Franklin County Unincorporated
City Zoning Code
City Zoning Code
PLANNED UNIT
DEVELOPMENT
§ 155.275 PURPOSE.
The purpose of this subchapter is to encourage flexibility in the development of land in order: to promote its most appropriate use; to improve design, character and quality of new developments; to facilitate the adequate and economic provision of streets and utilities; and to preserve the natural and scenic features of open areas alongside major developments.
(Ord. 8, passed 10-23-1987, § 7.01)
§ 155.276 DEFINITION.
A PLANNED UNIT DEVELOPMENT involves a project area devoted to a particular group of uses; residential, commercial or industrial or a mixture of uses, located on a lot or contiguous group of lots held under single, joint or common ownership.
(Ord. 8, passed 10-23-1987, § 7.02)
§ 155.277 DIMENSIONAL REQUIREMENTS; APPLICABILITY.
The lot area, lot width, yard and usable open space requirements of this chapter shall not apply to planned unit developments. The siting and location of buildings, improvements, structures and common open spaces within the area of the planned unit development shall be controlled by the development plans which are approved for the planned unit development.
(Ord. 8, passed 10-23-1987, § 7.03)
§ 155.278 ZONING DESIGNATION.
Areas in the county may be designated by the Fiscal Court upon the recommendation of the Planning Commission.
(A) An area may be zoned if the original request for such designation is made by the Fiscal Court or by the Planning Commission. When a planned area is so zoned, any construction or development proposed shall have a development plan submitted to and approved by the Planning Commission before any building permit may be issued. Since any such zoned area may encompass several lots under several ownerships, the Planning Commission may approve individual development plans for individual parcels; providing, they first assure that each plan so approved is interrelated with plans for adjoining parcels or is capable of being extended to adjoining parcels of land.
(B) An area may be zoned as a planned development based upon applications for such designation by an owner, developer or contiguous owners or developers. Such application shall include:
(2) Written statement. The written statement to accompany the preliminary development plan shall contain the following information:
(a) Description of the planned development;
(b) Land ownership; and
(c) Relationship to surrounding neighborhood.
(Ord. 8, passed 10-23-1987, § 7.04)
§ 155.279 PUD ZONING DESIGNATION.
(A) Applications for approval of the planned developments shall be submitted to the Planning Commission in accordance with the rules for change of zone. The County Office of Planning and Zoning shall review any such plan and forward a report to the Planning Commission. The Planning Commission shall hold a public hearing on the requested PUD Zone designation.
(B) Upon conclusion of its public hearings, the Planning Commission shall forward its recommendations, together with the County Office of Planning and Zoning report and such other documents as may be pertinent to the Fiscal Court.
(C) The Fiscal Court may then pass an ordinance establishing a zoning district designating the land included in the development plan as a Planned Development District on the Zoning Map.
(D) Planned Development Districts shall be designated one of the following:
(1) PR, Planned Residential District;
(2) PM, Planned Mixed Use District; and
(3) PC, Planned Commercial District.
(Ord. 8, passed 10-23-1987, § 7.05)
§ 155.280 PR, PLANNED RESIDENTIAL DEVELOPMENT.
(A) Definition. A PLANNED RESIDENTIAL DEVELOPMENT (PR) is a group of buildings constructed for residential use and ancillary commercial use, located on a lot or contiguous group of lots held under single, joint or common ownership, covering at least ten acres.
(B) Criteria for approval. Uses permitted in a planned unit development may be of the following; provided, two or more residential uses are included in each PR zoned land; and, further provided that, the building arrangement, site design and mixture of uses is appropriate to the area in which the planned unit development is located:
(1) Single household detached dwellings;
(2) Single household semi-attached or attached (townhouses) dwellings;
(3) Two household dwellings;
(4) Apartments;
(5) Recreation uses subject to requirements of these regulations;
(6) Commercial uses subject to the approval of the Planning Commission, but limited to the uses listed in the CL District; and
(7) Community facilities deemed necessary by the Planning Commission.
(C) Total open space. The total of all open space in any PR zoned land shall not be less than 50%. Open space for this purpose shall include all areas not covered by structures, streets or parking.
(D) Ratio of use. In any planned residential development, the mixture of uses permitted should include at least two or more different residential types.
(E) Commercial uses. Commercial uses in a planned residential development permitted by the Planning Commission shall be limited to those permitted in any CL Zone. Commercial facilities provided in a residential PUD shall be capable of being supported by the residences in that development.
(F) Density. Dwelling unit densities shall be compatible with the zoning districts and the neighborhood in which the planned unit development is located. The Planning Commission may permit an increase in density of up to 25% greater than the density permitted in any adjacent zoning district.
