2. 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.
3. 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.
4. 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.
5. 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

1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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 
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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