Pittsburg City Zoning Code
SECTION XVIII
B-4 PLANNED BUSINESS DISTRICT
§ A PURPOSE AND INTENT.
The B-4 Planned Business District is established to provide for commercial facilities in appropriate locations. The B-4 Planned Business District will be used where retail and commercial facilities are needed to service developing residential communities located throughout the City and shall be designed and developed as a unit according to an approved site plan. Inasmuch as the B-4 Planned Business District frequently will be situated close to residential developments, development criteria are required that achieve a compatible relationship between the retail and commercial development, and close-by residential areas.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ B PERMITTED USES.
No buildings, structures, land or premises shall be used in this district unless they conform to the provisions of this district. No buildings or structures shall be constructed, reconstructed or altered in this district unless they conform to the provisions of this district.
Any use permitted in the B-2 General Business District, excluding outdoor display of merchandise is acceptable in this district.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ C DISTRICT DEVELOPMENT REGULATIONS.
a.
Site Plan Development Approval
i.
General Conditions
A B-4 Planned Business District shall be established only on a tract that is in single ownership or under unified control. The district shall not be established until the developer has complied with the preliminary development requirements of this section.
ii.
Application for rezoning property to B-4 Planned Business District shall be submitted to the City and referred to the Planning and Zoning Commission for action. Upon approval of the preliminary requirements by the Planning and Zoning Commission, the decision will be referred to the City Council for action.
iii.
In cases where the Planning and Zoning Commission determines that special circumstances exist, such as difficulties of access, terrain or site availability, the Commission may recommend modifications from frontage and area requirements to the City Council.
All parking, loading areas and walks shall be paved with hard-surface material meeting applicable specifications of the City Plan Commission.
Any part of the project area not used for buildings or other structures, or for parking, loading or accessways, shall be landscaped with grass, trees, shrubs, and pedestrian walks.
iv.
Reasonable additional requirements as to landscaping, lighting, signs or other advertising devices, screening, accessways and building setbacks, and height and area limitations may be imposed by the Planning & Zoning Commission for the protection of adjoining property.
v.
The location of any B-4 Planned Business District shall be on property that has acceptable access to major thoroughfares and those thoroughfares must be adequate to carry the additional traffic generated by the development.
vi.
The plan for the proposed development must present a unified and organized arrangement of buildings and service facilities, such that the buildings and service facilities have a functional relationship with the property. The arrangement of buildings and service facilities shall not have an adverse effect on the use of properties immediately adjacent to the development.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ D PRELIMINARY PLAN
The proponents of a B-4 Planned Business District shall prepare and submit a preliminary development plan to the Planning and Zoning Commission for its review at a regularly scheduled Commission meeting. This preliminary plan of the property to be zoned as a B-4 Planned Business District shall show:
a.
The boundaries of the property proposed to be rezoned. The plan must be drawn to scale.
b.
The existing topography with contour intervals no greater than five (5) feet unless waived by the City Manager.
c.
The proposed size, elevations, location and arrangement of buildings, landscaping, screening, and parking areas.
d.
The proposed arrangement and number of parking spaces, entrance and exit driveways, and their relationship to existing and proposed streets, alleys and other public ways or public property.
e.
Proposed control grades to indicate the intent of the developer.
f.
Adjacent properties, including the location and type of buildings and structures thereon.
g.
Any appropriate additional information required by the City or the Planning and Zoning Commission.
h.
If the B-4 Planned Business District is proposed in an unplatted area, the preliminary plan shall be accompanied by a preliminary plat incorporating the boundaries of all property to be included in the area to be rezoned.
i.
The developer shall indicate on the preliminary plan the stages which will be followed in the construction of the planned development.
j.
Any site improvements shall be installed or bonded, at the City's option, in the first stage of development, and at least forty (40) percent of the building(s) will be constructed in the first state.
k.
If the preliminary plan is found to comply with the intent of the requirements and regulations set forth in this section, the Planning and Zoning Commission shall recommend an amendment to this Ordinance to establish a B-4 Planned Business District for the land covered by the preliminary plan.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ E FINAL PLAN.
Upon approval of the zoning change by the City Council, the developer shall submit a final development plan to the Planning and Zoning Commission for its review and recommendation. Proposed final plans shall be submitted to the Planning and Zoning Commission for review within twelve (12) months after rezoning by the City Council. The final plan shall include in detail, the proposed size, elevations, location and arrangement of buildings, landscaping, screening and parking areas; the proposed arrangement and number of parking spaces [see Section XXIII,] entrance and exit driveways, and their relationship to existing and proposed streets, alleys and other public ways or public property. The Planning and Zoning Commission shall approve the final plan if it conforms to the intent of the preliminary plan.
a.
No building permit shall be issued until the Planning and Zoning Commission approves a final development plan. The final development plan shall be filed in the office of the City Manager.
b.
The developers of property zoned B-4 Planned Business District shall submit a schedule of construction. Construction shall begin within a period of one (1) year after the approval of the final development plan by the Planning and Zoning Commission. Failure to begin construction as scheduled shall void the plan unless a request for an extension of time is approved by the Planning and Zoning Commission. If for any reason the developers fail to follow the construction time schedule, abandon the plan, or if the construction is terminated after the completion of any stage, and there is evidence that further development is not contemplated; then the plan shall be deemed void, and the City Manager may initiate the rezoning of the B-4 Planned Business District property back to the original zoning of the property.
c.
Should the property not be rezoned, any further development of a B-4 Planned Business District property will require the preparation and submittal of a new preliminary plan to the Planning and Zoning Commission for its review, and the subsequent preparation of a new final plan. With approval of the new final plan, development of the B-4 zoned property may proceed.
d.
After the final plan has been approved and the zoning change made, adjustments or rearrangements of buildings, parking areas, entrances, heights, setbacks, or open spaces requested by the developers may be approved by the City Manager if the changes conform to the standards established by the approved final plan.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ F DEVELOPMENT CRITERIA.
b.
Servicing of vehicles and assembly of equipment carried on as part of a sales operation shall be conducted within an enclosed building, unless adequate outdoor screening from the public is provided.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ G HEIGHT AND AREA REGULATIONS.
b.
Maximum Lot Coverage
No more than fifty (50) percent of the total area of the site may be covered by buildings.
c.
Lot Area Regulations
Any B-4 Planned Business District lot established after the effective date of this ordinance shall be at least 14,000 square feet in area and the width of any lot shall be at least seventy-five (75) feet at the property line, on a dedicated public street.
d.
Separation of Buildings
A fifteen (15) foot minimum separation is required between all buildings on the same building site.
e.
Height Regulations
Structures shall not be more than thirty-five (35) feet high at the minimum setback lines; but for each additional foot of setback in excess of the minimum, the height may be increased one (1) foot.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ H MINIMUM DESIGN STANDARDS.
a.
Parking.
Parking shall comply with the parking standards of this Ordinance, Section XXIII - Off-Street Parking and Loading Requirements.
b.
Loading Facilities.
Loading facilities shall comply with the loading standard of this Ordinance, Section XXIII - Off-Street Parking and Loading Requirements.
c.
Signs.
All signs shall be located and constructed according to the sign regulations of this Ordinance, Section XXVI - Signs and Identification Regulations.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023; Ordinance 1031-25 adopted 3/18/2025)