Jamestown City Zoning Code
ARTICLE VIII
Planned Unit Residential Development
§ 300-0801 Purpose.
The purpose of this article is to provide a means whereby parcels of land can be designed and developed without regard to the normal lot size, building bulk and setback requirements of the typical zoning district. All dwelling unit types or combinations thereof are permitted in this article. However, minimum requirements are established to ensure that each living unit has proper light and air, appropriate access to public ways and open space and is properly connected to public facilities and properly related to adjacent properties and buildings.
§ 300-0802 General provisions.
The regulations set by this article shall be considered minimum standards and shall apply uniformly to each classification or type of lot and structure within the district.
Planned unit residential developments do not necessarily correspond in minimum lot size, building area, type of dwelling unit, density lot coverage or required open space to any other residentially zoned district in the City.
The Planning Commission may, subject to approval by the City Council, permit the development of a planned unit residential development in any residential district, provided that all regulations and requirements of this article are fully met.
§ 300-0803 Permitted uses.
A planned unit residential development shall be subject to the regulations and requirements of this chapter and shall be permitted exclusively for the following uses:
§ 300-0804 Site size and development requirements.
The proposed site shall be developed as a single entity for a number of dwellings and other permitted uses pursuant to this article.
The proposed site shall be approved by the Planning Commission and City Council.
The proposed site shall be under single ownership or control.
The proposed site shall include at least five contiguous acres if located within an R-1 District or at least three contiguous acres if located within an R-2 District.
§ 300-0805 Area and bulk regulations.
Single-family dwellings. The regulations of the R-1 and R-2 Districts shall be observed and the average density maintained with the following exceptions:
The minimum lot area may be reduced by 20%.
The minimum lot width may be reduced by 10%.
The minimum front yard may be reduced to 15 feet.
The minimum rear yard may be reduced to 15 feet where the lot abuts common open space land.
The minimum side yard(s) may be reduced to five feet.
All lots within the planned residential area shall face and be serviced by existing or new streets constructed within the planned residential site boundaries but shall not face on collector-type or arterial-type streets as determined by the Planning Commission.
Townhouse or apartment dwellings.
No townhouse or apartment shall be more than three habitable stories rising no more than 30 feet or 21/2 stories above ground.
No townhouse or apartment shall be set back less than 50 feet from any road or street (right-of-way) line or property line.
The end walls of adjacent townhouses or apartments shall be separated by not less than 11/2 times the height of the tallest building.
The space between faces of townhouses or apartment buildings shall be 21/2 times the height of the tallest building or 50 feet as the minimum.
At least two off-street parking spaces shall be provided for each dwelling unit, and such spaces shall be within 150 feet of any commonly used entranceway for such dwelling unit. All open parking areas shall be sufficiently screened from adjoining properties by a compact hedge, solid fence or masonry wall five feet in height.
§ 300-0806 Supplemental design standards.
Buildings shall be so designed as to avoid monotonous patterns of construction or repetitive spaces or modules between buildings.
Streets shall be so designed as to discourage through traffic on the site.
The Planning Commission shall require such additional standards as are applicable to the proposed site and any development thereon, such as grading, parking and landscaping, including adequate buffer zones with tall plantings to sufficiently screen open parking areas of close proximity to adjoining private properties.
§ 300-0807 Density.
The permitted density (dwelling units per acre) shall be computed by multiplying the number of total acres within the proposed planned unit residential development by the following units per acre:
In R-1 Districts: 5.5 (approximately 8,000 square feet per unit). The principal use is to occupy no more than 25% of the proposed site.
In R-2 Districts: 8.7 (approximately 5,000 square feet per unit).
(Example: A ten-acre planned unit residential development in an R-1 District can contain a maximum of 55 dwelling units; and in an R-2 District, 87 dwelling units.) |
§ 300-0808 Open space.
Open space land shall be set aside and developed for the common use and enjoyment of all residents in a planned unit residential development area. The amount, location and proposed use of all open space land within the site shall be clearly shown. Of the gross area of open space land, a minimum of 40% shall be suitable for active recreational purposes, and access to these open space lands shall be convenient to all residents. For purposes of calculation, streets, sidewalks or land lying within 10 feet of any townhouse or garden apartment shall not be considered as open space land.
The applicant shall establish and ensure the future ownership of the permanent open space land, as well as indicate the provision for the burden of maintenance and control of the open space if said open space is held in private ownership. In addition, the City Council, at its discretion, may at any time accept the dedication of land or any interest therein for public use and maintenance, but the City Council need not acquire as a condition of the approval of the planned unit residential development the land to be set aside for common open space dedicated or made available for public use.
§ 300-0809 Application procedure.
Planned unit residential development applications and site plans shall be prepared in accordance with the site plan review application process (Article IX) and include such other pertinent information as the Planning Commission shall prescribe. In addition, said application shall include written statements of facts concerning:
The suitability of the site (i.e., the proposed density, the location and proposed uses of facilities) shall be in accordance with the provisions of this article.
Provisions for services, maintenance and the continued protection of the planned unit residential development and adjoining territories.
The disposition of open space land and provisions for maintenance and control of the open space land. Financial responsibility for such open space land shall be clearly indicated.
The phasing of construction.
The furnishing of evidence of the developer's financial capacity to carry out the development and other installations connected to the development.
§ 300-0810 Review procedure.
Any owner of not less than five contiguous acres of land in any R-1 District or not less than three contiguous acres in any R-2 District may request, in writing, that the City Council let the regulations of this article apply to such property. The City Council shall then refer the matter to the Planning Commission for review and recommendations in accordance with the following procedures:
Pursuant to Article IX of this chapter, the applicant shall prepare a planned unit residential development site plan.
The Planning Commission shall review and, if the plan is in compliance with the regulations and intent of this chapter, recommend the planned unit residential development site plan to City Council for its review.
City Council shall then review the final planned unit residential development plan within 45 days of the Planning Commission's recommendation.
§ 300-0811 Approval procedure.
The final planned unit residential development shall be subject to the following approval procedures:
City Council may approve of the final planned unit residential development plan, provided that it is in accordance with the regulations of this article and in harmony with the provisions in Article IX. Furthermore, once the plan is approved, Council shall sign the plan and record it pursuant to Chapter 260 of the City Code.
Should the applicant fail to complete the planned unit residential development within the approved time frame, or should the plans be amended, the applicant shall obtain reapproval from the Planning Commission and City Council.
Approval of development phasing. The applicant shall provide a sequence of the construction and development phases. For each phase, all construction and site improvements shall be completed before building permits are issued for subsequent phases. Furthermore, in the event that any minimum requirements have not been satisfied when the development or any phase of the development is complete, the responsible party shall correct the deficiency, regardless of the cost involved and regardless of whether or not the plans and construction had been approved by any City official.
