The PD planned development district is intended to provide for four distinct types of applications requiring planning and site plans, but with differing standards. It is designated by a base district designation with a "PD" suffix. The four types of applications are:
(1) 
Redevelopment of fully developed nonresidential property (RD);
(2) 
New residential development (R);
(3) 
New nonresidential development and new development of nonresidential uses combined with residential uses (NR); and
(4) 
Residential infill development (RI).
Such planned development designations shall only be used with base districts with appropriate regulations to permit flexibility in the use and design of land and buildings in situations where modification of specific base district regulations is not contrary to its intent and purpose, or significantly inconsistent with the planning on which it is based and will not be harmful to the community. While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to insure against misuse of the increased flexibility. The PD suffix for PD districts created after October 1, 2002, shall include the type "(RD), (R), or (NR)" PD application. The PD districts created after August 1, 2004, shall include the type (RD), (R), (NR) or (RI) PD application.
(Ordinance 1874, art. 5, § 520(A), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)
Any use specified in the base district as limited by the site plan adopted by the ordinance granting a planned development district shall be permitted in that district. The size, location, appearance, and method of operation may be specified to the extent necessary to insure compliance with the purpose of this ordinance.
(Ordinance 1874, art. 5, § 520(B), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1,; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)
(a) 
Base District Required.
Development standards for each separate PD district shall be those of the base district as modified by the site plan or other regulating plan adopted by the ordinance granting the PD District. No PD district shall be created except in combination with a base district which shall be identified in the site plan. All PD applications and site plans shall list all requested deviations from the standard requirements set forth in the base district (applications without this list will be considered incomplete).
(b) 
[(RD) Standards.]
Redevelopment PD districts shall be limited to nonresidentially zoned property with existing structures and may be of any size and shall be allowed deviations from the base district standards if listed or depicted in a site plan or regulating plan approved by the ordinance creating the PD district.
(c) 
[(R) Standards.]
Residential PD districts shall be a minimum of 10 acres in size and shall not be permitted any deviation from base district standards except for access and for lot and area requirements other than dwelling unit size and then only if the maximum density of the base district is not exceeded. No deviation from minimum dwelling unit size or general conditions of base districts shall be permitted. Site plans may include typical elevations and shall include any restrictions imposed by council action.
(d) 
[(NR) Standards.]
Nonresidential PD districts shall be limited to new nonresidential and combined residential and nonresidential undeveloped property. Deviations from the base district standards may be permitted if listed or depicted in a site plan approved by the ordinance creating the PD district. Residential uses in these districts shall not exceed 40% of the total area of the district.
Nonresidential PD Districts exceeding 20 acres may contain subdistricts and different standards for subdistricts, and may be approved without initial site plans as long as a regulating plan adopted by the rezoning ordinance establishes restrictions for each subdistrict and a procedure for submittal and approval of site plans.
(e) 
(RI) Standards.
The purpose of the residential infill (RI) PD district is to encourage residential development of small and otherwise challenging tracts of land by offering incentives that encourage creative and inventive development scenarios. Residential Infill (RI) PD Districts shall be limited to residential development or redevelopment of less than ten acres and shall not be allowed without an approved site plan. Developments shall not vary from R-2 residential district standards unless amenities and design elements are provided in lieu of such standards and are reflected on the required site plan.
Site plans reflecting deviations from R-2 standards shall be evaluated based on compatibility with adjacent development and the quantity, scope and scale of the key amenities and design elements provided. Key amenities and design elements may include but are not limited to the following:
•
Architectural subdivision entryway feature(s);
•
Landscaped common areas;
•
Landscaped and irrigated street medians;
•
Nonlinear street pattern;
•
Varying front building setbacks;
•
Garages behind the front building facade;
•
Common parking areas
•
Establishment of a Homeowners Association
•
Enhanced residential architectural features exceeding those otherwise required including but not limited to:
 
—
use of stone or decorative masonry design on front facades;
 
—
enhanced exterior lighting;
 
—
enhanced roof pitch;
 
—
stained concrete driveways;
 
—
decorative wood garage doors;
 
—
decorative street lights;
 
—
decorative mail boxes;
 
—
stamped or decorative concrete street features.
•
Use of appropriately scaled water or architectural features exceeding those otherwise required including but not limited to:
 
—
fountains;
 
—
landscaped retention ponds with ornamental fence enclosure;
 
—
waterways with landscaped banks;
 
—
neighborhood pools or club houses;
 
—
gazebo or neighborhood pavilion;
 
—
statues or other public art features;
 
—
clock towers.
Note: Front entry garages are discouraged, however they may be considered if other key amenities and design elements are provided.
On a project by project basis, developments of ten acres or more may be considered for RI-PD zoning if less than ten acres remain after deducting areas with the following conditions:
FEMA designated floodplain or detention and/or retention ponds as allowed by city ordinance;
Overhead electrical transmission lines;
High pressure gas or petroleum product transmission lines.
The rationale for the deduction is that the purpose of the maximum size limitation on these districts is to limit them to a certain maximum number of usable acres and the conditions described substantially reduce such usable area, and are conditions over which the developer has little or no control.
The final decision relative to determination of the number of acres to be deducted shall be the responsibility of the director of public works or his designee(s).
(Ordinance 1874, art. 5, § 520(C), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005; Ordinance 3275, § 1, adopted 10/14/2013; Ordinance 3959 adopted 6/8/2026)
In approving a planned development district, the amending ordinance shall include the base district designation with a PD suffix, and for PD districts created after September 1, 2002, the application, (RD), (R) or (NR) shall also be included. For PD districts created after August 1, 2004, the application (RD), (R), (NR) or (RI) shall also be included.
(Ordinance 1874, art. 5, § 520(D), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)
(a) 
Application procedure.
All applications for a planned development shall be treated in the same manner as an amendment to this chapter as prescribed in division 5, article II of this chapter, amendments. For (RI) PD submittals, a pre-submittal meeting with the director of planning and the director of public works or their designees to discuss a concept plan for development is required before submittal of a formal application.
(b) 
Site plan requirements.
A site plan shall accompany every application for a planned development submitted. Such site plan shall include the contents established for planned development site plans contained in article III, section 118-241, together with a list of requested deviations as permitted by this section. If such plan is approved, it shall be made a part of the amending ordinance. The city council is not restricted to approving or rejecting such site plan, and may modify, require amendments to the plan, or require additional detail. The council may approve the plan as amended or modified, or it may refuse to grant the change.
(c) 
Explanation of reason for application.
Each application shall include an explanation for the reason why deviations from the base district requirements are being sought and identify rationale, other than financial considerations, for each such deviation.
(Ordinance 1874, art. 5, § 520(E), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)
Commercial PD planned development zoning districts approved between February 11, 2002 and June 10, 2013 may reference base districts which were in existence during that time. The names of those districts were then changed and the following shall apply in such circumstances:
(1) 
All PD planned development districts with references to NS neighborhood services shall be governed by the regulations established by this chapter for the LR local retail zoning district, except as otherwise provided in the ordinance which created the PD planned development.
(2) 
All PD planned development districts with references to CS community services shall be governed by the regulations established by this chapter for the C-1 commercial zoning district, except as otherwise provided in the ordinance which created the PD planned development.
(3) 
All PD planned development districts with references to HC heavy commercial shall be governed by the regulations established by this chapter for the C-2 commercial zoning district, except as otherwise provided in the ordinance which created the PD planned development.
(Ordinance 3247, § 9, adopted 6/10/2013)