[Amended 2-6-2017 by Ord.
No. 994]
Residential planned unit developments shall comply with the
following procedures:
A.
A preapplication conference between the developer and the Zoning
Board of Appeals is required for the purpose of establishing guidelines
and general information before entering into building commitments
or incurring substantial expense in the preparation of plans.
B.
Preliminary development plans drawn to the requirements of § 315-100 shall be filed with the Zoning Officer, who shall forward five copies to the Zoning Board of Appeals. The cost of all plans shall be borne by the developer.
C.
The Zoning Board of Appeals shall be given 14 working days to review
the preliminary plans and determine which environmental incentives
shall apply under the provisions of this chapter, and shall hold a
hearing on the preliminary plans and make its recommendation to the
City Council. The Plan Commission may submit its comments and recommendations
to the Zoning Board for consideration in its deliberations.
D.
The City Council shall take action only on the preliminary plans
and proposed density.
E.
The petitioner shall submit final plans to the Zoning Board of Appeals
within six months after the City Council approves preliminary plans.
The Zoning Board of Appeals shall be given 14 days to act on the final
plans. In the event the Zoning Board of Appeals rejects or denies
the final plan, the petitioner shall have the right to appeal to the
City Council.
F.
The final site plan, as adopted, shall be filed with the County Recorder.
The preliminary development plan shall contain all of the following
material:
A.
The name and address of all owners of the site proposed for development
as well as the names and addresses of all professional site planners,
architects, engineers, surveyors or other consultants.
B.
A legal description of the site proposed for development.
C.
A general area plan drawing reflecting the intended use and future
street locations for adjacent areas when the proposed planned unit
development is intended to represent a single phase of a longer-range
development.
D.
The location of all property lines, existing streets, easements,
utilities and any other significant physical features.
E.
Date, North arrow and graphic scale (not less than one inch equals
100 feet) of all drawings submitted.
F.
Present and proposed zoning (if applicable).
G.
An indication of the existing conditions on the tract, including
contour lines (two-foot intervals), watercourses and existing drainage
facilities, wooded areas and isolated trees, walks or other improvements,
and existing buildings and structures, with an indication of those
which will be removed and those which will be retained as part of
the development.
[Amended 2-6-2017 by Ord.
No. 994]
H.
An indication of the area surrounding the site, showing land use,
peculiar physical features, public facilities and existing zoning.
I.
A site plan of the proposed development indicating the general location
of the following:
(1)
All buildings, structures and other improvements.
(2)
Common open space.
(3)
Off-street parking facilities and number of spaces to be provided.
(4)
Sidewalks.
(5)
Illuminated areas.
(6)
Use of open space being provided.
(7)
Screening or buffering of the development perimeters.
(8)
Indication as to which areas and streets are intended to be
public.
(9)
All utilities, including storm drainage, sanitary sewers and
water service.
(10)
Such other documents explaining other circumstances as the Plan
Commission may require.
J.
Quantitative data indicating the following:
(1)
Total number of dwelling units by type (if applicable).
(2)
Total number of dwelling units by number of bedrooms per unit.
(3)
Proposed lot coverage of buildings and structures (percent of
total).
(4)
Approximate gross and net residential densities, excluding all
streets and roadways (if applicable).
(5)
Total amount of usable open space area provided in the tract.
(6)
Such other calculations as the Zoning Board of Appeals may require.
K.
Elevation or perspective drawings of all buildings and improvements
sufficient to show the developer's intent.
L.
A development schedule indicating:
(1)
The approximate date when construction of the project will begin;
(2)
The stages in which the project will be built and the approximate
date when construction of each stage will begin;
(3)
The approximate dates when the development of each of the stages
will be completed; and
(4)
The area and location of common open space that will be provided
at each stage.
M.
If the applicant intends to sell or lease all or a portion of the
planned unit development after the project is approved, a statement
shall be presented to the Zoning Board of Appeals. The conditions
of sale and maintenance of such developed properties shall be stipulated.
Any covenants, deed restrictions or other similar agreements between
the applicant and future owners shall be presented.
A.
Within six months following the approval of the preliminary development
plan by the City Council, the applicant shall submit the final development
plan. Five copies of the final development plan shall be filed containing
all information, plans and data as required by this section:
(2)
An accurate legal description and property survey of the entire
area included within the planned development.
