The purpose of the planned development zoning district ("PD
District") is to provide for the development of land as an integral
unit for single or mixed land use in accordance with a PD Design Plan
that may include uses, regulations and other requirements that vary
from the provisions of other zoning districts. PD Districts are intended
to implement generally the goals and objectives of the City’s
Comprehensive Plan. PD Districts are also intended to encourage flexible
and creative planning, to ensure the compatibility of land uses, to
allow for the adjustment of changing demands to meet the current needs
of the community, and to result in a higher quality development for
the community than would result from the use of conventional zoning
districts.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-2.1 Establishment
(A) A PD
district may only be established in one of the following circumstances:
(1) The
land is located in close proximity to established residential neighborhoods
where conventional zoning classifications may not adequately address
neighborhood concerns regarding the quality or compatibility of the
adjacent development, and where it may be desirable to the neighborhood,
the developer or the City to develop and implement mutually-agreed,
enforceable development standards;
(2) The
land, or adjacent property that would be impacted by the development
of the land, has sensitive or unique environmental features requiring
a more flexible approach to zoning and clustering of uses, or special
design standards, in order to afford the best possible protection
of the unique qualities of the site or the adjacent property;
(3) The
land is proposed for development as a mixed-use development or a traditional
neighborhood development requiring more flexible and innovative design
standards;
(4) The
land is located in Downtown Greenville or in proximity thereto and/or
in other older sections of Greenville that are proposed for redevelopment
or infill development, and special design considerations are deemed
desirable;
(5) The
land serves as transition between different and seemingly incompatible
land uses;
(6) The
land is proposed for development as a major office, retail, commercial
or industrial employment center, and special design standards may
be warranted;
(7) The
land is of such a character that it is in the community’s best
interest to encourage high quality development through flexible development
standards to further the goals and objectives of the City’s
Comprehensive Plan; and
(8) The
land consists of unusually configured parcels that cannot be developed
efficiently under the base district standards.
6-2.2 Nature
of the District
Each PD District shall be established
as an overlay zoning district that combines with one or more base
zoning districts. Development in a PD district must be consistent
with a Design Plan that is incorporated as part of the district by
the adopting ordinance for the PD.
6-2.3 Size
& Density.
(A) No PD
district shall be established for a gross contiguous area less than
the following:
(1) Single-family
detached, attached and duplex uses: five (5) acres;
(2) Multi-family
uses: five (5) acres;
(3) Nonresidential
uses: three (3) acres;
(4) Mixed
residential and nonresidential uses: three (3) acres.
(B) Maximum
Density.
The maximum density for any residential use
within a PD shall not exceed the maximum density allowed in the base
zoning district by more than twenty percent (20%).
(C) A PD
District may be established for a gross contiguous area less than
those outlined in Section 6-2.3(A)(1)–(4), subject to the following
conditions:
(1) All
requirements for a Planned Development District listed herein are
satisfied;
(2) Recommendation
of the Planning and Zoning Commission and approval of the City Council.
(Ordinance 08-059, ex. A, adopted 5/27/09; Ordinance 09-090 adopted 12/8/09)
6-3.1 Districts
& Uses
(A) Base
Zoning District Uses.
Any use permitted outright or conditionally in the base district shall be permitted in the PD district, unless the use is prohibited or otherwise conditioned in the regulations adopted for the PD district. Uses designated as conditional uses in the Permitted Use Schedule in Section
4-1 of this Ordinance may be authorized in the PD district only if designated on the Design Plan adopted as part of the PD district, in which case the use does not require a separate Conditional Use Permit under Section
8-5 of this Ordinance.
(B) Overlay
Zoning District Uses.
The PD district may provide for
uses not allowed in the base zoning district, provided that the uses
are compatible with the stated purposes of the district and do not
conflict with policies in the Comprehensive Plan, considering the
arrangement, combination and design features of the uses within the
PD district, as depicted on the Design Plan.
(C) Location
and Arrangement of Uses.
The location and arrangement
of all authorized uses in the PD district shall be consistent with
the Design Plan approved with the district.
(D) Limitations
on Residential Uses.
