(a) Purpose and Intent.
(1) Purpose. The Planned Community District (PCD) shall allow for a mixture of land uses within such district in order to:
A. Respect the unique characteristics of the site and surrounding uses;
B. Encourage imaginative arrangements of land use types that complement one another and the character of the surrounding community;
C. Provide amenities that encourage pedestrian activity;
D. Allow a development pattern which preserves and utilizes the natural topography, geologic features, vegetation and drainage; and
E. Recognize the need to mitigate the impacts of incompatible land uses.
(2) Intent. The intent of this section is to allow the applicant to lessen the development standards in some areas in exchange for an increase in development standards in another or others.
(3) Process. The process for achieving the stated purposes and intent is to require the submission and approval of a Development Plan for the total proposed development prior to obtaining a Zoning Certificate as part of the approval for the construction of any portion of the area. A Concept Plan may be submitted for approval prior to the submission of the Development Plan. As part of the Concept or Development Plan, whichever is submitted first, the applicant must prepare and submit a Development Standards Text that identifies any development standard that is less restrictive than the standards set forth in this section or other sections of the Zoning Code. As part of the Development Standards Text, the applicant must justify the proposed modifications of these standards by clearly demonstrating that the proposed development goes beyond the minimum requirements in other areas and will result in a development superior to that which would have resulted from following the standards set forth in the remainder of the Zoning Code. The application shall first be submitted to the Planning Commission (“Commission”) and upon its approval of the Final Development Plan, forwarded to City Council (“Council”) for its consideration.
(Ord. 01-20. Passed 8-6-01.)
(b) Permitted Uses. Those uses permitted within any of the residential districts and the C-1 Limited Commercial District; provided, however, that no uses that entail the commercial sale of firearms, firearm components or ammunition for firearms shall be permitted in areas zoned for residential. (Ord. 2019-31. Passed 12-18-19.)
(c) Conditional Uses. Not applicable.
(d) Permitted Locations. A Planned Community District (PCD) may be located in any district currently zoned “C” Commercial or “M” Industrial.
(e) Development Standards. The following development standards shall be considered minimal standards within a Planned Community District, unless altered by the Commission and Council:
(1) Lot Requirements:
A. Minimum site area: Three-quarter (3/4) acre and sufficient area to accommodate building and pavement setbacks, parking, circulation and landscaping as required. Individual lots may be combined to attain this minimum acreage for purposes of the Development Plan.
B Minimum lot width: All lots must abut a public street and have adequate width to meet all building and pavement setbacks, parking, circulation, open space and landscaping as required.
(2) Minimum yard requirements: None specified, but consideration shall be given to all applicable official planning studies and Commission recommendations. All requirements approved shall be specified in the Development Standards Text.
(3) Maximum lot coverage: Maximum lot coverage or impervious surface shall not exceed 75% unless otherwise approved.
(4) Maximum height of principal building: In order to insure compatibility with surrounding neighborhoods, no building or structure in any PCD shall exceed the heights specified as follows:
A. For land located within 300 feet of a residential zoned property, the maximum building height shall be three (3) stories and not exceed forty-five (45) feet.
B For all other land, no building or structure shall exceed sixty (60) feet in height unless otherwise approved.
(5) Density: None shall be specified in order to provide flexibility, promote an urban land use environment, and allow for the compatible combination of permitted uses, provided that such combination shall not adversely affect adjacent property and/or public health, safety and welfare. Density standards shall be established as a result of negotiation between the City and the Developer and outlined in the Development Text, and must be approved.
(6) Site Development Requirements:
A. Outdoor storage is prohibited.
B. All vending machines and display racks, except for telephone booths and newspaper racks, shall be located inside the building.
C. Trash and litter shall be controlled, and stored in container systems which are located and enclosed in a manner to screen them from view on all sides.
