Fayetteville City Zoning Code

30-3.G. Planned

Development Zoning Districts

30-3.G.1. General

Establishment of Planned Development Zoning Districts
Table 30-3.G, Planned Development Zoning Districts Established, sets out the planned development zoning districts established by this Ordinance.

Table 30-3.G.1: Planned Development Zoning Districts Established
DISTRICT ABBREVIATION	DISTRICT NAME
PD-R	Planned Development - Residential
PD-EC	Planned Development - Employment Center
PD-TN	Planned Development - Traditional Neighborhood Development

General Planned Development District Purposes
The Planned Development (PD) districts are established and intended to encourage innovative land planning and site design concepts that support a high quality of life and achieve a high quality of development, environmental sensitivity, energy efficiency, and other City goals and objectives by:
1. Reducing or diminishing the inflexibility or uniform design that sometimes results from strict application of zoning and development standards designed primarily for individual lots;
2. Allowing greater freedom in selecting the means of providing access, open space, and design amenities;
3. Allowing greater freedom in providing a well-integrated mix of residential and nonresidential land uses in the same development, including a mix of housing types, lot sizes, and densities;
4. Providing for efficient use of land resulting in smaller networks of utilities and streets and thereby lowering development and housing costs;
5. Promoting quality design and environmentally sensitive development that respects surrounding established land use character and respects and takes advantage of a site's natural and man-made features, such as trees, streams, hillsides, floodplains, and historic features; and
6. Establishing a zoning district that corresponds to Cumberland County's Density Development Conditional Use District within the City's Municipal Influence Areas.
Classification of Planned Development Zoning Districts
Land shall be classified into a planned development zoning district only in accordance with the procedures and requirements set forth in Section 30-2.C.3, Planned Development, and this section.
Relationship to PND District
Lands designated as Planned Neighborhood District (PND) on July 1, 2011 are subject to the standards and conditions included within the previously-adopted master plans and other requirements related to their approval. These developments may proceed subject to their original approvals in accordance with Section 30-1.H, Transitional Provisions. In the event the PND expires, or a modification to the district is proposed, an applicant may seek to establish a PD district in accordance with this section and Section 30-2.C.3, Planned Development.
Organization of Planned Development Zoning District Regulations
Section 30-3.G.2, General Standards for All Planned Development Districts, sets out general standards applicable to all types of Planned Development districts. Sections 30-3.G.3 to 30-3.G.5 set out the purpose statements and standards for each of the three specific types of Planned Development district. These subsections have a common structure consisting of a purpose statement and applicable development standards. Some PD districts also include additional district-specific standards. Article 30-4, Use Standards, includes a summary use table specifying the allowable uses for each of the PD districts (see Table 30-4.A, Use Table) subject to an approved master plan. Uses that do not include an "MP" under a particular PD district column in Table 30-4.A are prohibited within that PD district.

Effective on: 11/18/2013

30-3.G.2. General Standards for All Planned Development Districts

Before approving a PD zoning district classification, the City Council shall find that the application for the PD zoning district classification, as well as the Master Plan and the Terms and Conditions document included as part of the application, comply with the following standards:

