Farr West City Zoning Code

CHAPTER 17

32 PD PLANNED DEVELOPMENT OVERLAY ZONE

17.32.010: PURPOSE AND OBJECTIVE:

The purpose of the Planned Development Overlay Zone is to encourage thoughtful and efficient utilization of land in residential areas and by providing greater flexibility in the location and density of buildings. It also allows the consolidation of open spaces, the clustering of dwelling units, and the efficient use of those public amenities required in connection with new residential development. These provisions are intended to create more attractive and more desirable environments within residential areas of the City and to accommodate moderate income housing initiatives in accordance with Utah state housing requirements and Farr West City general plan chapter eight.

(Ord. 2025-03)

17.32.020: PLANNED DEVELOPMENT DESIGNATION:

The PD Overlay Zone is permitted to be used in areas of three acres or more located in residential zones. All PD overlays will require the applicant to enter into a development agreement with the City. The PD overlay provisions, along with the development agreement, shall supersede the site development standards of the zone to which it is applied. Any PD overlay project shall be developed in strict conformance with this chapter and the final development agreement as recommended by the Planning Commission and approved by the City Council. The PD overlay designation shall encompass planned residential developments of single-family housing and townhomes. Permitted uses in the PD overlay shall be limited to those uses permitted in the underlying zone to which the PD overlayapplies. The Planned Development Overlay Zone designation (PD) shall become a suffix to the residential zone with which it is combined and shall be shown on the official zoning map.

(Ord. 2025-03)

17.32.030: STANDARDS AND REQUIREMENTS:

A planned development established under the provisions of this chapter shall conform to the following standards:

A. Density: The maximum number of dwelling units shall be limited to six units per acre. Townhomes may only comprise fifty percent (50%) of the total allowable dwelling units and shall contain a maximum of four units per townhome. In computing the total allowable dwelling units, any fraction of one unit shall be rounded down to the nearest whole number.

B. Density Bonus: The developer may request higher density than that which is defined in this chapter. The Planning Commission must agree, however, that any increase in density will be compensated for by increased public open space and/or amenities and improved design which, by the commission's discretion, are deemed proportional to the requested density increase. The increased density shall be incorporated into the final development agreement as recommended by the Planning Commission and approved by the City Council.

C. Building Locations: With the following exceptions, dwellings and permitted structures may be located as approved in the final development plans. Locations and arrangements of buildings on the lot should be accomplished in a manner that will best utilize the lot area and create an attractive living environment. The following exceptions shall be considered minimum requirements as applicable:

1. Garages with entrances facing directly on the street, whether in a front or side yard, shall be set back at least twenty feet (20') from the property line.

2. Setbacks shall be maintained along the peripheral property lines of the planned development and shall be equal to that required by the zone on the property immediately adjacent thereto.

3. In those instances where a proposed planned development will front upon one or more existing streets, the setback from the street shall be equal to that required by the most restrictive zone of the property immediately adjacent along the same street frontage.

D. Open Space: Not less than twenty percent (20%) of the total acreage of the planned development shall be retained as permanent open space (parks, playgrounds, trails, etc. See requirements below). Vehicular streets or roads, parking, driveways and other required setbacks are not allowed to be included in the computations for open space.

E. Requirements:

1. Accessibility - Open space must be accessible to residents of the development and, where applicable, to the general public.

2. Functionality - Must provide active or passive recreation opportunities or act as community gathering spaces.

3. Minimum Dimensions - Narrow strips of land, residual spaces, or areas with a slope exceeding fifteen percent (15%) shall not count as usable open space unless specifically designed for recreation or outdoor uses.

4. Maintenance - Usable open space shall be landscaped, maintained, and, if applicable, include amenities such as benches, lighting, or trails.

a. Examples of Usable Open Space:

(1) Parks, playgrounds, and picnic areas;

(2) Walking and biking trails;

(3) Community gardens;

(4) Sports courts and fields;

(5) Plazas, courtyards, and community gathering spaces; and

(6) Natural open space with designated trails or educational features.

b. Exclusions:

a. Stormwater detention basins unless designed for dual recreational use.

