4.1.1. Planned Unit Development (PUD) district. The purpose of the PUD district is to allow for the establishment of development standards proposed by the applicant to accommodate innovative mixed use development patterns not articulated in base zoning districts, but which uses and standards are generally supportive of the policies of the comprehensive plan.

4.1.2. Purpose. The purpose of the PUD district is to allow for the establishment of development standards proposed by the applicant to accommodate innovative mixed use development patterns not articulated in base zoning districts, but which uses and standards are generally supportive of the policies of the comprehensive plan. The PUD district is intended to provide a means of accomplishing the following specific objectives:

A.

To provide for development concepts not otherwise allowed within non-PUD zoning districts; and

B.

To provide flexibility, unity, and diversity in land planning and development, resulting in convenient and harmonious groupings of uses, structures, and common facilities; and

C.

To accommodate varied design and layout of housing and other buildings; and

D.

To allow appropriate relationships of open spaces to intended uses and structures; and

E.

To encourage innovations in quality residential, commercial, and industrial development and renewal so that the growing demands of the population may be met by greater variety in type, design, and layout of buildings and by the conservation and more efficient use of open space; and

F.

To attenuate the burden of traffic on streets and highways; and

G.

To provide a procedure that can relate the type, design, and layout of residential, commercial, and industrial development to the particular site, thereby encouraging preservation of the site's natural characteristics.

4.1.3. Establishment of a PUD district.

A.

A PUD may be requested on any property or properties within the city that meet the minimum standards herein and in accordance with the rezoning procedures of section 13.5, rezoning to establish the boundaries and regulations of the PUD.

B.

No PUD district may be established without the concurrent approval of Overall Development Standards (ODS) and an Overall Development Plan (ODP) by the city council.

4.1.4. Minimum standards.

A.

PUD districts shall have a minimum contiguous area of ten acres.

B.

The characteristics of each PUD shall be in conformance with the adopted comprehensive plan, and the approved overall development standards (ODS) and overall development plan (ODP).

C.

The required phasing plan shall accurately outline the proposed schedule and timing of development of each proposed use. Any variation to the phasing plan in timing or sequencing of uses shall be considered a major modification pursuant to Section XX.

D.

A minimum of two characteristics in subsection 4.1.5, required characteristics shall be addressed.

E.

Any development standards not expressly defined by the overall development regulations shall be regulated by the UDC. At a minimum, the following development standards shall be met for the proposed development:

1.

Streets shall be a minimum of 26 feet curb to curb in accordance with section 9.1.

2.

Access management provisions of section 8.2, access and connectivity shall be met.

F.

A PUD shall provide a mix of Individual Uses from a minimum of two different major use categories identified below. This requirement does not preclude other uses, but no other use shall fulfill the mixed-use requirement.

Table 4.1.4.F. Menu of Major Use Categories

4.1.5. Required characteristics.

A.

At a minimum, each PUD shall provide a combination of at least two of the following characteristics that support the innovative nature of the request. Fulfillment of each required characteristic shall be at the discretion of the community development director and shall remain in place for the life of the project or as necessary to carry out the intent:

1.

New or unique concept or land use. Project shall describe the extent that it is a new concept or land use, meaning there are no other developments within 2,000 feet like the proposed development and the project will demonstrate how the business/development concept will be successful in Social Circle.

2.

Catalyst project. Project shall describe the extent that it will serve as a catalyst for subsequent development. This requires a significant project in a relatively unproven area of town and is expected to have a multiplier effect by spurring further economic development projects.

3.

Target employment industry. A project that offers one or more of the following industries:

a.

Entrepreneurship; or

b.

Technical, research, consulting, or corporate operations; or

c.

Local and regional distribution; or

d.

Healthcare, non-profits, and educational institutions; or

e.

Production (construction and manufacturing); or

f.

Entertainment and recreation (ex. Restaurants, movie theaters, film studios).

4.

Usable public green space.

a.

Green spaces shall have unobstructed access from the nearest right-of-way or adjacent building and shall be deeded to the city or a public access easement granted; and

b.

Green spaces shall be programmed with at least one of the following amenities: public art, decorative water feature, community garden, playground/recreational equipment, plaza, public outdoor dining area, other amenity approved by the community development director.

5.

Affordable housing.

a.

At least ten percent of proposed units shall be set aside for the life of the project for households that do not exceed a maximum of 80 percent Area Median Income (AMI);

b.