Planned Development Master Plan
The Master Plan shall:
1. Include a statement of planning objectives for the district;
2. Identify the natural features and defining characteristics of the site such as site's natural amenities, significant trees (both individually and in mass), vegetation, and topography;
3. Identify the general location of individual development areas, identified by land use(s) and/or development density or intensity;
4. Identify for the entire PD district and each development area the acreage, types and mix of land uses, number of residential units (by use type), nonresidential floor area (by use type), residential density, and nonresidential intensity;
5. Identify the general location, amount, and type (whether designated for active or passive recreation) of open space;
6. Identify the location of environmentally sensitive lands, wildlife habitat, and stream corridors;
7. Identify the on-site transportation circulation system, including the general location of all public and private streets, existing or projected transit corridors, pedestrian and bicycle pathways, and how they will connect with existing and planned City systems;
8. Identify the general location of on-site potable water and wastewater facilities, and how they will connect to City systems;
9. Identify the general location of on-site stormwater management facilities, and how they will connect to City systems; and
10. Identify the general location of all other on-site public facilities serving the development, including but not limited to schools, and facilities for fire protection, police protection, EMS, and solid waste management.
Consistency with City Plans
The PD zoning district designation, the Master Plan, and the Terms and Conditions document shall be consistent with the 2030 Joint Growth Vision Plan, the 2010 Cumberland County Land Use Plan, and any applicable functional plans and small area plans adopted by the City.
Compatibility with Surrounding Areas
Development along the perimeter of a PD district shall be compatible with adjacent existing or proposed development. Where there are issues of compatibility, the Master Plan shall provide for transition areas at the edges of the PD district that provide for appropriate buffering and/or ensure a complementary character of uses. Determination of complementary character shall be based on densities/intensities, lot size and dimensions, building height, building mass and scale, hours of operation, exterior lighting, siting of service areas, or other aspects identified by the City Council.
Development Phasing Plan
If development in the PD district is proposed to be phased, the Master Plan shall include a development phasing plan that identifies the general sequence or phases in which the district is proposed to be developed, including how residential and nonresidential development will be timed, how infrastructure (public and private) and open space will be provided and timed, and how development will be coordinated with the City's capital improvements program.
Conversion Schedule
The Master Plan may include a conversion schedule that identifies the extent to which one type of residential use may be converted to another type of residential use or one type of nonresidential use may be converted to another type of nonresidential use (i.e., residential to residential, or nonresidential to nonresidential). These conversions may occur within development areas and between development areas, as long as they occur within the same development phase, as identified by the approved development phasing plan, and are consistent with established extents of conversion set down in the conversion schedule.
On-Site Public Facilities
1. Design and Construction
  The Master Plan shall establish the responsibility of the developer/landowner to design and construct or install required and proposed on-site public facilities in compliance with applicable City, State, and Federal regulations.
2. Dedication
  The Master Plan shall establish the responsibility of the developer/landowner to dedicate to the public the right-of-way and easements necessary for the construction or installation of required and proposed on-site public facilities in compliance with applicable City, State, and Federal regulations.
3. Modifications to Street Standards
  In approving a Master Plan, the City Council may approve modifications or reductions of City street design standards—including those for right-of-way widths, pavement widths, required materials, and turning radii—on finding that:
  1. The Master Plan provides for adequate separation of vehicular, pedestrian, and bicycle traffic;
  2. Access for emergency service vehicles is not substantially impaired;
  3. Adequate off-street parking is provided for the uses proposed; and
  4. Adequate space for public utilities is provided within the street right-of- way
Planned Development Terms and Conditions
The Terms and Conditions document shall incorporate by reference or include, but not be limited to:
1. Conditions related to approval of the application for the PD zoning district classification;
2. The Master Plan, including any density/intensity standards, dimensional standards, and development standards established in the Master Plan;
3. Conditions related to the approval of the Master Plan, including any conditions related to the form and design of development shown in the Master Plan;
4. Provisions addressing how multimodal transportation, potable water, wastewater, stormwater management, open space, and other public facilities will be provided to accommodate the proposed development;
5. Provisions related to environmental protection and monitoring; and
6. Any other provisions the City Council determines are relevant and necessary to the development of the PD in accordance with applicable standards and regulations.
Uses
The uses allowed in a PD district are identified in Table 30-4.A, Use Table, as allowed subject to a planned development master plan. Allowed uses shall be established in the master plan and are subject to any use regulations applicable to the PD district. Allowed uses shall be consistent with City plans, the purpose of the particular type of PD district, and subject to any additional limitations or requirements set forth in Sections 30-3.G.3—30-3.G.5 for the particular type of PD district.
Densities/Intensities
The densities for residential development and the intensities for nonresidential development applicable in each development area of a PD district shall be as established in the Master Plan, and shall be consistent with City plans and the purpose of the particular type of PD district.
Dimensional Standards
The dimensional standards applicable in each development area of a PD district shall be as established in the Master Plan, and shall be consistent with the purpose of the particular type of PD district. The Master Plan shall include at least the following types of dimensional standards:
1. Minimum lot area;
2. Minimum lot width;
3. Minimum and maximum setbacks;
4. Maximum lot coverage;
5. Maximum building height;
6. Maximum individual building size;
7. Floor area ratio; and
8. Minimum setbacks from adjoining residential development or residential zoning districts.
Development Standards
All development in a PD district shall comply with the development standards of Article 30-5: Development Standards, or any modifications of those standards established in the Master Plan. Modifications proposed in a Master Plan shall be consistent with City plans, the objective of the particular type of development standard, the purpose of the particular PD district, and any additional limitations or requirements set forth in Sections 30-3.G.3—30-3.G.5 for the particular type of PD district.
Amendments to Approved Master Plan
Amendments or modifications to a Master Plan shall be considered in accordance with the standards in Sections 30-2.C.3.i and j.

(Ord. No. S2012-017, §§ 1, 2, 9-10-2012; Ord. No. S2013-015, § 2.0, 7-22-2013)

Effective on: 11/18/2013

30-3.G.3. Planned Development - Residential (PD-R) District

PD-R
PLANNED DEVELOPMENT - RESIDENTIAL DISTRICT PURPOSE The Planned Development - Residential (PD-R) District is established and intended to encourage the use of innovative and creative design to provide a mix of different residential uses in close proximity to one another, while at the same time providing an efficient use of open space. Limited, small-scale commercial uses may be allowed in the PD-R district, primarily to serve the needs of residents in the development. DIMENSIONAL STANDARDS DEVELOPMENT STANDARDS DENSITY/INTENSITY AND LOT STANDARDS The standards in Article 30-5, Development Standards, shall apply to all development in PD-R districts, but some of those standards may be modified as part of the Master Plan if consistent with the general purposes of the PD-R district and the procedures noted below. Gross residential density, maximum (dwelling units/acre) [1] To be established in the Master Plan (SEE Section 30-3.G.2.A, Planned Development master Plan) Nonresidential Floor Area Ratio, Maximum DEVELOPMENT STANDARD MEANS OF MODIFYING Lot area, minimum (sq. ft.) Off-street parking and loading Specify in Alternative Parking Plan (see Section 30-5.A.8) Lot width, minimum (sq. ft.) Landscaping [2] Specify in Alternative Landscaping Plan (see Section 30-5.B.4.f) BUILDING STANDARDS Tree protection Lot coverage, maximum (% of lot area) To be established in the Master Plan (see Section 30-3.G.2.a, Planned Development Master Plan) Open space set-aside [3] Modifications prohibited Individual building size, maximum (sq. ft.) Fences and walls Specify in Security Plan (see Sections 30-5.D.5 and 30-5.F.7) Building height, maximum (ft.) Exterior lighting Setbacks, minimum or maximum (ft.) Community form Modifications prohibited Setback from abutting residential zoning district or existing residential use (ft.) Commercial building design NOTES:
[1] May not exceed 125 percent of the highest maximum gross density standard for the base zoning district in place prior to designation as a planned development. This limitation does not apply where the previous zoning classification was the DT district.
[2] Internal uses shall not be required to provide perimeter buffers. Single-family building design Multi-family building design Transitional design Signage Specify in Master Sign Plan [3] Where a PD-R district includes nonresidential or mixed-use development, the required percentage of open space set- aside shall be calculated based on the total amount of land used for residential, nonresidential, or mixed-use purposes, respectively (see Section 30-5.C).

