New Melle City Zoning Code
ARTICLE V
"PUD" Planned Unit Development
Section 405.215 Purpose.
[Ord. No. 224 §§1 — 2(19.01), 10-19-2005]
A.
The provisions of this Article are designed to deal with large scale development and facilitate better site planning and community planning through modification of certain district regulations as they apply to such development.
B.
It is hereby recognized that, for large scale development, the regulations of districts in the zoning ordinance, either individually or collectively, might impose unnecessary or undesirable rigidities on the site plan and thereby prevent achievement of the best possible plan within the ordinance. Therefore, this Article has the following intents:
1.
To permit flexibility in site design.
2.
To achieve more efficient use of land, within the framework and intent of the zoning ordinance, which can result from large scale or multiple use developments.
3.
To encourage and permit provision of open space.
4.
To protect and preserve scenic assets and natural features and to incorporate these into the development.
5.
To foster a more stable community by providing a variety and balance of housing types and living environments.
6.
To encourage and permit variety in the location of buildings, roads, parking lots and other facilities and activities.
7.
To increase the safety of pedestrian vehicular traffic by reducing the number of traffic conflict points within a development.
8.
To reduce land cost per dwelling unit in residential developments.
C.
This Article is intended to achieve these objectives while promoting and protecting the public health, safety and welfare of the City and while safeguarding the present or future use and development of areas surrounding a proposed "PUD".
D.
The "PUD" designation is intended to be attached to use districts set forth in this Chapter and is not a separate use district. The "PUD" designation may be attached to a parcel of land at the time its zoning classification is amended or it may be attached to a parcel of land under the zoning district classification(s) existing at the date of application of "PUD" designation. It is further intended that a "PUD" designation may be applied to a residential, non-residential or a combined residential/non-residential development.
E.
Processing Procedures For Planned Unit Developments.
1.
Step 1. Area plan approval.
Application and area plan submitted to City Engineer.
Staff review and comment.
Planning and Zoning Commission — public hearing, review and recommendation.
Governing Body — public hearing and review.
Governing Body — review and vote.
2.
Step 2. Final plan approval.
Application and final plan submitted to City Engineer.
Staff review and comment.
Planning and Zoning Commission — review and recommendation.
Governing Body — review and vote.
3.
Step 3. Construction plan approval (see subdivision regulations).
Application and construction plan submitted to City Engineer.
Staff review and comment.
4.
Step 4. Display house plat approval (see subdivision regulations).
Application and display house plat submitted to City Engineer.
Staff review and comment.
5.
Step 5. Record plat approval (see subdivision regulations).
Application and record plat submitted to City Engineer.
Staff review and comment.
Governing Body — review and vote.
6.
Step 6. Building permit approval.
Application and building plans submitted to City Engineer.
Staff review and comment.
Section 405.220 Authority.
[Ord. No. 224 §§1 — 2(19.02), 10-19-2005]
The Board of Aldermen of the City of New Melle shall have the authority to approve area and final plan unit development ("PUD") plans. Such plans may be considered by the Board of Aldermen only after the Planning and Zoning Commission has reviewed the plans and submitted its recommendations to the Board.
Section 405.225 Minimum Lot Area.
[Ord. No. 224 §§1 — 2(19.03), 10-19-2005]
A.
The minimum area to be developed under the regulations of this Article shall be ten (10) acres,provided however, that the minimum lot area may be waived by the Board of Aldermen upon recommendation of Planning and Zoning Commission if the parcel in question has certain unique characteristics such as, but not limited to, significant topographic change, significant trees or wooded areas; wetlands, floodplain or poor soil conditions on portions of the property; watercourses or utility easements crossing the parcel; unusual shape or proportions; and isolation from other undeveloped or developable lands.
B.
In such case, the applicant shall submit information to the Commission to support the request from a waiver of the minimum tract size requirement. The Commission shall consider the request and act thereon, record said action in the minutes of the meeting and inform the applicant of the action in writing. The request for waiver and the Board of Aldermen action shall be made prior to the applicant's submittal of an application for a planned unit development designation. If the Commission accepts the request for waiver or minimum tract size, the Commission shall indicate its decision and the reasons therefore in its report to the Board of Aldermen.
Section 405.230 Application Procedure.
[Ord. No. 224 §§1 — 2(19.04), 10-19-2005]
A.
