154.131 PLOTT CREEK NEIGHBORHOOD DISTRICT (PC-ND).

(A) Vision/Goals.  While it is semi-rural currently, as Plott Creek Neighborhood District develops it should do so in a manner which compliments its location near the Hazelwood Town Center, and the Hazelwood Elementary School which is within its boundaries.  Infrastructure should be well connected and networked (including sidewalks, streets, water/sewer, etc.) and other infrastructure needs should be addressed (such as recreational opportunities) as the area develops.  Special care should be taken to enhance the natural features of the area, such as the mountain slopes and the creek, so that they become an integral part of the community.  Connections (roads, trails, etc.) to other districts, such as Hyatt Creek area and to the large mountain tracts at the end of Plott Creek, are also important and must be considered as the area develops.

(B) Development Standards. 

(1) Density/Lot Size Standards.
•  The maximum density in the PC-ND District shall be ten (10) units per acre.
•  The minimum lot size in the PC-ND District shall be seven thousand (7,000) square feet.
♦  See also standards for hillside development set forth in Sec. 154.403.

(2) Lot Width Standards. 
•  Lots in the PC-ND District shall have a minimum width of fifty (50) feet.

(3) Yard Standards for Fabric Buildings.
•  The following yards shall be required in the PC-ND District.

Front: 20 feet minimum for all uses.  There is no maximum front yard standard. 

Side:  10 feet minimum.

Street: 15 feet minimum.

Rear: 6 feet minimum.

•  Building codes and/or buffering standards may require additional yard provision; if so, the most restrictive requirement shall apply.
•  See Sec. 154.305 for the yard standards for monument buildings and Sec. 154.300 for the yard standards for accessory uses/structures.

(4) Landscaping/Buffering Standards.
•  Street trees shall be provided for all new development.  See Sec. 154.303(B) for standards. 
•  No parking space shall be farther than thirty (30) feet from a shade tree.  See Sec. 154.303(E) for specifications.
•  Parking and vehicular use areas abutting other properties must be buffered from the abutting property.  See Sec. 154.303 for requirements.
•  Buffering required for any Permitted Uses with Special Requirements or Conditional Uses which are different than that required for the land development district in which the property is located, shall be as set forth in Article VI.

(5) Parking/Loading Standards.  

(a) Parking. 
•  Parking shall be provided as set forth in Sec. 154.306 including standards for remote and shared parking which are strongly encouraged.
•  Parking and vehicular use areas, excluding driveways generally perpendicular to the front building line, must be located to the side or rear of the principal structure located on the property, behind the front line of the principal structure projected to side lot lines.
•  Parking and vehicular use areas abutting a public street must utilize a street wall.  Street wall standards are set forth in Sec. 154.303(C).

(b) Loading.  Loading and unloading are prohibited on Pigeon Street.

(c) Pedestrian Access.
•  Pedestrian pathways shall be provided throughout parking areas.  See Sec. 154.307(D) for standards. 

 (6) Access and Connectivity Standards.

(a) Sidewalks. 
•  Sidewalks shall be provided along all publicly maintained streets for all new development, except individual single-family dwellings. (Subdivisions of single-family homes must provide sidewalks). 
•  Where sidewalks are not required, a sidewalk easement shall be provided. 
•  See Sec. 154.307 for sidewalk and easement requirements.

(b) Streets. 
•  New streets shall be subject to the requirements set forth in Sec. 154.309.

(c) Driveway Access.  (See also Sec. 154.302).

1. Along Pigeon Street.
•  A minimum separation between driveways of seventy-five (75)feet is required.
•  A minimum separation of one hundred (100) feet is required between driveways and intersecting streets.

2. Other Streets in the PC-ND District.
•  A minimum separation between driveways of fifty (50) feet is required.
•  A minimum separation of sixty (60) feet is required between driveways and intersecting streets.

3. Driveway Width.
•  Two-way driveways shall be a minimum of eighteen (18) feet in width and a maximum of twenty-four (24) feet in width.
•  One-way drives shall be a minimum of twelve (12) feet in width and a maximum of eighteen (18) feet in width.

(d) Connections to Greenways and Parks. 
•  In major residential developments, accessways shall be provided by the developer to greenways, parks or community centers located on abutting property or within the development. See Sec. 154.307(C) for connectivity standards.

(7) Recreational/Open Space/Impervious Surface Standards.  
•  Lots on which new development occurs shall contain a minimum of twenty (20) percent pervious surface.

(8) Design and Operation Standards.

