2005S40-AMENDING ARTICLE VII
ORDINANCE NO.
0.5 - 5 - <10
AN ORDINANCE
BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS AMENDING THE UNIFIED DEVELOPMENT
CODE (UDC) ORDINANCE 96-S-28 BY AMENDING
ARTICLE VII (SPECIAL DISTRICTS), ADDING
SECTION 7 (PLANNED UNIT DEVELOPMENT).
PROVIDING AN EFFECTIVE DATE; AND PROVIDING A
REPEALING CLAUSE.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS:
SECTION I
THAT, Ordinance No. 96-S-28 of the City of Schertz, Texas is hereby amended, adding
Section 7 (Planned Unit Development) to Article VII (Special Districts), in the form attached
hereto as Exhibit A.
SECTION II
THAT this Ordinance shall be effective from and after its final passage and any publication
required by the City of Schertz.
SECTION III
THAT all ordinances or parts of ordinances in conflict with this Ordinance are hereby repealed.
Approved on first reading the 2nd day of August, 2005.
PASSED, APPROVED AND ADOPTED the 16th day of
Mayor, City of Schertz, Texas
ATTEST:
(SEAL OF THE CITY)
20139294.1
ARTICLE VII, SECTION 7: PLANNED UNIT DEVELOPMENT
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SUB-SECTION 7.1 PURPOSE AND INTENT
SUB-SECTION 7.2 DEFINITIONS FOR THE PURPOSES OF THIS SECTION
SUB-SECTION 7.3 REZONING AND MINIMUM SITE AREA
SUB-SECTION 7.4 ApPLICATION REQUIREMENTS
SUB-SECTION 7.5 PERMITTED USES
SUB-SECTION 7.6 OPEN SPACE REQUIREMENTS AND ARCHITECTURAL CONTROLS
SUB-SECTION 7.7 ApPROVAL OF PLAN AND STANDARDS
SUB-SECTION 7.8 RESIDENTIAL DEVELOPMENT STANDARDS
SUB-SECTION 7.9 COMMERCIAL DEVELOPMENT STANDARDS
SUB-SECTION 7.10 INDUSTRIAL DEVELOPMENT STANDARDS
SUB-SECTION 7.11 MODIFICATION OF MASTER DEVELOPMENT PLAN AND
DEVELOPMENT STANDARDS
SUB-SECTION 7.1 PURPOSE AND INTENT
The purpose and intent of the Planned Unit Development ("PUD") is to provide
design flexibility, thereby enabling the applicant to capitalize on a site's
desirable features in ways that would be prohibited under the otherwise
applicable standard zoning. Under the PUD approach, land may be developed
in ways that would not be possible under a strict application of standard zoning
and subdivision regulations, while providing for quality controls. It is intended
to reduce the cost of infrastructure necessary to serve the new development
while better promoting land use efficiency and environmental protection. A
PUD will promote excellence in design, site arrangements cognizant of the
natural environment and integration of uses and structures, and will protect the
integrity of surrounding environment and development.
A. The rezoning of property to the PUD classification may be deemed
appropriate if the development proposed for the PUD can
accomplish four or more of the following goals:
(a) Provides an orderly and creative arrangement of land uses that are
harmonious and beneficial to the community and the natural
environment;
(b) Provides a variety of housing types, employment opportunities or
commercial or industrial services, or any combination thereof, to
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achieve variety and integration of economic and redevelopment
opportunities;
(c) Provides flexibility in land uses, development density, and in other
matters typically regulated in zoning districts;
(d) Provides cultural, civic, educational, medical, ecumenical, or
recreational facilities, or any combination thereof, in a planned or a
unique setting and design;
(e) Provides redevelopment of areas where depreciation of any type has
occurred or where historic structures or landmarks exist;
(f) Provides revitalization of designated areas;
(g) Provides area-sensitive site planning and design by preserving
native trees and topographic features of the land;
(h) Promotes or allows development to occur in accordance with a
uniform set of PUD development standards which reflect specific
circumstances of the site and its related design standards;
(i) Avoids premature or inappropriate development that would result in
incompatible uses or would create traffic and public service
demands that exceed the capacity of existing or planned facilities;
OJ Contributes to health, safety and general welfare of the community
and provides development compatible with the City's goals and
objectives as stated within the Unified Development Code and
Comprehensive Land Plan;
(k) Includes building and development which meet at least fifty percent
(50%) of the U.S. Green Building Council (USGBC) 1 LEED standards
for certification and/or the National Institute of Building Science's
"Whole Building Design Guidelines.,,2 Examples of these principles
and techniques may include:
(1) Sustainable development principles;
(2) Operable insulated windows and deepened roof overhangs,
breezeways, and/or access to natural light and fresh air through
building orientation;
1 U.S. Green Building Council, ht!;p://www.usabc.ora/
2 National Institute of Building Science's "Whole Building Design Guidelines", http://www.wbda oral
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(3) Use of technologies and building materials that reduce the
use of fossil fuels for energy consumption and techniques that
reduce global warming;
(4) Rainwater capture and infiltration systems and bio-swales
around and within parking lots and development areas;
(5) Permeable pavement materials;
(6) Air filtration systems; and
(7) Energy efficient products such as air conditioners, water
heaters and lighting.
B. Relationship to other ordinances and criteria: The PUD is a Special
District contained within the UDC. The PUD shall comply with all
applicable Overlay or Special District, Parking and Loading, Landscape,
Procedures and Administration, Use Regulations, Subdivision, Engineering
Criteria, and other related City Code of Ordinances unless otherwise
noted or amended in this Section 7. Compliance with the intent, goals
and objectives of the Comprehensive Land Plan is necessary for the
success of a PUD application.
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SUB-SECTION 7.2 DEFINITIONS FOR THE PURPOSES OF THIS SECTION 7
AASHTO STANDARDS: Standards that are published by the American
Association of State Highway and Transportation Officials.'
DEVELOPMENT STANDARDS: Generally, the minimum standards for
development in the PUD, as adopted by the City Council, including but not
limited to standards for intensity and type of use; densities, building and
setback requirements; provision for utilities; topography and drainage patterns;
sign age; open space and landscaping; on-site vehicular and pedestrian
circulation and parking; architectural features and controls; urban design
elements and features; site amenities and landscaping; and, any written
development agreements with the City, other governmental agency, or utility.