Effective on: 11/18/2013

30-3.G.4. Planned Development - Economic Center (PD-EC) District

PD-EC
PLANNED DEVELOPMENT - EMPLOYMENT CENTER DISTRICT PURPOSE The Planned Development - Employment Center (PD-EC) District is established and intended to encourage the development of a mix of employment generating uses (office, research, light industrial, limited commercial), and may allow high-density residential uses at appropriate locations in a planned and aesthetically pleasing way. This is done by allowing design flexibility as well as a mix of uses. DIMENSIONAL STANDARDS DEVELOPMENT STANDARDS DISTRICT STANDARDS The standards in Article 30-5, Development Standards, shall apply to all development in PD-EC districts, but some of those standards may be modified as part of the Master Plan if consistent with the general purposes of the PD-EC district and the procedures noted below. DEVELOPMENT STANDARD MEANS OF MODIFYING Floor area devoted to residential use, maximum (% of total district floor area) 25 Off-street parking and loading Specify in Alternative Parking Plan (see Section 30-5.A.8) Floor area devoted to Retail Sales and Services uses, maximum (% of total district floor area) 10 Landscaping [2] Specify in Alternative Landscaping Plan (see Section 30-5.B.4f) DENSITY/INTENSITY AND LOT STANDARDS Tree protection Gross residential density, maximum (dwelling units/acre) [1] To be established in the Master Plan (see Section 30-3.G.2.a, Planned Development Master Plan) Open space set-aside [3] Modifications prohibited Nonresidential floor area ratio, maximum Fences and walls Specify in Security Plan (see Sections 30-5.D.5 and 30-5.F.7) Lot area, minimum (sq. ft.) Exterior lighting Lot width, minimum (sq. ft.) Community form Modifications prohibited BUILDING STANDARDS Commercial building design Lot coverage, maximum (% of lot area) To be established in the Master Plan (see Section 30-3.G.2a, Planned Development Master Plan) Single-family building design Individual building size, maximum (sq. ft.) Multi-family building design Building height, maximum (ft.) Transitional design Setbacks, minimum or maximum (ft.) Signage Specify in Master Sign Plan Setback from abutting residential zoning district or existing residential use (ft.) NOTES:
[2] Internal uses shall not be required to provide perimeter buffers.
[3] Where a PD-EC district includes residential or mixed-use development, the required percentage of open space set-aside shall be calculated based on the total amount of land used for residential, nonresidential, or mixed- use purposes, respectively (see Section 30-5.C) NOTES:
[1] May not exceed 125 percent of the highest maximum gross density standard for the base zoning district in place prior to designation as a planned development. This limitation does not apply where the previous zoning classification was the DT district.

Effective on: 11/18/2013

30-3.G.5. Planned Development - Traditional Neighborhood (TN) District

PD-TN
PLANNED DEVELOPMENT - TRADITIONAL NEIGHBORHOOD DISTRICT PURPOSE The Planned Development - Traditional Neighborhood (PD-TN) District is established and intended to provide landowner/ developers with a flexible framework within which to develop a mixed-use, traditional neighborhood development as an alternative to conventional residential development. PD-TN Districts should be of sufficient size and design to ensure pedestrian activity focused on a neighborhood center and sub-centers. PD-TN district standards are designed to encourage the development of compact residentially-oriented, mixed-use, small-lot, pedestrian-oriented communities where residents can meet some of their employment, shopping, and recreation needs within the same development. DIMENSIONAL STANDARDS DISTRICT-SPECIFIC STANDARDS DISTRICT STANDARDS The standards in Section 30-3.G.5.a, Additional District-Specific Standards for the PD-TN District, shall apply to all development within the PD-TN District. District area, minimum (acres) 10 [1] DEVELOPMENT STANDARDS Floor area devoted to nonresidential use, minimum (% of total district floor area) 15 The standards in Article 30-5, Development Standards, shall apply to all development in PD-TN districts, but some of those standards may be modified as part of the Master Plan if consistent with the general purposes the district and the procedures noted below. Dwelling units of any single housing type, maximum (% of total district units) 60 [2] DENSITY/INTENSITY AND LOT STANDARDS DEVELOPMENT STANDARD MEANS OF MODIFYING Gross residential density, maximum (dwelling units/acre) To be established in the Master Plan (See Section 30-3.G.2.a, Planned Development Master Plan) Off-street parking and loading Specify in Alternative Parking Plan (see Section 30-5.A.8) Nonresidential floor area ratio, maximum Landscaping [3] Specify in Alternative Landscaping Plan (See Section 30-5.B.4..f) Lot area, minimum (sq. ft.) Tree Protection Lot width, minimum (sq. ft.) Open Space Set-Aside [4] Modifications prohibited BUILDING STANDARDS Fences and walls Specify in Security Plan (see Sections 30-5.D.5 and 30-5.F.7) Lot coverage, maximum (% of lot area) To be established in the Master Plan (See Section 30-3.G.2.a, Planned Development Master Plan) Exterior lighting Individual building size, maximum (sq. ft.) Community form Modifications prohibited Building height, maximum (ft.) Commercial building design Setbacks, minimum and maximum (ft.) Single-family building design Setback from abutting residential zoning district or existing residential use (ft.) Multi-family building design NOTES:
[1] The minimum area requirement may be waived by the City Council on finding that creative site planning is necessary to address a physical development constraint, protect sensitive natural areas, or promote a community goal.
[2] May be exceeded only on demonstration that a less diverse mix of housing types is appropriate.
[3] Internal uses shall not be required to provide perimeter buffers. Transitional design Signage Specify in Master Sign Plan NOTES:
[4] The required percentage of open space set-aside shall be calculated based on the total amount of land used for residential, nonresidential, or mixed-use purposes, respectively.

