Strafford City Zoning Code
ARTICLE XIV
Planned Unit Development
Section 400.565 Statement of Intent.
[Ord. No. 659 §1, 5-2-2011]
A.
Statement Of Intent. This Article is intended to provide for the establishment of particular plots of land having specific use assignments. The Planned Unit Development (PUD) is calculated to promote flexibility and more inventive design than is generally possible under customary Zoning Regulations.
B.
It is hereby intended to permit upon application and upon approval of site and use plans the creation of Planned Unit Developments. Suitability of such tracts for the Planned Unit Development designation shall be determined by and shall be made in accordance with the Comprehensive Plan and designed to lessen congestion in the streets, to secure safety from fire, panic, and other dangers, to promote health and the general welfare, to provide adequate light and air, to prevent the overcrowding of land, to avoid undue concentration of population, to preserve features of historical significance, to facilitate the adequate provision of transportation, water, sewerage, schools, parks, other public requirements, and with a reasonable consideration being given to, among other things, the character of the district and its peculiar suitability for particular uses and with a view to conserving the land throughout the City.
C.
In Planned Unit Developments, the regulations which are adopted are intended to accomplish the same purpose as do zoning and other applicable regulations in districts which are developed on a lot-by- lot rather than a unified basis.
D.
Nothing in this Section shall be construed to prevent an applicant from submitting, at his option, a subdivision plat or site plan for simultaneous review with the Planned Unit Development.
Section 400.570 General Procedures.
[Ord. No. 659 §1, 5-2-2011; Ord. No. 1051, 8-19-2024]
A.
Pre-Application Conference. The pre-application conference is an informal procedure to assist the applicant in meeting various requirements of Strafford and to provide an early preview of the proposed Planned Unit Development conceptual layout.
B.
The preliminary plan shall be in accordance with the directives stated herein. The owners of a tract of land located in any district containing no less than five (5) acres may apply for a Planned Unit Development and submit to the Planning and Zoning Commission for its review, a preliminary plan for the use and development of such tract of land for a Planned Unit Development. In accepting such a plan for review, the Commission must be satisfied that the proponents of the Planned Unit Development intend to complete it within a reasonable time as determined by the Commission. Such plan shall be prepared by a registered engineer and shall contain, at a minimum, the following information:
1.
A legal description of the proposed Planned Unit Development with total number of acres in the project and the number of acres allocated for each respective land use for the proposed Planned Unit Development.
2.
A written report describing the overall concept of the plan (including supporting graphics); at a minimum the plan shall include the following information.
a.
The total land area, expressed in acres and as a percentage of the total area at full development to be devoted to various land uses and intensities.
b.
The approximate total number of dwelling units proposed by type of structure and approximate number of bedrooms for multi-family units.
c.
Square footage devoted to non-residential uses.
d.
The gross and net residential density within the project and within each component of the district. Flood area and open space ratios, and other data relating to intensity of development.
e.
The proposed number of off-street parking and loading spaces for each use.
f.
A generalized description of water service, sanitary sewerage, utilities, management of storm water runoff, maintenance of common areas and other essential services.
3.
A PUD site plan illustrating the requested use allocations and their respective location within the district. The plan shall include a minimum of the following:
a.
A general land use plan with a description of the type, location, and nature of each land use allocation within the district.
b.
A circulation plan, which illustrates both external and internal traffic ways, including proposed and existing rights-of-way, pedestrian travel ways, and other transportation improvements.
c.
A generalized landscape plan including bufferyards, perimeter treatments, and berming and screening of adjacent properties.
d.
A sign plan that coordinates the size, location, and illuminations of signs proposed within the district.
e.
For all multi-family buildings, an architectural elevation or rendering at a reasonable scale to illustrate the roof pitch and building facades of all principal and accessory structures. The depiction shall show the design, scale, color, and location of all exterior building materials, with accompanying descriptions of materials and percentage breakouts by type.
C.
A final Planned Unit Development plan will be required only if the Board of Aldermen or Planning and Zoning Commission decides that a final and more detailed development plan is required to adequately safeguard the public interest.
Section 400.575 Permitted Uses.
[Ord. No. 659 §1, 5-2-2011]
A.
The Planned Unit Development shall specify both for the project as a whole and/or for sub-areas within the project as appropriate those principal and accessory uses that are to be permitted. The Board of Aldermen may include or exclude uses from the Planned Unit Development or included uses with attached conditions as appropriate to achieve the intent of these provisions.
B.
In making its determination of the uses to be permitted within the PUD District, the Board of Aldermen may consider the compatibility and relationship of permitted uses adjoining or in proximity to the PUD, the appropriateness of permitted uses for the area in general, and their overall impact on the community, and the consistency of the permitted uses with the Comprehensive Plan and other adopted plans and policies.
Section 400.580 Regulations.
[Ord. No. 659 §1, 5-2-2011]
A.
The development plan shall contain provision to regulate the intensity of development within the PUD. Such provisions may apply to the project as a whole or to sub-areas within the project as appropriate.