The owner(s) of record or any person(s) acting on behalf of the owner(s) of record of any tract ten (10) acres or larger in area may apply for a "PUD" designation. The application for a "PUD" designation shall be for review and approval of an area plan for development of the entire tract. The application may accompany a zoning amendment application for the lot in question. Following review by the Planning and Zoning Commission and approval of the area plan and designation of the lot as a "PUD" by the Board of Aldermen, a second (2nd) application shall be made for approval of a final plan for the entire tract or portion thereof, if development is to occur in phases.
B.
A separate application for final site plan approval shall be required for each phase. No construction, grading or other site improvements may commence and no permit shall be issued therefore, on a tract with a multiple stage "PUD" designation, until a final plan for said tract or part thereof has been approved in accordance with this Article.
C.
Each application shall be filed with the City Engineer who shall transmit the area plan to the Planning and Zoning Commission. The application must be filed at least thirty (30) days prior to the Commission meeting at which it is to be first considered.
D.
The applicant may appear before the City Board of Aldermen and/or Planning and Zoning Commission, prior to application for a "PUD" designation to discuss the proposed development.
Section 405.235 Information Required - Area Plan.
[Ord. No. 224 §§1 — 2(19.05), 10-19-2005]
A.
Application. The application for area plan approval shall include the following information:
1.
The name of the proposed "PUD".
2.
Names, addresses and phone numbers of the owner(s) of record, developer, engineer, surveyor or designer responsible for the planning, engineering survey and design. Registration seal of the designer.
3.
Acreage in the area plan.
4.
Legal description of the entire "PUD".
5.
Proposed deed restrictions, protective covenants and homeowners' association articles of incorporation and bylaws.
6.
Signature(s) of applicant(s) and owner(s) certifying the accuracy of the requested information.
7.
Receipt from the City Clerk showing paid application fee.
8.
Any additional information deemed necessary by the City Engineer.
B.
Area Plan. The application shall be accompanied by twenty (20) copies of the proposed area plan drawn at appropriate scale showing:
1.
Name of the proposed "PUD" project.
2.
Scale, date and north arrow.
3.
A key map showing the "PUD" in relation to the surrounding area.
4.
Within two hundred (200) feet of the proposed development, names of adjacent subdivisions, layout of streets (with names), right-of-way widths, connections with adjoining platted streets, widths and locations of alleys, easements and public sidewalks adjacent to or connecting with the tract, location and size of all existing sanitary sewer, storm sewer and supply facilities.
5.
Existing conditions in the plan area showing all utilities, bridges, streets, drives or alleys and existing structures.
6.
Existing topography (at least five (5) foot contour intervals). All topographic data shall directly relate to U.S.G.S data.
7.
The zoning status of the "PUD" and of all adjacent properties shall be identified on the plan. If the project contains more than one (1) planned district category, the zoning district boundary lines shall be clearly indicated.
8.
Boundary lines of school districts, fire districts, water districts and municipal limits shall be identified on the plan where applicable.
9.
The general plan layout of the entire "PUD" showing proposed land uses, streets, parking areas, open space areas and sidewalks with significant dimensions indicated where appropriate to clarify the plan.
10.
All planned use area shall be clearly labeled as to the proposed use and conservation easement (all parcels of lands to be dedicated or reserved for public use or for use in common by property owners in the planned district shall be indicated on the plan dedication or reservation).
11.
The substance of covenants, grants of easements or other restrictions proposed to be imposed upon the use of land, buildings and structures, including proposed easements or grants for public utilities.
12.
Proposed stages of development and projected timelines for completion.
13.
Site plan data shall be indicated on the area plan and shall include the items below:
a.
Total gross area of the "PUD" area plan in acres.
b.
Breakdown of total gross area by land use type such as town houses, single family, retail shops, open space, church, school, etc.
(1)
Residential data.
(a)
Estimated total residential units.
(b)
Average square feet of residential land per each type of residential unit.
(c)
Breakdown of non-residential land by type of use.
(d)
Total parking by land use type and parking ratio per dwelling unit.
(e)
Density chart — reflecting development's yield plan without public right-of-way and with and without other types of land uses.
(2)
Commercial and industrial data.
(a)
Estimated total building square footage by land use type.
(b)
Percent building coverage by land use type for business and industrial "PUDs".
(c)
Total parking by land use type and parking ratio per floor area.
(d)
Building elevation of proposed structures.
(f)
Depict flood hazard boundaries as shown on FEMA maps.
