except on TND Local Streets where topography, environmental protection, preservation of cultural resources or similar considerations prohibit the creation of street connections. In no case shall any dead-end street be greater than six-hundred (600) feet in length.
4. Gates and fences shall be prohibited across all public streets, public utility easements, alleys, private streets and drives.
5. Street jogs and offsets shall be permitted at a minimum of seventy-five (75) feet on TND Local streets only.
6. All street classifications shall be permitted:
a. A minimum pavement width of twenty (20) feet, which shall not include on-street parking, when ten (10) foot wide lanes are used; or
b. A minimum pavement width of twenty five (25) feet, which shall include parallel parking on one (1) side of a TND Local street, when nine (9) foot wide lanes are used.
7. Sidewalks shall be required as provided for in Section 9.04 (p).
8. When on-street angled parking is provided, Minimum Permitted Lane Widths shown in Table I shall be increased by two (2) feet; on-street angled parking shall have a minimum width of (16) feet.
9. On TND Local Streets, the permitted minimum centerline radius for streets with a design speed of 25 mph and no superelevation is one hundred fifty (150) feet.
10. On TND Local Streets, the permitted minimum centerline radius for streets with a design speed of 20 mph and no superelevation is ninety (90) feet.
11. On TND Local Streets, the permitted minimum centerline radius for streets with a design speed of less than 20 mph and no superelevation shall be determined by the minimum suggested radii found in the most current edition of A Policy on Geometric Design of Highways and Streets, published by the American Association of State Highway and Transportation Officials.
12. On streets with a design speed of 25 mph or less, street trees and street lights shall be located a distance greater than or equal to three (3) feet clear zone from the back of street curb at time of installation or planting.
13. On TND Local Streets, street grades approaching an intersection through vertical curves shall not exceed six percent (6%) for the last fifty (50) feet before the intersection.
(p) Sidewalks
1. Sidewalks shall have minimum widths as identified in Table I.
2. Sidewalks shall form an interconnected network.
3. Sidewalks shall be provided on both sides of a TND Arterial, TND Major Collector, TND Minor Collector and TND Local, unless topographical conditions prohibit.
4. Sidewalks shall be provided on a minimum of one (1) side of cul-de-sacs Streets, unless topographic conditions prohibit.
5. Within Village Center and Community Mixed Use subareas,sidewalks shall be provided on both sides of the street.
6. Within Neighborhood subareas, sidewalks shall be provided adjacent to Townhome, Multifamily and Neighborhood Commercial Lots.
7. Where a traditional neighborhood development abuts an existing street, a sidewalk shall be provided where such development is adjacent to said street.
8. Sidewalk requirements may be waived where open space abuts a street if an accessible pedestrian path or trail is provided within two hundred (200) feet of said street, and links with required sidewalks at each end.
9. Sidewalks shall consist of two zones: a tree planting and street furniture zone and a sidewalk clear zone. The following regulations shall apply to all public sidewalks:
a. Tree planting and street furniture zone requirements: The tree planting and street furniture zone shall be located immediately adjacent to the curb and shall be continuous. In addition to the required planting of trees, this zone may also be used for:
(1) Bus shelters, utility and light poles, trash receptacles, fire hydrants, traffic signs, newspaper vending boxes, bicycle racks and similar elements in a manner that does not obstruct pedestrian access or motorist visibility when adjacent to commercial lots.
(2) Bus shelters, utility and light poles, traffic signs, and fire hydrants when adjacent to residential lots.
b. Sidewalk clear zone requirements: Said zone shall be located immediately contiguous to the tree planting and street furniture zone, shall be continuous, and shall be subject to the minimum widths established in Table I. Said zone shall be landscaped except when adjacent to commercial lots, in which case it may hardscape. Said zone shall also be unobstructed for a minimum height of eight (8) feet, by any permanent or nonpermanent element such as retail displays, outdoor dining, plantings, sculpture and similar elements.
10. Street tree planting requirements: Street trees are required and shall be planted in the ground a maximum of fifty (50) feet on center within the tree planting and street furniture zone and spaced equal distance between street lights. All newly planted trees shall be a minimum of three (3) inches in caliper measured thirty-six (36) inches above ground, shall be a minimum of twelve (12) feet in height, shall have a minimum mature height of forty (40) feet and shall be limbed up to a minimum height of seven (7) feet. Trees shall have a minimum planting area of thirty-six (36) square feet.
11. Tree grates: Where tree grates are installed, they shall be a minimum of six (6) feet by six (6) feet, shall be a type approved by the City Manager or the City Manager’s designee in accordance with the standards utilized by the City for placement of such objects in the public right-of-way, and shall be placed within the tree planting and street furniture zone. Where tree grates are not required or otherwise installed, tree-planting areas shall be planted with grass or evergreen ground cover with a maximum mature height of eighteen (18) inches.
12. Root barrier: A root barrier shall be provided between all street trees and the adjacent street curb and clear zones.
13. Awnings and canopies shall be located a minimum of eight (8) feet above the sidewalk and shall not encroach more than five (5) feet over the required sidewalk.
(q) Off Street Parking Lot Layout, Construction and Maintenance.
The parking lot requirements are as set forth in the Zoning Ordinance. The following additional regulations shall apply to TND Districts:
1. Continuous landscaped buffer strips shall be constructed along public sidewalks and public rights-of-way where parking is adjacent to such sidewalks or public rights-of-way, except at points of ingress and egress into the facility. Such landscaped buffer strips shall be a minimum of seven (7) feet in width and shall contain, in addition to grass and/or ground cover, trees planted a maximum of fifty (50) feet on center along the entire length.
2. All landscaped buffer strips along public sidewalks and public rights of way shall have a minimum of one (1) tree.
3. Newly planted trees shall be a minimum of two (2) inches in caliper as measured at a height three (3) feet above ground level, shall have a forty (40) foot minimum mature height and shall be drought-tolerant. Trees shall be planted a minimum of thirty (30) inches from any barrier curb so as to prevent injury to trees from vehicle bumpers.
4. Surface parking lots shall have a minimum landscaped area equal to at least ten percent (10%) of the paved area within said lot. In no case shall a parking lot owner be required to provide landscaped areas that exceed ten percent (10%) of the paved area.
5. In the event that landscaped areas are in the interior of a surface parking lot they shall be a minimum of six (6) feet in width and six (6) feet in length with a minimum planting area of thirty six (36) square feet.
6. A minimum of one (1) tree per eight (8) parking spaces shall be included in the required landscaped areas for surface parking lots. For the purposes of satisfying this requirement, trees located within the required landscape buffer strip may be counted, as may existing trees that are three (3) inches or more in caliper as measured at a height thirty six (36) inches above ground level, shall be considered to be equivalent to one (1) or more newly planted trees on the basis of one (1) tree for each three (3) inches in caliper.
7. In addition to trees, ground cover shall be provided in order to protect tree roots and to prevent erosion. Ground cover shall consist of shrubs, mulch and other similar landscaping materials.
8. Shrubs shall be maintained at a maximum height of thirty (30) inches.
9. Barrier curbs shall be installed around the perimeter of surface parking lots and around landscaped areas that are required herein, except where the perimeter abuts an adjacent building or structure and at points of ingress and egress into the facility, so as to prevent encroachment of vehicles onto adjacent property, rights-of-way and landscape areas.
10. Barrier curbs shall be a minimum of six (6) inches in height and a minimum of six (6) inches in width and permanent in nature. Barrier curbs shall be concrete or stone. Such curbs shall be securely installed and maintained in good condition.
11. Where the end of a parking space abuts a landscaped area, barrier curbs may be placed in the parking space at a maximum of two (2) feet from the end of the parking space. This two-foot-wide area may have the pavement removed and be developed as part of the required landscaped area.
12. Where landscaped areas are located adjacent to vehicle overhangs, the trees shall be planted in line with the side stripes between parking spaces in order to avoid injury to trees by vehicle bumpers.
13. Internal parking deck lighting fixtures shall not be visible from any public right-of-way.
14. All commercial usesshall provide bicycle/moped parking facilities at a ratio of at least one (1) bicycle/moped parking space for every twenty (20) automobile parking spaces. Multifamily uses shall provide said facilities at a ratio of at least one (1) bicycle/moped parking space for every five (5) multi-family units. No building that requires bicycle parking shall have fewer than three (3) bicycle/moped parking spaces nor be required to exceed a maximum of fifty (50) spaces. Bicycle/moped spaces shall be located within the tree planting and street furniture zone a maximum distance of one hundred (100) feet from the building entrance, or shall be located at least as close as the closest automobile space, except for handicapped parking spaces. Each space shall include a metal anchor sufficient to secure the bicycle/moped frame when used in conjunction with a user-supplied lock.
(r) Subarea Regulations.
1. All subareas shall be subject to the lot type and use regulations contained in this Subsection, Attachment B: Subarea Regulations and the development permission identified in the Master Plan.
2. The following subareas shall have the meanings as defined:
a. Neighborhood Subarea: The Neighborhood is a primarily residential area generally not exceeding a one-quarter (1/4) mile radius. Within the Neighborhood, the opportunity is provided for a small commercial area providing goods and services to the immediate Neighborhood and housing densities slightly higher than those found in the remainder of the Neighborhood.
(1) Blocks fronted by any lot type shall not exceed one thousand (1,000) feet in length without an intervening street except where topography, environmental protection, preservation of cultural resources or similar considerations prohibit the creation of block frontages less than one thousand (1,000) feet in length.
(2) At least seven and one-half percent (7.5%) of the total land of this subarea area shall be a park or plaza.
(3) Permitted lot types within this subarea are limited to Carriage, Cottage, Estate, Hillside, Multifamily, Neighborhood Commercial, and Townhome Lots.
b. Village Center Subarea: The Village Center provides an integrated mix of commercial and residential uses in keeping with the scale and character of nearby neighborhoods and providing goods and services that primarily serve these neighborhoods.
(1) Blocksshall not exceed six hundred (600) feet in length without an intervening street except where topography, environmental protection, preservation of cultural resources or similar considerations prohibit the creation of block frontages smaller than six hundred (600) feet in length.
(2) At least seven and one-half percent (7.5%) of the total land of this subarea area shall be a park or plaza.
(3) Permitted lot types within this subarea are limited to Village Commercial lots.
c. Community Mixed Use Subarea: The Community Mixed Use Subarea provides a moderately dense mix of uses and is usually located on arterials and highways and shall serve an area greater in size than the immediate area.
(1) Blocksshall not exceed six hundred (600) feet in length without an intervening street except where topography, environmental protection, preservation of cultural resources or similar considerations prohibit the creation of block frontages smaller than six hundred (600) feet in length.
(2) At least seven and one-half percent (7.5%) of the total land of this subarea area shall be a park or plaza.
(3) Permitted lot types within this subarea are limited to Community Commercial lots.
(s) Common Open Space.
1. Performance Criteria.
Common open space shall be subject to the following regulations:
a. Buildings and structures, with exception of public and private utility structures and those otherwise approved in Attachment B: Open Space Regulations, shall not exceed thirty-five (35) feet in height.
b. Public and private utility structures shall be permitted principal uses in all open spaces.
c. Active recreation area shall serve several subareas and:
(1) May Include the following uses and structures:
i. Golf facilities.
ii. Ball fields.
iii. Ball courts.
iv. Swimming pools.
v. Multi-use trails.
(2) Shall be defined at the edges by public streets, to the maximum extent possible.
d. Limited access areas shall protect sensitive areas of environmental and historic significance and:
(1) May Include the following uses and structures:
i. Trails.
ii. Parking to serve trails.
(2) Shall restrict access to all off-trail areas.
e. Parksshall provide passive recreation and gathering places and:
(1) May include the following uses and structures:
i. Picnic facilities, drinking fountains, benches and similar elements.
ii. Playgrounds.
iii. Kiosks.
(2) Shall be defined at the edges by public streets, to the maximum extent possible.
(3) Shall be accessibleto property owners and residents.
(4) Shall have a landscape consisting of paths, trees, lawns, shrubs and other plant materials.
(5) Shall have no more than twenty percent (20%) of its area covered with impervious surfaces.
f. Plazas shall provide civic gathering spaces and:
(1) May include the following uses and structures:
i. Water Fountains.
ii. Picnic facilities, drinking fountains, benches and similar elements.
(2) Shall have a landscape consisting of durable pavement, trees and other plant materials.
g. Preserve areas shall protect and enhance areas of environmental and historic significance and may include the following uses:
(1) Camping sites.
(2) Multi-use trails.
(3) Hiking trails.
(4) Parking to serve trails.
2. Establishment and Maintenance Regulations.
Any common open space established by an adopted Master Plan or Subarea Master Plan shall be subject to the following:
a. Quality, Use and Improvement of Common Open Space
(1) Common open space shall be utilized for amenity, site protection or recreational purposes. Passive open space, active recreational open space and engineered functional elements authorized to be held in common shall be appropriate to the scale and character of the TND considering its size, developmental density, expected population, topography and other factors.
(2) Common open space may, subject to approval by the Planning Commission and City Council, consist of improved or unimproved land. All such land shall be classified into one of the five (5) categories of common open space as set forth in Section 9.04 (s) 1 c–g as to its intended type upon the Subarea Master Plan which includes the common open space, all site plans and all plats developed concurrently with the development of the Subarea Master Plan.
