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HomeMy WebLinkAboutWS Item 01 - Amendments to Section 20 and Section 41Workshop item - proposed zoning ordinance amendments to Section 20, Townhouse District and discussion of the purpose implementation and intent of Section 41, "PD" Planned Development Overlay INT " PURPOSE: The R-TH Townhouse District is established to accommodate the variable dwelling concepts which currently exist in the residential marketplace. This district includes medium density residential development that is single-family, on separately platted lots with frontage onto publicly dedicated streets, and typically owner -occupied. USES GENERALLY: In an R-TH district, no land shall be used and no building shall be erected or converted to any use other than as hereinafter provided. A. PERMITTED USES: The following uses shall be permitted as principal uses: 1. Single-family attached dwellings. 2. Churches, convents, and other places of worship. 3. Parks, playgrounds, and nature preserves, publicly owned. 4. Public utility uses required to service the district. 5. Temporary buildings when they are to be used only for construction purposes or as a field office within a subdivision approved by the City for the sale of the real estate of that subdivision only. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the lots in the subdivision. 6. Model homes and model home parking lots are permitted as a temporary use in new subdivisions, provided a notice is continually posted in a prominent place in a livable area in the home and the owner signs an affidavit on a form approved by the D+resfoF of Community Dey nmen Director of Development Services affirming compliance with all the regulations of this Section. B. ACCESSORY USES: The following uses shall be permitted as accessory uses to dwelling units provided that none shall be a source of income to the owner or user of the principal family dwelling: 032106 OAORDINANCES2oning Ord inance\Drafts\sec20draft.051507.doc Section 20 1. Private swimming pools and tennis courts no closer than seventy-five (75) feet to any adjacent residential district. 2. Cabana, pavilion, or roofed area. 3. Meeting, party, and/or social rooms in common areas only. 4. Off-street parking and private garages in connection with any use permitted in this district. 5. One storage building per dwelling unit one hundred (100) square feet or less, and having no plumbing. 6. Communication equipment meeting the requirements of Chapter 7, Article XII of the Grapevine Code of Ordinance. No accessory uses may be located between the building line and the front property line. Private garages on lots having a minimum width of less than forty (40) feet must be entered from the side or rear. Said lots shall not have driveways on or within the front building setbacks. A Plannedevelo ent verlay shall not be used to deviate from this re airs erste C. CONDITIONAL USES: The following conditional uses may be permitted provided they meet the provisions of Section 48, and a conditional use permit is issued. 1. Public and non-profit institutions of an educational, religious or cultural type excluding correctional institutions. 2. Non profit community centers and swimming pools and tennis courts no closer than seventy-five (75) feet to any adjacent residential district. 3. Memorial gardens and cemeteries. 4. Public and private noncommercial recreation areas and facilities such as country clubs and golf courses excluding miniature golf courses 032106 O:\ORDINANCES\Zoning Ord inance\Drafts\sec20draft. 051507.doc Section 20 and driving ranges. 5. Any off-street parking for churches, convents and other places of worship developed on property other than the platted lot of record of the principal use, provided all or a portion of the property utilized for parking is located within 300 feet of the platted lot of record. D. LIMITATION OF USES: 032106 There shall be a separate platted lot of record for each townhouse dwelling unit. 2 No more than three (3) persons unrelated by blood or marriage may occupy residences within an R-TH Townhouse District. 3. Storage of mechanical, maintenance or farm equipment incidental to any permitted or conditional use shall be screened in accordance with the provisions of Section 50, Alternate B or E, from any adjacent residential development or use. 4. Private or public alleys shall not be located in the twenty-five (25) foot required rear yards. Whenever rear access or parking is provided, access shall be from a platted alley or easement. All alleys shall be dedicated at a minimum of fifteen (15) feet as a mutual access easement with a minimum ten (10) feet of pavement section. No single lot shall have more than a seven and a half (7 1/2) foot easement located upon it, except that when it is necessary to exceed seven and a half (7 1/2) feet, lot depth shall be increased to accommodate the additional width of easement necessary for the alley. 5 No Storage boxes or any other containers to be picked up or dropped off by curbside self -storage services, moving services and other similar services shall be placed within a public right-of-way. Storage containers to be picked up or dropped off by such services shall be visible from a public right-of-way or adjacent property for a period not exceeding seventy-two (72) consecutive hours, and not more than two (2) instances during any thirty (30) day period. 