Proposed lot sizes for residential
uses in the PD district shall be no smaller on average than the lot
sizes allowed in the base zoning district for each type of housing
(e.g., single-family, duplex, etc.). A maximum of ten percent (10%)
deviation in the size of the lots is permitted in order to provide
improved design, or to provide flexibility in the layout of the subdivision
or diversity in lot size choices.
6-3.2 Design
Plan Deviations
Refer to subsection 6-7.1(C) [6-8.1(C)]
for regulations related to deviations from the Design Plan.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-4.1 Base
Zoning Districts - Uses & Standards
(A) Base
District and Supplemental Standards.
In a PD district,
uses shall conform to the standards in the base zoning district governing
area, building and height requirements in this ordinance, and any
applicable supplemental standards, unless specifically excepted in
the ordinance establishing the PD district.
(B) Overlay
Zoning District Standards.
(1) In
a PD district, standards otherwise applicable to authorized uses in
the base zoning district or pursuant to this ordinance may be varied,
and thereafter shall be applied to the uses established in the PD
district, only if approved in the ordinance establishing the PD district.
(2) Standards
that may be varied include residential density (subject to subsection
6-2.3(B) above), lot area, lot width, lot depth, yard depths and widths,
building height and size, building exterior construction, lot coverage,
floor area ratio, parking, access, screening, landscaping, accessory
buildings, signage, sidewalks, and lighting.
(3) Varied
standards may increase or decrease the requirements otherwise applicable
to particular uses.
(4) Any
graphic depictions used to illustrate such standards, unless otherwise
provided in the PD district regulations, shall be considered standards
that apply to subsequent development applications.
6-4.2 Public
Facilities Standards & Studies
(A) Public
Facilities Standards.
In order to implement the plan
of development depicted in the Design Plan and to assure that the
purposes of the district are realized, public facilities standards
in subdivision regulations may be varied, provided that such exceptions
are expressly identified in the PD district regulations and illustrated
where necessary on the Design Plan incorporated as part of the district
regulations. Thereafter, standards applicable to plat applications
and applications for site plans shall conform to the variations approved
in the ordinance establishing the PD district.
(B) Public
Facilities Studies.
In order to justify variations from
public facilities standards pertaining to provision of roadway and
drainage facilities and to demonstrate compliance with the adequate
public facilities policies in this ordinance, a traffic impact study
or drainage study may be required as a pre-requisite for approving
a petition for a PD district.
6-4.3 Underground
Utilities Required
All utilities within planned unit
developments, including telephone, television cable, and electrical
systems shall be installed underground. Primary facilities providing
service to the site may be exempted from this requirement. Large transformers
shall be placed on the ground and contained with pad mounts, enclosures
or vaults.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-5.1 Amount
Required.
In residential or mixed-use PD districts of
twenty (20) acres or more in size, unless otherwise expressly provided
by the PD regulations or designated in the PD Design Plan, the following
standards governing usable open space shall apply.
(A) Planned
unit developments shall maintain a total open space requirement equal
to twenty-five percent (25%) of the gross area of the PUD. Open space
requirements specified in this subsection are in addition to requirements
for site landscaping and buffering.
(B) Significant
stands of native trees and shrubs shall be preserved and protected
from destruction or alteration.
(C) Open
space requirements shall be satisfied for each phase of a multi-phased
residential development. If open space is not to be provided proportionally
among phases of development, the applicant must execute a reservation
of open space in a form that will assure the City that such open space
will be provided. The City may require that all open space within
the district must be provided prior to completion of development within
the district.
(D) Detention/retention
facilities may be counted as open space when they are incorporated
into the PD as an amenity, such as a lake or pond. Determination of
whether such facilities are deemed an amenity shall be made at the
time of the Design Plan approval.
6-5.2 Completion
of Common Open Space & Facilities
(A) All common
open space as well as public recreation facilities shall be specifically
included in the PD Design Plan and be constructed by the developer.
(B) Common
open space and improvements including public or private parks, pools,
recreation centers, or other facilities shall be constructed in conjunction
with residential dwellings. Such facilities shall be completed at
a rate equal to that which is capable of serving the number of completed
residential units in the PUD.
(C) The PD
Design Plan shall specify the location and scope of common area improvements.
