(A) Application Requirements: All applications for proposed planned unit developments, regardless of the party of their initiation per subsection 10-13-2(D) of this chapter, shall be approved as complete by the zoning administrator a minimum of two (2) weeks prior to the initiation of this procedure. The zoning administrator shall forward copies of said complete application to the office of the city clerk. Said application shall apply to each of the process steps in subsections (B) through (E) of this section.
(B) Staff Review Of Concept Plan: The applicant shall provide the economic development director and the zoning administrator with a draft PUD concept plan submittal for a review. The submittal shall contain all of the following items:
1. Legal description of the subject property.
2. A location map of the subject property and its vicinity at eleven inches by seventeen inches (11" x 17"), as depicted on a copy of the city of Canton land use plan.
3. A general written description of the proposed planned unit development including:
(a) General project themes and images;
(b) The general mix of dwelling unit types and/or land uses;
(c) Approximate residential densities and nonresidential intensities as described by dwelling units per acre, floor area ratio and impervious surface area ratio;
(d) The general treatment of natural features;
(e) The general relationship to nearby properties and public streets;
(f) The general relationship of the project to the comprehensive plan;
(g) An initial draft list of zoning standards which will not be met by the proposed PUD and the location(s) in which they apply, and a complete list of zoning standards which will be more than met by the proposed PUD and the location(s) in which they apply. The purpose of this listing shall be to provide the city staff with information necessary to determine the relative merits of the project in regard to private benefit versus public benefit and in regard to the mitigation of potential adverse impacts created by design flexibility.
4. A written description of potentially requested exemption from the requirements of the underlying zoning district, in the following order:
(a) Land use exemptions;
(b) Density and intensity exemptions;
(c) Bulk exemptions;
(d) Landscaping exceptions;
(e) Parking and loading requirements exceptions.
5. A conceptual plan drawing (at 11 inches by 17 inches) of general land use layout and general location of major public streets and/or private drives. Applicant may submit copies of a larger version of the plan in addition to the eleven inch by seventeen inch (11" x 17") reduction. (Ord. 1832, 4-19-2005)
6. At the staff level meeting, the applicant shall engage in an informal discussion regarding the PUD concept plan submittal. Appropriate topics for discussion may include any of the information provided in the PUD concept plan submittal or other items as determined by the joint planning and zoning commission. (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
7. Points of discussion and conclusions reached in this stage of the process shall in no way be binding upon applicant or the city, but should be considered as an informal, nonbinding basis for proceeding to the next step. The preferred procedure is for one or more iterations of city staff review of the concept plan to occur prior to introduction of the formal rezoning petition which accompanies general development plan (GDP) application. (Ord. 1832, 4-19-2005)
(C) PUD Process Step 1; General Development Plan (GDP): The applicant shall provide the zoning administrator with a draft GDP plan submittal for a determination of completeness prior to placing the proposal on the joint planning and zoning commission agenda for review.
1. The submittal shall contain all of the following items, with the number of copies to be determined by the zoning administrator, prior to its acceptance by the zoning administrator and placement of the item on a joint planning and zoning commission agenda for review: (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(a) Legal description of the subject property.
(b) A location map of the subject property and its vicinity at eleven inches by seventeen inches (11" x 17"), as depicted on a copy of the city of Canton land use plan.
(c) A map of the subject property showing all lands for which the planned unit development is proposed, and all other lands within three hundred feet (300') of the boundaries of the subject property, together with the names and addresses of the owners of all lands on said map as the same appear on the current records of the register of deeds of Fulton County (as provided by the city of Canton). Said map shall clearly indicate the current zoning of the subject property and its environs, and the jurisdiction(s) which maintains that control. Said map and all its parts and attachments shall be at a scale which is not less than one inch equals eight hundred feet (1" = 800'). All lot dimensions of the subject property, a graphic scale, and a north arrow shall be provided.
(d) A general written description of proposed planned unit development including:
(1) General project themes and images;
(2) The general mix of dwelling unit types and/or land uses;
(3) Approximate residential densities and nonresidential intensities as described by dwelling units per acre, floor area ratio and impervious surface area ratio;
(4) The general treatment of natural features;
(5) The general relationship to nearby properties and public streets;
(6) The general relationship of the project to the comprehensive plan;
(7) Statement of rationale outlining the need for planned unit development zoning. This shall identify barriers that the applicant perceives in the form of requirements of standard zoning districts and opportunities for community betterment the applicant suggests are available through the proposed PUD zoning; (Ord. 1832, 4-19-2005)
(8) A complete list of zoning standards which will not be met by the proposed PUD and the location(s) in which they apply and a complete list of zoning standards which will be more than met by the proposed PUD and the location(s) in which they apply shall be identified to provide the joint planning and zoning commission with information necessary to determine the relative merits of the project in regard to private benefit versus public benefit, and in regard to the mitigation of potential adverse impacts created by design flexibility; (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(9) A written description of potentially requested exemption from the requirements of the underlying zoning district, in the following order:
A. Land use exemptions;
B. Density and intensity exemptions;
C. Bulk exemptions;
D. Landscaping exceptions;
E. Parking and loading requirements exceptions.
(e) A general development plan drawing at a minimum scale of one inch equals one hundred feet (1" = 100') (11 inch by 17 inch reduction shall also be provided by applicant) of the proposed project showing at least the following information in sufficient detail to make an evaluation against criteria for approval:
(1) A conceptual plan drawing (at 11 inches by 17 inches) of the general land use layout and the general location of major public streets and/or private drives. The applicant may submit copies of a larger version of the plan in addition to the eleven inch by seventeen inch (11" x 17") reduction;
(2) Location of recreational and open space areas and facilities and specifically describing those that are to be reserved or dedicated for public acquisition and use; (Ord. 1832, 4-19-2005)
(3) Statistical data on minimum lot sizes in the development, the approximate areas of large development lots and pads, density/intensity of various parts of the development, floor area ratio, impervious surface area ratio and landscape surface area ratio of various land uses, expected staging, and any other plans required by the joint planning and zoning commission or city council; and (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(4) Notations relating the written information provided in subsections (C)1(d)(1) through (C)1(d)(6) of this section to specific areas on the GDP drawing.
