CHAPTER 11
CITY OF NORTHGLENN ZONING ORDINANCE

ARTICLE 16
PLANNED UNIT DEVELOPMENT, PUD

Section 11-16-1. Title. This Article shall be known and cited as the Planned Unit Development Ordinance.

Section 11-16-2. Purpose and Intent.

(a)

The purpose and intent of this Article is to create a Planned Unit Development regulation which will maximize the land resources available within the City of Northglenn. More specifically, the purposes are as follows:

(1)

To ensure that zoning decisions are directed toward achievement of community goals and objectives, as embodied in the adopted Master Development Plan, rather than satisfying arbitrary minimum standards.

(2)

To recognize the unique nature of each parcel of land and allow flexibility in the planning and design response.

(3)

To encourage and promote innovation in land development by allowing more variety in type, design, layout, and architectural design of buildings and site amenities.

(4)

To ensure that proposed rezonings and specific proposals presented to staff and the Planning Commission are constructed as presented and not used merely as a tool to facilitate property sale or some other transfer of real estate to make it more marketable.

(5)

To encourage economic development to expand the City's tax base and provide employment opportunities.

(6)

To create a PUD ordinance that streamlines, consolidates and simplifies zoning and subdivision, an ordinance that expedites rather than hinders the development process.

(7)

To allow for the preservation of natural site amenities such as mature trees, water bodies and channels, exceptional views, etc.

(8)

To promote the judicious use of open space and landscaped areas with regard to utility and visual impact.

(9)

To encourage a harmonious and integrated mix of land uses and require compatibility between new and existing development.

(10)

To provide for the efficient and safe movement of vehicular and pedestrian traffic on both public and private roadways.

Section 11-16-3. Application. Where a new development project or redevelopment project is proposed that does not conform to the general requirements of this Zoning Ordinance, but is consistent with the purpose and intent set forth in Section 11-16-2, rezoning to Planned Unit Development may be requested. For purposes of this Section, new development and redevelopment projects shall be as defined in Section 11-6-15 of this Zoning Ordinance.

[Source: Ord. 1025, 1991]

Section 11-16-4. Rezoning Procedure.

(a)

Requests for planned unit development zoning shall normally be processed in two phases, as follows:

(1)

Phase I, Preliminary PUD, which shall consist of:

(a)

Staff review;

(b)

Planning Commission review and public hearing; and

(c)

City Council review, public hearing, and adoption of a special zoning ordinance.

(2)

Phase II, Final PUD, which shall consist of:

(a)

Staff review; and

(b)

Planning Commission review, public hearing, and approval.

(b)

At the option of the applicant, the PUD process may be completed in one phase, provided that the application contains all of the information required of any final PUD and is reviewed according to the procedure for any preliminary PUD. In this event, the plans shall be entitled "PRELIMINARY AND FINAL."

[Source: Ord. 1023, 1991]

(c)

The schedule of review for preliminary and final PUD requests shall be as determined by the Director of Community Development, but in any event shall proceed as expeditiously as is practical and consistent with the size, complexity, and potential impact of the plans submitted.

(d)

Unless otherwise provided in this Article 16, requests for planned unit development zoning approval shall be subject to the same requirements, procedures and public hearing requirements as any zone change request as specified in Article 37 of the Zoning Ordinance.

(e)

REPEALED.

[Source: Ord. 1246, 1999]

Section 11-16-5. Submission Requirements.

(a)

The following shall be required at time of submission for any preliminary planned unit development rezoning request:

(1)

An application form as provided by the Director of Community Development, completed in full and signed by the applicant, to be submitted prior to Planning Commission review and public hearing.

(2)

An application fee as required by Article 45 of the Zoning Ordinance as said Article may be amended from time to time, to be submitted prior to Planning Commission review and public hearing.

(3)

Proof of ownership in the form of a title policy, title opinion or title memorandum, or proof of a fully executed contract to purchase, to be submitted prior to staff review.

(4)

Proof of notification of fee owner if the applicant is not the owner of record, to be submitted prior to staff review.

(5)

Two copies of an official boundary survey of the land proposed to be rezoned, to be submitted prior to staff review.

(6)

Eight and one-half by eleven-inch transparencies of the preliminary planned unit development plans suitable for use on an overhead projector and for copying purposes, to be submitted prior to Planning Commission review and public hearing.

(7)

Twenty sets of the proposed preliminary planned unit development plans, to be submitted prior to staff review, at a scale of not less than 1" (inch) = 100' (feet) and a sheet size of 18" (inches) x 24" (inches). Said plans to bear the signature of a licensed professional engineer, licensed architect, landscape architect, professional site planner, or registered land surveyor who prepared the plans or under whose supervision the plans were prepared. At the sole discretion of the Director of Community Development, said plans may be rejected for reasons of poor reproduction quality, less than adequate professional standards of preparation, omission of any of the information as required below, or inclusion of any extraneous information.

(a)

A title sheet containing the title of the planned unit development; legal description of the exterior boundaries; a vicinity map; list of allowed uses; signature blank(s) for the owner(s), the professional responsible for preparation, the Directors of Community Development and Public Works & Utilities, the Planning Commission Chairman, Mayor, and City Clerk; notary statement for the owners' signature; and recording certificate for the Adams County Clerk and Recorder.