(D) All improvements
related to common open space and recreation facilities must be backed
by performance bonds issued to the City in a form and quality acceptable
to the City Attorney and the Community Development Director, before
the issuance of the first residential building permits.
6-5.3 Maintenance
(A) All privately
owned common open space shall conform to its intended purpose and
remain as shown in the PD Design Plan in perpetuity.
(B) Deed
restrictions and/or covenants shall govern the maintenance of privately
owned common open space. Such restrictions and covenants shall provide
for privately owned common open space to be maintained by private
property owners with an interest in such open space. Required maintenance
standards and/or maintenance activities shall be included in the covenants
or restrictions. The deed restrictions and/or covenants shall provide
for the city to assess private property owners with an interest in
the open space for the cost of maintenance if inadequate private maintenance
results in a public nuisance. Deed restrictions and covenants shall
run with the land and be for the benefit of present as well as future
property owners.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-6.1 Requirements
(A) Specific
Items Required.
No application for a PD shall be accepted
by the City until the following items have been submitted to the City
by the applicant.
(1) A
completed application form, including all requirements as stated on
the application form;
(2) A
deed or contract on the property or similar document indicating ownership;
(3) A Design Plan, prepared in accordance with Section
6-7 of this Ordinance;
(4) A
description of any development standards or requirements that are
different from those in the base zoning district;
(5) A
description of how the proposed Planned Development fulfills the ideals,
goals, objectives, and/or concepts of the City’s adopted Comprehensive
Plan or any other formally adopted City planning document.
(6) A
description of how any development standards or requirements that
are different from those in the base district fulfill the items listed
in (1) through (8) of subsection 6-2.1(A).
(7) The
required application fee.
(Ordinance 08-059, ex. A, adopted 5/27/08)
The approval of a PD District shall include a series of applications. A Design Plan shall be required for all applications. The application following the Design Plan shall be a Site Development Plan, if required by the City Council (refer to Section
6-11). If no Site Development Plan is required, a Site Plan meeting all requirements of Section
8-3 shall be required.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-8.1 No PD
district may be established without approval of a Design Plan that
illustrates the proposed location and arrangement of uses, the relationship
of such uses to base zoning districts, development phasing, planned
public improvements, open space, proposed amenities and the overall
design of the development.
(A) The Design
Plan shall be incorporated as a component part of the PD district
regulations, and shall be construed in conjunction with the authorized
uses and development standards set forth in such regulations.
(1) Residential
PD Design Plan:
A Design Plan for a development comprised
of single-family or two-family (duplex) dwellings on individually
platted lots shall show general uses, the topography and boundaries
of the PD areas, existing physical features of the site, location
of existing or proposed public facilities, phasing of the development,
access, thoroughfares, alleys (if proposed), preliminary lot arrangements,
proposed densities, proposed screening/fencing, landscaped or private
amenity areas, project scheduling, and other pertinent development
data.
(2) Nonresidential,
Mixed Use, or Multi-family PD Design Plan:
A Design
Plan for any nonresidential, mixed use, multi-family, single-family
attached, or manufactured (mobile) home development shall clearly
show all pertinent aspects of the type and nature of the proposed
development. The Design Plan shall show the types of use(s) proposed;
access, topography and boundaries of the PD area; existing physical
features of the site; existing and proposed streets, alleys, easements
and lot lines; location of existing or proposed public facilities;
building heights and locations; parking areas and ratios; fire lanes;
screening/fencing and landscaped areas; conceptual project phasing
and scheduling; and other pertinent development data to adequately
describe the proposed development.
(B) Detailed
requirements for the contents of a Design Plan may be prescribed on
an application form available from the Community Development Department.
(C) Consistency
Required.
All development applications within the PD
district shall be consistent with the incorporated Design Plan. Failure
of a subsequent development application to conform to the approved
Design Plan for the PD district shall result in denial of the application,
unless the PD district regulations first are amended through incorporation
of a Design Plan with which the development application is consistent.
The degree of conformity required between the Design Plan and subsequent
development applications shall be set forth in the adopting ordinance.
(1) Minor
Deviations from Approved Design Plan.
