[Amended 5-23-2023 by Ord. No. 23-12]
A. Purpose and intent. The Planned Development-Residential (PD-R) District
is established to encourage innovative and creative design, to facilitate
use of the most advantageous construction techniques, and to protect
watercourses, stream valleys, forest cover in watersheds, and areas
with scenic vistas. The district is designed to permit a greater degree
of flexibility in terms of layout, design and construction of planned
development than is found in conventional zoning classifications.
It will permit planned mixed use communities comprising residential,
commercial, office and service uses. For these reasons, the PD-R District
shall not be appropriate unless the General Development Plan submitted
by an applicant satisfies the requirements of this division and the
adopted Comprehensive Plan to a significantly greater degree than
the requirements of a conventional zoning district.
B. Procedure. The PD-R District shall be established or modified only in accordance with §
72-22.5, Planned development districts.
C. Use limitations.
(1)
Residential uses.
(a)
The maximum density for residential uses within the PD-R District
shall not exceed 24 units per gross acre.
(2)
Neighborhood commercial uses. Up to 15% of the gross area of
the PD-R development may be devoted to neighborhood commercial uses.
The neighborhood commercial uses must be provided in such a manner
that they are accessible to both vehicles and pedestrians, with primary
emphasis on the pedestrian circulation system.
D. Site size requirements. Site size requirements in PD-R Districts
are as follows:
(1)
Minimum district size. The minimum size for any PD-R District
is five acres.
(2)
Minimum lot size.
(a)
The minimum site and yard requirements, including site size requirements for residential and nonresidential uses, the number of townhouse units per building, the setback of dwelling units from site boundaries and private drives, parking areas and walkways, separation between townhouse buildings (dwelling groups), and common areas shall be as required by this section and, where not specified in this section, shall be specified on the face of the General Development Plan (GDP), and all shall be shown on the approved GDP. In the event such requirements are not depicted on the approved GDP, the requirements in §
72-31.4, Residential (R-8) District, shall apply to single-family detached and attached dwellings, and the requirements in §
72-31.5, Residential (R-12) District, shall apply to multifamily dwellings.
(b)
The location and arrangement of structures shall not be such
that they result in an adverse impact on existing or prospective adjacent
dwellings or to existing or prospective development of the neighborhood.
E. Form-based general development criteria. The General Development
Plan for a PD-R District shall incorporate form-based elements. These
elements shall either be applied through a illustrative plan or through
the development of urban fabric, frontage, building type standards
using the following required elements:
(1)
Urban fabric standards. Urban fabric standards approach bigger
picture site considerations. They address the access pattern to the
site, the organization of the site into blocks, the transition from
the site to adjacent urban fabric, and the location and character
of proposed open spaces. Each of the following urban fabric components
shall be incorporated into the General Development Plan:
(a)
The development site. The development site shall be defined
on the GDP and include all the land, buildings, and structures both
existing and proposed, used to calculate the total residential density,
use-mix, or floor area ratio calculations for the development.
(b)
Access. The development provides a comprehensive and integrated
transportation system that separates pedestrian and vehicular traffic,
including roadways, bicycle paths, pedestrian walkways, and public
transportation facilities, where applicable. Each development shall
promote interconnectivity and accommodate a hierarchy of street and
alley widths that provide for multiple travel options and points of
connection to existing streets, including sidewalks and other pedestrian
access. Existing streets that are planned to continue shall be extended
through the development site.
(c)
Blocks. The development site shall be organized into blocks meeting the standards in §
72-51.2.
(d)
Transitional zones. Transitional zones shall be established
where a development abuts single-family detached residential lots.
The components of the transitional zone shall be defined on the GDP
and include: the width and depth of the transitional zone, any setback,
buffer, or other feature required within the transitional zone, and
the appropriate building types permitted in the transitional zone.
(e)
Open space. The development shall include a mix of general and
formal open space. A minimum of 25% of the total gross area of the
site shall be general open space. Half of the required open space
shall be usable formal open space.
(2)
Frontage standards. Frontages shall create the form and fabric
of the development and the public realm. Frontages create an active,
attractive, and safe public and semipublic edge where the development
site abuts a street. In addition, frontages interior to the site shall
produce a connected environment through the site, enlivening the development's
internal connections and spaces. Frontage standards shall include
the following elements:
(a)
A frontage map showing the locations of different frontage types.
(b)
A public frontage component. The public frontage component consists
of the land and elements between the center line of the street and
the front property line, often also called the streetscape. The component
shall list the elements of the streetscape including the type of on-street
parking permitted, the location and width of any utility strip adjacent
to the curb, the width of sidewalks or pedestrian infrastructure,
and the scale of streetscape lights.
(c)
A private frontage component. The private frontage component
consists of the arrangement of yards, buildings, and parking on site.