3 O:\ORDINANCEWoning Ordinance\Drafts\sec20draft.051507.doc Section 20 6. Townhouse developments approved prior to XXXX XX, 2007 shall be deemed lawful and shall have the same status as subdivisions authorized pursuant to this ordinance. E. PLAN REQUIREMENTS: No application for a building permit for construction of a principal building shall be approved unless: 1. A plat, meeting all requirements of the City of Grapevine, has been approved by the City Council and recorded in the official records of Tarrant County. 2. A Site Plan, meeting the requirements of Section 47, has been approved. 3. A Landscape Plan, meeting the requirements of Section 53, has been approved. F. DENSITY REQUIREMENTS: The following density requirement shall apply: WNW Maximum Density: The maximum density within the R-TH District shall not exceed nine (9) dwelling units per gross acre. 2. Lot Size: three thousand (3,000) square f For lots that are less than forty (40) feet in width the minimum lot size shall be 2,550 square feet. For lots forty (40) feet in width or greater the minimum lot size shall be 3,200 square feet. No R-TH District shall be created on an area of less than one (1) acres in size. 3. Minimum Open Space: All areas not devoted to buildings, structures or off-street parking area shall be devoted to grass, trees, gardens, shrubs or other suitable landscape material. In addition, all developments shall reserve open space in accordance with the provisions of Section 51. 4. Maximum Building Coverage: The combined area occupied by all main and accessory buildings and structures shall not exceed 0 O:\ORDINANCES\Zoning Ord! nance\Drafts\sec20draft. 051507.doc Section 20 L AM fifty-five (55) percent of the total lot area. k ruj 5. Maximum Impervious Area: PeFGeRt of the total let aFea. For lots less than forty (40) feet in width the combined area occupied bV all main and accesso buildings and structures and all sidewalks, driveways and paved areas shall not exceed eighty (80) percent of the total lot area. For lots forty (40) feet in width or greater the combined area occupied by all main and accessory buildings and structures and all sidewalks, driveways and paved areas shall not exceed seventy-five (75) percent of the total lot area. 6. Minimum Floor Area: Every townhouse dwelling unit hereafter erected, constructed, reconstructed, or altered in this dwelling district shall have at least twelve hundred (1,200) square feet of floor area, excluding common corridors, basements, open and screened porches, and garages. G. AREA REGULATIONS: The following minimum standards shall be required: 032106 Ne, COMM 11071M 34MONIFell 3. No side yard width is required except for the following: a. A minimum side yard of fifteen (15) feet shall be required for each end unit in a row of townhouses containing three (3) or more units. 5 0:\ORDINANCE5\Zoning Ordinance\Drafts\sec20draft.051507.doc Section 20 DRAFT COPY 060807 b. A minimum side yard of six (6) feet shall be required for each end unit in a row of townhouses containing two (2) units. C. Side yards which are adjacent to a dedicated public street shall be at least twenty-five (25) feet in width. 4. The lot shall will -have a minimum width of thirty (30) feet. 5. The IA -t 1A.fill have a depth of one .. 00For • than forty 1width,depth shall be • hty- five (85) feet. For • •,; 40) feet inwidth or greater, the minimum lot depth shall be eightV (80) feet. 6. The minimum distance between principal and accessory uses, if detached, shall be fifteen (15) feet. H. BUFFER AREA REGULATIONS: Whenever an R-TH Townhouse development is located adjacent to a developed residential district (R-20, R- 12.5, R-7.5, R-5.0, R-3.75, R -MF -1, R -MF -2) or a non-residential district, without any division such as a dedicated public street, park or permanent open space, all principal buildings or structures shall be set back a minimum of forty (40) feet from the adjoining property line. The setback area shall contain appropriate landscape improvements, fencing, berms or trees in accordance with Alternate A, B, or E, in Section 50, to adequately buffer adjoining uses. I. HEIGHT REGULATIONS: The following maximum height regulations shall be observed: 032106 1. The maximum height of the principal structures shall be two (2) stores not to exceed thirty-five (35) feet. Whenever a townhouse structure is erected contiguous to an existing single family dwelling, the number of stories and height of the townhouse structure shall not exceed the number of stories and height of the contiguous single family dwelling. In no instance shall the height of a townhouse structure exceed two (2) stories or thirty-five (35) feet. A 0AORDINANCES\Zoning Ord inance\Drafts\sec20draft.051507.doc Section 20 DRAFT COPY 2. The maximum height of an accessory structure shall be one (1) story not exceed fifteen (15) feet. 3. The maximum height of a storage building used for maintenance or mechanical equipment shall be one story not to exceed ten (10) feet. OFF-STREET PARKING: Provisions for the parking of automobiles shall be allowed as an accessory use to any principal permitted use provided that such shall not be located on a required front yard or side yard. Off-street parking areas shall be landscaped in accordance with Section 53. Off-street parking shall be provided in accordance with the provisions of Sections 56 and 58 of this Ordinance and other applicable ordinances of the City. Parking of recreational vehicles, recreational trailers, motor homes, boats, towed trailers and the like, is prohibited in the required front yard, and the side yards of reverse frontage lots. Whenever such parking facilities are provided the conditions of Section 20.M8. shall be met. K. OFF-STREET LOADING: No off-street loading is required in the R-TH District for residential uses. Off-street loading for conditional uses may be required as determined by the Planning Commission. L. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance with Section 53 of this Ordinance. 2. For developments in the R-TH District that contain more than ten (10) units, a landscape plan shall be required. M. DESIGN REQUIREMENTS: The following minimum design requirements shall be provided in the R-TH Townhouse District. 032106 Buildings and structures shall conform to the masonry requirements as established in Section 54 of this Ordinance. 2. Individual window air conditioning units are prohibited. Central air conditioning units, heat pumps and similar mechanical equipment, when located outside, shall be landscaped and screened from view in 7 O:\ORDINANCES\Zoning Ord inance\Drafts\sec20draft.051507.doc Section 20 032106 accordance with the provisions of Section 50. 3. The maximum length of any cluster of townhouse units shall not exceed two hundred forty (24) linear feet. 4. Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surface. There shall be no more than two (2) continuous attached townhouses without a break in the horizontal and vertical elevations of at least three (3) feet. 5. No building shall be located closer than fifteen (15) feet to the edge of an off-street parking, vehicular use, or storage area. 6. The minimum distance between any two (2) unattached principal buildings shall be thirty (30) feet. Whenever two (2) principal structures are arranged face to face or back to back, the minimum distance shall be fifty (50) feet. The point of measurement shall be the exterior walls of the buildings and does not include balconies, railings or other architectural features. 7. Off-street parking areas shall not be closer than ten (10) feet to any adjacent property line. Whenever an off-street parking, vehicular use or storage area is within sixty (60) feet of any adjacent residentially zoned district, the parking area shall be physically screened by a fence, wall, berm at least six (6) feet high. All fencing shall be finished on both sides. 8. Parking of recreational vehicles, trailers, motor homes, boats, towed trailers and similar vehicular equipment are permitted provided they are located in a designated vehicular use area which is screened from adjacent residential districts by a fence, wall or berm at least eight (8) feet in height. No vehicular use or storage area shall be located in a required front yard or adjacent to a public right-of-way. Such areas shall also be located at least ten (10) feet from any adjacent property line. TIMI •t• - ass •-• 3 0:\ORDINANCES\Zoning Ord inance\Drafts\secHdraft.051507.doc Section 20 DRAFT COPY 060807 G -r 11 FOR MPTOM-1 qVir requirement. 10. Sidewalks shall be provided along anV street, private or public, within a townhouse development upon which a townhouse has frontage. A planned development overlay shall not be used to deviate from this requirement. 032106 0:\ORDINANCES\Zoning Ord inance\D rafts\sec20d raft.051507.doc Section 20 PURPOSE: The "PD" Planned Development Overlay is a planning tool that should be utilized to improve property with a goal of establishing unique as well as modern urban development in situations where strict adherence to standard zoning criteria inhibits the creative process. The objective of a planned development overlay is to promote progressive and flexible land development on problematic tracts of land where certain causative factors such as extreme topography, irregular property boundaries, surrounding uses and zoning and other similar aspects renders the land difficult to develop under established guidelines. It should be utilized to create compatible land uses within urbanized areas and generate the appropriate criteria necessary to enable the development of land that is unlikely to occur given the standards established in other zoning districts. Care should be given to ensure that development under this section in no way negatively impacts the health, safety, and welfare of the general public. The discretionary oversight granted in this section shall allow the Planning and Zoning Commission and the City Council the ability to establish standards and impose conditions upon such requests to mitigate or eliminate potentially adverse effects upon the community or upon properties within the vicinity of the proposed use. Designation under this section shall not affect the underlying zoning of the property except as provided in the ordinance establishing the overlay. GENERAL GUIDELINES: All uses—permitted, accessory, and conditional relative to a request for the creation of a "PD" Planned Development Overlay shall be initially established by the underlying zoning district. In situations where there is a need to deviate from the established guidelines in the underlying zoning district relative to permitted, accessory or conditional uses and/or general development criteria i.e. density requirements, area requirements etc., the applicant shall present to the Planning and Zoning