Section 635. Planned Area Development.
The provisions of this section shall apply only to land zoned prior to September 9, 1982. The following use districts are hereby established to implement planned area development projects as set forth in Section 635: P.A.D.-1, P.A.D.-2, P.A.D.-3, P.A.D.-4, P.A.D.-5, P.A.D.-6, P.A.D.-7, P.A.D.-8, P.A.D.-9, P.A.D.-10, P.A.D.-11, P.A.D.-12, P.A.D.-13, P.A.D.-14, P.A.D.-15. The uses permitted and regulation of such uses within each of the above districts, are further set forth in the following provisions of Section 635.
A. Purpose of Planned Area Development. A planned area development is intended to correlate comprehensively the provisions of this and other ordinances of the City to permit developments which will provide a desirable and stable environment in harmony with that of the surrounding area: to permit flexibility that will encourage a more creative approach in the development of land, and will result in a more efficient, aesthetic and desirable use of open area, to permit flexibility in design, placement of buildings, use of open spaces, circulation facilities, and off-street parking areas; and to utilize best the potentials of sites characterized by special features of geography, topography, size or shape.
B. Application and Development Plan.
1. Application. An application to establish a planned area development project shall be filed by:
a. The owner or owners having title to all of the property in the area proposed for the planned area development district; or
b. The City Planning Commission.
Every application shall be accompanied by a fee as required under Section 506 except when filed under Section 635.B.1.b. Application shall be made in the office of the City Planning and Development Department on forms provided therefor. No application shall be accepted unless it is complete and is verified as to the correctness of information given by the signature of the applicant attesting thereto.
2. Site plan required. A site plan approved in accordance with Section 507 of this ordinance is required for all uses.
3. Explanatory statement. There shall be included as a part of the application for rezoning a written statement of the general purposes of the project and an explanation of all features pertaining to uses and other pertinent matters not readily identifiable in map form. The adoption of the text specifying the particular nonresidential uses permitted to locate on the site, if any, shall constitute a limitation to those specific uses.
4. Planned area development district. The application shall specify the P.A.D. district applied for.
C. Use Regulations.
1. Uses Permitted. In the planned area development districts only the following uses are permitted:
a. As stated in Section 608.D, Residential Districts Land Use Matrix.
b. Neighborhood retail uses and other nonresidential uses limited to those enumerated in the C-1 district may be specifically and selectively authorized as to type and size only when integrated by design as an accessory element of the project, and only when located in an area proposed to be appropriately zoned for said use and approved as provided below, provided that the development is planned for more than four hundred dwelling units.
2. Use Control.
a. The zoning of areas for neighboring retail uses shall not become effective until one-half of the total number of dwelling units planned is completed.
b. There shall be a minimum of ten percent of the total area of the planned development dedicated or reserved as usable common "open space" land. Common "open space" lands shall be clearly designated on the plan as to character of use and development but shall not include:
(1) Areas reserved for the exclusive use or benefit of an individual tenant or owner; nor
(2) Dedicated streets, alleys and other public rights-of-way; nor
(3) Vehicular drives, parking, loading, and storage areas.
(4) Required setback areas at exterior boundaries of the site.
(5) Golf courses.
c. Adequate guarantee must be provided to insure permanent retention of "open space" land area resulting from the application of these regulations, either by private reservation for the use of the residents within the development or by dedication to the public or a combination thereof.
d. The City Council may require, when there is conveyance of fee title to spaces or lots, the formation of a homeowners’ association to be responsible for maintenance of common areas.
D. Layout and Design Requirements.
1. Except as required by Section 710, the yard, height, area coverage and density requirements for each district shall be as follows:
|
P.A.D. Districts |
Maximum Dwelling Units per Gross Acre |
Maximum Building Height Limit in Gross Development |
Maximum Percentage Lot Coverage of Buildings |
Building Setback Requirements in Feet (at Exterior Boundaries of P.A.D. Site) |
|||
|---|---|---|---|---|---|---|---|
|
Stories |
Feet |
Front |
Rear |
Side |
|||
|
P.A.D.-1 |
0.75 |
2 |
30 |
20 |
40 |
40 |
30 |
|
P.A.D.-2 |
1.00 |
2 |
30 |
20 |
40 |
40 |
30 |
|
P.A.D.-3 |
1.35 |
2 |
30 |
25 |
30 |
30 |
15 |
|
P.A.D.-4 |
1.75 |
2 |
30 |
25 |
30 |
30 |
15 |
|
P.A.D.-5 |
2.20 |
2 |
30 |
25 |
30 |
30 |
15 |
|
P.A.D.-6 |
2.75 |
2 |
30 |
30 |
30 |
25 |
10 |
|
P.A.D.-7 |
3.50 |
2 |
30 |
35 |
30 |
25 |
10 |
|
P.A.D.-8 |
4.75 |
2 |
30 |
40 |
25 |
25 |
10 |
|
P.A.D.-9 |
6.00 |
2 |
30 |
40 |
25 |
20 |
10 |
|
P.A.D.-10 |
8.00 |
2 |
30 |
40 |
25 |
15 |
10 |
|
P.A.D.-11 |
10.00 |
2 |
30 |
45 |
20 |
15 |
10 |
|
P.A.D.-12 |
12.00 |
2 |
30 |
45 |
20 |
15 |
10 |
|
P.A.D.-13 |
14.50 |
2 |
30 |
45 |
20 |
15 |
10 |
|
P.A.D.-14 |
29.00 |
3 |
40 |
50 |
20 |
15 |
10 |
|
P.A.D.-15 |
43.50 |
4 |
48 |
50 |
20 |
15 |
10 |
a. In addition to the above building setback requirements for buildings and structures exceeding fifteen feet in height, there shall be a distance from side and rear boundaries equal to the required yard plus one additional foot for each foot of building height in excess of fifteen feet. All building setbacks shall be measured from the exterior property lines of the P.A.D. site.
b. The gross acreage of the site shall include: all golf courses, all drainageways, including those dedicated to the City; areas dedicated to the public for parks and open space; and one-half of all abutting streets, roadway easements, alleys, or alley easements. The area of any dedicated right-of-way or easement shall not extend beyond the centerline of an existing full dedication or easement or, for a partial dedication, what would be the centerline if there were a full dedication or easement. Those parts of a planned area development set aside or designated for nonresidential uses such as churches, schools, offices, or other nonresidential uses permitted in the C-1 district shall not be included in the gross acreage of the planned area development site.
2. In considering a proposed planned area development district and project, the regulations, requirements and standards where necessary to insure compatibility of buildings and uses with each other and with off-site properties, the Commission may recommend and the Council may specify modification of these regulations, requirements and standards.
E. Off-Street Parking. The total required off-street parking facilities shall be not less than the sum of the required parking facilities for the various uses computed separately in accordance with Section 702.
Private accessways may be used for vehicular ingress and egress when shown on the required site plan provided they are constructed in accordance with standards and specifications on file in the City Engineer’s office. (Ord. No. G-5544, 2010; Ord. No. G-6331, 2017; Ord. No. G-7160, § 20, 2023)