Alma City Zoning Code
§ 18
PD Planned Development District.
A.
Purpose and scope.
The PD Planned Development District is designed to provide flexibility in development planning and the opportunity for the application of planning concepts. Planned development zoning shall require the submission and approval of a development site plan.
The City Council after public hearing and proper notice to all parties affected, and after recommendation from the Planning and Zoning Commission, may require the creation of Planned Development Districts when any of the following developments are being considered:
(1)
Large shopping center;
(2)
Housing development on tracts of five (5) acres or more;
(3)
Industrial parks or districts on tracts of ten (10) acres or more;
(4)
Medical center or hospital;
(5)
Civic center and/or community center;
(6)
Office, motel or hotel center on tracts of two (2) acres or more;
(7)
Recreation center;
(8)
Research park or scientific research center; or
(9)
A combination of uses that are not customarily allowed in any one of the districts established in this ordinance.
B.
Application procedures.
Application for a PD District shall be made in the same manner as an application for any amendment to the zoning ordinance and shall include the following additional information:
(1)
Proposed uses.
An application for a PD District shall specify and describe the category or type of use or the combination of uses proposed. Permitted uses under PD zoning shall be specified in each PD ordinance. If such ordinance specifies permitted uses by references to a zoning district, the permitted uses shall include those uses permitted in the reference district, including those permitted through the cumulative provision of the zoning ordinance.
(2)
Development requirements.
An application for a PD District shall include a list of development requirements, which may be incorporated into the PD ordinance. Development requirements may include, but not be limited to, density, lot size, unit sizes, setbacks, building heights, lot coverage, parking ratios, screening and other requirements the Council may deem appropriate.
Standards set forth in specific zoning districts will be used as guidelines for planned developments. Modifications of standards may be considered if the modification substantially meets the intent of the ordinance and improves the overall development design, or if a unique project design is proposed which cannot readily be accommodated through other districts. Pecuniary reasons shall not be the sole reason for modifying standards.
(3)
Concept plan.
An application for a PD District shall include a concept plan showing the relationship to existing natural features and adjacent properties and uses.
The concept plan shall be construed as an illustration of the development concepts and not as an exact representation of all specific development details.
C.
Development site plan.
Approval of a development site plan shall be a prerequisite to the issuance of building permits for any property in a PD District. The approval of a development site plan may also serve as preliminary plat approval, provided that all requirements of the subdivision ordinance and its subsequent amendments are satisfied.
(1)
Compliance with approvals.
The development site plan must comply with all provisions of the PD ordinance specifying development standards and substantially reflect the precepts and layout set forth in the concept plan. If, in the judgment of the Planning and Zoning Commission, a development site plan does not comply with the provisions of the PD ordinance and the concept plan incorporated therein, the Planning and Zoning Commission may reject such plan, in which case a new site plan may be submitted or application must be made to amend the PD ordinance, including all requirements for notices and public hearings. If a PD ordinance does not specify development standards or has not incorporated a concept plan, the development plan approval shall specify such standards. Development requirements on such development plans may be revised under the same review, notice and approval procedures as applied to the original approval of the plan and application to amend the PD ordinance shall not be required.
(2)
Review process.
The development plan review process shall include review by the Planning and Zoning Commission, referral by the Planning and Zoning Commission to the City Council with a recommendation, and review and final approval of the development plan by the City Council.
(3)
Modifications.
The Planning and Zoning Commission may recommend, and the Council may require, such modifications of a development site plan that will ensure the proposed project will be in harmony with the existing and anticipated development of surrounding areas.
(4)
Requirements.
(a)
General information:
Twenty (20) copies of development site plan; vicinity map or adequate reference to intersecting streets to locate specific property; north arrow, date, scale (not less than 1" = 100').
(b)
Site/adjacent property information:
Site, indicating boundaries and project phase lines, if any; public or private rights-of-way and easements on site or abutting or intersecting the site; adjacent properties, with zoning and existing uses identified.
(c)
Building layout:
Existing and proposed structures, showing approximate outline of perimeter walls and including distances to property lines and other structures; front, side and rear building setback lines; proposed category of use or uses of structures; elevation views or renderings indicating architectural design, building materials proposed and window orientations (one copy required); number of stories, in height and feet; gross floor area; location of entrances and exits.
(d)
Circulation and parking:
Location, dimensions and proposed construction of all streets, private drives, alleys, parking areas and drive approaches; street drives and alleys which are adjacent to or dead-end into the site, including the location, of existing and proposed median openings and left-turn lanes in boulevard streets; number and dimensions of parking spaces and width of drive approaches and aisles; sidewalks and other facilities for pedestrian circulation; location, width and curve radii for required fire lanes.
(e)
Drainage/utilities/services:
Existing and proposed topography, reflecting proposed handling of on-site surface drainage; limits of the 100-year floodplain and floodway as shown on current FIA mapping, including location and acreage; proposed improvements and method of maintenance for any drainage channels; existing and proposed water and sanitary sewer layout; existing and proposed fire hydrant locations; propose locations for solid waste container pads.
(f)
Screening/open space/recreational facilities:
Location, height and building materials for any proposed or required walls or fences; height, location and type of any proposed berms or living screens; location and size (if applicable) of proposed recreation facilities (swimming pools, tennis courts, etc.); location of open play areas and playgrounds with play equipment; landscape plan.
(g)
Living units:
Table showing type of units by size, number of bedrooms, and number of each type; floor plans for all units.
D.
Administrative action.
