A.

Pre-application concept conference/review.

1.

Prior to filing an application for a planned development, the applicant shall confer with the zoning administrator in order to review the general character of the planned development (on the basis of tentative land use sketch) and to obtain information on development standards and ordinances affecting the proposed planned development.

2.

Before an application is authorized, the applicant shall submit a preliminary concept plan for review by the community development department.

3.

The applicant shall arrange a public meeting to be held at his expense that will arrange for a public meeting preferably near to the site where development is proposed. The applicant shall contact the adjacent property owners and property owners within a 1.5-mile radius by mail in the surrounding area notifying them of the public meeting date, location and time and the development intent. Notification should be structured as to provide a response from the owner. A list of all property owners, responses, and copies of the notification should be presented along with the preliminary concept plan. The format of the public meeting shall be such where interested property owners and other members of the public can review plans, ask questions of the applicant and staff and make verbal or written comments which shall be recorded by the applicant and submitted with the concept plan to the community development department.

4.

The department shall coordinate review of the plan and associated documents and provide a report to the planning commission. The plan shall be submitted to the planning commission, for review at a public meeting. The planning commission shall review the plan and provide comments and recommendations within thirty (30) days from the date of submittal of a completed application packet.

[5.]

Preliminary concept plan requirements: The following is required to be included with the preliminary concept plan:

a.

Planned development name;

b.

The owner and developer of the property;

c.

Architect, engineer or planner who designed the plan;

d.

Location or orientation map of the property;

e.

Legal description of the parcel;

f.

Date, scale, north arrow;

g.

Total acreage of tract;

h.

Topography at ten-foot contour intervals;

i.

Proposed land use and net acreage in each type;

j.

Proposed street layout;

k.

Proposed lot layout;

l.

Proposed buffers, open space and natural environmental features such as surface drainage and open water;

m.

General location of proposed buildings to be used for commercial, industrial, recreation, or public facility uses;

n.

Proposed building elevations of typical buildings.

[6.]

Following submittal of the preliminary concept plan review and approval by the planning commission, the developer of the planned development project may apply for rezoning pursuant to the requirements of the Unified Development Ordinance, and master development plan approval.

B.

Master plan requirements.

1.

A master development plan which incorporates and/or addresses the recommendations made by the planning commission in its review of the preliminary concept plan shall be submitted with the application for planned development approval.

2.

The master development plan shall include the following information:

a.

The plan shall include information contained on the preliminary concept plan and address all recommendations previously made by the planning commission.

b.

Graphic scale shall be not less than one (1) inch equals one hundred (100) feet.

c.

Sheet size must be not larger than forty-two (42) inches long and thirty (30) inches wide. If the complete plan cannot be shown on one (1) sheet of this size, it may be shown on more than one (1) sheet with an index map on a separate sheet of the same size.

d.

The developer shall submit a plan of his entire tract, even though his present plans may call for the actual development of only a small portion of the property. Any unit divisions or phasings of unit division intended in the preparation of the final plat must be represented on the master plan.

e.

Property information:

i.

Planned development project name;

ii.

Owner and developer of the property;

iii.

Architect, engineer, or planner who designed the plan;

iv.

Date, scale and north arrow;

v.

An area map showing property owners, zoning classifications of parcels, and existing land use within 1.5 miles of the proposed property for the planned development project;

vi.

A legal description of the parcel.

f.

Existing conditions:

i.

Existing topographical features of the site, with a minimum contour interval of ten (10) feet. The outline of wooded areas and surface drainage such as streams lake and wetlands shall be shown;

ii.

Current soil classifications according to the U.S. Soil Conservation Service Classifications for Spalding County;

iii.

The location of any flood hazard areas subject to the 100-year flood within and adjacent to the proposed property. The location of the 100-year flood shall be shown relative to contour elevations;

iv.

The location and extent of any aircraft approach zones over the proposed property;

v.

The location of any existing property lines within the parcel; the location, width, right-of-way, and names of any existing roads; railroads; utility rights-of-way or easements; and existing buildings and structures;

vi.

Existing public facilities such as sanitary sewers, water mains, storm drainage facilities, culverts, bridges, and other underground or aboveground facilities within the parcel to be developed, or within the rights-of-way of roads bordering the parcel with sizes, grades, and invert elevations from filed surveys or other sources.

g.

Proposed development conditions:

i.

Phases of the proposed developments;

ii.