MASTER DEVELOPMENT PLAN: In general, specific development standards and
accompanying plans adopted by the City Council, which identify, with respect to
3 American Association of State Highway and Transportation Officials (AASHTO),
htt~w .aashto ora/aashto/home. nsf/FrontPage
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a PUD development, the proposed location and size of development parcels,
land uses, densities, and lot coverage; transportation plans and a traffic impact
analysis; environmental assessment with indication of flood plains, wetlands,
tree survey, and other environmental factors; open space, community facilities
and amenity plans; architectural and aesthetic features; and, the specific
development and design standards.
SUSTAINABLE DEVELOPMENT: Considers development impacts based upon
principles that meet and integrate existing environmental, economic, and social
needs without compromising the well-being of future generations.
USGBC LEED STANDARDS: Standards published by the U.S. Green Building
Cou ncil.
WHOLE BUILDING DESIGN GUIDELINES: Guidelines published by the National
Institute of Building Science.
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SUB-SECTION 7.3 REZONING AND MINIMUM SITE AREA
A. Property may be rezoned to the PUD by the City Council in
accordance with the requirements of this Section 7, the UDC, and
other applicable City ordinances and criteria. Each use area shall be
described separately by acreage and general location, with specific
uses, design and development standards. The rezoning shall include
the adoption of a specific master development plan and
development standards. A development agreement is encouraged
between the City and the developer.
B. The minimum site area for a PUD is twenty (20) acres.
C. Exceptions to the minimum site area requirement:
(a) The City Council may waive this requirement when proper
planning justification is shown where the site is:
(1) a redevelopment;
(2) a designated historic structure or monument site;
(3) encumbered by fifty percent (50%) or more of its gross
lot area within a 100-year floodplain and the
development intent is to preserve that 100-year
floodplain in its natural state;
(4) located within an area developed prior to the
incorporation of the City; or,
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Page 4 of 31
(5) designated as a revitalization project, neighborhood or
special area plan.
(b) Where the property is surrounded on three (3) sides by
existing development, the minimum acreage requirement for
a PUD application is waived outright.
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In addition to the application requirements of the UDC and any associated
submittal/application checklists, the following must accompany an application
for PUD rezoning submitted by the property owner(s):
A. A metes and bounds description of the proposed PUD as a whole;
B. A proposed master development plan for the entire site;
C. Proposed development standards to be applied to the development;
D. Any proposed conditions, covenants and restrictions for the
development, including easements and grants for public utility
purposes;
E. The location of primary and secondary thoroughfares proposed for
the development, including right-of-way widths and the location of
access points to abutting streets;
F. Identification of all rights-of-way, easements, open spaces or other
areas to be dedicated, deeded or otherwise transferred to the City;
G. A plan for the extension of any necessary public services and
facilities, including sewer facilities and facilities for flood control and
drainage;
H. Guidelines for the physical development of the property, including
illustrations of proposed architectural, urban design, landscape,
open space and signage concepts.
1. The location and description of all buffering that is proposed
between the development site and adjacent properties;
J. Additional information and detail as may be required in order to
respond to the unique characteristics of the site and its location.
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SUB-SECTION 7.5 PERMITTED USES
A. Any combination of residential, commercial, industrial or public uses
may be permitted within a specific PUD to the extent they are
consistent with the Master Development Plan and Development
Standards for that PUD. The uses to be permitted within the PUD
must be specified in the adopted Master Development Plan for the
PUD. Because of the nature and purpose of the PUD,
notwithstanding any other provision of this Section 7:
(a) An application to rezone PUD property may be denied by the
City Council, at its complete discretion, if it finds that the
proposed development is incompatible or out of harmony with
surrounding uses or the pattern of development within the
area and when the development does not meet the stated
intent of this Section 7;
(b) An application to allow a particular use, type of development,
or development standard within the PUD may be denied if it is
not compatible or is out of harmony with the surrounding
uses or pattern of deveiopment and,
(cl No use, type of development, or development standard is
presumptively permitted within the PUD.
B. AICUZ APPLICABILITY. A PUD that is located in whole or in part in
an Air Installation Compatible Use Zone relating to Randolph Air
Force Base and adopted by the United States Air Force, described in
Article VII, Section 4 of the UDC (the "AICUZ Area") shall include in
its Master Development Plan land uses and densities within the
portion of the PUD in such AICUZ Area that are wholly compatible
with the recommended land uses and densities within the AICUZ
Area that are in effect on the date the Master Development Plan is
presented to the City for approval.
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A. Open Space Provision And Design Criteria:
(al Common open space must be set aside for the use and
benefit of the residents of the PUD. Common open space
may use up to 25 percent of any lOO-year floodplain acreage
to calculate the overall common open space requirement, but
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in no case shall floodplain exceed 50 percent of the common
open space requirement.
(b) All significant natural features shall be preserved and, where
necessary, protected by setbacks and easements from
development.
(c) Development shall be designed and sited to preserve and
protect the lOO-year floodplain.
(d) Significant stands of native trees and any other areas of
substantial vegetation shall be preserved and protected from
alteration and destruction.
(e) The UDC tree preservation and parkland dedication
requirements shall apply to this Section 7 to the extent this
Section 7 as not amended the UDC requirements.
(f) No parking areas, storage areas, or required park acreage
shall be computed as open space. Landscape buffers may be
included in open space computations.
B. Ownership and Maintenance of Common Open Space:
(a) The PUD must be organized as a common-interest community
in one of the forms permitted by the Texas Local Government
Code. All private open space and facilities must be
maintained by a homeowner's association or community-
interest community.
(b) The PUD association may not dissolve or dispose of any
common open space by sale or otherwise unless dedication is
accepted by the City as community-wide parkland by action
of the City Council relative to existing PUD developments or
City Council otherwise agrees.
C. Open Space Dedication: The City may, in its discretion, accept
dedication of common open space, or any interest therein, for public
use and maintenance as parkland. All land and facilities must be
dedicated without cost to the City.
D. General Architectural Design and Controls:
(a) All PUD applications must either adopt the general sign
restrictions in the City or be accompanied by a sign package
program to be included in the Development Standards and
which substantially comply with the UDC. Alternative sign
Page 7 of 31
programs may be considered where creativity and material
use is above the quality generally featured in other similar
developments within the City.
(b) Structures may contain multiple uses, except as otherwise
provided in this Section 7.
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SUB-SECTION 7.7 ApPROVAL OF PLAN AND STANDARDS
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In connection with any approval of a PUD, the City Council shall adopt a Master
Development Plan and Development Standards, which will thereafter govern the
development of the property within the PUD. All application packages,
including application checklists, shall apply and may be amended and become
effective after a lO-day notice posted at City Hall by the Director of Planning
and Zoning.