Commission and the City Council the special circumstances that inhibit the development of property strictly utilizing the standards designated in the underlying zoning district and the criteria that will differ from that established in the underlying zoning district. APPLICATION FOR ESTABLISHING A "PD" PLANNED DEVELOPMENT OVERLAY: An application for a "PD" Planned Development Overlay shall be filed with the Director of Development Services, which shall be forwarded to the Planning and Zoning Commission and the City Council. The application shall contain a Site Plan as stated in Section 47, Site PI -an Review, with the following information as well as any additional information as may be required by the Planning and Zoning Commission, City Council, or the Director of Development Services. Failure to meet the following submittal requirements will result in the rejection of the application. The applicant's name and address and his interest in the subject property. 041806 Section 41 2. The owner's name and address if different than the applicant and the owner's signed consent to the filing of the application. 3. The street address and legal description of the property. 4. The zoning classification and present use of the subject property. 5. A general description of the proposed "PD" Planned Development Overlay. 6. A statement or diagram/matrix detailing the area or areas of the zoning ordinance that will be varied from and the conditions present that require deviation from the established standards. This written justification for the establishment of the planned development overlay must clearly and explicitly detail each item which will deviate from the established guidelines and should explain what special physical circumstances are present on the subject tract of land that inhibits its development. Economic justifications for establishing the planned development overlay are not acceptable. This portion of the application is the foundation for the establishment of the planned development overlay. Applications for establishing a planned development overlay will be accepted only for vacant tracts of land or for property undergoing redevelopment. Redevelopment is not synonymous with "remodel." For purposes of this section, redevelopment shall be defined as a minimum increase of fifty percent in the appraised value of the subject property brought about as a result of the improvements made as proposed, as determined by a licensed appraiser. This appraisal information shall be provided by the applicant at the applicant's expense. Demolition and rebuild, construction of new principal structure(s) and/or a change in the principal use as defined in this ordinance are conditions which may be used to determine this valuation. 7. A statement as to why the proposed "PD" Planned Development Overlay will not cause substantial injury to the value, use or enjoyment of other property in the neighborhood. 8. A statement as to how the proposed "PD" Planned Development Overlay is to be designed, arranged and operated in order to ensure that development and use of neighboring property in accordance with the applicable district regulations will not be prevented or made unlikely. Care should be taken when proposing a planned development overlay to ensure that uses within the Section 41 o overlay closely match those within the underlying zoning district and conformance with the Master Land Use plan is maintained. 9. A statement or diagram/matrix detailing the particular measures that will be implemented to compensate for the requested deviations from the underlying zoning district. HEARING ON THE "PD" PLANNED DEVELOPMENT OVERLAY APPLICATION: A public hearing on the application shall be held and notice thereof given in the manner and form required as set out in Section 67, Amendments of this ordinance unless the Director of Development Services or the Planning and Zoning Commission determines that the application is incomplete. STANDARDS: The following standards may be considered by the Planning and Zoning Commission and the City Council in determining whether a "PD" Planned Development Overlay should be established: That the proposed "PD" Planned Development Overlay will be consistent with the adopted policies in the Comprehensive Master Plan of the City of Grapevine. 2. That the proposed "PD" Planned Development Overlay will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting the public health, safety and general welfare. 3. That the proposed "PD" Planned Development Overlay will be constructed arranged and operated so as not to dominate the immediate vicinity or to interfere with the development and use of neighboring property in accordance with the applicable district regulations. In determining whether the proposed "PD" Planned Development Overlay will so dominate the immediate neighborhood, consideration shall be given to: a. The location, nature and height of building, structures, walls, fences on the site and, b. The nature and extent of screening on the site. 4. That the proposed "PD" Planned Development Overlay at the specified location will contribute to or promote the welfare or convenience of the public. Section 41 3 - 5. That adequate access roads or entrance and exit drives will be provided and will be designed so as to prevent traffic hazards and to minimize traffic congestion in public streets and alleys. 