Llano City Zoning Code
ARTICLE IV
PLANNED DEVELOPMENT PD OVERLAY DISTRICT
§ 110-481 General purpose; description.
(a)
The city council may authorize the creation of a planned development (PD) overlay district after a public hearing and proper notice to all parties affected, and after recommendation from the planning and zoning commission.
(b)
The PD district is a district which accommodates planned associations of uses developed as integral land use units, such as industrial districts, offices, retail, commercial or service centers, shopping centers, residential developments of multiple or mixed housing, including attached single-family dwellings, or any appropriate combination of uses which may be planned, developed or operated as integral land use units, either by a single owner or a combination of owners. A PD district may be used to permit new or innovative concepts in land utilization not permitted in this chapter by other zoning districts. While greater flexibility is given to allow special conditions or restrictions which would not otherwise allow the development to occur, procedures are established in this article to ensure against misuse of increased flexibility.
(Ordinance 735, sec. I(20.A), adopted 7/21/97; Ordinance 808, sec. 20.A.1, adopted 1/17/00)
§ 110-482 Permitted uses.
(a)
An application for a planned development (PD) overlay district shall specify the base zoning district upon which the PD is based, and the use, or the combination of uses, proposed, particularly if any of the proposed uses are not allowed by right in the base zoning district. In selecting a base zoning district, the uses allowed in the base district must be similar or compatible with the uses proposed for the PD. PD designations shall not be attached to specific use permit (SUP) requirements. SUPs allowed in the base zoning district of a PD are allowed in the PD only if they are specifically identified at the time of PD approval, and if they are specifically cited as an additional use (i.e., to the uses allowed by right in the base zoning district) in the ordinance establishing the PD.
(b)
In the case of residential PD districts for single-family or two-family (i.e., duplex) categories, the proposed lot area shall be no smaller than the lot sizes allowed in the base zoning district, except for minor changes in a small percentage of the lots in order to provide improved design or flexibility in the layout of the subdivision.
(Ordinance 735, sec. I(20.A), adopted 7/21/97; Ordinance 808, sec. 20.A.2, adopted 1/17/00)
§ 110-483 Requirements.
(a)
Development requirements for each separate planned development (PD) overlay district shall be set forth in the amending ordinance granting the PD district, and shall include, but may not be limited to, uses, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, lighting, project phasing or scheduling, management associations and other requirements as the city council and planning and zoning commission may deem appropriate.
(b)
In the PD district, uses shall conform to the standards and regulations of the base zoning district to which it is most similar. The base zoning district shall be stated in the PD granting ordinance. All applications to the city shall list all requested deviations from the standard requirements set forth throughout this article. Applications without such list will be considered incomplete.
(c)
The PD district shall conform to all other regulations of the base zoning district, as well as all other sections of this chapter, unless specifically changed or excluded in the ordinance establishing the PD.
(d)
The ordinance granting a PD district shall include a statement as to the purpose and intent of the PD granted in such ordinance. A specific list of modifications in each district is required, along with a general statement citing the reason for the PD request.
(e)
The minimum contiguous acreage for a planned development request shall be two acres.
(Ordinance 735 sec. I(20.A), adopted 7/21/97; Ordinance 808, sec. 20.A.3, adopted 1/17/00)
§ 110-484 Plans and standards.
In establishing a planned development (PD) overlay district in accordance with this article, the city council shall, as part of the amending ordinance, approve and file appropriate plans and standards for each PD district. To facilitate understanding of the request during the review and public hearing process, the concurrent submission of a concept plan shall be required, along with the PD zoning application. A detailed site plan, or preliminary plat for residential projects, may be submitted in lieu of the concept plan if the applicant prefers to do so, and if the applicant wishes to expend the resources/funds necessary to prepare a complete detailed site plan submission (i.e., detailed engineering/architectural plans, etc.). Regardless of which type of plan is submitted along with the PD zoning request, all property that is proposed for a nonresidential, multifamily, mobile home park, elderly housing or mixed use project within a PD district shall ultimately require final site plan submission and approval in accordance with article V, division 7 of this chapter, and all PD properties, both residential and nonresidential, shall be platted in accordance with the provisions of chapter 90.
(1)
Concept plan.
The concept plan shall be submitted by the applicant at the time of the PD request. The concept plan shall show, in a graphic manner, the applicant’s intent for the use of the land within the proposed PD district and shall be supported by written documentation of proposals and standards for development, as may be required. The city may prepare application forms which further describe and explain the following requirements:
a.
Residential concept plan.
A concept plan shall be submitted with any residential PD zoning request for a development comprised of single-family (detached or attached) or two-family (duplex) dwellings on individually platted lots, and shall show general uses, phasing of the development, access, thoroughfares, alleys, if proposed, preliminary lot arrangements, proposed densities, proposed screenings, landscaped or private amenity areas, project scheduling and other pertinent development data. A residential concept plan could also take the form of a preliminary plat if the applicant wishes to do so (see chapter 90 for application procedures and requirements for a preliminary plat submission).
b.
Nonresidential concept plan.
A concept plan shall be submitted with any nonresidential, multifamily, mobile home park, elderly housing or mixed use PD zoning request, and shall clearly show all pertinent aspects of the type and nature of the proposed development. The concept plan application shall include all submittal items required by the city for concept plan approval, as may be modified from time to time, including the concept plan drawing on 24-inch by 36-inch sheets, to a known engineering scale, and including the following existing and proposed site conditions and improvements, as well as additional information as may also be required by the city either on, or along with, the concept plan:
1.