Additional District-Specific Standards for the PD-TN District
1. Center and Subcenters
  A PD-TN District shall be designed with a neighborhood center, and may also be served by one or more sub-centers. A neighborhood center or sub-center shall consist of formal open space (such as a square, commons, green, or active recreation area) that is adjacent to nonresidential or civic uses (such as a school, religious institution, or other government building), and served by one or more prominent street intersections.
2. Walking Distance
  Figure 30-3.G.5: Walking Distance
  At least 80 percent of the dwelling units in a PD-TN should be within a five-minute walk (approximately 1,250 feet) of the neighborhood center.
  
  At least 80 percent of all residential dwelling units in a PD-TN should be within a five minute walk (approximately 1,250 feet) of the neighborhood center or a sub-center (see Figure 30-3.G.5).
3. Use Mixing
  1. A PD-TN District shall be structured to provide a mix of uses, like residential, retail, employment, civic, and recreational uses. The integration of residential and nonresidential uses allows residents to meet more of their daily needs within the development. In addition, provision of a variety of housing options is required to allow greater diversity of residents within the neighborhood.
  2. Civic uses are encouraged, but not required, as part of the district's nonresidential uses.
  3. Mixing of residential and nonresidential uses within a single project or structure is encouraged within integrated or vertical mixed-use projects, in which uses are located on different floors of a single structure.
4. Open Space Design
  1. Open space in a PD-TN District should be designed in a hierarchy of formal and informal spaces and used to enhance community activity, identity, and civic pride. Formal open spaces consist of squares, greens, common areas, or other park-like settings where residents of the neighborhood may gather. Such areas are bounded by streets and/or buildings, and are typically located in or near the geographic center of the neighborhood. Informal open spaces are typically located throughout the development, and take the form of meandering walking paths, greenways, pocket parks, passive recreation areas, and areas set aside for vegetation retention.
  2. Some portion of the open space provided within a PD-TN shall be located to serve as a central open space or gathering area for the development.
5. Building Configuration
  1. Public Buildings and Uses
    Public buildings and uses, including Government Facilities, Community Service uses, and Educational Facilities, serve as focal points and landmarks for the community within a PD-TN district and should be located on prominent sites, such as terminal vistas at the end of streets and on prominent street corners. The Master Plan shall designate the general location of publicly or privately owned civic lots for civic buildings and uses, including public monuments or gateways into an ensuing space, as the terminus of street vistas for all major internal streets. In addition, public buildings and uses shall be located fronting on or adjacent to a square, plaza, or village green whenever possible.
  2. Location and Relationship between Buildings
    In a PD-TN district, buildings should be used to define the street edge and the distinction between the public domain of the street and the private space of individual lots. To this end, buildings should have a fairly consistent, narrow setback alignment along the street frontage.
  3. Relationship betweenBuilding Types
    Buildings in a PD-TN district should be built on a human scale and designed with a common, harmonious architectural vocabulary and landscaping to lend an intimate and personal feel to the streetscape. The intent should not be to create a uniform appearance, but rather a distinct sense of place.

(Ord. No. S2012-025, § 16, 11-13-2012)

Effective on: 11/18/2013

Fayetteville City Zoning Code

30-3.G. Planned

Development Zoning Districts

30-3.G.1. General

Table 30-3.G.1: Planned Development Zoning Districts Established
DISTRICT ABBREVIATION	DISTRICT NAME
PD-R	Planned Development - Residential
PD-EC	Planned Development - Employment Center
PD-TN	Planned Development - Traditional Neighborhood Development

General Planned Development District Purposes
The Planned Development (PD) districts are established and intended to encourage innovative land planning and site design concepts that support a high quality of life and achieve a high quality of development, environmental sensitivity, energy efficiency, and other City goals and objectives by:
1. Reducing or diminishing the inflexibility or uniform design that sometimes results from strict application of zoning and development standards designed primarily for individual lots;
2. Allowing greater freedom in selecting the means of providing access, open space, and design amenities;
3. Allowing greater freedom in providing a well-integrated mix of residential and nonresidential land uses in the same development, including a mix of housing types, lot sizes, and densities;
4. Providing for efficient use of land resulting in smaller networks of utilities and streets and thereby lowering development and housing costs;
5. Promoting quality design and environmentally sensitive development that respects surrounding established land use character and respects and takes advantage of a site's natural and man-made features, such as trees, streams, hillsides, floodplains, and historic features; and
6. Establishing a zoning district that corresponds to Cumberland County's Density Development Conditional Use District within the City's Municipal Influence Areas.
Classification of Planned Development Zoning Districts
Land shall be classified into a planned development zoning district only in accordance with the procedures and requirements set forth in Section 30-2.C.3, Planned Development, and this section.
Relationship to PND District
Lands designated as Planned Neighborhood District (PND) on July 1, 2011 are subject to the standards and conditions included within the previously-adopted master plans and other requirements related to their approval. These developments may proceed subject to their original approvals in accordance with Section 30-1.H, Transitional Provisions. In the event the PND expires, or a modification to the district is proposed, an applicant may seek to establish a PD district in accordance with this section and Section 30-2.C.3, Planned Development.
Organization of Planned Development Zoning District Regulations
Section 30-3.G.2, General Standards for All Planned Development Districts, sets out general standards applicable to all types of Planned Development districts. Sections 30-3.G.3 to 30-3.G.5 set out the purpose statements and standards for each of the three specific types of Planned Development district. These subsections have a common structure consisting of a purpose statement and applicable development standards. Some PD districts also include additional district-specific standards. Article 30-4, Use Standards, includes a summary use table specifying the allowable uses for each of the PD districts (see Table 30-4.A, Use Table) subject to an approved master plan. Uses that do not include an "MP" under a particular PD district column in Table 30-4.A are prohibited within that PD district.