E. Buffer: All areas adjacent to existing residential developments shall contain only single-family detached housing units.

F. Utilities: All dwelling units shall be served by public sewer and a public water supply. All utilities within the planned development shall be placed underground, including telephone, electrical, television and internet cables. Dwelling units under separate ownership shall have separate utility metering.

G. Maximum Height: The maximum height of buildings within a planned development shall be the same as that permitted by the underlying residential zone.

H. Required Yard Area Landscaping: The required front and side yards which face upon a public street shall not be used for vehicular parking but shall be landscaped with lawn or appropriate plants and shrubs as indicated on the approved final development plans.

I. Parking: Dwellings shall be provided with not less than two (2) parking spaces per unit. All parking spaces, parking areas and driveways must be hard surfaced and properly drained.

J. Dedication Of Streets: Streets in planned developments may be dedicated to the City but must conform to the required City street standards. When planning the street layout and connection to existing streets a traffic study may be required at the discretion of the Planning Commission and/or City Engineer. (Ord. 2025-03)

17.32.040: GUARANTEES AND COVENANTS:

Adequate guarantees shall be provided for permanent retention and maintenance of all open space areas created before final planned development approval is granted.

A. Open Space Guarantees: Open space guarantees for all planned developments may include the following:

1. The City may require the developer to furnish and record protective covenants which will guarantee the retention of the open space area, or the City may require the creation of a corporation granting beneficial rights to the open space to all owners or occupants of land within the development.

2. The developer shall develop all required open space. Maintenance of all open space shall also be the responsibility of the developer unless the City accepts dedication and approves the annexation of said property.

3. In case of private reservation, the open space to be reserved shall be protected against building development by conveying to the City as part of the condition of project approval, an open space easement over such open areas, restricting the area against any future building or use, except as approved on the final development plan. A minimum of fifty percent (50%) of the open space must also remain accessible to the public.

4. The care and maintenance of the area within such open space reservation shall be ensured by the developer by establishing a private association or corporation responsible for such maintenance which shall levy the cost thereof as an assessment on the property owners within the planned development. Ownership and tax liability of private open space reservations shall be established in a manner acceptable to the City and made a part of the conditions of the final plan approval.

5. Maintenance of open space reservations shall be managed by a person, partnership or corporate entity in which there is adequate expertise and experience in property management to ensure that said maintenance is accomplished efficiently at a high-quality standard.

6. Subsequent changes or additions to the plans or use of the land may be made to the plan upon, first; a petition of two-thirds (2/3) or more of the property owners within the development, second; submitting the changes to the Planning Commission for its recommendation, and third; receiving approval of the changes by the City Council.

B. Improvement Completion Assurance: To ensure that the planned development will be constructed to completion in an acceptable manner, the applicant shall submit an improvement completion assurance in a manner acceptable to the City or as otherwise specified in City Ordinance. The amount of the improvement completion assurance shall be determined by the City Engineer as an estimated cost of the required improvements including construction and installation of all required landscaping, parking and street improvements, including paving, curbs, sidewalks, water and sewer lines, public parks and playgrounds, recreation facilities and other amenities shown on the final development plan. The applicant shall also file a schedule of anticipated completion dates for such improvements. In the event that the improvements are not completed in reasonable conformance with said schedule, the City may undertake to complete the improvements and pay for such improvements from the improvement completion assurance.

(Ord. 2025-03)

17.32.050: REVIEW PROCEDURE:

A. Application: Application for a PD Overlay Zone designation shall follow the procedures listed in this chapter.

B. Preliminary Development Plan: All applications for a PD overlay designation shall be accompanied by a preliminary development plan. The plan shall contain the following:

1. A complete and accurate legal description of the property proposed for the planned development.

2. A tabulation of the total acreage of the site and the percentages thereof to be designated for parking, residential units, open space, amenities, streets, etc.

3. Proposed circulation pattern, including private and public streets and pedestrian paths.

4. Parks, common open spaces, playgrounds, public facilities and other improvements or amenities proposed within the planned development.

