(a)   The purpose of the Planned Development District (PD) is to permit the greatest possible flexibility in order to stimulate creativity and to allow for a mixture of a wide variety of land use types within one planned district in order to:

      (1)   Respect the unique characteristics of the site and surrounding uses.

      (2)   Encourage imaginative arrangements of land use types and recognize the need to mitigate the impacts of incompatible land uses.

      (3)   Allow a development pattern which preserves and utilizes the natural topography, geologic features, vegetation and drainage.

      (4)   Encourage provision of site amenities to serve the immediate development and surrounding community.

      (5)   Allow the potential for a self-sufficient development area, thus reducing the requirement for non-essential vehicular trips.

   (b)   The intent of this chapter is to allow the applicant to lessen the development standards in some areas in exchange for an increase in development standards in another. The process for achieving the stated purposes and intent is to require the submission and approval of a preliminary plan for the total proposed development and the submission and approval of a final development plan for all or any part of the area defined in the preliminary plan prior to obtaining a zoning certificate as part of the approval for the construction of any portion of the area. As part of the preliminary plan, the applicant must prepare and submit a development standards text that identifies any development standard that is less restrictive than the standards set forth in this chapter or other referenced chapters. As part of the development standards text, the applicant must justify the modifications of these standards based on the fact that the proposed development goes beyond minimum requirements in other areas that will result in a superior development than if the standards set forth in this chapter had been followed. As part of the final development plan, the applicant must verify that the previously approved development standards text is being used or submit as part of the final development plan a modified development standards text for approval by Planning and Zoning Commission.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   The following development standards shall be considered as minimal standards within the Planned Development District. These standards shall serve as base standards to be included and modified if desired as part of the development standards text and preliminary plan and further refined as part of the final development plan.

      (1)   Lot requirements. If a bufferyard is required and the minimum setback is less than the appropriate bufferyard width, then the setback shall be equal to the bufferyard width. If a bufferyard is required and the minimum setback is greater than the appropriate bufferyard width, then the setback shall be equal to the required setback.

         A.   Minimum lot width. None, except that all lots must abut a public street and have adequate width to meet all building and pavement setbacks, parking, circulation, open space and landscaping requirements.

         B.   Minimum yard requirements. None, except as specified in the development standards text, but with sufficient setback area to accommodate landscape buffer, screening and planting requirements, in the Zoning Code.

         C.   Maximum lot coverage. Maximum lot coverage or impervious surface area shall be eighty percent with a total building coverage of thirty percent unless otherwise modified by the Planning and Zoning Commission.

      (2)   Building requirements. Maximum building height of forty feet or as established by Planning and Zoning Commission as part of the development plan.

      (3)   Site development requirements.

         A.   Outdoor storage is prohibited. Merchandise may be displayed on the sidewalk adjacent to the principal building provided a minimum of a five foot strip is left unobstructed for pedestrian traffic.

         B.   All vending machines and display racks, except for telephone booths and newspaper racks, shall be located inside the building.

         C.   Trash and litter shall be controlled, and stored in container systems which are located and enclosed in a manner to screen them from view on all sides.

         D.   Provision for storm drainage shall be adequate to protect the public and owners of surrounding land and meet the City's requirements for storm water management.

         E.   All service and delivery shall be at the rear of the building; provided, however, where site layout and design would be enhanced, provisions may be made for service and delivery at the side of the building.

   (b)   Parking, loading, access and circulation requirements for uses permitted in this district are set forth in Chapter 1290.

   (c)   Landscaping and screening requirements for uses permitted in this district are set forth in the Zoning Code.

   (d)   Sign requirements for uses permitted in this district are set forth in Chapter 1292.

   (e)   Lighting requirements for uses permitted in this district are set forth in the Zoning Code.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   As part of the request for rezoning to a Planned Development District, a preliminary plan must be submitted to the Planning and Zoning Commission along with the text of all applicable development standards. The applicant shall submit the number of application copies deemed appropriate by the Zoning Officer. This may include an electronic filing in a format compatible with Pickerington technology requirements. City Council must approve the zoning change, preliminary plan and development standards text. A zoning certificate will not be issued for any site or sites until a final development plan is approved by the Planning and Zoning Commission and found in conformance with the adopted preliminary plan and development standards text.

