[Ord. No. 659 §1, 5-2-2011]
A.
Statement Of Intent. This Article is intended to provide
for the establishment of particular plots of land having specific
use assignments. The Planned Unit Development (PUD) is calculated
to promote flexibility and more inventive design than is generally
possible under customary Zoning Regulations.
B.
It
is hereby intended to permit upon application and upon approval of
site and use plans the creation of Planned Unit Developments. Suitability
of such tracts for the Planned Unit Development designation shall
be determined by and shall be made in accordance with the Comprehensive
Plan and designed to lessen congestion in the streets, to secure safety
from fire, panic, and other dangers, to promote health and the general
welfare, to provide adequate light and air, to prevent the overcrowding
of land, to avoid undue concentration of population, to preserve features
of historical significance, to facilitate the adequate provision of
transportation, water, sewerage, schools, parks, other public requirements,
and with a reasonable consideration being given to, among other things,
the character of the district and its peculiar suitability for particular
uses and with a view to conserving the land throughout the City.
C.
In
Planned Unit Developments, the regulations which are adopted are intended
to accomplish the same purpose as do zoning and other applicable regulations
in districts which are developed on a lot-by- lot rather than a unified
basis.
D.
Nothing
in this Section shall be construed to prevent an applicant from submitting,
at his option, a subdivision plat or site plan for simultaneous review
with the Planned Unit Development.
[Ord. No. 659 §1, 5-2-2011]
A.
Pre-Application Conference. The pre-application conference
is an informal procedure to assist the applicant in meeting various
requirements of Strafford and to provide an early preview of the proposed
Planned Unit Development conceptual layout.
B.
The
preliminary plan shall be in accordance with the directives stated
herein. The owners of a tract of land located in any district containing
no less than five (5) acres may apply for a Planned Unit Development
and submit to the Planning and Zoning Commission for its review, a
preliminary plan for the use and development of such tract of land
for a Planned Unit Development. In accepting such a plan for review,
the Commission must be satisfied that the proponents of the Planned
Unit Development intend to complete it within a reasonable time as
determined by the Commission. Such plan shall be prepared by a registered
engineer and shall contain, at a minimum, the following information:
1.
A legal description of the proposed Planned Unit Development with
total number of acres in the project and the number of acres allocated
for each respective land use for the proposed Planned Unit Development.
2.
A written report describing the overall concept of the plan (including
supporting graphics); at a minimum the plan shall include the following
information.
a.
The total land area, expressed in acres and as a percentage of the
total area at full development to be devoted to various land uses
and intensities.
b.
The approximate total number of dwelling units proposed by type of
structure and approximate number of bedrooms for multi-family units.
c.
Square footage devoted to non-residential uses.
d.
The gross and net residential density within the project and within
each component of the district. Flood area and open space ratios,
and other data relating to intensity of development.
e.
The proposed number of off-street parking and loading spaces for
each use.
f.
A generalized description of water service, sanitary sewerage, utilities,
management of storm water runoff, maintenance of common areas and
other essential services.
3.
A PUD site plan illustrating the requested use allocations and their
respective location within the district. The plan shall include a
minimum of the following:
a.
A general land use plan with a description of the type, location,
and nature of each land use allocation within the district.
b.
A circulation plan, which illustrates both external and internal
traffic ways, including proposed and existing rights-of-way, pedestrian
travel ways, and other transportation improvements.
c.
A generalized landscape plan including bufferyards, perimeter treatments,
and berming and screening of adjacent properties.
d.
A sign plan that coordinates the size, location, and illuminations
of signs proposed within the district.
C.
A final
Planned Unit Development plan will be required only if the Board of
Aldermen or Planning and Zoning Commission decides that a final and
more detailed development plan is required to adequately safeguard
the public interest.
[Ord. No. 659 §1, 5-2-2011]
A.
The
Planned Unit Development shall specify both for the project as a whole
and/or for sub-areas within the project as appropriate those principal
and accessory uses that are to be permitted. The Board of Aldermen
may include or exclude uses from the Planned Unit Development or included
uses with attached conditions as appropriate to achieve the intent
of these provisions.
B.
In
making its determination of the uses to be permitted within the PUD
District, the Board of Aldermen may consider the compatibility and
relationship of permitted uses adjoining or in proximity to the PUD,
the appropriateness of permitted uses for the area in general, and
their overall impact on the community, and the consistency of the
permitted uses with the Comprehensive Plan and other adopted plans
and policies.
[Ord. No. 659 §1, 5-2-2011]
A.
The
development plan shall contain provision to regulate the intensity
of development within the PUD. Such provisions may apply to the project
as a whole or to sub-areas within the project as appropriate.
B.
The
following regulations shall apply to Planned Unit Developments:
1.
For non-residential development, the intensity of development may
be regulated:
a.
By specifying maximum square footage or gross leasable area;
b.
