(a) Purposes. The purposes of the Planned Residential District are to permit the use of new techniques for the planning and development of residential areas within the City which meet the varied housing needs of residents; to provide for the conservation of the natural environment and preservation of natural features; to promote the creation of special amenities in residential developments; and to ensure the authority and means for the Planning Commission to control and manage the design while exercising flexibility in permitting such developments.
(b) Principal Permitted Uses. The following uses may be permitted in a Planned Residential District, subject to the approved development plan:
(1) Single-family dwellings.
(2) Two-family dwellings.
(3) Multifamily dwellings.
For the purposes of this chapter, "multifamily dwelling" shall mean a building containing at least three, but not more than ten, dwelling units. The dwelling units shall be divided vertically. The term "multifamily dwelling" shall not be construed to include any building having a common entry or hallway as the principal means of entrance for two or more of the dwelling units contained therein.
(c) Permitted Accessory Uses. The following accessory uses may be permitted in a Planned Residential District:
(1) Private recreational uses;
(2) Accessory uses and buildings normally incidental to the principal permitted uses;
(3) Signs, as regulated by Section 1274.03; and
(4) Parking, as regulated by paragraph (d)(7) hereof and Section 1274.04.
(d) Minimum Standards. The following requirements shall be the minimum standards required for development in a Planned Residential District. More stringent standards may be established by the Planning Commission in approval of the development plan.
(1) Minimum acreage. The minimum acreage required for a Planned Residential District shall be five acres.
(2) Density. The density of a Planned Residential District shall be as approved in the development plan for such district, but shall not exceed six dwelling units per acre, provided, however, that the applicant may request additional density up to a maximum of ten dwelling units per acre. Council may approve such additional density, provided that:
A. Said request for additional units is made in writing;
B. The development plan reflects said additional units;
C. The Planning Commission determines that such higher density is consistent with the standards set forth in subsection (h) hereof; and
D. The applicant deposits with the City a development impact fee of two thousand dollars ($2,000) per dwelling unit for each additional dwelling unit in excess of the maximum number permitted at six dwelling units per acre. Said fee shall accompany the application and, if the request is approved by the City, shall be utilized for the provision of various City services or capital improvements. Should the request for additional units be denied, the deposit shall be returned to the applicant.
The density of the development shall be calculated by dividing the total number of dwelling units proposed for the district by the gross acreage of the proposed district.
(3) Minimum floor areas. Minimum floor areas shall be consistent with those established in Section 1268.05.
(4) Required special areas. Special areas (which may include common open spaces, public recreation facilities or recreation facilities controlled by an association of all property owners in the District, flood plains, natural features or environmental preservation areas) shall be provided in such a manner and form as may be determined in the approved development plan.
Such areas shall constitute not less than fifteen percent of the total acreage of the District. Such areas shall be of a size and shape and be located to provide meaningful open space for the entire project or serve a meaningful environmental preservation purpose, and such areas shall not include land fragments between buildings, between parking lots and buildings or between property lines and buildings or parking lots.
The developer shall submit, with final plats and improvement plans, a perpetual maintenance plan for all such special areas. Said plans shall set forth responsibility for the maintenance of such areas and describe the method of financing for said maintenance program. The perpetual maintenance plan shall be reviewed and approved as part of the final plat or improvement plans for development of the District.
As an alternative to providing all or a portion of the required special areas, the applicant may pay to the City a fee in lieu of special areas. Such fee shall be calculated as five thousand dollars ($5,000) per acre of required special area not provided in the development plan. The fee shall be submitted to the City prior to approval of the final plat and improvement plans for the development and shall be deposited in a City account established for the purpose of providing recreational land and facilities or for the purpose of environmental preservation and improvement. The developer shall not be permitted to substitute a fee in lieu of such special areas within the proposed District if the Commission deems the special area to be important for environmental preservation, flood protection or implementation of the City's recreation plans.
(5) Other requirements.
A. Maximum building height shall be thirty-five feet.
B. All PRD Districts shall be served by central water and Municipal sewer facilities.
C. All additional requirements, including, but not limited to, lot sizing, the arrangement and spacing of buildings, private drives and access, pedestrian circulation, landscaping, the development of the special areas, the nature and locations of easements, special covenants and agreements, and any other conditions deemed necessary by the Planning Commission, shall be established in the development plan.
