§ 3.5. ENVIRONMENTAL REQUIREMENTS

3.5.1  General

a.

Transect Zones manifest a range of natural and urban conditions. In case of conflict, to the extent not inconsistent with applicable state or federal law, the natural environment shall have priority in the more rural zones (T1-T3) and the built environment shall have priority in the more urban zones (T4-T6).

b.

New Communities shall be planned so that no T4, T5, or T6 Zones are located within any Special, Community, or Advisory Flood Hazard Area specified in the City's Flood Damage Prevention Ordinance. This provision shall not be modified by Warrant.

3.5.2  Specific to Natural and Rural Zones (T1-T2)

a.

Within T1 and T2 Zones, the encroachment and modification of natural conditions listed in Sections 2.3.2 and 2.4.2 shall be limited according to applicable local, state and federal law.

b.

The Public Frontage (Tables 4A and 14D) shall include trees of various species, naturalistically clustered, as well as understory. Sod shall be permitted only by Warrant. The introduced landscape shall consist primarily of native species requiring minimal irrigation, fertilization and maintenance (Tables 4B and 6).

c.

Impermeable surface shall be minimized and confined to the ratio of lot coverage by building specified in Table 14H.

d.

To the extent not inconsistent with applicable state or federal law, storm water management on Thoroughfares shall be primarily through retention and percolation, channeled by curb-side swales wherever feasible.

e.

Any required stormwater detention areas shall be naturalistically shaped and disposed, and shall be planted with native wetland species.

3.5.3  Specific to Sub-Urban Zones (T3)

a.

Within T3 Zones, the continuity of the urbanized areas shall be subject to the precedence of the natural environmental conditions listed in Sections 2.3.2 and 2.4.2. The alteration of such conditions shall be limited according to local, state and federal law.

b.

The Public Frontage (Tables 4A and 14D) shall include trees of various species, naturalistically clustered, as well as low-maintenance understory. Sod in excess of 25% of the area of the Private Frontage shall be permitted only by Warrant. The introduced landscape shall consist primarily of native species requiring minimal irrigation, fertilization and maintenance (Tables 4B and 6).

c.

Impermeable surface shall be minimized and confined to the ratio of lot coverage by building specified in Table 14H.

d.

To the extent not inconsistent with applicable state or federal law, storm water management on Thoroughfares shall be primarily through retention and percolation, channeled by curb-side swales wherever feasible.

e.

Any required stormwater detention areas shall be naturalistically shaped and disposed, and shall be planted with native wetland species.

3.5.4  Specific to General Urban Zones (T4, including T4+ and T4L)

a.

To the extent not inconsistent with applicable state or federal law, within T4 Zones the continuity of the urbanized areas should take precedence over the natural environmental conditions listed in Section 2.4.2. The alteration of such conditions, where necessary and to the extent not inconsistent with applicable state or federal law, may be mitigated off-site, and the determination for modification and mitigation shall be made by Warrant. New Community Plans shall not locate any T4 Zone in any Special, Community, or Advisory Flood Hazard Area specified in the City's Flood Damage Prevention Ordinance.

b.

The Public Frontage (Tables 4A and 14D) shall include trees planted in a regularly-spaced Allee pattern of single or alternated species of a height exceeding three stories at maturity, but with shade canopies remaining predominantly clear of the first Story of building Frontages. The New Community Plan may include a street tree planting schedule to provide for quick shade production in the near term and for eventual staged replacement with more desirable long-lived species. The introduced landscape shall consist primarily of durable species tolerant of soil compaction (Tables 4B and 6). Regular spacing of street trees in T4+ Zones shall not exceed 30 feet, with layout adjusted to accommodate necessary physical interruptions.

c.

Impermeable surface shall be confined to the ratio of lot coverage by building specified in Table 14H.

d.

To the extent not inconsistent with applicable state or federal law, city ordinance, or overlay district requirements, storm water management on Thoroughfares and lots shall be primarily through underground storm drainage channeled by raised curbs, and there shall be no retention or detention required on the individual lots.

3.5.5  Specific to Urban Center Zones (T5)

a.

To the extent not inconsistent with applicable state or federal law, within T5 Zones the continuity of the urbanized areas shall take precedence over the natural environmental conditions listed in Section 2.4.2. The alteration of such conditions, where necessary and to the extent not inconsistent with applicable state or federal law, may be mitigated off-site, and the determination for modification and mitigation shall be made by Warrant. New Community Plans shall not locate any T5 Zone in any Special, Community, or Advisory Flood Hazard Area specified in the City's Flood Damage Prevention Ordinance.

b.

The Public Frontage (Tables 4A and 14D) shall include trees planted in Allees of a single species, or of alternating species if one is chosen for quick shade production and the other for longevity, of a height exceeding three stories at maturity, but with shade canopies remaining predominantly clear of the first Story of building Frontages. The New Community Plan may include a street tree planting schedule to provide for quick shade production in the near term and for eventual staged replacement with more desirable long-lived species. The introduced landscape shall consist primarily of durable species tolerant of soil compaction (Tables 4B and 6). Regular spacing of street trees in Mandatory or Recommended Shopfront areas of T5 Zones shall not exceed 30 feet, with layout adjusted to accommodate necessary physical interruptions.

c.

Impermeable surface shall be confined to the ratio of lot coverage by building specified in Table 14H.

d.

To the extent not inconsistent with applicable state or federal law, city ordinance, or overlay district requirements, storm water management shall be primarily through underground storm drainage channeled by raised curbs, and there shall be no retention or detention required on the individual lot.

3.5.6  Specific to Urban Core Zones (T6)

a.

To the extent not inconsistent with applicable state or federal law, within T6 Zones the continuity of the urbanized areas shall take precedence over the natural environmental conditions listed in Section 2.4.2. The alteration of such conditions, where necessary and to the extent not inconsistent with applicable state or federal law, shall not require off-site mitigation, and the determination for alteration of such conditions shall be made by Warrant. New Community Plans shall not locate any T6 Zone in any Special, Community, or Advisory Flood Hazard Area specified in the City's Flood Damage Prevention Ordinance.

b.

The Public Frontage (Tables 4A and 14D) shall include trees planted in Allees of a single species, or of alternating species if one is chosen for quick shade production and the other for longevity, of a height exceeding three stories at maturity, but with shade canopies remaining predominantly clear of the first Story of building Frontages. The New Community Plan may include a street tree planting schedule to provide for quick shade production in the near term and for eventual staged replacement with more desirable long-lived species. The introduced landscape shall consist primarily of durable species tolerant of soil compaction (Tables 4B and 6). Regular spacing of street trees in T6 Zones shall not exceed 30 feet, with layout adjusted to accommodate necessary physical interruptions.

c.

Impermeable surface shall be confined to the ratio of lot coverage by building specified in Table 14H.

d.

To the extent not inconsistent with applicable state or federal law, city ordinance, or overlay district requirements, storm water management shall be primarily through underground storm drainage channeled by raised curbs, and there shall be no retention or detention required on the individual lot.