(g)
Any additional information deemed necessary by the City Engineer, Planning and Zoning Commission or Board of Aldermen to adequately illustrate the proposed development.
Section 405.240 Procedure for Area Plan Review.
[Ord. No. 224 §§1 — 2(19.06), 10-19-2005]
A.
Upon receipt of the area plan from the City Engineer, the Planning and Zoning Commission shall undertake a study of the area plan. The City Engineer shall advise the applicant in writing of any recommended changes in the area plan as are needed to conform to the standards of this Chapter and other pertinent ordinances.
B.
The Planning and Zoning Commission shall, at the next meeting after which it receives the area plan from the City Engineer, establish a public hearing on the area plan, said hearing to be held within thirty-one (31) days of the filing date or at the regular Commission meeting closest to that date.
At least fifteen (15) days' notice of the hearing shall be published in a newspaper of general circulation along with hearing notice for a zoning amendment for the tract in question, if such amendment is applied for. The public hearing may be held jointly with a public hearing on any zoning change for the tract in question.
C.
The Planning and Zoning Commission shall prepare a report on the area plan and shall submit this report to the Board of Aldermen. This report shall contain the Commission's analysis of the area plan and its recommendations thereon to the Board. If a zoning application is made for the subject lot, the Commission shall report to the Board its review and recommendations concerning said amendment simultaneously with its reports on an area plan.
D.
The Board of Aldermen shall review the area plan and the report of the Planning and Zoning Commission thereon and shall approve, modify or deny the area plan. If a zoning amendment application has been made for the subject tract to permit the development proposed in the area plan, the Board shall take action on such amendment before taking action on the area plan.
E.
If the area plan is approved by the Board of Aldermen, the applicant shall review the area plan in its approved form. The applicant and the owner(s) of record shall then sign a statement that the approved area plan shall be binding upon the applicant and the owner(s) of record and upon their heirs, successors and assigns. The area plan shall not be officially approved nor may the applicant submit a final plan for the lot or any part thereof until said statement has been signed as required herein. The foregoing approval and signing shall constitute official approval of the "PUD" designation for the subject tract. Rezoning may be made contingent upon the "PUD" statement being properly signed.
F.
Within five (5) working days of the official approval of an area plan, the Mayor shall accurately note, and the City Clerk attest, the "PUD" designation for the lot in question on the official Zoning Map.
Section 405.245 Standards for Area Plan Approval.
[Ord. No. 224 §§1 — 2(19.07), 10-19-2005]
A.
The Planning and Zoning Commission shall determine and shall provide evidence of same in its report to the Board of Aldermen and the Board shall determine, based upon its review of the Commission's report and its own findings, that the proposed area plan meets the intent of this Chapter and meets the following standards:
1.
The use of land shall be in conformance with the permitted uses of the district in which the proposed development is to be located and represents low impact design (LID), which is logical and acceptable to the City.
2.
Average yield is to be calculated as total land area excluding public right-of-way, land to be used as detention basins and common ground. Common ground and detention basins may be used in the calculations if it is developed with acceptable amenities or if the property is to be left in its natural state. However, the development (buildings) so permitted may be clustered and located irrespective of yard setback requirements or lot lines in order to create a smaller network of streets and utility lines and to create additional open space for the enjoyment of the residents.
3.
The proposed development shall be adequately served by public facilities and services, such as: highways and streets that meet County standards, Police and fire protection, drainage courses, water and sanitary sewer facilities, refuse disposal; or that the persons or agencies responsible for the proposed development shall be able to provide, in a manner acceptable to the Board, any such facilities and services.
4.
Each phase of the proposed development shall not be dependent upon completion of subsequent phases of the same development for the facilities and services.
5.
The common open space, any other common properties, individual properties and all other elements of the "PUD" are so planned that they will achieve a unified environmental scheme, with open spaces and all other elements in appropriate locations, suitably related to each other, the site and the surrounding land. All common spaces shall be permanently secured as such to the satisfaction of by the Board.
6.
The location of the proposed uses, layout of the site and its relation to streets giving access to it shall be such that traffic to, from and within the tract and concentration of persons in connection therewith will not be hazardous or inconvenient to the project or the neighborhood. In applying this standard, the Commission and Board shall consider, among other things, convenient routes for pedestrian traffic, particularly of children; relationship of the proposed project to main thoroughfares and street intersections; and the general character and intensity of the existing and potential development of the neighborhood.
