Discussion and Review of Tiffin Municipal Code Revisions – Preparation for Setting the Public Hearing — Tiffin City Code - DRAFT

CHAPTER 166 ESTABLISHMENT OF ZONING DISTRICTS AND THE OFFICIAL ZONING MAP 166.24 PLANNED DEVELOPMENT DISTRICT. 1. Purpose. The Planned Development Overlay Concept District and the Planned Development Overlay Site District are intended to provide flexibility in the design of planned projects; to encourage innovation in project design that incorporates open space and other amenities; and to insure the compatibility of developments with the surrounding urban environment. The Planned Development Overlay Districts are intended to promote developments which would be advantageous to the City and its urban form by permitting project design that will surpass the quality of development resulting from a strict application of the regulations of conventional zoning districts. Consequently, the Planned Development Overlay Districts, OPD, are to be used to exceed the City’s traditional zoning and subdivision requirements and not to circumvent these standards. The Planned Development Overlay Districts shall not be used to secure approval for projects that do not conform to the City’s Comprehensive Plan. Applications for an OPD shall specify the project is proposed for OPD Concept District or OPD Site District approval. A. The Planned Development Overlay Concept District (“OPD Concept District.”) Generally, an OPD Concept District requires the submittal of generalized plans describing land uses and development themes, and ranges of density of development in ratios of activity, such as floor area ratio or dwelling units per acre. This district may be used to organize a development in phases by using conceptual development plans and deferring specific site district approval to a future date. Application, planning, and formal approval requirements are found in Subsection 7. Approved OPD Concept Districts require review and approval of an OPD Site District prior to development. B. The Planned Development Overlay Site District (“OPD Site District.”) (1) Generally, an OPD Site District requires the submittal of detailed drawings of the proposed development, including site plans, landscaping plans, and building elevations, depicting the project as it is anticipated to be constructed on the specific location. Application, planning, and formal approval requirements are found in Subsection 7. (2) An OPD Site District may be approved by the City in the event an OPD Concept District has been or is concurrently approved by Council, and the submitted OPD Site District documents indicate the land use is consistent with the range of density and other applicable descriptions of development documented on the approved OPD Concept District documents or conditions of approval. (3) The Developer may concurrently apply for an OPD Concept District and an OPD Site District. 2. Location. The OPD Districts are generally intended for use in the following three urban contexts: A. Vacant Land. Areas of substantial open space, where the structure of conventional zoning may artificially limit or constrain good design, may restrict the achievement of the City’s development objectives, or may not be CODE OF ORDINANCES, TIFFIN, IOWA - 1757 -