1159.01 Purpose and intent.
1159.02 Permitted uses.
1159.03 Development standards.
1159.04 Plan content and requirements.
1159.05 Review basis.
1159.06 Procedures for approval.
1159.07 Ownership of common open space.
1159.08 Maintenance of open space.
CROSS REFERENCES
Development Standards - see P.&Z. Ch. 1165
Landscaping and Screening - see P.&Z. Ch. 1167
Off-street parking and loading facilities - see P.&Z. Ch. 1169
Fences - see P.&Z. Ch. 1173
Signs - see P.&Z. Ch. 1173
(a) Planned districts shall include residential, commercial, industrial, and mixed use subdistricts: Planned Residential District (PRD), Planned Commercial District (PCD), Planned Industrial District (PID), and Planned Unit District (PUD).
(b) It is the intent of the Planned Districts to promote the progressive development of land and construction thereon and to encourage imaginative architectural design and layout, flexibility in building styles and types, and sensitivity to the natural environment.
(c) The Planned Districts are designed to guide development in an orderly, coordinated and comprehensive manner that preserves natural quality and beauty and provides supporting community facilities in the development of diverse, sound urban environments consistent with accepted land planning, landscape architecture practices and engineering principles. Such developments should:
(1) Provide a well-designed and connected open space and recreational system that includes pedestrian and bicycle areas, play areas, and scenic areas.
(2) Preserve and utilize natural topography and geologic features, scenic vistas, trees and other vegetation, while preventing disruption of normal drainage patterns.
(3) Provide a more efficient pattern of development that reduces investments in utility lines, streets, and similar infrastructure.
(4) Promotes a development pattern in harmony with the Municipal land use objectives and priorities.
(d) In order to accomplish the above purposes, the intent of the Planned Districts is to allow the applicant to lessen the development standards in some areas in exchange for an increase in development standards in another.
(e) The process for achieving the above purpose and intent is to require the submission and approval of a preliminary plan for the total proposed development and the submission and approval of a final development plan for all or any part of the area, defined in the preliminary plan, prior to obtaining a zoning certificate as part of the approval for the construction of any portion of the area. As part of the preliminary plan, the applicant must prepare and submit a development standards text that identifies any development standards that is less restrictive than the standards set forth in this chapter or other chapters of the Codified Ordinances. As part of the development standards text, the applicant must justify the modifications of these standards based on the fact that the proposed development goes beyond minimum requirements in other areas that will result in a superior development than if the standards set forth in this chapter and the other chapters of the Codified Ordinances has been followed. As part of the final development plan, the applicant must reaffirm use of the previously approved development standards text or submit as part of the final development plan a modified development standards text for approval by the Planning and Zoning Commission.
(Ord. 21-07. Passed 8-13-07.)
(Ord. 21-07. Passed 8-13-07.)
Land and buildings in the Planned Districts (PRD, PCD, PID, and PUD) shall be used only for the following purposes as indicated under each specific subdistrict. The percentage of land devoted to a specific permitted or conditional use shall be negotiated with the Planning and Zoning Commission during preliminary development plan approval. In addition to preliminary and final development plan approval, all conditional uses listed shall require a conditional use permit from the Planning and Zoning Commission prior to issuance of a Certificate of Zoning Compliance.
(a) Planned Residential District (PRD).
(1) Permitted uses.
A. Single family, two family, and multi-family dwelling units.
B. Parks, playgrounds, and other public recreational facilities.
C. Accessory buildings and uses in association with a permitted single or multiple-unit residential structure.
(2) Conditional uses.
A. Child daycare.
B. Bed and breakfasts.
C. Family homes, group homes, nursing homes, senior housing, and senior independent housing.
D. Private recreational facilities including golf courses and other recreational uses.
E. Churches.
F. Schools.
G. Offices to handle rentals and maintenance of dwelling units within a multiple family development in which the office is located, as an accessory use.
(b) Planned Commercial District (PCD).
(1) Permitted uses. Permitted uses in the Neighborhood Commercial (NC), General Commercial District (GC), and Suburban Office District (SO).
