Copyrighted by the City of Springdale & Municipal Code Corporation, 1998.
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Sec. 5. Special districts.
5.1 PUD planned unit development district.
PURPOSE.
The planned unit development district is established to permit the subdivision of land and zoning review into one process. The combination review permits a development proposal to be acted upon simultaneously by the developer and the city. This system is advantageous when the developer that plats the land and provides access and utilities also provides the amenities that make the overall project marketable. An additional advantage is that the approved PUD plan remains intact even if transfer in ownership occurs. The approved PUD plan represents a commitment by both the developer and the city.
The PUD process permits more flexibility in the choice of building types, the arrangement of varied land uses, and the use of generalized rather than specific development regulation. By permitting and encouraging the use of such procedures the planning commission and the city council will be able to make more informed land use decisions and thereby guide development more effectively in the best interest of the city. The PUD should:
(1) Facilitate and encourage a maximum of social and community interactions and activity among those who live, shop, play and work there.
(2) Provide open space not only for traditional private use in setbacks and yards surrounding structures, but also conveniently located with respect to points of residential and commercial concentration for the general benefit of the community and public as places for relaxation, recreation and social activity.
(3) Provide a comprehensive, multi-modal circulation system separated from vehicular roadways which links residential, non-residential and open space areas
(4) Preserve the natural environment by minimizing the grading necessary for construction.
(5) Achieve a maximum of safety, convenience and amenity for both the residents of the PUD and the residents of neighboring areas and assure compatibility with existing and proposed surrounding land uses.
The development plan may be submitted in conjunction with the rezoning of the site or prior to the development of the site.
USES PERMITTED.
Unit 1, city-wide public uses by right.
Unit 4, cultural, recreation and health facilities.
Unit 8, single-family dwellings.
Unit 9, zero lot line.
Unit 10, townhouse.
Unit 11, duplexes.
Unit 12, multi-family dwellings-high density.
Unit 13, three and four family residential.
Unit 16, offices, studios and related services.
Unit 17, eating places.
Unit 18, hotel, motel and entertainment facilities.
Unit 19, neighborhood shopping goods.
Unit 20, shopping goods.
Unit 22, automotive services.
Unit 27, parking lot.
Unit 29, home office.
Unit 42, church/synagogue.
CONDITIONAL USES PERMISSIBLE ON APPEAL TO THE PLANNING COMMISSION.
Unit 2, citywide uses by conditional use permit.
Unit 3, utility facilities.
Unit 6, agriculture.
Unit 7, animal husbandry.
Unit 15, manufactured home park.
Unit 20, shopping goods.
Unit 28, home occupation.
Unit 40, temporary classrooms.
ACCESSORY USES.
See article 6, subsection 2.7 of this chapter for residential uses and article 6, subsection 3.1 for commercial uses.
SITE PLAN REVIEW.
When a proposal is made to develop a planned unit development, a PUD site plan review shall be required. See article 6, section 5 of this chapter for the planned unit development application review procedure.
DENSITY, BULK, AREA AND YARD REGULATIONS.
Density. PUD densities may be determined on the basis of any and all of the following considerations; the densities designated by the land use plan, the densities of surrounding development, the densities allowed under the various zoning districts, the urban development goals and other policies of the city, topography and character of the natural environment and the impact of a given density on the specific site and adjacent properties. The city also has the discretion to consider any other relevant factors.,
Lot size. There shall be no minimum standards for lot size although existing standards of zoning and subdivision regulations may be used as a guide.
Setback. There shall be no minimum standard although existing standards of the zoning and subdivision regulations will be used as a guide.
OFF-STREET PARKING.
See article 7 of this chapter.
ENCLOSURE OF USES.
All commercial uses shall be restricted to closed buildings except parking lots, plant nurseries, temporary farmers markets and craft fairs, promotional events, and normal pump island fuel services. In addition, outdoor display of merchandise is allowed in an area equal to one-half (1/2) of the facade area of the front of the building as long as said display of merchandise is stored inside the building or other completely enclosed structure after normal working hours.
SCREENING AND LANDSCAPING.
In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the planning commission shall require landscaping and screening as part of a PUD. The nature and extent of screening and landscaping shall be determined by the planning commission in relation to the overall character of the development and its specific location. The required screening shall be submitted to the planning commission as part of the final development plan. Landscape plans shall show the general location, type and quality (size/age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used.
OPEN SPACE.
Due to the flexibility allowed in development density, well-designed open space is an important factor in providing for innovative design and visual attractiveness. A minimum of fifteen (15) percent of gross residential areas shall be designated as common usable open space.
5.2 P-1--Institutional district.
PURPOSE.
The P-1 institutional district is designed to protect and facilitate use of property owned by larger public institutions and church related organizations.