In determining
whether development applications are consistent with the Design Plan,
minor deviations from the Design Plan may be approved by the Community
Development Director. Unless otherwise specified in the adopting ordinance,
minor deviations are limited to the following:
a. Corrections
in spelling, distances, and other labeling that does not affect the
overall development concept.
b. Changes
in building position or layout that are less than ten feet (10') or
ten percent (10%) in size.
c. Changes
in the proposed property lines as long as the original stated project
acreage is not exceeded.
d. Changes
in parking layouts as long as the number of required spaces and general
original design is maintained.
(2) Major
Deviations from Approved Design Plan.
All major deviations
from the Design Plan shall be submitted to the Planning and Zoning
Commission and City Council for approval as an amendment of the PD
district.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-9.1 Better
Design
The principle purpose of a PD District is to provide
a mechanism for better development than would otherwise occur within
the City’s straight zoning districts. This purpose shall be
used as a primary criterion for approval of any PD District.
6-9.2 General
Criteria
The following criteria will be used by the City
in deciding whether to approve, approve with modifications, or deny
a petition for a PD district:[;]
(A) The extent
to which the land covered by the proposed PD district fits one or
more of the special circumstances in Section 6-2.1(A) warranting a
PD district classification.[;]
(B) The extent
to which the proposed PD district furthers the policies of the City’s
adopted Comprehensive Plan (as amended) and other formally adopted
City planning documents, such as the Parks Plan.[;]
(C) The extent
to which the proposed PD district will result in a superior development
than could not be achieved through conventional zoning classifications.[;]
(D) The extent
to which the proposed PD district will resolve or mitigate any compatibility
issues with surrounding development.[;]
(E) The extent
to which proposed uses and the configuration of uses depicted in the
Design Plan are compatible with existing and planned adjoining uses;
(F) The extent
to which the proposed development is consistent with adopted public
facilities plans, including those related to water, wastewater, transportation,
drainage and other public facilities; and
(G) The extent
to which the proposed open space and recreational amenities within
the development provide a superior living environment and enhanced
recreational opportunities for residents of the district and for the
public generally.
6-9.3 City
Council Conditions
The City Council may impose such conditions
to the PD district regulations and Design Plan as are necessary to
assure that the purpose of the PD district is implemented.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-10.1 Items
Specific to the Ordinance
The ordinance establishing
a PD district shall incorporate the approved Design Plan as part of
the district regulations and shall set forth the following:
(A) The
base zoning district(s) to be overlaid, together with the boundaries
of the district(s);
(B) A statement
as to the purpose and intent of the PD district established therein;
(C) The
permitted, conditional and accessory uses authorized in the district,
the location of such uses, the residential densities or other measurements
of development intensity associated with base districts or phases
of the development in conformance with the approved Design Plan;
(D) The
general standards applicable to development within the district, with
or without reference to the base district, including but not limited
to: density, lot area, lot width, lot depth, yard depths and widths,
building height, building elevations, coverage, floor area ratio,
parking, access, accessory buildings, signs, lighting, project phasing
or scheduling, management associations, and such other requirements
as the City Council may deem necessary in order to implement the Comprehensive
Plan, and the purposes of the PD District;
(E) Provisions
stating that all zoning standards not expressly set forth for the
district in the adopting ordinance shall be as provided in the base
zoning district(s), and that any standard in this ordinance that has
not been expressly varied in the adopting ordinance shall be applicable
to subsequent development permits for land within the PD district;
(F) Design
standards applicable to the development;
(G) A specific
list of deviations from standards in the base zoning district(s),
together with any standards in the ordinance which are to be varied
for development within the PD district;
(H) Required
dedications of land or public improvements;
(I) A phasing
schedule for the project, where applicable, setting forth the dates
for submittal of site development plans and the timing of performance
by the developer for dedications of land or public improvements and
satisfaction of any conditions in relation to the phasing of development,
where applicable;
(J) Identification
of the levels of the deviation allowed between the Design Plan and
subsequent development applications, which may be approved by the
Community Development Director;
(K) Specification
of whether a Site Development Plan(s) is required to implement the
district regulations;
(L) Such
additional conditions as are established by the City Council to assure
that the PD district and Design Plan are consistent with the stated
purposes of the district.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-11.1 Requirement
& Contents
(A) Where
required by the adopting ordinance, a Site Development Plan shall
be the final step of the development process within a PD district.
