The purpose of this district, generally identified as a suffix to one of the other districts, is to permit flexibility and encourage a more creative, efficient and aesthetically desirable design and placement of buildings, open spaces, circulation patterns and to best utilize special site features such as topography, size and shape. It is intended that the flexibility permitted by this zoning category extends to discretionary approval, in conjunction with site plan review, not limited to, but including such as those relating to parking space requirements, building line setbacks, square footage of buildings and structures, protective screening, or sign placement and specifications in order to achieve the purposes and objectives stated in conformance with good planning practices.

This district may also be used, either alone or as a suffix to another district, to accommodate planned associations of uses developed as integral land use units, including mixed uses, which may be planned, developed and operated either by a single owner or a combination of owners.

For purposes of this district the following definition shall apply:

Height Regulations: The maximum height requirement for permissible uses in this district shall conform to the maximum height requirements which would be applicable to such uses if the same were situated in the most restrictive districts in which such uses are permitted. However, the Planning and Zoning Commission may establish specific heights after consideration of the building height on the surrounding and adjacent property.

Area Regulations: The minimum dimensions of lots and yards of any lot shall conform to the minimum lot and yard requirements which would be applicable to such uses if the same were situated in the most restrictive districts in which such uses are permitted. However, the Planning and Zoning Commission may establish specific lot, yard and area requirements after consideration of density, building coverage, relationship of proposed buildings and relationship to surrounding and adjacent property. The area requirements for the applicable zoning district to which the PD District is to be applied shall be in effect in these regulations.

An application for a Planned Development shall include and be accompanied by a development plan which shall become a part of the amending ordinance and shall be referenced on the Zoning District Map. Changes in the development site plan shall be considered the same as changes in the Zoning District Map except that the Planning and Zoning Commission shall have the final authority to grant, deny, or require such modifications not inconsistent with this ordinance on the proposed site plan. The proposed site plan shall be processed as required except that changes of detail which do not alter the basic relationship of the proposed development to adjacent property and which do not alter the uses permitted or increase the density, floor-area ratio, height or coverage of the site, or which do not decrease the off-street parking ratio, or reduce the yards provided at the boundary of the site as indicated on the approved development plan may be authorized by the Zoning Administrator or referred to the Planning and Zoning Commission for review and decision.

The Development Site Plan may, in some cases, be a two-phase document. The first phase shall illustrate and contain the applicant’s request and suggestion for the use, configuration of buildings, parking, etc., and the second phase shall illustrate the development plan showing the suggestions and recommendations of the Planning and Zoning Commission after review of Phase One. In either case, the applicant shall provide as much detail as possible to include, but not necessarily limited to:

In those areas which contain certain natural features causing an area to be unique and worthy of preservation and denoted as a Natural Feature Area, a “PD” Site Plan is not required unless specifically requested by City Council; however, the City Council may, by specific action, require a natural feature site plan to be submitted including all or any portion of the requirements listed in this Section.

An application for a Planned Development District shall be accompanied by a development schedule indicating the appropriate date on which construction is expected to begin and the rate of anticipated development to completion. The development schedule, if adopted and approved by the City Council, shall become part of the development plan and shall be adhered to by the owner, developer, and his successors in interest.

Annually, the Building Inspector shall confirm a report provided by the developer to the Planning and Zoning Commission the actual development accomplished in the various Planned Development Districts as compared with development schedules.

The Planning and Zoning Commission may, if in its opinion, the owner or owners of property are failing or have failed to meet the approved schedule, initiate proceedings to amend the Zoning District Map or the Planned Development District by removing all or part of the Planned Development District from the Zoning District Map and placing the area involved in another appropriate zoning district. Upon the recommendation of the Planning and Zoning Commission and for good cause shown by the owner and developer, the City Council may also extend the development schedule or adopt such new development schedule as may be indicated by the facts and conditions of the case.

The permanent character of common space lands shall be insured by private reservation for the use and benefit of residents, by dedication to public use, or by a combination thereof. Common open spaces not dedicated to public use shall be maintained by the owner thereof. Land required for common open space shall not include the following:

If the permitted use is not to be served immediately by a water utility, occupancy shall be prohibited until water satisfactory for human consumption is available from a source of the land, or a public utility source, in adequate and sufficient supply for human use.

Individual water systems must be in conformity to the local plumbing code.

If the permitted use is not to be served immediately by a sewage collection system connected to a community treatment plant, or to a public sewerage facility, occupancy shall be prohibited until a septic tank and subsurface drainage field designed and constructed in accordance with methods and standards approved by the State Department of Health and the local plumbing code have been installed, inspected, and approved by the City and permits issued by the City and all other applicable regulatory agencies.

In approving the development plan, the Planning and Zoning Commission shall specify such maximum heights, floor area ratio, density, and minimum off-street parking and loading standards within the limits of those specified in the districts listed for the specific uses involved as inappropriate for the development. The Planning and Zoning Commission shall establish the standards for yards, signs, building spacing, site coverage, access, screening walls or landscaping, building area, open space, pedestrian ways, public or private streets, and alleys to be observed in a Planned Development District.

Every Planned Development District approved under the provisions of this ordinance shall be considered as an amendment to the zoning ordinance as applicable to the property involved. In carrying out the development of a Planned Development District, the development conditions and the development schedule shall be complied with and such conditions as are specified for the development of a Planned Development District shall not be construed as conditions precedent to the approval of the zoning amendment, but shall be construed as conditions precedent to the granting of a certificate of occupancy and compliance.