(Ord. 8, passed 10-23-1987, § 7.10)
§ 155.281 PM, PLANNED MIXED USE DEVELOPMENT.
(A) Definition. A PLANNED MIXED USE DEVELOPMENT (PM) is a group of buildings constructed for residential and/or commercial use, located on a lot or contiguous group of lots held under single, joint or common ownership, covering at least ten acres.
(B) Criteria for approval. Uses permitted in a planned mixed use development may be of the following; provided, two or more uses are included in each PM Zone; and, further provided that, the building arrangement, site design and mixture of uses is appropriate to the area in which the planned mixed use development is located:
(1) Single household detached dwellings;
(2) Single household semi-attached or attached (townhouses) dwellings;
(3) Apartment;
(4) Recreation uses subject to requirements of these regulations;
(5) Commercial uses as identified by and listed in the CG District, but not including conditional uses; and
(6) Community facilities deemed necessary by the Planning Commission.
(C) Bulk and area regulations.
(1) Lot size. Minimum lot size for a planned mixed use development shall be ten acres.
(2) Setback. Minimum setback for any structure shall be the setback required in the zone adjacent.
(3) Open space. The total of all open space in any PM District shall not be less than 40%. Residential areas shall have at least 50% open space and commercial areas shall include at least 25% landscaped open space.
(4) Height. In general, height shall be limited to 45 feet. However, to permit the greatest flexibility of design the Planning Commission may approve greater heights; provided, such height is an integral part of the building grouping and enhances the design of the entire project.
(5) Density. Residential densities should not exceed ten units per acre in single dwelling areas and 16 units per acre over all. Commercial areas should not exceed a FAR of one and one-half.
(D) Parking. No parking shall be permitted in the front yard of any structure constructed on an individual lot unless such parking area is landscaped with trees, shrubs and grass islands to prevent the appearance of open parking lots. All parking and loading requirements shall be in accordance with regulations specified in §§ 155.330 through 155.339 of this chapter.
(E) Storage. Outdoor storage shall be prohibited unless fully screened on all sides by an opaque ornamental screen.
(F) Landscaping. A landscape plan for the entire development shall be prepared and presented to the Planning Commission for approval. This plan shall show the type and location of plantings, locate and show the purpose of visual screens and establish a means to ensure the accomplishment of the landscape plan. The landscaping plan shall meet or exceed all landscape regulations found in this chapter.
(G) Access. Access to the planned mixed use complex shall be designed to minimize conflicts in traffic. Insofar as possible, all lots should be designed to front on streets within the development.
(H) Street standards. All streets within the planned mixed use development shall be designed at least to standards of collector streets.
(I) Loading requirements.
(1) One off-street loading area for standing, loading or unloading shall be provided for each 25,000 square feet of usable floor space for each commercial building or contiguous group of commercial buildings.
(2) All loading and unloading facilities must have appropriate means of access to a street or alley and must have adequate area for maneuvering vehicles.
(J) Pedestrian access. This must be arranged so as to provide safe and convenient routes to, from and within a planned development, must be interconnected by a common pedestrian system and must separate pedestrian traffic from automotive traffic.
(K) Trees, ground cover, streams and woodland. These and all other natural features must be preserved, so far as practicable. In addition, adequate landscaping areas must be provided which are appropriate to the commercial development giving consideration to the height, location, siting of buildings, type and configuration of materials used and the maintenance they require. Adequate landscaping is required for all off-street parking areas.
(Ord. 8, passed 10-23-1987, § 7.20)
§ 155.282 PC, PLANNED COMMERCIAL DEVELOPMENT.
(A) Purpose. The purpose of this section is intended to encourage a unified grouping of commercial and/or industrial buildings which do not require or desire a central location.
(B) Definition. A PLANNED COMMERCIAL DEVELOPMENT is a building, structure or grouping of buildings or structures constructed predominantly for commercial or industrial uses located on a lot or contiguous group of lots held under single, joint or common ownership or lease.
(C) Uses permitted. It is not the intent of the zone to restrict potential development by limiting uses. In planned commercial zones, uses permitted may include offices, commercial services, shopping centers and light distribution centers and ancillary residential dwellings. In planned industrial zones, uses permitted may include manufacturing, distribution, research and development offices and subordinate services. Since some permitted uses may be incompatible with others, the developer of a planned commercial complex shall provide the Planning Commission with a list of specific uses proposed in his or her development which shall be compatible with each other and neighboring uses. In general, planned commercial/industrial developments will fall into one of the following categories:
(1) Neighborhood retail centers;
(2) Community shopping centers;
(3) Regional shopping centers;
(4) Planned office parks;
(5) Research and development parks;
(6) Distribution and warehousing centers; and
(7) Industrial parks.