   The applicant may in the applicant's sole discretion, meet with the Planning and Zoning Commission for an informal review prior to submitting an application for a Planned Development District zoning amendment. The informal review is intended to outline the basic scope, character and nature of a proposed project. The review is to provide input in the formative stages of design. No discussions, opinions, or suggestions provided in the informal review shall bind the applicant, or the City, or be relied upon by the applicant to indicate subsequent approval or disapproval by the City.

      (1)   Preliminary plan. The preliminary plan is a conceptual plan generally describing the proposed uses for the site to be rezoned and their relationship with surrounding properties and uses. The preliminary plan constitutes the rezoning of the property. The preliminary plan should contain the following elements:

         A.   A topographic map of the site and adjacent property showing existing natural features including wooded areas and major trees. A description of how the proposed development was planned to utilize the existing site, identifying charges to the existing site grading and noting major trees that will be removed as part of the proposed development.

         B.   A schematic plan showing the general development of the tract, location of existing and proposed structures, parking lot layout and other development features including the location of all out parcels.

         C.   An engineering feasibility statement in sufficient detail to indicate how the proposed development will be serviced with water, sanitary sewer and storm drainage facilities.

         D.   The proposed traffic circulation pattern showing public and private streets and other transportation facilities, including major pedestrian routes, with evidence through a traffic study that the proposed development will not adversely impact existing transportation facilities.

         E.   A conceptual landscaping plan that shows the ability of the proposed development to meet all aspects of the Zoning Code.

         F.   A proposed schedule or phasing of development of the site.

         G.   Evidence that the applicant has sufficient control over the land to accomplish proposed and required land improvements.

         H.   Any additional information required by the Planning and Zoning Commission necessary to determine that the proposed development meets the intent and purposes of the Planned Development District.

      (2)   Development standards text. A development standards text shall be submitted as part of the preliminary plan and shall, through a narrative and graphics, as necessary, detail the development standards to be applied to the development concept described in the preliminary plan. The development standards text should clearly identify any standard that is less than the standards established by this chapter. These modifications shall be justified by fully stating what adjustments, amenities or other compensations are provided as part of the preliminary plan to offset the use of reduced standards and by demonstrating how the modified standards will result in the best possible development for the site. Unless specifically modified by the development standards text, the standards established by this chapter shall apply to the proposed development.

   (b)   Final Development Plan. Following approval of the preliminary plan, and prior to issuance of a zoning certificate, a final development plan shall be submitted to the Planning and Zoning Commission in a format deemed appropriate by the Zoning Officer for all or part of the area defined in the preliminary plan. The final development plan is a detailed site plan which shall contain the following information and adhere to the development standards text approved as part of the preliminary plan:

      (1)   Site survey. On a survey show boundary information, existing and proposed development, existing and proposed topography, existing and proposed easements, rights-of-way and utilities.

      (2)   Setbacks. The site plan shall indicate building, service areas, parking lot and sign setbacks including front yard, rear yard and side yard areas and shall be in accordance with the approved development standards text.

      (3)   Modifications of development standards of text. Any desired modifications of the development standards text approved as part of the preliminary plan shall be so indicated in a modified development standards text document.

         A.   Height requirements. Maximum height requirements, including mechanical areas, parapets, etc. shall be made per the development standards text requirements and shown on building front, rear and side elevation drawings.

         B.   Parking and loading. All parking and loading spaces shall be shown including typical dimensions of parking stalls, aisles and loading spaces, size, number of spaces and general location shall also be governed by the development standards text.

         C.   Waste and refuse. Handling of all waste and refuse materials shall be indicated and described by the development standards text to include appropriate screening and type of containerization.