Households counted toward the applicable AMI percentage shall not be required to pay more than 20 percent of the applicable AMI (40 percent, 60 percent, or 80 percent AMI) per month for rent; and

c.

All affordable units are required to be similar in construction and appearance to market units and not be in isolated or less marketable areas of the project.

6.

Leadership in Energy and Environmental Design (LEED) or similar certification.

a.

Certification is required through EarthCraft (any level), LEED (any level), Green Globes (three globes minimum), National Green Building Standard (NGBS) (silver minimum), or another comparable third-party certification program approved by the community development director.

b.

Registration is required prior to acceptance of application for rezoning. A bond shall be secured and held until full certification is obtained.

c.

Upon approval of zoning, no permit shall be issued unless the approved certification program checklist is submitted that demonstrates the proposed development will achieve enough points to attain the required certification level.

d.

Prior to issuance of a certificate of occupancy or any project close-out, the applicant shall submit a performance bond to ensure successful completion of the certification. When the applicant achieves certification status, the bond shall be released to the applicant.

7.

Adaptive reuse project. The project shall preserve a substantial portion of an existing structure of relative significance or architectural interest.

4.1.6. Overall development regulations.

A.

Overall Development Standards (ODS). Development of the PUD is governed by the ODS that designate the standards of zoning and development for the property. These standards replace the standards in the UDC and should include, at a minimum, the following:

1.

Permitted and prohibited uses; and

2.

Maximum density; and

3.

Maximum impervious surface; and

4.

Minimum open space; and

5.

Minimum and maximum building heights; and

6.

Minimum lot size; and

7.

Required setbacks; and

8.

Parking requirements; and

9.

Building massing.

B.

Overall Development Plan (ODP). Development of the PUD is also governed by the ODP, which includes a series of plans and design-related documents regulating the development of the property. At a minimum, the ODP shall include the following:

1.

Analysis of existing conditions. An analysis of existing site conditions, including a boundary survey and topographic map of the site that shall include information on all existing man-made and natural features, utilities, all streams and easements, and features to be retained, moved or altered. The existing shape and dimensions of the existing lot to be built upon including the size, measurement, and location of any existing buildings or structures on the lot shall be included. The analysis should include all buffers and other applicable standards of federal and state law related to maintenance and protection of wetlands and the banks of navigable waters of the federal and state governments.

2.

Overall master plan. A master plan outlining all proposed regulations and calculations which shall include, but not be limited to, information on all proposed improvements including proposed building footprints, entrances, densities, parking ratios, open space, height, sidewalks, setbacks, under and over-head utilities, internal circulation and parking, landscaping, preliminary grading, lighting, drainage, amenities, and similar details and their respective measurements.

3.

Phasing plan. Should a PUD be expected to require five years or longer to complete, a phasing plan shall be provided by the applicant that indicates the time frame for construction and development of different aspects of the PUD. This is required in all cases for a PUD seeking to meet the minimum standards through a mixed-use project.

4.

Regulating plan. A regulating plan shall be provided with street types and open space for all property within the PUD boundary. The regulating plan shall be keyed to a set of standards developed based on location. This plan should consider how all modes of transportation will be accommodated, including pedestrians, bicycles, cars, transit, rideshare, etc. Detailed right-of-way cross sections shall also be included in this plan or as an attachment to this plan.

5.

Streetscape and hardscape manual. A streetscape and hardscape manual shall be created that includes specifications for the following: sidewalk clear zones, landscape zones, supplemental zones including details regarding lighting fixtures, on-street parking, street furniture, landscape materials and other amenities. A streetscape map shall accompany this manual that identifies appropriate streetscape and hardscape designs for all streets, plazas, open space, locations for public art etc. within the plan.

6.

Architectural pattern book. An architectural pattern book demonstrating approved building materials, features, exterior finishes, windows, doors, colors, and other items affecting exterior appearance, such as signs, mechanical systems, fencing, etc. The pattern book shall include renderings of proposed buildings.

a.

To the extent that the approved ODS and ODP for a PUD contradict the UDC, the approved ODS and ODP for the PUD district governs. All other chapters govern, unless specific alternatives are proposed and written into the ODS as part of the amendment application.

b.

Applications shall include any additional information deemed necessary by the community development director to determine compliance with ordinance standards.