(b)

A site plan on as many sheets as may be necessary to provide the following site information:

(1)

The total site area.

(2)

All proposed or existing streets, public or private, on and adjacent to the site.

(3)

Proposed number of residential units, units per acre, and the minimum gross square feet of floor area per unit type.

(4)

Gross square feet of non-residential floor space by type.

(5)

Minimum building setbacks from all property lines and from other structures.

(6)

Maximum building heights by type of use.

(7)

Points of vehicular access from public streets.

(8)

Conceptual land use plan including landscaped and open space areas, and area in square feet, acres, and percent of total site area devoted to each land use.

(9)

Preliminary lot lines.

(10)

Listing of all required public improvements and an estimate of the cost of construction of each.

(11)

Proposed number of parking spaces by type of land use; spaces per unit for residential units and spaces per 1000 square feet for non-residential uses.

(12)

Total square feet and acres of public land dedications by type, i.e., streets, drainage easements, parks and open space.

(13)

Proposed schedule of construction with an accompanying statement that the City of Northglenn reserves the right to periodically review this PUD for conformance with its proposed construction schedule and, when appropriate, rezone this property to a different zoning classification.

(14)

A listing of allowed uses.

(c)

Preliminary utility plan, on a separate sheet, of the same sheet size and standards of preparation as the site plan.

(d)

Preliminary grading and drainage plan, on a separate sheet of the same sheet size, and standards of preparation as the site plan.

(b)

The following shall be required at the time of submission of any final PUD:

(1)

An application form as provided by the Director of Community Development, completed in full and signed by the applicant, to be submitted prior to Planning Commission review and public hearing.

(2)

An application fee as required by Article 45 of the Zoning Ordinance as said Article may be amended from time to time, to be submitted prior to Planning Commission review and public hearing.

(3)

Proof of ownership in the form of a title policy, title opinion, or title memorandum, or proof of contract to purchase, to be submitted prior to staff review.

(4)

Proof of notification of fee owner if the applicant is not the owner of record, to be submitted prior to staff review.

(5)

Two final drainage reports stamped and signed by a licensed professional engineer, to be submitted prior to staff review.

(6)

Twenty copies of the final planned unit development plans, to be submitted prior to staff review, in the format prescribed for preliminary planned unit development plans above and subject to the same approval by the Director of Community Development. Said plans shall have the following information:

(a)

A title sheet containing all of the information as required for a preliminary planned unit development plan.

(b)

A site plan on as many sheets as may be necessary to show all of the information required for a preliminary planned unit development site plan excepting that which is replaced by more complete information as described below:

(1)

Complete dimensions of all property lines, lot lines, setbacks, footprints of buildings, and other structures, and locational dimensions of all improvements, whether public or private.

(2)

Detailed building elevations for all proposed structures or typical elevations for multiple buildings of similar design.

(3)

All points of ingress and egress to structures, whether vehicular or pedestrian.

(4)

A detailed, fully dimensioned parking plan.

(5)

All areas to be used for outside storage and details of proposed method of screening.

(6)

Complete illustration of all site improvements including sidewalks, Greenway/Trails, driveways, parking areas, curb and gutter, drainage ways and detention ponds, exterior lighting (both public and private), fences, signs, and private recreational facilities.

(c)

A final grading and drainage plan, prepared in accordance with then current Urban Drainage and Flood Control District criteria and standards, on a separate sheet of the same size and standards of preparation as the site plan. Said drainage plan to be stamped and signed by a licensed professional engineer.

(d)

A complete utility plan, on a separate sheet of the same sheet size and standards of preparation as the site plan. Said utility plan to be stamped and signed by a licensed, professional engineer.

(e)

A detailed landscape plan, on a separate sheet of the same sheet size and standards of preparation as the site plan and containing the information required in Section 11-6-13 of the Zoning Ordinance.

(f)

Complete plans for all required public improvements not listed above, on such sheets as may be necessary, of the same sheet size and standards of preparation as the site plan. Said plans to be stamped and signed by a licensed, professional engineer.

(g)

Eight and one-half by eleven-inch transparencies of the final planned unit development plans suitable for use on an overhead projector and for copying purposes.

(c)

The final planned unit development plan and supporting material may be submitted for all or any part of the area of the approved preliminary PUD.

[Source: Ord. 1023, 1991]

Section 11-16-6. Approval Criteria.

(a)

Prior to granting approval for any preliminary or final planned unit development plan, the Planning Commission and City Council shall give consideration to the purpose and intent of this Article 16 as listed in Section 11-16-2, above, and those criteria for any rezoning request as listed in Section 11-37-2(h) of this Chapter 11 of the Municipal Code. In addition, prior to approval of any final planned unit development plans, the Planning Commission shall find them to be in conformity with the approved preliminary planned unit development plans.

Section 11-16-7. Recording Required.

(a)

Both the approved preliminary and final planned unit development plans, including site plan, drainage plan, utility plan, landscape plan, and plans for required public improvements, shall be recorded in the Office of the Adams County Clerk and Recorder.