(3) As set forth in Section 9.04(c) 3 a 11, the Subarea Master Plan shall indicate which category will be the intended use for each tract of common open space located within the particular subarea of the development. In the case of improved recreational space, such plan shall indicate a proposed draft of the design and proposed types of facilities to be included in such spaces.
(4) Common open space may be put to any use which is consistent with the designated category set forth in Section 9.04 (s) 1 c–g
(5) Any change in the category of common open space designated on the Subarea Master Plan or any use outside the uses consistent with the designated category will require the approval of City Council.
b. Conveyance of Common Open Space
All land shown on the Master Plan or any Subarea Master Plan as common open space shall be conveyed under one of the following options:
(1) The City shall have the first and last offer of dedication of open space only in the event said land is to be conveyed to an entity other than the Association or any other non-profit community or owners association with authority to maintain the common open space. Any dedication so occurring in accordance with this paragraph shall take the form of fee simple ownership. The City may, but shall not be required to, accept common open space provided: (1) such land is accessible to the residents of the City; (2) there is no cost of acquisition other than the costs incidental to the transfer of ownership, such as title insurance; and (3) the City agrees to and has access to maintain such lands. Where the City accepts dedication of common open space that contains improvements, the City may require the posting of financial security to ensure structural integrity of said improvements as well as the functioning of said improvements for a term not to exceed eighteen (18) months from the date of acceptance of dedication. The amount of financial security shall not exceed fifteen percent (15%) of the actual cost of said improvements.
(2) Open space may be conveyed to trustees provided in an indenture establishing an association, funded trust or similar organization meeting the requirements of Section 9.04(s)(2)(c) for the maintenance of the common open space within the planned development. The common open space shall be conveyed to the trust subject to CCRs to be approved by the Planning Commission which permit the common open space to be used for the category specified on the Subarea Master Plan, and which provide for maintenance of the common open space in a manner that assures its continuing use for its intended purposes.
(3) Where any land within TND district is proposed to be subdivided into residential lots and such site contains improved recreational open space, the recreational open space and all proposed improvements shall be completed and conveyed in the manner provided in Sections 9.04(s) 2 b 1 and Section 9.04 (s) 2 b 2 at the time of filing of the final plat. In the event said improvements are not completed and conveyed at the time of filing the final plat, a bond must be posted with the City to cover the total cost of constructing said improvements.
(4) The common open space and any other association facilities may be controlled through the use of CCRs approved by the City pursuant to Section 9.04 (c) 3 b. Such agreements shall be in conformance with applicable State law, rules and regulations.
(5) The City may, but shall not be required to, accept easements for public use of any portion or portions of undeveloped open space land, title of which is to remain in ownership by the Association, provided:
i Such land is accessible to city residents;
ii There is no cost of acquisition other than costs incidental to the transfer of ownership, such as title insurance; and
iii A satisfactory maintenance agreement is reached between the developer, the Association and the City.
(6) The owner may transfer elements of common open space, as designated on the Master Plan or the Subarea Master Plan, to a private nonprofit organization acceptable to the City, which acceptance shall not be unreasonably withheld, among whose purposes it is to conserve open space and/or natural resources provided that:
i The organization is a bona fide conservation organization with perpetual existence;
ii The conveyance contains appropriate provisions for proper reverter and retransfer in the event that the organization becomes unwilling or unable to carry out its functions; and
iii A maintenance agreement acceptable to the City, which acceptance shall not be unreasonably withheld, is entered into by the developer and the organization.
c. Requirement for Maintenance Organization
In any instance where common open space is to be conveyed to an organization other than a public agency, the Planning Commission and City Council shall require that the landholder provide for and establish an organization such as the Association for the ownership and maintenance of any common open space and that such organization shall continue in perpetuity, shall not be dissolved nor shall it dispose of any common open space, by sale or otherwise, except to an organization conceived and established to own and maintain the common open space.
d. Mandatory Provisions Governing Organization and Operation of Property Owners’ Association or Maintenance Association
The common open space and associated facilities may be held in common ownership by the Association or maintenance association. Such an association shall be formed and operated under the following provisions:
(1) The developer shall provide a description of such association, including the bylaws and general responsibilities for maintaining the common open space.
(2) Such association shall be organized by the developer and shall be operated with a financial subsidy from the developer before the sale of any lots within the development.
(3) Membership in such association is automatic (mandatory) for all purchasers of property therein and their successors in title. The conditions and timing of transferring control of such association from developer to the property owners shall be identified.
(4) Such association shall be responsible for maintenance of insurance including but not limited to liability and property insurance and taxes on all open space, enforceable by liens placed by the City on the association. Such association may place liens on the property of its members who fail to pay their association dues in a timely manner. Such liens may require the imposition of penalty interest charges.
(5) The members of such association shall share equitably the cost of maintaining and developing such undivided open space. The allocation of such cost among members shall be defined within the association bylaws or other relevant governing documents.
(6) In the event of a proposed transfer of common open space using the methods permitted by Section 9.04 (s) 2 b by an association or of the assumption of maintenance of undivided open space land by the City, notice of such action shall be given to all property owners within the development, or, in circumstances where sub-associations have been created in accordance with the CCRs, to such sub-association boards.
(7) Such association shall utilize adequate resources to administer common facilities and properly maintain the undivided open space.
(8) Such association may lease common open space to any other qualified person or corporation for operation and maintenance of common open space, but such lease agreement shall provide:
i That the residents and property owners of the development shall at all times have access to the common open space contained therein (except croplands during growing season or for individuals with leases with terms of three (3) days or less);
ii That the common open space to be leased shall be maintained for the purposes set forth in Section 9.04;
iii That the operation of common open space facilities may be for property owners only, or may open to the residents of the City, at the election of the developer and/or such association, as the case may be; and
iv That the lease shall be subject to approval of the Board of Directors of such association. Lease agreements with lease terms of one (1) year or longer shall be filed with the City, and, upon the City’s request, shall be recorded in the County Register of Deeds Office within thirty (30) days of execution and a copy of the recorded lease shall be filed with the City.
e. Maintenance Standards
(1) The ultimate owner of the common open space (typically a property owners’ association) shall be responsible for raising all monies required for operations, maintenance or physical improvements to the common open space through annual dues, special assessments, etc. The property owners’ association shall be authorized under its bylaws to place liens on the property of owners who fall delinquent in payment of such dues, assessments, etc.
(2) In the event that the Association or any successor organization shall at any time after establishment of a development containing common open space, formal recreational improvements or engineered improvements, fail to maintain the common open space, formal recreational improvements or engineered improvements, in reasonable order and condition in accordance with the Master Plan or Subarea Master Plan, where applicable, and to the substantially identical quality of construction as what originally existed, the City may serve written notice upon the owner of record setting forth the manner in which the owner of record has failed to maintain the common open space, formal recreational improvements or engineered improvements, in reasonable condition as well as a recommendation about which measures may be undertaken to correct and cure such failure.
f. Failure of Maintenance Organization
In the event that the organization established to own and maintain common open space, formal recreational improvements or engineered improvements, or any successor organization shall at any time after the establishment of the TND fail to maintain the common open space, formal recreational improvements or engineered improvements, in reasonable order and condition in accordance with the adopted Master Plan or Subarea Master Plan, the City Manager or the City Manager’s designee may serve written notice upon such organization and/or the owners or residents of the TND in accordance with Section 9.04 (s)(2)(e)(i). The owner, after receiving notice, shall have thirty (30) days from receipt to correct and cure any deficiencies. If the owner has continued to fail to maintain the common open space, then notice of a public hearing shall be served on the owner and residents and a public hearing shall be held. If, after the public hearing, it is determined that the Association has materially failed to diligently attempt to maintain the common open space, then the City shall have the right to call upon any public or private agency to maintain the common open space for such period of time as is reasonably necessary to rectify the common open space issues caused by failure to maintain, with such time period not to exceed one (1) year. If, after such time period, the City determines after notice to the original organization and a public hearing that the original organization lacks the capability to continue maintenance of common open space, the agency appointed under the provisions of this subsection may continue maintenance for periods not to exceed one (1) year at a time with a review of the original organization’s or any successor organization’s capability to resume maintenance of the common open space. The cost of such maintenance shall be assessed proportionately against the properties within the TND that have a right of enjoyment of the common open space, and shall become a special assessment to the property tax or a lien on said properties. Such lien shall include an administrative fee to compensate the City for staff time which shall not exceed one hundred percent (100%) of the yearly Property Owners Association budget.
g. Assurance Involving the Provision of Common Open Space
The Planning Commission shall require adequate assurance, in a form and manner that it approves, that the common open space, formal recreational improvements or engineered improvements, shown on the Master Plan or Subarea Master Plan will be provided and developed. The following method of assurance is illustrative of the type of assurance which may be required: the City may require a Letter of Credit, corporate surety, or other acceptable financial guarantee in an amount sufficient to construct the common open space improvements shown on the approved Master Plan or Subarea Master Plan and posted at the time the final plat is filed at the register of deeds office.
(t) Carriage, Cottage, Estate, Hillside and Townhome Lot Type Regulations.
The following additional regulations shall apply to Carriage, Cottage, Estate, Hillside and Townhome Lots:
1. Permitted Principal Uses:
The following principal uses are permitted:
a. One-family dwellings.
b. Two-family dwellings, three-family dwellings and four-family dwellings.
2. Permitted Accessory Uses.
a. Any use customarily incidental to the permitted principal use.
b. Automobile parking.
c. Signs, as set forth in the Zoning Ordinance for Residential Districts.
3. Area, Height, Bulk and Placement Regulations:
a. Table II shall establish area, height, bulk and placement regulations for the indicated lot type. Unless indicated, all regulations contained in Table II apply to both principal buildings and outbuildings. Per Section 9.04 (c), these regulations may be further limited provided that:
(Ord. No. 27-08 Revised Effective 10/2/08)
(1) Lot widths fall between the established Minimum Lot Width and Maximum Lot Width;
(2) Lot depths fall between the established Minimum Lot Depth and Maximum Lot Depth;
(3) Lot sizes fall between the established Minimum Lot Size and Maximum Lot Size;
(4) Principal building heights fall between the established Minimum Principal Building Height and Maximum Principal Building Height;
(5) Outbuilding heights fall between the established Minimum Outbuilding Height and Maximum Outbuilding Height;
(6) Front setbacks fall between the established Minimum Front setback and Maximum Front setback;
(7) Minimum Rear Setbacks, Principal Building and Minimum Rear Setback, Outbuilding are no less than the distances established herein; and
(8) Minimum Side Setbacks are no less than the distances established herein.
b. All lots meeting the definition of “Lot, Corner” established in the Zoning Ordinance shall be permitted a Maximum Lot Width of five (5) feet greater than the distance contained herein or within Table II.
(Ord. No. 27-08 Revised Effective 10/2/08)
c. All lots located on cul-de-sacs shall be permitted a minimum lot frontage equal to one-fifth (0.2) times the permitted minimum lot width, but not less than twenty (20) feet, provided that the rear lot line is equal to or greater than the required minimum lot width and that all other regulations herein are met.
d. Porch requirements shall be determined within Table II.
(Ord. No. 27-08 Revised Effective 10/2/08)
e. Encroachment of porches and other building elements into the required Front and Rear Setbacks shall be determined within Table II.
(Ord No. 27-08 Revised Effective 10/2/08)
(u) Multifamily Lot Type Regulations.
The following additional regulations shall apply to Multifamily Lots.
1. Permitted Principal Uses:
The following principal uses are permitted:
a. Multiple-family dwellings.
b. Two-family dwellings, three-family dwellings, and four-family dwellings.
c. Townhouses.
d. Assisted-Care Living Facilities.
2. Permitted Accessory Uses.
a. Any use customarily incidental to the permitted principal use.
b. Automobile parking.
c. Signs, as set forth in the Zoning Ordinance for Residential Districts.
3. Area, Height, Bulk and Placement Regulations:
Table II shall establish area, height, bulk and placement regulations for Multifamily Lots. Unless indicated, all regulations contained in Table II apply to both principal buildings and outbuildings. Per Section 9.04(c), these regulations may be further limitedprovided that:
a. Lots located on cul-de-sacs shall provide not less than twenty (20) feet of street frontage;
b. Lot widths fall between the established Minimum Lot Width and Maximum Lot Width;
c. Lot depths fall between the established Minimum Lot Depth and Maximum Lot Depth;
d. Lot sizes fall between the established Minimum Lot Size and Maximum Lot Size;
e. Principal building heights fall between the established Minimum Principal Building Height and Maximum Principal Building Height;
f. Outbuilding heights fall between the established Minimum Outbuilding Height and Maximum Outbuilding Height;
g. Front setbacks fall between the established Minimum Front setback and Maximum Front setback;
h. Minimum Rear Setbacks, Principal Building and Minimum Rear Setback, Outbuilding are no less than the distances established herein; and
i. Minimum Side Setbacks are no less than the distances established herein.
(v) Neighborhood Commercial Lot TypeRegulations.
