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The purposes of the Planned Development PD District are to create areas within the city that can be developed or redeveloped with maximum flexibility in design, to promote the efficient use of land and facilitate an economic arrangement of buildings, circulation systems, land use and utilities; and to provide for and locate suitable recreation facilities, educational facilities and other public and semipublic common facilities, while preserving the existing landscape to the greatest extent possible.
(Ord. 77-25, passed 4-28-1977)
(a) District size. The Planned Development PD District shall be comprised of a parcel of land of not less than one contiguous acre. A parcel of land with less acreage may be considered for planned development where it is demonstrated that such smaller parcel has a unique feature of geography, topography or other development aspect which is determined to be appropriate for such district designation.
(b) Permitted land uses. The permitted land uses in each PD District may vary. The Planning Commission shall determine in each case the appropriate land uses, amount of retail or office floor space and dwelling unit density for each residential planned development stage, as well as the density of the total area. Each project development stage within the PD District shall conform to the plan of density allowable for the total project. A narrative summary of the development objectives and limitations shall be prepared and filed with each PD District, completely documenting the facts, opinions and judgments used in establishing and justifying the density and land uses approved in the District.
(Ord. 77-25, passed 4-28-1977)
Council may establish a Planned Development PD District on its own initiative, on the recommendation of the Planning Commission or on the application of a property owner. The following procedure and review process shall be used in establishing a PD District.
(a) An application for a PD District designation commenced by a property owner shall be filed with the Planning Commission by the owner or authorized agent of the property included in the development. The application shall accompany a general development plan, including maps, sketches, elevations and supporting documents to fully describe the following elements:
(1) The general nature, location and objectives of the proposed development;
(2) The areas of the project to be used for single-family detached dwellings, clustered dwellings, townhouses, garden apartments, and the like, indicating for each such area the number of housing units by type and size, the number of bedrooms per unit of each type of housing and the total residential density for the project;
(3) The areas of the project to be used for commercial, office or other activities indicating the total square footage of each use;
(4) The boundaries of the project, including a legal description of metes and bounds of the parcel and the acreage therein;
(5) An area map showing adjacent property owners and existing land uses within 200 feet of the parcel;
(6) Existing contours at five-foot intervals or less, accompanied by an outline of grading plans;
(7) The proposed street system for the project, designating collector and arterial streets and describing their configuration in conformity with the plans and standards of the city;
(8) Descriptive data concerning the existing and proposed sewer, water and storm drainage facilities within the project, indicating their size and location;
(9) The location of all main and accessory structures, indicating intended heights, coverage and orientation;
(10) The location, size, capacity, drainage and landscaping of proposed parking lots within the project;
(11) Pedestrian circulation features, walks and paved areas within the project;
(12) Landscaping and forestry features, including planned buffer areas between uses;
(13) Community facilities, including recreational and other nonbuilding areas designated within the project, indicating areas to be in common ownership; and
(14) A document describing the proposed phasing program for the project for all dwelling units, commercial or office structures, recreational and other common facilities, landscaping and other open space improvements.
(b) The Planning Commission and staff shall review the development plan and accompanying documents. The Commission, in conjunction with its review process, shall hold a public hearing in the manner provided by law for the rezoning of property. The Commission shall render a written recommendation to Council and to the applicant on the appropriateness of the area to be zoned as a PD District. The recommendation shall include the following:
(1) Whether the plan is consistent with the intent and purpose of this section;
(2) The relationship, beneficial or adverse, of the proposed development to adjacent properties and to the neighborhood in which it is proposed to be established;
(3) Whether the overall development shall be adequately serviced by present or planned utilities, roadways and other public services; and
(4) Whether uses permitted in the District plan shall be found to be necessary to serve the area, preserve unique topographic, historical, special environmental or other unique features, and/or meet special requirements set forth in the development objectives.
(Ord. 77-25, passed 4-28-1977)
Upon review and approval, Council shall, in conformity with this chapter and the Ohio Revised Code, approve or disapprove the amendment of the zoning map to provide for the Planned Development PD District. Legislation approving a PD District shall include such criteria and guidelines as Council deems appropriate for the guidance of the developer and the Planning Commission.
(Ord. 77-25, passed 4-28-1977)
After acceptance of an approved development district plan by Council and appropriate Planned Development PD District zoning, the final approval of uses shall be obtained from the Planning Commission as follows.
(a) For final approval of uses, the owner shall file a final development plan for any specific area within the project or for the overall project with the Commission. Such final development plan shall show the following:
(1) The area to be developed and the area to be devoted to open spaces, with the average designated for each use and the courses and distances defining the boundaries of the development parcel;
(2) Final grading plans, indicating the cubic yards of cuts and fills;
(3) The interior roadway system, indicating existing and proposed rights-of-way and easements and cross sections of new or improved streets;
(4) Site plans, floor plans, elevations and cross sections for all buildings. Additional exterior detail drawings and material specifications shall be required if deemed essential to the realization of the intent or scope of the district plan.
(5) Descriptive data as to the type of buildings, square footage for each use, number of dwelling units in each building type and number of bedrooms per unit;
(6) The proposed open space system and areas to be under common ownership. Where multiple ownership is proposed, a detailed plan setting forth the manner, means and proposed time of transfer of the land to an entity, the means of development and maintenance and the obligations and rights of use of such open space by all residents and/or tenants of the development shall be included.
(7) A detailed landscaping plan for all areas, indicating all existing and proposed vegetation by species, size and caliber; and dimensions and materials of privacy or retaining walls or fences, and paving materials and special lighting features;
(8) Roadway, parking and pedestrian lighting plans with lighting fixture types, heights and designs;
(9) The location, size, heights, material, lighting method, if any, and message of all signs. If deemed essential to the realization of the intent or scope of the district plan, the submission shall include an elevational design sketch indicating design, lettering style and method of mounting;
(10) Any modifications of the general plan data presented and approved by the PD District zoning; and
(11) Where PD District zoning has been adopted by Council as a result of a Commission initiative, all elements of the PD District application as may be required by the Commission.
(b) The Commission shall review the final development plan and approve, modify and approve, or disapprove the application for final approval of uses and transmit notice thereof to the applicant. Such approval by the Commission shall be documented and entered into the plan for the area and become a permanent part of the Building Officer’s records.
(c) After approval by the Commission and staff of the final development plan, submission of appropriate subdivision plats, building construction permits and certificates of occupancy shall be conditioned upon adherence to the total development plan, including landscaping, design considerations and construction of necessary public improvements.
(d) Minor changes to an approved final development plan may be approved by the Building Officer if such changes are consistent with the purpose and general character of the development plan. Substantial, substantive changes in the development plan shall require the approval of the city.
(e) In the event of a failure to comply with the approved plan or any condition of approval, the Building Officer may, after notice, rescind and revoke such approval. A violation of the final approval of uses for a PD District shall constitute a violation of this Zoning Code.
(Ord. 77-25, passed 4-28-1977)
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