In each PRD District, all uses and development standards shall be in conformance with the requirements of the development plan adopted for that District. In the case of a conflict between the provisions of this Zoning Code and the standards of the Development Plan, the more stringent shall apply.
(6) Lot dimensions, setbacks and building separations. Lot and yard dimensions shall be as established in the approved development plan. The minimum dimensions for yards abutting other zoning districts shall be no less than the minimum dimensions required for such abutting districts, unless specifically varied by approval of the development plan.
A. Lots within a PRD District shall comply with the following minimum standards consistent with the dwelling types to be constructed upon such lots:
Minimum Lot Dimensions
Lot Area Lot Width
(sq. ft.) (ft.)
(sq. ft.) (ft.)
Single-family dwelling 9,000 60
Two-family dwelling 4,500* 75
Multifamily dwelling 3,000* 100
* Area required per dwelling unit within the dwelling structure.
When more than one dwelling exists or is to be constructed upon a lot, such lot shall have at least an area equal to the sum of the areas required for lots for each dwelling by type and shall have a width of at least 100 feet.
B. The following minimum front, side and rear yards shall be provided:
Front (ft.) Side (ft.) Rear (ft.)
Single-family dwelling 40 5 25
Two-family dwelling 40 5 25
Multifamily dwelling 40 10 25
Any nondwelling structure approved in the development plan shall be located at least twenty-five feet from any side or rear property line, at least forty feet from a front line and shall be located at least twenty-five feet from any other structure.
C. Where more than one structure is located upon a lot, the following minimum building separations shall apply:
Building Facade* | Between Single or Two-Family Dwellings (ft.) | Between Single or Two-Family Dwellings and Multifamily Dwellings (ft.) | Between Multifamily Dwellings (ft.)
|
Building Facade* | Between Single or Two-Family Dwellings (ft.) | Between Single or Two-Family Dwellings and Multifamily Dwellings (ft.) | Between Multifamily Dwellings (ft.)
|
Front to front | 80 | 80 | 80 |
Front to side | 45 | 50 | 50 |
Front to rear | 65 | 65 | 65 |
Side to side | 10 | 15 | 20 |
Side to rear | 30 | 35 | 35 |
Rear to rear | 50 | 50 | 50 |
* The development plan shall identify the front facade, side facades and rear facade of each building and shall be subject to the approval of the Planning Commission.
(7) Parking. Automobile storage space or parking spaces shall be provided at the time of building any dwelling unit according to the following standards:
A. Two-family dwellings. One enclosed garage parking space attached to the dwelling plus two exterior parking spaces located in front of or adjacent to the enclosed space or its driveway, provided that one of the two required exterior spaces may be in a community parking lot located within 300 feet of the front entrance of such dwelling.
B. Multifamily dwellings. One enclosed garage parking space accessible by a door of the dwelling unit plus two exterior parking spaces located within 150 feet of the front entrance of such dwelling.
(e) Applications and Review Procedures. The Planning Commission may consider the establishment of a PRD District upon the application of the owners of the properties comprising such proposed District.
(f) Pre-application Conference. Before formal submission of the zone change request, the project applicant must request, by letter, and attend an informal pre-application conference with the Planning Commission. The purpose of this meeting is to familiarize the applicant with the PRD District regulations and the City's general expectations concerning the property. At such meeting, the owner may also present the general nature of the development and solicit the informal comments of the Commission.
(g) Development Plan. The applicant shall submit to the office of the Zoning Inspector ten copies of an application for the proposed PRD District. In preparing the application, attention should be given to the evaluation criteria listed in subsection (o) hereof. Such application shall comprise the development plan for the proposed District and, at a minimum, shall include:
(1) All items required by Chapter 1266 (Amendments) for amendments of the Zoning Code and Zoning Maps.
(2) Evidence that the entire area being rezoned to a PRD District is under one ownership or, if in several ownerships, that the application and development plan are being filed jointly by all owners of properties included in the plan.
