The Planned Development (PD) District is a district that accommodates planned associations of uses developed as integral land use units such as offices, commercial or service centers, shopping centers, residential developments of multiple or mixed housing (including attached single-family dwellings), or any appropriate combination of uses that may be planned, developed, or operated as integral land use units either by a single owner or a combination of owners. A PD District may be used to permit new or innovative concepts in land utilization not permitted by other zoning districts in this chapter. While greater flexibility is given to allow special conditions or restrictions that would not otherwise allow the development to occur, procedures are established herein to insure against misuse of increased flexibility.
A. 
Development requirements for each PD District shall be set forth in the amending ordinance granting that PD District and shall include, but may not be limited to; base district(s), uses, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, architectural standards, project phasing or scheduling, management associations, and other requirements as the Town Council and/or Planning and Zoning Commission may deem appropriate.
B. 
In the PD District, uses shall conform to the standards and regulations of the base zoning district(s) to which it is most similar. The particular zoning district shall be stated in the granting ordinance. All applications to the Town shall list all requested variances from the standard requirements set forth throughout this chapter (applications without this list, as well as other reasons, will be considered incomplete).
C. 
The ordinance granting a PD District shall include a statement as to the purpose and intent of the PD granted therein, including a general statement citing the reason for the PD request. The ordinance granting a PD District shall also include a proposed development schedule for the PD District.
D. 
The PD District shall conform to all sections of this chapter unless specifically addressed in the granting ordinance.
In establishing a PD District in accordance with this division, the Town Council shall approve and file as part of the amending ordinance appropriate exhibits and standards for each PD District. To facilitate understanding of the request during the review and public hearing process, the Planning and Zoning Commission and/or Town Council may require a Conceptual Development Plan that illustrates graphically the standards contained therein.
A. 
Any applicant requesting approval of a PD District shall schedule a pre-submittal meeting with the Director of Planning, or his/her designee, to determine whether or not a conceptual development plan is to be submitted with the PD zoning request.
B. 
If it is determined that a conceptual development plan is necessary, this plan shall be submitted by the applicant at the time of the PD zoning request. The plan shall show the applicant's intent for the use(s) of the land within the proposed PD District in a graphic manner and supported by written documentation of proposals and standards for development. Dependent on the nature of the PD request, this plan may be submitted as a residential plan, non-residential plan, or a mixed-use combination of the two. For a mixed-use development, the plan shall comply with requirements for both the residential and non-residential plans.
1. 
Residential Conceptual Development Plan.
A conceptual development plan for residential land use shall show in a graphic format the proposed general land use, streets, thoroughfares and preliminary lot arrangements. The applicant shall submit text material to further explain the characteristics of the plan, including but not limited to, the size, type and location of buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas, project scheduling, and other pertinent development data.
2. 
Non-Residential Conceptual Development Plan.
A conceptual development plan for non-residential uses shall set forth the land use proposals in a manner to adequately illustrate the type and nature of the proposed development. The plan may include, but is not limited to, the types of use(s), topography and boundary of PD area, proposed ingress and egress, physical features of the site, existing streets, alleys and easements, location of future public facilities, building height and location, parking ratios, project scheduling and other information to adequately describe the proposed development and to provide data for approval that is to be used in preparing the final development plan(s).
Plats and/or site plans submitted for the development of the PD District shall conform to the data presented and approved on the conceptual development plan. Changes of detail on these final development plan(s) that differ from the conceptual development plan may be authorized by the Planning and Zoning Commission, with their approval of the final development plan(s) and without public hearing, if the proposed changes do not:
1. 
Alter the basic relationship of the proposed development to adjacent property;
2. 
Alter the uses permitted;
3. 
Increase the density;
4. 
Increase the building height;
5. 
Increase the coverage of the site;
6. 
Reduce the off-street parking ratio;
7. 
Reduce the building lines provided at the boundary of the site; or
8. 
Significantly alter any open space plans.
If the Planning and Zoning Commission determines that the proposed change(s) violates one or more of the above eight criteria, then a public hearing must be held to adequately amend the PD District's granting ordinance prior to the Planning and Zoning Commission's approval of the final development plan(s).
A. 
The procedure for establishing a PD District shall follow the procedure for zoning amendments as set forth in article 1, division 9.
B. 
If no development has occurred in the PD District within five years from the date of adoption of the granting ordinance, the Planning and Zoning Commission and Town Council may review the original conceptual development plan to ensure its continued validity. If the town determines the concept is not valid, a new conceptual development plan shall be approved prior to the town issuing a building permit for any portion of the PD District.
C. 
All PD Districts approved in accordance with the provisions of this chapter in its original form, or by subsequent amendments thereto, shall be referenced on the Zoning District Map, and a list of such PD Districts, together with the category of uses permitted therein, shall be maintained as part of this ordinance in article 5, division 2.
D. 
Owners of property within a PD District may request rezoning for only the portion of the PD District they own. Notice of such rezoning will be based on the boundary of the portion of the PD District being rezoned rather than the entire PD District. In considering the request, the Planning and Zoning Commission and Town Council shall evaluate the effect of the rezoning on the remaining property within the PD District. If the Planning and Zoning Commission or Town Council determine that the rezoning necessitates adjustments to the terms and conditions of the original PD District, the zoning case to rezone the portion of the PD District will be tabled so that the town can initiate a zoning case for the remainder of the PD District and first consider amendments to the terms and conditions of the original PD District.