§ 5.11. PD, Planned development district.
District Intent. This district is reserved for establishment of shopping centers, planned residential areas, planned industrial developments and similar types of large-scale compatible use developments. The regulations are designed to permit the greatest latitude possible with respect to internal site planning considerations and location of these developments within the City in the interest of long-range development. This district encourages innovations in residential and non-residential development so that growing demands for housing and commercial areas may be met by a greater variety in type, design, and layout of buildings and by the conservation and more efficient use of open space as well as other natural amenities. Land for PD Districts must be obtained by the rezoning process (see Article Nine, Amendments).
A.
Specific Requirements. In order to qualify for a Planned Development zoning classification, a proposed planned development must first meet the following requirements:
(1)
The site utilized for Planned Developments must contain an area of not less than four acres.
(2)
The site must have a minimum width between any two opposite boundary lines of 300 feet and must adjoin or have direct access to at least one improved public street.
(3)
The application for amendment to the Zoning Ordinance shall be filed jointly by all of the owners of the properties included in the Planned Development.
(4)
A suitable plot plan shall be submitted by the developers for review and approval by the Planning Commission and the City Council.
(5)
A written report shall be submitted by the developers for review and approval by the Planning Commission and the city Council.
B.
Application for Amendment.
(1)
Any request pertaining to establishing a PD District shall be considered an amendment to the Zoning Ordinance and shall be processed in accordance with the regulations set forth in Article Nine, Amendments.
(2)
All information required in subsections 5.11D and 5.11F shall be submitted to the Planning Commission and subsequently forwarded to the City Council with the recommendations of the Planning Commission.
(3)
If approved by the City Council, all information pertaining to the proposal shall be adopted as an amendment to the Zoning Ordinance, to be the standards of development for that particular Planned Development District.
(4)
Before approval of a Planned Development District, the City Council may require a contract with safeguards satisfactory to the City Attorney guaranteeing completion of the development according to the criteria listed herein. Such guarantee may include the submission of a performance bond in an amount set by the City Council.
C.
Sketch Plan for Planned Development. Prior to the filing of a plot plan for planned development, a sketch plan may be submitted to the City Building Inspector for review and recommendation and to the Planning Commission, if requested. The sketch plan may be a free-hand pencil sketch. When submitted, the sketch plan shall include the following information.
(1)
General information items:
(a)
Name of the proposed development and developers.
(b)
A north arrow.
(c)
The boundary lines of the proposed development.
(d)
The locations, name and right-of-way width of any existing streets within or adjacent to the proposed development.
(2)
Proposed building sites and sizes, and the proposed layout of roads, parking areas and other features in relation to existing conditions.
(3)
Types of uses proposed for buildings and structures.
(4)
Proposed means of water and sewage disposal.
D.
Plot Plan for Planned Development. The plot plan drawn to scale (1" equals 100' or 1" equals 50') by a registered civil engineer, registered land surveyor or registered architect shall show the exact dimensions of the parcel or parcels of land under consideration. The plan shall include the following elements:
(1)
General information items:
(a)
Name of development and developers.
(b)
A north arrow.
(c)
Date of field survey.
(d)
Tract boundary lines, dimensions, bearings and angles.
(e)
Reference points to at least two permanent monuments.
(2)
Proposed building sites and sizes.
(3)
Types of uses proposed for buildings and structures.
(4)
All property dimensions.
(5)
Platting and street systems:
(a)
Proposed reservations or dedications for streets.
(b)
Means of ingress and egress.
(c)
Access and circulation arrangements.
(d)
Off-street parking and loading facilities.
(6)
Means of protecting or screening abutting properties, including proposed landscaping.
(7)
Location of proposed reservations, easements or dedications.
(8)
If requested, two foot vertical contour intervals.
E.
Written Report for Planned Development. A written report shall explain the type, nature, intent and characteristics of the proposed development and shall include, where applicable:
(1)
A general description of the proposal.
(2)
A legal description of the site.
(3)
Proposed standards for development including:
(a)
Restrictions on the use of property.
(b)
Density, yard and height requirements.
(c)
Restrictive covenants.
(4)
Proposed dedication or reservation of land for public use, including streets, easements, parks and school sites.
(5)
Exceptions or variations from the requirements of the Zoning Ordinance, if any are being requested.
(6)
Plans for the provision of utilities, including water, sewer, and storm drainage facilities.
(7)
Descriptions of percentage of land within the development to be provided for various uses:
(a)
Residential.
(b)
Commercial.
(c)
Industrial.
(d)
Open Space.
(e)
Utilities.
(f)
Parking and Storage.
(g)
Others.
F.
Permitted Uses. Any use proposed by the developer and considered by the planning Commission and City Council as being compatible with surrounding districts and the intent of the proposed PD District may be permitted. Thereafter, the uses permitted in the district shall be restricted to those proposed, approved and adopted according to procedures set forth herein.
G.
General Design Criteria and Development Standards.
(1)
Overall site design should be harmonious in terms of landscaping, enclosure of principal and accessory uses, sizes and street patterns and use relationships.
(2)
Variety in building types, heights, placement on lots and size of open spaces are encouraged if they are conducive to a safe, healthy and aesthetically pleasing living environment.
(3)
The average density for residential dwelling units in a PD District should not exceed those set forth in the R-# District, although it may be clustered within the PD District.
(4)
A 50 foot buffer strip with plant cover, trees and/or an attractive fence should be provided by the PD District, unless adjoining use is compatible. For instance, when one family and multi-family dwellings within a PD District are on property adjoining an R-3 District, then no buffer shall be required.
(5)
Within a PD District, the design should include buffers suitable for screening residential areas from commercial or industrial uses when dangers of incompatibility exist.
(6)
The sign and parking regulations of this ordinance should be accepted as minimum standards, and therefore creative improvements are encouraged.
(7)
Shopping centers and other types of planned developments shall not have more than two access points to any one public street, unless unusual circumstances dictate the need for additional access points.
(8)
All access points from a PD District should be located at least 100 feet from the intersection of any street.