(3) The name of the development and the names and addresses of the owners and developer.
(4) A scale, north arrow and date.
(5) The proposed locations of buildings.
(6) The locations, names and dimensions of proposed and existing public and private streets, easements and drainageways.
(7) Preliminary plans for the provision of utilities.
(8) The proposed parking layout, including ingress and egress to drives and streets.
(9) A boundary survey of the entire proposed PRD District, and identification of each separately owned property, its area and ownership, and the proposed dimensions of any lots to be platted within the District.
(10) The topography, showing contours at an interval of two feet or less.
(11) A table showing the total number of acres to be developed and the amount of acreage to be used for each type of use, including each dwelling type, streets, parking areas, special areas and other facilities. Such table shall list the total number of dwellings proposed as well as the number of each type of dwelling unit and a calculation of the proposed net density for each proposed lot within the District.
(12) Evidence that the project provides for an integrated and harmonious design of buildings and open spaces for adequate and properly arranged facilities and for interior traffic circulation, off-street parking and such other features and facilities as may be necessary to protect surrounding development and promote orderly growth.
(13) Any other data the Commission may deem necessary.
(14) An additional fee of two hundred and fifty dollars ($250.00) plus ten dollars ($10.00) per acre.
(15) Identification of all natural features, including, but not limited to, existing watercourses, wetlands and flood areas.
(16) The boundaries of the protected special areas, a description of the development or activities proposed thereon and a description of the methods to be employed to preserve and maintain these areas.
(17) Anticipated development phasing and scheduling.
(18) Preliminary plans for the installation of landscaping.
(19) Preliminary plans for the installation of buffers, including landscape plantings, earth mounds and fences, as may be necessary to protect adjacent properties from the impacts of the proposed development and to ensure attractive views of the development.
(20) An estimate of the amount and types of vehicular traffic to be generated by the development.
(21) An estimate of the utility service requirements of the proposed development, especially water and sanitary sewers.
(h) Commission Recommendations. Upon receipt of the application from City Council and consistent with the provisions of this Zoning Code, the Commission shall consider the application and all elements of the development plan in making its recommendations to City Council. The Commission's recommendations may include such affirmations, additions, alterations, deletions or other actions as the Commission deems appropriate.
In considering its recommendations, the Commission shall consider, at a minimum, the following criteria for evaluation of the application and development plan:
(1) The capability, readiness and intent of the developer to initiate the proposed development within one year of the date of approval.
(2) The projected traffic to be generated by the development, the potential impacts of such traffic on the areas surrounding the site and upon the community and the suitability of the City's existing streets and of the proposed streets in the development to support the projected traffic.
(3) Justification for any exception in the development plan from the standard requirements of this chapter, which exceptions are recommended by the Commission.
(4) The potential impacts of the proposed development upon the surrounding properties and neighborhoods and upon the community as a whole, and the manner and degree to which the development plan and its elements satisfactorily address or mitigate such impacts.
(5) The potential to plan, zone and develop abutting undeveloped properties in a manner compatible with the proposed development.
(6) The adequacy of existing and proposed utility facilities to serve the proposed development.
(7) The degree to which the proposed landscape and buffer elements minimize the impacts of the proposed development and contribute to an attractive appearance of the development and its surroundings.
(i) Development of District. Upon approval of a rezoning to the PRD District, development of the property shall be in accordance with this section and the approved overall development plan for the PRD District. Final plats and improvement plans for the PRD District development, or any portions or sections thereof, shall conform to the requirements of the City Subdivision Regulations and to the approved PRD District development plan.
Plats and improvement plans shall be submitted and reviewed in accordance with the provisions of the Subdivision Regulations and other applicable City ordinances. Reviews of such submittal shall include a determination that they are in substantial conformance with the approved PRD District development plan.
(j) Changes to Development Plans. The owner of a PRD District development may request a change in the approved development plan. Such change shall require that the owner submit a new development plan and follow the application, hearing and review process as for the original approval.
The owner may request a one-time six-month extension of the approved time schedule to initiate the development of the District by submitting a letter to the Planning Commission. The Commission may approve such extension.
(Ord. 2337. Passed 10-20-92.)