(b)

Following final approval of the preliminary or final planned unit development plan, the applicant shall submit to the Director of Community Development a photographically reproduced set of the complete plans as approved, together with such additional plan sets and recording fees as may be required. Said plans shall bear the notarized signature of the owners along with the signature of the professional under whose supervision the plans were prepared.

Section 11-16-8. Amendments.

(a)

Except as provided below for minor amendments, an approved final PUD plan may only be amended by submission of an amended final PUD plan which shall require the same review and approval of any final PUD.

(b)

Minor amendments to an approved final PUD plan may be approved by the Director of Community Development provided that none of the following shall be allowed by way of a minor amendment.

(1)

The number of residential units to be constructed may not be increased.

(2)

The gross square feet of non-residential space may not be increased.

(3)

The number of vehicular access points to the site from public streets may not be increased nor may the access points be relocated in such a way as to increase the hazard to the public safety nor negatively impact the flow of traffic on the public streets.

(4)

The maximum allowable height of structures shall not be increased.

(5)

The setback distance to property lines shall not be reduced.

(6)

The number of required parking spaces may not be reduced excepting in accordance with an overall reduction in the total square feet of non-residential space to be constructed or in accordance with a reduction in the total number of residential units to be constructed.

(7)

The approved landscape plan may be amended with the substitutions of similar plant species for approved species and with redistribution of plant materials; however, the amount of plant material and the total square feet of landscaped area may not be reduced.

(8)

No change in the nature of the approved planned unit development will be allowed, which in the opinion of the Director of Community Development, will change the overall character or intent of the development.

(9)

No change in the ratio of residential units to square feet of non-residential space may occur.

(10)

No change in the allowed uses listed on the approved final planned unit development plan may be made.

[Source: Ord. 1023, 1991]

Section 11-16-9. Subdivision.

(a)

All planned unit developments shall be subject to the requirements of Chapter 12 of the Municipal Code (Subdivision Regulations), excepting as provided below:

(1)

At the discretion of the applicant, preliminary, final, and minor subdivision plats may be reviewed simultaneously with, and according to the same procedure as preliminary and final planned unit development plans, excepting that final subdivision plats shall require City Council review and approval. If the preliminary, final and minor subdivision plats are not reviewed simultaneously with the preliminary and final planned unit development plans, said subdivision plats shall be subject to the same review and approval procedure as specified in the Subdivision Regulations.

(2)

No preliminary subdivision plat shall be required for developments for which a preliminary planned unit development plan has been approved, provided that in addition to the information required in this Article 16 for any preliminary planned unit development plan also contains that additional information required for any preliminary subdivision plat as described in Article 2 of the Subdivision Regulations. In the event that a preliminary planned unit development plan stands in place of a required preliminary subdivision plat, said plan shall be entitled "PRELIMINARY SUBDIVISION PLAT AND PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN."

(3)

Where a final subdivision plat or minor subdivision plat is required, said final or minor subdivision plat shall conform to the requirements of any final or minor subdivision plat as set forth in the Subdivision Regulations, excepting as regards to the review and approval procedure as described above in Section 11-16-9(a)(1).

Section 11-16-10. Uses-by-Right.

(a)

All allowed uses as listed on the approved final planned unit development plan.

Section 11-16-11. Site Standards.

(a)

The standards for maximum building height, building setbacks, lot area, lot width, minimum floor areas, required off-street parking, landscaping, and fencing shall be as shown or described on the approved final planned unit development plan.

Section 11-16-12. Public Improvements.

(a)

Required public improvements on and adjacent to the site shall mean and include, as applicable, public streets and associated improvements, curbs, gutter, drainage improvements, water and sanitary sewer utilities, sidewalks, Greenway/Trails, street lights, traffic signals, parks, and such other improvements as are necessary to protect the public health, safety, and welfare which are necessitated by or reasonably attributed to development of the planned unit development.

(b)

All required public improvements, unless otherwise shown and described on the approved final planned unit development plan shall be constructed in accordance with then current applicable standards and specifications as adopted by the City.

Section 11-16-13. General Regulations.

(a)

Unless otherwise stipulated or described on the approved final planned unit development plan, the following general regulations shall apply in PUD zones.

(b)

The General Regulations contained in Article 6 of this Chapter shall apply to all property zoned PUD.

(c)

The General Provisions contained in Article 19 of this Chapter shall apply to all buildings and supporting land used solely for commercial purposes within a PUD zone.

(d)

The restrictions contained in Sections 11-7-2 through 11-7-5 of this Chapter shall apply to all buildings and supporting land used solely for residential purposes within a PUD zone.

(e)

The Restrictions and Exclusions contained in Sections 11-25-2 and 11-25-3 of this Chapter shall apply to all buildings and supporting structures used solely for industrial purposes within a PUD zone.

(f)

For buildings and supporting land used for mixed uses, being some combination of commercial, residential and industrial uses, the applicable provisions of Article 6, Article 7, Article 19, and Article 25 shall apply.

(g)

All other general regulations as listed and described in this Chapter 11 of the Municipal Code shall apply in PUD zones.

[Source: Ord. 868, 1987]