§ 14.06. STRUCTURE AND SITE REQUIREMENTS.

A. Access to each outlot must be from an internal street and not from abutting major thoroughfare.

B. The internal circulation system shall include pedestrian walkways which provide continuous circulation from the boundary streets to each lot or parcel within the development, common open space area and all other important interior site destinations.

C. There shall be set aside for common open space not less than one acre of land for every ten acres of land, or fraction thereof, in the project development area. Such computation shall exclude the right-of-way area devoted to the internal street system.

The location of common open space shall be consistent with the declared purpose of the common usable open space and, where possible, the common open space shall be planned as a contiguous area, located on the site in accordance with the approved project development plan for the maximum benefit of the area. Protected environmentally sensitive areas, such as woodlands, wetlands and drainage areas and the island portion of landscaped boulevards, may be included in the calculation of required common open space.

Open spaces for public congregation (plazas) are required and must be equipped or designed to allow pedestrian seating and to be easily observed and accessible from the pedestrian system.

D. As a minimum, there shall be one square foot of open space for every 100 square feet of gross building floor area. Step space shall not be counted as meeting this requirement. Such plaza area must be located behind the required setback and easily accessible to, and visible from, the street, but in no instance more than three feet above or below the level of the adjoining grade.

Within the plaza area, one tree must be planted for each 500 square feet of plaza area, or portion thereof, up to 2,000 square feet of plaza area. One additional tree is required for each additional 1,000 square feet of plaza space. At least 20% of this requirement shall be of the ornamental variety. Urban design features are encouraged as part of pedestrian plazas. The following amenities, such as but not limited to ornamental fountains, stairways, waterfalls, sculptures, arbors, trellises, planted beds, drinking fountains, clock pedestals, public telephones, awnings, unlit canopies and similar structures are permitted.

E. The buildings shall be constructed of aesthetically pleasing brick and/or stone building materials or other similar durable building materials as may be approved by the Planning Department, subject to any additional requirements set forth in section 26.01, paragraph H. Architectural style is not restricted. Evaluation of the appearance of a project shall be based on the quality of its design, relationship to surroundings, sensitive integration of form, textures and colors with the particular landscape and setting.

F. Portions of the site not used for parking, driveway and buildings or plazas shall be provided with landscaping approved by the Planning Department in accordance with section 24.02.

G. The need for, and type of, screening required between development features in the C-4 district and abutting zoning districts shall be determined by the Planning Commission in consideration of the project development plan.

H. In addition to the requirements specified above, the following additional standards shall apply to the C-4 District.

1. Perimeter street setbacks. A minimum landscaped buffer shall be provided between any perimeter roads and any building or parking area. Said setback shall be measured from the centerline of each road right-of-way (R.O.W.) in accordance with the city’s Master Road Plan as follows:

Distance from centerline:

a. Regional (204' R.O.W.): 137 feet.

b. Regional (150' R.O.W.): 110 feet.

c. Major: 95 feet.

d. Secondary: 78 feet.

e. Collector: 70 feet.

f. Local: 65 feet.

g. Cul-de-sac: 95 foot radius.

h. Freeway: 35 feet.*

i. Private roads: 35 feet.**

* Freeways shall be measured from the established right-of-way line.

** In the case of private roads, the front yard setback shall be measured from the road easement or common usage line abutting the subject lot.

This setback shall be landscaped to include street trees that are the same or similar species as those on the perimeter of other developments within the district.

If the existing right-of-way is greater than that shown on the Master Road Plan, the front yard setback (or street-side setback) as measured from the centerline of the right-of-way shall be equal to one-half of the actual right-of-way of the street plus 35 feet for all classes of roads.

2. Screening of parking, loading and truck maneuvering areas. A landscaped berm (maximum slope of 1:3) poured decorative concrete wall or massed plantings of sufficient height shall be provided to screen the view of loading and truck maneuvering activity and buffer parking areas from adjoining public access roads or properties.

I. All required landscape areas shall be continuously maintained in a livable condition. All landscaping shall have an irrigation (water sprinkler) system installed to assist in maintaining plant materials in a healthy condition. The Planning Department may waive the irrigation requirements for those portions of the site characterized by natural vegetation.

J. All site lighting shall conform to the requirements of section 24.06.

K. Signs shall be governed by section 28.13 of this ordinance, unless as otherwise approved as part of the project development plan.

L. No other storage of materials or equipment shall be allowed, except for collection facilities for solid waste and rubbish. All such trash receptacles shall be located and screened in compliance with the requirements of section 24.05.

(Ord. No. 278-A, § 31, 4-17-90: Ord. No. 278-T, § 9, 6-3-97; Ord. No. 278-OO, § 7, 8-5-09)