(A) Purpose and Intent. The Planned Development District (PD) is intended to provide for greater flexibility and discretion in the development of commercial, industrial, and mixed residential and non- residential uses and to allow the development of multi-family residential uses in certain designated areas. The PD District is intended to provide for increased compatibility and more effective mitigation of potentially adverse impacts than is possible under conventional district regulations. It is recognized that it is desirable for certain improved sites within the city to be redeveloped and for other unimproved sites to be developed symbiotically with adjacent improved land in accordance with site plans prepared and approved as a part of the ordinance authorizing the zoning necessary for the proposed development.
(B) Designation of PD District.
(1) Site Plan Approval Required. No building permit or Certificate of Occupancy shall be issued and no use of land, buildings or structures shall be made in the PD District until the same has been approved as part of a site plan in compliance with the procedures, terms and conditions of this chapter.
(2) Site Plan Requirements. The site plan submitted in support of a request for site plan approval shall contain sufficient information delineating the characteristics of the site, changes in those characteristics as may be proposed by the development, how the development will relate to public services and facilities, and what protection features are included to ensure that the development will be compatible with existing and allowable development on adjacent property. The site plan shall show at least the following items of information:
(a) The land area included within the site, the land area of all adjacent sites and the zoning classification thereof, and all public and private rights-of-way and easements bounding and intersecting the site and the adjacent sites which are proposed to be continued, created, relocated and/or abandoned.
(b) The proposed finished grade of the site and its relation to elevations of adjacent sites if pertinent.
(c) A description of the proposed site and the boundaries thereof.
(d) The location of each existing and each proposed structure on the site, the specific category of use or uses to be contained therein, the type of exterior construction material, and the location of entrances and exits to buildings.
(e) The location and width of all curb cuts and driving lanes.
(f) The dimensions and capacities of parking areas and loading areas, and the character and location of illumination facilities for same.
(g) All pedestrian walks, malls and open areas for use by tenants or the public.
(h) The location and height of all walls, fences and screen planting and landscaping.
(i) The location, size, height, foot candle level and orientation of all lighting and signs.
(j) The types of surfacing such as paving, turf or gravel to be used at the various locations.
(j) The location of fire hydrants.
(k) Location and screening of garbage containers, air conditioners and outside storage or display.
(l) A schedule of the phasing of all improvements shown in the plan.
(3) Application. An application for site plan approval shall be filed with the Planning and Zoning Commission on a form prepared by that Department and accompanied by a site plan.
(4) Procedure for Zoning Change to PD District. The procedures for hearing a request for a zoning change to the PD District shall be the same as for a requested change to any other district.
(C) Procedure for Site Plan Approval in PD District.
(1) Public Hearing Required. The Planning and Zoning Commission shall hold a public hearing on all applications for site plan approval. The procedures for hearing a request for approval of a site plan shall be in accordance with this section.
(2) Written Notice. Written notice of the public hearing before the Planning and Zoning Commission shall be sent to the owners of real property within 200 feet of the property upon which a site plan has been submitted.
(D) Site Plan Revisions.
(1) Review and Evaluation. Any substantial revisions to the site plan after the public hearing before the City Council shall be submitted to the city staff for review and written evaluation prior to re- submission to and approval by the Zoning Commission and City Council. Minor changes to an approved site plan which will not cause any of the following will not require reevaluation of the site plan.
(E) Considerations for Site Plan Approval.
(1) Criteria. During the site plan review and evaluation process, the following criteria shall be considered:
(a) The nature and character of the development and adequacy of the buffer between proposed improvements on the site and adjacent property.
(b) The adequacy of utilities, access roads, drainage and other necessary supporting facilities that have been or will be provided.
(c) The adequacy of the design, location and arrangement of all driveways and parking spaces so as to provide for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments.
(d) The adequacy of any nuisance prevention measures that have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration.
(e) The effect directional lighting will have on neighboring properties.
(f) The impact of the proposed development on adjacent property values and on the ability of the adjacent property to be developed.
(2) Additional Requirements. In approving a site plan, the Planning and Zoning Commission or City Council may impose additional reasonable requirements necessary to protect the public interest and welfare of the community.
(3) Violation of Conditions. The violation of any condition or requirement on an approved site plan or any construction or use that is not in compliance with an approved site plan shall be deemed to be a violation of the ordinance which granted the PD District zoning change subject to site plan approval.
(F) Property Development Standards. In addition to any other specific regulations, the following standards shall apply in any PD District.
(1) The Planning and Zoning Commission, in approving any PD District, may designate the maximum height, floor area and/or other restrictions on the development of such uses.
(2) The height, yard, sign and parking regulations of the most restrictive district in a mixed use application shall constitute the minimum development requirements; provided, however, that the City Council or Planning and Zoning Commission may impose more restrictive requirements in order to minimize incompatibilities.
(G) Development Schedule. A development phasing schedule shall be submitted, indicating the phasing of the proposed development. The development schedule shall, if adopted and approved by the City Council, become part of the ordinance creating such Planned Development District (PD), and shall be adhered to by the owner, developer, and successors in the interest. The Planning and Zoning Commission or City Council may, if in their opinion the owner or owners of the property are failing or have failed to meet the approved schedule, initiate proceedings to amend the ordinance of the Planned Development District (PD).
(Ord. 00-012, passed 5-23-00)