[Added 6-18-2018 by Ord.
No. 18-01]
The purpose of this district is to permit flexibility in the
regulation of land development; to encourage innovation in land use
and variety in design, layout and type of structures constructed;
to achieve economy and efficiency in the use of land, natural resources,
energy and the provision of public services and utilities; to encourage
provision of usable open space and protection of natural features;
to provide adequate housing, employment and shopping opportunities
particularly suited to the needs of the residents of the city; and
to encourage the use, reuse and improvement of existing sites and
buildings which will be developed in a compatible way with surrounding
uses but where the uniform regulations contained in other zoning districts
do not provide adequate protections and safeguards for the site or
surrounding area. The district is intended to accommodate developments
with one or more land uses, sites with unusual topography or unique
settings within the community or sites that exhibit difficult or costly
development problems or any combination of these factors. This zoning
district shall not be allowed where this zoning classification is
sought primarily to avoid the imposition of standards and requirements
of other zoning classifications or other city regulations rather than
to achieve the stated purposes above.
All permitted principal uses by right or by special use permit in any district as identified in Article II shall be permitted in the PUD district.
Based upon the following standards, the Planning Commission
may recommend denial, approval, or approval with conditions, and the
City Council may deny, approve, or approve with conditions the proposed
planned unit development.
(a)
Off-street parking shall be sufficient to meet the minimum required
by the ordinances of the City. However, if it is deemed necessary
in order to achieve the purposes of this section, the Planning Commission
may relax parking requirements during site plan review.
(b)
All streets within the planned unit development shall meet the minimum
requirements of the City Subdivision Control Ordinance and/or all
municipal standards, unless modified by the Planning Commission.
(c)
Landscaping shall be provided so as to ensure that proposed uses
will be adequately buffered from one another and from surrounding
public and private property. However, if it is deemed necessary in
order to achieve the purposes of this article, the Planning Commission
may relax landscaping requirements as part of site plan review.
(d)
Judicious effort shall be used to ensure the preservation of the
integrity of the land and the preservation of natural, historical,
and architectural features.
(e)
The proposed density of the planned unit development shall be no
greater than that which would be required for each of the component
uses of the development in the zoning district in which it is permitted.
However, if it is deemed necessary in order to achieve the purposes
of this section, the Planning Commission and City Council may permit
increased density as long as the intent of § 86-286 is complied
with.
(f)
The following regulations concerning traffic and accessory conditions
shall be followed:
(1)
Safe, convenient, and well-defined vehicular and pedestrian
circulation within and to the zoning district shall be provided.
(2)
Drives and streets shall not be laid out to encourage outside
traffic to traverse the development nor to create unnecessary fragmentation
of the development into small blocks.
(3)
No material impediment to the visibility of automotive traffic,
cyclists or pedestrians shall be created or maintained.
(a)
The PUD zoning approval shall follow procedural requirements of Article XVII of the City Code for amending the zoning map or ordinance. The Planning Commission shall hold a public hearing. The Planning Commission shall review the conceptual PUD development plan as described in § 86-288 to determine its suitability for inclusion in the land use and zoning plans of the City of Corunna and adoption by City Council as part of the ordinance.
(b)
The Planning Commission shall then submit the proposed amendatory
ordinance to the City Council together with their recommendation and
a summary of comments received at the public hearing.
(c)
The City Council shall hold a public hearing meeting subject to ordinance
amendments and regulations under Chapter V of the City Charter. Following
that public hearing, it may amend or place additional conditions on
the zoning ordinance amendment. Except in the case of ordinances which
are declared to be emergency ordinances, no ordinance shall be finally
passed by the Council at the same meeting at which it is introduced.
(d)
PUD site plan approval procedure may commence only after the acceptance
by the City Council of the conceptual PUD development plan and the
rezoning of the property as required.
(a)
The applicant for preliminary phase approval of a PUD conceptual
plan shall submit sufficient copies of the following technical or
graphic materials together with such fees as may be required.
(b)
The PUD conceptual plan shall indicate the entire contiguous holding
of the petitioner or owner who wishes to develop the entire parcel
or any part thereof, and shall include the area and use of land adjacent
to the parcel to be developed. The plan shall exhibit any unusual
problems of topography, utility service, land usage or land ownership.
The plan shall also exhibit all existing and proposed structures,
existing and proposed streets, open spaces and other features as required
by ordinance or regulation.
(c)
The conceptual plan shall show all proposed uses and allotted spaces,
gross site area, street and vehicular access areas, number of each
variety of habitable space, total number of individual units and total
open space. The plan shall:
(1)
Define the location of the areas to be devoted to particular
uses.
(2)
State the acreage to be devoted to the particular uses.
(3)
Set forth the proposed density of the dwelling units by use
type and of the entire project.
(4)
Show the location of parks, open recreation areas, other open
space and all public and community use.
(d)
The applicant shall present material as to the development's objectives
and purposes to be served; conformity to plans and policies of the
City of Corunna; market needs; impact on public schools, utilities,
impact on natural resources; and a staging plan showing the general
time schedule of the expected completion dates of the various elements
of the plan.
(e)
Any additional graphics or written materials reasonably requested
by the Planning Commission or City Council to assist the City in visualizing
and understanding the proposal shall be submitted.
(f)
Upon submission of all required materials and fees, the Planning
Commission shall follow the procedures for review of a zoning amendment
as outlined in § 86-289.
(g)
Approval of the conceptual PUD plan shall confer upon the owner the
right to proceed through the subsequent planning phase for a period
not to exceed three years from date of approval. If so requested by
the petitioner, an extension may be granted by the Planning Commission.
Following approval of the conceptual plan by the Planning Commission,
the applicant may submit site plans for phases of the approved conceptual
PUD development plan. The site plans shall conform to the approved
conceptual plan. The site plans shall be reviewed and approved by
the Planning Commission following the procedures outlined in § 86-289.
Deviations from the approved plan may occur only under the following
circumstances:
(a)
Minor changes to a previously approved PUD site plan may be approved
without the necessity of Planning Commission or City Council if the
Building Official and/or Zoning Administrator certifies in writing
that the proposed revision does not alter the basic design or any
specified conditions of the plan as agreed upon by the Planning Commission
and the City Council. Any other change will require approval following
the procedures outlined above for the original approval. Appeal of
the Building Official/Zoning Administrator's decision regarding the
need for formal review by the Planning Commission and City Council
may be appealed to the City Council.
