Greetings all...first time poster but longtime lurker. I could really use some help. Let me briefly explain the situation. My city has a planned development ordinance that was enacted less than a year ago. Already the planning and zoning commission and the city council are having trouble with it. I've been given good enough direction on what to do with it as far as tighening it up a bit however they want some language written in defining the term "redevelopment." The intent is not to allow the pd to be used for typical expansion projects whereby more structure, parking etc. is crammed onto a site using the pd to take care of setbacks, FAR etc. However, in situations where property may be already developed but other than being scraped clean may going through a redevelopment process, the pd could possibly be used. Some sort of percentage of site calculation should probably be used but I thought I'd ask some fellow planners for advice. No use reinventing the wheel. I appreciate any help/advice anyone can provide.