A. In considering the approval of a Master Development Plan and
Development Standards for a PUD, the City Council shall be guided
by the following objectives, and may impose such conditions and
requirements deemed necessary to meet the following objectives:
(a) Consistency of the proposed development with the
Comprehensive Land Plan, this Section 7, and other
applicable plans, policies, standards and regulations;
(b) Compatibility of the proposed development with the
requirements of Section 7.5B and adjacent and surrounding
development;
(c) The purpose and intent of this Section 7;
(d) Minimization of the development's impact upon adjacent
roadways and neighborhood traffic, and upon other public
facilities and infrastructure;
(e) Protection of the public health, safety and general welfare.
B. If the City Council approves the PUD Master Development Plan and
Development Standards, it shall, after the publiC hearing, make a
finding of fact regarding the particularities the development and to
what extent the development would be in the public interest,
including, but not limited to:
(a) In what respects the proposed development is consistent with
the stated purpose, intent, goals and/or objectives of the
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Master Development Plan and Development Standards of the
PUD;
(b) Extent to which the proposed Master Development Plan meets
the Development Standards of the PUD and applicable
regulations of the UDC;
(c) Extent to which the proposed development departs from the
Master Development Plan and Development Standards of the
PUD and any applicable regulations within the UDC;
(d) Method by which the proposed Master Development Plan
makes adequate provision for public services and facilities,
provides adequate control over vehicular traffic, provides for
an protects designated common open space, and furthers the
protection of environmental site features;
(e) Relationship and compatibility of the proposed development
to adjacent development;
(f) Desirability of the development relative to physical
development and provision of utilities and infrastructure, tax
base, and the economic well-being of the City.
SUB-SECTION 7.8 RESIDENTIAL DEVELOPMENT STANDARDS
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Residential districts in a PUD shall follow the standard subdivision procedures
and related requirements, as outlined in the UDC or as provided in the Texas
Local Government Code. Individual Site Plans are required for each lot of a
PUD, except for single- or two-family uses on individual lots. Setback and
building lot area standards shall be provided in the Development Standards for
the application and will be included on each plat. The site plan shall generally
include the public and private street design and dimension, lot design and
dimension, location of driveways, buildings, walls, fences, walkways, open
space areas, park and recreation areas, parking areas, drainage information,
street names and location of utilities, and all calculations of quantities as
required.
All application packages, including application checklists, shall apply and may
be amended and become effective after notice posted at the City Hall by the
Director of Planning and Zoning. Amended site plans and plats may be
approved administratively by the Director of Planning and Zoning when the
significance of the change is minimal, a correction, or as required by State law.
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The Director of Planning and Zoning may elect to place the amendment on the
City Council agenda for its consideration at any time. Appeals to the City
Council of administrative decisions must be made within ten (10) days of the
applicant's receipt of notice of the Director's decision and will be placed on a
future agenda for consideration by the City Council.
A. Applicable Uses: Permitted and accessory uses shall be as generally
designated in the UDC. Non-designated uses may be included
subject to City Council approval subject to the limitations set forth
in the UDC. Applicants may apply for any non-designated uses
through the PUD process, but such uses may be conditioned,
limited, or prohibited at the City Council's discretion. Structures
may contain multiple uses. A PUD may contain single-family, multi-
family, mixed-use flats, live-work dwellings, cottages attached
dwellings, garden home, or conservation developments, clustered
developments, flag-lot or private court developments containing
residential uses with the majority of land owned in common by the
residents of the development. All residential components of the
PUD shall be governed by overall density. Quality of development
and increased density are closely tied together in PUDs. Higher
densities equate to increased quality standards for the development.
Interconnectivity of development is required. No development shall
be created in isolation, one from the other, unless physical
constraints necessitate such isolation.
B. Park Acreage Requirement: A PUD must provide five (5) acres of
park per one-thousand (1,000) persons (a ratio of one (1) acre per
two-hundred (200) people or approximately one (1) acre per
seventy (70) dwellings). The City Council may reject parkland
dedication, at its sole discretion, at any time. In lieu of parkland
dedication, the applicant shall pay a parkland dedication fee as
described within the UDC, but shall pay the fee based upon the
acreage requirement of this Section 7. If the development does not
have one thousand (1,000) persons, the park area required will be
based on a ratio: five hundred (500) persons will equal 2.5 acres of
park, and so forth. The persons per household figure from the
Page 10 of 31
Census Bureau in combination with population will determine the
assumed number of people per unit.4
C. Common Open Space Requirements:
(a) A minimum of twenty percent (20%) of the gross land area
must be preserved as overall common or public open space.
(b) In addition to the required base amount of common open
space, a minimum of five percent (5%) of the gross land area
must be provided as private open space for exclusive use of
the development as a whole for recreation, clubhouses,
meeting facilities, gardens and other similar uses.
(c) The location and character of PUD common open space shall
be as follows:
(1) Common open space areas shall be linked to existing
and planned public open space areas to provide an
overall open space system, wherever possible;
(2) Common open space areas shall be arranged so as to
maximize access and utilization by residents of the
PUD;
(3) Common open space may not include the required
parking lot landscaping, except where hardwood trees,
six inches (6") DBH or greater are preserved.
(4) Every single- or two-family lot shall contain no less
than forty percent (40%) of its lot area in open space.
(5) Private open space shall be situated on each residential
lot and/or development envelope or immediately
adjacent to each unit. Common open space will not be
considered in the measurement of private open space;
(6) Where open space improvements are to be provided, a
safe, secure and barrier-free system of trails, paths
and walkways shall be designed. The walkway system
shall link residences with recreation areas, schools,
commercial areas and public facilities;
4 For example: There are 2.8 persons per household according to the U.S, Census Bureau, Census 2000.
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(7) Physical improvements that are permitted within
common open space areas may include, but are not
limited to:
a. Pedestrian paths, located in street rights-of-way
or pedestrian easements, at a minimum width of
five feet (5') with a paved surface,
b. Paved bike paths located in street rights-of-way
or other open space per AASHTO standards,
c. Trails, for equestrian, exercise circuits, joggers
or bikers, paved with materials such as wood
chips or gravel, per AASHTO standards,
d. Riding stables,
e. Tennis courts,
f. Swimming pools,
g. Golf courses,
h. Club houses, and
i. Athletic fields.