6. That the proposed "PD" Planned Development Overlay will be served adequately by essential public facilities and services such as highways, streets, parking spaces, police and fire protection, drainage structures, refuse disposal, water and sewers, and schools; or that the persons or agencies responsible for the establishment of the Overlay will provide adequately for such services. 7. That the proposed "PD" Planned Development Overlay will not result in the destruction, loss or damage of any natural, scenic or historic feature of significant importance. 8. That the proposed "PD" Planned Development Overlay will comply with any additional standards imposed on it by the particular provision of this Ordinance authorizing such use. 9. That the proposed "PD" Planned Development Overlay will minimize disruption to existing neighborhoods, will minimize the adverse impact on existing community services, and will complement in the least intrusive manner possible the needs of the city, region, and the State. 10. That the benefits of the proposed "PD" Planned Development Overlay outweigh the loss of or damage to any homes, businesses, natural resources, agricultural lands, historic or cultural landmarks or sites, wildlife habitats, parks, or natural, scenic, or historic feature of significance, and outweigh the personal and economic costs of disruption to the lives, businesses and property of individuals affected by the proposed use. 11. That all alternative sites and all reasonable means for meeting the projected need or demand for the proposed building, structure, development, use or activity which may be less costly or less intrusive to existing communities have been considered and rejected by the applicant for clearly disclosed reasons, and that all reasonable means for minimizing adverse impacts of the proposed use have been considered and incorporated into the proposal. 12. That the proposed "PD" Planned Development Overlay is consistent with prior plans, master plans and projections of the applicant, if any, upon which the City of Grapevine has based planning or zoning decisions or, if the proposed use is consistent Section 41 M with prior plans or projections of the applicant, that any such inconsistency is outweighed by the benefits to the community of the proposed use. 13. For those requests to establish a "PD" Planned Development Overlay based on the residential zoning districts: "R-20" Single Family District, "R-12.5" Single Family District, "R-7.5" Single Family District and "R-5.0" Zero Lot Line District, the requirement for a Site Plan shall be waived and a survey or subdivision plat shall suffice. The following zoning districts are not permitted to be utilized for the establishment of a "PD" Planned Development Overlay: "R -MH" Manufactured Home District, "R-MODH" Modular Home District, "PRD -6" Planned Residential Low Density District, and "PRD -12" Planned Residential Medium Density District. PERIOD OF VALIDITY: No Site Plan for a "PD" Planned Development Overlay shall be valid for a period longer than one year from the date on which the City Council grants approval, unless within such one year period: (a) a Building Permit is obtained and the erection or alteration of a structure is started, or (b) an Occupancy Permit is obtained and a use commenced. The City Council may grant one additional extension not exceeding one year, upon written application, without notice or hearing. No additional extension shall be granted without complying with the notice and hearing requirements for an initial application as required in Section 67, Amendments. It should be recognized that the establishment of a planned development overlay is contractual in nature and upon expiration of a Site Plan approved in conjunction with the establishment of a "PD" Planned Development Overlay, the property will revert to the underlying zoning district designation and all uses and the general development guidelines as stated in the district shall apply. There shall be no vested right(s) associated with an expired site plan approved in conjunction with a "PD" Planned Development Overlay. A. PRINCIPAL USES: 1. All principal uses established in the underlying zoning district. When varying from the uses within the underlying zoning district the applicant shall provide an amended list of permitted uses and the conditions necessary for the change in standards from the underlying zoning district. B. ACCESSORY USES: 1. All accessory uses established in the underlying zoning district. When varying from the uses within the underlying zoning district the applicant shall provide an amended list of accessory uses and the 041806 Section 41 5 conditions necessary for the change in standards from the underlying zoning district. C. CONDITIONAL USES: 1. All conditional uses established in the underlying zoning district. When varying from the uses within the underlying zoning district the applicant shall provide an amended list of conditional uses and the conditions necessary for the change in standards from the underlying zoning district. D. LIMITATION OF USES: Uses prohibited shall be those uses specifically prohibited within the underlying zoning district. The following uses are expressly prohibited within a "PD" Planned Development Overlay and cannot be established as a permitted, conditional, or accessory use under any circumstances: 1. Freight forwarding warehouses 2. Outside storage of material/equipment 3. Retail