A. Applicability. Approval of a planned development and a corresponding planned development master plan (PDMP) is required for a Planned Commerce Development PCD) and Planned Unit Development (PUD). Standards specific to planned developments are defined in Section 4.5: Planned Districts.
B. Purpose.
1. Planned Commerce Developments (PCD) and Planned Unit Developments (PUD) also referred to as “planned developments”) are intended to provide uniform means for amending the Official Zoning Map to establish a PCD or PUD zoning district.
a. The planned development districts provide an orderly, master plan style development with a mix of land uses and intensities for master planned commercial and residential developments.
b. Planned development districts are developed under unified control in accordance with flexibility for innovative design and procedures that are conducive to creating mixed-use, pedestrian-oriented development that makes efficient use of land.
2. Planned developments allow for creation of customized, planned development standards and deviations from design standards requirements set forth in this UDO, but not from permissible uses. In return for a higher quality of development with more amenities than might otherwise result from a strict application of standards in the Ordinance.
3. A planned development must be approved along with a Planned Development Master Plan (PDMP). A planned development may only be obtained through an amendment (rezoning) and is required to go through the amendment process set forth in this UDO. Planned developments allow for modification of standards found in this UDO, as per this Section.
C. Modification Standards.
1. Except as noted in this Section, development in a planned development must conform to all applicable provisions of this UDO. In no circumstance may a PCD or PUD modify process or administrative related requirements as set forth in this UDO.
2. Each planned development shall conform to Section 8.7: Non-Residential Design Standards.
3. Modifications may be requested from design standards as part of the PDMP.
4. Design modifications shall be indicated at time of filing of any planned development application and shall be labeled and identified on the PDMP.
5. Any proposed design modification shall be accompanied by a narrative explanation demonstrating that the modification is necessary and how potential adverse impacts shall be mitigated.
D. Application Requirements. All PCDs and PUDs shall be required to submit a Planned Development Master Plan (PDMP). If the application submitted does not conform to all applicable regulations, the applicant shall resubmit the plans to the Planning and Development Department for redistribution and review. A PDMP may be separated into multiple pages and maps and shall contain, at minimum:
1. Proof of unified control; PCDs and PUDs shall be planned and developed as a whole in a single development operation or approved programmed phases of development;
2. Existing conditions map;
3. General layout map showing boundaries of the planned development district, density/intensity of land uses in built areas, landscaped areas, buffers, vehicular use areas, parking areas, street network and street types, and pedestrian and multimodal systems;
4. Proposed location of all buildings. The building locations, to allow for a level of flexibility, do not need to show exact layout and configuration, but shall show at minimum areas where proposed buildings shall be located and the minimum setbacks proposed;
5. Maximum square footage of non-residential uses;
6. Maximum number of dwelling units (if applicable) and housing types;
7. Parking plan;
8. Utilities plan;
9. Tree conservation plan;
10. Stormwater plan;
11. Phasing plan (if applicable);
12. Traffic impact study;
13. Master sign plan;
14. Indicate height of all proposed structures;
15. Development standards must be clearly defined and include all proposed uses, setback requirements for structures, lot dimensions, maximum height, parking, lighting, and landscaping;
16. Any proposed standards to be modified (as allowed per this Section) as part of the approval process. If a standard is not listed as being modified, the standard set forth in the UDO shall apply.
E. Approval Process. PCDs and PUDs (which require a rezoning) shall follow the approval process for a rezoning as defined in Section 3.4.6: Zoning Map Amendment (Rezoning).
F. Administrative Changes to a Planned Development Master Plan. The Director may administratively approve amendments to planned development master plans after approval if any of the following alterations occur:
1. A change in allowable residential density, total number of dwelling units not to exceed 50%.
2. A change in non-residential square footage, not to exceed 10%.
3. Minor changes in location of a building, parking, or accessory uses. A minor change will not exceed 100' in distance from the approved location and shall not be located closer than 50' to any property line.
4. Exchange of open space area.
5. Exchange of stormwater facilities of like size, provided the relocation of the facility is not within 50' of the boundary line of the PD.
G. Other Changes to a Planned Development Master Plan. Any other change or amendment to a PDMP following approval shall be subject to the rezoning process defined in Section 3.4.6.