Site boundaries and dimensions (i.e., metes and bounds), site acreage and square footage, and the approximate distance to the nearest cross street;
2.
Site location map (eligible, but not necessarily to scale), and north arrow;
3.
Written and graphic scale, and title block in the lower right corner of the plan;
4.
Topography, at five-foot contours or less, and existing physical/natural features, including areas of tree cover, floodplains, drainageways and creeks;
5.
Existing land use, zoning, ownership and easements on the site and on adjacent properties;
6.
Proposed land uses on property (location, acreage and density of each), proposed building footprints (proposed use, square footage and height for each building), parking areas (including parking ratios for each type of use), proposed screening and landscaped areas;
7.
Access to property and existing and proposed streets, alleys, fire lanes and private drives, with pavement widths, rights-of-way, median openings, turn lanes and driveways, including those on adjacent property and across any street, with all appropriate dimensions;
8.
Proposed dedications/reservations of land for public use, including, but not limited to, rights-of-way, easements, park lands, open spaces, drainageways, floodplains and public building sites, if any;
9.
Development phasing and anticipated timing of each phase; and
10.
Any other pertinent development data to adequately describe the proposed development.
(2)
Detailed site plan.
A detailed site plan shall be submitted for approval, in accordance with article V, division 7 of this chapter, within one year from the approval date of the concept plan for all or a portion/lot of the PD covered by the overall concept plan. If a detailed site plan is not submitted within such one-year period, then the concept plan shall be subject to review by the planning and zoning commission and city council to determine the continued validity of such concept plan. If the city determines that the concept plan is no longer valid or that the proposed development is no longer viable, then a new concept plan, along with a zoning application to amend the PD ordinance and its accompanying concept plan, must be submitted for review and approval prior to detailed site plan review/approval and any subsequent issuance of a building permit for any portion of the PD district.
a.
Submission and approval of the detailed site plan shall be in accordance with article V, division 7 of this chapter, and shall accompany an application for PD zoning if the applicant prefers to submit the detailed site plan in lieu of the required concept plan. The detailed site plan will establish the final plans for development of the PD district, or any portion/lot thereof, and it shall substantially conform to the site layout and development data approved on the concept plan adopted along with the PD ordinance. If a concept plan was previously approved for the overall PD district, then a detailed site plan, along with the required engineering/architectural site construction plans, may be submitted for only the sections/lots that are proposed for immediate development, rather than for the entire PD. If no concept plan was approved with the ordinance establishing the PD, then a concept plan shall be prepared and submitted for approval by the planning and zoning commission and city council; otherwise, a detailed site plan, along with the required engineering/architectural site construction plans, must be submitted for the entire PD, even though only portions of the PD are proposed for immediate development.
b.
For any single-family or two-family residential PD district which has the A, SF-1, SF-2, SF-3 or SF-4 district as the base zoning district, a final plat, submitted along with all required engineering/construction documents and plans, and in accordance with requirements of chapter 90 of this Code and other city requirements for final plat submission, shall qualify as the detailed site plan.
(Ordinance 735 sec. I(20.A), adopted 7/21/97; Ordinance 808, sec. 20.A.4, adopted 1/17/00)
§ 110-485 Approval process and procedure.
(a)
The procedure for establishing a planned development (PD) zoning district shall follow the procedures for zoning amendments as set forth in article II, division 2 of this chapter. Such procedure shall be expanded to include concurrent consideration and approval or denial of the concept plan or the detailed site plan which is submitted along with the PD zoning request application (see section 110-484). The public hearings conducted for, and the subsequent actions taken upon, the PD zoning request shall also include the accompanying concept plan or detailed site plan.
(b)
The ordinance establishing the PD zoning district shall not be approved or adopted until the accompanying concept plan or detailed site plan, or preliminary plat for residential properties, is approved by the city council, and all other procedural requirements set forth in article II, division 2 of this chapter are satisfied.
(Ordinance 735 sec. I(20.A), adopted 7/21/97; Ordinance 808, sec. 20.A.5, adopted 1/17/00)
§ 110-486 Written report required.
When a zoning request for a planned development (PD) district is being considered, a written report from the city manager or his designee, discussing the project’s impact upon planning, engineering, water utilities, electric, sanitation, building inspection, tax, police, fire and traffic, as well as written comments from applicable public agencies, such as the school district and/or utility companies, may be submitted to the planning and zoning commission prior to the planning and zoning commission making any recommendations to the city council. If written comments and advisement are not forthcoming in a reasonable amount of time, the planning and zoning commission may, at its discretion, make a recommendation to the city council without such comments or advisement.
(Ordinance 735 sec. I(20.A), adopted 7/21/97; Ordinance 808, sec. 20.A.6, adopted 1/17/00)
§ 110-487 Reference on zoning district map.
All planned development (PD) zoning districts approved in accordance with the provisions of this chapter, in its original form or by subsequent amendments thereto, shall be referenced on the zoning district map, and a list of such PD districts, showing the uses permitted and any other special stipulations of each PD district, shall be maintained as part of this chapter.
(Ordinance 735 sec. I(20.A), adopted 7/21/97; Ordinance 808, sec. 20.A.7, adopted 1/17/00)