(Ord. No. 2023-3, § 1(Exh. A), 6-20-2023)

4.2.1. Purpose. The Stanton Springs business park district is intended to provide large tracts of land suitable for the planned development of a mixed-use business park that provides new jobs and increases the tax base. It shall provide an attractive environment well suited to manufacturing, research, development, professional offices, laboratories, biomedical, pharmaceuticals, data centers, and related commercial, warehousing, and industrial uses. Other types of heavy industrial that would be objectionable by reasons of producing noxious dust, odor, air pollution, water pollution, and noise are not permitted.

The Stanton Springs business park district is permitted under the following conditions:

1.

It is a part of a large-scale development of 1,000 acres or more;

2.

It is developed under a single, unified entity providing control of property development;

3.

It contains a mixture of uses;

4.

It provides adequate infrastructure for current and future transportation, water resource management, and community services;

5.

Others designated from time to time by the board of commissioners.

4.2.2. Tier planning and map. The Stanton Springs business park district is divided into two individual tiers which represent the different variations in use within the Stanton Springs business park district. Tier 1 governs property development abutting a parkway and concentrates primarily on clean industry. Tier 2 governs the land within the district that is not within Tier 1 or outside the parkway promoting high quality and commercial highway-oriented development in close proximity to I-20 by permitting greater flexibility to create a corridor of similar as well as supporting retail and hospitality uses for the Stanton Springs business park. The tiers are designated on the official zoning map.

4.2.3. Principal uses and structures.

A.

Principal uses and structures allowed in the Stanton Springs business park district shall include uses as identified in the tables below.

B.

Application of this table shall be in accordance with the following codes:

1.

Uses permitted by right. "P" indicates a use permitted by right in the respective tier.

2.

Limited uses. "L" indicates that a use is permitted where it is compliant with supplemental use standards.

3.

Special uses. "S" indicates that a use may be permitted in the respective base zoning district only when approved by the mayor and city council. Special uses are subject to all other applicable requirements of this UDC including the use standards contained in article 3, except where such use standards are expressly modified by the mayor and city council as part of the special use permit approval.

4.

Accessory uses. "A" indicates that a use is permitted only where accessory to a use permitted by right..

5.

Uses not permitted. "—" indicates that a use is not permitted in the respective tier.

C.

Uses not identified in this UDC may be interpreted based on the criteria in section 2.2, categorization of use.

D.

Uses that are not specifically authorized as a principal, accessory, or special use in the use table below are prohibited.

4.2.4. Expressly prohibited uses. Notwithstanding to the use tables above, the following uses are expressly prohibited in Tier 1 and Tier 2, regardless of whether the parent use type is permitted in the table:

A.

Adult bookstore or adult entertainment;

B.

Auto recovery;

C.

Boarding/breeding kennels;

D.

Campground, recreational vehicle park, private;

E.

Cemeteries or mausoleums;

F.

Community fair;

G.

Distillation of bones;

H.

Dumping, disposal, incineration or reduction of garbage;

I.

Fat rendering;

J.

Flea market;

K.

Funeral home;

L.

Growing or sale of marijuana;

M.

Hazardous waste or solid waste landfills;

N.

Jail, penal, detention or correction farms;

O.

Junk or salvage yard;

P.

Labor camp;

Q.

Manufactured home sales, rental, repair;

R.

Mini-warehouse;

S.

Night club, bar or lounge;

T.

Noncommercial club or lodge;

U.

Pawn shop;

V.

Pay day, title loans, check cashing;

W.

Privately operated sanitary landfill, sewage or treatment plant (excluding on-site pretreatment facilities);

X.

Refining of petroleum or of its products;

Y.

Sanatorium, convalescent, rest or retirement home;

Z.

Smelting of iron, tin, zinc or other ores;

AA.

Solid waste transfer station;

BB.

Stockyard or slaughter of animals;

CC.

Storage yard, lumber;

DD.

Temporary or portable sawmill;

EE.

Truck stop, parking, dispatch.

4.2.4.1. Accessory uses and structures. Accessory uses and structures typically found to support the principal uses and structures shall be permitted in the Stanton Springs district.

4.2.5. Special uses. Special uses shall be permitted in the Stanton Springs business park district in accordance with the use tables subject to the procedures of the issuing authority.

4.2.6. Standards of development.

A.

Minimum lot frontage. 50 feet.

B.

Minimum building setback requirements.

1.