D. Building Regulations:
(a) Building Height: No building or structure may be more than
two and one-half (2-1/2) stories or exceed a total height of
thirty-five feet (35') and attached dwellings no more than
three (3) stories, not to exceed forty feet (40').
(b) Building Setbacks: Due to the flexibility of the PUD concept, it
is impractical to define an exact pattern for the arrangement
of group dwellings. It is the intent of this Section 7, however,
to provide a functional and nonmonotonous orientation of
units with a maximum of open space. Actual setbacks shall
be established through PUD Master Development Plan
adoption, with the design standards for the development and
the tentative map process. The minimum spacing between
buildings in a residential PUD shall comply with all Fire and
Building Code regulations governing spacing. In the event
that an approved PUD does not have adopted design
standards, the setbacks standards for the PUD will be as
listed below:
(1) All buildings shall have a setback of at least fifty feet
(50') from a perimeter lot line of the PUD.
(2) Side yards abutting a street (public or private) shall not
be less than fifteen feet (15') without extenuating
circumstances. Exceptions must be approved with the
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General Exam
40' width lot
60' width lot
70' width lot
80' width lot
90' width lot
100' width lot
120' width lot
original rezoning or through amendment to the design
standards.
(3) The minimum spacing between buildings in a
residential PUD shall comply with all Fire Code and
Building Code regulations governing spacing. In
addition, the following minimum setbacks are required
between structu res:
1. Front to Street: The front setback of residential
buildings is fifteen feet (15') from the back of
sidewalk or front property line, whichever is
greater. Stoops and covered front porches may
intrude into the front yard setback by five feet
(5'). The garage must be a minimum of twenty
feet (20') from the back of sidewalk or front yard
property line, whichever is greater.
2. Front to Front: Buildings that have a front to
front relationship across a landscaped area or
open courtyard must maintain a minimum
setback between buildings of fifty feet (50').
3. Side to Side: Building separation is determined
by the proportionality of the lot width ratio in
which ten percent (10%) of the median lot width
will apply to each side yard; for example, an
eighty feet (80') wide lot requires an eight feet
(8') wide side yard on each side of the lot, or in
the case of zero lot line, 16 feet side yard to one
side of that lot and zero feet on the other side
yard. There shall be a minimum separation of
twelve feet (12') and a maximum requirement of
twenty feet (20') between residential structures.
les:
6' side
6' side
7' side
8' side
9' side ard
10' side ard
10' side ard
12' buildin
12' buildin
14' buildin
16' buildin
18' buildin
20' buildin
20' buildin
minimum threshold
maximum threshold
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4. Side To Rear: Buildings that have a side to rear
yard relationship must maintain a minimum
setback of twenty-five feet (25').
5. Rear To Rear: Buildings that have a rear yard to
rear yard relationship must maintain a minimum
setback of forty feet (40'). Where patio or
garden homes have a zero-lot line arrangement,
this provision shall not apply.
(4) Exceptions: A patio or deck may encroach into the rear
setback requirements as long as it is not enclosed and
closer than ten feet (10') to the rear property line.
(5) Multi-family Uses: Buildings in excess of thirty-five
feet (35') in height require minimum setbacks with an
additional ten feet (10') to those listed above.
(6) Lot Coverage: No single- or two-family dwelling may
cover an individual lot by more than fifty percent of its
lot area.
(c) Parking Requirements: All buildings and uses shall comply
with the parking requirements of the UDC: shared parking
may be allowed where non-residential uses are combined
within the same structure as residential uses, in which case, a
shared parking analysis is required.
(d) Road Requirements:
(1) All roads, including private roads, shall be built to
minimum standards as required by the UDC and this
Section 7 and further detailed by the City Engineer,
except that:
1. When alleys serve residential lots, the pavement
section may be reduced to a width no less than
twenty-six feet (26') and a right-of-way width of
thirty-six feet (36'). Sidewalks, five feet (5')
wide, are required within the right-of-way and
located at the outer perimeters of the right-of-
ways width. In this instance, garages and
driveways must load from the alley and utilities
will connect from the alley in paired joint
easements. Alleys shall be twenty feet (20') in
width and paved per City standards at 15 feet
width. All driveway depths shall be maintained at
Page 14 of 31
least twenty feet (20') from the rear property line.
Alleys shall be owned and maintained by the
homeowner's association.
(2) A traffic impact analysis shall be required for any
proposed site development that can be reasonably
expected to generate more than 1,000 vehicle trip
ends during a single day and/or more than 100
vehicle trip ends during a single hour.
(e) Screening and BUffering Standards: Where appropriate and
not in conflict with this Section 7, the supplemental standards
set forth in the UDC shall apply to all structures and uses
authorized by the PUD designation. In residential projects,
solid screening will be required where appropriate; however,
no wall shall exceed six feet (6') in height. Where additional
buffering is necessary, a combination of wall, berms, and
vertical landscape material will be utilized to provide a noise
and visual barrier.
(f) Access between adjacent businesses and similar uses is
required unless a hardship prevents such interconnectivity.
The Director of Planning and Zoning may waive this
requirement where the Director determines that a
demonstrated hardship exists preventing such inter-
connectivity.
(g) All trash enclosures shall comply with the UDC or as
otherwise required for alley-loaded structures.
(h) Commercial vehicles are prohibited from parking anywhere on
residential streets or districts except as otherwise provided in
the City's Code of Ordinances.
(i) No lot for building use shall be created that is unbuildable.
E. Other: Court yard- or flag-lots shall be developed as approved by
City Council. In no case shall courtyard or private flag-lot drives
serve more than eight (8) single- or two-family lots. Private
driveways serving these lot systems shall be no less than twenty-
four feet (24') in width and shall consist of concrete or concrete
paving products. Alternatives to concrete/concrete products, other
than asphalt paving, may be submitted for consideration. No flag or
court private drive that serves these lots shall be more than three-
hundred-fifty feet (350') in length or as allowed by the Fire Chief.
All private courts and drives must be maintained by the
Page 15 of 31
homeowner's association. In addition, one-half parking space per
lot is required and shall be convenient to the private drive for visitor
parking.
F. Single-family Architectural and Site Design Standards:
(a) Buildings shall utilize at least three of the following design
features to provide visual relief along the front of the
residence:
(1) Dormers.
(2) Gables.
(3) Recessed entries, a minimum of three feet (3') deep.
(4) Covered front porches.
(5) Cupolas.
(6) Architectural Pillars or Posts.
(7) Bay window, a minimum twenty four inch (24")
projection.
