A.

The intent of planned development zoning is to provide flexible land use and design regulations through the creation of individualized planned developments (PD) that both meet the city's growth policies and provide a specific benefit to the community.

B.

It is further intended that each PD zone will be a separate zone, each having differing design criteria to provide for the uses and improvements based on its particular site-specific situation.

C.

A PD zone is intended to replace the previous zoning classification of the subject property. Areas rezoned in accordance with this chapter shall be designated with a distinct name in reference to the owner or place. For example, Willowbrook or Shiloh Village are distinct PD names.

D.

The PD zoning district is unique among the zoning districts in that it allows zoning and/or site development standards to be "customized" to fit its particular site and/or development situation. With due consideration of public health, safety, and the general welfare, the city council can approve a PD that permits greater or lesser standards in such areas as use, bulk, height, parking, signage, landscaping, lot sizes or other elements. This may also include permitting the development of civic or recreational amenities such as religious centers, schools, tennis centers, swimming centers, and other recreational activities such as an equestrian center within the city limits, provided that such an amenity is an integral part of the overall development scheme of the PD. However, these considerations for allowing greater or lesser standards should be balanced within the PD. For example, permitting a wider range of uses in a PD could be approved, in exchange for a greater amount of open space than a similar project, not located in a planned development zone, would be required to provide.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

The planned development shall be designed to meet the following objectives:

A.

To permit the development of planned industrial, commercial, or mixed-use development zones, while protecting the character and quality of adjacent uses.

B.

To permit flexibility in design and use of an individually owned property or a group of separately owned properties to allow for economy, convenience and amenity in development.

C.

Preserve, enhance, and retain the existing natural environmental qualities in the landscape such as topographic variation, views, water areas and native vegetation.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

A.

PD zoning is applicable to parcels of ten (10) acres or greater.

B.

PD zoning is not applicable as a rezoning option in areas zoned N1-3, NX 1-3, NO, NMU, CMU1, CMU2, DX, or EBURD.

C.

PD zoning is separate from and may not be used as a substitution for or in conjunction with PND zoning. Any PD project proposals will be evaluated for the applicability of a PND before starting the PD process.

D.

PD zoning may not be used to provide a site-specific solution to a single issue that can be resolved through a more appropriate administrative means.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

Generally applicable procedures for review and decision on a planned development application are established in article 27-1600, Administrative procedures. They are summarized here for applicant convenience.

A.

Common procedures checklist. Planned developments generally require the following steps:

Table 27-700.1. Planned Development.

B.

Pre-application.

1.

The applicant is encouraged to submit a proposed PD project for conceptual review with city staff. This review is intended to receive input from staff and to indicate any potential problem areas before a formal application is submitted.

2.

If the project is required to go through the subdivision review process, it is recommended that this platting process occur concurrently with the PD zone change process.

C.

Master site plan. A PD application shall be accompanied by a section 27-1619, Master site plan.

D.

Notification. Notification shall be provided in the same manner as a section 27-1628, zone change.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

The city zoning commission and city council shall review the PD proposal against the following criteria to determine whether the development concept demonstrates that the PD has some significant advantages over a standard development allowed under base zoning standards. "Significant advantages" in this context may include, but are not limited to, one or more of the following:

A.

The PD is consistent with the provisions of applicable adopted growth policies and any adopted specific plans;

B.

The PD protects, preserves, and/or manages areas of significant natural resources beyond the requirements of the base zoning regulations;

C.

The general arrangement of proposed uses in the PD better integrates future development into the surrounding neighborhood, either through more compatible street layout, architectural styles and housing types, or by providing better transitions between the surrounding neighborhood and the PD with compatible development or open space buffers;

D.

Areas of open space, their intended levels of use, and their relationship to other proposed uses in the PD provide enhanced opportunities for community gathering areas;

E.

The PD features outstanding site design and construction; such as enhanced architectural design and materials; best management practices for on-site storm water management, green building materials, water and energy efficiency, and/or horticultural activities;

F.

Site design in the PD will create a diverse neighborhood with a mix of housing choices; and

G.

The PD features enhanced opportunities for walkability or transit ridership, including separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

The city zoning commission shall review and hold a public hearing on the PD zone change and make a recommendation to the city council on the zone change, in addition, the city zoning commission shall also make a recommendation to the city council on the master site plan.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

The city council shall review, hold a public hearing and take action on the PD zone change per section 27-1628. In addition, the city council shall also take action on the master site plan.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

Any major modification of the approved development plan requested by the applicant shall be processed using the same procedures for a new application. Minor modifications shall be requested through section 27-1614, Administrative relief.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)

PD zoning that predates the adoption of this zoning code (pre-existing PD) shall conform to the following requirements:

A.

Pre-existing PDs may not be expanded unless the existing district plus the expansion will meet the ten-acre minimum size requirement.

B.

Where the terms of a Pre-Existing PD are silent as to a specific aspect of development, the provisions of this zoning code apply. An applicant may seek a zoning code interpretation to determine relevant standards.

C.

Modifications to a pre-existing planned development shall be processed using the same procedure as that for a new PD application unless a specific procedure was agreed to and memorialized as part of the original PD adoption.

(Ord. No. 21-5748, § 3(Exh. A), 1-25-21)