Effective on: 11/18/2013

30-3.G.2. General Standards for All Planned Development Districts

Planned Development Master Plan
The Master Plan shall:
1. Include a statement of planning objectives for the district;
2. Identify the natural features and defining characteristics of the site such as site's natural amenities, significant trees (both individually and in mass), vegetation, and topography;
3. Identify the general location of individual development areas, identified by land use(s) and/or development density or intensity;
4. Identify for the entire PD district and each development area the acreage, types and mix of land uses, number of residential units (by use type), nonresidential floor area (by use type), residential density, and nonresidential intensity;
5. Identify the general location, amount, and type (whether designated for active or passive recreation) of open space;
6. Identify the location of environmentally sensitive lands, wildlife habitat, and stream corridors;
7. Identify the on-site transportation circulation system, including the general location of all public and private streets, existing or projected transit corridors, pedestrian and bicycle pathways, and how they will connect with existing and planned City systems;
8. Identify the general location of on-site potable water and wastewater facilities, and how they will connect to City systems;
9. Identify the general location of on-site stormwater management facilities, and how they will connect to City systems; and
10. Identify the general location of all other on-site public facilities serving the development, including but not limited to schools, and facilities for fire protection, police protection, EMS, and solid waste management.
Consistency with City Plans
The PD zoning district designation, the Master Plan, and the Terms and Conditions document shall be consistent with the 2030 Joint Growth Vision Plan, the 2010 Cumberland County Land Use Plan, and any applicable functional plans and small area plans adopted by the City.
Compatibility with Surrounding Areas
Development along the perimeter of a PD district shall be compatible with adjacent existing or proposed development. Where there are issues of compatibility, the Master Plan shall provide for transition areas at the edges of the PD district that provide for appropriate buffering and/or ensure a complementary character of uses. Determination of complementary character shall be based on densities/intensities, lot size and dimensions, building height, building mass and scale, hours of operation, exterior lighting, siting of service areas, or other aspects identified by the City Council.
Development Phasing Plan
If development in the PD district is proposed to be phased, the Master Plan shall include a development phasing plan that identifies the general sequence or phases in which the district is proposed to be developed, including how residential and nonresidential development will be timed, how infrastructure (public and private) and open space will be provided and timed, and how development will be coordinated with the City's capital improvements program.
Conversion Schedule
The Master Plan may include a conversion schedule that identifies the extent to which one type of residential use may be converted to another type of residential use or one type of nonresidential use may be converted to another type of nonresidential use (i.e., residential to residential, or nonresidential to nonresidential). These conversions may occur within development areas and between development areas, as long as they occur within the same development phase, as identified by the approved development phasing plan, and are consistent with established extents of conversion set down in the conversion schedule.
On-Site Public Facilities
1. Design and Construction
  The Master Plan shall establish the responsibility of the developer/landowner to design and construct or install required and proposed on-site public facilities in compliance with applicable City, State, and Federal regulations.
2. Dedication
  The Master Plan shall establish the responsibility of the developer/landowner to dedicate to the public the right-of-way and easements necessary for the construction or installation of required and proposed on-site public facilities in compliance with applicable City, State, and Federal regulations.
3. Modifications to Street Standards
  In approving a Master Plan, the City Council may approve modifications or reductions of City street design standards—including those for right-of-way widths, pavement widths, required materials, and turning radii—on finding that:
  1. The Master Plan provides for adequate separation of vehicular, pedestrian, and bicycle traffic;
  2. Access for emergency service vehicles is not substantially impaired;
  3. Adequate off-street parking is provided for the uses proposed; and
  4. Adequate space for public utilities is provided within the street right-of- way
Planned Development Terms and Conditions
The Terms and Conditions document shall incorporate by reference or include, but not be limited to:
1. Conditions related to approval of the application for the PD zoning district classification;
2. The Master Plan, including any density/intensity standards, dimensional standards, and development standards established in the Master Plan;
3. Conditions related to the approval of the Master Plan, including any conditions related to the form and design of development shown in the Master Plan;
4. Provisions addressing how multimodal transportation, potable water, wastewater, stormwater management, open space, and other public facilities will be provided to accommodate the proposed development;
5. Provisions related to environmental protection and monitoring; and
6. Any other provisions the City Council determines are relevant and necessary to the development of the PD in accordance with applicable standards and regulations.
Uses
The uses allowed in a PD district are identified in Table 30-4.A, Use Table, as allowed subject to a planned development master plan. Allowed uses shall be established in the master plan and are subject to any use regulations applicable to the PD district. Allowed uses shall be consistent with City plans, the purpose of the particular type of PD district, and subject to any additional limitations or requirements set forth in Sections 30-3.G.3—30-3.G.5 for the particular type of PD district.
Densities/Intensities
The densities for residential development and the intensities for nonresidential development applicable in each development area of a PD district shall be as established in the Master Plan, and shall be consistent with City plans and the purpose of the particular type of PD district.
Dimensional Standards
The dimensional standards applicable in each development area of a PD district shall be as established in the Master Plan, and shall be consistent with the purpose of the particular type of PD district. The Master Plan shall include at least the following types of dimensional standards:
1. Minimum lot area;
2. Minimum lot width;
3. Minimum and maximum setbacks;
4. Maximum lot coverage;
5. Maximum building height;
6. Maximum individual building size;
7. Floor area ratio; and
8. Minimum setbacks from adjoining residential development or residential zoning districts.
Development Standards
All development in a PD district shall comply with the development standards of Article 30-5: Development Standards, or any modifications of those standards established in the Master Plan. Modifications proposed in a Master Plan shall be consistent with City plans, the objective of the particular type of development standard, the purpose of the particular PD district, and any additional limitations or requirements set forth in Sections 30-3.G.3—30-3.G.5 for the particular type of PD district.
Amendments to Approved Master Plan
Amendments or modifications to a Master Plan shall be considered in accordance with the standards in Sections 30-2.C.3.i and j.