(f) A general conceptual landscaping plan for subject property, noting approximate locations of foundation, street, yard and paving, landscaping, and the compliance of development with all landscaping requirements of chapter 15.2 of this title (except as noted in the listing of exceptions) and the use of extra landscaping and buffer strips.
(g) A general signage plan for the project, including all project identification signs and concepts for public fixtures and signs (such as streetlight fixtures and/or poles or street sign faces and/or poles) which are proposed to vary from city standards or common practices.
(h) Written justification for the proposed planned unit development. (The applicant is advised to use the requirements of the conditional use procedure to develop said written justification.)
2. The process for review and approval of the GDP shall be identical to that for a zoning amendment as outlined in section 10-17-8, "Amendments", of this title. The approval of a GDP by the city council shall establish a PUD/GDP overlay district that is depicted as such on the official zoning map. The previous zoning, however, shall control development within the area of the GDP until all or portions of the GDP are approved as a specific implementation plan (SIP) as outlined in subsection (D) of this section.
3. Where a land division or lot consolidation is proposed, a preliminary plat, final plat or CSM of the entire development area included in the GDP shall meet all requirements of title 11 of this code, the city's land division and subdivision regulations.
4. For multilot planned unit development districts, a detailed neighborhood development plan showing the arrangement, design, and uses of different lots, buildings, driveways, parking areas, parks and open spaces, and paths.
5. All portions of an approved GDP not fully developed within five (5) years of final city council approval shall expire, unless extended by resolution of the city council following a public hearing. (Ord. 1832, 4-19-2005)
(D) PUD Process Step 2; Specific Implementation Plan (SIP): After the effective date of the rezoning to PUD/GDP, the applicant may file an application for a proposed specific implementation plan with the joint planning and zoning commission.
1. The SIP submittal shall contain all of the following items, prior to its acceptance by the zoning administrator and placement of the item on a joint planning and zoning commission agenda for review. The number of copies to be submitted shall be determined by the zoning administrator. (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(a) A location map of the subject property and its vicinity at eleven inches by seventeen inches (11" x 17"), as depicted on a copy of the city of Canton land use plan map.
(b) Compliance with the submittal requirements as outlined in section 10-15.2-7, "BSO Plan Submittal Requirements", section 10-15.2-10, "Site Design Standards", and section 10-15.2-11, "Architectural Guidelines", of this title.
(c) Statement of rationale outlining the need for planned unit development zoning. This shall identify barriers that the applicant perceives in the form of requirements of standard zoning districts and opportunities for community betterment the applicant suggests are available through the proposed PUD zoning. (Ord. 1832, 4-19-2005)
(d) A complete list of zoning standards which will not be met by the proposed SIP and the location(s) in which they apply and a complete list of zoning standards which will be more than met by the proposed SIP and the location(s) in which they apply shall be identified to provide the joint planning and zoning commission with information necessary to determine the relative merits of the project in regard to private benefit versus public benefit, and in regard to the mitigation of potential adverse impacts created by design flexibility. (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(e) Location of recreational/open space areas and facilities, specifically describing those that are to be reserved or dedicated for public acquisition and use.
(f) A written description which demonstrates the full consistency of the proposed SIP with the approved GDP. Any and all variations between the requirements of the applicable PUD/GDP zoning district and the proposed SIP development shall be identified. (Ord. 1832, 4-19-2005)
(g) The joint planning and zoning commission or city council may specify other plans, documents or schedules that must be submitted prior to consideration or approval of the SIP, as such may be relevant to review. (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)
2. The area included in a specific implementation plan may be only a portion of the area included in a previously approved general development plan. The proposed SIP shall comply with the requirements outlined in section 10-15.2-7, "BSO Plan Submittal Requirements", section 10-15.2-10, "Site Design Standards", and section 10-15.2-11, "Architectural Guidelines", of this title.
3. Where a land division or lot consolidation is proposed, a preliminary plat, final plat or CSM of the entire development area included in the SIP shall meet all requirements of title 11 of this code, the city's land division and subdivision regulations. The approval of an SIP shall establish a PUD/SIP district that is depicted as such on the official zoning map.
4. For multilot planned unit development districts, a detailed neighborhood development plan showing the arrangement, design, and uses of different lots, buildings, driveways, parking areas, parks and open spaces, and paths.
5. All portions of an approved PUD/SIP not fully developed within two (2) years of final city council approval shall expire, unless extended by resolution of the city council following a public hearing.
6. The city may require the applicant to provide surety and/or contractual agreement, with the approval of the city attorney, to ensure the development of public and private improvements. (Ord. 1832, 4-19-2005)
(E) Consolidated PUD Approval Process: The applicant may file an application for simultaneous approval of the GDP and SIP with the joint planning and zoning commission and city council. The consolidated process shall include all the steps outlined in subsections (A) through (D) of this section, and decisions shall be made in accordance with section 10-13-4, "Basis For Approval", of this chapter. (Ord. 1832, 4-19-2005; amd. Ord. 3078, 9-16-2014)