Palmer City Zoning Code
Division 7
“PD” Planned Development Zoning District Regulations
§ 9.03.211 “PD” Planned Development District.
(a)
Purpose and scope.
(1)
The “PD” District is established to provide a greater flexibility in development planning and the opportunity of the application of modern planning concepts than is permitted under conventional regulations. “PD” Districts may combine a variety of land uses and/or housing types. Mixed uses may include any combination of residential, commercial or industrial uses as long as the uses are compatible with each other and with potential and existing uses surrounding the district. “PD” Districts may be established on parcels of land which are suitable for and of sufficient size to be planned and developed in a manner consistent with the purposes and objectives of this article.
(2)
In addition, property may be classified under the “PD” District in combination with any other zoning district or base district and so designated by the letters “PD” affixed to the code letters of that base district.
(b)
Permitted uses.
(1)
The following uses shall only be permitted in the “PD” District:
(A)
Residential use, including detached, attached or semi-attached single-family units, row houses, townhouses and patio homes, in addition to duplexes and multi-family dwellings. No mobile homes or mobile home parks shall be allowed;
(B)
Business park;
(C)
Office and shopping center;
(D)
Hotel and motel;
(E)
Medical center, clinic and hospital;
(F)
Industrial park;
(G)
Library, museum and gallery;
(H)
Community recreation and civic center;
(I)
Park, playground and golf course;
(J)
Church and school;
(K)
College and university;
(L)
Police and fire station;
(M)
Municipal and governmental building;
(N)
Water pumping station, water reservoir, water tower artesian well, sewage lift station and septic tank;
(O)
Wrecking/salvage yard;
(P)
Telephone exchange;
(Q)
Radio and television transmitter and satellite dish.
(2)
Whenever a property is classified as a “PD” District in combination with any other zoning district, the permitted uses shall primarily be those allowed under the base district. In no event shall more than thirty percent (30%) of the land area of this district be utilized as any other use than that permitted in such base district unless otherwise agreed to by a concurring vote of at least four (4) members of the city council, and only after public hearings and proper notices to all parties affected.
(c)
Application for “PD” District.
Application for a “PD” District shall be made in the same manner as an application for any amendment to this article and shall include the following additional information:
(1)
Proposed uses.
An application for a “PD” District shall specify and describe the category or type of use or the combination of uses proposed. Permitted uses under “PD” zoning shall be specified in each “PD” District ordinance. If such ordinance specifies permitted uses by references to a conventional zoning district, the permitted uses shall mean those uses permitted in the referenced district.
(2)
Development requirements.
(A)
An application for a “PD” District shall include a list of proposed development standards, which may be incorporated into the “PD” District ordinance. Development standards shall include, but not be limited to: density; lot size; setbacks; building sizes; height and exterior requirements; lot coverage; parking ratios; screening; landscaping; and any other requirements the council may deem appropriate.
(B)
Whenever a property is classified as a “PD” District in combination with any other zoning district, the standards set forth in the specific zoning district will be used as a guideline for planned development. Modifications of standards may be considered if the modification substantially meets the intent of this article and improves the overall development design or if a unique project design is proposed which cannot readily be accommodated through other zoning districts, provided, that pecuniary reasons shall not be the sole reason for modifying standards.
(3)
Concept plan.
(A)
An application for a “PD” District shall include a concept plan showing a preliminary layout of proposed uses, access, buildings, parking, open space and the relationship to existing natural features and adjacent properties and uses.
(B)
Upon submission of the application for a “PD” District and after proper notice has been given to all affected parties and public hearings are had, the city council shall review the application and may either give approval, with or without modifications, or reject it. In approving the “PD” District, the city council may impose conditions relative to the standard of development and such conditions shall be complied with before a certificate of occupancy is issued for the use of land or any structure which is part of the “PD” District, and such conditions shall not be construed as conditions precedent to the approval of the zoning amendment, but shall be granted as conditions precedent to the granting of a certificate of occupancy and its subsequent amendments are satisfied. Five (5) copies of the site plan will be required to be submitted to the city prior to the issuance of any building permit.
(d)
Development site plan.
(1)
Approval required.
(A)
In establishing a “PD” District in accordance with this section, the city council shall require a comprehensive site plan of the development. Such site plan shall be approved and filed as a part of the “PD” ordinance prior to the issuance of any building permit in the “PD” District. The approval of the development site plan may also serve as preliminary plat approval, provided that all requirements of the subdivision ordinance and its subsequent amendments are satisfied. Five (5) copies of the site plan will be required to be submitted to the city prior to the issuance of any building permit.
(B)
Upon approval of a development site plan by the city council and approval of the preliminary plat, application may be made for the permits and certificates necessary for construction. Subsequent to such approval, minor changes may be authorized by the city council when such changes will not cause any of the following circumstances to occur:
(i)
A change in the character of the development;
(ii)
An increase in the ratio of the gross floor area in structures to the area of any lot;
(iii)
An increase in the intensity of use;
(iv)
A reduction in the originally approved separations between buildings;
(v)
An increase in the problems of circulation, safety and utilities;
(vi)
An increase in the external effects on adjacent property;
(vii)
An increase in ground coverage by structures;
(viii)
Reduction in the ratio of off-street parking and loading space; or
(ix)
A change in the locations, lightings or orientation of approved signs.
(2)
Compliance with approvals of site plan.
The development site plan must comply with all provisions of the “PD” ordinance specifying development standards and substantially reflect the precepts and layout set forth in the concept plan. If, in the judgment of the city council or mayor, a development site plan does not comply with the provisions of the “PD” ordinance and the concept plan incorporated therein, the city council or mayor may reject such plan, in which case a new site plan may be submitted or application must be made to amend the “PD” ordinance, including all requirements for notices and public hearings. If a “PD” ordinance does not specify development standards or has not incorporated a concept plan, the development site plan approval must specify such standards. Development requirements on such site plan may be revised under the same review, notice and approval procedures as applied to the original approval of the site plan and application to amend the “PD” ordinance shall not be required.
(3)
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 as may be proposed by the development, 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:
(A)
Site/adjacent property information.
The land area included within the site; the land area of all abutting sites and zoning classification; all public and private rights-of-way and easements bounding and intersecting the site and the abutting sites which are proposed to be continued, created, relocated and/or abandoned; and the north arrow, date and scale;
(B)
Building layout.
The location of each existing and each proposed structure on the site; the general category of use or uses to be contained therein; the number of stories, gross floor area and the location of entrances and exits to buildings; front, side and rear building setback lines; and elevation views or renderings indicating architectural design and building materials proposed. A table showing the type of units by size, number of bedrooms and number and type for all residential dwellings, including floor plans, will also be required;
(C)
Circulation and parking.
The location, dimensions and proposed construction of all streets, private drives, alleys, parking areas and drive approaches, as well as their alignment with the existing thoroughfares; location and dimensions of sidewalks, off-street parking areas, fire lanes and loading zones;
(D)
Drainage and utilities.
Existing and proposed finished grade of the site, shown to contour intervals not exceeding two feet (2'), proposed handling of on-site surface drainage, location of any floodway or flood-prone area as shown on current FL& [FIA] mapping; existing and proposed water and sanitary sewer layout; and existing and proposed fire hydrants; and
(E)
Screening, landscaping and recreational facilities.
The location, height and building materials for any proposed or required walls or fences; height, location and type of any proposed berms or living screens; proposed landscaping plan; location and size of any proposed recreational facilities such as swimming pools, tennis courts and playgrounds.
(Ordinance 999, sec. 12-7-1, adopted 1/18/11)