B.
The following regulations shall apply to Planned Unit Developments:
1.
For non-residential development, the intensity of development may be regulated:
a.
By specifying maximum square footage or gross leasable area;
b.
By specifying setbacks, height and bulk restrictions; or
c.
By a combination of such restrictions for the project as a whole or for components or sub-areas within the project. In addition, non-residential development plans may specify performance standards to be imposed on the project and restriction regarding the location and nature of industrial, commercial and other non-residential activities. The Board of Aldermen may impose such standards and restrictions as necessary to achieve the intent of this Article. In making its determination regarding the intensity of development and appropriate performance standards, the Board of Aldermen may consider the character and scale of similar development, the character and scale of surrounding development, and the area in general, the real or anticipated impact on public facilities and services, and consistency with the Comprehensive Plan and other adopted plans and policies.
Maximum number of dwelling units. The permitted number of dwelling units may be distributed in any manner over the residential portion of the project consistent with the intent and provisions of this Article. The development plan shall specify distribution of residential density for the project as appropriate. In making its determination regarding the distribution of residential densities, the Board of Aldermen may consider the compatibility of residential densities with other uses within the district as well as outside the district, the impact of residential densities on public facilities and services and the consistency with the Comprehensive Plan and other adopted plans and policies. |
2.
The PUD design shall specify conditions, restrictions and standards relating to the timely provisions of necessary public facilities as appropriate. The Board of Aldermen may impose conditions, restrictions and standards as appropriate to achieve the intent of these regulations. In making its determination regarding such conditions, restrictions and standards, the Board of Aldermen may consider the adequacy of existing facilities, the timely provision of adequate facilities and the overall cost to the community. Approved water and sewer systems shall be required.
3.
The PUD design shall specify the location and general design of ingress and egress to the project along with access restrictions as appropriate. The Board of Aldermen may impose such access standards and restrictions as necessary to protect the integrity and function of the City's thoroughfare system and to otherwise achieve the intent of these regulations. In making its determination regarding such access standards and restrictions, the Board of Aldermen may consider the classification and function of the thoroughfare system, existing and projected traffic volume, the condition and design of the affected thoroughfares, the effect of the proposed developments of traffic flow and circulation patterns and the consistency with the Comprehensive Plan and other adopted plans and policies.
4.
Unless specifically modified by the PUD design, the off-street parking and loading requirements contained within the zoning regulations shall apply. Reductions in off-street parking and loading standards shall be approved only if it can be demonstrated that parking demand will be less due to design and/or occupancy characteristics of the project and/or the availability of public transportation.
5.
Unless specifically modified by the PUD design, the sign regulations contained within the zoning regulations shall apply. Modifications to the sign regulations shall be approved only if the general intent of the sign regulations regarding size, location, illuminations, structural integrity and relation to surrounding uses is satisfied.
6.
The PUD District shall specify any special treatment of perimeter areas designed to mitigate the impact of the project upon adjoining properties and/or to achieve any appropriate transition between land uses and densities. The Board of Aldermen may impose those standards and requirements for perimeter treatment it deems necessary to protect adjoining properties from adverse effects and to achieve an appropriate transition of land uses and densities.
Section 400.585 Determination.
[Ord. No. 659 §1, 5-2-2011]
A.
Upon determination by the City Administrator that the proposed PUD plan, as reviewed during the pre-application conference, appears to conform to the requirements of this Article and all other applicable requirements of the regulations, the applicant shall prepare and submit a development plan which shall incorporate any changes or modifications required or suggested by the Board of Aldermen, and if necessary, an application for a change of zone.
1.
The Board of Aldermen shall hold a public hearing on the proposed PUD. If the PUD design is found to comply with the requirements set forth in this Section and other applicable provisions of the regulations, the Planning and Zoning Commission shall submit said plan with the required application by the proponents of the necessary change in classification of the site of the proposed PUD together with its report and recommendation to the Board of Aldermen.
2.
The Board of Aldermen may modify the plan consistent with the intent and meaning of the regulations and may rezone the property to the classification permitting the proposed PUD in substantial conformity with the final plan as approved by them.
3.
After the PUD design has been approved by the Board of Aldermen, and in the course of carrying out this plan, adjustments or rearrangements of buildings, parking areas, loading areas, entrances, heights or yards may be requested by the proponents and provided such requests conform to the standards established by the final PUD design and the regulations, such adjustments or rearrangements may be authorized by the Board of Aldermen upon recommendation by the Planning and Zoning Commission.
4.
Minor adjustments to the final PUD design shall be an administrative function of the City Administrator. Preliminary and final plats will be required after development plan approval. Procedure will be the same as for a PUD.
5.
After the final PUD design has been approved by the Board of Aldermen, and in the course of carrying out this plan, if the proponents deviate from the approved final PUD design without proper authority, the project's development shall be curtailed and referred to the Board of Aldermen for subsequent review.