(D) Bulk and area regulations.
(1) Lot size. Minimum lot size for a planned commercial development shall be five acres.
(2) Setback. Minimum setback for any structure shall be the setback required in the zone adjacent.
(3) Lot coverage. Maximum lot covered by buildings or structures shall be 50% at ultimate expansion potential.
(4) Height. In general, height shall be limited to 45 feet; however, to permit the greatest flexibility of design, the Planning Commission may approve greater heights; provided, such height is an integral part of the building grouping and enhances the design of the entire project.
(5) Floor area ratio. The floor area ratio shall not exceed one and one-half.
(E) Parking. No parking shall be permitted in the front yard of any structure constructed on an individual lot unless such parking area is landscaped with trees, shrubs and grass islands to prevent the appearance of open parking lots. All parking and loading requirements shall be in accordance with regulations specified in §§ 155.330 through 155.339 of this chapter.
(F) Storage. Outdoor storage shall be prohibited unless fully screened on all sides by an opaque ornamental screen.
(G) Landscaping. A landscape plan for the entire development shall be prepared and presented to the Planning Commission for approval. This plan shall show the type and location of plantings, locate and show the purpose of visual screens and establish a means to ensure the accomplishment of the landscape plan. The landscaping plan shall meet or exceed all appropriate landscape regulations found in this chapter.
(H) Access. Access to the planned commercial complex shall be designed to minimize conflicts in traffic. Insofar as possible, all lots should be designed to front on streets within the commercial development. Lots should not have direct access to existing streets, roads or highways.
(I) Street standards. All streets within the planned commercial or planned industrial development shall be designed at least to standards of collector streets.
(J) Loading requirements.
(1) One off-street loading area for standing, loading or unloading shall be provided for each 25,000 square feet of usable floor space for each building or contiguous group of buildings. Minimum dimensions for such loading space should be 60 feet (depth) by 14 feet (width) by 14 feet (height clearance).
(2) All loading and unloading facilities must have appropriate means of access to a street or alley and must have adequate area for maneuvering vehicles.
(K) Pedestrian access. This must be arranged so as to provide safe and convenient routes to, from and within a planned development, must be interconnected by a common pedestrian system and must separate pedestrian traffic from automotive traffic.
(L) Off-street parking. These areas must provide safe and convenient access to streets and thoroughfares, must be convenient to building groups and must allow for adequate internal circulation of vehicles.
(M) Trees, ground cover, streams and woodlands. These and all other natural features must be preserved, so far as practicable. In addition, adequate landscaping areas must be provided which are appropriate to the commercial development giving consideration to the height, location, siting of buildings type and configuration of materials used, and the maintenance they require. Adequate landscaping is required for all off-street parking areas.
(Ord. 8, passed 10-23-1987, § 7.30)
§ 155.283 DEVELOPMENT PLAN APPROVAL.
(A) Approval of the planned unit development plan. Following the approval of the Zone Map amendment to a planned unit development, the applicant shall submit to the Planning Commission a development plan, in accordance with the subdivision and site plan regulations, covering all of the zoned area.
(B) Contents of the development plan. The final development plan shall contain all of the following information:
(1) All requirements for a final development plan as found in the adopted subdivision and site plan regulations;
(2) Elevation and perspective drawings for each building;
(3) Detailed maps of areas to be conveyed as common open space, and of any improvements to be constructed therein;
(4) Agreements and covenants which shall govern the use, maintenance and continued protection of the planned development and its common open space; and
(5) A development schedule indicating the stages of the planned development and the anticipated rate of development.
(C) Planning Commission review. The Planning Commission shall review the development plan at a public hearing held in accordance with the rules of procedure of the Planning Commission. At that time, the Planning Commission will review each type of development by use of the relevant substantive requirements found in § 155.196 of this chapter and the additional criteria listed below.
(1) Adequate spacing must be provided between buildings and structures, giving consideration: to their height, design, location and siting; to the placement and extent of facing window areas; and to intervening streets, land contours, topography and such other natural features as will assure privacy and amenity.
(2) The planned unit development is appropriately related to the surrounding neighborhood and there is a buffer area of at least 30 feet between the planned unit development and any adjacent residential use district of a lower density. The buffer area must be free of buildings, streets or parking and must be landscaped, screened or protected by natural features so that adverse effects on surrounding areas are minimized.
(Ord. 8, passed 10-23-1987, § 7.40)