(2) Conditional Uses. Conditional uses in the Neighborhood Commercial (NC), General Commercial District (GC), and Suburban Office and Institutional District (SO).
(c) Planned Industrial District (PID).
(1) Permitted uses. Permitted uses in the Restricted Industrial District (RI), Limited Industrial District, and Suburban Office and Institutional District (SO).
(2) Conditional uses. Conditional uses in the Restricted Industrial District (RI), Limited Industrial District, and Suburban Office and Institutional District (SO).
(d) Planned Unit District (PUD).
(1) Permitted uses. Permitted uses in the Planned Residential District and Planned Commercial District.
(2) Conditional uses. Conditional uses in the Planned Residential District and Planned Commercial District.
(Ord. 21-07. Passed 8-13-07.)
The following development standards shall be considered the minimal standards within the Planned Districts. These standards shall serve as base standards to be included and modified if desired as part of the development standards text and preliminary plan and further refined as part of the development plan. Each development text and plan will be negotiated by the Planning and Zoning Commission.
(a) Project Ownership. The planned development area shall be under contract for purchase by a single entity or owned by a single entity at the time of application. For the purposes of this subchapter a single entity includes the following: an individual, a husband and wife; corporation; partnership; or two or more property owners enjoined as a single entity.
(b) Minimum Lot Requirements. The minimum lot requirements of a parcel that can be zoned under the Planned Districts are the following:
PRD | PCD | PID | PUD | |
Minimum lot area (acres) | 2 | None | None | 5 |
Minimum frontage (feet) | 250 | 250 | 400 | 400 |
Maximum Lot Coverage (building and all impervious surfaces) | N/A | 80% | 80% | N/A |
(1) For each use the lot and building requirements of the appropriate district other than the Planned District shall apply unless superseded herein.
(2) Parking areas for non-residential development shall be no closer to the main structure(s) than ten (10) feet.
(3) Under PRD and PUD adjacent residential homes shall not have identical facades relative to style and color, and all residential building front yard setbacks shall meet the applicable district requirement and be staggered.
(4) The maximum building height in the PRD district shall be thirty-five (35) feet. In the PCD, PUD, and PID districts, the Planning and Zoning Commission may approve a maximum building height up to fifty (50) feet for industrial and office structures. The maximum height of a residential or commercial structure in a PCD, PUD, or PID district shall be thirty- five (35) feet.
(c) Site Development Standards.
(1) The applicable sections of the zoning and subdivision regulations shall apply unless superseded in the development text.
(2) Access points shall be kept to a minimum to reduce traffic congestion and mitigate potential conflict points. Vehicular and pedestrian conflict points shall also be minimized.
(3) Under PCD, PRD and PUD, the parking system shall be so designed as to discourage single large unbroken paved lots for off-street parking and shall encourage smaller defined parking areas within the total parking system. Such defined parking areas should be delineated and accented by landscaped areas. Parking aisles, whenever possible, shall be oriented perpendicular to the building fronts.
(4) The maximum PUD gross density shall be three (3) dwelling units per acre in the single family or two family areas. The maximum PRD and PUD gross density in the multi-family areas shall be six (6) dwelling units per acre. The Planning and Zoning Commission may approve higher densities based on the following criteria:
A. The development is directly adjacent to major thoroughfares and community services.
B. Building design and site design is of high quality and includes the integration of buildings and structures with natural materials.
C. The amount of open spaces in the development exceeds the minimum requirement or the open space provided has been improved and contains active recreational areas.
(5) Under PRD and PUD a minimum of twenty (20) percent of the net developable site shall be set aside as public open space. Such open space shall be used for such public purposes as a natural area, recreational area, or the site of a community or school facility.
(6) Under PCD and PUD all service and delivery shall be made to the rear of the structure(s) or use unless special design treatment or circumstances warrant an alternative, but only with the approval of the Planning and Zoning Commission. Landscaping and screening requirements of Chapter 1167 shall apply.
(7) Under PRD and PUD the location and arrangement of areas of various densities shall be so designed as to balance higher density areas adjacent to open space and arterial or collector roads.