The following additional regulations shall apply to Neighborhood Commercial Lots:
1. The following principal uses are permitted:
a. Flexhouses.
b. Multiple-family dwellings.
c. Assisted-Care Living Facilities.
d. Restaurants, tea rooms, café, other places serving food or beverage, and similar uses, not to exceed eight thousand (8,000) square feet in floor area.
e. Small retail businesses not to exceed eight thousand (8,000) square feet in floor area, and whose primary purpose is to serve the surrounding residential neighborhood, including, but not limited to:
(1) Apparel and accessory stores.
(2) Book and stationary stores.
(3) Camera, photographic supply.
(4) Cloth shops and sundries.
(5) Computer, electronic and video sales and service.
(6) Florists and garden supply stores.
(7) Furniture and home furnishing stores.
(8) Gifts, novelty and souvenir shops.
(9) Hardware stores.
(10) Ice cream parlors.
(11) Luggage and leather goods stores.
(12) Music stores.
(13) Optical goods stores.
(14) Sporting good stores.
f. Service establishments not to exceed three thousand (3,000) square feet in floor area including, but not limited to:
(1) Barbershops.
(2) Beauty shops.
(3) Dry cleaning, not including self service laundromats.
(4) Shoe repair and shoe shine shops.
g. Open air business uses including, but not limited to:
(1) Rental services for bicycles.
(2) Retail sale of fruits, vegetables, plants and flowers.
(3) Seasonal ice skating rinks.
h. Office uses including but not limited to: executive, administrative, medical, professional, accounting, banking, writing, clerical, stenographic, drafting, graphics arts, sales and similar uses.
i. Veterinary clinics and small animal hospitals, provided there are no pens or runs outside a building.
2. Permitted Accessory Uses.
b. Automobile parking.
c. Signs: The following signs, as defined by the Zoning Ordinance are permitted on Neighborhood Commercial Lots, provided that the total combined area of all signs shall not exceed one-quarter (0.25) square feet per linear foot of the front face of the building:
(1) Multi-occupancy facility signs;
(2) Wall signs; and
(3) Window signs.
3. Drive through facilities are permitted, subject to the regulations contained in Section 9.04(m)(6).
4. Area, Height, Bulk, and Placement Regulations:
Table III shall establish area, height, bulk and placement regulations for Neighborhood Commercial Lots. Unless indicated, all regulations contained within the table apply to both principal buildings and outbuildings. Per Section 9.04(c), these regulations may be further defined by lot typeprovided that:
a. Lot widths fall between the established Minimum Lot Width and Maximum Lot Width;
b. Lot depths fall between the established Minimum Lot Depth and Maximum Lot Depth;
c. Lot sizes fall between the established Minimum Lot Size and Maximum Lot Size;
d. Principal building heights fall between the established Minimum Principal Building Height and Maximum Principal Building Height;
e. Outbuilding heights fall between the established Minimum Outbuilding Height and Maximum Outbuilding Height;
f. Front setbacks fall between the established Minimum front setback and Maximum front setback;
g. Minimum Rear Setbacks, Principal Building and Minimum Rear Setback, Outbuilding are no less than the distances established herein; and
h. Minimum Side Setbacks are no less than the distances established herein.
5. All buildings located on neighborhood commercial lots shall meet Storefront Character requirements.
(w) Village Commercial Lot Type Regulations.
The following additional regulations shall apply to Village Commercial Lots:
1. Permitted Principal Uses:
The following principal uses are permitted:
a. All Permitted Principal Uses permitted within the Neighborhood Commercial Lot Type.
b. Townhouses with no more than twelve (12) attached units.
c. Small retail businesses not to exceed eight thousand (8,000) square feet in floor area and whose primary purpose is to serve the surrounding residential neighborhood, including:
(1) Those included within the Neighborhood Commercial Lot Type.
(2) Retail liquor stores.
d. Medium-sized retail businesses not to exceed thirteen thousand (13,000) square feet in floor area and whose primary purpose is to serve the surrounding residential neighborhood, including:
(1) Those included within the Neighborhood Commercial Lot Type.
(2) Drugstores.
(3) Retail food stores.
e. Nightclubs, dance clubs, taverns, private clubs, lodges and similar uses not to exceed eight thousand (8,000) square feet in floor area. Nightclubs within this district shall not be subject to distance requirements otherwise required by the Zoning Ordinance.
f. Including but not limited to office, showroom and workshops of a dressmaker, baker, decorator, electrician, plumber, printer, upholsterer or an establishment doing photographic reproduction, laundering, dyeing, cleaning, radio or home appliance repair, and similar establishments that require a retail adjunct of not more objectionable character provided that the total combined floor area of such use does not exceed two thousand (2,000) square feet in floor area and provided that not more than five (5) persons shall be employed at any time.
g. Public schools and public libraries.
h. Enclosed theaters, assembly halls, concert halls, dance halls, bowling alleys, skating rinks or similar recreation uses or places of assembly.
i. Clinics, convalescent homes, assisted living facilities, but excluding animal hospitals and penal or correctional institutions.
j. Community buildings and meeting rooms, nonprofit school, religious, educational, charitable, philanthropic, civic or professional clubs, except where a principal activity thereof is a service customarily carried on as a business.
k. Family day care homes, childcare centers and private educational institutions.
l. Filling stations with a maximum of four (4) fueling dispenser structures and with a maximum of eight (8) fueling position spaces subject to the regulations contained in Section 9.04(i)(12).
m. Off-street parking lots, subject to the additional regulations set forth in Section 9.04 and the Zoning Ordinance.
2. Permitted Accessory Uses.
a. Any use customarily incidental to the permitted principal use.
b. Automobile parking.
c. Signs: The following signs, as defined by the Zoning Ordinance, are permitted on Village Commercial Lots, provided that the total combined area of all signs shall not exceed one-half (0.5) square feet per linear foot of the front face of the building:
(1) Multi-occupancy facility signs;
(2) Neon illuminated signs;
(3) Wall signs; and
(4) Window signs.
3. Drive through facilities are permitted, subject to the regulations contained in Section 9.04(m)(6).
4. Area, Height, Bulk and Placement Regulations:
Table III shall establish area, height, bulk and placement regulations for Village Commercial Lots. Unless indicated, all regulations contained within the table apply to both principal buildings and outbuildings. Per Section 9.04(c), these regulations may be further defined by lot type provided that:
a. Lot widths fall between the established Minimum Lot Width and Maximum Lot Width;
b. Lot depths fall between the established Minimum Lot Depth and Maximum Lot Depth;
c. Lot sizes fall between the established Minimum Lot Size and Maximum Lot Size;
d. Principal building heights fall between the established Minimum Principal Building Height and Maximum Principal Building Height;
e. Outbuilding heights fall between the established Minimum Outbuilding Height and Maximum Outbuilding Height;
f. Front setbacks fall between the established Minimum Front setback and Maximum Front setback;
g. Minimum Rear Setbacks, Principal Building and Minimum Rear Setback, Outbuilding are no less than the distances established herein; and
h. Minimum Side Setbacks are no less than the distances established herein.
5. Unless otherwise regulated in Attachment A: Lot Requirements, building height shall not include steeples, towers, cupolas or similar structures when located on a building entirely occupied by the following permitted principal uses:
a. Public schools and public libraries.
b. Community buildings and meeting rooms, nonprofit school, religious, educational, charitable, philanthropic, civic or professional clubs, except where a principal activity thereof is a service customarily carried on as a business.
(x) Community Commercial Lot Type Regulations.
The following additional regulations shall apply to Community Commercial Lots.
1. Permitted Principal Uses:
The following principal uses are permitted:
a. Flexhouses.
b. Multiple-family dwellings.
c. Assisted-Care Living Facilities.
d. Two-family dwellings, three-family dwellings and four-family dwellings.
e. Townhouses.
f. Any retail business, whose principal activity is the sale of new merchandise in an enclosed building.
g. Open air business use as follows:
(1) Retail sale of trees, shrubbery, plants, flowers, seed, top soil, humus, fertilizer, trellises, lawn furniture, playground equipment and other home garden supplies and equipment.
(2) Retail sale of fruit and vegetables.
(3) Retail sale of automobiles, house trailers and boats.
(4) Tennis courts, archery courts, shuffleboard, horseshoe courts, miniature golf, children's amusement park, theater or similar recreation uses.
(5) Rental services for bicycles, trailers, motor vehicles, or home improvement.
h. Office building uses resulting from any of the following occupations: executive, administrative, professional, accounting, banking, writing, clerical, stenographic, drafting, graphic arts and sales.
i. Office, showroom and workshop of a plumber, electrician, decorator, dressmaker, tailor, baker, printer, upholsterer or an establishment doing photographic reproduction, laundering, dyeing, cleaning, radio or home appliance repair, and similar establishments that require a retail adjunct of no more objectionable character subject to the following provisions: not more than five (5) persons shall be employed at any time in the manufacturing or processing activities of such establishments.
j. Restaurant, tea room, cafe or other place serving food or beverage.
k. Enclosed theater, radio and television studio, assembly hall, concert hall, dance hall, bowling alley, skating rink or similar recreation use or place of assembly.
l. Service establishments such as:
(1) Dry cleaning, not including self service laundromats.
(2) Shoe repair and shoe shine shops.
(3) Barber shops.
(4) Beauty shops.
m. Clinic, mental health clinic, but excluding animal hospital, penal or correctional institutions.
n. Community buildings and meeting rooms, nonprofit school, religious, educational, charitable, philanthropic, civic or professional club except where a principal activity thereof is a service customarily carried on as a business.
o. Filling stations subject to the regulations contained in Section 9.04(i)(12), off-street parking lot and general garage.
p. Public and semipublic uses, including any municipal, state or federal use; and public utility structures or uses (excluding equipment and material storage yards).
q. Commercial greenhouses or nurseries.
r. Hotels, motels or tourist homes.
s. Family day care homes, childcare centers, and private education institutions.
t. Drive through facilities are permitted subject to the regulations contained in Section 9.04(m)(6).
2. Permitted Accessory Uses:
a. Any use customarily incidental to permitted principal uses.
b. Automobile parking.
c. Signs: The following signs, as defined by the Zoning Ordinance, are permitted on Community Commercial Lots, provided that the total combined area of all signs shall not exceed one (1) square foot per linear foot of the front face of the building:
(1) Multi-occupancy facility signs;
(2) Neon illuminated signs;
(3) Wall signs; and
(4) Window signs.
3. Area, Height, Bulk and Placement Regulations:
Table III shall establish area, height, bulk and placement regulations for Community Commercial Lots. Unless indicated, all regulations contained within the table apply to both principal buildings and outbuildings. Per Section 9.04(c), these regulations may be further defined by lot typeprovided that:
a. Lot widths fall between the established Minimum Lot Width and Maximum Lot Width;
b. Lot depths fall between the established Minimum Lot Depth and Maximum Lot Depth;
c. Lot sizes fall between the established Minimum Lot Size and Maximum Lot Size;
d. Principal building heights fall between the established Minimum Principal Building Height and Maximum Principal Building Height;
e. Outbuilding heights fall between the established Minimum Outbuilding Height and Maximum Outbuilding Height;
f. Front setbacks fall between the established Minimum Front setback and Maximum Front setback;
g. Minimum Rear Setbacks, Principal Building and Minimum Rear Setback, Outbuilding are no less than the distances established herein; and
h. Minimum Side Setbacks are no less than the distances established herein.
4. Unless otherwise regulated in Table III, building height shall not include steeples, towers, cupolas or similar structures when located on a building entirely occupied by the following permitted principal uses:
(Ord. No. 27-08 Revised Effective 10/2/08)
a. Public schools and public libraries.
b. Community buildings and meeting rooms, nonprofit school, religious, educational, charitable, philanthropic, civic or professional clubs, except where a principal activity thereof is a service customarily carried on as a business.
(y) Storefront Regulations.
All buildings located within a ”Storefront Area” as shown on the Master Planand Subarea Master Planshall provide a storefront characteron the first floor adjacent to the sidewalk. All buildings, including parking decks, with a storefront character shall meet the following requirements:
1. Such area shall only be required on Neighborhood Commercial, Village Commercial and Community Commercial Lots.
2. The length of façade without intervening fenestration or entryway shall not exceed twenty (20) feet.
3. Fenestration shall be provided for a minimum of seventy-five (75%) percent of the length of the frontage:
a. Beginning at a point not more than three (3) feet above the sidewalk, to a height no less than ten (10) feet above the sidewalk;
b. Beginning at the finished floor elevation to a height no less than ten (10) feet above the finished floor elevation when the finished floor elevation is three (3) or more feet above the sidewalk; or
c. Beginning at a point not more than sidewalk level, to a height no less than ten (10) feet above the finished floor elevation when the finished floor elevation is below the sidewalk.
4. Fenestration shall not utilize painted glass, reflective glass or other similarly treated or opaque windows. The glass portion of entrances may be counted towards fenestration requirements.
(Ord. No. 2-02 Revised Effective 1/17/02)
Section 9.05 PUD, Planned Unit Development Districts
(a) General Provisions
1. Intent and Purpose
The purpose of the planned unit development (PUD) district is to allow the creation of a more desirable environment within residential and commercial districts through the application of flexible and diversified land development techniques under a comprehensive plan and program that is professionally prepared. This procedure is intended to provide opportunities for more efficient utilization of land than would otherwise be the case under the conventional provisions of the Zoning Ordinance. In return, the PUD districts require a high standard for the protection and preservation of environmentally sensitive lands, well planned living, working and shopping environments and the timely provision of essential utilities and streets.