The component shall list building placement/build-to-zone rules, parking
lot placement setbacks, and the building types permitted along the
frontage.
(3)
Building type standards. Building type and placement standards
focus on the architectural planning of the building to complete the
built form. The standards activate street frontages and other public
open spaces. The standards also ensure that the form of the development
transitions appropriately in mass, scale, and intensity towards adjacent
land uses and transects. Building type standards shall include the
following elements:
(a)
Building placement and orientation standards. These standards
include minimum lot size, minimum lot width, side and rear setbacks,
and the orientation of the buildings.
(b)
Mass and scale. Mass and scale standards shall include maximum
height, footprint, and width of the building. Heights shall not exceed
60 feet within a PD-R District.
(c)
Facade activation standards. Facade activation standards shall
include the location and frequency of entrances to buildings, required
facade transparency levels, and standards regarding building materials.
(4)
Optional forms of development. While one of the main purposes
of form-based regulations is to provide predictability, it is recognized
that high-quality development can also be accomplished other than
by strict adherence to the prescribed forms of development allowed
by this section. Therefore, a certain degree of flexibility is allowed
in certain cases in order to encourage creative designs that may generate
different, but equally desirable, means of accomplishing the purposes
of a prescribed form of development. An applicant may include optional
forms of development as by-right options similar to what has been
adopted in the City's Form-Based Code. Where proposed, the optional forms of development shall
include:
(a)
The purpose of the optional form;
(b)
Cite the standard and the proposed option; and
(c)
Provide design guidelines to be applied with each option.
F. General standards. No development for a PD-R District shall be approved
under the provisions of this section unless the GDP accompanying the
application satisfies the following general standards, as follows:
(1)
The development offers a balanced variety of housing. Neighborhood
commercial uses, if provided, are complementary to the residential
uses;
(2)
The development consists of an orderly and creative arrangement
of land uses, both in respect to each other and to adjacent properties;
(3)
The development provides a comprehensive and integrated transportation
system that separates pedestrian and vehicular traffic, including
roadways, bicycle paths, pedestrian walkways, and public transportation
facilities, where applicable. The proposed pedestrian network connects
developed areas of the City with the proposed new development;
(4)
The development provides exceptional cultural, educational,
and recreational facilities for all segments of the community. The
development includes special provisions for the identification, restoration,
and preservation of any buildings, structures, areas and sites that
have historic, architectural, or archaeological significance, as identified
on federal, state or local registers, inventories, or designations;
(5)
The development utilizes structures that take maximum advantage
of their natural and man-made environment and utilize innovative design
and architectural detail;
(6)
The development provides for adequate public facilities, as set forth in §
72-22.2, Comprehensive Plan.
[Amended 9-13-2022 by Ord. No. 22-18]
A. Purpose and intent.
(1)
The Planned Development Mixed-Use District is established to
promote areas appropriate for office, retail, and residential uses,
designed in a unified and cohesive manner in order to create an attractive
environment in which to live, work and recreate. Two or more uses
shall be integrated into a mixed use project. The district is appropriate
in areas designated for mixed-use in the Comprehensive Plan or in
areas where design criteria can be used to transition from established
uses while accommodating new growth and evolving market trends. Vertical
integration of uses is encouraged where appropriate.
(2)
Where appropriate, existing environmental features are to be
preserved and integrated into the plan of development. In order to
lessen the dependence on vehicles, the major land uses are encouraged
to be connected by way of pedestrian linkages, bicycle/pedestrian
facilities, trails and greenways that tie together the businesses,
residences and open space into accessible patterns of development,
and connect to adjacent off-site roads, parks and trails. The pedestrian-oriented
nature of the district should be emphasized by the building scale
and design, block sizes, pedestrian-oriented uses and streetscapes.
(3)
This district is considered an urban-style model with uses that
are mixed together and easily walkable. For example, main entrances
are located close to public streets, parking lots serve multiple uses,
residential densities are higher to promote more activity within the
development, as well as more public open spaces, and buffers located
between different uses within the borders of the development are reduced
or eliminated.
(4)
The district shall encourage mixed-use development and its accompanying
support commercial and office uses while maintaining a strong emphasis
on pedestrian scale, urban development and amenities. In order to
encourage high-quality design and innovative arrangement of building
and open space uses throughout the project, this district provides
substantial flexibility from the conventional use and dimensional
requirements of the general districts.
(5)
The district shall promote a compact mixed-use design, traditional
neighborhood pattern of development which includes a hierarchy of
interconnected streets and blocks, pedestrian-friendly walkable streets,
a variety of housing types and lot sizes, mixed-use commercial neighborhood
centers, and a connected passive and active open space network.
(6)
For purposes of this district, the following themes are embraced
as desired sustainable growth policies and should be included in the
design of each project: walkability, green building design, recycling,
natural resource protection, and non-commercial community gardens,
where appropriate.
