§ 13.10. Procedure for PUD final development plan application approval.  


Latest version.
  • Except as permitted under the preliminary development plan approval, the applicant shall submit a final development plan application and a final subdivision plan for the phase or phases concerning the initial development prior to commencing such development on the property zoned PUD.

    Approval of components of the final development plans shall be according to the development schedule approved under the preliminary development plan in the following process:

    1.

    Preapplication conference. Prior to submitting the formal application for final development plan approval, each applicant shall confer with the building inspector in the review and processing of the application. The applicant shall submit a final land use sketch and any material requiring revision from the preliminary development plan for review and to obtain information on additional projected plans, programs or other matters developed or instituted since the preliminary development plan was approved that might affect the proposed planning unit development.

    2.

    [ Required information. ] The following data and information is required in addition to the material submitted under the preliminary development plan:

    a.

    Site condition map: Drawn to an appropriate scale sufficient to show detail, it shall show the location of the existing property lines both for private property and for public property, existing contours shown at a contour interval of five feet, streets, buildings, watercourses, transmission lines, sewers, bridges, culverts, and drain pipes, water mains, public utility easements, wood areas, streams, lakes, marshes, and any other physical conditions affecting the area.

    b.

    Final development plan: Such plans shall be drawn and submitted at a scale of not smaller than one inch equals 100 feet. In any case, such plan shall show:

    1.

    The boundaries of the site, topography, and proposed grading plan;

    2.

    The width, location, typical sections, and names of proposed streets;

    3.

    The width, location, and names of surrounding streets and surrounding land uses;

    4.

    The use, size, location, and height of all proposed buildings and other structures;

    5.

    The location and size of usable open spaces in public or semipublic areas.

    c.

    Statistical information including:

    1.

    Total acreage of the site;

    2.

    Maximum building coverage expressed as a percentage of the site area;

    3.

    The area of land devoted to landscaping and/or open space usable for recreation purposes expressed as a percent of the total site area;

    4.

    The calculated density for the project;

    5.

    The exact number of dwelling units and density in each residential use area, including the platting of lots to be offered for sale;

    6.

    The specific size of each use area.

    d.

    Utility service plan showing:

    1.

    Existing drainage and sewer lines;

    2.

    The disposition of sanitary waste and stormwater;

    3.

    The source of potable water;

    4.

    The location and width of all utility easements or rights-of-way.

    e.

    Development schedule: The development schedule shall contain the following information.

    1.

    The order of construction of the proposed land uses by use area delineated in the final development plans;

    2.

    The proposed date for the beginning of construction on said land use by use area;

    3.

    The proposed date for the completion of construction on said land use by use area;

    4.

    The proposed schedule for the construction and improvement of the usable open space within said use areas, including any complementary buildings.

    f.

    Definitive covenants, grants, easements, dedications, and restrictions to be imposed on the land, buildings, and structures, including proposed easements for public utilities and instruments relating to the use and maintenance of usable open spaces and private streets. Such instruments shall give consideration to access requirements of public vehicles for maintenance purposes.

    g.

    Association or nonprofit corporation: If the applicant elects this method of administering usable open space, the proposed bylaws of the association or the certificate of incorporation and the corporate bylaws of the nonprofit corporation shall be submitted to the commission for their files.

    h.

    Additional information: May be required by the commission to insure the compliance of the final development plan application with the provisions of this ordinance and other applicable regulations and guidelines. This information may include, but not be limited to:

    1.

    An off-street parking and loading plan;

    2.

    A circulation diagram indicating the proposed movements of vehicles, goods and pedestrians within the proposed planned unit development and to and from existing thoroughfares and any special engineering features and traffic regulation devices needed to facilitate or insure the safety of this circulation pattern must be shown;

    3.

    Drawings indicating the general architectural theme, appearance, and representative building types except for detached single-family dwellings and accessory structures.

    3.

    Administrative processing.

    a.

    Building inspector review. The applicant shall submit ten copies of his final development plan phase or phases to be developed to the building inspector for formal review. The building inspector shall distribute nine of the ten copies to various offices or departments for comments and notations relevant to the submitted plan on any aspect of the plan pertinent to the particular office's or department's realm of concern. Said inspector shall then place the findings on the commission's agenda within 30 days of receipt of application, when practical.

    b.

    Planning and zoning commission hearing. The commission shall hold a public hearing to consider the final development plan and subdivision plat and determine whether they meet the intent of this article and subdivision regulations. The commission shall have 75 days after their receipt of said plan and plat in which to review and give their approval. The commission shall then submit its recommendations concerning only the final subdivision plat in writing to the city council. If, at the end of 75 days, the commission shall be unable to give approval of all or part of the plan and/or plat, the applicant may request in writing, that the city council review those specific portions of the plan and/or plat for which approval has not been granted. Said written request shall also contain the applicant's reasons for making such a request. The commission shall submit in writing, their justifications and reasons for not granting approval of the total plan and/or plat or the specific portion or portions of the plan and/or plat which do not meet with their approval.

    c.

    Action by city council. The city council shall consider all the material and comments submitted in a public hearing.

    4.

    Recording. Upon final approval of the planned unit development final plans, the building inspector shall notify the applicant, in writing, and by certified mail, that such plans have been approved. If such plans have been disapproved for any reason(s) the building inspector shall notify the applicant through said means and stating the reason(s) for such denial. If approval for such plans have been given with modifications, the applicant shall cause such modifications to be made. The city secretary shall file all maps and other related documents in the office of the county clerk of Anderson County.

    5.

    Construction procedures. The establishment of usable open spaces and construction of public or common recreational facilities shown on the recorded planned unit development plans together with the construction of other nonresidential structures shall proceed substantially. After general construction commences, the building inspector shall review, at least once every six months, all building permits issued and compare them to the overall development program.

    6.

    Amendments to the approved final development plan.

    a.

    Minor changes in the location, siting, and character of buildings and structures may be authorized by the building inspector, if required, by engineering or other circumstances not foreseen at the time the final plans were approved. No change authorized by this subsection may cause any of the following:

    1.

    A change in the overall density of the development;

    2.

    An increase in overall coverage of structures;

    3.

    An increase in the intensity of any use;

    4.

    An increase in the problems of traffic circulation and public utilities;

    5.

    A reduction in approved open space;

    6.

    A reduction in off-street parking and loading spaces;

    7.

    A reduction in required pavement widths.

    b.

    All other changes in use or arrangement of lots, blocks, and use areas, or any changes in the provision of usable open spaces and changes other than listed above, must be made by the commission after reviewing written recommendations from the building inspector. Any changes which are approved or by changes in community policy in the final plans must be recorded as amendments in accordance with the procedures established for the recording of the initial final plans.