Location and extent of the proposed transportation system, including all streets and other accessways (sidewalks, driveways, walking paths, etc.) with right-of-way and pavements widths, as well as proposed street names within the proposed development;

iii.

Delineation of the proposed residential land use areas, including the location of residential land uses, dwelling unit types, total number of dwelling units, total number of lots, number and percentage allocation by dwelling unit type, outlines of all dwellings, maximum proposed heights, and yard setbacks;

iv.

Proposed layout and dimensions of all lots within each proposed residential zoning district including all setbacks;

v.

Calculation of residential density in dwelling units per net acre, by zoning district and dwelling unit type proposed;

vi.

The delineation of proposed nonresidential land use areas, including lot layout and dimensions with setbacks, and general location of proposed buildings and structures shown by outlines, maximum proposed building heights;

vii.

The interior common open space system;

viii.

The location and use of existing and proposed public, semi-public and community facilities such as schools, parks, open areas, and other public buildings on the site, including areas proposed to be dedicated or reserved for community or public use;

ix.

Proposed improvements to existing community facilities including roads, sewers, drainage and water facilities adjoining or near the site;

x.

Perspective drawings of representative building types, provided this is not required for all single-family detached dwellings;

xi.

An off street parking and loading plan;

xii.

The location and extent of all required buffer areas, depicting extent of natural vegetation and type and location of additional vegetation, if required.

h.

Development incentives: Identification of each development incentive, proposed to be met, as identified in section 1711, shall be included in the master plan. Appropriate narrative detailing each incentive that is met shall be attached to the plan.

3.

A written report shall be submitted by the applicant which contains the following information concerning the master development plan:

a.

General description of the proposal.

b.

Detailed legal description.

c.

A statement of present ownership of all land within the proposed development and a financial plan from the developer that indicates the ability to develop and complete the proposed development in accordance with the plan submitted.

d.

A development and construction time schedule showing major activities of proposed development. If the planned development will be in phases, a general statement of the proposed development schedule by phase.

e.

Agreements, provisions and covenants which govern the use, maintenance and protection of the development, any common or open areas, density standards, and yard requirements.

f.

Proposed standards for development, including restrictions on the use of the property, density standards, yard requirements and restrictive covenants.

g.

Proposed dedication or reservation of land for public use, including streets, easements, parks and school sites.

h.

Exceptions or variations from the requirements of the zoning ordinance and any applicable subdivision or development ordinance.

i.

Plans for the provisions of utilities, including water, sanitary sewer and drainage facilities and appropriate calculations regarding the sizing of drainage areas and pipes.

j.

A report from the Spalding County Water Authority and the City of Griffin Wastewater Department, as appropriate, indicating the adequacy of water and sanitary sewer services.

k.

Plans for the protection of abutting properties.

l.

Plans for the maintenance of common open space areas.

m.

Tables showing the total number of acres in the proposed development and the percentage designation for each type of proposed land use, including public facilities. Information shall be provided in net acres.

n.

Tabulations of the overall net density for residential uses.

o.

An explanation of phasing or stages of the planned development project.

p.

Adequacy and arrangement of vehicular traffic access and circulation including intersections, road widths, channelization structures and traffic controls.

q.

Adequacy and arrangement of pedestrian traffic access and circulation including separation of pedestrian from vehicular traffic, and pedestrian convenience.

r.

Location, arrangement, appearance and sufficiency of off-street parking and loading.

s.

Location, arrangement, size and placement of buildings, lighting, and signs.

t.

Identification of all participants involved in the planning process for the project, including preparation of the application.

u.

Planned development project for which one thousand (1,000) or more average daily vehicles trips will be generated and/or which at least twenty-thousand (20,000) gallons per day of sewage treatment plant capacity and/or within 1.5 miles of a public school must submit with the application a developmental impact report. The report shall objectively discuss positive and negative impacts of the proposed development on land uses; public water and sewerage facilities; traffic patterns, volumes and road improvements; storm drainage facilities, school enrollment; tax base and economic base; natural vegetation; wildlife habitat; and, area appearance and aesthetics. A professional consultant shall prepare the report.

v.

Standard report format—All reports, tabular data, and supporting documentation shall be submitted on 8½" × 11" paper unless a larger format is more appropriate. Any report prepared with computer is required to be submitted on a 3.5" floppy diskette in a general format that can be read by Microsoft Word, Excel, Access, AutoCad, or in a format readable by ArcInfo/ArcView. (Check with county staff for which version of software is required.) Reports shall be typed with a font size of not less than 12 point. Data that are appropriate may be shown on the submitted plans.

