(A) Purpose. The purpose of a Planned Development Zoning District (“PD District”) is to provide for the development of land as an integral unit for single or mixed use in accordance with a PD concept plan that may include uses, regulations and other requirements that vary from the provisions of other zoning districts. PD Districts are intended to implement, generally, the goals and objectives of the city’s Comprehensive Plan. PD Districts are also intended to encourage flexible and creative planning, ensure the compatibility of land uses, and allow for the adjustment of changing demands to meet the current needs of the community by meeting one or more of the following purposes:
(1) Provide for a superior design of lots or buildings;
(2) Provide amenities or features that would be of special benefit to the property users or community;
(3) Protect or preserve natural amenities and environmental assets such as trees, creeks, ponds, floodplains, slopes or hills and viewscapes; or
(4) Protect or preserve existing historical buildings, structures, features or places.
(B) General. Any design or development proposal that does not strictly conform to the requirements of this chapter may request that a PD District be approved in accordance with the provisions of this chapter in its original form or by subsequent amendments. However, while a PD District may be proposed to modify certain provisions of this chapter, no proposed PD District ordinance shall be approved without ensuring a level of exceptional quality or innovation for the associated design or development of the subject property. Exceptional quality or innovation could come in many forms including, but not limited to, enhanced landscaping, creative site or architectural designs, or some other innovative element(s).
(C) Approval procedures.
(1) An application for a zoning change to a PD District, or for approval of a development plan or amendment to an existing PD District, shall be submitted for final approval of the City Council upon recommendation by the Planning and Zoning Commission.
(2) The procedures for hearing a request for a zoning change to a PD District shall be the same as for a requested change to any other zoning district, except for the requirement of approval of a development plan.
(3) Prior to the approval of a development plan, the City Council shall request a recommendation from the Planning and Zoning Commission concerning the proposed plan.
(4) After receiving a report of the Planning and Zoning Commission’s recommendation, the City Council shall hold a public hearing to consider the approval of a development plan.
(5) Every “PD” - Planned Development District ordinance approved under the provisions of this chapter shall be considered as an amendment to this chapter and shall be applicable to the property involved. In approving the PD District, the City Council may impose conditions relative to the standard(s) of development and such conditions shall be complied with before a certificate of occupancy is issued for the use of the land or any structure which is part of the PD District and such conditions shall not be construed as conditions precedent to the approval of the zoning amendment, but shall be construed as conditions precedent to the granting of a certificate of occupancy.
(6) Every “PD” - Planned Development District ordinance approved in accordance with the provisions of this chapter in its original form or by subsequent amendments thereto is considered a zoning change and shall be referenced on the zoning district map; and a list of such planned development district regulations together with the category of uses permitted therein shall be maintained as part of this chapter.
(D) Submittal requirements. All rezoning requests for a “PD” - Planned Development District shall be required to submit the following information:
(1) An application;
(2) The appropriate application fee as specified in the Ferris fee schedule, which may be amended from time to time by ordinance;
(3) A letter of intent detailing the various aspects of the request, the merits of the request, and any other pertinent information;
(4) A development plan that clearly indicates all significant features of the proposed PD District on an accurate scaled drawing, to include:
(a) The boundaries of the area included in the PD District (“plan area”) surveyed by a competent licensed engineer or surveyor in the form of a survey plat, or if to be platted or re-platted, a preliminary plat.
(b) The total square footage and acreage of the plan area.
(c) All recorded or physically existing public and private rights-of-way and easements located on or adjacent to the plan area.
(d) The approximate topography of the plan area.
(e) The proposed land uses identified by location within the plan area (“development pod”); the square footage and acreage of each such development pod; the architectural details and design criteria applicable within each development pod; the densities applicable to each such development pod; and, the coordination, integration and transitions between development pods.
(f) The approximate location of proposed buildings and other structures on the plan area site and structures and existing uses adjacent to the plan area.
(g) The character and approximate density of all proposed uses in the plan area.
(h) The approximate location and dimensions of all parking areas, malls, water bodies, open areas and recreational areas.
(i) All streets, alleys and ways, including walkways, dedicated to the public use, and the location of all utilities.
(j) All areas reserved for common ownership with an indication of the properties, the owners of which will share the common ownership.
(k) Elevation renderings for all sides of any proposed structure(s) (for PD Districts requesting modifications to the architectural and site standards of this chapter).
(l) Sub-zoning areas.
(m) Vehicle and pedestrian circulation and access.
(n) The location and type of walls, fences, screen planting and landscaping.
(o) A plan, including side elevation drawings, showing location, size, height, orientation and design of all signs.
(p) In multi-family, townhouse and commercial PD Districts and/or development pods within a PD District, the location of each outside facility for waste disposal.
(q) A written document outlining the development restrictions, regulations, and underlying base zoning district(s) of the PD District and for each development pod within a PD District.
(r) A development schedule, indicating the following:
1. The estimated date when development construction in the plan area shall commence;
2. The stages, if any, in which the plan area will be developed and the estimated date each stage will commence;
3. The estimated date of completion of each stage in the development of the PD District; and
4. The area and location of all common open space that will be developed at each stage of the PD District.
(5) The development plan shall clearly indicate that the proposed development will be in complete accordance with the provisions of the applicable Planned Development District zoning.
(6) The Chief Building Official may request more or less detail based on complexity of the request.
(E) Development.
(1) All development plans registered and recorded hereunder shall be binding upon the applicant thereof, his or her successors and assigns, and shall limit and control all building permits.
(2) Prior to issuance of any building permits, the property shall be platted in accordance with the subdivision ordinance and platting policies of the city.
(3) All buildings, structures, open space and/or any other development component constructed or placed in a PD District shall fully conform to the requirements of the PD District and all applicable building codes and ordinances of the city. All zoning regulations not expressly implied within a PD District’s adopting ordinance shall default to the requirements of the underlying base zoning district as specified within such PD District ordinance, or if no underlying base zoning district is specified then to the most restrictive zoning district in which the use is allowed.
(Ord. O-15-799, passed 8-17-2015)