D. Provision for storm drainage shall be adequate to protect the public and owners of surrounding land.
E. All service and delivery shall be at the rear of the building; provided however, where site layout and design would be enhanced, provisions may be made for service and delivery at the side of the building.
(8) Landscaping and Screening requirements for uses permitted in this district are governed by Section 1157.07 of the Codified Ordinances.
(9) Lighting requirements. All exterior lighting shall be designed and installed to direct and reflect light away from any street or adjacent property. Direct or indirect glare into the eyes of motorists or pedestrians or neighboring properties is prohibited.
(10) Special Considerations:
A. The Development Plan shall follow all applicable procedures, standards and requirements of the provisions of this ordinance that governs the subdivision of land. The Development Plan shall be prepared by and have the seal of an architect and an engineer, both of whom are duly registered to practice in this State. No building permit shall be issued until a final plat of the proposed development is approved by the City’s Department of Building and Zoning and, if applicable, recorded in the appropriate governmental office.
B. The Commission shall review the conformity of the proposed development with the standards set forth in the official City’s Community Plan and recognized principles of civic design, land use planning and landscape architecture.
(f) Plan Review Process and Requirements. An application or petition for a Zoning Map amendment to establish a Planned Community District at a particular location or to amend the regulations applicable to a previously established PCD shall contain or be accompanied by a Development Plan and a Development Standards Text. An application may be initiated by the submission of a Concept Plan to the Commission.
(1) Concept Plan. A Concept Plan is a schematic plan which generally describes the proposed uses for the site to be rezoned and their relationship with the surrounding properties and uses. The Concept Plan must contain the following elements:
A. A topographic map of the site and adjacent property showing existing natural features including wooded areas and major trees. A description of how the proposed development plans to utilize the existing site and which identifies changes to the existing site grading and identifies major trees that will be removed as part of the proposed development.
B. A schematic plan showing the general development of the tract, location of existing and proposed structures, parking lot layout, and other development features including the location of any out parcels.
C. An engineering feasibility statement in sufficient detail to indicate how the proposed development will be serviced with water, sanitary sewer and storm drainage facilities and systems.
D. The proposed traffic circulation pattern showing public and private streets and other transportation facilities, including major pedestrian routes. A traffic study may be required by the Director of Building and Zoning or the Commission to determine whether the proposed development will adversely impact the existing transportation facilities.
E. A conceptual landscaping plan.
F. A proposed schedule or phasing of development of the site.
G. Evidence that the applicant has sufficient control over the land to accomplish proposed and required land improvements.
H. Any additional information required by the Commission which is deemed necessary to determine that the proposed development meets the intent and purposes of the Planned Community District.
(2) Development Standards Text. A Development Standards Text shall be submitted as part of the Concept Plan, or with the Development Plan if a Concept Plan is not submitted, and shall, through a narrative and graphics, indicate the detailed standards that will be applied to the development. The Development Standards Text should clearly identify any standard that is less than the standards established elsewhere by the Codified Ordinances. These modifications shall be justified by fully stating what adjustments, amenities or other compensations are provided as part of the Plan to offset the use of reduced standards and by demonstrating how the modified standard will result in the best possible development for the site. Unless specifically modified by the Development Standards Text, the standards established by the Codified Ordinances shall apply to the proposed development.