C.

Application review.

1.

In reviewing the application for planned development, the planning commission and the board of commissioners shall review according to procedures set forth in section 414 of the Spalding County Unified Development Ordinance.

2.

The consideration of a planned development district approval or disapproval and master development plan shall also include, but not be limited to the following:

a.

Relation to the comprehensive plan.

b.

Adequacy and arrangement of vehicular traffic access and circulation including intersections, road widths, channelization structures and traffic controls.

c.

Adequacy and arrangement of pedestrian traffic access and circulation including separation of pedestrian from vehicular traffic, and pedestrian convenience.

d.

Location, arrangement, appearance and sufficiency of off-street parking and loading.

e.

Location, arrangement, size, and placement of buildings, lighting, and signs.

f.

Arrangement of landscape features and buffer areas.

g.

Adequacy of public water supply.

h.

Adequacy of storm water and sanitary waste disposal facilities.

i.

Adequacy of public school facilities.

j.

Adequacy of structures, roadways, in areas with moderate to high susceptibility to flooding and ponding and/or erosion.

D.

Application approval.

1.

Approval conditioned on site plan and use requested. All application approval shall be conditioned upon the site plan and use requested submitted with the application. If approval of the application requires modifications to the site plan, the applicant must file the following with the zoning administrator:

a.

Written notice of consent to the modifications.

b.

A site plan properly revised to include the modifications.

c.

The Official Zoning Map of Spalding County shall not be changed until such time as the provisions of this section have been fulfilled.

2.

Approval for principal use, special exception conditioned on site plan. All applications for a principal use, special exception identified in section 1703(B) shall be conditioned upon the site plan submitted with the application. If approval of the application to a principal use, special exception requires modifications to the site plan, the applicant must file the following with the zoning administrator:

a.

Written notice of consent to the modifications.

b.

A site plan properly revised to include the modifications.

c.

The Official Zoning Map of Spalding County shall not be changed until such time as the provisions of this section have been fulfilled.

3.

Revision of development plan.

a.

Minor extensions, alterations or modifications of existing buildings or structures may be permitted after review and approval by the planning commission, provided that such changes must be consistent with the purposes and intent of the master development plan. For purposes of this section, a minor extension, alteration or modification of the development plan shall be any change which does not change the uses proposed for the development, the density of the land use pattern, the location or dimension of streets, the change in shape of the size or architecture of any structure located or to be located within the development.

b.

Any major or substantial change in the approved development plan must be reviewed and approved by the board of commissioners after receipt of recommendations from the planning commission in accordance with the procedures of section 414. A written statement indicating the nature of the revision and the reason it is considered necessary or desirable to revise the development must support a request for revision to the development plan. For purposes of this section, a major or substantial change shall be any change in the development plan which is not listed in section 1704:D(3)(a).

4.

Reversion of zoning approval. Approval of the board of commissioners shall be in effect for a two-year period. However, if no construction has begun within that period or if the applicant fails to maintain the approved development schedule, the board of commissioners, at its discretion and for good cause, may extend for one (1) additional year the period for beginning construction and maintaining the approved development schedule. Ninety (90) days prior to the end of the two year period of approval or the additional extension, the zoning administrator shall notify the board of commissioners and property owner in writing of the approaching deadline and schedule a public hearing before the planning commission and board of commissioners, according to the procedures outlined in section 414 of the Spalding County UDO, to determine whether an extension may be granted or if the zoning of the property should be amended.

5.

Subdivision approval.

a.

At the option of the applicant, a preliminary subdivision plat may be filed along with the development plan in order that tentative approval of the subdivision by the planning commission may be granted, pending the approval by the board of commissioners of the development plan.

b.

In no case shall final subdivision approval precede the approval of the development plan.

c.

Site development regulations, specifications, and procedures governing the platting of a planned development and plat approval shall be in accordance with the Spalding County Subdivision Ordinance.

6.

Building permits and certificates of occupancy. The zoning administrator/building official shall issue building permits for buildings and structures in the planned unit development if they are in substantial conformity with the approved development plan, the development schedule, and with all other applicable regulations. A certificate of occupancy shall be issued for any completed building or structure if they conform to the requirements of the approved development plan and all other applicable regulations.

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-05-13, § 4, 8-15-05)