Upon approval of a development site plan by the City Council and approval of the preliminary plat, application may be made for the permits and certificates necessary for construction. Subsequent to such approval, the Planning and Zoning Commission may authorize minor changes when such changes will not cause any of the following circumstances to occur:
(1)
A change in the character of the development;
(2)
An increase in the ratio of the gross floor area in structures to the area of any lot;
(3)
An increase in the intensity of use;
(4)
A reduction in the originally approved separations between buildings;
(5)
An increase in the problems of circulation, safety, and utilities;
(6)
An increase in the external effects on adjacent property;
(7)
A reduction in the originally approved setbacks from property lines;
(8)
An increase in ground coverage by structures;
(9)
Reduction in the ratio of off-street parking and loading space to the gross floor area in structures; and
(10)
Change in the locations, lighting or orientation of originally approved signs.
E.
Standards for townhouse developments.
Development of townhouse projects shall be considered within the scope of the PD Planned Development zoning classification, thereby providing flexibility in planning and design, and allowing the application of innovative and creative development concepts.
The following standards are set forth as guidelines for the preparation of a development plan as required by Section 18.B. Consistent with the intent of the Planned Development District, these standards may be modified as may serve the best interests of the community upon approval of the development plan.
(1)
Townhouse lots.
The following minimum requirements should apply to each townhouse lot:
(a)
Area of lot
- Three thousand (3,000) square feet;
(b)
Depth of lot
- One hundred (100) feet, except where the lot backs to a freeway, expressway, or thoroughfare in which case the minimum depth of lot shall be one hundred ten (110) feet;
(c)
Width of lot
- Twenty-six (26) feet;
(d)
Front yard setback
- Twenty (20) feet; and
(e)
Exterior side yard
- Where a side lot line abuts a street, the width of the side yard shall be fifteen (15) feet.
Access to townhouse lots shall be adequate to provide fire protection and sanitation service. |
(2)
Spacing between buildings.
Dwelling units should be in groups of not less than three (3) townhouse units nor more than seven (7) townhouse units; in no event should more than one-fourth (1/4) of the total building groups contain seven (7) townhouses. The total length of any one group of units should not exceed an overall length of two hundred twenty-five (225) feet. There shall be a minimum space of thirty-six (36) feet between building groups and fifteen (15) feet between the end of a building and a street, private drive, or alley.
(3)
Open space.
No less than forty (40) percent of the total gross land area should be open space that shall not be used as an area of principal construction, nor for automobile driveways or parking facilities. Such open space should be used exclusively for the purpose of installation of recreational facilities and green or landscaped areas. Flood plains, or any standing surface water, other than swimming pools, may be considered open space if specifically approved by council.
(4)
Density.
The average density of townhouse units should not exceed eight (8) units per acre. The density is to be computed by taking the gross land area of each town house tract and dividing the total number of dwelling units within the tract.
(5)
Living area in each townhouse unit.
The minimum living area for a one-bedroom townhouse unit shall be eight hundred fifty (850) square feet; two (2) or more bedroom units shall have a minimum of twelve hundred (1,200) square feet living area, exclusive of garages, breezeways, patios, and porches.
(6)
Exterior fire resistant construction.
All main buildings shall be of exterior fire resistant construction having exterior walls constructed of brick, stone, concrete block, or other masonry, or materials of equal characteristics, or as approved in the review of the development plan.
(7)
Fire walls.
Within each townhouse complex, a four (4) hour, fire-rated firewall shall be placed every forty-five hundred (4,500) square feet. All such fire walls shall be continuous and unbroken from the foundation slab to the underside of the roof deck and conform to the other requirements for fire walls as outlined in the building code for the City. All other townhouse unit separation walls shall be of a two (2) hour rating.
(8)
Utilities.
All utilities shall be placed underground, except installations aboveground shall be permitted when approved by the City Council under the following circumstances:
(9)
Parking regulations.
Two and one-half (2-1/2) parking spaces shall be provided off the street for each townhouse unit. Each townhouse should provide a carport or garage and shall have a capacity for two (2) motor vehicles (pickup and vans not exceeding three-fourths (3/4) ton capacity). The additional one-half (1/2) parking space per unit shall be placed in groups scattered through the development to accommodate the guests of the homeowners. No more than fifty (50) percent of the additional off-street parking spaces shall be located on private or public streets or alleys.
(10)
Recreational facilities.
Recreational and community facilities, including community buildings, swimming pools, and playground areas, shall be considered in the review of the development plan.
(11)
Recreational vehicles and equipment.
Adequate storage areas for the storage of recreational vehicles and equipment shall be considered in the review of the development plan.
(12)
Screening.
Screening shall be provided according to the following requirements:
(a)
In the event that a townhouse development backs up or sides upon a SF, TF, MF, or C District, a solid masonry screening fence of not less than six (6) feet nor more than eight feet (8") shall be erected and maintained along the property line separating the two districts;
(b)
A masonry screening fence shall consist of materials of equal composition and characteristics as the main buildings in the townhouse development; and
(c)
No such screening fence shall be erected so as to obstruct the vision of motorists at alley, street, or drive intersections.
(13)
Construction requirements.
All streets, parking areas, access drives, sidewalks, and drainage structures constructed on private or public property shall be approved by the City and constructed in accordance with the City's specifications and requirements.
(14)
Homeowners' association.
Before approval of any plat containing any common area, it shall be necessary to assure the City that provisions have been made for adequate upkeep and maintenance of such area and facilities. Any such homeowners' or maintenance association, so established to maintain and manage all such common area, shall be approved by the City Council prior to the issuance of any building permits. In the event of failure to maintain said common area, the City may, by ordinance, provide for maintenance at the expense of the property owners, and provide for a lien against the property of the members, as in the case of individual homeowners. The power of the City to file a lien shall be recited in the bylaws of the Association.
(Ordinance 2021-5-1 adopted 5/25/21)