5. General location of all dwellings and other structures in the development and an indication of proposed population densities and building densities (units per acre), including percentages of each dwelling type being proposed.

6. Proposed location of parking and ingress and egress.

7. A landscaping plan showing what areas are to be landscaped and what types of plants and materials are to be used, including sprinkler and irrigation systems.

8. Preliminary elevations or perspectives of all building types proposed within the development.

9. Preliminary subdivision plat, if the site is being divided, showing a general layout of all proposed lots.

10. A preliminary utility plan showing the manner in which adequate sewage disposal and water are to be provided to the site, including the point from which said services are to be extended.

11. A draft of the declaration of covenants, conditions and restrictions as required herein.

12. A draft of the proposed development agreement.

13. Other items that may be required by the Planning Commission.

C. Preliminary Plan Review: The Planning Commission shall review the application for a PD Overlay Zone designation and accompanying preliminary development plan. The Planning Commission shall approve, disapprove or approve subject to compliance with such modifications or conditions as may be deemed necessary to carry out the purposes of this chapter and the preliminary plan. The approval of the preliminary plan shall be made only after the Planning Commission finds that:

1. That the proposed development will provide a more beneficial environment than a conventional residential development established under the provisions of the current underlying residential zone.

2. That the proposed development will not be detrimental to adjacent properties and to the general area in which it is located; and that it will be in substantial harmony with the character of existing development in the area.

3. That the development project will provide more efficient use of the land and more useable open space than a conventional development permitted by the residential zone.

4. That increased densities allowed within the proposed development will be compensated by better site design and by the provision of increased amenities and recreational facilities.

5. That any variation allowed from the development standards of the residential zone will not increase hazards to the health, safety or general welfare of the residents of the proposed planned development or adjacent areas.

D. Planning Commission Recommendation: Based on its action with the preliminary development plan, the Planning Commission shall then recommend to the City Council either approval or denial of the PD Overlay Zone designation on the applicant's property.

E. City Council Action: The City Council shall review the preliminary development plan and either approve or deny the PD Overlay Zone designation for the proposed development.

F. Final Plans for Planned Development: Final planned development plans shall contain the following:

1. Tabulations of all dwelling units to be constructed by types.

2. Detailed site plan with complete dimensions showing precise locations of all buildings and structures, lot or parcel sizes and locations, designations of common open spaces and special use areas, detailed circulation pattern including proposed ownership and typical cross section of streets.

3. Exterior concept for all building types, presented as exterior perspectives or exterior elevations.

4. Detailed landscaping plans which show the types and sizes of all plant materials and their locations, decorative materials, recreation equipment, and sprinkler or irrigation systems. Landscape planning shall be accomplished by keeping water conservation in mind.

5. Dimensioned parking layout showing location of individual parking stalls and all areas of ingress or egress.

6. Detailed engineering plans or final subdivision plat showing site grading, street improvements, drainage, storm water management, and public utility locations. Also, submission of engineering feasibility studies, if required by the City Engineer.

7. The final draft of covenants, conditions and restrictions, together with open space easements and other bonds, guarantees or agreements as required herein or as deemed necessary by the City Attorney.

8. A proposed phasing schedule for the completion of landscaping, parking, street improvement and other improvements and amenities.

9. Final draft of the development agreement for the PD Overlay.

G. Final Plan Review:

1. The Planning Commission shall review the submitted final plan. The Planning Commission shall approve the final plan only after it has found the following:

a. The proposed development meets all the requirements, objectives, purposes and standards of the PD Zone regulations and of the residential zone.

b. The proposed development and development agreement does not significantly deviate from the approved preliminary plan.

2. The Planning Commission may impose conditions on the approval of the final development plans as are deemed appropriate to comply with this chapter.

3. Final approval of the planned PD Overlay development is made by the City Council upon recommendation by the Planning Commission.

H. Building Permit: No building permit for any portion of the planned development shall be issued until the final planned development plans have been approved and all necessary requirements have been met.

I. Phased Final Plans: The final plan may be submitted in phases, provided each such phase can exist as a separate unit capable of independently meeting all the requirements and standards of this chapter and of the residential zone.