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Section 1204.02    Planned Developments

  1. Purpose
    Within specified zone districts, planned developments are intended to encourage
    flexibility, innovation, and creativity in site and development design by allowing the
    mixing of permitted uses and/or modification or variation from otherwise applicable
    zone district and development standards. Planned developments containing only
    residential uses are permitted in Districts 1 and 3, planned developments mixing
    residential and commercial uses are allowed in District 5 (the Village Core).
    Commercial planned developments are allowed in Districts 5, 6 (office only), 8, and
    10, while industrial planned developments are permitted only in Districts 6 and 8. In
    return for maximum flexibility in site design and development, planned
    developments are expected to deliver exceptional quality products that preserve
    critical environmental resources, provide above-average open space amenities,
    incorporate creative design in the layout of buildings, open space, and circulation,
    assure compatibility with surrounding land uses and neighborhood character, and
    provide greater efficiency in the layout and provision of roads, utilities, and other
    infrastructure.

  2. Standards for Review of a Preliminary PD Plan
    An application for approval of a Preliminary PD Plan, together with submitted plans
    and reports, shall be reviewed for their conformance with the following standards:
    1. The proposed PD shall be consistent with and implement the planning goals,
      policies, and objectives as contained in this Code and in the Comprehensive
      Plan;

    2. The proposed PD shall contain uses that are expressly permitted either byright
      or as conditional uses in the zone district in which the PD is located or
      as modified according to (b)(3) below, but such uses may be mixed within
      the planned development or within the same structure located in the PD;

    3. The proposed PD shall comply with the density or lot coverage ratio
      requirements set forth for the zone district in which the PD is located, except
      to the extent that a bonus has been expressly allowed pursuant to subsection
      (c) below;

    4. The proposed PD shall comply with the subdivision development and design
      standards as set forth in Chapter 1208 of this Code, except to the extent
      modifications, variances, or waivers have been expressly allowed pursuant to
      paragraph (7) below;

    5. Adverse impacts on adjacent properties, including but not limited to traffic,
      noise, and visual impacts, shall be mitigated to the maximum extent feasible;

    6. The planned development shall be integrated with adjacent development
      through street connections, sidewalks, trails, and similar features;

    7. All district, development, and subdivision standards set forth in Chapters
      1205, 1207 (such as lot size, floor area ratio, structure height, etc.), and 1208,
      except those specified in subsection (b)(8) below, may be modified or varied
      upon a finding that the proposed PD incorporates creative site design such
      that it represents an improvement in quality over what could have been
      accomplished through strict application of the otherwise applicable district or
      development standards, including but not limited to improvements in open
      space provision and access; environmental protection; tree/vegetation
      preservation; efficient provision of streets, roads, and other utilities and
      services; or choice of living and housing environments;

    8. The proposed PD shall comply with the following requirements, which shall
      not be modified or varied except as expressly set forth below or as permitted
      by Section 1203.08, "Minor Modifications":
      1. Minimum Area Requirement. All Planned Developments shall have
        a minimum size of 5 acres.
      2. Setbacks from Adjoining Residential Uses. All Planned
        Developments shall comply with any applicable zone district
        standards that require minimum setbacks from adjoining residential
        uses or properties.
      3. Transportation/Circulation/Pedestrian Linkage. All Planned
        Developments shall comply with the transportation, circulation, and
        pedestrian linkage standards set forth in Section 1207.13 of this
        Code, and such provisions shall not be modified or varied in any way
        unless adequate compensating mitigation measures are included in
        the PD plan.
      4. Adequate Public Facilities. All Planned Developments shall comply
        with the adequate public facilities standards set forth in Section
        1207.11 of this Code.
      5. Environmental Protection Standards. All Planned Developments
        shall comply with the provisions set forth in the following sections
        and such provisions shall not be modified or varied in any way unless
        compensating mitigation measures are included in the PD plan:
        1. Section 1207.03, "Wetlands/Stream Corridor Protection."
        2. Section 1207.07, "Stormwater Management/Drainage/Erosion
          Control."
        3. Section 1207.02, "Tree and Vegetation Protection."
        4. Section 1207.10, "Performance Standards."
      6. Architectural and Design Standards. All Planned Developments shall
        comply with the city's architectural and design standards, including
        but not limited to industrial design standards.
      7. Minimum Open Space Requirements. At a minimum, a Planned
        Development shall set aside the following amounts of land area as
        open space for either private, public, or combined private and public
        use:
        1. Industrial or Business Park Planned Developments: 30% of
          the site's total gross area.
        2. Other Commercial Planned Developments: 40% of the site's
          total gross area, except in District 5 where underlying zone
          district requirements shall control.
        3. Mixed-Use Planned Developments: See the underlying
          District 5 zone district requirements.

  3. Density Bonuses
    Upon satisfaction of all applicable standards and requirements, and at the City's sole
    discretion, bonuses in density, floor area maximum or floor-area-to-lot-area ratios of
    no greater than twenty-five (25) percent may be granted to a proposed PD based
    upon incorporation within the PD of any of the following:
    1. Landscaping in excess of the minimum requirements set forth in this Code;

    2. Preservation of historical structures;

    3. Provision of specified public benefits/amenities (e.g., a day care center or
      community center);

    4. Dedication of permanent open space, including trails or trail access, beyond
      what would be roughly proportional to the demand for such open space or
      trails/trail access generated by the proposed PD;

    5. Preservation of critical and sensitive environmental areas in excess of the
      minimum requirements set forth in this Code, including preservation of key
      wetlands and significant stands, sizes, or unusual species of trees; or

    6. Other exceptional site and/or building designs as determined by the PC.

  4. Standards for Review for a Final PD Plan.
    A Final PD Plan application, together with all submitted plans and reports, shall be
    reviewed and evaluated to determine their compliance with the following standard:
    1. The Final PD Plan conforms in all respects with the approved preliminary PD
      plan and incorporates all recommended changes, modifications, and
      conditions attached to approval of the preliminary plan.