PUDs are intended to be the vehicle for the application of new techniques and technology to community development. The PUD is not intended as a mechanism for blanket reduction of setbacks below that allowed by the base zoning district of the PUD.
The objective of PUDs is to achieve excellence in physical, social and economic planning by including:
a. An orderly and creative arrangement of all land uses with respect to each other and to the entire community;
b. A planned integrated comprehensive transportation system providing for separation of pedestrian and vehicular traffic;
c. The provision of recreational facilities;
d. Efficient use of land resources and conservation of environmentally sensitive areas;
e. The provision of adequate and well-designed open space; and
f. The staging of development in a manner that can be accommodated by the timely provision of public utilities, facilities and services.
The Planning Commission shall evaluate applications for PUDs in accordance with these purposes and intents.
An important feature of the PUD concept is to give the developer reasonable assurance of ultimate approval before expending complete design monies while providing City officials with assurance that the project shall retain the character envisioned at the time of preliminary approval.
2. Consistency with the Comprehensive Plan and Area Master Plans
No PUD shall be approved unless all plans for development are found to be consistent with the then current version of the Comprehensive Plan for the City and any adopted special Master Plan for the area in which the development is proposed. The Planning Commission shall make a finding regarding the consistency of any proposed PUD, said report to include findings that the development:
a. Will be consistent with the currently effective Comprehensive Plan as well as any special Master Plan for the area;
b. Is likely to be compatible with development permitted under the general development provisions of the Zoning Ordinance; and
c. Will not significantly interfere with the use and enjoyment of other land in the vicinity.
3. Application of the District
A PUD overlay district may be applied over any residential, office or commercial zoning district established in Articles V through IX of the Zoning Ordinance.
4. Relation of Planned Unit Development Regulations to General Zoning, Subdivision or Other Regulations; Variations on Equal Satisfaction of Public Purposes
The PUD regulations that follow shall apply generally to the initiation and regulation of all PUD districts. Where there are conflicts between the special PUD regulations herein and general zoning, subdivision or other regulations or requirements, these regulations shall apply in PUD districts.
Where actions, designs or solutions proposed by the applicant are not literally in accordance with applicable PUD or general regulations, but the Planning Commission makes a finding in the particular case that public purposes are satisfied to an equivalent or greater degree, the Planning Commission may make specific modification of the regulations in the particular case.
Except as indicated above, notwithstanding procedures and requirements generally in effect, procedures and requirements set forth herein and in guides and standards officially adopted as part of regulations for particular classes of PUD districts shall apply in PUD districts, to any amendments creating such districts and to issuance of all permits required therein.
5. Jurisdiction of Planning Commission and Board of Zoning Appeals
Activities which require special exception permits under various provisions of this ordinance may be allowed within PUDs during the initial build-out of said developments provided that the locations, nature and extent of such activities are approved initially by the Planning Commission and by City Council as part of the Master Plan or any subsequent amendment thereto. Upon seventy five percent (75%) completion of the residential units within said development, the Board of Zoning Appeals may approve special exceptions or variances in the manner specified in Chapter 10 of the Zoning Ordinance within all residential PUDs. Within nonresidential PUD districts, the Planning Commission shall act on all special exceptions and variances.
6. Ownership and Division of Land
No tract of land may receive approval as a PUD unless such tract is under the unified control of a landholder. Unless otherwise provided as a condition of approval of a PUD, the landholder of an approved PUD may divide and transfer parts of such development.
The transferee shall complete each such unit and shall use and maintain it in strict conformance with the adopted Master Plan.
A report identifying all property owners within the area of the proposed PUD district and giving evidence of unified control of the entire land area within the confines of the proposed district shall be submitted along with any application for approval of a Master Plan. The report shall state agreement of all present property owners and/or their successors in title:
a. To proceed with the proposed development according to the regulations in effect when the map amendment creating the PUD district becomes effective and with such modifications as are set by City Council in the course of such action;
b. To provide bonds, dedications, guarantees, agreements, contracts and deed restrictions acceptable to City Council in the course of such action; and
c. To bind further successors in title to any commitments made under Section 9.05 (a)(6)(a) or Section 9.05 (a)(6)(b).
7. Staging of Development
The Planning Commission may elect to permit staging of the land development process within a PUD, in which case the following provisions shall apply:
a. Each stage shall be so planned and so related to existing surroundings and available facilities and services that failure to proceed with subsequent stages will have no adverse impact on the PUD or surrounding properties; and
b. Each stage of the development shall, at the time of approval of any site plan for any portion of that stage, be assured adequate public services to serve all development proposed for that stage.
(b) Administrative Procedure Governing Planned Unit Developments
1. Purpose and Intent
The purpose of these provisions is to prescribe a procedure for the review, approval and continued administration of all PUDs provided for by this section.
2. Pre-application Conference
Prior to filing an application for approval of a PUD, the applicant shall confer with the City Manager or the City Manager’s designee concerning policy and procedure relative to the application. The Community Development Director shall arrange a formal meeting at which the applicant or their representative shall meet with other staff persons who will be involved in reviewing and recommending action on the proposed plan of development.
(c) Application for Preliminary Approval
Application for preliminary approval shall be made by the landholder of the affected property or the landholder’s authorized agent to the Community Development Department in accordance with such written general rules regarding general procedure, the form of application and the required information as the Planning Commission may determine, provided they are consistent with the requirements set forth in Section 9.05 (d).
(d) Preliminary Master Plan of a Planned Unit Development
The Preliminary Master Plan for the proposed PUD shall be a general concept plan, which shall include the following:
1. Sufficient information to disclose:
a. The location and size of the area involved.
b. The existing topography of the area involved.
c. Location of transportation routes including streets, driveways, sidewalks and pedestrian ways, and off-street parking and loading areas.
d. Location and approximate dimensions of structures, other than one- and two-family detached dwellings, including approximate height, bulk and the utilization
of structures including activities and the number of living units.
e. Estimated population density and extent of activities to be allocated to parts of the project.
f. Reservations for public uses including schools, parks and other open spaces.
g. Other major landscaping features.
h. The general means of the disposition of sanitary wastes and storm water.
i. The type and proposed use for any common open space included within the proposed development. Such information shall be sufficient to meet the requirements of Section 9.05 (s)(1).
j. The ownership of all property proposed for incorporation within the PUD district. A copy of all deeds along with written documents signed by all property owners indicating willingness to abide by the approved Master Plan.
k. The base zone district(s) proposed for inclusion within the PUD.
l. A listing of land uses proposed for the development.
(Note: In an effort to increase the marketability of nonresidential sites located within PUD districts, the applicant may submit a list of alternative land uses, other than the uses shown on the plan, for such sites. Any such listing may contain only land uses permitted within the base zoning district(s) which the planned development district overlays and may be further limited.)
2. A tabulation of the land area to be devoted to various uses and activities and overall densities.
3. The nature of the landholder's interest in the land proposed to be developed and a written statement of concurrence from all parties having a beneficial interest in the affected property.
4. The substance of covenants, grants of easements or other restrictions to be imposed upon the use of the land, buildings and structures including proposed easements for public utilities, drainage ways and common open space.
5. A staging schedule is required when it is proposed that the Final Master Plan will be submitted in stages.
If the application is deemed incomplete by City staff, a written request shall be made for further information. In such case the application shall be held in abeyance until deemed complete. No plan shall be formally presented for Planning Commission action until such plan is found complete and ready for review.
(e) Planning Commission Action on Preliminary Master Plan Application for Planned Unit Development
The Planning Commission, shall take action on the Preliminary Master Plan application by any one of the following:
1. Approval;
2. Conditional approval, in which the Planning Commission expressly denotes modifications which must be a part of the Master Plan approval; or
3. Disapproval.
(f) Conditional Approval – Applicant’s Response
When the Planning Commission's action is conditional approval, the Planning Commission shall specifically note in its’ minutes the conditions or modifications which must be complied with in order that the proposed PUD Master Plan receive approval. The applicant may make a written response concurring with the required modifications, in which case the master PUD is deemed to have Planning Commission approval, at the date of receipt of said written concurrence. When the applicant makes a negative reply or does not reply within forty-five (45) days of the date of conditional approval, the PUD shall be deemed as disapproved unless such time limit is extended by a specific action of the Planning Commission upon a written request of the applicant. In the event of a recommendation for disapproval, the applicant may, at the applicant’s option, proceed to City Council with the request.
(g) Action by City Council
Upon completion of review of a Preliminary Master Plan, the Planning Commission shall forward its report and recommendations to City Council for action. Upon receipt of the Planning Commission's report, City Council shall consider such report and recommendations, the Master Plan and such other information as City Council may require. City Council shall hold such required hearings and otherwise proceed in the manner prescribed for consideration of an amendment to the Zoning Ordinance.
In any instance where City Council may act to approve a proposed development, which the Planning Commission has recommended for disapproval or conditionally approved, City Council shall provide specific guidance as to:
1. Overall design of the plan;
2. Any modifications required; and
3. Any additional information related to a condition of City Council, which may be required by the Planning Commission in order for it to determine substantial compliance between the preliminary and Final Master Plan.
(h) Planned Unit Development and the Official Zoning Map
Upon approval by City Council, the Community Development Department staff shall place the extent of the PUD district on the official zoning map identified by the ordinance number providing approval. Similarly in the instance of action by City Council, after receiving a recommendation from the Planning Commission abolishing or canceling the PUD, the Community Development Department staff shall remove the PUD district from the official zoning map.
(i) Addition of Land Uses Not Included Within An Approved Preliminary Master Plan or Listing of Alternative Uses Allowable Within the Base Zoning District
The proposed addition of any use not authorized within an approved preliminary plan and accompanying listing of alternative nonresidential land uses that is allowable within the base zoning district wherein such use is proposed may be added to the plan only when approved as provided herein. The Planning Commission shall hear all such proposed amendments. The Planning Commission’s action on the request for change shall be in the form of a submission of a recommendation to City Council for amendment to the approved Master Plan. A report detailing the action recommended by the Planning Commission shall accompany the submission to City Council. City Council shall hold a public hearing for all residents and other interested parties prior to any final action on any amendment proposed hereunder.
(j) Approval of the Final Master Plan of the Planned Unit Development
The approval by City Council of the Preliminary Master Plan of the PUD shall authorize and form the basis for the Planning Commission's final approval of said development. Final approval by the Planning Commission of the PUD shall be subject to the procedures and requirements of this subsection.
1. Application for Final Approval
Following approval of a Preliminary Master Plan by City Council, the landholder shall make application to the Planning Commission for approval of Final Master Plans for all or a portion, provided the portion is consistent with the staging schedule approved with the Preliminary Master Plan of the proposed PUD. In the event the entire PUD is less than thirty (30) acres, the Planning Commission has the option of waiving the requirement for a Final Master Plan. No action shall be taken on any Final Master Plan for any portion of a PUD until the landholder demonstrates that all land included within the portion of the plan covered by the Final Master Plan is owned by the landholder and that any options have been closed.
The application for approval of Final Master Plans shall include all aspects of the Preliminary Master Plan application, the proposed Final Master Plan, other required drawings, specifications, covenants, easements and conditions and forms of bond as were set forth by the Planning Commission as part of the final development approval. Copies of legal documents required by the Planning Commission for dedication or reservation of common open space and/or for the creation of a nonprofit association shall also be submitted.
2. Final Approval of Stages
The application for final approval and the final approval by the Planning Commission may be limited to each stage as appropriate in a large PUD, in compliance with the staging plan approved as part of the Preliminary Master Plan.
3. Final Master Plan of a Planned Unit Development
The application for final approval shall be sufficiently detailed to indicate the ultimate operation and appearance of the development, or portion thereof, and shall include, but not be limited to, the following:
a. Final Master Plan drawings at a scale no smaller than one (1) inch to two hundred (200) feet indicating:
(1) The anticipated finished topography of the area involved. This does not need to be based upon field survey data.
(2) A circulation diagram indicating the proposed movement of vehicles, goods and pedestrians within the PUD and to and from existing thoroughfares. This plan shall specifically include: width of proposed streets; a plan of any sidewalks or proposed pedestrian ways; and any special engineering features and traffic regulation devices needed to facilitate or insure the safety of the circulation pattern.
(3) An off-street parking and loading plan indicating ground coverage of parking areas.
(4) Areas proposed to be conveyed, dedicated or reserved for parks, parkways and other public or semi-public open space uses including any improvements, which are to be deeded as part of any common use area. Such information shall include general designs indicating all intended uses, equipment and facilities as specified in Section 9.05 (v)(6)(d)(i).
(5) Information regarding the physical characteristics of the surrounding area and developments within three hundred (300) feet of the proposed PUD.
(6) Within nonresidential developments, a plan for each building site showing the approximate location of all buildings, structures and improvements and indicating the open spaces around buildings and structures. Within residential developments, typical building envelopes shall be shown.
(7) A plan for proposed utilities including sewers (both sanitary and storm), gas lines, water lines, fire hydrants and electric lines showing proposed connections to existing utility systems.
b. A detailed land use map and a listing of land uses approved for the development.
