Quinlan City Zoning Code
§ 17
“PD” PLANNED DEVELOPMENT DISTRICT.
General Purpose and Description: The Planned Development District “PD” prefix is intended to provide for combining and mixing of uses allowed in various districts with appropriate regulations and to permit flexibility in the use and design of land and buildings in situations where modification of specific provisions of this ordinance is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the community. A “PD” district may be used to permit new and innovative concepts in land utilization. While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to insure against misuse of the increased flexibility.
17.1
Permitted Uses:
Any use specified in the ordinance granting a Planned Development District shall be permitted in that district. The size, location, appearance and method of operation may be specified to the extent necessary to insure compliance with the purpose of this ordinance.
A.
Development Standards:
1.
Development standards for each separate PD District shall be set forth in the ordinance granting the PD district and may include but shall 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, management, associations, and other requirements as the City Council may deem appropriate.
2.
In the PD District, the particular district(s) to which uses specified in the Planned Development are most similar shall be stated in the granting ordinance. All Planned Development applications shall list all requested variances from the standard requirements set forth throughout this ordinance (applications without this list will be considered incomplete).
B.
through C. [Reserved]
D.
The ordinance granting a PD District shall include a statement as to the purpose and intent of the Planned Development granted wherein [therein]. A specific list is required of variances in each district or districts and a general statement for citing the reason for the Planned Development request.
E.
The Planned Development District shall conform to all other sections of the ordinance unless specifically exempted in the granting ordinance.
F.
The minimum acreage for a Planned Development District shall be three (3) acres.
17.2
Development Approval:
In establishing a Planned Development District in accordance with this section, the City Council shall approve and file as part of the amending ordinance appropriate plans and standards for each Planned Development District. During the review and public hearing process, the City Council shall require a conceptual plan and a development plan (or detail site plan).
A.
Conceptual Plan:
This plan shall be submitted by the applicant. The plan shall show the applicant’s intent for the use of the land within the proposed Planned Development district in a graphic manner and shall be supported by written documentation of proposals and standards for development.
1.
A conceptual plan for residential land use shall show general use, thoroughfares and preliminary lot arrangements. For residential development which does not propose platted lots, the conceptual plan shall set forth the size, type and location of buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas and other pertinent development data.
2.
A conceptual plan for uses other than residential uses shall set forth the land use proposals in a manner to adequately illustrate the type and nature of the proposed development. Data which may be submitted by the applicant, or required by the City Council, may include but is not limited to the types of use(s), topography and boundary of PD area, physical features of the site, existing streets, alleys and easements, location of future public facilities, building height and location, parking ratios and other information to adequately describe the proposed development and to provide data for approval which is to be used in drafting the final development plan.
3.
Changes of detail which do not alter the basic relationship of the proposed development to adjacent property and which do not alter the uses permitted or increase the density, building height or coverage of the site and which do not decrease the off-street parking ratio, reduce the yards provided at the boundary of the site, or significantly alter the landscape plans as indicated on the approved conceptual plan may be authorized by the building official or his designated representative. If an agreement cannot be reached regarding whether or not a detail site plan conforms to the original concept plan, the City Council shall review the request and render judgment as to the conformity.
B.
Development Plan or Detail Site Plan:
This plan shall set forth the final plans for development of the Planned Development District and shall conform to the data presented and approved on the conceptual plan. Approval of the development plan shall be the basis for issuance of a building permit. For the districts SF-1 or SF-2, a final plat shall be constructed as the development plan. The development plan may be submitted for the total area of the Planned Development or for any section or part as approved on the conceptual plan. The development plan must be approved by the City Council. A public hearing on approval of the development plan shall be required at the Council level, unless such a hearing is waived pursuant to Subsection 3 [C.] below at the time of conceptual plan approval in the original amending ordinance. The development plan shall include:
1.
A site inventory analysis including a scale drawing showing existing vegetation, natural watercourses, creeks or bodies of water and an analysis of planned changes in such natural features as a result of the development. This should include a delineation of any flood-prone areas.
2.
A scale drawing showing any proposed public or private streets and alleys; building sites or lots; and areas reserved as parks, parkways, playgrounds, utility easements, school sites, street widening and street changes; the points of ingress and egress from existing streets; general location and description of existing and proposed utility services, including size of water and sewer mains; the location and width for all curb cuts and the land area of all abutting sites and the zoning classification thereof on an accurate survey of the tract with the topographical contour interval of not more than five (5) feet.
3.
A site plan for proposed building complexes showing the location of separate buildings, and between buildings and property lines, street lines and alley lines. Also to be included on the site plan is a plan showing the arrangement and provision of off-street parking.
4.
A landscape plan showing screening walls, ornamental planting, wooded areas and trees to be planted.
5.
An architectural plan showing elevations and signage style to be used throughout the development in all districts except single-family and two-family may be required by the City Council if deemed appropriate. Any or all of the required information may be incorporated on a single drawing is [if] clear and can be evaluated by the building official or his designated representative.
C.
All development plans may have supplemental data describing standards, schedules or other data pertinent to the development of the Planned Development District which is to be included in the text of the amending ordinance. The procedure for establishing a Planned Development District shall follow the procedure for zoning amendments as set forth in Section 34 [35] of this ordinance. This procedure is expanded as follows for approval of conceptual and development plans:
1.
Separate public hearings shall be held by the City Council for the approval of the conceptual plan and the development plan or any section of the development plan, unless such requirement is waived by the City Council upon a determination that such a single public hearing is adequate when:
a.
The applicant submits adequate data with the request for the Planned Development District to fulfill the requirements for both plans; or
b.
Information on the concept plan is sufficient to determine the appropriate use of the land and the detail site plan will not deviate substantially from it; and
c.
The requirement is waived at the time the amending ordinance is approved. If the requirement is waived the conditions shall be specifically stated in the amending ordinance.
2.
The ordinance establishing the Planned Development District shall not be approved until the conceptual plan is approved.
a.
The development plan may be approved in sections. When the plan is approved in sections, the separate approvals by the City Council for the initial and subsequent sections will be required.
b.
An initial development plan shall be submitted for approval within six (6) months from the approval of the conceptual plan or some portion of the conceptual plan. If the development plan is not submitted within six (6) months, the conceptual plan is subject to reapproval by the City Council. If the entire project is not completed within two (2) years, the City Council may review the original concept plan to ensure its continued validity.
c.
Regardless of whether the public hearing is waived for the development plan, approval by the City Council is still required.
17.3
When a Planned Development District is being considered, a written report may be requested of the applicant discussing the impact on planning, utilities, engineering, water, electric, sanitation, building inspection, tax, police, fire and traffic. Written comments from the applicable public school district and from private utilities may be submitted to the City Council.
17.4
All Planned Development Districts approved in accordance with the provisions of this ordinance in its original form, or by subsequent amendment thereto, shall be referenced on the Zoning District Map, and a list of such Planned Development districts, together with the category of uses permitted therein, shall be maintained in the appendix of this ordinance.
Editor’s note–The appendix referred to in section 17.4 is not printed herein.
(Ordinance 299-000, sec. 16, adopted 9/18/91; Ordinance 269-002 adopted 2/12/07; Ordinance 07-753-00, sec. 17 adopted 6/11/07)