(7)
A PD-MU development may be appropriate for production-oriented
workplace uses. These uses include light manufacturing, contractor's
offices, commercial laundry, wholesale sales, warehouse, outdoor storage,
regional breweries, regional wineries, and regional distilleries.
These uses are permitted either by-right or by special use depending
on the overall size of the proposed PD-MU and may be appropriate in
portions of the City designated as T-4W or T-5W in the City's Comprehensive
Plan.
B. Procedure. The PD-MU District shall be established or modified only in accordance with §
72-22.5, Planned development districts.
C. District size requirements. The district size requirements for a
PD-MU District are as follows:
(1)
Minimum district size. The minimum district size for any PD-MU
District is two acres. However, the minimum district size in the Lafayette
Boulevard Corridor Overlay Districts is 22,000 square feet.
D. Bulk regulations. Bulk shall be depicted on the approved GDP and
shall comply with the following provisions:
(1)
Maximum floor area ratio. The maximum floor area ratio for nonresidential
uses shall be two. Additional intensity may be approved by the City
Council, as a special use, up to a maximum three.
(2)
Residential density.
(a)
Permitted residential density shall be as follows:
Standard
|
Single-Family Attached or Detached
|
Multifamily or Upper Story Dwellings over Nonresidential
|
Student Housing
|
---|
Residential Density, Maximum by Right
|
16 units per acre
|
30 units per acre
|
60 units per acre when no other residential units are proposed
|
(b)
Any combination of mix of the residential unit types may be
used to achieve the permitted density and as shown on the GDP. The
unit mix in a phased development may vary due to the prevailing market
conditions, provided that the total number of units developed shall
not exceed the total number of units shown on the approved GDP.
(c)
Notwithstanding any other provisions of this section, the City
Council may approve an increase in density levels upon finding such
increase achieves the purpose and intent of the district.
(d)
Individual phases of the development may have densities that
exceed the maximum or minimum requirements so long as such densities
for the number of residential units as shown on the GDP comply with
the PD-MU District standards.
E. Minimum use mix.
(1)
A PD-MU District shall include two or more different use groups
from the following list:
(a)
Residential (including all Residential use categories);
(b)
Lodging (including the Visitor Accommodations use category);
(c)
Office, Institutional, and Educational;
(d)
Retail and Consumer (including Alcoholic Beverage Production,
Eating Establishments, Indoor Recreation, Retail Sales and Services,
and Light Manufacturing use categories).
(2)
In a PD-MU District, no single use group shall make up more than 75% of the total gross floor area of the development, and all uses are functionally integrated and share vehicular use areas, ingress and egress, and pedestrian access. On the General Development Plan, residential floor area shall be calculated in accordance with §
72-82.5A(3), Mixed Use Ratio. This section shall not prohibit additions or other alterations to dwelling units after they are issued a certificate of occupancy.
(3)
Phasing of Use Mix.
(a)
Phasing of the development shall be included on the GDP and
shall be administered as follows:
[1]
Development components shall be phased so that no more than
75% of the total residential units shall be issued a Certificate of
Occupancy prior to the issuance of a shell final inspection for 25%
of the total gross floor area of the development's commercial use.
[2]
Each phase of development shall contain a tabulation of the
site by use category, the accumulated total FAR, the total number
of residential units, and the percentage of open space to demonstrate
that the development is in conformance with the GDP.
[3]
Notwithstanding any other provisions of this subsection, an applicant may propose, and the City Council may approve different percentage ratios for those uses set forth within Subsections
E(1),
(2), and
(3) above upon a finding that the alternate percentage will better serve the purposes of this chapter, and of the proposed district, due to market conditions, land use demand, or other factors determined appropriate by the City Council.
F. Form Based General Development Criteria. The General Development
Plan for a PD-MU District shall incorporate form based elements. These
elements shall either be applied through an illustrative plan or through
the development of Urban Fabric, Frontage, Building Type Standards
using the following required elements:
(1)
Urban Fabric Standards. Urban Fabric standards approach bigger
picture site considerations. They address the access pattern to the
site, the organization of the site into blocks, the transition from
the site to adjacent urban fabric, and the location and character
of proposed open spaces. Each of the following Urban Fabric components
shall be incorporated into the General Development Plan:
(a)
The Development Site. The Development site shall be defined
on the GDP and include all the land, buildings, and structures, both
existing and proposed, used to calculate the total residential density,
use-mix, or floor area ratio calculations for the development.
(b)
Access. The development provides a comprehensive and integrated
transportation system that separates pedestrian and vehicular traffic,
including roadways, bicycle paths, pedestrian walkways, and public
transportation facilities, where applicable. Each development shall
promote interconnectivity and accommodate a hierarchy of street and
alley widths that provide for multiple travel options and points of
connection to existing streets, including sidewalks and other pedestrian
access. Existing streets that are planned to continue shall be extended
through the Development Site.