(Note: The listing of approved land uses shall include the list of alternative land uses, other than the uses shown on the plan, which were approved within the preliminary PUD plan for nonresidential sites located within the development.)
c. A tabulation of proposed densities to be allocated to various parts of the area to be developed.
d. Final drafts of all proposed covenants and grants of easement, which are proposed for filing with final plats. Such documents shall be in a form approved by the City’s Legal Department.
e. Final drafts of all proposed documents creating a homeowner’s association or similar organization created for the purpose of owning and maintaining any common open space of facilities associated therewith.
f. A detailed listing of all conditions of approval to which the particular development, or individual sites located therein, are subject.
If the application is deemed incomplete by City staff, a written request shall be made for further information. In such case, the application shall be held in abeyance until deemed complete for final review. No plan shall be formally presented for Planning Commission action until such plan is found complete and ready for review.
4. Action on Final Plan
In reviewing a Final Master Plan, the function of the reviewing agencies is twofold. First, the plan must be found to be in substantial compliance (see Section 9.05 (k)) with the previously approved master plan. Secondly, all new information must be reviewed to determine its quality and compliance with all substantive requirements of this ordinance.
a. Review Procedure
(1) Application for final approval shall be made to the Planning Commission.
(2) The completed final plan must be submitted to the Community Development Department. Seven (7) copies of the plan and related documents shall initially be required for staff review. Additional copies shall be required for distribution to the Planning Commission.
(3) The Planning Commission may approve the final plan if it finds:
i. That the final plan meets the provisions for substantial compliance with the master plan set forth in Section 9.05 (k); and
ii. That the plan complies with all other standards for review which were not considered when the Preliminary Master Plan was approved.
5. Approval with Modification
Should the Planning Commission require any modification in the Final Master Plan or any portion thereof including covenants, etc., such modifications shall be agreed to by the applicant in writing prior to formal acceptance and filing of the Final Master Plan.
6. Filing of an Approved Final Master Plan
Upon formal action by the Planning Commission approving a Final Master Plan, or in the instance of conditional final approval, upon acceptance of the modifications as set forth in Section 9.05 (j)(5), said plan and all maps, covenants, and other portions thereof, shall be filed with the Community Development Department and other City departments as needed.
7. Disapproval
If the Planning Commission finds that the Final Master Plan does not meet the test for substantial compliance set forth below, or does not comply with other standards of review, it shall disapprove the plan. In the event of disapproval, a written report shall be prepared by the Planning Commission and sent to the applicant. This report shall detail the grounds on which the plan was denied to specifically include ways in which the Final Master Plan violated the substantial compliance provisions or other standards of review.
(k) Determination of Substantial Compliance
The Final Master Plan shall be deemed in substantial compliance with the Preliminary Master Plan provided modifications by the applicant do not involve changes which in the aggregate:
1. Violate any provisions of this section;
2. Vary the lot area requirement as submitted in the master plan by more than ten percent (10%);
3. Involve a reduction of more than five percent (5%) of the area shown on the master plan as reserved for common open space and/or usable open space;
4. Increase the floor area proposed in the master plan for nonresidential use by more than five percent (5%);
5. Increase the total ground area covered by buildings by more than two percent (2%); or
6. Involve any land use not specified on the approved master plan or the alternative list of uses for nonresidential sites.
In any instance wherein a Final Master Plan, including minor changes authorized under the provision of Section 9.05 (p) is found to not meet the test of substantial compliance as set forth herein, such plan may only be approved upon adoption of appropriate amendments to the adopted plan.
(l) Failure to Begin Planned Unit Development
If no actual construction has begun in the PUD within three (3) years from the date of approval of the Final Master Plan, or section thereof, said approval shall lapse and be of no further effect; however, the PUD overlay district remains in effect unless rescinded by City Council. No further developmental activity may take place until the existing master plan is reinstated to an active status or a revised master plan meeting all conditions of approval of the original plan is approved.
(m) Maintaining a Current Master Plan
Construction may take place only within such portion(s) of a PUD for which a current Final Master Plan is in effect. In spite of prior approvals, no action shall be taken in furtherance of any plan for a PUD for which a current Final Master Plan is not in effect. In any instance where the approval of such plans may have lapsed due to noncommencement of actual construction (see Section 9.05 (l)) the following actions may be taken:
1. Reinstatement of Previously Approved Master Plan
In the event that actual construction may not have begun and/or the approval of the Final Master Plan shall have lapsed, such plan may be reinstated by action of the Planning Commission and development may proceed, provided that no change is proposed that would require amendment of the plan.
2. Amending a Lapsed Master Plan
In the event that actual construction may not have begun, approval of the Master Plan shall have lapsed and revisions and/or alterations are proposed that exceed the minor site modifications authorized by Section 9.05 (p) and thus would require amendment of the plan, such action may be accomplished only with the approval of a new master plan.
3. Rescinding of Previously Approved Master Plan
The Final Master Plan may be rescinded by City Council upon receiving a recommendation by the Planning Commission. If the Final Master Plan is rescinded, the zoning reverts back to the zoning designation in effect before the PUD was approved.
(n) Enforcement of the Development Schedule
The construction and provision of all common open spaces and public and recreational facilities which are shown on the Final Master Plan must proceed at no slower a rate than the construction of dwelling units or other structures of a commercial nature. From time to time, the Planning Commission shall compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial structures is substantially greater than the rate at which common open spaces and public and recreational facilities have been constructed and provided, then either or both of the following actions may be taken:
1. The Planning Commission shall cease to approve any additional final plats; and/or
2. The City shall discontinue issuance of building permits.
In any instance where the above actions are taken, the Planning Commission shall gain assurance that the relationship between the construction of dwellings or other structures of a commercial nature and the provision of common open spaces and public and recreational facilities are brought into adequate balance prior to the continuance of construction.
(o) Building Permits and Use and Occupancy Permits
Building permits and use and occupancy permits shall be issued for uses, buildings and other structures in PUDs in accordance with this section; otherwise, permits and certificates shall be issued in accordance with the other applicable provisions of the Zoning ordinance.
1. Site plans
Site plans shall be required.
2. Building Permits
A building permit shall be issued for structures, buildings, activities or uses only in strict compliance with the adopted Final Master Plan of the particular PUD, including the conditions of approval. No building permit shall be issued for the area included in a PUD until the Final Master Plan has been adopted and the final plat recorded.
3. Use and Occupancy Permits
A use and occupancy permit may be issued only when the Community Development Department determines that the structure, building, activity or use as a part of a PUD conforms with the adopted Final Master Plan, including the conditions of its approval.
(p) Minor Site Modifications to an Adopted Final Planned Unit Master Plan
Minor modifications in the terms and conditions of the adopted Final Master Plan may be made from time to time as provided in this subsection. Any proposed modification that is not permitted under these provisions may be approved only as an amendment to the adopted Final Master Plan.
1. Minor Modifications During Construction
The Director of Community Development may approve minor modifications in the location, siting and height of buildings and structures if required by engineering or other circumstances not foreseen at the time the Final Master Plan was approved, so long as no modification violates the basic policy and concept or bulk and open space regulations of the PUD as presented in the master plan. The total of such modifications approved by the Director of Community Development shall never in the aggregate result in:
a. Any increase in the number of residential units;
b. An increase of more than ten (10) percent in the floor area proposed for nonresidential use of a commercial nature;
c. An increase of more than ten (10) percent in the total ground area covered by buildings; or
d. A reduction of more than four (4) percent in the area set aside for common open space.
Minor modifications in the location of streets and underground utilities may be approved under this subsection.
2. Subjects Not Included for Modification
The proposed addition of any use not approved in the Final Master Plan as well as any increases in the number of dwelling units permitted, building height, decreases in the parking requirements and vision clearance area are not subjects for adjustments by City staff. Any proposed modifications of any of the above may be made only as amendments to the adopted Final Master Plan.
3. Minimum Adjustments Only
Any modification must be held to the minimum necessary. Each of the following conditions must be found to apply to the particular circumstances prior to the granting of the adjustment.
a. Practical Difficulties or Unnecessary Hardship
That strict application of the provisions of Section 9.05 would result in practical difficulties or unnecessary hardships.
b. Extraordinary Circumstances
That there are exceptional or extraordinary circumstances or conditions applying to the land, buildings or uses referred to in the application, which circumstances or conditions do not apply generally to other land, buildings or uses in the same district.
c. Not Detrimental
That granting the application will not be detrimental to the public welfare or injurious to property or improvements in the neighborhood of the premises.
d. Health or Safety Not Adversely Affected
That granting the application under the circumstances of the particular case will not adversely affect the health or safety of persons working or residing in the neighborhood containing the property of the applicant.
e. Maintains Intent of Section 9.05 and the Master Plan
That such adjustment is within the intent and purpose of Section 9.05 and will not adversely affect the community objectives of the comprehensive plan.
(q) Amendments in an Approved Final Planned Unit Master Plan During the Period of Initial Construction
During the period of actual development or construction of any PUD, (or when developed in stages of any portion of the total development) the provisions of this subsection shall apply to all proposed modifications which exceed the minor adjustments permitted by Section 9.05 (p). Once a PUD, or portion thereof, has seventy-five percent (75%) of the residential units completed, any further changes or alterations shall be governed by the provisions of Section 9.05 (r).
All proposed additions of uses not approved in the Final Master Plan as well as any decreases in the number of parking spaces or vision clearance area shall be subject to these provisions. In addition all minor modifications which exceed the cumulative changes in the ground coverage ratio, etc., permitted under Section 9.05(p) shall be governed by the provisions of this subsection.
1. Addition of Uses Not Authorized in the Approved Master Plan But Allowable Within the Base Zoning District
The proposed addition of any use not authorized within an approved master plan and listing of alternative nonresidential land uses but allowable within the base zoning district wherein such use is proposed, may be added to the plan only when approved as provided herein. The Planning Commission shall hear the proposed amendment and shall forward its recommendation to City Council for action. City Council shall hold a public hearing for all residents and other interested parties prior to any final action on any amendment proposed hereunder.
2. Addition of Residential Density, Floor Area of Nonresidential Uses and All Other Changes (Other Than Changes in Use) Not Authorized in the Approved Master Plan but Allowable Within the Base Zoning District
All proposed additions other than the additions of uses governed by Section 9.05(q)(1), including the addition of residential density or nonresidential use area which exceed the minor changes permitted under Section 9.05(p), and were not authorized in the approved Final Master Plan, but are allowable within the base zoning district, shall be considered as provided, herein.
All amendments to an approved Master Plan proposed under this subsection shall first be presented to the Planning Commission for a recommendation. The Planning Commission shall hear the proposed amendment and shall forward its recommendation to City Council for action. City Council shall hold a public hearing for all residents and other interested parties prior to any final action on any amendment proposed hereunder. Should City Council concur in the proposed amendment to the Final Master Plan, the Planning Commission may adopt said amendment only with an amended preliminary plan as a basis for such action.
(r) Control of Planned Unit Development Following Completion
1. Changes in the Use of Land or Bulk of Structures Within a Planned Development After Completion
After completion of seventy-five percent (75%) of the residential units in a PUD or an approved phase of a PUD, the use of land and the construction, modification or alteration of any buildings or structures within the planned development will be governed by the approved Final Master Plan, to the extent that such provisions are applicable, rather than by any other provisions of the Zoning Ordinance. In any instance where a change in the completed development is proposed, the Planning Commission shall review the Final Master Plan and shall provide an evaluation of the proposed change. Such evaluation shall as a minimum indicate the Planning Commission’s findings concerning consistency of the proposed change with the approved Master Plan and impact upon the continued successful operation of such development relative to its original purpose and intent. The Planning Commission shall approve or disapprove the proposed change based upon the Commission’s findings or make a recommendation to City Council, as provided for in Section 9.05(r)(1)(a)–(d). No changes may be made in the Final Master Plan unless such are required for the continued successful functioning of the planned development or unless such are required by changes in conditions that have occurred since the final plan was adopted or by changes in the development policy of the community. Changes may be made in the approved Final Master Plan only upon application to the appropriate agency under the procedure below:
a. Any uses not authorized by the approved Final Master Plan, but allowable as a permitted use, a use permitted with supplemental provisions or a special exception in the base zoning district within which the planned development is located, may be added to the recorded Final Master Plan under the procedures provided by this ordinance for the approval of variances and special exceptions within a PUD district. (See Section 9.05(a)(5)).
b. A building or structure that is totally or substantially destroyed may be reconstructed only in compliance with the Final Master Plan.
c. Changes in the use of common open space may be authorized by an amendment to the final Master Plan provided that no amendment approved hereunder may act to abrogate or annul any covenant which provides for the use, operation or continuance of the common open space.
d. All other changes in the Final Master Plan must be made by City Council, under the procedures authorized by the Zoning Ordinance for amendment of the zoning map.
e. No changes in the Final Master Plan that are approved under this subsection are to be considered as a waiver of the covenants limiting the use of land, buildings, structures and improvements within the area of the planned development, and all rights to enforce these covenants against any changes permitted by this section are expressly reserved.