(a) Building Height, Massing, and Articulation. 
•  No fabric building shall be greater than thirty-five (35) feet in height.
•  Where a building is located at an elevation of 2,900 feet or greater above sea level, no portion of that building may have a height greater than fifty (50) feet from the lowest adjacent grade.
•  Garages must be recessed beyond the fa?ade of the building along the street frontage. 
•  Monument buildings shall be subject to the standards set forth in Sec. 154.305.
•  All duplexes, multi-family dwellings and non-residential buildings are subject to the following requirements:
•  All principal building entryways must be elevated a minimum of eighteen (18) inches above the sidewalk grade.
•  Articulation of the facades of buildings facing public streets must be built at the scale of the pedestrian.
•  Any new building fa?ade facing a public street must be designed in such a way that thirty (30) percent of the width of the first floor street frontage incorporates either windows, doors, or other openings (permeability).
•  Buildings must be built at a residential scale. 
•  Buildings located on properties abutting Pigeon Street must first form a street wall on Pigeon and have an entry thereon.  Building entries on side roads will be secondary.  Such building facades must be generally parallel or perpendicular to the street in order to form a street wall.

(b) Location.  No additional standards.

(c) Other Site Design Standards.

1. Outdoor Storage. 
•  Outdoor storage of materials associated with a nonresidential use is prohibited.

2. Entryway Transition. 
•  All principal buildings must incorporate an entryway transition element between the building and the street.  Such elements may take the form of a canopy, arcade, arch, patio, recess/projection or similar transition space. 
•  A pedestrian way must be provided from the sidewalk to the entry of the building.

3. Roofing. 
•  Flat roofs are prohibited.

4. Accessory Structures. 
•  Accessory structures shall meet the standards set forth in Sec. 154.300.

5. Lighting. 
•  There is a maximum of .3 Foot Candles of light trespass onto adjoining properties.
•  There is a maximum point of horizontal illuminance of 6 maintained Foot Candles for canopies or outdoor display areas.
•  There is a minimum light level of .2 foot candles, with a maximum uniformity ratio of 4:1 for parking areas.
•  Lighting shall meet all other standards set forth in Sec. 154.304, including control of glare, fixture mounting heights, and allowable fixture types.

6. Utilities.
•  See Sec. 154.311 for requirements for major developments.

7. Other Design Elements. 
•  The use of vinyl or metal siding on the facades of buildings facing public streets is discouraged.

(d) Operation Standards.  No specific standards.

 (9) Sign Standards.  (See additional standards set forth in Sec. 154.308).

(a) Home Occupations.
•  Home occupations shall be permitted one attached sign which shall not exceed two (2) square feet per face, with no more than two (2) faces per sign. 
•  Home occupation signs shall not be illuminated.

(b) Other Uses. 
•  Uses, other than those listed above, shall be permitted one (1) permanent sign per premise.
•  The permitted sign may be attached, hung from a freestanding pole or may be a monument sign. 
•  Permitted signs shall be a maximum of sixteen (16) square feet per face, two (2) faces per sign.
•  Signs may be "top-lit" illuminated only.

(C) Permitted Uses.
•  Note that all developments over 100,000 square feet or more than 5 dwelling units are a conditional use.

(1) Agricultural Uses.
•  Crop Production.
•  Forest Nurseries.
•  Produce Stands in Conjunction with Crop Production.

(2) Residential Uses.
•  Child and Adult Day Care Homes, Family.
•  Common Area Recreation and Service Facilities.
•  Dwellings, Single-Family Detached.
•  Dwellings, Two-Family.
•  Family Care Homes.

(3) Institutional and Civic Uses. 
•  Libraries.
•  Museums and Galleries.
•  Religious Institutions. 

(4) Recreational Uses. 
•  Botanical Gardens/Nature Preserves.
•  Public or Private Parks, Passive.

 (5) Business, Professional and Personal Services.  None.
    
(6) Retail Trade and Food Services.  None.

(7) Wholesale Trade.  None.

(8) Transportation, Information, Warehousing, Waste Management and Utilities.
•  Utility Lines and Related Appurtenances.

(9) Manufacturing, Mining  and Industrial Uses.  None.

(D) Permitted Uses with Special Requirements.
•  Accessory Dwellings.
•  Animal Production.
•  Athletic Fields, Public or Private.
•  Bed and Breakfast Homes.
•  Cemeteries, Columbariums and Mausoleums.
•  Child and Adult Day Care Centers.
•  Country Clubs.
•  Dwellings,  Multi-Family
•  Dwellings, Single-Family, Attached.
•  Golf Courses.
•  Home Occupations.
•  Macro Wireless Communications Facilities.
•  Micro Wireless Communications Facilities.
•  Mini Wireless Communications Facilities.
•  Public or Private Parks, Active.
•  Public Recreation Facilities.
•  Riding Stables.
•  Swim and Tennis Clubs.

(E) Conditional Uses.
•  Cluster Developments.
•  Continued Care Retirement Communities.
•  Developments Over 100,000 Sq. Ft. (GFA) or Five (5) Dwelling Units.
•  Inns.
•  Monopole Wireless Communications Towers.
•  Residential Care Facilities.
•  Schools, Elementary and Secondary.