establishments for used car sales and service 4. Hotel/motel with a minimum room count less than 300 rooms 5. Commercial parking lots 6. Automotive repair garages 7. Salvage/wrecking yards 8. Retail sales of building material displayed in an unenclosed or incompletely enclosed area with outside storage 9. Those uses specifically designated in paragraph D. Limitation of Uses in Section 31, "LI" Light Industrial District 10. Off-premise/billboard signage 11. Pawn shops 12. All uses listed in Section 49, Special Uses 13. Bed and Breakfast E. DENSITY REQUIREMENTS: Requirements associated with maximum density, lot size, minimum open space, maximum building coverage, and maximum impervious coverage shall be initially established by the underlying zoning district. When varying from the guidelines within the underlying zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the underlying zoning district. The maximum density for a "PD" Planned Development Overlay District associated with any underlying residential zoning district shall not exceed that established in the underlying zoning district except for the "R -MF -2" Multifamily District. Lot size for any residentially zoned district may be reduced no more than five (5) percent. Section 41 an F. AREA REGULATIONS: Requirements associated with lot width, lot depth, front yard setback, side yard setback, rear yard setback, and distance between buildings shall be initially established by the underlying zoning district. When varying from the guidelines within the underlying zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the underlying zoning district. G. BUFFER AREA REGULATIONS: Requirements associated with the establishment of a buffer area shall be initially established by the underlying zoning district. When varying from the guidelines within the underlying zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the underlying zoning district. H. HEIGHT REQUIREMENTS: Requirements associated with the height of structures shall be initially established by the underlying district. When varying from the guidelines within the underlying zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the underlying zoning district. LANDSCAPING REQUIREMENTS: Requirements associated with landscaping shall be initially established in accordance with Section 53, Landscaping Regulations of the zoning ordinance. When varying from the guidelines within Section 53, Landscaping Regulations, the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from those established. J. MASONRY REQUIREMENTS: Masonry shall be provided in accordance with Section 54, Masonry Requirements. K. OFF-STREET PARKING REQUIREMENTS: Requirements associated with off-street parking shall be initially established in accordance with Section 56, Off -Street Parking Requirements and Section 58, Parking, Loading, and Outside Storage Area Development Standards of the zoning ordinance. When varying from the guidelines within these Sections the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from those established. L. OFF-STREET LOADING REQUIREMENTS: Requirements associated with off-street loading shall be initially established in accordance with Section 57, Off -Street Loading Requirements of the zoning ordinance. When varying from the guidelines within Section 57, Off -Street Loading Requirements, the applicant shall provide the method for establishing the 041806 Section 41 7 new standards and the conditions necessary for the change in standards from those established. M. DESIGN REQUIREMENTS: When applicable, design requirements shall be initially established by the underlying zoning district. When varying from the guidelines within the underlying zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the underlying zoning district. N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: When applicable, the design requirements associated with planned commercial centers shall be initially established by the underlying zoning district. When varying from the guidelines within the underlying zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the underlying zoning district. O. SIGN STANDARDS: On -premise signage shall be provided in accordance with Section 60, Sign Standards of the zoning ordinance. P. SUBDIVISION REGULATIONS AND CONSTRUCTION STANDARDS: The planned development overlay shall not be used to deviate from the construction standards established for new construction within the City. Except in extreme circumstances relative to width, grade, and radii, all subdivision regulations shall be met. Justification must be given for the establishment of private streets/roadways however all subdivision regulations and constructions standards must be met. Q. ADDITIONAL REQUIREMENTS AND RESTRICTIONS: In granting a "PD" Planned Development Overlay, the Planning and Zoning Commission may recommend, and the City Council may impose such conditions, safeguards and restrictions upon the premises benefited by the Planned Development Overlay as may be necessary to comply with the standards set out in Section 41 Standards of this Ordinance to avoid, or minimize, or mitigate any potentially injurious effect of such Planned Development Overlay uses upon other property in the neighborhood, and to carry out the general purpose and intent of this Ordinance. Such conditions shall be set out in the Ordinance approving the Planned Development Overlay. Section 41 :