(b) Garages may occupy no more than 40% of the total building
frontage. This measurement does not apply to garages
facing an alley or courtyard entrance. No garage may extend
beyond the building front. Garages that are at least thirty
feet (30') behind the house front may exceed the forty
percent (40%) building frontage minimum.
(c) The same elevation may not be used within any ten-lot
grouping.
(d) Two-family buildings shall be designed to appear as a single
unit.
(e) All walls, except gabled roof areas, which face a street other
than an alley, must contain at least twenty five percent
(25%) of the wall space in windows or doors.
(f) Primary entrances shall face the public street and sidewalk.
(g) Windows shall be provided with trim or shall be recessed.
Windows shall not be flush with exterior wall treatment.
Windows shall be provided with an architectural surround at
the jamb.
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Page 16 of 31
(h) Exterior finishes shall be of wood, masonry, stone, stucco,
HDO board or other high quality material customarily used
for the building style.
(i) At least fifty percent (50%) of the front yard frontage shall
have buildings at the minimum front yard setback, except
for single-family lots greater than one-half acre in size.
G. Multi-family/Attached Dwelling Architectural and Site Design
Standards:
(a) Buildings shall utilize at least three of the following design
features to provide visual relief along the front of the
residence:
(1) Dormers.
(2) Gables.
(3) Recessed entries, a minimum of three feet (3') deep.
(4) Covered front porches or patios.
(5) Cupolas.
(6) Architectural Pillars or Posts.
(7) Bay windows, a minimum 24" projection.
(b) All walls, except gabled roof areas, which face a street other
than an alley, must contain at least 25% of the wall space in
windows or doors.
(c) Primary entrances shall face the public street and sidewalk
to the extent possible when adjacent to a public right-of-way
and at least 50% of the front yards frontage shall have
buildings within 30 feet of the front property line.
(d) Windows shall be provided with trim or shall be recessed.
Windows shall not be flush with exterior wall treatment.
Windows shall be provided with an architectural surround at
the jamb.
(e) Exterior finishes shall be of wood, masonry, stone, stucco,
HDO board or other high quality material customarily used
for the building style.
__n.._______________.",_..._.._........,.._._____________..".......___________.. ..____________,..,,_.,.,_._____"'~____.,_...,__.,_____._______.,_,..,~
Page 17 of 31
(f) Building frontages greater than 60 feet in length shall have
recesses, projections, windows, arcades or other distinctive
features to interrupt the length of the building fa~ade.
(g) At least fifty percent (50%) of the front yard frontage shall
have buildings at the minimum front yard setback.
(h) Fronts and street sides of buildings visible from the public
right of way shall include changes in relief such as columns,
cornices, bases, fenestration, and fluted masonry, for at
least fifteen percent (15%) of the exterior wall area.
(i) The top floor of any building rising over two (2) stories must
contain a distinctive finish, consisting of a cornice, banding
or other architectural termination.
(j) Parking areas shall not be located between buildings and the
street where the site is adjacent to a public right-of-way.
Parking lots may be located on the sides and behind the
buildings.
(k) Trash Enclosures: All trash enclosures shall comply with
adopted City standards.
(I) Trash storage areas, mechanical equipment, and similar
areas are not permitted to be visible from a public right-of-
way.
(m) Special Standards for Large Scale Multi-family/Attached
Developments (greater than 30 units and/or more than
three (3) buildings): A variety of compatible exterior
materials' use and type, building styles, massing,
composition, and prominent architectural features, such as
door and window openings, porches, and rooflines, shall be
used.
H. The PUD applicant must demonstrate that, as compared with the
situation that would have existed on the site without the
development, no phase of the PUD results in an increase of the peak
rate of storm water run-off at the parcel boundary for the
development as a whole for the 100-year and SO-year design storm,
and that there will be no net loss in storage capacities.
._--------~---"""---,.,._-,.,_._-",.~""._----,._---,_._~,.,."..._---_.,.,---.._--------,._-,--,--~.._"._,.,_.,.,-......-----."-------...------...--------------........".......--."-.----....-.---...,,--....,,..-..-..---.
Page 18 of 31
"._.__________._.___.__....__.______._'"m..____.._.........._~._______..........___________..____"._...........".."._._" ,__ _...________"_.._...""._m._.._____""~...__________.______.___.......
SUB-SECTION 7.9 COMMERCIAL DEVELOPMENT STANDARDS
"'-...----...--~-.,,~-.-------~.--..------......-""_._.._._____...~____.__......_.._...____.____m._........_._________._.__."_"__.._________._.._....____....___"...___....,,._
Commercial uses in a PUD shall follow the standard subdivision procedures and
requirements, as outlined in the UDC. Individual site plans are required for
each lot of a PUD. The site plan package shall generally include the public and
private street design and dimensions, lot design and dimension, location of
driveways, buildings, walls, fences, walkways, open space areas, park and
recreation areas, parking areas, landscaping and buffering, architectural
features and materials, drainage information, street names and location of
utilities, and all calculations of quantities as required.
All application packages, including application checklists, shall apply and may
be amended and become effective after notice is posted at City Hall by the
Director of Planning and Zoning. Amended site plans and plats may be
approved administratively by the Director of Planning and Zoning when the
significance of the change is minimal, a correction, or as required by State law.
The Director of Planning and Zoning may elect to place the amendment on the
City Councils agenda for their consideration at any time. Appeals to the City
Council of administrative decisions must be made within ten (10) days of the
applicant's receipt of notice of the Director's decision and will be placed on a
future agenda for consideration by the City Council.
A. Applicable Uses: Permitted and accessory uses shall be as
designated in the commercial districts of the UDC. Any additional
uses, designated as planned, may be included subject to City
Council approval. Applicants may apply for any non-designated
uses through the PUD process, but such uses may be conditioned,
limited, or prohibited at the City Council's discretion. Structures
may contain multiple uses.
B. Common Open Space Requirements:
(a) A minimum of twenty percent (20%) of the gross site area
shall be in common open space.
(b) Common open space shall not have any dimension less than
ten feet (10') nor be less than three hundred (300) square
feet in area in order be considered open space.
(c) Common open space may not include the required parking lot
landscaping, except where hardwood trees, six inches (6")
DBH or greater are preserved.
------------~------------_....---------_._--------------------.....---.--....".-_________.....__m.________m._.__.___.----.".-..______._....____~.______..__._.."_"__.._m~_._....__
Page 19 of 31
(d) Common open space shall be arranged to maximize access
and utilization by site users.
(e) Common open space shall be linked to existing and planned
public open space areas to provide an overall open space
system.
