Guide to Planned Development (PD) Overlay Modifications in the City of Arlington
The PD: Planned Development overlay serves as a customized regulatory framework that allows the City of Arlington to provide flexibility in site design and dimensional standards when conventional base zoning requirements prove impracticable. Under the City of Arlington Unified Development Code, a PD: Planned Development is established by a site-specific ordinance and Development Plan which, once adopted, supersedes conflicting base district regulations to achieve superior public benefits such as environmental protection or enhanced open space [Section 2.1.5, Section 2.4.7, Section 10.4.3.G].
Relationship Between PD Overlays and Base Districts
In the City of Arlington, all land must be designated with a base zoning district. When a PD: Planned Development overlay is applied to a property, the regulations of the overlay apply in addition to the underlying base district. However, the City of Arlington Unified Development Code explicitly states that in the event of an express conflict between the two sets of standards, the standards established by the PD: Planned Development overlay shall control [Section 2.1.5].
Modification of Land Use Standards
The PD: Planned Development overlay can modify which land uses are permitted on a property. The City of Arlington Unified Development Code provides three primary methods for determining allowed uses within a PD:
| Condition | Land Use Rule for City of Arlington PD Overlay |
|---|---|
| Reference to Base District | If the PD plan references a specific base district, any use permitted by-right in that base district is allowed [Section 3.1.2.F]. |
| Specific Use Permits (SUP) | Any use requiring an SUP in the referenced base district still requires an SUP within the PD [Section 3.1.2.F]. |
| Prohibited Uses | Uses prohibited in a referenced base district remain prohibited in the PD unless the PD ordinance specifically provides for them [Section 3.1.2.F]. |
| Independent Listing | The PD: Planned Development ordinance may list permitted and prohibited uses independently of any base district [Section 3.1.2.F]. |
| Exclusivity | Certain uses (such as Cottage Communities) are marked "PD" in the Use Tables, meaning they are only permitted through the PD process [Section 3.1.2.H]. |
Modification of Dimensional and Design Standards
A PD: Planned Development is intended to "permit greater flexibility" to utilize the physical features of a site [Section 2.4.7]. While base district standards are the default, the City of Arlington allows these to be customized through the enacting ordinance or annotations on the approved Development Plan.
| Standard Type | Modification Rule in PD Districts |
|---|---|
| Default Dimensions | All dimensional standards of the base zoning district apply unless specifically annotated on the Development Plan [Section 10.4.3.I]. |
| Lot Coverage | For single-family uses, maximum lot coverage calculations in a PD exclude paving, swimming pools, decks, and uncovered patios [Section 4.1.4.B]. |
| Building Permits | All building permits must comply with the specific design standards and phasing approved in the PD Development Plan [Section 10.4.3.I]. |
| Infrastructure | The Development Plan must be modified to conform to necessary easements and rights-of-way for public facilities unless otherwise stipulated [Section 10.4.3.I]. |
Administrative Adjustments and Substantial Compliance
The City of Arlington Zoning Administrator has limited authority to approve minor amendments to an established PD: Planned Development without requiring a full rezoning process. This is permitted only if the changes "substantially comply" with the original ordinance.
A permit or plan is considered in substantial compliance if it does not significantly:
- Alter the basic relationship of proposed uses to adjacent properties.
- Change the specifically approved uses.
- Increase the approved density, height, site coverage, or floor areas.
- Decrease on-site parking requirements.
- Reduce minimum yards or setbacks [Section 10.4.3.K].
Numerical or dimensional criteria may only be modified administratively if the deviation does not exceed five percent [Section 10.3.8.C].
Sections Cited
- Section 2.1.5 Relationship to Overlay Districts
- Section 2.4.7 Planned Development | PD
- Section 3.1.2 Explanation of Table Abbreviations
- Section 4.1.4 Lot Coverage
- Section 10.3.8 Criteria (Substantial Compliance)
- Section 10.4.3 Planned Developments (Criteria, Scope of Approval, Substantial Compliance)