PD: Planned Development Overlay District Guidelines in Arlington, Texas
The Planned Development (PD) overlay district in the City of Arlington establishes a customized regulatory framework that allows for greater design flexibility in exchange for significant public benefits. All Planned Development district projects require a formal PD Development Plan approved by the City Council via ordinance, and they are intended to facilitate high-quality, integrated developments that cannot be achieved through standard zoning classifications.
Purpose and Scope of the Planned Development District
The Planned Development district is an alternative to conventional development standards in the City of Arlington. According to the City of Arlington Unified Development Code, this district is intended to achieve the following objectives:
- To permit greater flexibility for new development or redevelopment projects to best utilize the unique physical features of a particular site [Section 2.4.7.A].
- To ensure that any development impacts resulting from this flexibility are mitigated to avoid adverse impacts on neighboring properties [Section 2.4.7.A].
- To encourage the provision and preservation of meaningful open space and ensure the integrated design and function of various uses within the Planned Development district [Section 2.4.7.A].
Permitted Uses and Restrictions
Land uses within a City of Arlington Planned Development district are governed by the specific PD Development Plan approved for that site. The Unified Development Code provides three primary methods for determining allowed uses:
- Reference to Base District: If the PD Development Plan references a base zoning district, any land use permitted by right in that underlying City of Arlington district is allowed. Conversely, if a use is prohibited in the base district, it remains prohibited in the Planned Development district unless the ordinance specifically provides otherwise [Section 3.1.2.F].
- Specific Listing: The Planned Development district ordinance may list permitted and prohibited uses independently of any base district [Section 3.1.2.F].
- Combination: A project may use a combination of base district references and site-specific exceptions [Section 3.1.2.F].
PD-Only Use Designations
Certain uses within the City of Arlington are designated as "Permitted by PD Only." This means they can only be authorized through the Planned Development district process and must comply with supplemental standards defined in the UDC.
| Use Category | Specific Use Type | Regulatory Condition |
|---|---|---|
| Lodging Facilities | Independent Hotel | Permitted only with the approval of a PD [Section 3.2.3.f] |
| Household Living | Cottage Communities | Approved only as PDs in the RM-12 Zoning District [Section 5.11.1] |
PD Development Plan Requirements and Approval
The centerpiece of a Planned Development district application is the PD Development Plan. This plan is binding on the owners and all successors of the property [Section 10.4.3.I].
Approval Criteria
When reviewing an application for a Planned Development district, the City of Arlington Planning and Zoning Commission and City Council evaluate the proposal based on the following criteria:
| Criterion Type | Requirement Detail |
|---|---|
| Compatibility | Addresses a unique situation and confers a substantial benefit to the City of Arlington [Section 10.4.3.G]. |
| Consistency | Consistent with the City of Arlington Comprehensive Plan and other applicable sub-area or district plans [Section 10.3.8.B]. |
| Environmental | Enhances environmental protection and tree/vegetation preservation [Section 10.4.3.G]. |
| Infrastructure | Provides efficient provision of streets, roads, and other utilities and services [Section 10.4.3.G]. |
| Design Quality | Represents an improvement in quality over what is possible through strict application of standard district standards [Section 10.4.3.G]. |
Administrative Schedule and Notice
The City of Arlington enforces strict procedural timelines for the establishment of these districts.
| Procedural Step | Standard / Requirement |
|---|---|
| Pre-Application Meeting | Mandatory for all Planned Development district applications [Section 10.4.3.C]. |
| Notice Period | Published, written, and posted notice must be provided at least 11 days before the hearing [Section 10.3.6]. |
| Public Hearing | Required before both the Planning and Zoning Commission and the City Council [Section 10.4.3.F]. |
Administration, Amendments, and Expiration
Once established, a Planned Development district is subject to ongoing administrative oversight by the City of Arlington Zoning Administrator.
Substantial Compliance for Minor Changes
The Zoning Administrator has the authority to approve minor changes to an approved PD Development Plan, building permits, or other subsequent permits, provided they "substantially comply" with the original ordinance. A proposal does NOT substantially comply if it includes any of the following:
| Type of Change | Substantial Compliance Limit |
|---|---|
| Dimensional/Numerical Criteria | Cannot exceed approved criteria by more than 5% [Section 10.3.8.C]. |
| Density/Height/Coverage | Any increase in approved density, height, or site coverage is prohibited [Section 10.4.3.K]. |
| Use | Any change to the approved uses is prohibited [Section 10.4.3.K]. |
| Setbacks | Any reduction in minimum yards or setbacks is prohibited [Section 10.4.3.K]. |
| Parking | Any decrease in on-site parking requirements is prohibited [Section 10.4.3.K]. |
Expiration and Extensions
Planned Development district approvals in the City of Arlington are not indefinite. They are subject to expiration if the project does not progress.
| Event | Timeline for Expiration |
|---|---|
| No Progress | The approval expires if no progress is made toward completion within 2 years of approval [Section 10.3.10.A]. |
| Maximum Duration | A project expires by the 5th anniversary of the first permit application if not completed [Section 10.3.10.A]. |
| Extensions | The Zoning Administrator may grant a single extension of up to 12 months for good cause [Section 10.3.10.B]. |
Sections Cited
- Section 2.1.2 Zoning Districts Established
- Section 2.4.7 Planned Development | PD
- Section 3.1.2 Explanation of Table Abbreviations
- Section 3.2.3 Commercial Uses
- Section 5.11.1 Cottage Community Design Standards: Purpose and Intent
- Section 10.3.6 Public Notice
- Section 10.3.8 Criteria
- Section 10.3.10 Scope of Approval
- Section 10.4.3 Planned Developments