(f) Where open space improvements are to be provided, a safe,
secure and barrier-free system of trails, paths and walkways
shall be designed. The walkway system shall link the site
with schools, recreation areas, other commercial areas and
public facilities.
C. Building Regulations:
(a) Building Height: No building or structure may be more than
two and one-half (2-1/2) stories or exceed a total height of
thirty-five feet (35') for neighborhood or service related uses.
Otherwise, no building or structure may be more than four
(4) stories or exceed a total height of fifty feet (50').
(b) Building Setbacks; Due to the flexibility of the PUD concept, it
is impractical to define an exact pattern for the arrangement
of buildings. It is the intent of this Section 7, however, to
provide a functional orientation of buildings with a maximum
of open space.
(c) All buildings shall have a setback of at least fifty feet (50')
from a perimeter lot line of the PUD.
(d) Side yards abutting a street (private or public) shall not be
less than twenty feet (20').
(e) The minimum spacing between buildings in a commercial PUD
shall comply with all Fire Code and Building Code regulations
governing spacing. In addition, the following minimum
setbacks are required between structures;
(1) Front Yard Setback: A building fronting on a street
must be located a minimum of twenty feet (20') from
the back of sidewalk, or property line, whichever is
greater.
(2) Side Yard Setback:
1. Side yard setbacks between commercial
structures, or between commercial and industrial
structures, are not required on internal lots.
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Page 20 of 31
2. If a side yard abuts a residentially zoned
property or use, a public or private street, a
continuous landscaped side yard of twenty feet
(20') is required.
3. This setback shall not be used for parking and
shall be landscaped.
(3) Rear Yard Setback:
1. If a rear yard abuts a commercial or industrial
use or zoning district, a minimum rear yard
setback of ten feet (10') is required.
2. If a rear yard abuts a residential use or
residentially zoned property, a rear yard
setback of twenty feet (20') shall be provided.
3. This setback shall not be used for parking or
drives and shall be landscaped.
(4) Screening Requirements:
1. Where appropriate and where not in conflict with
this Section 7, the supplemental standards set
forth in the UDC shall apply to all structures and
uses authorized by the PUD provisions.
2. All commercial projects shall provide a solid
screen fence or wall not less than six feet (6') in
height along all rear and side property lines
which are common to property zoned for
residential purposes, except where buildings and
parking are more than one hundred feet (100')
from the setback line, or within a flood plain. In
the case of a flood plain, the solid wall or fence
may be replaced by a wrought iron structure
where appropriate. However, no wall shall
exceed six feet (6') in height. Where additional
buffering is necessary, a combination of wall,
berms, and vertical landscape material will be
utilized to provide a noise and visual barrier.
3. Service or storage yards shall be behind
structures and screened from view through a
combination of fencing, berms, and landscaping.
No wall or fence shall exceed eight feet (8') in
height. The use of razor wire is absolutely
prohibited.
.-""""""-....--..---. .. ""'-"""'-..---...............-......--.-------''.,----"---... ..-------.---..,,-------------------._'.,__. .. .___....__..__..___.._.._".,___________."."..."__._""______.m'''.....___.'''''"'."
Page 21 of 31
4. Where appropriate and not in conflict with this
Section 7, standards set forth in the UDC shall
apply to all structures and uses authorized by
the PUD Master Development Plan.
(5) Trash Enclosures: All trash enclosures shall comply
with adopted City standards.
(6) Parking Requirements: All buildings and uses shall
comply with the parking requirements of the UDC.
Shared parking studies may be approved by the City
Council as an exception to this requirement. In no
case shall parking exceed that required by more than
ten percent (10%). Parking bays shall be grouped so
as not to exceed one hundred (100) spaces without
landscape separation. In addition, one landscape tree
is required for every twelve (12) parking spaces and
shall be placed within the parking lot area. Parking
facing the street is discouraged.
(7) Road Requirements:
1. All roads, drives and parking areas shall be built
to minimum standards as required by the UDC
and this Section 7 and by the City Engineer. A
waiver of parking and private drive standards is
encouraged where a reduction in impermeable
surface is achieved by on site permeable
structures, pavement materials, and landscape
elements. Permeable surface products such as
grass block or other permeable products and
design, such as linear parking medians serving
as drainage and capture areas, must meet sixty
(60) percent minimum permeable ratios to
receive any waiver of the standards. Such
permeable surface, when achieved may receive
a reduction in open space requirements of three
percent (3%).
2. A traffic impact analysis shall be required for
any proposed site development that can be
reasonably expected to generate more than
1,000 vehicle trip ends during a single day
and/or more than 100 vehicle trip ends during a
single hour.
--....'.------------..."....,---------..---...-.-.- .. .-'-.,-----..----------~,.._-,.,.-,.,.,.,---------------".'''__,.____...____,,_________ ...__________m_____...__."..___..._.__."__"_____...""...,..._........
Page 22 of 31
3. Access between adjacent businesses and similar
uses is required. The Director of Planning and
Zoning may waive this requirement where the
Director determines that a demonstrated
hardship exists preventing such
interconnectivity.
(8) All utilities shall be underground except for major
transmission lines, whose size makes such facilities
impractical, or as otherwise required by the City
Engineer.
(9) No lot for building use shall be created that is
unbuildable.
D. Architectural and Site Design Standards:
(a) Building frontages greater than one-hundred feet (100') in
length shall have offsets, jogs, or other distinctive changes
in the building facade creating at least four distinct building
planes for each one-hundred feet (100') of length.
(b) Buildings shall incorporate arcades, roofs, alcoves, porticoes
and awnings as a design element of the facade. The planting
of trees may be used in place of these architectural features.
(c) The primary entrance of a building shall have a clearly
defined, highly visible entrance with distinguishing features
such as a canopy, portico or other prominent element of the
architectural design.
(d) Buildings shall have their primary orientation toward the
street rather than the parking area.
(e) Buildings that are within 30 feet of the street shall have an
entrance for pedestrians from the street to the building
interior.
(f) Trash storage areas, mechanical equipment, and similar
areas are not permitted to be visible from a public right-of-
way.
(g) Loading docks are not permitted to be visible from the
street, and may not be accessed directly from the street.
(h) Parking areas shall be located behind buildings or on one or
both sides, except along an interstate highway or where
Page 23 of 31
planned or existing right-of-ways exceed eighty feet (80') in
width. Where this exception exists, a minimum fifteen feet
(15') additional landscape area will be required along
parking areas to mitigate views of the parking area. These
requirements may be waived by the Director of Planning and
Zoning if the building is not accessed by pedestrians, such
as warehouses and industrial buildings where the office
space is 20 percent (20%) or less of the overall structure
gross square footage, automotive service uses such as
gasoline sales and automobile sales.