The purposes of a Site Development Plan are to assure that the development
of individual building lots, parcels, or tracts within the PD district
are consistent with the approved Design Plan and to assure that the
standards applicable within the PD District are met for each such
lot, parcel or tract.
(B) Contents
of Site Development Plan.
All applications and related
contents shall be submitted consistent with a requirements checklist
supplied by the Planning Department.
6-11.2 Approval
Process
(A) The
City Council shall determine whether a Site Development Plan is required
as part of the adopting ordinance for a PD. If a Site Development
Plan is determined to be required, such requirement shall be incorporated
into the PD ordinance.
(B) Delegation
to Community Development Director.
The Community Development
Director hereby is delegated the authority to approve, conditionally
approve, or deny a Site Development Plan and all amendments thereto,
subject to appeal to the Planning & Zoning Commission and City
Council.
(C) Timing
with Preliminary Plat
(1) The
Site Development Plan shall be submitted and approved along with a
preliminary plat, or
(2) The
Site Development Plan shall be submitted and approved prior to a preliminary
plat.
(D) Community
Development Director’s Decision.
The Community
Development Director shall approve, approve subject to conditions,
or deny each Site Development Plan.
(E) Approval
Criteria.
The Community Development Director, in approving,
conditionally approving, or denying a Site Development Plan, shall
determine whether:
(1) The
plan complies with the applicable PD Design Plan and with the PD ordinance,
including expressly conditions attached to the Design Plan or PD ordinance,
within the levels of deviation specified in the PD ordinance.[;]
(2) The
plan complies with the standards and conditions of the zoning regulations
and of other ordinances, rules and regulations of the City (to the
extent that such standards and conditions are applicable to development
within the PD District);
(3) The
traffic estimated to be generated by the plan is generally consistent
with any original, Council approved traffic impact analysis;
(4) The
plan includes the necessary on-site or adjacent traffic improvements
to accommodate traffic generated by the plan (e.g., turn lanes, stacking
lanes, signalization, etc.); and
(5) The
drainage study for the plan indicates that the proposed development
can be achieved without increasing the upstream or downstream water
surface elevation on property owned by third parties and that detention
and drainage areas will be improved in a manner consistent with the
authorized design.
(F) Conditions.
The Community Development Director, or the Planning & Zoning
Commission on appeal, may establish such conditions to the approval
of a Site Development Plan as are reasonably necessary to assure that
the approval criteria are met.
(G) Appeal.
If the Community Development Director approves a Site Development
Plan with conditions or denies a Site Development Plan, the applicant
may appeal the decision to the Planning and Zoning Commission by filing
a written request with the City Secretary within ten (10) days after
the Community Development Director’s decision. The Commission,
after notice and public hearing, may sustain, reverse or modify the
decision of the Community Development Director on the Site Development
Plan. The decision of the Commission shall be final.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-12.1 Expiration
of Design Plan and Site Development Plan.
(A) Submittal
Within 2 Years Required.
An application for approval
of a Site Development Plan, plat or Site Plan (if a Site Development
Plan is not required), as may be required, shall be submitted for
approval within two (2) years of the date of establishment of the
PD District, unless otherwise provided in the adopting ordinance.
If a Site Development Plan, subdivision plat or Site Plan (if a Site
Development Plan is not required) consistent with the Design Plan
is not submitted within such period, the Design Plan shall expire.
(C) Expiration
of an approved Design Plan shall result in suspension of the authority
to submit a Site Development Plan, plat or Site Plan (if a Site Development
Plan is not required) related to the original Design Plan. A new Design
Plan must be submitted before the development process can continue.
(D) An approved
Site Development Plan shall expire if a preliminary plat application
for single-family residential projects, or a Site Plan for any other
type of project, is not approved within two (2) years of the date
of approval of the Site Development Plan.
(E) Expiration
of the approved preliminary plat or Site Plan subsequently shall result
in expiration of the associated Site Development Plan. If the preliminary
plat or Site Plan is reinstated, the Site Development Plan shall be
deemed to be reinstated as well.
(F) Also
see Section 8-1.4 of this Ordinance.
6-12.2 Ability
to Submit a Site Development Plan.
