• First, the matrix was designed to base open space requirements on the number of bedrooms in a given development rather than the usual dedication based upon the dwelling unit. This more accurately reflects the needs of the residents, as the number of bedrooms within a given development is a better representation of the actual number of residents who would use open space.
• Second, the matrix is established to encourage the preservation of land. By allowing for an increase in densities, the matrix provides for an increasing requirement in open space dedication. For example, a 50-acre subdivision of 100 lots developed at a density of 2 units per acre would generally require 3.44 acres or 7% of dedicated open space. In contrast, this same tract of land subdivided into 400 lots (or condos) at a density of 8 units per acre would require 15.15 acres or 30% of dedicated open space. These figures are based upon an average of 3 bedrooms per unit.
• Third and final, this matrix has been developed with regard to the availability of accessible open space in close proximity to the proposed development. Developments within a ½ mile (10 minute) walk (along sidewalks or other pedestrian access) to existing publicly dedicated open space (parks, greenbelts, etc.) are granted a reduction in required open space dedication of 25%. Similarly, developments that are adjacent to existing publicly dedicated open space are granted a 50% reduction in required dedication.

Because the open space dedication requirements are based upon preliminary estimations of bedroom units in a given development, changing market conditions and final build-out of a project may yield a different bedroom count. In order to accommodate for variations, this code will permit variations to the estimated number of bedrooms up to 10%. Variations in excess of 10% may allow a payment in lieu of additional dedication. Variations in excess of 25% will require the dedication of additional open space.

For the purposes of good faith estimation, all single family developments will dedicate open space at a rate of 3.5 bedrooms per unit unless otherwise stipulated. Attached homes and apartments will dedicate open space at a rate of 2-4 bedrooms in accordance with building specifications.

Effective on: 1/1/1901

• Assessed Value of On-Site Property equals the value of the required amount of land to be dedicated as a percentage of the assessed valuation of the site prior to subdivision. (i.e. If the total acreage is 100 and the total assessed value equals $500,000 and the required open space dedication is 15 acres, then the Assessed Value of the Open Space Dedication would be 15% of $500,000 or $75,000.
• Yearly Adjusted Inflation Rate is based upon prevailing inflation rates as reported annually in the Wall Street Journal or other reliable financial reporting medium. (i.e. 3%)
• Number of Years Since Last Revaluation is the total number of years since the last revaluation was conducted by the taxing authority.

Payments in lieu of dedication shall be approved as part of the Schematic. Any disagreement in the amount of required payment shall be resolved by conducting a professional appraisal of the fair market value of the property. The professional appraiser shall be mutually agreed upon by the City or appointed by the City should an agreement not be reached. All payments made in lieu of dedication shall be made at the time of Construction Document approval. Failure to submit the required fee along with such applications will delay approval of such submissions until payment is rendered. All funds received for payment in lieu of dedication shall be used for the acquisition, development, or redevelopment of public open space within the same general area of the new development; within the City .

Effective on: 1/1/1901

TYPE I - COMMON AREA OPEN SPACE

Common area open spaces are designed to serve the residents of the immediate block or neighborhood. Ownership and maintenance of such common areas shall be in fee simple title to a homeowners association or similar organization.

Common Area Open Space

Playgrounds
Close
Attached Squares
Plazas
Forecourts
Detached Squares
Greens
Parks
Parkways/Greenways

TYPE II - PUBLIC OPEN SPACE

Public open spaces shall be dedicated to a local government or non-profit conservancy organization for ownership and maintenance. Public open spaces shall maintain free and public access. Hours of access may be restricted in accordance with health and safety guidelines.

Public Open Space

Attached Squares (Civic Only)
Plazas (Civic Only)
Detached Squares (Downtown District or NC-C Only)
Greens
Parks
Parkways/Greenways