(i) Windows shall be provided with trim. Windows shall not be
flush with exterior wall treatment.
(j) Windows shall be provided with an architectural surround at
the jamb.
(k) Fronts and street sides of buildings visible from the public
right-of-way shall be non-reflective and shall be of wood,
masonry, stone, decorative block, stucco, HDG board or
other high quality material customarily used for the building
style. Corrugated metal is prohibited.
(I) Buildings are required to provide no less than twenty
percent (20%) of the front building fac;;ade or any building
facade adjacent to a right-of-way with twenty glass, but may
not incorporate glass for more than sixty percent (60%) of
each building facade.
E. The PUD applicant must demonstrate that, as compared with the
situation that would have existed on the site without the
development, no phase of the PUD results in an increase of the peak
rate of storm water run-off at the parcel boundary for the
development as a whole for the 100-year and 50-year design storm,
and that there will be no net loss in storage capacities.
"~__'_"___'____~_...__.__.'_m'.'_'._..,__,_,____._,._,.'..______.."._________._._._..___".............._..._.._______,,_.......__..........,......,._______.___....._...____..__m..""....___
.-.---~,------,.---,_.,-.-._--,.,.,.,.,-.,.,.--_.,----____..._______..______..,_.___________...__._______..____..m________________.__________.........___________._.
SUB-SECTION 7.10 INDUSTRIAL DEVELOPMENT STANDARDS
Industrial uses in a PUD shall follow the standard subdivision procedures and
requirements, as outlined in the UDC. Individual site plans are required for
each lot of a PUD. The site plan shall generally include the public and private
street design and dimensions, lot design and dimension, location of driveways,
...._________........._..".___._.,.....".._____..om__._...._______ . _".."..._.._.......__________________.,..."'.,,_......___.....____..____..__.____.___.....__""........_. .,."."'_........_.._"..____"......_................"_"""__
Page 24 of 31
buildings, walls, fences, walkways, open space areas, park and recreation
areas, parking areas, drainage information, street names and location of
utilities, and all calculations of quantities as required.
All application packages, including application checklists, shall apply and may
be amended and become effective after notice is posted at City Hall by the
Director of Planning and Zoning. Amended site plans and plats may be
approved administratively by the Director of Planning and Zoning when the
significance of the change is minimal, a correction, or as required by State law.
The Director of Planning and Zoning may elect to place the amendment on the
City Council agenda for their consideration at any time or due to the quantity or
quality of the amendment proposed. Appeals to the City Council of
administrative decisions must be made within ten (10) days of the applicant's
receipt of notice of the Director's decision and will be placed on a future agenda
for consideration by the City Council.
A. Applicable Uses: Permitted and accessory uses shall be as
designated in the industrial districts of the UDC. Any additional
uses, designated as planned, may be included subject to City
Council approval. Applicants may apply for any non-designated
uses through the PUD process, but such uses may be conditioned,
limited, or prohibited at the City Council's discretion. Structures
may contain multiple uses.
B. Common Open Space Requirements:
(a) Fifteen percent (15%) of the gross site area shall be in
common open space.
(b) Common open space shall not have any dimension less than
ten feet (10') nor be less than three hundred (300) square
feet in area.
(c) Common open space may not include the required parking lot
landscaping, except where hardwood trees, six inches (6")
DBH or greater are preserved.
(d) Common open space shall be arranged to maximize access
and utilization by site users.
(e) Common open space shall be linked to existing and planned
public open space areas to provide an overall open space
system, wherever possible.
(f) Where open space improvements are to be provided, a safe,
secure and barrier-free system of trails, paths and walkways
shall be designed. The walkway system shall link the site
'--"-'~-________"__'~_'''_____'_''''_____'__....._m......'.___,__,.,_,__.__,.,~,.,.,_ ____._...__.__________._._....,_______...._..____.,.,_~.,.____,.,.,._,.".____ _________.________ ._.__"'___......___......_......__.._.........._____.._..
Page 25 of 31
with schools, recreation areas, other commercial and
industrial areas and public facilities.
(g) Access between adjacent businesses and similar uses is
required unless a hardship prevents such interconnectivity.
C. Building Regulations:
(a) Building Height: In general, no industrial building Or structure
which manufactures, assembles, produces Or stores goods fOr
wholesale Or distribution Or other use that is clearly industrial
in nature may exceed a total height of thirty-five feet (35').
All other uses which are primarily commercial in nature shall
use commercial standards.
(b) Building Setbacks: Due to the flexibility of the PUD concept, it
is impractical to define an exact pattern for the arrangement
of buildings. It is the intent of this Section 7, however, to
provide a functional orientation of buildings with a maximum
of open space.
(1) All buildings shall have a setback of at least fifty feet
(50') from a perimeter lot line of the PUD.
(2) Side yards abutting a street (private Or public) shall not
be less than twenty feet (20').
(3)The minimum spacing between buildings in an industrial
PUD shall comply will all Fire Code and Building Code
regulations governing spacing. In addition, the
following minimum setbacks are required between
structures:
1. Front Yard Setback: A building fronting on a
street must be located a minimum of ten feet
(10') from the back of sidewalk, or back of curb
if a sidewalk is not planned at the location.
2. Side Yard Setback:
i. Side yard setbacks between commercial
structures Or between commercial and
industrial structures are not required on
internal lots;
ii. If a side yard abuts a residential use, a
continuously landscaped side yard of fifty
feet (50') is required. This setback shall
not be used fOr parking and shall only be
broken at points of access to the site.
___"_"'_~_'_'________'___m._"'...._____________,.,.,__.------.-.------_____._._______________..___________________......."".___ .. _._.......______..._....___......__..__.___...__________....__m......'''.._______,..
Page 26 of 31
3. Rear Yard Setback:
i. If a rear yard abuts a commercial or
industrial use or zoning district, a
minimum rear yard setback of ten feet
(10') is required.
ii. If a rear yard abuts a residential use or
residentially zoned property, a setback of
fifty feet (50') shall be provided. This
setback shall not be used for parking or
drives and shall be landscaped.
iii. Building Arrangement and Materials:
Structures which contain truck docks shall
to the fullest extent possible create shared
truck courts. Truck bays or bay doors
shall not be viewed from a public right-of-
way by facing a public street.