By specifying setbacks, height and bulk restrictions; or
c.
By a combination of such restrictions for the project as a whole
or for components or sub-areas within the project. In addition, non-residential
development plans may specify performance standards to be imposed
on the project and restriction regarding the location and nature of
industrial, commercial and other non-residential activities. The Board
of Aldermen may impose such standards and restrictions as necessary
to achieve the intent of this Article. In making its determination
regarding the intensity of development and appropriate performance
standards, the Board of Aldermen may consider the character and scale
of similar development, the character and scale of surrounding development,
and the area in general, the real or anticipated impact on public
facilities and services, and consistency with the Comprehensive Plan
and other adopted plans and policies.
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Maximum number of dwelling units. The permitted
number of dwelling units may be distributed in any manner over the
residential portion of the project consistent with the intent and
provisions of this Article. The development plan shall specify distribution
of residential density for the project as appropriate. In making its
determination regarding the distribution of residential densities,
the Board of Aldermen may consider the compatibility of residential
densities with other uses within the district as well as outside the
district, the impact of residential densities on public facilities
and services and the consistency with the Comprehensive Plan and other
adopted plans and policies.
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2.
The PUD design shall specify conditions, restrictions and standards
relating to the timely provisions of necessary public facilities as
appropriate. The Board of Aldermen may impose conditions, restrictions
and standards as appropriate to achieve the intent of these regulations.
In making its determination regarding such conditions, restrictions
and standards, the Board of Aldermen may consider the adequacy of
existing facilities, the timely provision of adequate facilities and
the overall cost to the community. Approved water and sewer systems
shall be required.
3.
The PUD design shall specify the location and general design of ingress
and egress to the project along with access restrictions as appropriate.
The Board of Aldermen may impose such access standards and restrictions
as necessary to protect the integrity and function of the City's thoroughfare
system and to otherwise achieve the intent of these regulations. In
making its determination regarding such access standards and restrictions,
the Board of Aldermen may consider the classification and function
of the thoroughfare system, existing and projected traffic volume,
the condition and design of the affected thoroughfares, the effect
of the proposed developments of traffic flow and circulation patterns
and the consistency with the Comprehensive Plan and other adopted
plans and policies.
4.
Unless specifically modified by the PUD design, the off-street parking
and loading requirements contained within the zoning regulations shall
apply. Reductions in off-street parking and loading standards shall
be approved only if it can be demonstrated that parking demand will
be less due to design and/or occupancy characteristics of the project
and/or the availability of public transportation.
5.
Unless specifically modified by the PUD design, the sign regulations
contained within the zoning regulations shall apply. Modifications
to the sign regulations shall be approved only if the general intent
of the sign regulations regarding size, location, illuminations, structural
integrity and relation to surrounding uses is satisfied.
6.
The PUD District shall specify any special treatment of perimeter
areas designed to mitigate the impact of the project upon adjoining
properties and/or to achieve any appropriate transition between land
uses and densities. The Board of Aldermen may impose those standards
and requirements for perimeter treatment it deems necessary to protect
adjoining properties from adverse effects and to achieve an appropriate
transition of land uses and densities.
[Ord. No. 659 §1, 5-2-2011]
A.
Upon
determination by the City Administrator that the proposed PUD plan,
as reviewed during the pre-application conference, appears to conform
to the requirements of this Article and all other applicable requirements
of the regulations, the applicant shall prepare and submit a development
plan which shall incorporate any changes or modifications required
or suggested by the Board of Aldermen, and if necessary, an application
for a change of zone.
1.
The Board of Aldermen shall hold a public hearing on the proposed
PUD. If the PUD design is found to comply with the requirements set
forth in this Section and other applicable provisions of the regulations,
the Planning and Zoning Commission shall submit said plan with the
required application by the proponents of the necessary change in
classification of the site of the proposed PUD together with its report
and recommendation to the Board of Aldermen.
2.
The Board of Aldermen may modify the plan consistent with the intent
and meaning of the regulations and may rezone the property to the
classification permitting the proposed PUD in substantial conformity
with the final plan as approved by them.
3.
After the PUD design has been approved by the Board of Aldermen,
and in the course of carrying out this plan, adjustments or rearrangements
of buildings, parking areas, loading areas, entrances, heights or
yards may be requested by the proponents and provided such requests
conform to the standards established by the final PUD design and the
regulations, such adjustments or rearrangements may be authorized
by the Board of Aldermen upon recommendation by the Planning and Zoning
Commission.
4.
Minor adjustments to the final PUD design shall be an administrative
function of the City Administrator. Preliminary and final plats will
be required after development plan approval. Procedure will be the
same as for a PUD.
5.
After the final PUD design has been approved by the Board of Aldermen,
and in the course of carrying out this plan, if the proponents deviate
from the approved final PUD design without proper authority, the project's
development shall be curtailed and referred to the Board of Aldermen
for subsequent review.