         D.   Circulation. All major circulation routes, including arterial, adjacent curb cuts, collector and local streets shall be indicated including rights-of-way, dimensions, pavement widths and intersection improvements. All driveways/curb cuts shall be indicated, including major aisle ways and service routes. Major pedestrian circulation routes shall also be indicated, including dimensions of path and pedestrian crossings, plus any attempts at separating vehicular and pedestrian/recreation movement.

         E.   Landscaping. As part of the final development plan, proposed landscaping shall be shown including the general landscaping pattern and type of materials, mounding and fencing. Landscaping may vary in density, spacing and other treatment to reflect variations of topography, existing landscaping or adjacent land uses. Landscape features shall be shown as well as planting dimensions, height, caliper and type of plant materials per the development standards text.

         F.   Sign and graphics. All sign and graphics shall comply with the development standards text. Letter and other graphic size, sign material, shape, color and illumination shall be indicated. This includes dimensions of all ground and wall signs as well as distances from rights-of-way and intensity of illumination. Directional signs shall also be indicated.

         G.   Lighting. All exterior lighting fixtures shall be shown including parking lot lighting, street walkway or pedestrian lighting, walkway accent lighting and building accent lighting. Lighting intensity and installation height shall be indicated.

         H.   Fencing. All fences shall conform to the development standards text and appropriate materials, heights, location and style indicated.

         I.   Architectural treatment. As part of the final development plan, front, rear and side building elevations shall be shown in accordance with the development standards text indicating building material, color and height. Color material samples shall also be made available for inspection.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   Preliminary Plan. The basis for the approval of the preliminary plan shall be:

      (1)   That the proposed development is consistent in all respects with the purpose, intent and applicable standards of the Zoning Ordinance.

      (2)   That the proposed development is in conformity with appropriate comprehensive planning or portion thereof as it may apply.

      (3)   That the acceptability of setbacks, distances between buildings, yard space, suitability of open space systems, traffic accessibility and other elements having a bearing on the overall acceptability of the final development plan shall contribute to the orderly development of land within the City.

      (4)   That the proposed development is in conformity with any design or site planning guidelines adopted by the Planning and Zoning Commission.

      (5)   That the plan provides for the coordination and integration of individually designed buildings into one planned district.

   (b)   Final Development Plan. Basis for approval of a final development plan shall be:

      (1)   That the plan is complete in all respects relative to the requirements set forth in Section 1282.03(b).

      (2)   That any modifications of the development standards text approved as part of the preliminary plan support and enhance the purposes and intent of the Unified Development Code, any applicable comprehensive planning programs and any design or site planning guidelines adopted by Planning and Zoning Commission.

      (3)   That all engineering issues have been resolved to the satisfaction of the appropriate City agency and that final approval of the final development plan is subject to the acceptance of final engineering of all phases of the development.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   Submission of Application for Preliminary Plan.

      (1)   Prior to filing an application for rezoning to a Planned Development District, the applicant shall meet with staff in a pre-application review meeting to discuss the requirements for a preliminary plan and development standards text which are required as part of the rezoning request.

      (2)   The applicant shall submit the rezoning applications along with the required number of copies of the proposed preliminary plan and development standards text in accordance with the submission schedule established by the Zoning Officer. In order to defray the cost of examination of the rezoning application and the plan and text and review by the Planning and Zoning Commission, the applicant shall pay a fee in accordance with the fee schedule adopted and approved by City Council. Staff shall circulate the preliminary plan and other comments to appropriate departments in the City for review and comment.

      (3)   Once the applicant has submitted a completed application in accordance with the submission schedule, staff shall submit the application to the Planning and Zoning Commission for their review and action, which shall be accomplished within a reasonable time. It shall be the duty of the Planning and Zoning Commission to review the plan and determine whether it complies with the regulations of this chapter. The Planning and Zoning Commission will forward a recommendation to City Council.

      (4)   A preliminary plan shall be valid for three years after City Council approval. Construction of any phase of the development must begin within this period or a new preliminary plan is required.

   (b)   Submission of Final Development Plan.