Following expiration
of the right to submit a Site Development Plan or other development
application, the applicant shall retain the ability to submit a new
Site Development Plan for a period of five (5) years following the
original approval of the related Design Plan. Such new Site Development
Plan may only be for the same approved PD project. However, any such
new Site Development Plan shall adhere to any and all new standards
and regulations that the City has adopted in relation to a Site Development
Plan[.]
6-12.3 Ability
to Retain the Rights to the PD Project.
(A) Any
PD project for which no Site Development Plan has been submitted for
a period of five (5) years following the approval of the related Design
Plan shall expire on the last day of that five-year period.
(B) After such 5-year period has ended and the project expires, the Planning and Zoning Commission shall consider whether the undeveloped land within PD District should be changed to another zoning classification in accordance with the procedures for action upon a zoning map amendment pursuant to Section
8-2 of this Ordinance. The Commission thereafter shall recommend to the City Council whether the right to submit a Site Development Plan or other development application for the same PD project should be reinstated, or whether the property should be zoned to another classification.
(C) Council
Consideration & Factors.
The Commission’s recommendation (as outlined in (B) above) shall be considered by the City Council in accordance with procedures for action upon a zoning map amendment pursuant to Section
8-2 of this Ordinance. The Council shall determine whether the right to submit the Site Development Plan or other development application for the same PD project should be reinstated, or whether the property should be rezoned to another classification. In making such determination, the Council shall consider the following factors:
(1) Whether
the PD District remains consistent with the Comprehensive Plan;
(2) Whether
the uses authorized in the PD district are compatible with existing
and planned land uses adjacent to the site;
(3) Whether
there are extenuating circumstances justifying the failure to submit
a Site Development Plan or other development application during the
applicable time period; and
(4) Whether
rezoning the property to another classification constitutes confiscation
of a vested property right or deprives the owner of the economically
viable use of the land.
(D) Council
Action.
Upon [subsections] (A), (B) and (C) above occurring,
the City Council may take the following actions:
(1) Reinstate
the right to submit the Site Development Plan or other development
application for the original PD project within a certain time, subject
to any conditions that may be appropriate to ensure that significant
progress will be made toward development of land within the PD district;
(2) Modify
the PD district regulations applicable to the property; or
(3) Repeal
the PD district for the affected portions of the property and zone
such property to another zoning district classification.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-13.1 Planned
Development District Ordinances Approved Prior to the Adoption of
this Zoning Ordinance.
Prior to adoption of this Zoning Ordinance, May 27, 2008, the City Council previously established certain Planned Development districts (which may be referred to as Planned Unit Development (PUD) districts), which may be continued in full force and effect. The PD ordinances or parts thereof approved prior to this Zoning Ordinance, specified in Appendix
A, that are carried forth in full force and effect shall be shown on the Zoning Map as of the effective date of this Zoning Ordinance. Each prior PD ordinance is hereby assigned a unique identification number with a PD prefix (e.g., PD-1, PD-2, PD-3, and so on) as shown in Appendix
A, and subsequent PD ordinances adopted after the effective date of this Zoning Ordinance shall be sequentially numbered for identification purposes.
6-13.2 Planned
Development District Ordinances Approved After the Adoption of this
Zoning Ordinance.
All Planned Development zoning districts approved after adoption of this Zoning Ordinance, May 27, 2008, as may be amended, shall be prefixed by a "PD" designation and assigned a unique identification number (e.g., PD-1, PD-2, PD-3, and so on), and shall also be referenced on the Zoning Map. A list of such Planned Development districts, showing the uses permitted and any other special stipulations of each PD district, shall be maintained as part of this Zoning Ordinance in Appendix
A.
(Ordinance 08-059, ex. A, adopted 5/27/08)
6-14.1 Conformity
Prior to Issuance
No building permit shall be issued
in or for development in a PD district except in conformity with all
provisions of the rezoning to PD classification and plans submitted
under this article.
6-14.2 Permits
Possible After Final Plat
The Director of Community Development
may issue building permits only after a final plat has been approved
by the Planning and Zoning Commission. No certificate of occupancy
shall be issued, however, until all improvements have been completed
and the final plat has been recorded.
(Ordinance 08-059, ex. A, adopted 5/27/08)