The purpose of this district is to allow for planned commercial projects that allow for a range of commercial uses in a variety of settings that can benefit the citizens of Effingham, the developer, and the city as a whole. PUD-C zoning is designed to encourage a creative and unified planning process that allows clustering of buildings on a site, as opposed to the standardized building setbacks required in conventional commercial areas. PUD-C zoning also allows for the creative use of parking facilities and green space. This zoning may also provide for additional density of development on a site if a portion of the site is dedicated to a "public good" (i.e. park, or school, or retention of open space, or the reservation of environmentally sensitive land).

Minimum area for development—Five (5) acres.

In order for the city to make an informed evaluation of a proposal, the developer shall provide the city with the following:

A narrative which shall include:

• Rationale as to why the PUD-C designation is being requested—That is:

• Why the project needs PUD-C zoning (challenging or unique uses (or mix of commercial uses), activities, design or site conditions);

• What the PUD-C will enable the developer to accomplish that it could not accomplish under any other single (i.e. B-1, B-2, B-3, B-4, B-5) zoning district;

• What benefit will accrue to the city if the PUD-C zoning is granted for the developer's project.

• Description of the specific uses and activities in the developer's proposed project. As examples:

• Specific types of commercial—Retail and/or office; strip retail, open mall format, stand alone office building; multi-story or single story;

• Ownership parameters—Current ownership and future ownership;

• Restrictive covenants.

A conceptual plan for the project must accompany a request for a PUD-C. Such a plan shall include, but is not necessarily limited to:

• Topographic map of the project site and abutting areas;

• Location of buildings, trash enclosures and loading docks/areas, and their type, size and orientation on the site;

• Points of vehicular and pedestrian access to the project, including access type (such as right in/right out), number of/width of access lanes and walking/bike paths, signalization of intersection(s) at the project's entrance(s), special graphics/materials for walking/bike paths at entrances to the project;

• Vehicular and pedestrian traffic circulation within the project, including sizes/lanes of rights of way, landscaped areas within the rights of way, walking/bike paths, special graphics/materials for walking/bike paths;

• Location, amount and layout of parking areas and lots that serve each building, including landscaped areas within the parking areas;

• Location and approximate size of all landscaped areas and other areas of ground cover/green space, with a delineation of the types of trees (including caliper), shrubbery, and other ground cover materials for each such area;

• Location and type of natural features or vegetation to remain undisturbed within the project;

• Location, size, and type of water retention/detention basins and determination of their outflows/water release;

• Location, size and type of public and private utilities;

• Location, size and type of signs;

• Samples of exterior finish materials to be used on the buildings;

• Rendering of the buildings' exterior facades;

• Traffic study (to show anticipated traffic flows, amounts and required changes in the size, configuration or turning lanes of public roads directly serving or abutting the project;

• List of utilities which will provide services to the project;

• A more detailed description of the benefits that would accrue to the city as a result of the proposed project, such as:

• Storm water runoff—Volume or velocity of water that would be less than what is allowed under conventional zoning/engineering requirements, possibly reducing stream bank erosion;

• Preservation and/or enhancement of any natural topography, vegetation, or geologic features;

• Infrastructure—Creation (and maintenance) of new infrastructure (public or private), including, but not limited to streets, curbs, sidewalks, sanitary sewers, and lighting;

• Architecture—Coordination of architectural styles within the project area;

• Shared parking arrangements that take advantage of different uses having peak parking demand at different times.

City plan commission review—Before any action will be taken, the application for change of district, and the proposed conceptual plan, shall be referred to the city's plan commission for study and report and for the establishment of a public hearing. The recommendations of the city's plan commission shall be accompanied by a report stating the reasons for approval or disapproval and conditions imposed. Following the report and recommendations by the city's plan commission, the city council shall approve or disapprove the change of district and proposed conceptual plan with or without conditions.

Every approved project must meet city standards for construction and/or improvements. No building permit shall be issued until the necessary plans and specifications, as described in the city's subdivision regulations and applicable city policies, have been approved and construction of improvements guaranteed as provided in the subdivision regulations.

In the event that construction of the project is not begun within two (2) years following the date of approval by city council, the PUD-C District shall revert to the same zoning classification existing prior to approval of the PUD-C District, and the zoning regulations of said prior district shall thereupon be in full force and effect.

(Ord. No. 93-2010, § 2, 12-21-2010)