(a)

Purpose of district. The PD Planned Development District is intended to be used in combination with other districts to permit the grouping of uses of different districts and the modification of certain controls in a manner so as to produce large area developments arranged to better serve community needs, reduce the demands on community facilities and to create larger areas of open space than those generated under normal district controls.

(b)

Effects of classification. Property may be classified under the PD Planned Development District only in combination with another district and shall be so designated by the letter PD affixed to the code letters of the base district. When the PD designation is so affixed to another base district, and a site plan has been approved therefor, development may proceed in accordance with the provisions of this section. When property carries a PD designation but has no approved site plan or approved conceptual site plan, it may be developed only as an R-1 district without obtaining further site plan approval. Property may be planned for any use permitted for the base district or for permitted uses with or without PD permitted uses.

(c)

General regulations.

(1)

Area requirements: The PD district shall have at least five (5) acres. The fact that such property may be platted into smaller lots shall not relieve the owner thereof of such area minimums.

(2)

SPUD requirements: Sites smaller than five (5) acres may be zoned as a special planned use district (SPUD). A SPUD zoned property shall be subject to all the requirements of PD zoning, except that conceptual site plans need not include the matters required by subsection 27-16(d)(2)(c), and that site plans need not include the matters required by subsections 27-16(e)(8), (10), (11), (12) and (13) unless requested by the staff or the city council.

(3)

Maximum coverage: Unless limited to a lower percentage by the base district or site plan adopted by ordinance, no more than fifty (50) percent of lots shall be covered by primary or accessory buildings.

(4)

Yard requirements: In PD district combined with residential districts, the applicable yard requirements for the residential districts apply only to the total site or to the platted blocks within the site.

(5)

Height limitations: No building in a PD district shall exceed the height limit stated by the site plan. Unless the height limit is stated in the site plan, no building shall exceed the maximum height permitted in the base district.

(6)

Compatibility: No PD classification or site plan shall be approved unless the city council determines that the planned use is compatible with and appropriate for the immediate area which it will affect.

(d)

Site plan requirements:

(1)

A site plan approved by the city council shall be a prerequisite to issuance of building permits and certificates of occupancy for any property in the district. A site plan approval request may be heard concurrent with or subsequent to a zoning change request, but not before.

(2)

Prior to consideration of any site plan of a part of a larger tract under the same ownership which has been previously designated PD Planned Development, a conceptual site drawing for the entire tract zoned PD shall be presented for approval, as in other rezoning cases. A conceptual site drawing shall also accompany any request for PD zoning not accompanied by a final site plan. The conceptual site drawing, as may be amended and approved by the council, shall become a part of such zone change and subsequent site plans shall conform thereto. Such conceptual site drawing shall contain at least the following:

a.

A scaled drawing, in which not less than one (1) inch is one hundred (100) feet, showing dimensioned boundaries of the property, the location and width of streets and highways adjacent to and on the property, and any other easements thereon or adjacent thereto;

b.

Elevation contours at least ten-foot intervals;

c.

General location and description of existing utility services, including size of water and sewer mains;

d.

Existing improvements proposed to be retained when the property is developed;

e.

Undimensioned location and approximate size of proposed buildings;

f.

Undimensioned drawings showing proposed access points, general location of parking and points of access;

g.

All proposed uses and their location on the drawing;

h.

Identifiable watercourses and low area;

i.

Proposed maximum height of building;

j.

Proposed landscaped areas;

k.

Height and elevation of all buildings.

(3)

Site plan approval: A request for a site plan approval shall be processed in accordance with the same review and hearing procedure as a proposal for a zoning district change.

(4)

Modification of site plan: The commission may recommend and the council may require such modification of a conceptual site plan or a site plan as will permit the proposed project to exist harmoniously of surrounding areas.

(5)

Amendments: All site plans approved hereunder may be amended pursuant to the same procedure and subject to the same limitations and requirements as any other site plan would require for original approval.

(e)

Site plan information. Every application for approval of a site plan under the terms of this district shall contain sufficient information delineating the characteristics of the site, changes in those characteristics, how the development will relate to public services and facilities, and what protection features are included to insure that the development will be compatible with existing and allowable development on adjacent property. The site plan shall show at least the following items of information:

(1)

The land area included with the site, the land area of all abutting sites and the zoning classification thereof, all public and private rights-of-way and easements bounding and interpreting the site, and the abutting sites which are proposed to be continued, created, relocated and/or abandoned;

(2)

The proposed finished grade of the site, shown to contour intervals of not to exceed two (2) feet;

(3)

A description of the proposed site and the boundaries thereof;

(4)

The location of each existing and each proposed structure on the site, the general category of uses or uses [to] be contained therein, the number of stories, gross floor area, the location of entrances and exits to buildings; provided, however, the city council may waive the requirements for location of proposed structures, of entrances and exits to buildings for residential planned development site plans. All such residential planned development site plans shall reflect minimum floor area, minimum yard area, and maximum height which are to be applicable;

(5)

The location of all on-site facilities for liquid and solid waste disposal;

(6)

The location and width of all curb cuts and driving lanes;

(7)

The dimensions and capacities of parking areas and loading areas; the character and location of illumination facilities for the same;

(8)

All pedestrian walks, malls and open areas for use by tenants or the public;

(9)

The location and height of all walls, fences and screen planting, and landscaping;

(10)

The location, size, height and orientation of all signs other than signs flat on building facades;

(11)

The types of surfacing, such as paving, turfing or gravel, to be used at the various locations;

(12)

The location of fire hydrants;

(13)

Drainage plans and information as may be available to show that the development will not be adversely affected by flooding action;

(14)

Front building elevation sketch; provided, however, the city council may approve a residential planned development site plan without front building elevation sketches should it determine that such is not required for the integrity of the plan.

(f)

Administrative details. Upon approval of the site plan, all necessary permits or certificates authorized thereby may be issued. Subsequent to such approval, minor changes may be authorized by the enforcing officer when such minor changes will not cause any of the following circumstances to occur:

(1)

A change in the character of the development;

(2)

An increase in the ratio of the gross floor areas in structures to the area of any lot;

(3)

An increase in the intensity of use;

(4)

A reduction in the originally approved separations between buildings;

(5)

An increase in the problems of circulation, safety and utilities;

(6)

An increase in the external effects on adjacent property;

(7)

A reduction in the originally approved setbacks from property lines;

(8)

An increase in ground coverage by structures;

(9)

A reduction in the ratio of off-street parking and loading space to gross floor area in structures;

(10)

A change in the subject, size, lighting or orientation of originally approved signs.

(Code 1965, Ch. 27, §§ 15.1—15.6; Ord. No. 1137, § 1, 7-8-86; Ord. No. 1163, § 1, 12-16-86; Ord. No. 1486, § 3, 4-11-95)