Richmond City Zoning Code
ARTICLE VII
Planned Group Development
Section 405.440 General.
[R.O. 2001 § 405.440; Ord. No. 2470, 11-13-2018]
The owner or owners of any contiguous tract of land not less than two (2) acres may make application to the Planning and Zoning Commission for planned group development. The Planning Commission may, in unique instances, permit application on tracts of less acreage.
Section 405.450 Preliminary Plan.
[R.O. 2001 § 405.450; Ord. No. 2470, 11-13-2018]
A.
The application shall be accompanied by a preliminary plan and ten (10) copies of the proposed development showing:
1.
The development tract and abutting property lying within three hundred (300) feet drawn to a scale of not less than two hundred (200) feet to the inch;
2.
North point, scale and date of preparation;
3.
Name of proposed development (to coincide with name of consequent subdivision plat);
4.
A legal description of the property;
5.
Names and addresses of the developer, surveyor, landscape architect, architect, engineer or any other persons involved in the development;
6.
Existing conditions in the plan area showing all utilities, bridges, streets, alleys or drives and existing structures;
7.
Existing grade and contour (and proposed grade and contour) with contour intervals not exceeding five (5) feet, also existing watercourses, wooded areas, lakes, ravines and such other features as may be pertinent;
8.
The location of proposed buildings, streets, parking facilities, signs, landscaped buffer strips, and fences or screens, and other open places or facilities which may be applicable to the nature of the development;
9.
All buildings and uses shall be clearly labeled as to proposed use;
10.
A written text describing the proposed uses and buildings; and
11.
A list of property owners located within one hundred eighty-five (185) of the proposed plan.
Section 405.460 Public Hearing.
[R.O. 2001 § 405.460; Ord. No. 2470, 11-13-2018]
Not less than fifteen (15) days' notice of public hearing on the proposed planned group development shall be published in the officially designated newspaper. Hearing shall be granted to any person interested at the time and place specified in said notice. The Planning and Zoning Commission shall approve or disapprove the preliminary plan according to requirements established in this Article but may impose additional requirements, where deemed reasonable and necessary.
Section 405.470 Final Plan.
[R.O. 2001 § 405.470; Ord. No. 2470, 11-13-2018]
A.
If said preliminary plan is approved, the applicant may proceed to finalize or revise as made necessary in the requirements for approval set by the Planning and Zoning Commission. If applicant does proceed with the final plan, he/she must simultaneously plat the tract according to the subdivision regulations. However, the approval of the preliminary planned group development plan shall be considered as approval of a preliminary plat and applicant shall commence with the submission of a final subdivision plat.
B.
If in the event the tract is presently platted in a manner suitable for use as established in the proposed planned group development, the requirement for platting shall be disregarded as well as references thereto in the following Sections of this Article. Suitability of the existing plat shall be decided by the Planning Commission in its approval of the preliminary plan.
C.
The final planned group development and five (5) copies along with one reduced copy thereof shall be submitted concurrently with the filing of the final subdivision plat for simultaneous consideration by the Planning and Zoning Commission.
D.
The final planned group development plan shall be prepared on paper providing space for the date and signatures of the following, certifying approval:
1.
Owners and developers of subject property, whose signatures must be notarized.
2.
Surveyor and/or engineer.
3.
Chairman and Secretary of the Planning Commission.
4.
The Mayor and City Clerk.
5.
Recorder of Deeds.
E.
Along with the final planned group development plan, there shall be submitted:
1.
Written narrative describing the proposed uses and buildings.
2.
Written guarantee for starting and completing said development within a specified time.
Section 405.480 Processing Of Applications.
[R.O. 2001 § 405.480; Ord. No. 2470, 11-13-2018]
A.
The Planning and Zoning Commission shall consider reports from the following public agencies or City departments before submitting a determination to the Community Development Director:
1.
Health.
2.
Fire.
3.
Building Inspector.
4.
All public utilities.
5.
Public Works Director.
6.
Parks.
7.
Schools.
B.
The preceding agencies or departments shall submit a report to the Planning and Zoning Commission. If said report has not been returned to the Planning and Zoning Commission within seven (7) working days of their receipt of application copies, it shall be considered an affirmative report.
C.
The application shall be reviewed subject to the following standards and criteria:
1.
The tract must be a contiguous parcel, two (2) acres or more.
2.
The proposed development shall be designed to produce an environment of a stable and desirable character not out of harmony with its surrounding neighborhood and shall not conflict with the comprehensive plan or any parts thereof.
3.
Buildings within a residential or service planned group development may be relieved of district zoning regulations concerning yard size, setback, height, bulk and other requirements where such requirements interfere with the overall development. However, the building at the perimeter of such development must maintain the requirements established for the district.
4.
Off-Street Parking. Shall be in accordance with Chapter 406.
5.
Off-Street Loading. Shall be in accordance with Chapter 406.
6.
Signs. Shall be in accordance with Chapter 407.
7.