3. Resubdivision of a Planned Unit Development after Completion
A PUD may be subdivided and resubdivided for purpose of sale or lease after the certificate of completion has been issued under the procedures set forth below:
a. If the subdivision or resubdivision of planned development will create a new lot line, the applicant shall make application to the Planning Commission for the approval of a subdivision or resubdivision. The Planning Commission may approve the subdivision or resubdivision of each section of the subdivided or resubdivided planned development if it meets the provisions of Section 9.05 governing density, common open space and dimensional requirements.
b. All sections of a subdivided or resubdivided planned development are to be controlled by the Final Master Plan rather than by the provisions of the Zoning Ordinance that otherwise would be applicable.
c. The owners or lessees of a subdivided or resubdivided planned development may jointly make application for a special exception or for an amendment to the adopted Final Master Plan.
(s) Common Open Space
Any common open space established by an adopted Final Master Plan for a PUD shall be subject to the following:
1. Quality, Use and Improvement of Common Open Space
a. Common open space shall be utilized for amenity, site protection or recreational purposes. Passive open space, active recreational open space and engineered functional elements authorized to be held in common shall be appropriate to the scale and character of the PUD considering its size, developmental density, expected population, topography and other factors.
b. Common open space may not be put to any use not specified in the approved Final Master Plan, unless such plan has been amended by action of City Council upon recommendation of the Planning Commission to specifically allow the change of use. No matter how authorized, no change may be considered as a waiver of any of the covenants limiting the use of common open space areas and all rights to enforce these covenants against any use so permitted are expressly reserved.
(Ord. No. 27-08 Revised Effective 10/2/08)
c. Common open space may, subject to approval by the Planning Commission and City Council, consist of improved or unimproved land. All such land shall be designated as to its intended use upon the Final Master Plan, all site plans and all plats.
d. The Final Master Plan shall indicate the intended use of all common open space located within the development. In the case of improved recreational space, such plan shall indicate in detail the design of such spaces along with a listing of all recreational facilities and equipment proposed for location within these spaces.
2. Conveyance of Common Open Space
All land shown on the Final Master Plans as common open space shall be conveyed under one of the following options:
a. The City shall have the first and last offer of dedication of open space in the event said land is to be conveyed. Dedication shall take the form of fee simple ownership. The City may, but shall not be required to, accept open space provided: (i) such land is accessible to the residents of the City; (ii) there is no cost of acquisition other than the costs incidental to the transfer of ownership, such as title insurance; and (iii) the City agrees to and has access to maintain such lands. Where the City accepts dedication of common open space that contains improvements, the City may require the posting of financial security to ensure structural integrity of said improvements as well as the functioning of said improvements for a term not to exceed eighteen (18) months from the date of acceptance of dedication. The amount of financial security shall not exceed fifteen percent (15%) of the actual cost of said improvements.
b. Open space may be conveyed to trustees provided in an indenture establishing an association, funded trust or similar organization meeting the requirements of Section 9.05(s)(3) for the maintenance of the common open space within the planned development. The common open space shall be conveyed to the trust subject to covenants to be approved by the Planning Commission which restrict the common open space to the uses specified on the Final Master Plan, and which provide for maintenance of the common open space in a manner that assures its continuing use for its intended purposes.
c. Where any land within an approved PUD district is proposed to be subdivided into residential lots and such site contains improved recreational open space, the recreational open space and all proposed improvements shall be completed and conveyed in the manner provided in Sections 9.05(s)(2)(a) and 9.05(s)(2)(b) at the time of filing of the final plat. In the event said improvements are not completed and conveyed at the time of filing the final plat, a bond must be posted with the City to cover the total cost of constructing said improvements.
d. The common open space and association facilities may be controlled through the use of condominium agreements approved by the City. Such agreements shall be in conformance with applicable State law, rules and regulations. All open space land shall be held as a “common element.”
e. The City may, but shall not be required to, accept easements for public use of any portion or portions of undeveloped open space land, title of which is to remain in ownership by a condominium or homeowners’ association, provided:
(1) Such land is accessible to city residents;
(2) There is no cost of acquisition other than costs incidental to the transfer of ownership, such as title insurance; and
(3) A satisfactory maintenance agreement is reached between the developer, condominium association and the City.
f. With the permission of the City, an owner may transfer elements to a private nonprofit organization among whose purposes it is to conserve open space and/or natural resources provided that:
(1) The organization is acceptable to the City and is a bona fide conservation organization with perpetual existence;
(2) The conveyance contains appropriate provisions for proper reverter and retransfer in the event that the organization becomes unwilling or unable to carry out its functions; and
(3) A maintenance agreement acceptable to the City is entered into by the developer and the organization.
3. Requirement for Maintenance Organization
In any instance where common open space is to be conveyed to an organization other than a public agency, the Planning Commission and City Council shall require that the landholder provide for and establish an organization for the ownership and maintenance of any common open space and that such organization shall continue in perpetuity, shall not be dissolved nor shall it dispose of any common open space, by sale or otherwise, except to an organization conceived and established to own and maintain the common open space.
4. Mandatory Provisions Governing Organization and Operation of Homeowners’ Association or Maintenance Association
The open space and associated facilities may be held in common ownership by a homeowners’ association or maintenance association. The association shall be formed and operated under the following provisions:
a. The developer shall provide a description of the association, including the bylaws and methods for maintaining the open space.
b. The association shall be organized by the developer and shall be operated with a financial subsidy from the developer before the sale of any lots within the development.
c. Membership in the association is automatic (mandatory) for all purchasers of homes therein and their successors in title. The conditions and timing of transferring control of the association from developer to the homeowners shall be identified.
d. The association shall be responsible for maintenance of insurance, including but not limited to liability and property insurance, and taxes on all open space, enforceable by liens placed by the City on the association. The association may place liens on the property of its members who fail to pay their association dues in a timely manner. Such liens may require the imposition of penalty interest charges.
e. The members of the association shall share equitably the cost of maintaining and developing such undivided open space. Shares shall be defined within the association bylaws.
f. In the event of a proposed transfer within the methods here permitted of open space land by the homeowners’ association or of the assumption of maintenance of undivided open space land by the City, notice of such action shall be given to all property owners within the development.
g. The association shall have or hire adequate staff to administer common facilities and properly maintain the undivided open space.
h. The homeowners’ association may lease open space lands to any other qualified person or corporation for operation and maintenance of open space lands, but such lease agreement shall provide:
(1) That the residents and property owners of the development shall at all times have access to the open space contained therein (except croplands during growing season);
(2) That the undivided open space to be leased shall be maintained for the purposes set forth in Section 9.05;
(3) That the operation of open space facilities may be for residents and property owners only, or may open to the residents of the City, at the election of the developer and/or the homeowners’ association, as the case may be; and
(4) That the lease shall be subject to approval of the Board of Directors of the homeowners’ association and any transfer or assignment of the lease shall be further subject to approval by the City. Lease agreements so entered upon shall be recorded with the County Register of Deeds within thirty (30) days of their execution and a copy of the recorded lease shall be filed with the City.
5. Maintenance Standards
a. The ultimate owner of the open space (typically a homeowners’ association) shall be responsible for raising all monies required for operations, maintenance or physical improvements to the open space through annual dues, special assessments, etc. The homeowners’ association shall be authorized under its bylaws to place liens on the property of residents who fall delinquent in payment of such dues, assessments, etc.
b. In the event that the association or any successor organization shall at any time after establishment of a development containing common open space, formal recreational improvements or engineered improvements fail to maintain the undivided open space, formal recreational improvements or engineered improvements in reasonable order and condition in accordance with the Master Plan, and to the same physical state of quality as originally constructed, the City may serve written notice upon the owner of record setting forth the manner in which the owner of record has failed to maintain the undivided open space, formal recreational improvements or engineered improvements in reasonable condition.
6. Failure of Maintenance Organization
In the event that the organization established to own and maintain common open space, formal recreational improvements or engineered improvements, or any successor organization shall at any time after the establishment of the PUD fail to maintain the common open space, formal recreational improvements or engineered improvements in reasonable order and condition in accordance with the adopted Master Plan, the City Manager or the City Manager’s designee may serve written notice upon such organization and/or the owners or residents of the PUD and hold a public hearing. After thirty (30) days when deficiencies of maintenance are not corrected, the City shall call upon any public or private agency to maintain the common open space, formal recreational improvements or engineered improvements for a period of one (1) year. When the City determines that the original organization does not have the capability to continue maintenance of common open space, formal recreational improvements or engineered improvements, the agency appointed under the provisions of this subsection may continue maintenance for yearly periods. The cost of such maintenance shall be assessed proportionately against the properties within the PUD that have a right of enjoyment of the common open space, formal recreational improvements or engineered improvements, and shall become a special assessment to the property tax or a lien on said properties. Such lien shall include an administrative fee to compensate the City for staff time which shall not exceed one hundred percent (100%) of the yearly Property Owners Association budget.
7. Assurance Involving the Provision of Common Open Space
The Planning Commission shall require adequate assurance, in a form and manner that it approves, that the common open space, formal recreational improvements or engineered improvements shown on the Final Master Plan will be provided and developed. The following methods of assurance are illustrative of the types of assurances required. They may be used singly, in combination or in conjunction with other similar methods:
a. The City may accept a Letter of Credit, corporate surety, or other acceptable financial guarantee in an amount sufficient to purchase the common open space shown on the approved Master Plan or final plat. This surety is to be presented with the final subdivision plat for the lots served by the open space.
b. The title to the land shown as common open space may be put in escrow. The escrow agreement to provide that the land is to be held in escrow until the Planning Commission has certified to the escrow agent that the planned development has been completed, at which time the common open space is to be conveyed as provided in Section 9.05(s)(2). The escrow agreement may provide for the release of common open space by the escrow agent in stages. In such instance the Planning Commission is to certify completion of each stage of the PUD to the escrow agent and the escrow agreement must provide that the open space may be conveyed in stages. In this event, the open space that is conveyed is to be of the same proportions to the total open space provided on the Final Master Plan as the dwelling units that have been built are to the total number of dwelling units which are allowable by the approved Master Plan.
8. Timing for Construction of Common Open Space Improvements
In general, the construction and provision of all common open spaces and public and recreational facilities that are shown on the Master Plan must proceed at no slower rate than the construction of dwelling units. From time to time the Planning Commission shall compare the actual development with the development schedule. If the Planning Commission finds that the rate of construction of dwelling units or commercial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may cease to approve additional final plats and/or the City may discontinue issuance of building permits.
(t) Minimum Performance Standards
In addition to satisfying all other applicable provisions of Section 9.05, approval of a Master Plan shall be based upon a demonstration that the following design and development objectives have been satisfied.
1. Protection of Cultural and Environmentally Sensitive Areas
Approval of a PUD district shall be based upon a demonstration that the proposed Master Plan will result in greater protection and preservation of cultural or environmentally sensitive areas than would otherwise result under provisions of the base zoning district. Areas to be protected may include undisturbed hillsides in excess of twenty percent (20%) slope, ridgetops and viewsheds, designated wetlands and all floodplain areas along streams, major drains and sinkholes as well as all sites of paleontological, prehistoric, historic and/or archeological significance, to specifically include any properties listed on the National Register of Historic Places.
2. Adequate Streets, Utilities and Drainage
Approval of a PUD district shall be based upon a demonstration that off-site streets, utilities and drainage features will be of adequate capacity to serve the proposed development in a manner that maintains the integrity and operational capacity of these networks to standards equal to or greater than current levels of operation. As a part of a proposal for a PUD district a property owner may offer to improve or otherwise provide adequate facilities to support the proposed intensity of development. All Final Master Plans shall comply with the then current version of the adopted Major Thoroughfare Plan.
3. Coordinated Vehicular Access
Approval of a PUD district shall be based upon a demonstration that the internal traffic circulation system will be adequate to support the operational needs of the development itself in a manner that maintains the integrity and operational capacity of the community's major street network to standards equal to or greater than current levels of operation.
(u) General Development Standards
The following provisions shall be applicable as indicated to all PUDs.
1. Relationship to Other Requirements
Unless otherwise specified in Section 9.05, all requirements and standards established by other provisions of the Zoning Ordinance shall apply to the development and use of properties located within any PUD district. In a case of conflict between the provisions of Section 9.05 and any other provision of the Zoning Ordinance, the provisions of Section 9.05 shall apply within PUD districts.
2. Landscaping and Buffering
Within any PUD, landscaping and buffering shall be provided which meets or exceeds the purposes and intents for such established in Sections 11.03, 13.04 and 13.07. It is intended, however, that within PUD districts, alternative means may be employed to achieve an equal level of protection to that resulting from strict application of the provisions of Sections 11.03, 13.04 and 13.07. Section 9.05 is intended to permit and encourage the use of flexible techniques to achieve a transitional character through site design that minimizes the harmful impact of noise, dust and other debris, motor vehicle headlight glare or other artificial light intrusion, and other objectionable activities or impacts conducted on or created by an adjoining or nearby use.
3. Parking, Loading and Access
All PUDs shall be subject to the provisions of Article XI, Off-Street Parking and Loading Requirements provided that the Planning Commission may permit a variance from off-street parking and loading requirements in approving a site plan.