7.
Where applicable, the Commission and Board shall determine that noise, odor, light or other external effects from any source whatsoever, which are connected with the proposed use, will not adversely affect adjacent and neighboring areas and uses.
8.
Public access to adjoining developments.
Section 405.250 Effect of Area Plan Approval.
[Ord. No. 224 §§1 — 2(19.08), 10-19-2005]
A.
Approval of the area plan by the Board of Aldermen shall have the following effects:
1.
Approval shall assure the applicant that the area plan is acceptable to the Board for the three (3) year period provided construction is diligently pursued and authorizes the applicant to file a final plan for the entire tract or portion thereof if the "PUD" is developed in phases.
2.
Official approval of the area plan shall confer "PUD" status to the subject tract and permit modifications of lot area, lot width, yard requirements and spacing among buildings and structures within the lot, except on the perimeter thereof, all as set forth in the approved area plan.
3.
No deviations from the area plan approved by the Board of Aldermen shall be permitted except as provided in this Article.
4.
Approval of the area plan of a "PUD" shall expire and be of no effect one (1) year after the date of approval unless a final plan has been approved by the Planning and Zoning Commission.
Section 405.255 Information Required - Final Plan.
[Ord. No. 224 §§1 — 2(19.09), 10-19-2005]
A.
Every final plan submitted to the Planning and Zoning Commission shall be in accordance with the requirements of this Article.
1.
The final plan shall be of a scale not to be greater than one (1) inch equals twenty (20) feet nor less than one (1) inch equals two hundred (200) feet and of such accuracy that the Commission can readily interpret the plan and shall include more than one (1) drawing where required for clarity.
2.
The property shall be identified by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. The plan shall be designed and prepared by a qualified land planner, registered professional architect, engineer or land surveyor. Their registrations seal shall be provided on the plan. It shall further include the name address of the property owner(s), developer(s) and designer(s).
3.
It shall show the scale, north point, boundary dimensions, natural features such as woodlot, streams, rivers, lakes, drains and topography (at least five (5) foot contour intervals); when terrain is irregular or drainage critical, contour intervals shall be two (2) foot and similar features.
4.
It shall show existing manmade features such as buildings, structures, easements, high tension towers, power lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent property within one hundred (100) yards and their existing uses.
5.
It shall show the location, proposed finished floor and grade line excavations, size of proposed main and accessory buildings, their relation one to another and to any existing structure to remain in the site and the height of all buildings and structures, as well as building elevations for the buildings proposed.
6.
It shall show the proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation features within and adjacent to the site; also the location, size and number of parking spaces in the off-street parking areas and the identification of service lanes, service parking and loading zones.
7.
It shall show the proposed location, use and size of open spaces and the location of any landscaping, fences or walls on this site. Any proposed alterations to the topography and other natural features shall be indicated.
8.
It shall show the location and size of all existing utilities (public and private) serving the property as well as the location and size of all proposed utilities to serve the property. It shall be stated that all necessary utilities (public and private) will be available, functioning and usable at the time any stage of the project or the total project is ready for occupancy.
10.
Any other information deemed necessary by the City Engineer, Planning and Zoning Commission or Board of Aldermen.
11.
Provide copy of recorded conservation easement (document) that has been filed with the Recorder of Deeds office in St. Charles County.
Section 405.260 Procedure for Final Plan Review.
[Ord. No. 224 §§ — 2(19.10), 10-19-2005]
A.
The Planning and Zoning Commission shall, upon receipt of a final plan, study same and approve or deny the final plan. The Commission shall advise the applicant of its action in writing.
B.
The Planning and Zoning Commission shall transmit the recommendation for approval or denial of final plan to the Board of Aldermen for its review and approval or denial.
C.
The applicant and owner(s) of record shall review the approved final plan and sign a statement that the approved final plan shall be binding upon the applicant and the owner(s) and their heirs, successors and assigns.
D.
Building permits may be issued after the applicant has signed the required statement and has followed appropriate procedure as defined in Section 405.215.
E.
The procedure of this Article shall be repeated in full for each phase of the development in the approved area plan.
Section 405.265 Standards for Final Plan Approval.
[Ord. No. 224 §§1 — 2(19.11), 10-19-2005]
A.
The Planning and Zoning Commission, in granting final plan approval, shall determine that the following standards have been met:
1.