(Ord. No. S2012-017, §§ 1, 2, 9-10-2012; Ord. No. S2013-015, § 2.0, 7-22-2013)

Effective on: 11/18/2013

30-3.G.3. Planned Development - Residential (PD-R) District

Effective on: 11/18/2013

30-3.G.4. Planned Development - Economic Center (PD-EC) District

Effective on: 11/18/2013

30-3.G.5. Planned Development - Traditional Neighborhood (TN) District

Additional District-Specific Standards for the PD-TN District
1. Center and Subcenters
  A PD-TN District shall be designed with a neighborhood center, and may also be served by one or more sub-centers. A neighborhood center or sub-center shall consist of formal open space (such as a square, commons, green, or active recreation area) that is adjacent to nonresidential or civic uses (such as a school, religious institution, or other government building), and served by one or more prominent street intersections.
2. Walking Distance
  Figure 30-3.G.5: Walking Distance
  At least 80 percent of the dwelling units in a PD-TN should be within a five-minute walk (approximately 1,250 feet) of the neighborhood center.
  
  At least 80 percent of all residential dwelling units in a PD-TN should be within a five minute walk (approximately 1,250 feet) of the neighborhood center or a sub-center (see Figure 30-3.G.5).
3. Use Mixing
  1. A PD-TN District shall be structured to provide a mix of uses, like residential, retail, employment, civic, and recreational uses. The integration of residential and nonresidential uses allows residents to meet more of their daily needs within the development. In addition, provision of a variety of housing options is required to allow greater diversity of residents within the neighborhood.
  2. Civic uses are encouraged, but not required, as part of the district's nonresidential uses.
  3. Mixing of residential and nonresidential uses within a single project or structure is encouraged within integrated or vertical mixed-use projects, in which uses are located on different floors of a single structure.
4. Open Space Design
  1. Open space in a PD-TN District should be designed in a hierarchy of formal and informal spaces and used to enhance community activity, identity, and civic pride. Formal open spaces consist of squares, greens, common areas, or other park-like settings where residents of the neighborhood may gather. Such areas are bounded by streets and/or buildings, and are typically located in or near the geographic center of the neighborhood. Informal open spaces are typically located throughout the development, and take the form of meandering walking paths, greenways, pocket parks, passive recreation areas, and areas set aside for vegetation retention.
  2. Some portion of the open space provided within a PD-TN shall be located to serve as a central open space or gathering area for the development.
5. Building Configuration
  1. Public Buildings and Uses
    Public buildings and uses, including Government Facilities, Community Service uses, and Educational Facilities, serve as focal points and landmarks for the community within a PD-TN district and should be located on prominent sites, such as terminal vistas at the end of streets and on prominent street corners. The Master Plan shall designate the general location of publicly or privately owned civic lots for civic buildings and uses, including public monuments or gateways into an ensuing space, as the terminus of street vistas for all major internal streets. In addition, public buildings and uses shall be located fronting on or adjacent to a square, plaza, or village green whenever possible.
  2. Location and Relationship between Buildings
    In a PD-TN district, buildings should be used to define the street edge and the distinction between the public domain of the street and the private space of individual lots. To this end, buildings should have a fairly consistent, narrow setback alignment along the street frontage.
  3. Relationship betweenBuilding Types
    Buildings in a PD-TN district should be built on a human scale and designed with a common, harmonious architectural vocabulary and landscaping to lend an intimate and personal feel to the streetscape. The intent should not be to create a uniform appearance, but rather a distinct sense of place.

(Ord. No. S2012-025, § 16, 11-13-2012)

Effective on: 11/18/2013

Fayetteville City Zoning Code

30-3.G. Planned

Development Zoning Districts

30-3.G.1. General

Table 30-3.G.1: Planned Development Zoning Districts Established
DISTRICT ABBREVIATION	DISTRICT NAME
PD-R	Planned Development - Residential
PD-EC	Planned Development - Employment Center
PD-TN	Planned Development - Traditional Neighborhood Development

General Planned Development District Purposes
The Planned Development (PD) districts are established and intended to encourage innovative land planning and site design concepts that support a high quality of life and achieve a high quality of development, environmental sensitivity, energy efficiency, and other City goals and objectives by:
1. Reducing or diminishing the inflexibility or uniform design that sometimes results from strict application of zoning and development standards designed primarily for individual lots;
2. Allowing greater freedom in selecting the means of providing access, open space, and design amenities;
3. Allowing greater freedom in providing a well-integrated mix of residential and nonresidential land uses in the same development, including a mix of housing types, lot sizes, and densities;
4. Providing for efficient use of land resulting in smaller networks of utilities and streets and thereby lowering development and housing costs;
5. Promoting quality design and environmentally sensitive development that respects surrounding established land use character and respects and takes advantage of a site's natural and man-made features, such as trees, streams, hillsides, floodplains, and historic features; and
6. Establishing a zoning district that corresponds to Cumberland County's Density Development Conditional Use District within the City's Municipal Influence Areas.
Classification of Planned Development Zoning Districts
Land shall be classified into a planned development zoning district only in accordance with the procedures and requirements set forth in Section 30-2.C.3, Planned Development, and this section.
Relationship to PND District
Lands designated as Planned Neighborhood District (PND) on July 1, 2011 are subject to the standards and conditions included within the previously-adopted master plans and other requirements related to their approval. These developments may proceed subject to their original approvals in accordance with Section 30-1.H, Transitional Provisions. In the event the PND expires, or a modification to the district is proposed, an applicant may seek to establish a PD district in accordance with this section and Section 30-2.C.3, Planned Development.
Organization of Planned Development Zoning District Regulations
Section 30-3.G.2, General Standards for All Planned Development Districts, sets out general standards applicable to all types of Planned Development districts. Sections 30-3.G.3 to 30-3.G.5 set out the purpose statements and standards for each of the three specific types of Planned Development district. These subsections have a common structure consisting of a purpose statement and applicable development standards. Some PD districts also include additional district-specific standards. Article 30-4, Use Standards, includes a summary use table specifying the allowable uses for each of the PD districts (see Table 30-4.A, Use Table) subject to an approved master plan. Uses that do not include an "MP" under a particular PD district column in Table 30-4.A are prohibited within that PD district.

Effective on: 11/18/2013

30-3.G.2. General Standards for All Planned Development Districts

Planned Development Master Plan
The Master Plan shall:
1. Include a statement of planning objectives for the district;
2. Identify the natural features and defining characteristics of the site such as site's natural amenities, significant trees (both individually and in mass), vegetation, and topography;
3. Identify the general location of individual development areas, identified by land use(s) and/or development density or intensity;
4. Identify for the entire PD district and each development area the acreage, types and mix of land uses, number of residential units (by use type), nonresidential floor area (by use type), residential density, and nonresidential intensity;
5. Identify the general location, amount, and type (whether designated for active or passive recreation) of open space;
6. Identify the location of environmentally sensitive lands, wildlife habitat, and stream corridors;
7. Identify the on-site transportation circulation system, including the general location of all public and private streets, existing or projected transit corridors, pedestrian and bicycle pathways, and how they will connect with existing and planned City systems;
8. Identify the general location of on-site potable water and wastewater facilities, and how they will connect to City systems;
9. Identify the general location of on-site stormwater management facilities, and how they will connect to City systems; and
10. Identify the general location of all other on-site public facilities serving the development, including but not limited to schools, and facilities for fire protection, police protection, EMS, and solid waste management.
Consistency with City Plans
The PD zoning district designation, the Master Plan, and the Terms and Conditions document shall be consistent with the 2030 Joint Growth Vision Plan, the 2010 Cumberland County Land Use Plan, and any applicable functional plans and small area plans adopted by the City.
Compatibility with Surrounding Areas
Development along the perimeter of a PD district shall be compatible with adjacent existing or proposed development. Where there are issues of compatibility, the Master Plan shall provide for transition areas at the edges of the PD district that provide for appropriate buffering and/or ensure a complementary character of uses. Determination of complementary character shall be based on densities/intensities, lot size and dimensions, building height, building mass and scale, hours of operation, exterior lighting, siting of service areas, or other aspects identified by the City Council.
Development Phasing Plan
If development in the PD district is proposed to be phased, the Master Plan shall include a development phasing plan that identifies the general sequence or phases in which the district is proposed to be developed, including how residential and nonresidential development will be timed, how infrastructure (public and private) and open space will be provided and timed, and how development will be coordinated with the City's capital improvements program.
Conversion Schedule
The Master Plan may include a conversion schedule that identifies the extent to which one type of residential use may be converted to another type of residential use or one type of nonresidential use may be converted to another type of nonresidential use (i.e., residential to residential, or nonresidential to nonresidential). These conversions may occur within development areas and between development areas, as long as they occur within the same development phase, as identified by the approved development phasing plan, and are consistent with established extents of conversion set down in the conversion schedule.
On-Site Public Facilities
1. Design and Construction
  The Master Plan shall establish the responsibility of the developer/landowner to design and construct or install required and proposed on-site public facilities in compliance with applicable City, State, and Federal regulations.
2. Dedication
  The Master Plan shall establish the responsibility of the developer/landowner to dedicate to the public the right-of-way and easements necessary for the construction or installation of required and proposed on-site public facilities in compliance with applicable City, State, and Federal regulations.
3. Modifications to Street Standards
  In approving a Master Plan, the City Council may approve modifications or reductions of City street design standards—including those for right-of-way widths, pavement widths, required materials, and turning radii—on finding that:
  1. The Master Plan provides for adequate separation of vehicular, pedestrian, and bicycle traffic;
  2. Access for emergency service vehicles is not substantially impaired;
  3. Adequate off-street parking is provided for the uses proposed; and
  4. Adequate space for public utilities is provided within the street right-of- way
Planned Development Terms and Conditions
The Terms and Conditions document shall incorporate by reference or include, but not be limited to:
1. Conditions related to approval of the application for the PD zoning district classification;
2. The Master Plan, including any density/intensity standards, dimensional standards, and development standards established in the Master Plan;
3. Conditions related to the approval of the Master Plan, including any conditions related to the form and design of development shown in the Master Plan;
4. Provisions addressing how multimodal transportation, potable water, wastewater, stormwater management, open space, and other public facilities will be provided to accommodate the proposed development;
5. Provisions related to environmental protection and monitoring; and
6. Any other provisions the City Council determines are relevant and necessary to the development of the PD in accordance with applicable standards and regulations.
Uses
The uses allowed in a PD district are identified in Table 30-4.A, Use Table, as allowed subject to a planned development master plan. Allowed uses shall be established in the master plan and are subject to any use regulations applicable to the PD district. Allowed uses shall be consistent with City plans, the purpose of the particular type of PD district, and subject to any additional limitations or requirements set forth in Sections 30-3.G.3—30-3.G.5 for the particular type of PD district.
Densities/Intensities
The densities for residential development and the intensities for nonresidential development applicable in each development area of a PD district shall be as established in the Master Plan, and shall be consistent with City plans and the purpose of the particular type of PD district.
Dimensional Standards
The dimensional standards applicable in each development area of a PD district shall be as established in the Master Plan, and shall be consistent with the purpose of the particular type of PD district. The Master Plan shall include at least the following types of dimensional standards:
1. Minimum lot area;
2. Minimum lot width;
3. Minimum and maximum setbacks;
4. Maximum lot coverage;
5. Maximum building height;
6. Maximum individual building size;
7. Floor area ratio; and
8. Minimum setbacks from adjoining residential development or residential zoning districts.
Development Standards
All development in a PD district shall comply with the development standards of Article 30-5: Development Standards, or any modifications of those standards established in the Master Plan. Modifications proposed in a Master Plan shall be consistent with City plans, the objective of the particular type of development standard, the purpose of the particular PD district, and any additional limitations or requirements set forth in Sections 30-3.G.3—30-3.G.5 for the particular type of PD district.
Amendments to Approved Master Plan
Amendments or modifications to a Master Plan shall be considered in accordance with the standards in Sections 30-2.C.3.i and j.