(3)
Designation of the location of all proposed structures, and
the internal uses, in sufficient detail to determine off-street parking
requirements.
(4)
Architectural elevations, pavement types, culverts, common open
space, recreation facilities, sidewalks, illumination, landscaping
and any other pertinent features of the planned development.
(5)
Certificates, seals and signatures required for the dedication
of land, recording the documents and such other legal documents as
may be required.
(6)
Accurate tabulations on the use of the area, including land
area, number of buildings, number of dwelling units per acre (if applicable),
total common open space, percentage of paved area and total number
of parking spaces provided.
(7)
All curb cuts, driving lanes, parking and loading areas, public
transportation points, street signs and illuminated facilities for
the same.
(8)
Any other plans or specifications that may be necessary for
final engineering approval of drainage, street design and other facilities
by the Plan Commission.
(9)
Development schedule.
(a)
A development schedule indicating:
[1]
The date when construction of the project will begin;
[2]
The stages in which the project will be built and the date when
construction of each stage will begin;
[3]
The dates when the development of each of the stages will be
completed; and
[4]
The area and location of common open space that will be provided
at each stage.
(b)
Failure to maintain the schedule will authorize revocation of
the approval for the planned development and no further building permits
or occupancy permits shall be granted.
B.
The applicant shall conform to the development schedule as required
in this section. If no construction has begun or no approved principal
use is established in the planned unit development within one year
from the approval of the final development plan by the Zoning Board
of Appeals, the approval of the final development plan shall lapse
and be voided and no longer in effect.
C.
In its discretion and for good cause, the Zoning Board of Appeals
may recommend to the City Council the extension, for one additional
year, of the period for the beginning of construction, the establishment
of an approved principal use or completion of a phase of development
as indicated in the development schedule. If a final development plan
lapses under the provisions of this section, the Zoning Officer shall
notify the applicant, at the address given on the plan submitted,
of the revocation or approval of the planned unit development.
[Amended 2-6-2017 by Ord.
No. 994]
D.
If the applicant intends to sell or lease all or a portion of the
planned unit development after the project is approved, a statement
shall be presented to the Zoning Board of Appeals. The conditions
of sale and maintenance of such developed properties shall be stipulated.
Any covenants, deed restrictions or other similar agreements between
the applicant and future owners shall be presented.
E.
The applicant shall set forth in detail his proposal for the perpetual
maintenance of common areas and other community facilities, such as,
but not limited to: landscaped areas, pedestrianways, recreation facilities,
parking areas, project gates, project security or protective devices,
wastewater treatment facilities or potable water supply. This proposal
for such maintenance may include one or more of the following devices:
mandatory homeowners' association or community association permanent
trust, public ownership and maintenance of the fee or a lesser interest,
public utility maintenance or operation by the landlord, a combination
of one or more of these arrangements, or a similar device. The proposal
for perpetual maintenance shall be subject to City approval with or
without modification deemed necessary to ensure perpetuity.
A.
The water supply and wastewater collection and treatment system shall
be extensions or additions to the City systems.
B.
The minimum size of parcel shall be at least 26,000 square feet,
with at least 100 feet of frontage on a public street.
[Amended 2-6-2017 by Ord.
No. 994]
C.
Construction of any building or placement of fill in or on any flood-hazard
area shall be floodproofed and constructed or placed so that flood
hazard to other property is not increased thereby.
[Amended 2-6-2017 by Ord.
No. 994]
D.
The total floor area in all buildings shall not exceed 0.5 times
the lot area.
E.
The total usable open space shall at least equal 0.8 times the total floor area. The overall density of the development shall not exceed that specified for the district in which located, except that the density may be increased up to 80% by applying certain environmental incentives provided in § 315-103 approved by the Zoning Board of Appeals and the City Council.
F.
There shall be at least two off-street parking spaces per dwelling
unit.
G.
The following regulations and standards shall apply to the spacing
of buildings:
Number of Stories
|
Between Fronts and/or Backs
(feet)
|
Between Ends
(feet)
|
Between Ends and Fronts or Backs
(feet)
| |
---|---|---|---|---|
1 or 2
|
55
|
25
|
35
| |
Each additional story above the first two, per story
|
Add 5
|
Add 5 per story
|
Add 5 per story
|
H.
The highest building shall not exceed four stories unless adequate
means of fire protection and rescue are provided, which may include
contracts with municipal corporations having equipment capable of
affording protection to higher structures.