4. Neighborhood Relationship
A PUD shall be harmonious and not conflict with surrounding residential neighborhoods. The development shall be planned, designed and constructed so as to avoid undue traffic congestion in the surrounding residential area and provide a satisfactory relationship of land use with the surrounding residential area, making use of landscaping, screening, open space and the placement of buildings to achieve this end.
5. Architectural Compatibility
All buildings located within any nonresidential PUD shall be designed utilizing a unified overall design concept so as to be architecturally compatible with one another. Examples of architectural features which may be important for ensuring compatibility include building bulk, height, roof slopes, building orientation, overhangs, exterior materials and facades of buildings which front public streets.
6. Application of Supplemental Provisions
In general, the provisions of Article I Section 1.02, Article III Section 3.11 through 3.19, Article XI Sections 11.01 through 11.04, and Article XIV shall apply within any residential PUD district in a like manner as within a similar development located within any base district. Provided, however, that modifications within these standards may be recommended by the Planning Commission and approved by City Council as part of the Master Plan. Any modification approved herein shall provide facilities or standards of design that equal or exceed the specific requirements established in Article I Section 1.02, Article III Section 3.11 through 3.19, Article XI Sections 11.01 through 11.04, and Article XIV.
(v) Residential Development Standards
1. Minimum Size of Residential Planned Unit Development Districts
No residential PUD may contain less than the minimum area, as stipulated herein, unless City Council, upon the recommendation of the Planning Commission, finds that a tract containing less than this minimum is suitable as a PUD by virtue of its historical character, unique scenic qualities, ecological or topographic features. Whenever a residential PUD is proposed to be located within two (2) or more zoning districts with different required minimum areas, the largest required minimum area shall control.
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Base Zoning District
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Minimum Gross Area for Formation of Residential Planned Unit Development District
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R-1
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10 Acres
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R-2 or R-4-A
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8 Acres
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R-3, R-4-B, R-4-C
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5 Acres
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2. Uses Permitted
The uses permitted within any portion of a residential PUD district shall be restricted to those uses and activities permitted within the base zone district which the planned unit district overlays. Provided, however, that within any district where multi-family dwellings are permitted one and two-family dwellings shall also be permitted.
a. Basic Density Calculations
The overall residential density of a Master Plan shall be established by application of the following table to the respective land area within each underlying district classification. A maximum density shall be assigned to each residential component of the residential PUD, as provided in Section 9.05(v)(2), and made part of the Master Plan.
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Base Zoning District
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Dwelling Units per Gross Acre
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RG-1
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.5
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R-1-A
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2.5
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R-1-A/B
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3.5
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R-1-B
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4.5
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R-1-C
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5.5
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R-2
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10.0
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R-3
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15.0
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R-4-A
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19.0
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R-4-B
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23.0
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R-4-C
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32.0
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b. Assignment of Density
Within any residential PUD district, the total density permitted according to the calculation presented in Section 9.05(v)(3)(a) shall be assigned within the residential PUD district, as follows:
(1) The applicant may select a single zoning district or a series of districts to which density is to be assigned.
(2) The district classification assigned to each phase shall be noted on the Master Plan, each final site plan and all associated subdivision plats.
(3) The maximum density permitted within any portion of the PUD district shall be determined by the district classification assigned to each phase or portion of the plan.
4. Minimum Lot Sizes
a. Interior Lots Occupied by One- and Two-family Detached Dwellings
Unless otherwise stipulated in the approved Master Plan, the minimum size of residential lots occupied by one- and two-family dwellings located entirely within the interior portion of a residential PUD district may be as provided in Table 2, (below).
b. Peripheral Lots
Unless otherwise stipulated in the approved Master Plan, lots within an residential PUD district which abut a boundary of a base residential district shall along all points where such district(s) abut contain at least seventy-five percent (75%) of the minimum lot area and ninety percent (90%) of the lot width required by the adjoining base zoning districts(s).
c. Lots Occupied by One- and Two-Family Attached and Multi-family Dwellings
The size of lots occupied by attached one- and two-family and multi-family dwellings as well as the size and location of open spaces associated therewith shall be as approved within the Master Plan.
5. Bulk and Yard Provisions
The provisions of Section 9.05(v)(5) shall apply to the uses indicated when located within any residential PUD.
a. Bulk Provisions Applicable to All Residential Uses
The following bulk and yard provisions shall apply to all residential uses located within any PUD district.
(1) Maximum Building Height
The building height provisions established for the base zoning district wherein the residential PUD is located shall apply to all buildings unless a building is located within two hundred (200) feet of the perimeter of the PUD abutting a R-1 or R-2 district, then the maximum height is thirty five (35) feet.
(2) Maximum Floor Area to Lot Area
Principal structures shall be limited to the area of the “Floor Area to Lot Area” as specified in Table 1, below. With the exception of accessory uses permitted in required yards, all portions of the lot beyond the maximum building envelope shall remain open and unobstructed.
b. Minimum Setback
The spacing of buildings and the open spaces associated therewith shall be controlled by the “Minimum Setback” standards established in Table 1 (below).
c. Bulk and Yard Provisions Applicable to All Uses Other Than Residential
For all uses and activities other than residential activities located within any residential PUD, the bulk and yard provisions established for the base zoning district wherein such use is to be located shall apply.
d. Access
PUDs, or sections or parts or phases thereof, containing more than two hundred (200) dwelling units must have a second full means of access which shall afford an alternative means of safe entry to and egress from the development. This second means of access shall be provided either by full access to a public through road or street, other than that on which the primary access is located, or by full access to another point along the primary access road, provided that at each access point a route exiting to another through road or street is available in either direction.
TABLE 1
DENSITY AND BULK CRITERIA STANDARDS FOR
LOTS WITHIN RESIDENTIAL PLANNED UNIT DEVELOPMENTS
|
ZONE DISTRICT
|
RG-1
|
R-1-A
|
R-1-A/B
|
R-1-B
|
R-1-C
|
R-2
|
R-3
|
R-4-A
|
R-4-B
|
R-4-C
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
I. Minimum Lot Size
|
|
|
|
|
|
|
|
|
|
|
|
|
With public water, but w/o public sewer
|
200,000 S.F.
|
2 ac.
|
2 ac.
|
2 ac.
|
2 ac.
|
N/A
|
N/A
|
N/A
|
N/A
|
N/A
|
|
|
With both public water and sewer
|
100,000
|
10,000
|
10,000
|
8,000
|
7,000
|
4,0003
|
N/A
|
N/A
|
N/A
|
N/A
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
II.Minimum Lot Frontage
|
|
|
|
|
|
|
|
|
|
|
|
|
On street
|
30
|
30
|
30
|
30
|
30
|
30
|
50
|
50
|
50
|
50
|
|
|
On cul-de-sac
|
30
|
30
|
30
|
30
|
30
|
30
|
N/A
|
N/A
|
N/A
|
N/A
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
III. Maximum Floor Area to Lot Area
|
15%
|
20%
|
25%
|
30%
|
30%
|
30%
|
30%
|
35%
|
40%
|
60%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
IV.Minimum Setback
|
|
|
|
|
|
|
|
|
|
|
|
|
To off-site street
|
50
|
30
|
30
|
30
|
30
|
25
|
25
|
25
|
25
|
25
|
|
|
To tract boundary
|
50
|
(1)
|
(1)
|
(1)
|
(1)
|
(1)
|
(1)
|
(1)
|
(1)
|
(1)
|
|
|
To internal side lot line
|
35
|
10
|
10
|
5
|
5(2)
|
5(2)
|
(2)
|
(2)
|
(2)
|
(2)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Same as abutting zone
(2) May be reduced to zero (0) where party wall is used. Buildings to be separated as required by fire regulations.
(3) Minimum lot size per unit.
|
|||||||||||
6. Open Space Requirements
a. General
Within any residential PUD open space shall be provided which is adequate to:
(1) Buffer both internal and external activities from objectionable or conflicting characteristics associated with such uses;
(2) Assure adequate space, light and air along with visual and acoustical privacy;
(3) Assure protection of cultural and environmentally sensitive areas; and
(4) Provide space for recreation and enjoyment of the residents.
b. Use of Common Open Space
All open space shown on a Master Plan of any residential PUD shall be indicated as to its intended use. In this regard, common open space may consist of the following:
(1) Cultural and environmental open space.
(2) Improved recreational open space
c. Cultural and Environmental Open Space
Except for those portions of a residential PUD required for the installation of streets and utilities, the following areas may be designated as environmental open space and no development may take place thereon.
(1) Natural slopes of twenty percent (20%) or greater;
(2) Areas classified as Floodplain Districts in Section 9.08 of the Zoning Ordinance and located as determined from field run surveys;
(3) Streams, creeks and major drainage ways (specifically including all “blue line“ streams);
(4) Areas classified as wetlands;
(5) Sites of paleontological, prehistoric, historic and/or archeological significance, specifically including all sites of historic or prehistoric human activity such as, but not restricted to, buildings, stone walls, mounds, forts, earthworks, burial grounds, structures, villages, mines, caves and all locations which are or may be sources of paleontological remains;
(6) All areas which present geological hazards, specifically including those within geologically unstable and karst formations (including sink holes); and
(7) Areas presenting environmentally or ecologically unique resources, including the habitat of any and all threatened or endangered species of plants or animals.
d. Improved Recreational Open Space
In addition to the environmental open space required by Section 9.05(v)(6)(c), open space designed to meet the active and passive recreational needs of the resident population of any residential PUD shall be provided. A minimum of five percent (5%) of the gross area of every residential PUD shall be devoted to improved recreational open space. These areas shall meet the requirements set forth herein:
(1) Plan to Reflect Anticipated Needs of Resident Population
A recreation plan shall be developed and presented with the Final Master Plan for the proposed residential PUD. This plan shall indicate the general demographic characteristics of the anticipated population being targeted by the proposed development. The plan shall identify specific recreational needs associated with the expected future population and shall indicate the manner in which the proposed recreation facilities will fulfill the anticipated needs. In making its evaluation of the adequacy of the facilities proposed within any development the Planning Commission and City Council shall utilize published standards and criteria developed by the National Park and Recreation Association and other recognized authorities in the field of recreation.
These facilities may be devoted to either: (1) shared limited use facilities designed so as to assure privacy and control of access by and for the exclusive use of the intended resident clientele; or (2) shared general use recreation facilities which are available to all residents of the proposed development.
(2) Recreational Equipment
All recreational equipment provided within any shared general use recreation space shall be durable commercial grade equipment which shall meet all Consumer Product Safety Commission Safety Guidelines, as well as, the ASTM F1487-93, Public Use Playground Standard.
(3) Recreation Facilities
The following land areas and facilities shall, subject to compliance with the stipulated conditions, qualify as shared general use recreation space. Construction details of all improvements shall be shown on all final Master Plans. Such facilities will be bonded prior to filing of final subdivision plats.
i. Mini-Parks and Tot Lots
Mini-parks and tot lots are specialized facilities that serve a concentrated or limited population or specific age group, such as very young children or senior citizens, within areas that are in immediate walking distance (i.e. 1/4 mile) of their residences. The minimum total area of a mini-park is one-half (1/2) acre with a minimum dimension of one hundred (100) feet. The individual pieces of playground equipment shall be specified on the site plan. All recreational equipment provided shall meet or exceed the requirements of Section 9.05(v)(6)(d)(ii).
ii. Neighborhood Parks
Neighborhood parks are intended as areas of intense active recreational activities geared to the needs of school age and older children and adults. The minimum area included within a neighborhood park shall be five (5) acres. In general, such space shall be linked to all dwelling units within the PUD by a continuous pedestrian circulation system of sidewalks and/or trails. Neighborhood parks shall be designed to serve the population within a one-half (1/2) mile radius. Recreation facilities shall include areas and facilities for field games and crafts along with areas for skating, picnicking and similar activities. All recreational equipment provided shall meet or exceed the requirements of Section 9.05(v)(6)(d)(ii).
iii. Recreational Buildings
Recreational open space may be comprised of the area occupied by a multiple-use recreation building and its attendant outdoor recreation facilities, excluding a golf course.
iv. Pedestrian Open Space System
The total area contained in a continuous open space pedestrian system, consisting of permanently maintained walks and trails
leading to a natural amenity, recreation facility or commercial use may be included as recreational open space. This system is intended to provide intradevelopment linkage of all elements of the improved recreational open space through a network that is divorced from roads and streets. The minimum width of all portions of this system is fifteen (15) feet with a paved surface of five (5) feet.
v. Specialized Facilities
A golf course may be used to satisfy a maximum of fifty percent (50%) of the shared general use recreation space requirement, provided that the access meets the standards for “shared general use recreational space”. Swimming pools, tennis courts and similar facilities principally intended to serve an adult population may be substituted for other recreational facilities within developments marketed to a totally adult population.
(w) Nonresidential Development Standards
1. Uses Permitted
a. General
In general, the uses and activities permitted within the underlying base commercial or mixed-use zoning district (including R-3, O-1, O-2, B-1, B-2, B-3 and UB-2) may be permitted within commercial PUDs that overlay those districts. Provided, however, that such uses may be further restricted as provided in Section 9.05(w)(2).