(Ord. No. S2012-017, §§ 1, 2, 9-10-2012; Ord. No. S2013-015, § 2.0, 7-22-2013)

Effective on: 11/18/2013

30-3.G.3. Planned Development - Residential (PD-R) District

Effective on: 11/18/2013

30-3.G.4. Planned Development - Economic Center (PD-EC) District

Effective on: 11/18/2013

30-3.G.5. Planned Development - Traditional Neighborhood (TN) District

Additional District-Specific Standards for the PD-TN District
1. Center and Subcenters
  A PD-TN District shall be designed with a neighborhood center, and may also be served by one or more sub-centers. A neighborhood center or sub-center shall consist of formal open space (such as a square, commons, green, or active recreation area) that is adjacent to nonresidential or civic uses (such as a school, religious institution, or other government building), and served by one or more prominent street intersections.
2. Walking Distance
  Figure 30-3.G.5: Walking Distance
  At least 80 percent of the dwelling units in a PD-TN should be within a five-minute walk (approximately 1,250 feet) of the neighborhood center.
  
  At least 80 percent of all residential dwelling units in a PD-TN should be within a five minute walk (approximately 1,250 feet) of the neighborhood center or a sub-center (see Figure 30-3.G.5).
3. Use Mixing
  1. A PD-TN District shall be structured to provide a mix of uses, like residential, retail, employment, civic, and recreational uses. The integration of residential and nonresidential uses allows residents to meet more of their daily needs within the development. In addition, provision of a variety of housing options is required to allow greater diversity of residents within the neighborhood.
  2. Civic uses are encouraged, but not required, as part of the district's nonresidential uses.
  3. Mixing of residential and nonresidential uses within a single project or structure is encouraged within integrated or vertical mixed-use projects, in which uses are located on different floors of a single structure.
4. Open Space Design
  1. Open space in a PD-TN District should be designed in a hierarchy of formal and informal spaces and used to enhance community activity, identity, and civic pride. Formal open spaces consist of squares, greens, common areas, or other park-like settings where residents of the neighborhood may gather. Such areas are bounded by streets and/or buildings, and are typically located in or near the geographic center of the neighborhood. Informal open spaces are typically located throughout the development, and take the form of meandering walking paths, greenways, pocket parks, passive recreation areas, and areas set aside for vegetation retention.
  2. Some portion of the open space provided within a PD-TN shall be located to serve as a central open space or gathering area for the development.
5. Building Configuration
  1. Public Buildings and Uses
    Public buildings and uses, including Government Facilities, Community Service uses, and Educational Facilities, serve as focal points and landmarks for the community within a PD-TN district and should be located on prominent sites, such as terminal vistas at the end of streets and on prominent street corners. The Master Plan shall designate the general location of publicly or privately owned civic lots for civic buildings and uses, including public monuments or gateways into an ensuing space, as the terminus of street vistas for all major internal streets. In addition, public buildings and uses shall be located fronting on or adjacent to a square, plaza, or village green whenever possible.
  2. Location and Relationship between Buildings
    In a PD-TN district, buildings should be used to define the street edge and the distinction between the public domain of the street and the private space of individual lots. To this end, buildings should have a fairly consistent, narrow setback alignment along the street frontage.
  3. Relationship betweenBuilding Types
    Buildings in a PD-TN district should be built on a human scale and designed with a common, harmonious architectural vocabulary and landscaping to lend an intimate and personal feel to the streetscape. The intent should not be to create a uniform appearance, but rather a distinct sense of place.

(Ord. No. S2012-025, § 16, 11-13-2012)

Effective on: 11/18/2013