	A. PLAYGROUNDS Playgrounds provide sunny and shaded play areas for children as well as open shelter with benches for parents. Playgrounds may be built within squares and parks or may stand alone within a residential block. Playgrounds should be fenced, lockable and lit if not part of a Square or Park. Playing surfaces may be covered in sand, wood chips, or other equivalent material. Paths and walkways may be paved in concrete, crushed gravel, brick paver, or similar material, or partially paved. Minimum Size: 10,000 square feet Maximum Size: 20,000 square feet
	B. CLOSE A close is a front space for buildings interior to the block. It may be pedestrian or it may have a roadway loop around a green area. Its minimum width must coincide with emergency vehicle turning radii. The close is a superior alternative to the cul-de-sac, as the focus is a green rather than vehicular paving. The close provides additional frontage for deep squares and organic blocks. The paved area used for cars should not exceed 50% of the total area of the close.
C. ATTACHED SQUARES Squares are areas for passive recreational use. Squares shall be bounded by streets or pedestrian rights-of-way on a minimum of three sides or 60% of their perimeter. Squares are encouraged to be entirely bounded by streets and/or lanes. Squares may be bounded by buildings on a maximum of 60% of their perimeter (maximum of 2 sides) if through design, a central gathering area is formed. Squares shall be planted parallel to all R-O-Ws with one tree species based on the tree type. All internal tree plantings (if provided) shall be in geometrical layouts. Minimum size: 2000 square feet Maximum size: 1 acre
	D. PLAZA A plaza is an open area adjacent to, or part of, a civic building or facility. Plazas function as gathering places and may incorporate a variety of non-permanent activities such as vendors and display stands. Limited parking is also permitted. Plazas are always paved in brick or other type of paver, or crushed stone. Plazas shall be level, stepped, or gently sloping (less than 5% grade). The following sizes are recommended but may be larger or smaller depending on the building or facility design. At no time shall a plaza’s horizontal length or width be greater than 3 times the height of the surrounding building(s). Minimum size: 2,000 sq ft Maximum size: 30,000 sq ft Plazas may be left unplanted. If planted, the trees should form a frame to the plaza space or for the structure which the plaza services.
	E. FORECOURTS Forecourts are open space areas which act as buffers between residential and non-residential buildings or streets. Forecourts are entirely bounded by streets. It is recommended that forecourts be planted parallel to all street right-of-ways with one tree species.

F. DETACHED SQUARE Detached squares bordered on all sides by roads are particularly formal. Since adjacent buildings provide much of the population using any public space, detached squares are less likely to be used than other types though it remains appropriate as a means to symbolically enhance important places, intersections, or centers. Detached Squares shall be planted along the perimeter of the square or may be used to preserve a specimen tree or small stand of trees. Minimum Size: 200 sq ft Maximum Size: 1 acre
	G. GREEN The green is an urban open space which is naturalistic in its details. Like the square, it is small, civic, and surrounded by buildings. Unlike the square, it is informally planted and may have irregular topography. Greens are usually landscaped with trees at the edges and open lawns at the center. Greens should contain no structures other than benches, pavilions, and memorials; paths are optional.
H. PARKS Parks may be designed for passive and/or active recreational use. Parks shall be bounded by streets on a minimum of 50% of their perimeter (subject to lot line configurations). Parks are encouraged to be entirely bounded by streets. Minimum size: 1 acre Large parks should create a central open space which services an entire neighborhood or group of neighborhoods; or incorporates physical features which are an asset to the community (i.e. lake or river frontage, high ground, significant stands of trees). Trees shall be planted parallel to all perimeter R-O-Ws with one species type, a minimum of 15 ft to a maximum of 30 ft on center. Trees shall limb up a minimum of 15 ft at maturity.  Promenades and Esplanades within a park may be formally planted with trees parallel to the walkway. Areas under dense tree plantings shall be paved with crushed gravel. Interior portions of parks are encouraged to be kept free of tree plantings. Areas for active recreational use and any facilities which accompany such use shall have a tree planting design which integrates the structures into the park and defines the areas set aside for active use from areas of passive use. Plantings in interior portions of parks are encouraged to follow topographical lines. There shall be no areas within a park of undergrowth or limbs lower than 12 ft from the ground. Parks may be combined with parkways and greenbelts.
	I. PARKWAYS/GREENWAYS Parkways and greenways are large, irregular open spaces designed to incorporate natural settings such as creeks and significant stands of trees within neighborhoods. Parkways are to be entirely bounded by streets or pedestrian R-O-Ws within developed areas. Greenways are exempt from this requirement. Parkways and greenways differ from parks and squares in that their detailing is natural (i.e. informally planted) except along rights-of-way, and may contain irregular topography. Parkways and greenways may be used for certain active recreational uses and shall provide at a minimum, recreation trails approved by the Planning Department for walking, jogging, or bicycling. Interior areas shall remain natural and any additional plantings shall be informal in design.

Effective on: 1/1/1901