The final plan shall conform to the approved area plan, except that minor variations in layout may be permitted at the discretion of the Commission and without amendment of the approved area plan. Minor variations include, among others, a change in residential floor area, an increase in non-residential floor area of five percent (5%) or less and a change in layout, provided that in the case of a change in layout, the applicant shall provide the Board of Aldermen and the Commission each a revised area plan which incorporates such layouts. The revised plans shall each be signed by the applicant and owner(s) of record. Modifications, such as, but not limited to, a change in use, type of street, increase in density or intensity of development, type of dwelling unit or an increase in non-residential floor area of over five percent (5%), shall be considered major changes and shall require amendment of the approved area plan. The Board of Aldermen upon recommendation of the Planning and Zoning Commission shall determine whether a change is minor or major in accordance with this Article.
2.
All dedications shall have been effectuated or, in lieu thereof, proper agreements shall be made for such dedication in the future with the Board.
3.
If the lot is to be developed in phases, each phase shall not depend on subsequent phases for adequate access, utilities or public facilities.
Section 405.270 Preservation and Maintenance of Open Space.
[Ord. No. 224 §§1 — 2(19.12), 10-19-2005]
All open spaces identified in the approved area plan and which are to remain in private ownership shall permanently remain as open space and shall be properly maintained.
Section 405.275 Amendment of a "PUD" Project.
[Ord. No. 224 §§1 — 2(19.13), 10-19-2005]
An approved "PUD" project may be amended at either the area plan or final site plan stage by use of the procedure for original approval. An amendment to a final plan which results in a major change in the area plan shall require an amendment of the area plan and shall be processed in the same manner as the original application with public hearings before the Planning and Zoning Commission and the Board of Aldermen following due public notice as required by law.
Section 405.280 Expiration of Approvals.
[Ord. No. 224 §§1 — 2(19.14), 10-19-2005]
A.
If a tract has been designated as a "PUD" by the Board, said tract shall not be developed or used except in accordance with the approved area plan and final plan unless and until such designation is removed by formal action of the Board.
B.
Failure to obtain approval of final plan as herein provided shall authorize the Board to revoked, at its discretion, the right to develop under the approved area plan and to require that a new area plan be filed and reviewed in accordance with the provisions of this Article.
C.
Approval of the final plan of a "PUD" shall expire and be of no effect one hundred eighty (180) days after the date of approval unless and until all appropriate fees have been paid and the City shall have issued a building permit for the development authorized by said approved plan. Approval of the final plan in a "PUD" shall expire and be of no effect one (1) year after the date of approval unless construction is begun and is diligently pursued in accordance with the approved plan. Expiration of the approved plan shall authorize the Board to require filing and review of a new final plan in accordance with the provision of this Article.
D.
Development under an approved "PUD" shall be completed within two (2) years of the date of approval of the final plan. If said development is not so completed, the Commission shall not review or approve plans for any subsequent phases of the "PUD" unless good cause can be shown for not completing same.
Section 405.285 Extension of Time Limits.
[Ord. No. 224 §§1 — 2(19.15), 10-19-2005]
A.
Time limits set forth in this Article may be extended by written agreement between the applicant and the Commission or Board, whichever is applicable, in the case of area plans and between the applicant and the Board in the case of final plans.
B.
However, the two (2) and three (3) year periods provided in Sections 405.250(1) and 405.280(D) herein will not be extended unless so ordered by the Board of Aldermen.
Section 405.290 Violations.
[Ord. No. 224 §§1 — 2(19.16), 10-19-2005]
The approved area plan and/or final plan shall have the full force of the zoning ordinance. Any violation of either the approved area plan or approved final plan shall be grounds for the City Engineer to issue a stop work order and to withhold building permits or certificates of zoning compliance until the violation is removed and shall cause the owner of the development to be subject to the provisions of this Chapter.
Section 405.295 Effect of Final Plan Approval.
[Ord. No. 224 §§1 — 2(19.17), 10-19-2005]
A.
Once a developer has received final plan approval, it shall be the developer's responsibility to maintain the following at their sales office.
1.
Description of the developers'/subdivision trustees' responsibilities for common ground within the subdivision.
2.
A copy of their approved final plan indicating the nature of all adjacent zonings as of date of approval.
3.
A copy of all indentures, restrictions and covenants be available also.
4.
Developers shall be required to post notice, at the sales office, that these items are available for review.