Winnsboro City Zoning Code
§ 20 “PD
Planned Development District Regulations.
20.1
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 growth 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 neighborhood. 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.
20.2
Permitted Uses:
Any uses shall be permitted if such use is specified in the ordinance granting a Planned Development 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.
20.3
Development Requirements:
1.
Development requirements for each separate PD District shall be set forth in the ordinance granting the PD District and may include, but not to 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 and Planning & Zoning Commission may deem appropriate.
2.
In the PD District, if uses conform to the standards and regulations of the Zoning District to which it is most similar, the particular district must be stated in the granting ordinance. All applications to the City shall list all requested variances from the standard requirements set forth throughout this ordinance (applications without this list will be considered incomplete).
3.
The ordinance granting a PD District shall include a statement as to the purpose and intent of the PD granted therein. A specific list is required of variances in each district or districts and a general statement for citing the reason for the PD request.
4.
The Planned Development District shall conform to all other sections of the ordinance unless specifically excluded in the granting ordinance.
5.
The minimum acreage for a Planned Development request shall be five (5) acres.
20.4
Establishing a Planned Development:
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 Planning & Zoning Commission and City Council shall require a Conceptual Plan and/or a Development Plan.
1.
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, as may be required, supported by written documentation of proposals and standards for development.
a.
A Conceptual Plan for residential land use shall show general use, thoroughfares and preliminary lotting arrangements. For residential development which does not propose platted lots, the Conceptual Plan shall set forth the size, type and location for buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas and other pertinent development data.
b.
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 Planning & Zoning Commission or City Council, may include but is not limited to the types of uses(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.
c.
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, or which do not decrease the off-street parking ratio or reduce the yards provided at the boundary of the site or does not significantly alter the landscape plans as indicated on the approved Conceptual Plan may be authorized by the City Manager [Administrator] or his designated representative.
2.
Development Plan or Detailed 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. The Development Plan may be submitted for the total area of the PD or for any section or part as approved on the Conceptual Plan. The initial presentation is a Conceptual Plan, the Development Plan must be approved by the Planning & Zoning Commission and City Council, but a public hearing is not required.
The Development Plan shall include, but not be limited to:
a.
A site inventory analysis including a scale drawing showing existing vegetation, natural water courses, creeks or bodies of water and an analysis of planned changes in such natural features as a result of the development. This shall include a delineation of any flood prone areas.
b.
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 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 a topographical contour interval of not more than five (5) feet.
c.
A site plan for proposed building complexes showing the location of separate building[s], 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.
d.
A landscape plan showing screening walls, ornamental planting, wooded areas and trees to be planted.
e.
An architectural plan showing elevations and sign style to be used throughout the development may be required by the Planning & Zoning Commission or City Council if deemed appropriate.
Any or all of the required information may be incorporated on a single drawing if one drawing is clear and can be evaluated by the City Manager [Administrator] or his designated representatives. |
3.
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.
4.
Procedures for establishing a Planned Development District shall follow the procedure for zoning amendments as set forth in Section 34. This procedure is further expanded as follows for approval of Conceptual and Development Plans.
a.
Separate public hearings shall be held by the Planning & Zoning Commission and the City Council for the approval of the Conceptual Plan.
b.
The developer may choose to submit a Development Plan in lieu of a Conceptual Plan. In that case, public hearings before the Planning & Zoning Commission and the City Council will be required as if it were a Conceptual Plan.
c.
The ordinance establishing the Planned Development District shall not be approved until the Development Plan is approved.
5.
The Development Plan may be approved in sections. When the plan is approved in sections, then separate approvals by the Planning & Zoning Commission and City Council for the initial and subsequent sections will be required.
6.
An initial Development Plan shall be submitted for approval within six (6) months from the approval of the Conceptual Plan or for some portion of the concept plan. If the Development Plan is not submitted within six (6) months, the Concept Plan is subject to reapproval by the Planning & Zoning Commission and City Council. If the entire project is not completed within two (2) years, the Planning & Zoning Commission and City Council may review the original Concept Plan to ensure its continued validity.
7.
The Development Plan shall be approved by the Planning & Zoning Commission and City Council.
20.5
Planned Development Additional Reports:
When a PD is being considered, a written report may be requested of the City Manager [Administrator] discussing utilities, electric, sanitation, building inspection, tax, police, fire and traffic and written comments from the applicable public school district and from private utilities may be submitted to the Planning & Zoning Commission prior to the Commission making any recommendations to the Council.
20.6
Planned Development Approval:
All Planned Development Districts approved in accordance with the provisions of this ordinance in its original form, or by subsequent amendments 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 of this ordinance referred to in subsection 20.6 is not published in this exhibit but is on file in the city secretary’s office.
20.7
Planned Development Ordinances Continued:
Prior to adoption of this ordinance, the City Council had established various Planned Development Districts, some of which are to be continued in full force and effect. The ordinances or parts of ordinances approved prior to this ordinance shall be carried forth in full force and effect and are the conditions, restrictions, regulations and requirements which apply to the respective Planned Development Districts shown on the Zoning Map at the date of adoption of this ordinance.
(Ordinance 773-2003 adopted 5/13/03; Ordinance 951-2016 adopted 1/12/16)