(A) Intent.
(1) The Planned Residential Development (PRD) is a voluntary procedure that provides an overlay district that is intended to encourage innovative design, conservation of significant natural features, consolidation of open space, and provide for a mixture of residential uses with an integrated design in residential zoning districts. The PRD allows greater design flexibility so that natural features and open space may be preserved and enhanced through the site's development in a coordinated and efficient manner.
(2) All proposals will be considered on their merits in relation to the following: adherence with the Village of McComb Comprehensive Land Use Plan; the context of the area in which the PRD is to be located; the adequacy and availability of public facilities and infrastructure; and the compatibility with the proposal's immediate surroundings. The Planning Commission may require any reasonable condition or design accommodation to promote proper development in harmony to the community. It is not intended that the Planning Commission automatically grant the maximum use or density.
(B) Applications. Applicants are encouraged to meet with the local development officials, the Village Administrator, Hancock County Engineer (if applicable) and the Hancock Regional Planning Commission. Applications for a PRD are made with the Village Planning Committee and involve a preliminary and final review phase with Village Council. Applicants must first submit an application for a "Preliminary Review for Planned Residential Development Overlay" along with a Preliminary Development Plan. If a project is approved in the preliminary phase, applicants may then make an application for a final review using a "Request for Planned Residential Development Overlay." The application must be accompanied with a Final Development Plan. All applications must contain information required per § 178.023 Form of Application.
(C) Re-zoning. Applications will only be considered for tracts of land zoned Residential. Petitions for a zoning change require a separate process.
(D) Preliminary development plan. The Preliminary Development Plan shall contain information set forth in § 178.026 Application Requirements Preliminary Development Plan and B General Information. The request shall be referred to various agencies and utility providers for study. The village shall provide notice and publication of the Planning Commission's review. The proposal shall be reviewed with respect to its meeting the design requirements and standards as set forth in divisions (H) and (I) below of this section.
(E) Final development plan. Only preliminary development plans that have been approved by the Planning Commission may apply for review as a final development plan. The conditions for approval must be reflected in the final development plan. Any deficiencies on the preliminary development plan must be corrected.
(F) Additional information. The Village Planning Commission may require additional information such as professionally prepared maps, survey drawings, studies or reports including environmental assessments, and/or traffic impact studies for the development. The expense of providing this information is the responsibility of the applicant.
(G) Plats required. A planned residential development requires a plat map. Procedures for plat map approval are set forth in the Village of McComb Subdivision Rules & Regulations. It is recommended that the platting process be initiated after the preliminary development plan has been approved by the Planning Commission.
(H) Design requirements.
(1) Minimum acreage. Minimum size tract of land must be 20 acres.
(2) Open space. Ten percent of the gross parcel acreage shall be allocated to common open space and/or recreation areas. Up to one-third of the acreage may be comprised of retention areas, ponds, or flood areas.
(3) Maximum impervious surface. No more than 40% of the gross parcel acreage shall be devoted to coverage by buildings, street pavement, motor vehicle driveway pavement, and parking area pavement.
(4) Minimum pervious surface. Not less than 60% of the gross parcel acreage shall be devoted to pervious surface, including yards, open space, common areas, water features, and new rights-of-way (i.e. boulevards and tree lawns).
(5) Maximum density. The maximum number of dwelling units permitted shall be 4.45 per net developable acre. For the purpose of this calculation, net residential acreage equals 80% of the gross parcel acreage. Gross parcel acreage is the total parcel area excluding existing public rights-of-way.
(I) Standards.
(1) Adverse affects. The property adjacent to the area included in the plan shall not be adversely affected by encroaching buildings, retention ponds or other drainage paths, vehicular circulation routes, location of refuse collection points, or the proximity of the entry of the new development on the public roadway.
(2) Zoning. The plan must be consistent with the intent and purposes of the zoning code to promote public health, safety, and general welfare.
(3) Flexibility. The PRD approval may provide for such exceptions from the base district regulations governing lot size, configuration, location and height of buildings, yard requirements, and subdivision standards and regulations, as may be necessary or desirable to achieve the objectives of the proposed development. Such exceptions are to be designed:
(a) To promote flexibility in design and permit planned diversity in the location of structures;
(b) To promote the efficient use of land to facilitate a more economic arrangement of buildings, circulation systems, land use, and utilities;
(c) To preserve to the greatest extent possible the existing landscape features and amenities and to utilize such features in a harmonious fashion;
(d) To provide for more usable and suitably located recreational facilities and other public and common facilities than otherwise would be provided under conventional land development procedures;
(e) To combine and coordinate architectural styles, building forms and building relationships within the planned residential development;
(f) Appropriate setbacks for any one or group of structures and/or the total planned residential development.
(J) Common open space requirements. See § 178.150 Common Open Space Requirements.
(K) Permitted uses. Uses permitted in the base zoning districts, including conditional uses.
(L) Designation.
(1) Public hearing. The Planning Commission shall hold a public hearing for preliminary and final development plans.
(2) Public notice. See § 178.034 Public notice.
(3) Zoning map overlay. The Village Administrator shall cause the designation to be shown upon the official zoning map as an overlay without changing the underlying zoning.
(4) Notification of designation. Upon designation, the Planning Commission shall promptly notify the Village Council.
(M) Amendments.
(1) Application. In the event that an applicant or owner who has obtained approval of a final development plan wishes to change or modify said approved plan in any respect, he or she shall make a detailed written modification request, and file that request and fee with the Planning Commission. The application shall specifically detail the changes requested, and shall state the reasons for all changes requested.
(2) Review and determination. The Planning Commission shall review the amendment request and decide whether the application shall be treated as a major or minor change to the final development plan using the criteria set forth in § 178.050 Minor Changes Definition (Site Plans & Plats).
(3) Major change. If the application is determined to be a major modification request, the matter shall be scheduled for a public hearing before the Planning Commission. The Planning Commission shall provide written recommendations for the approval, modification, or the denial of the application to the Village Council.
(N) Decisions by Village Planning Commission. Upon reaching a decision, the Planning Commission shall issue an oral decision followed by a written decision within seven days after the date of the hearing, setting forth, with specificity, its findings and analyses. Final approval must be determined by Village Council majority vote at the first Council meeting following the Commission’s findings and analyses.
(O) Appeals. See § 178.052 Appeal of Administrative Decisions.
(P) Approval period.
(1) Construction started. If construction of any phase of the approved Planned Residential Development begins within two years after approval is granted, the approval shall be valid until the development is completed.
(2) No construction. If no construction has begun within two years after the approval is granted, the Planned Residential Development Overlay shall be void and the land shall revert to the district regulations in which it is located. The Planning Commission may approve an extension of the time limit. A project may not receive more than one extension. A maximum of ten years to complete the project is permitted.
(Ord. O-2019-24, passed 9-9-2019)