(c)
Blocks. The Development Site shall be organized into blocks meeting the standards in §
72-51.2.
(d)
Transitional Zones. Transitional Zones shall be established
where a development abuts single-family detached residential lots.
The components of the Transitional Zone shall be defined on the GDP
and include: the width and depth of the Transitional Zone, any setback,
buffer, or other feature required within the Transitional Zone, and
the appropriate Building Types permitted in the Transitional Zone.
(e)
Open Space. The Development shall include a mix of general and
formal open space. A minimum of 15% of the total gross area of the
site shall be general open space. Half of the required open space
shall be usable formal open space.
(2)
Frontage Standards. Frontages shall create the form and fabric
of the development and the public realm. Frontages create an active,
attractive, and safe public and semi-public edge where the development
site abuts a street. In addition, frontages interior to the site shall
produce a connected environment through the site, enlivening the development's
internal connections and spaces. Frontage standards shall include
the following elements:
(a)
A Frontage Map showing the locations of different frontage types.
(b)
A public frontage component. The public frontage component consists
of the land and elements between the center line of the street and
the front property line, often also called the Streetscape. The component
shall list the elements of the streetscape, including the type of
on-street parking permitted, the location and width of any utility
strip adjacent to the curb, the width of sidewalks or pedestrian infrastructure,
and the scale of streetscape lights.
(c)
A private frontage component. The private frontage component
consists of the arrangement of yards, buildings, and parking on-site.
The component shall list building placement/build-to-zone rules, parking
lot placement setbacks, and the Building Types permitted along the
frontage.
(3)
Building Type Standards. Building Type and Placement Standards
focus on the architectural planning of the building to complete the
built form. The standards activate street frontages and other public
open spaces. The standards also ensure that the form of the development
transitions appropriately in mass, scale, and intensity towards adjacent
land uses and transects. Building Type Standards shall include the
following elements:
(a)
Building Placement and Orientation standards. These standards
include minimum lot size and width, side and rear setbacks, and the
orientation of the buildings.
(b)
Mass and Scale. Mass and Scale standards shall include maximum
height, footprint, and width of the building. Heights shall not exceed
80 feet within a PD-MU District.
(c)
Facade Activation standards. Facade Activation standards shall
include the location and frequency of entrances to buildings, required
facade transparency levels, and standards regarding building materials.
(4)
Optional Forms of Development. While one of the main purposes
of form-based regulations is to provide predictability, it is recognized
that high-quality development can also be accomplished other than
by strict adherence to the prescribed forms of development allowed
by this ordinance. Therefore, a certain degree of flexibility is allowed
in certain cases in order to encourage creative designs that may generate
different, but equally desirable, means of accomplishing the purposes
of a prescribed form of development. An applicant may include optional
forms of development as by-right options similar to what has been
adopted in the City's Form Based Code. Where proposed, the Optional
Forms of Development shall include:
(a)
The purpose of the optional form;
(b)
Cite the standard and the proposed option; and
(c)
Provide design guidelines to be applied with each option.
(5)
An applicant may opt to use the City's Form Based Code Appendix. If so, then the GDP must include illustrative diagrams
showing the proposed Urban Fabric components as well as a Frontage
Map.
G. Project Development Criteria. The following project development criteria
shall be incorporated into the General Development Plan for an overall
PD-MU development in order to promote sustainability:
(1)
The development shall maintain, as much as possible, the existing
natural topography of the site by preserving the natural character
and existing trees to the greatest extent possible. The site design
and structures shall take advantage of their natural and man-made
environment and to address sustainability;
(2)
Where applicable, the development includes provisions for the
identification, restoration and preservation of buildings, structures,
and sites that have historic, architectural, or archeological significance.
The development provides opportunities for cultural, educational,
or recreational facilities for all segments of the development;
(3)
The development consists of an orderly and creative arrangement
of land uses, both in respect to each other and to adjacent properties.
It shall be built around a comprehensive and integrated transportation
system that separates pedestrian and vehicular traffic, including
roadways, bicycle paths, pedestrian walkways, and public transportation
facilities, where applicable. Integration of uses and associated shared
parking is encouraged to minimize the development footprint;
(4)
The development substantially conforms to the Comprehensive
Plan with respect to type, character and intensity of use. The development
provides for adequate public facilities to serve the intensity and
character of the development.
H. Conflict. Where regulations within this district conflict with other
provisions within this chapter, these district regulations shall govern.
I. Existing Approved Districts. In the event that site size requirements, setbacks, or other information are not depicted on a General Development Plan approved prior to the adoption of this ordinance, then the requirements set forth in §
72-31.4, Residential (R-8) District, shall apply to single-family detached and attached dwellings, and the requirements in §
72-31.5, Residential (R-12) District, shall apply to multifamily dwellings.