I.
The setback requirement of the district in which located shall apply
to public streets around and in the development as to building placement
and off-street parking.
J.
No building shall be built or constructed within 25 feet of the PUD
District or site property line.
K.
L.
There shall be interior sidewalks constructed of a hard material
and designed to interconnect the development and minimize pedestrian
and automobile conflicts.
M.
Up to 5% of the total tract may be used for commercial uses allowed
in the C-1 District; in no case shall the commercial tract be less
than one acre.
[Amended 2-6-2017 by Ord.
No. 994]
N.
All utilities on site must be underground.
The number of permitted dwelling units may be increased up to
80% by the following amenities, provided the percentages for each
item be applied cumulatively and that each percentage figure appearing
next to each of the incentives be used as a maximum and not necessarily
an automatic figure to be given. It shall be up to the Zoning Board
of Appeals to determine the percent increase in density, if any, to
be allowed for any particular incentive. In no case shall the cumulative
total of applied incentives exceed 80%.
A.
Usable open space.
(1)
As the amount of usable open space is increased above the minimum,
the density may also be increased up to a maximum of a 13% increase
allowed for additional usable open space.
Amount of Usable Open Space Times the Total Floor Area
|
Increase in Density
| |
---|---|---|
0.801 to 0.816
|
1%
| |
0.817 to 0.832
|
2%
| |
0.833 to 0.840
|
3%
| |
0.841 to 0.856
|
4%
| |
0.857 to 0.872
|
5%
| |
0.873 to 0.888
|
6%
| |
0.889 to 0.904
|
7%
| |
0.905 to 0.920
|
8%
| |
0.921 to 0.936
|
9%
| |
0.937 to 0.952
|
10%
| |
0.953 to 0.968
|
11%
| |
0.969 to 0.982
|
12%
| |
0.983 and above
|
13%
|
(2)
For 6% usable open space dedicated and acceptable for public
use, 6% increase.
B.
Site planning design.
(1)
Increase of 6% for excellence in use of existing topography.
(2)
Increase of 4% for excellence in siting building and building
groups, which may include variations in building setbacks.
(3)
Increase of 4% for provision in design for courtyards, gardens
and patios.
(4)
Increase of 2% for proper consideration of building orientation
with respect to sun and wind.
(5)
Increase of 4% for preservation of existing desirable natural
growth.
(6)
Increase of 4% for preservation and/or enhancement of vista
or views within the site or from outside the site into the site.
C.
Landscape planting and screening: increase of 3% for excellence in
quality and amount of standard tree and shrub planning, including
peripheral and interior screen planting and fencing.
D.
Facilities and amenities.
(1)
Increase of 5% for recreational facilities, which may or may
not include a golf course, occupying one square foot for every five
square feet of residential floor area.
(2)
Increase of 5% for swimming pool (5% for each pool, not to exceed 10%), subject to § 315-104A(4).
(3)
Increase of 3% for tennis courts (1% of each court, not to exceed
5%) and playground recreation equipment.
(4)
Increase of 5% for community center building and/or club.
(5)
Increase of 4% for land area for a public building site, such
as a fire station.
(6)
Increase of 3% for lakes and water features.
(7)
Increase of 3% for provisions for pedestrian facilities, such
as plazas, trails, bicycle racks, benches, etc.
(8)
Increase of 4% for use of sculpture, fountains, reflecting pools
and similar features in design.
(9)
Increase of 5% for use of pneumatic pipeline for conveyance
of refuse or garbage to a central location point.
A.
No changes may be made in the final development plan during the construction
of a planned unit development except upon application to the zoning
department, which shall refer it to the Zoning Board of Appeals. Minor
changes in the location, siting and height of buildings and structures
may be authorized by the Zoning Board of Appeals without additional
public hearings, if required by engineering or other circumstances
not foreseen at the time the final plan was approved. No change authorized
by this section may cause any of the following:
B.
All other changes in use, or rearrangement of lots, blocks and building tracts, or any changes in the provision of common open spaces and changes other than those listed in Subsection A of this section, must be made by the City Council after a public hearing and a recommendation by the Zoning Board of Appeals. Such amendments may be made only if they are shown to be required by changes in conditions that have occurred since the final plan was approved, or by changes which are approved in the final plan, and must be recorded as amendments in accordance with the procedure established for the recording of the initial final plan documents.