(c) Screening Requirements:
(1) Where appropriate and where not in conflict with this
Section 7, the supplemental standards set forth in
Sections 8 and 9 of Article VIII of the UDC shall apply
to all structures and uses authorized by the PUD
provisions.
(2) All industrial projects shall provide a solid screen fence
or wall not less than six feet (6') in height along all
rear and side property lines which are common to
property zoned for residential purposes, except that
such solid screening shall not extend in front of the
front building line or though a flood plain but may be
replaced by wrought iron structure where appropriate.
(3) Service or storage yards shall be behind structures and
screened from view through a combination of fencing,
berms, and landscaping. No wall or fence shall exceed
eight feet (8') in height. The use of razor wire is
absolutely prohibited.
(d) Trash Enclosures: All trash enclosures shall comply with
adopted City standards.
(e) Trash storage areas, mechanical equipment, and similar areas
are not permitted to be visible from a public right-of-way.
(f) Loading docks are not permitted to be visible from the street,
and may not be accessed directly from the street.
---....---------.----."----....-...---,,.-.----......--.-- .._____._________.__.___........____..___.m....._..______.__..._______ ____.__..______,___....."'.....______..___.._ ..._________...__
Page 27 of 31
(g) Parking Requirements: All buildings and uses shall comply
with the parking requirements of the UDC. Truck parking
spaces are required for those uses that load and off-load from
truck bays.
(h) Road Requirements:
(1) All roads, drives and parking areas shall be built to
minimum standards as required by the UDC and this
Section 7 and by the City Engineer. A waiver of
parking and private drive standards is encouraged
where a reduction in impermeable surface is achieved
by onsite permeable structures, pavement materials,
and landscape elements. Permeable surface products
such as grass block or other permeable products and
design, such as linear parking medians serving as
drainage and capture areas, must meet sixty percent
minimum permeable ratios to receive any waiver of
the standards. Such permeable surface, when
achieved may receive a reduction in open space
requirements of three percent (3%).
(2) A traffic impact analysis shall be required for any
proposed site development that can be reasonably
expected to generate more than 1,000 vehicie trip
ends during a single day and/or more than 100
vehicie trip ends during a single hour.
(3) Access between adjacent businesses and similar uses is
required. The Director of Planning and Zoning may
waive this requirement where the Director determines
that a demonstrated hardship exists preventing such
interconnectivity.
(i) No lot for building use shall be created that is unbuildable.
(j) Access between adjacent businesses and similar uses is
required unless a hardship prevents such interconnectivity.
D. Architectural and Site Design Standards:
(a) Building frontages greater than one-hundred feet (100') in
length shall have offsets, jogs, or other distinctive changes in
the building facade creating at least four distinct building
planes for each one-hundred feet (100') of length.
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(b) Buildings shall incorporate arcades, roofs, alcoves, porticoes
and awnings as a design element of the facade. The planting
of trees may be used in place of these architectural features.
(c) The primary entrance of a building shall have a clearly
defined, highly visible entrance with distinguishing features
such as a canopy, portico or other prominent element of the
architectural design.
(d) Buildings shall have their primary orientation toward the
street rather than the parking area.
(e) Buildings that are within 30 feet of the street shall have an
entrance for pedestrians from the street to the building
interior.
(f) Trash storage areas, mechanical equipment, and similar areas
are not permitted to be visible from the street.
(g) Loading docks are not permitted to be visible from the street,
and may not be accessed directly from the street.
(h) Parking areas shall be located behind buildings or on one or
both sides, except along an interstate highway or where
planned or existing right-of-ways exceed eighty feet (80') in
width. Where this exception exists, a minimum fifteen feet
(15') additional landscape area will be required along parking
areas to mitigate views of the parking area. These
requirements may be waived by the Director of Planning and
Zoning if the building is not accessed by pedestrians, such as
warehouses and industrial buildings where the office space is
20 percent (20%) or less of the overall structure gross square
footage, automotive service uses such as gasoline sales and
automobile sales.
(i) Windows shall not be flush with exterior wall treatment.
(j) Fronts and street sides of buildings visible from the public
right-of-way shall be non-reflective and shall be of wood,
masonry, stone, decorative block, stucco, HDO board or other
high quality material customarily used for the building style.
Corrugated metal is prohibited.
E. The PUD applicant must demonstrate that, as compared with the
situation that would have existed on the site without the
development, no phase of the PUD results in an increase of the peak
rate of storm water run-off at the parcel boundary for the
development as a whole for the 100-year and 50-year design storm,
and that there will be no net loss in storage capacities.
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SUB-SECTION 7.11 MODIFICATION OF MASTER DEVELOPMENT PLAN AND
DEVELOPMENT STANDARDS
The development of property within the PUD may proceed only in strict
accordance with the approved Master Development Plan and Development
Standards for that PUD. Any request by or on behalf of the property owner, or
any proposal by the City, to modify the approved Master Development Plan or
Development Standards shall be filed with the Planning and Zoning
Department. In accordance this Section 7, the Director of Planning and Zoning
shall determine if the proposed modification is "minor" or "major," and the
request or proposal shall be processed accordingly.
A. Minor Modification: A minor modification is a modification which is
requested or agreed to by the property owner and which is intended
to accomplish one or more of the following:
(a) A change in the location of a use from the location specified
in the approved Master Development Plan, but only if the
change in location will not have a significant impact on other
uses in the area as determined by the Director;
(b) The addition of uses that are comparable in intensity to those
permitted in connection with the rezoning approval or the
approval of a Master Development Plan for the PUD as
determined by the Director;
(c) A change in the parking lot layout, building location or other
similar change that conforms with the intent of the previously
approved Master Development Plan and Development
Standards as determined by the Director;
(d) A change in the landscape arrangement or species of plant
material proposed for the PUD;
(e) A decrease in the density or intensity of the development
from that previously approved for the PUD as determined by
the Director;
(f) Any other change or modification of a similar nature which
the Director determines will not have a significant impact on
the PUD or its surroundings.
(g) A minor modification shall be reviewed and acted upon
administratively by the Director. An applicant who disagrees
with the Director's decision may appeal that decision to the
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City Council by filing a written appeal with the Department no
later than ten (10) days after the date the applicant receives
notice of the Director's decision.
B. Major Modification: A major modification includes any modification
that does not qualify as a minor modification or which the Director
deems necessary or appropriate for further review by the City
Council. A major modification shall be processed in accordance with
the procedures and standards applicable to a Master Development
Plan application.
*
*
*
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