(3) Development Plan. Following approval of the Concept Plan by the Commission, a Development Plan shall be submitted to the Commission for all or part of the area defined in the Concept Plan. The Development Plan is a detailed Site Plan which shall contain the following information and adhere to the Development Standards Text approved as part of the Concept Plan. Contents of the Development Plan shall include:
A. The boundaries of the property with accurate distances and bearings from an established monument or point on the project to the three nearest established street lines or official monuments;
B. All municipal, corporation, township and county lines and section lines traversing or immediately adjacent to the property proposed for a PCD;
C. A bar scale, north point, legal description and total acreage of the area of the subject of the Development Plan;
D. A certificate by a surveyor registered in the State of Ohio that the plan comports with a survey made by him and that all dimensional and geodetic details are correct;
E. Accurate outlines, dimensions and legal descriptions of any areas to be dedicated or reserved for public use;
F. The lines of adjoining streets and alleys with their width and names;
G. All lot lines and easements with their dimensions;
H. Radii, arcs, points of tangency, central angles for all curvilinear streets, and radii for all rounded corners;
I. The dimensions and locations of proposed structures, buildings, streets, parking areas, yards, open spaces and other public or private facilities;
J. A detailed statement of all uses proposed to be established indicating the areas to be occupied by each use and the anticipated density of population and building intensity;
K. Detailed engineering plans for the provision of all streets and utilities including provisions for off-site connections and facilities necessary to serve the entire area that is the subject of the Development Plan;
L. Detailed engineering site grading plans including proposed finished grades;
M. Proposed drainage facilities and/or systems;
N. Detailed landscaping plans;
O. Architectural drawings demonstrating the design and character of the proposed structures, buildings, uses and facilities, and the physical relationship of all elements;
P. All proposed restrictions or any reference made thereto and proper acknowledgment of owners and/or holders of mortgages accepting such restrictions;
Q. Evidence that the applicant has sufficient control over the land in question to initiate the proposed project within five years;
R. A certificate to the effect that the owner will dedicate to public use those appropriate uses, streets, parks and other lands intended for public use, provided those areas are acceptable to the City;
S. A tabulation showing the exact area of each lot, reserve or other parcel shown on the Plan (other than streets and alleys) with such areas to be computed inclusive of and after the extensions of lot or parcel lines to the center line of contiguous public ways, such as streets and parking areas;
T. Approval of detailed water and sewer engineering plans by the appropriate city, county, or state departments;
U. All exterior lighting fixtures shall be shown including parking lot lighting, street, walkway or pedestrian lighting, walkway accent lighting and building accent lighting. Light intensity and installations height shall be indicated;
V. Location and character of all signs;
W. The proposed size, location, ownership and use of all non- residential portions of the tract, including usable open areas, parks and other public areas and open spaces, and the methods of access whereby all residents of the PCD (and others, as applicable) will have access; and
X. Space for signature of the Commission President and the date of Commission approval.
(g) Procedures and Basis for Approval. The Commission may hold one or more public hearings on a final Development Plan. The recommendation of the Commission shall be forwarded to Council which shall approve or disapprove the recommendation of the Commission with or without modification and after public hearing. After approval by Council and after any required restrictions are in effect, the Director of Building and Zoning may issue permits enabling the approved final Development Plan to be carried out.
(1) The basis and criteria for approval of a Development Plan by the Commission and Council shall include:
A. The proposed development is consistent in all respects with the purpose, intent and applicable standards of the Zoning Ordinance;
B. The proposed development is in conformity with appropriate comprehensive planning or portion thereof as it may apply;
C. The proposed development advances the general welfare of the City and immediate vicinity;
D. The benefits and improved arrangement and design of the proposed development justify the deviation from the standard residential development requirements included in the Zoning Ordinance;
E. The variety and compatibility of the types of land uses proposed in the project;
F. Where applicable, the relationship of buildings and structures to each other and to such other facilities as appropriate with regard to land area and proposed density of dwelling units; and
G. Traffic and circulation systems within the proposed project as well as its appropriateness in relation to existing facilities and systems in the surrounding area.
(2) The Commission and Council shall take into consideration the following items when evaluating the Development Plan:
A. Building height of all structures with regard to their visual impact on adjacent facilities;
B. Gross commercial building area;
C. Area ratios and designation of the land surfaces to which they apply;
D. Spaces between buildings and open areas;
E. Width of streets in the project;
F. Setbacks from streets;
G. Off-street parking and loading standards;
H. The order in which development will likely proceed in complex multi-use developments; and
I. Density of multi-family units.
(Ord. 01-20. Passed 8-6-01.)