      (1)   Prior to filing for final development plan approval, the applicant shall meet with the Pickerington planning staff to review the final development plan relative to the previously approved preliminary plan and development standards text as well as procedures for approval.

      (2)   The applicant shall submit an application to the City including the required number of copies of the proposed final development plan, development standards text modification, if appropriate, and any other required information in accordance with the submission schedule of the Planning and Zoning Commission. In order to defray the cost of examination of the materials and review by the Planning and Zoning Commission, the applicant shall pay a fee in accordance with the fee schedule adopted and approved by City Council.

      (3)   It shall be the duty of the Planning and Zoning Commission to review the plan and determine whether it complies with the regulations of this chapter. Such determination shall be made within a reasonable time. If the Planning and Zoning Commission finds that the final development plan complies in all respects with the regulations of this chapter and the previously approved preliminary plan and development standards text, the Commission shall approve the plan. With the approval of the Planning and Zoning Commission, minor modifications of the approved preliminary plan may be made. Such modification shall not increase the overall density of the site or change the essential character of the approved plan. If the Planning and Zoning Commission determines that such proposed changes significantly alter the approved plan, it is considered to be a major change and the plan must be resubmitted to City Council for approval.

      (4)   In the event that the Planning and Zoning Commission does not approve the plan, each applicant shall be notified in writing of the reason for disapproval or modification along with the decision of the Planning and Zoning Commission. Decisions of the Planning and Zoning Commission disapproving the plan or approving it with minor modifications are appealable to City Council in accordance with the provisions of Section 1272.09(c).

   (c)   Conformance with the Final Development Plan. Development shall be in conformance with the final development plan and construction of site improvements must be commenced within two years of Planning and Zoning Commission or City Council approval; otherwise no development of the land shall take place until a new final development plan is approved pursuant to this section. No certificates of appropriateness are necessary for projects that obtain final development approval.

   (d)   Modification of the Final Development Plan.

      (1)   Administrative approval. The Development Services Director may authorize minor design modifications that are required to correct any undetected errors or that are consistent with the purpose of the approval final development plan. Such modifications shall not allow increases in intensity of development or additions to the list of permitted or conditional uses and shall be limited to:

         A.   Minor adjustments in lot lines provided no additional lots are created;

         B.   Minor adjustments in location of building footprints and parking lots provided the perimeter setbacks, yards and buffers remain in compliance;

         C.   Minor adjustments in building height(s);

         D.   Substitution of landscaping materials;

         E.   Redesigning and/or relocating stormwater management facilities;

         F.   Redesigning and/or relocating mounds;

         G.   Minor modifications to the design of signs, including the sign face, and sign lighting, provided the color palette, maximum sign area and maximum sign height, approved in the final development plan, are not exceeded; or

         H.   Minor changes in building material that are similar to and have the same general appearance as the material approved on the final development plan.

      (2)   Planning and Zoning Commission approval. The Planning and Zoning Commission may approve a modification of a provision of the development standards text if it determines that all of the following provisions are satisfied:

         A.   The Planning and Zoning Commission determines that, for this planned development, the Code compliance is not needed in order to ensure that the planned development is consistent with the Comprehensive Plan and compatible with existing, approved, or planned adjacent development.

         B.   The Planning and Zoning Commission determines that the proposed modification does not significantly alter the list of permitted or conditional uses, cause an inappropriate increase in density or cause inconsistencies with the Comprehensive Plan.

         C.   The proposed modification results in a development of equivalent or higher quality than that which could be achieved through strict application of the requirement(s).

         D.   The development, as proposed on the final development plan, will have no adverse impact upon the surrounding properties or upon the health, safety, or general welfare of the community.

      (3)   Any minor modification that fails to meet the above criteria shall require a zoning amendment to the preliminary development plan.

   (e)   Variances from Development Standards. The Planning and Zoning Commission and/or City Council may approve variances from the development standards of this chapter as part of the development standards text and development plan. These variances shall be consistent with the intent of this zoning district. No action by the Board of Zoning Appeals is required for these variances.

(Ord. 2014-27. Passed 8-5-14.)