(8) Under PRD and PUD private roads as a common easement may be used to provide access to lots and/or structures serving residential uses in accordance with the following:
A. The easement shall not be counted as required open space.
B. The easement does not serve an area larger than two (2) acres, except that such area will contain six (6) dwellings or less.
C. Approved as a part of the Subdivision Plat as the most appropriate form of access to the lots and/or structures.
(9) Under PRD and PUD off-street parking shall be provided in accordance with Chapter 1169, except residential parking for multi-family residential structures may be provided in group garages or parking lots within one hundred and fifty (150) feet of the dwellings served. All single family homes shall have a two car garage.
(10) Under PCD, PID and PUD, where appropriate whenever multiple structures are to be located on the site and the site abuts a collector or arterial street, access onto the collector or arterial shall be via interior local streets or marginal access (frontage) roads. All uses within the PCD, PID and PUD shall derive their access from the interior streets in the district, unless specific exemptions are made as a part of the approved Final Development Plan.
(11) Drainage and runoff from the proposed development shall not cause property damage. All drainage improvements shall be designed in conformance with the requirements of the Municipal Subdivision Regulations and shall be approved by the Municipal Engineer prior to Final Development Plan approval.
(12) Details regarding sanitary sewage collection and disposal and water supply techniques to be utilized shall be addressed in the Development Plan, together with letters of approval from the pertinent local, state and, if applicable, private agencies, and approved by the Municipal Engineer prior to Final Development Plan approval.
(13) Under PUD, PCD and PID no unscreened outside storage shall be permitted and no rubbish or debris of any kind shall be placed or permitted to accumulate on any portion of the parcel or lot so as to render any portion of the property unsanitary, unsightly or detrimental to the public health, safety or welfare.
(14) All utilities shall be placed underground.
(d) Conflict With Other Chapters. Whenever there is a conflict or difference between the provisions of Chapter 1159 and those of the other chapters of this Zoning Code, the more restrictive provisions shall prevail. Subjects not covered by this chapter shall be governed by the respective provisions found elsewhere in this Zoning Code.
(e) Utilities. The following regulations apply to the provision of utilities in planned districts.
(1) All planned developments shall have an adequate source of potable water. All water lines constructed within a planned development shall be at the financial responsibility of the owner or developer.
(2) The owner or developer of a planned development shall be financially responsible for the extension of the existing network of sanitary sewage lines to serve the planned development area. No construction of buildings within any segment of a planned conservation development shall be commenced until after the extension of sanitary sewage lines has been completed.
(3) The following utility equipment shall be provided, constructed and installed underground within a planned development: gas lines, sanitary and storm sewer lines, water lines, electrical lines, telephone lines, and cable television lines, where appropriate.
(4) All utility systems shall be located and designed in such a manner and method as to preserve the natural features of the land such as streams, rock outcropping, topsoil, trees and shrubs and the same shall be incorporated into and with the landscaping of said lands.
(5) Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be of adequate width to facilitate the proposed usage.
(6) All utility boxes shall be screened by a natural screen or a noncombustible material.
(f) Storm Water Management. Due to the size and nature of planned developments, all Final Development Plans must have a storm water management plan, approved by the Municipal Engineer, with the improvements constructed before a zoning certificate will be issued for construction of buildings.
(g) Walkways. All PRD and PUD developments shall be provided with concrete sidewalks on both sides of the street throughout the development. All other walkways shall be constructed of a suitable, dust free, hard surface material. Mulch or other similar surfaces may be permitted for walking trails upon approval of the Planning and Zoning Commission.
(h) Trees.
(1) The clearing of land shall be kept to a minimum to help preserve the existing natural conditions.
(2) No land shall be cleared of trees eight (8) to ten (10) feet away from the existing tree canopy. An exception to this requirement shall be granted in the case of those trees which should be removed due to malformation, disease, safety hazards, or to the general benefit of surrounding trees. The foregoing shall be considered as a guideline for preservation of the natural environment.
(i) Basements. All single family homes in the PRD and PUD zoning districts shall have basements unless superseded by Development Text approved by the Planning and Zoning Commission.
(Ord. 21-07. Passed 8-13-07.)
(Ord. 21-07. Passed 8-13-07.)
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