31-12 PLANNED COMMUNITY ZONE (P-C): Development standards

1. Open Space and Common Areas. Open Space includes parks, trails, natural areas, wildlife refuges, nature preserves, community gardens, or farmland, which is established to provide recreational use and preserve recreational, agricultural, native vegetation, or other similar uses in the P-C Zone as approved by the Planning Commission. Common areas include landscaped areas (which may consist of landscaping around schools, colleges, and other civic buildings, as deemed appropriate by the City), athletic fields, gathering places such as plazas, commons, exterior courtyards, public recreational facilities, landscaped medians or park strips that exceed the City standards, but do not include areas contained within a typical public street cross-section. The applicable CSP Standards and Project Specific Standards shall govern the use and character of the open spaces and common areas. Each P-C Zone shall contain a minimum of 25 percent of the gross acreage in a combination of common areas and open space, of which 15% of the gross acreage shall be open space. These areas shall be designated in the applicable Project Plan and separately identified on any applicable final plat of subdivision or site plan. Open Space is recorded as a lot or lots in subdivisions or as a common area in condominium plats and shall be maintained with open space or conservation easements or such other arrangement as is approved by the Planning Commission in connection with Project Plan or subdivision or condominium approval. 2. Yard requirements. Yard requirements shall be determined and governed by the applicable Project Specific Standards established pursuant to the requirements of this Chapter. The following minimum requirements shall apply in the P-C Zone. 1. Minimum yard areas shall be measured from the front, side, and rear lines of lots, condominium private ownership yard areas (where building footprint is not recorded), or from accesses, driveways, or streets (where no property lines or private ownership yard areas exist). 2. Buildings may not be within a public right of way or utility easement. 3. Fencing, screening, clear vision. Fencing, screening, and clear vision requirements shall be determined and governed by the applicable Project Specific Standards established pursuant to the requirements of this Chapter. The following requirements shall apply in the P-C Zone. 1. All mechanical equipment, antennas, loading and utility areas, and trash receptacles shall be screened from view with architectural features or walls consistent with the materials used in the associated buildings, as more specifically set forth in the applicable Project-Specific Standards. 2. Fences and landscape materials, except for mature trees which are pruned at least 7 feet above the ground, shall not exceed 2 feet in height within a 10-foot triangular area formed by the edge of a driveway and the street right-of-way line or within a 30-foot triangular area formed by the right-of-way lines of intersecting streets. 4. Architectural standards. Architectural requirements shall be determined and governed by the Project Specific Standards established pursuant to the requirements of this Chapter. The following architectural standards and requirements shall apply in the P-C Zone. 1. Architectural design of buildings and building materials shall be established in the Project Specific Standards. 2. All building materials shall be high quality, durable, and low maintenance. 3. The applicable Project Specific Standards shall address exterior relief of buildings, design of all sides of buildings, and architectural compatibility of buildings. 5. Landscaping requirements. Landscaping requirements shall be determined and governed by the applicable Project Specific Standards established pursuant to the requirements of this Chapter. The following landscaping requirements shall apply in the P-C Zone. 1. The applicable Project Specific Standards shall address the landscaping and proper maintenance of required front, side, and rear yards of lots and private ownership areas in the P-C Zone. 2. All areas of lots and parcels in the P-C Zone not designated for open space, parking, buildings, or other hard surfacing shall be landscaped and adequately maintained. Designated open space shall remain in a natural condition, cultivated or landscaped, and maintained correctly in accordance with the Project Specific Standards. 3. All park strips and public right-of-way areas in the P-C Zone shall be landscaped, adequately irrigated, and maintained by the applicable property owners in the P-C Zone unless otherwise approved by the Council. All park strip areas shall be installed by the developer and adequately maintained by the applicable owners in the P-C Zone. A plan for funding the ongoing maintenance of street landscaping by the property owners shall be presented for approval by Staff at the time of site plan approval. 6. Lighting. Lighting requirements shall be determined and governed by the Project Specific Standards established pursuant to the requirements of this Chapter. 7. Environmental Design. TheCity encourages the incorporation of low-impact development (LID), as appropriate, to promote innovative stormwater management, with an emphasis on practices that use or mimic natural processes that result in the infiltration, evapotranspiration, or use of stormwater to protect water quality and associated aquatic habitat. 8. Other requirements. The following requirements shall apply in the P-C Zone. 1. All developments shall be graded according to the City’s engineering and building requirements to provide adequate drainage and shall include necessary observations and reports performed by a licensed professional (with applicable fees paid for by the applicant or developer) to verify adequate grading and drainage as built. Buildings shall be equipped with facilities to discharge all roof drainage onto the subject lot or parcel. 2. The applicable owners shall properly maintain all private areas of individual lots or parcels. 3. The specific requirements of section 31-11 shall be governed by the Project Specific Standards established pursuant to the requirements of this Chapter and may be modified as the Council deems appropriate pursuant to the terms of the applicable Project development agreement. (d) All expected area improvements, including buildings, open space, recreational facilities, roads, fences, utilities, landscaping, walkways, street lights, and signs not explicitly dedicated to the City or accepted for ownership or maintenance by the City, shall be perpetually maintained by the applicable owners or their agents through a special taxing district (existing or new), owners' association with power to assess and collect fees for maintenance or other assessment and maintenance mechanisms acceptable to the Council. The applicable City service provider shall review improvements for which the City agrees to accept maintenance responsibility for compliance with adopted standards prior to approval.