Where actions, designs or solutions proposed by the applicant are not literally in accord with applicable PUD or general regulations, but the Planning Commission makes a finding in the particular case that public purposes are satisfied to an equivalent or greater degree, the Planning Commission may make specific modification of the regulations in the particular case.
b. Findings of Appropriateness
Due to the unique ability of the PUD process to tailor individual developments so as to achieve balanced and reasonable use of the land while maintaining an assured measure of protection for surrounding property owners, it is necessary that limited discretion be afforded to the Planning Commission and City Council in the process of selecting uses within particular developments. In this regard, it is necessary that the uses permitted within a particular development establish and maintain a high degree of compatibility with the immediately surrounding area. To this end, the selection of uses permitted within each individual commercial PUD will be guided by the following:
(1) The use provisions established for the base district which the commercial PUD overlays;
(2) The appropriateness of each use given the intended function of each commercial PUD;
(3) The unique nature of the property surrounding each development; and
(4) Consistency with any adopted area Master Plan that may be applicable to the proposed site.
This process may result in limitations, restrictions or the prohibition of particular uses permitted within a base zoning district from a commercial PUD which overlays that district.
c. Uses Permitted to Be Noted on Master Plan
Uses permitted within any commercial PUD along with the approved list of alternative land uses shall be indicated on the Master Plan. Any limitation of use made part of the approved Master Plan shall be noted along with the uses permitted.
2. Location and Required Area of Commercial Planned Unit Development
a. Review of Adopted Comprehensive Plan Required
In no event shall the location, composition and extent of a proposed commercial PUD be approved unless such proposed development is consistent with the actions and policies regarding land development adopted by the Planning Commission.
b. Impact Study for Commercial Planned Unit Development
The Planning Commission may require an Impact Study for any proposed commercial PUD. The Impact Study will be utilized, among other things, to determine the impact of the proposed development on the long-range development of the commercial land use in the area, to limit the extent of convenience districts serving a particular residential area; to ascertain the effects of a proposed development upon lands used or zoned for commercial purposes; to form a basis for evaluating the estimated effects on traffic, and other purposes which assist in an understanding of the public interest pertinent in the evaluation of a proposed development. The impact study, if required, shall be provided by the landholder.
c. Required Area
The minimum area required for a commercial PUD shall be five (5) acres.
3. General Development Standards - Bulk, Height and Building Spacing Requirements
a. Building Coverage Ratio
Individual buildings located within a commercial PUD district may exceed the maximum lot coverage ratio established for the base zoning district wherein the commercial PUD is located. However, in no instance shall the aggregate site coverage of all buildings located within the commercial PUD district exceed the coverage provisions established for the base zoning district in which such site is located. When more than one underlying base zoning district exists within a commercial PUD, building coverage ratios shall be calculated on a pro-rata basis. If land uses are proposed to be redistributed across the boundaries of underlying zoning districts, maximum floor areas shall be assigned to each component of the Master Plan and recorded by plat or equivalent instrument with the first phase of the Final Master Plan.
b. Maximum Building Height
The building height provisions established for the base zoning wherein the commercial PUD is located shall apply to all buildings unless a building is located within two hundred (200) feet of the perimeter of the PUD abutting a R-1 or R-2 district, then the maximum height is thirty five (35) feet.
c. Building Spacing and Yards
(1) Provisions Applicable Along Residential District Boundaries
Along all portions of a district boundary where a commercial PUD adjoins residentially zoned land not included within the PUD district, all buildings (measured from the site boundary to the nearest building line) shall be a minimum of thirty (30) feet.
To assist in preventing the transmission of light and noise from within a commercial PUD into any abutting residential district, screening shall be required where a commercial PUD abuts or is contiguous to any residential district, without an intervening public street, but with or without an intervening alley or other public way. There shall be provided within the commercial PUD, but not within an alley or other public way, continuous screening along the extent of the boundary of the said districts. Such screening shall be of wood, brick or decorative block with landscaping to soften the effect, or it shall be of such plant materials as will provide a year-round evergreen screening. Screening, as provided herein, shall be not less than six (6) feet in height, shall be provided from the grade of the property upward, and shall be permanently maintained.
(2) Provisions Applicable Along all Other District Boundaries
Unless otherwise specified in the approved Master Plan for the commercial PUD, all development located along district boundaries shall provide minimum yards and building separations specified for the base zoning district.
(3) Provisions Applicable to Internal Portions of a Commercial Planned Unit Development District
The minimum yard requirements of the base district shall apply within commercial PUD districts. However, the Planning Commission may approve a reduction in setbacks if it is determined that the development will not substantially injure the value of adjoining or abutting property, will not materially endanger the public health or safety, and will be in harmony with the area in which it is to be located and in general conformity with proposed plans for the development of the City of Oak Ridge. If reduced setbacks are approved there must be a recorded plat noting the approved setbacks. Minimum building separation shall be as provided herein. In cases where a building wall is not located directly adjacent to an interior side or rear lot line that is not adjacent to an alley, a yard with a minimum width or depth from the lot line of fifteen (15) feet or the distance required by applicable building and fire codes shall be provided.
d. Outdoor Storage or Activities
Unless otherwise specified in the approved Master Plan for the commercial PUD, all outdoor storage facilities and outdoor sales activities are prohibited in any commercial PUD district. This provision shall not be construed to exclude seasonal displays and short-term charitable events of no more than ninety (90) days duration.
e. Landscaping Provisions
The provisions of Article XIII shall apply fully within all commercial PUD districts. In particular, off-street parking areas, service areas for loading and unloading other than passenger vehicles, and areas for storage and collection of refuse and garbage shall be screened.
f. Architectural Compatibility
All buildings located within any nonresidential PUD shall be designed utilizing a unified overall design concept so as to be architecturally compatible with one another. Examples of architectural features which may be important for ensuring compatibility include building bulk, height, roof slopes, building orientation, overhangs, exterior materials and facades of buildings which front public streets.
(Ord. No. 1-02 Revised Effective 1/17/02)
Section 9.06 FIR, Federal Industry and Research
Purpose
The Federal Industry and Research District Classification is established for the United States Government Oak Ridge Reservation and operations within its boundaries. Whenever land is transferred from the United States Government Oak Ridge Reservation to the City of Oak Ridge or a private owner for purposes not directly related to the mission of the United States Department of Energy, the City of Oak Ridge Regional Planning Commission shall study and make recommendations to City Council concerning the appropriate zoning district designation. Upon receipt of such recommendation, the City Council shall, after public hearings as required by law, adopt an ordinance establishing the zoning district classification as other than FIR.
(Ord No. 10-02 Revised Effective 6/13/02)
Section 9.07 Floodplain Regulations
(a) Statutory Authorization
The Legislature of the State of Tennessee has in Sections 13-7-201 through 13-7-210; Tennessee Code Annotated delegated the responsibility to local governmental units to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry.
(b) Findings of Fact
1. The City of Oak Ridge Mayor and City Council wish to maintain eligibility in the National Flood Insurance Program and in order to do so must meet the requirements of 60.3 of the Federal Insurance Administration Regulations found at 44 CFR Ch. 1 (10-1-04 Edition).
2. Areas of Oak Ridge are subject to periodic water inundation which could result in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety and general welfare.
3. These flood losses are caused by the cumulative effect of obstructions in floodplains, causing increases in flood heights and velocities; by uses in flood hazard areas which are vulnerable to floods; or construction which is inadequately elevated, flood-proofed, or otherwise unprotected from flood damages.
(c) Statement of Purpose
The floodplain regulations are established to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas. This ordinance is designed to:
1. Restrict or prohibit uses which are vulnerable to water or erosion hazards, or which result in damaging increases in erosion, flood heights, or velocities;
2. Require that uses vulnerable to floods, including community facilities, be protected against flood damage at the time of initial construction;
3. Control the alteration of natural floodplains, stream channels, and natural protective barriers which are involved in the accommodation floodwaters;
4. Control filling, grading, dredging and other development which may increase flood damage or erosion, and;
5. Prevent or regulate the construction of flood barriers which will unnaturally divert flood waters or which may increase flood hazards to other lands.
(d) Objectives
The objectives of this ordinance are:
1. To protect human life, health and property;
2. To minimize expenditure of public funds for costly flood control projects;
3. To minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;
4. To minimize prolonged business interruptions;
5. To minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in floodable areas;
6. To help maintain a stable tax base by providing for the sound use and development of flood prone areas in such a manner as to minimize blight in flood areas;
7. To ensure that potential homebuyers are notified that property is in a floodable area; and
8. To maintain eligibility for participation in the National Flood Insurance Program.
(e) Definitions
Unless specifically defined below, words or phrases used in Section 9.07 and Section 9.08 shall be interpreted as to give them the meaning they have in common usage and to give this ordinance its most reasonable application given its stated purpose and objectives.
1. Accessory Structure:
"Accessory Structure" shall represent a subordinate structure to the principal structure and, for the purpose of this section, shall conform to the following:
a. Accessory structures shall not be used for human habitation.
b. Accessory structures shall be designed to have low flood damage potential.
c. Accessory structures shall be constructed and placed on the building site so as to offer the minimum resistance to the flow of floodwaters.
d. Accessory structures shall be firmly anchored to prevent flotation which may result in damage to other structures.
e. Service facilities such as electrical and heating equipment shall be elevated or floodproofed.
2. Act:
"Act" means the statutes authorizing the National Flood Insurance Program that are incorporated in 42 U.S.C. 4001-4128.
3. Addition (to an existing building):
"Addition (to an existing building)" means any walled and roofed expansion to the perimeter of a building in which the addition is connected by a common load-bearing wall other than a firewall. Any walled and roofed addition, which is connected by a firewall or is separated by an independent perimeter load-bearing wall, shall be considered New Construction.
4. Appeal:
"Appeal" means a request for a review of the local enforcement officer’s interpretation of any provision of this Ordinance or a request for a variance.
5. Area of Shallow Flooding:
"Area of Shallow Flooding" means a designated AO or AH Zone on a community's Flood Insurance Rate Map (FIRM) with one percent or greater annual chance of flooding to an average depth of one to three feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate; and where velocity flow may be evident (Such flooding is characterized by ponding or sheet flow).
6. Area of Special Flood-related Erosion Hazard:
"Area of Special Flood-related Erosion Hazard" is the land within a community which is most likely to be subject to severe flood-related erosion losses. The area may be designated as Zone E on the Flood Hazard Boundary Map (FHBM). After the detailed evaluation of the special flood-related erosion hazard area in preparation for publication of the FIRM, Zone E may be further refined.
7. Area of Special Flood Hazard:
"Area of Special Flood Hazard" is the land in the floodplain within a community subject to a one percent or greater chance of flooding in any given year. The area may be designated as Zone A on the FHBM. After detailed ratemaking has been completed in preparation for publication of the FIRM, Zone A usually is refined into Zones A, AO, AH, A1-30, AE or A99.
8. Base Flood:
"Base Flood" means the flood having a one percent chance of being equaled or exceeded in any given year.
9. Basement:
"Basement" means that portion of a building having its floor subgrade (below ground level) on all sides.
10. Breakaway Wall:
"Breakaway Wall" means a wall that is not part of the structural support of the building and is intended through its design and construction to collapse under specific lateral loading forces, without causing damage to the elevated portion of the building or supporting foundation system.
11. Building:
"Building", means any structure built for support, shelter, or enclosure for any occupancy or storage (See "Structure").
12. Development:
"Development" means any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavating, drilling operations, or permanent storage of equipment or materials.
13. Elevated Building:
"Elevated Building" means a non-basement building built to have the lowest floor of the lowest enclosed area elevated above the ground level by means of fill, solid foundation perimeter walls with openings sufficient to facilitate the unimpeded movement of floodwater, pilings, columns, piers, or shear walls adequately anchored so as not to impair the structural integrity of the building during a base flood event.
14. Emergency Flood Insurance Program or Emergency Program:
"Emergency Flood Insurance Program" or "Emergency Program" means the program as implemented on an emergency basis in accordance with section 1336 of the Act. It is intended as a program to provide a first layer amount of insurance on all insurable structures before the effective date of the initial FIRM.
15. Erosion:
"Erosion” means the process of the gradual wearing away of landmasses. This peril is not per se covered under the Program.
16. Exception:
"Exception” means a waiver from the provisions of this Ordinance which relieves the applicant from the requirements of a rule, regulation, order or other determination made or issued pursuant to this Ordinance.
17. Existing Construction:
"Existing Construction" means any structure for which the "start of construction" commenced before the effective date of the first floodplain management code or ordinance adopted by the community as a basis for that community’s participation in the National Flood Insurance Program (NFIP).
18. Existing Manufactured Home Park or Subdivision:
"Existing Manufactured Home Park or Subdivision" means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, final site grading or the pouring of concrete pads) is completed before the effective date of the first floodplain management code or ordinance adopted by the community as a basis for that community’s participation in the National Flood Insurance Program (NFIP).
19. Existing Structures: See Existing Construction
20. Expansion to an Existing Manufactured Home Park or Subdivision:
"Expansion to an Existing Manufactured Home Park or Subdivision" means the preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads).
21. Flood or Flooding:
"Flood" or "Flooding" means a general and temporary condition of partial or complete inundation of normally dry land areas from:
a. The overflow of inland or tidal waters;
b. The unusual and rapid accumulation or runoff of surface waters from any source.
22. Flood Elevation Determination: