HomeMy Public PortalAboutOrd. 305 Planned Development Districts JUN L;
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✓ ORDINANCE N0, �.`��v
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BY THE COUNCIL:
AN ORDINANCE PROVIDING FOR THE ORGANIZATION AND
ESTABLISHMENT OF PLANNED DEVELOPMENT DISTRICTS , PD, BY
ADDING A NEW CHAPTER TO ;TITLE 3 OF_ THE CODE OF THE VILLAGE
OF Mc CALL; SETTING OUT THE PURPOSE OF SAID ORDINANCE ;
ESTABLISHING THE PROCEDURE FOR CREATION OF PLANNED
DEVELOPMENT DISTRICTS BY REQUIRING A PRELIMINARY DEVELOP-
MENT PLAN AND PROGRAM WITH ITEMIZED ELEMENTS .1 REQUIRING
A GENERAL .DEVELOPMENT PLAN AND PROGRAM WITH ITEMIZED
ELEMENTS , ESTABLISHING A PROCEDURE FOR ACTIONS AND
FINDINGS , AND REQUIRING A FINAL- PLAN AND PI:.OGRAM;
ESTABLISHING DEVELOPMENT STANDARDS , I'ROVIDINC FOR 'fill.:
APPLICATION OF STANDARDS1, ESTABLISI-IINC MINIMUM SI7'I: SIZE
AND NEIGHBORHOOD COMPATABI:LITY STANDARDS , PROVIDING FOR
LOT COVERAGE , OPEN SPACE, DENSITY, SUBDIVISION LOT SIZES
AND THE DEVELOPMENT OF THE SITE IN SUCCESSIVE STAGES ;
PROVIDING FOR PERMITTEDIUSES WITHIN THE PLANNED- DEVELOP-
MENT DISTRICT; ESTABLISHING A PROCEDURE FOR CHANGES AND
MODIFICATIONS ; PROVIDING FOR THE EXPIRATION AND TERMINA-
TION OF A PLANNED DEVELOIPMENT DISTRICT AND ESTABLISHING
AN EFFECTIVE DATE .
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
Mc CALL, STATE OF IDAHO:
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• A �
PLANNED DEVELOPMENT DISTRICT - PD
SECTION 1 - PURPOSE
The purpose of the Planned Development District is to provide
opportunities to create more desirable environments through the
application of flexible -and diversified land development standards
under a comprehensive plan and program professionally prepared.
The Planned Development District is intended to be used to
encourage the application of new techniques and new technology to
community development which will result in superior living or
development arrangements with lasting values . It is further
intended to achieve economies in land development, maintenance ,
street systems and utility networks while providing building
groupings for privacy, useable and attractive open spaces ,
safe circulation and the general well-being of the inhabitants .
SECTION 2 - PROCEDURE
A . Preliminary Development Plan and Program
1 . The applicant: shawl �ubmit a Prel.iininary I)cvc_loi�mcnt
Plan and Program to the Planning and Zoning Commission
for an approval in principle . Such presentation shall
consist of a preliminary plan in schematic fashion
and a written program containing the following elements :
(a) Plan Elements
(1) Proposed land uses and densities
(2) Building types and intensities
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(3) Circulation' pattern
(4) Parks , playgrounds , open spaces
(5) Existing natural features
(b) Program Elements
(I) Applicant 'I market analysis of proposed use
(2) Proposed ownership pattern
(3) Operation and maintenance proposal , i . e.
Homes Association, Condominium, Co-op or other
(4) Waste disposal facilities
(5) Lighting
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(6) Water Supply
(7) PUbl:i_c L:rc"Insportion
(8) Communitylfacilities , i .e . schools , libraries ,
fire protection and shopping
(9) ` General timetable of development
(10) Qualifications of the proposed design team for
the preparation of the General Plan and
Program. The design team shall be designated
on the basis of the extent and complexityof
the Planned Development and shall consist of
one nr. more persons w:i th clllrtl i ( i cri t_ i anti such
its an (_)1"ban 1-11alll.le.r, an Arc hi_uec,L , ;In L,llgilleel.',
a Landscape Architect, a Designer, an Attorney
or other similar professionals or technicians .
2 . Planning and Zoning Commission review of the preliminary
Plan and Program need not be at a public hearing unless
the applicant requests such hearing in the application.
3 . The Planning and Zoning Commission shall informally review
the Preliminary Development Plan and Program at a regular
meeting and may act to grant preliminary approval, approval
with recommended modifications or denial . Such <tct:i.on
shall. be hasod upon ct Comprehens-i ve P l ri it , i I- 11
the standards of this ordinance and other regulations and
the suitability of the proposed development in relation to
the character of thelarea.
4. Approval in principle of the Preliminary Development Plan
and Program shall be 'limited to the preliminary acceptability
of the land uses proposed and their inter-relationships and
shall not be construed to endorse precise location of uses
nor engineering feasibility. The Planning Commission may
require the development of other information than that
specified in Section 2-B to be submitted with the General.
Development Plan and �Program.
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5 . The Planning and Zoning Commission shall review and may
recommend expansion, iadditions or modifications in the
qualifications of the proposed design team for the
preparation of the General Plan and Program.
6 . The Planning and Zoning Commission shall determine the
extent of any additional market analysis to be included
in the General Development Plan and Program.
B. General Development Plan and Program
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1 . After receiving approval in principle of the Preliminary
Plan and Program, the applicant shall have a General
Development Plan and ,Program prepared by the professional
design team having the qualifications recommended or
approved by the Planning Commission.
2 . Upon receipt of the General Development Plan and Pros ram,
the Nann:ing Commission may hold a public I-leaci.ng.
3 . The General Development Plan and Program shall contain the
following elements :
(a) Plan Elements
(1) General Development Plan in conformance with
the approved Preliminary Plan.
(2) Existing and proposed contour map or maps of
the site to a scale comensurate with the size
of the development .
(3) Location, widths and names of all existing
or platted streets or other public ways ,
railroad and utility rights-of-way, parks ,
or other public open spaces and land uses
within 500 feet of the boundaries of the
development,
(4) Existing sewers , water mains , and other
underground facilities within and adjacent
to the development and their certified
capacities .
(5) Proposed sewers or other disposal faci-Ii-Lies ,
water mains and other underground utilities .
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(6) A preliminary subdivision plan if the property
is proposed to be divided.
(7) A land use plan indicating the uses planned
for the development .
(8) Areas proposed to be dedicated or reserved for
interior circulation, public parks , playgrounds ,
school sites , public buildings or other uses
dedicated or reserved to the public , it any .
(9) Open space that is to be maintained and controlled
by the owners of the property and the proposed
uses thereof.
(10) A traffic flow map showing the circulation pattern
within and adjacent to the proposed development.
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(11) Location and dimensions of pedestrian walkways ,
malls , trails or easements .
(12) Location, arrangement, number and dimensions of
automobile garages and parking spaces , width of
aisles , bays and angle of parking.
(13) Location, arrangement and dimensions of truck
loading and unloading spaces and docks , if any .
(14) Preliminary architectural- Plans and clevat:ions of
typical buildings and struetures , indicnLing Che
general height, bulk, appearance and number of
dwellingrunits .
(15) A preliminary tree planting and landscaping plan
'including areas of ground cover and approximate
finished grades , slopes , banks and ditches . All
existing trees over 12" in diameter and groves of
trees shall be shown. Trees to be removed by
development shall be so marked.
(16) The approximate location, height and materials o
all walls , fences and screen plantings . F,levation
dunwings of typiertl walas anenlim
d fences shall he
included.
(17) The stages , if any, of the development construction .
Such stages shall be clearly marked on the General
Development Plan.
(b) If the General Development Plan indicates that the
applicant has chosen to develop the site in successive
states as . authorized in Section 3-H, the above require-
mentsll-17 will be tentative as to the subsequent stages
but must be met as to each subsequent stage prior to clic
development of that stage .
(c) Program Elements
(1) Narrative statement of the goals and objectives of
the planned I development .
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(2) A completedi market analysis , if required by the
Planning Commission.
(3) Evidence of resources available to develop the
project.
(4) '.Fables showing the total number of acres , the
distribution of areas by use, the percentage desig-
nated for each dwelling type, off-street parking,
streets , parks , playgrounds , schools and open
spaces as shown on the proposed development plan.
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2 . If the Final Plan and Program is found to be in compliance ,
it shall be so certified by the Planning and Zoning Commission
and recorded by the applicant in the offices of the City Clerk
as the Final Development Plan along with all documents
relating to cleclieations , improvements , agreements , restrictions ,
and associations which shall constitute the Final Program.
3 . All public site dedications , development rights to open
spaces or other dedications for the entire site or approved
staged portion shall be recorded prior to the issuance of any
building permit, or upon a timetable adopted by the City
Council.
4. Final copies of all approved articles governing operation
and maintenance shall be placed on file with the Planning
and Zoning Commision prior to the issuance of any building
hermit, oe- upon I timetable adopted by uie P1 ,tnn i n}; rend
Zoning Commission.
/SECTION 3 - DEVELOPMENT STANDARDS
A. Application of Standards
1 . In cases of conflict between standards of an underlying
district and the Planned Development District, the standards
of the Planned Development District shall apply.
B. M:i.ninorm Site Size.
1 . Planned Development Districts shall be established only on
parcels of land which are suitable for the proposed develop-
ment and of sufficient size to be planned and developed in a
manner consistent with the purposes of this chapter.
2 . A Planned Development District shall not be established
on less than four (4) acres of contiguous land unless the
Planning and Zoning Commission finds that property of less
than four (4) acres is suitable as a Planned Development
District by virtue of its unique character, topography, or
landscaping features , or by virtue of it:; qua] i fyint; ;IS :rn
isolated problem area as determined by the P1 ami.i ng and
Zoning Commission.
C . Compatability with Neighborhood
1 . The plans and program shall present an organized arrangement
of buildings , service facilities , open spaces and improve-
ments such. as recreation facilities , landscaping and fencing
to insure Compatability with a Comprehensive Plan, if one
exists , and the character of the neighborhood.
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2 , Periphery yards of a Planned Development District site shall
be at least as deep as those required by the yard regulations
of the adjoining district unless the Planning and Zoning
Commission finds that equal protection will be accorded through
specific features ofithe approved plan.
D. Lot Coverage
Lot coverage shall be the same as an underlying distrio unless
the Planning and Zoning Commission finds that an exception is
warranted in terms of the character and amenities proposed in the
total development.
E. Open Space
1 . Open space in a Planned Development District means the land
area to be used for scenic, landscaping or open recreational
purposes within the development.
(,t) TL shall not: include sLreel. r.ig11Ls-o1_-ways , driveways
or open parking areas .
2 . Open space shall be adequate for the recreational and
leisure use of the population occupying the Planned
Development District and designed to enhance the present
and future value of the development.
3 . To the maximum extent possible, the plan and program shall
assure that natural features of the land are preserved and
landscaping is providled,
4 . Tn order to assure that open space will be permanent ,
do(HcaLion -() F develop lnient r.ight.s L.() (: i 1, y () I
than open space use may be required.
5 . Instruments guaranteeing the maintenance of open space shall
be reviewed and approved by the Planning and Zoning Commission .
Documents dedicating development rights and provisions for
maintenance of open space shall be approved as to form by the
City Attorney,
6 . The Planning and Zoning Commission may require that instru-
ments of conveyance provide that in the event the open spat;
is permitted to deteriorate or is not maintained in a
condition concis tent with the approved hl all anti pro�� ram, t he n
and in such event the City may at its npL:i(n) cause such main-
tenance to be done and assess the costs to the affected
property owners .
F. Density
1 . In order to preserve the integrity of a Comprehensive Plan ,
if one exists , the character and general welfare of the
neighborhood or area, and relate it to the Planned Develop-
ment, the number of dwelling units permitted shall be
determined as follows :
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(a) Divide the net development area by the minimum lot
area per dwelling unit required by an underlying district '
or districts in which the Planned Development is located,
or a reasonably comparable area within the City if
Lhere is no unilerlyi_ng cli•s Lric t. or cl s Lr.i c Ls .
(1) Net development area shall be determined by
subtracting the area set aside for churches ,
schools or other non-residential uses from the
gross development area and deducting twenty
per cent (20%) of the remainder.
(b) A greater number of dwelling units may be permitted
. by the Planning and Zoning Commission in the event the
applicant proposes a development which effectively limits
the overall density of the project to the standard o l
an underlying district, or a reasonably comparable
area within the City if there is no underlying disLri_CL,
through restrictions on age, family composition or
other effective means .
(1) If the applicant proposes to utilize this provision,
full written details shall be presented in the
program selection of the Preliminary Development
Plan.
G. Subdivision Lot Sizes
Minimum area, width, depth and frontage requirements for sub-
division lots in a Planned Development District may be less
than the minimums specified in an underlying district :i-1 in
accordance with the approved General Development Plan and
Program and the density standards of this Section. The balance
of the total tract area 'shall be devoted to open space as defined
herein.
H. Staging.
I . The applicant may elect to develop the site in successive
stages . in a manner indicated in the General. Development
Plan and Program . E;`lch such stage shall he stubs tan ti a 1 l y
comp'l-cLe WILhin itself.
2 . The Planning and Zoning Commission may require that develop-
ment be done in stages if public facilities are not adequate
to service the entire development initially .
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SECTION 4 - PERMITTED USES .
A . The following uses are permitted in a Planned Development
District:
1 . Hotising, c•oncc. 11Ls may' include- buL arc! not l -im-i Led to single
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f res:i.dencet; , duplexes , row IMLISCs , Cownhouses
cluster units or multiple family dwellings .
2 . Related commercial uses which are designed exclusively to
serve the development of which they are a part, when approved
by the Planning and Zoning Commission .
3 . Related Community service uses which are designed to serve
the development of which they are a part, when approved by
the Planning and Zoning Commission.
(a) Such community service uses may also he de. necl Co
serve the adjacent area if consicler.edcLs.irabie by Che
Planning and Zoning Commission upon examination of the
plan .
4. Accessory buildings and uses
B. For Commercial and Industrial Districts
1 . Uses permitted in an underlying district.
2 . Community service uses approved by the Planning and
Zoning Commission.
3 . Other uses as approved by the Planning and Zoning
Commission as consistent with the Plan and Program.
4. Accessory buildings and uses .
SECTION 5 - CHANGES AND MODIFICATIONS
A. Major Changes
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Major changes in the General Development Plan and Program
after it has been adopted - shall be considered the sr�.nu� ris
,i new I)eLA tion ;111(1 shall be made in nceor.clance wi f-h Cho
p.iocedures specified in this Section .
B. Minor Changes
1 . Minor changes in the General Development Plan and Program
may be approved by the Planning and Zoning Commission,
provided that such changes:
(a) Do not increase the densities .
(b) Do not change boundaries .
(c) Do not change any use .
(d) Do not change the location or amount of land devoted
to specific land uses .
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2 . All limitations of (a) - (d) of 1 above may be waived if
the changes are determined to be minor with respect to
such limitations or do not appreciably alter the general
concept, continuity and comprehensiveness of the General
Development Plan and Program.
SECTION 6 - EXPIRATION
A . If stibstantial construction or development has not taken place
\0A.11i.n lour (4) years from the date of approval 01_ the General
Development Plan and Program, the Planning and Zoning Commission
shall review the district at a public hearing to determine whether
or not its continuation in whole or in part is in the public
interest, and if found not to be, shall recommend to the City
Council that the Planned Development District on the property
be removed.
B. After action by the Planning and Zoning Commission the City
Council shall consider the matter and, by resolution, accept
or reject it or return it to the Planning and Zoning Commission
for further action.
SECTION 7 - EFFECTIVE DATE
A . This Ordinance shall be and is hereby declared to be in full
force and effect on the 2nd day of July, 1971.
B. Regularly passed and adopted by the City Council of the City
of McCall on this 25th day of June, 1971.
APPROVED:
Mayor
ATTEST:
5' ,C.lerh
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