USES PERMITTED.
Unit 1, city-wide public uses by right.
Unit 4, cultural recreation and health facilities.
Unit 5, government facilities.
Unit 42, church/synagogue.
CONDITIONAL USES PERMISSIBLE ON APPEAL TO THE PLANNING COMMISSION.
Unit 2, city-wide uses by conditional use permit.
Unit 3, utility facilities.
Unit 27, parking lot.
HEIGHT REGULATIONS.
There shall be no maximum height limits in P-1 district, provided, however, that any building which exceeds the height of twenty (20) feet shall be set back from any boundary line of any residential district a distance of one (1) foot for each foot of height in excess of twenty (20) feet.
AREA REGULATIONS.
SETBACKS.
Front setback . . . . 30'
Front setback if parking is allowed between R-O-W and the building . . . . 50'
Side setback (subject to applicable fire and building codes) . . . . 0
Side setback when contiguous to a residential district . . . . 25'
Rear setback . . . . 25'
GREENSPACE.
Each developed lot shall provide and maintain:
1. A landscaped buffer, not less than ten (10) feet wide, along the front property line. When adjacent to the property line of a residential use a five (5) foot landscaped area and a six (6) foot opaque screen shall be required.
2. Landscaping, including grass, shrubs and trees, and without structure or pavement, of a minimum of ten (10) percent of the total surface area of the lot or development.
OFF-STREET PARKING.
See article 7 of this chapter.
5.3 FP--Floodplain overlay district.
PURPOSE.
The floodplain district is designed to provide regulations in undeveloped areas on properties situated within the floodplain of rivers, creeks, streams and watercourses. This district is designed to protect the lives and property of persons living in such vicinity; protect public health, safety and welfare; and to reduce the burden on the city and its inhabitants and property owners by eliminating or reducing the need for the construction of flood control channels, dams, levies and other flood control improvements that would be required if scattered and unplanned development is permitted to occur.
The floodplain areas within the jurisdiction of the city are hereby defined as those identified by the Federal Emergency Management Agency in a scientific and engineering report entitled "Flood Insurance Study, Washington County, Arkansas and Incorporated Areas" dated December 20, 2000 with accompanying flood insurance rate maps and flood boundary-floodway maps (FIRM and FBFM) and any revisions thereto are hereby adopted by reference and declared to be a part of this article.
INTERPRETATION OF DISTRICT BOUNDARIES.
The boundaries of the floodplain districts shall be determined from the aforementioned flood hazard boundary maps as digitized and placed on the city's Geographic Information System. Where interpretation is needed as to the exact location of the boundaries of the district shown on the flood hazard boundary map, the certified flood plain administrator shall make the necessary interpretation. The regulatory flood protection elevation shall be the governing factor in locating a district boundary on any property. Appeals from the administrative judgment of the staff shall be filed with the planning commission serving as the board of adjustment. The content of the filing shall consist of a cover letter addressed to the chairman and members of the board setting forth the request and a copy of all pertinent graphic materials or correspondence. This filing shall occur within thirty (30) calendar days of the action by staff. The board shall accept the engineering data of a registered professional engineer unless conflicting engineering data is proved to be correct.
OVERLAY ZONE.
The FP floodplain district will be used as an overlay zone and this zoning classification is superimposed on any existing zoning classification. The bulk and area requirements of the base zoning classification shall be applied to buildings within an overlay of FP floodplain zoning.
PERMITTED USES.
1. Within the floodplain (one-hundred year flood elevation) there exists an area of the channel or streambed called the floodway and so designated on the city's flood boundary-floodway maps (FBFM). No building or structure shall be allowed within the floodway.
2. In order to build or operate any structure or use, it must be an allowable use among those specified as allowable uses in the base or principal zoning classification; provided further no such use shall adversely affect the capacity of the channels or floodways of any designated creek, stream, tributary to the main stream, drainage ditch, or other drainage facility or system; and provided still further, no such use or combination of uses shall raise the level of the one-hundred-year flood a distance of one (1) foot.
PROHIBITED USES.
In the floodplain district, the storage or processing, above ground, and the storage, below ground of materials or fuel which is flammable or explosive or which could otherwise be injurious to human, animal or plant life in time of flood shall be unlawful.
5.4 Airport overlay district.
The Airport Overlay District regulations are hereby adopted by reference and declared to be a part of this chapter as if fully set out herein. A copy of the regulations, as amended, will be permanently kept on file and available for public review in the office of the city clerk.
(Ord. No. 3307, 3-25-03; Ord. No. 3436, § 1, 1-13-04; Ord. No. 3523, 6-22-04; Ord. No. 3533, § 1, 7-13-04; Ord. No. 3771, § 2, 10-11-05; Ord. No. 3860, § 1, 3-14-06)
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