(a)   Purpose.  The Planned Development Overlay District (PDOD) regulations are based on the premise that the ultimate quality of a built environment or development proposal is determined not only by the type, character and allocation of land uses, but also by the way in which such land uses are executed.  In many cases, the subdivision regulations and standard zoning district regulations and procedures do not adequately regulate the design of buildings or enable the range of uses in a single zoning district that are appropriate in Carlisle. 
      (1)   The purposes of the Planned Development Overlay District regulations are to:
         A.   Provide an opportunity for a mix of land uses otherwise not permitted within the standard municipal zoning district classifications.
         B.   Allow the creation of development standards that respect the unique characteristics, natural quality and beauty of the site and the immediate vicinity and protect the community's natural resources by avoiding development on, and destruction of, sensitive environmental areas.
         C.   Enable greater review of design characteristics to ensure that the development project is properly integrated into its surroundings and is compatible with adjacent development.
         D.   Assure compatibility between proposed land uses within and around the Planned Development Overlay District through appropriate development controls.
         E.   Pursue the housing and economic development goals of Carlisle.
         F.   Promote efficient and economic use of land and reduce infrastructure costs through unified development.
         G.   Establish objective criteria for plan review that ensures conformity to community standards.
      (2)   The procedures established for Planned Development Overlay Districts are designed to encourage:
         A.   Unified development projects that exhibit creative planning and design in ways that cannot be achieved through a standard zoning district or subdivision regulation, yet are consistent with all applicable plans, including but not limited to, the Comprehensive Plan, and are compatible with contiguous land uses and the intent of this Zoning Code.
         B.   Imaginative architectural design.
         C.   Flexibility in building styles and types.
         D.   Proper relationships between buildings, between developments and between structures and the land.
         E.   The development of the land in an orderly, coordinated and comprehensive manner consistent with accepted land planning, landscape architecture practices and engineering principles according to approved development plans.
   (b)   Application.  The Planned Development Overlay District regulations assist in accomplishing these purposes by establishing review steps that combine the request for a zoning district change with the development plan review process, and when applicable, the subdivision process.  Subsequent plan review following the zoning district change also requires simultaneous review of subdivision plats.
      (1)   Each Planned Development Overlay District shall be considered a separate and unique zoning district wherein a preliminary development plan, including associated text depicting the specific development standards and development commitments, is adopted simultaneously with the adoption of the Planned Development Overlay District designation.  The preliminary development plan shall apply only to the property within that particular Planned Development Overlay District.
      (2)   The preliminary development plan adopted at the time of rezoning to the Planned Development Overlay District shall be prepared in accordance with the provisions of this Chapter and the requirements contained herein and shall take precedence over any conflicting regulations contained in this Zoning Code.
   (c)   Ownership.  The Planned Development Overlay District shall be an integrated, unified development project and the entire project area shall be in single ownership or joint ownership and/or control at the time the application is made for the PDOD designation so that all property owners are applicants.  Any transfer of land within the development resulting in ownership within the development by two (2) or more parties after an application has been filed shall not alter the applicability of the regulations contained herein. A preliminary development plan approved in accordance with these or previous regulations for a Planned Development Overlay District shall be binding upon the owners, their successors and assigns and shall limit and control the issuance and validity of all certificates of zoning compliance, except as provided for in Section 1266.09(c)(4).
(Ord. 8-13. Passed 5-14-13.)