Before approval of a planned group development plan, the Planning and Zoning Commission shall require a contract with safeguards guaranteeing commencement and completion of the development in a period to be specified by the Planning and Zoning Commission but which commencement period shall not exceed two (2) years unless extended by the Planning Commission for due cause.
Section 405.490 Additional Standards.
[R.O. 2001 § 405.490; Ord. No. 2470, 11-13-2018]
A.
For the purpose of these zoning regulations planned group developments are divided into four (4) divisions:
1.
Residential.
2.
Service.
3.
Business.
4.
Industrial.
B.
A residential planned group development may be established in any residential district subject to the following limitations:
1.
The total number of dwelling units permitted in a group development shall be determined by dividing the gross development area by the minimum lot area per dwelling unit requirement of the district in which the group development is proposed to be located.
2.
Individual dwelling units may be grouped, clustered or combined, however, in no case shall the percentage of total units combined into apartment, townhouse or condominium type of arrangement exceed the following schedule:
Zone District | |||
|---|---|---|---|
Development Tract Size | R-3 (percent) | R-2 (percent) | R-1 (percent) |
5 – 10 acres | 100 | 40 | 20 |
11 – 20 acres | 100 | 55 | 30 |
21 – 40 acres | 100 | 70 | 45 |
41 – 60 acres | 100 | 85 | 60 |
61 acres and over | 100 | 100 | 70 |
3.
The minimum lot area and minimum lot frontage of single-family dwelling lots established within the developments shall not be less than two-thirds (2/3) of the normal minimum lot area and minimum lot frontage of the district in which the lot is located.
4.
The percentage of tract coverage by building shall not exceed that permitted in the zoning district.
C.
A service planned group development may be established in an R-3 and S&O district, subject to the following limitations:
1.
Motels are hereby permitted within these districts when part of a planned group development.
2.
Business uses are allowed only if they are designed and used for the purpose of serving the planned group development and are a permitted use within the B-1 district.
3.
Lot or tract coverage shall not exceed that permitted in the zoning district.
D.
A business planned group development may be established in any B-3, B-2 or B-1 district subject to the following limitations:
1.
Residential uses are permitted only if they can be shown to be an integral part of the development.
2.
If the development faces or abuts a residential district, there shall be a landscaped buffer strip of at least fifteen (15) feet. Fencing or screening shall be established as required by the Planning and Zoning Commission.
3.
Lot or tract coverage shall not exceed that permitted in the zoning district.
E.
An industrial planned group development may be established in any I-2 or I-1 district subject to the following limitations:
1.
Residential uses shall not be allowed.
2.
Retail uses may be permitted only when accessory in nature and are intended and designed to serve the group development.
3.
There shall be no outside storage unless the Planning and Zoning Commission deems that stored material cannot be viewed from surrounding property and such storage facility is surrounded by a fence or screen of one hundred percent (100%) density and at least seven (7) feet in height.
4.
All uses shall provide a front yard of at least thirty (30) feet and side yards of at least twenty (20) feet on each side.
5.
At the perimeter of this group development there shall be a twenty-five (25) foot landscaped buffer (one hundred (100) feet where abutting a residential district).
6.
Individual lot coverage shall never exceed sixty percent (60%).
7.
Height of buildings shall never exceed forty-five (45) feet except as otherwise provided in Section 405.360.
8.
Billboards and advertising signs other than accessory signs of the individual establishments are not allowed in this group development.
9.
Identification signs shall be of a non-flashing, unanimated type.
Section 405.500 Extension Of Reversion.
[R.O. 2001 § 405.500; Ord. No. 2470, 11-13-2018]
If construction is not started or completed according to limits established through Section 405.470(E)(2) and due cause for extension is not shown, the Planning and Zoning Commission shall commence action to revert any zoning established in connection with a planned group development to its zoning classification prior to such amendment and shall also commence action for rendering said plan null and void and shall remove said plan from the files with written notification of its action to all public or governmental agencies concerned.
Section 405.510 Disapproval.
[R.O. 2001 § 405.510; Ord. No. 2470, 11-13-2018]
In the event of Planning and Zoning Commission disapproval the applicant shall be notified by a written report setting forth reasons.
Section 405.520 Filing And Recording.
[R.O. 2001 § 405.520; Ord. No. 2470, 11-13-2018]
The signed and recorded planned group development shall be made part of the permanent file of the Community Development Director and the District Zoning Maps shall be marked to indicate the attachment of planned group development, and shall be recorded with the Ray County Recorder of Deeds.
Section 405.530 Amendments.
[R.O. 2001 § 405.530; Ord. No. 2470, 11-13-2018]
A building permit shall not be issued for any building within a planned group development which does not conform to the group development plan as approved and recorded except that a reasonable variance to location and gross floor area of individual buildings may be granted after approval of said variation by the Planning Commission. If the requested variance is deemed excessive, the Planning Commission may request resubmission of a new plan under the rules established by these regulations.