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ALTERNATE SUBDIVISIONS
Land permitted as PUD (planned unit development) may include two or more uses that would require classification of two or more zoning districts or tracts of land which include varying lot sizes to protect environmental features. The PUD encourages the more efficient use of land through the incorporation of both public and private open spaces to accent and enhance both the architectural and natural features of a development and provide for natural stormwater management systems. A development plan and development agreement are required for all PUD-permitted use combinations. The City and the subdivider of the PUD area shall address the private and public open space and recreation area requirements and the means to satisfy such requirements in the development agreement. All PUD areas shall comply with the intent and purpose of this chapter with the flexibility to create equivalent recreational facilities while accommodating the mixed uses present in such developments.
1. Site Development. The site for a planned unit development shall consist of a single parcel of land or an integrated group of parcels. The site may include areas of land which are topographically unsuitable for the erection of structures but which may be incorporated into the development plan as an element of the open space system. The PUD shall be identified on the Preliminary and Final Plat as a cluster or mixed-use PUD subdivision.
2. Zoning Required. Development of PUD subdivision shall be approved for necessary zoning at the time of Final Plat approval and subject to all regulations listed in Chapter 165 of this Code of Ordinances, except as allowed in this section, as a condition of approval of the Final Plat.
3. Procedure. Planned Unit Development subdivisions shall follow the same approval procedures as a major subdivision, except as identified in this section.
4. Professional Required. Professional talents of qualified land planners, licensed landscape architects, Iowa Licensed Professional Engineers, and other specialists deemed necessary shall be utilized in the preparation of a planned unit development to assure developments of the quality desired by the City.
5. Design Standards. The general improvement and design standards within this chapter shall govern the PUD subdivision. Variations allowed below are granted with the approval of the Preliminary and Final Plats.
The purpose of this section is to permit the development of cluster or conservation residential subdivisions in which buildings and dwellings are grouped closer together and on smaller sized lots than otherwise permitted in this chapter. The concept of conservation subdivision design will provide for flexibility in lot layout to fit the natural characteristics of the land and will permit more usable open space, common ground, and recreational areas. The provisions of this section shall not be construed to apply to any other section of this chapter. However, all other sections of this chapter shall apply to conservation subdivisions unless specifically exempted by this section. The following provisions apply:
1. The zoning district lot, yard, and bulk requirements may be varied provided that adequate open space shall be included to ensure that the average land area per dwelling unit shall be equal to or greater than that permitted for the district in which the development is located.
2. The total land area of the subdivision divided by the total number of single residential units provides the average land area per residential unit. Total land area of the subdivision shall include all open space and common and recreational areas, but shall not include land set aside for ponds and lakes within the subdivision or the traffic surface area of the streets.
3. Open space, common ground, or recreational areas shall be provided for the use and benefit of all family dwelling units in the development and the same stated in the covenants.
4. A conservation subdivision shall be placed to protect environmental areas as the purpose of the cluster subdivision. The easement shall protect the land for disturbing activities such as removal of vegetation, filling, grading, excavating, or any other manmade activity that is not meant to protect environmental features. The City may require additional building development buffers adjacent to conservation easements. Environmental areas include but are not limited to:
A. Wetlands as identified by the Iowa Department of Natural Resources;
B. Floodplains as identified by FEMA;
C. Forests, prairie, or other habitats; and
D. Historic or archaeological sites.
5. The majority of the grouped lots should abut the open space or common or recreational area with the remainder of the lots provided access through a walkway easement and with appropriate screening provided.
6. In no case shall approval be granted to subdivisions which include lots containing less than 50 percent of the minimum lot area required by the zoning district for the area.
7. As a condition of approving the cluster subdivision and permitting exceptions to the standard subdivision requirements, the subdivider shall submit with the Final Plat, a subdivider’s agreement regarding the liability for and maintenance of the open space, common ground, and recreation areas. A statement shall be included on the Final Plat indicating the open space covenants and designating the entity that maintains and enforces the covenants.
8. The City may accept dedication of the conservation easement to the common open space as long as the open space is accessible to the residents of the City and the City has access to maintain the common open space.
The purpose of this section is to permit the development of mixed-use subdivisions that includes two or more land uses that would not be allowed within one zoning district. The mixed-use PUD subdivision allows a subdivider to state their intent for mixed-use development and prevent the need for zoning district changes in the future. The mixed-use subdivision procedure shall occur with the procedure to zone the area for a PAD District. The following provisions apply:
1. The subdivision shall provide the required open space as described in this chapter. The open space shall be utilized as a landscape buffer or barrier separating the residential units from the other uses.
2. The Final Plat shall indicate the use of each lot.
3. The subdivider shall indicate variations from traditional design standards in this chapter. Variations are only allowed for minimum lot sizes, minimum block lengths, alley development, street pavement width, and street right-of-way width.
4. The Commission and Council shall determine the subdivision is consistent with the policies and recommendations of the Comprehensive Plan as described in Section 170.61 of this chapter.
The following provisions shall apply to non-residential subdivisions:
1. General. If a proposed subdivision includes land that is used for commercial or industrial purposes, the layout of the subdivision with respect to such land shall make such provision as the Council may require. A nonresidential subdivision shall be subject to all the requirements of this chapter, as well as such additional standards required by the Council, and shall conform to the proposed land use and standards established in the Comprehensive Plan and other City regulations.
2. Standards. In addition to the principles and standards in these regulations (which are appropriate to the planning of all subdivisions), the applicant shall demonstrate to the satisfaction of the City that the street, parcel, and block pattern proposed is specifically adapted to the uses anticipated, and takes into account other uses in the vicinity. The following principles and standards shall be observed:
A. Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.
B. Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon.
C. Special requirements may be imposed by the City with respect to street, curb, gutter, and sidewalk design and construction.
D. Special requirements may be imposed by the City with respect to the installation of public utilities, including water, sewer, and stormwater drainage.
E. Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.
F. Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas.
REQUIRED IMPROVEMENTS
The subdivider shall, at such subdivider’s expense, install and construct all improvements required by this chapter. All required improvements shall be reviewed by the Zoning Administrator and City Engineer, and shall be installed and constructed in accordance with the design standards established for such improvements by the City, and as shown on the approved Preliminary Plat.
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