Front. 50 feet.

2.

Side. 20 feet.

3.

Rear. 20 feet.

C.

Impervious surface ratio. The maximum impervious surface ratio shall be 75 percent.

D.

Maximum height of buildings. 75 feet.

E.

Buffer requirements. Where property in this district abuts residential property, it shall provide transitional buffers no less than 100 feet in width.

F.

Parking requirements.

1.

Parking requirements. Off-street parking and loading space shall be provided as outlined below.

2.

The total number of parking spaces may be reduced as approved by the city, or its designee, upon written request by the applicant. The applicant shall provide a parking study or other justification for the requested reduction.

G.

Streets and rights-of-way.

1.

All streets shall be dedicated public streets, except as may be permitted in an overlay district.

2.

Streets that are not state or federal highways shall be constructed with a design speed not to exceed 35 miles per hour in commercial and industrial areas and 25 miles per hour in residential areas, except as follows:

a.

Streets primarily serving industrial, commercial, and office buildings shall provide vehicle travel lanes not to exceed 12 feet in width, not including on-street parking and bicycle lanes.

b.

Intersection radii shall not be greater than 35 feet.

c.

Streets containing four or more travel lanes shall provide landscape medians of at least 14 feet in width.

d.

All intersections shall provide pedestrian crosswalks.

e.

Where intersections are signalized, they shall provide signal phases and indicators for pedestrians in accordance with the Manual of Uniform Traffic Control Devices.

3.

Landscape plans shall be prepared as a component of the final engineering plans for each public street. Street trees shall be permitted in accordance with approved landscape plans.

4.

Right-of-way widths shall generally be in accordance with standards of issuing authority's requirements and shall provide adequate space for:

a.

Shoulders on both sides of travel lanes containing a minimum of ten feet measured from the outside edge of pavement for the placement of underground utilities, sidewalks, bike lanes, and landscaping as required by the approved site development plans of the applicable overlay districts.

b.

Alternative right-of-way widths and shoulder widths shall be permitted in an overlay district in accordance with approved preliminary plans.

5.

Deceleration. A deceleration lane shall be installed at all entrance roads into a commercial or industrial development.

a.

Deceleration lane length is measured 200 feet from intersection centerline to beginning of taper. Tapers are 50 feet.

b.

An exception to this requirement may be approved by the city, or its designee, based on the results of a traffic study that demonstrates that a deceleration lane is not required due to the specific conditions and level of service of the county/city road.

c.

The city, or its designee, may require a traffic study to determine if the project's size warrants a center turn lane, longer deceleration lane, an acceleration lane or other improvements. If the traffic study determines that further steps should be taken to protect the traveling public, the additional requirements will be imposed by the city, or its designee.

H.

Sidewalks.

1.

Sidewalks shall provide safe, continuous pathways for pedestrians.

2.

Continuous and connected sidewalks shall be located on all public streets.

I.

Landscape strips adjacent to public rights-of-way.

1.

All unimproved areas, unless to the rear of a lot either for future expansion or part of a natural area, shall be landscaped with a combination of deciduous canopy trees, shrubbery and ground cover. For each 50 feet of street frontage, at least one tree, at least six feet in height, shall be planted in the required yard. All off-street parking areas that serve 20 vehicles or more shall be provided with landscape areas totaling not less than five percent of the surfaced area. Landscaped earth berms are required to block direct view of storage areas, the side yard trucking doors and trucking courts and as a part of the overall landscaping plan.

2.

All landscaping shall be completed before the final certificate of occupancy is issued. Notwithstanding the preceding sentence, in the event this is not feasible, landscaping shall commence at and be completed within the next growing season provided a bond covering the cost of the required landscaping is tendered to and approved by the local issuing authority.

J.

Utilities.

1.

All utilities shall be placed underground except for major electric transmission lines and sub-stations.

2.

Public water and sewer service shall be provided for all occupied buildings required to provide toilets.

3.

Streetlights shall be provided along all public streets.

K.

Signage.

1.

Signs shall be incorporated into the landscape plan. Maximum overall size shall not exceed six feet in height or 50 square feet in area for one side.

2.

Sign locations shall be governed by setback requirements.

3.

Signs will be ground mounted signage structures of complimentary building materials (brick or concrete marquee), no higher than six feet in height and 20 feet in length, on which signage can be mounted, landscaped and ground mounted illumination of signage.

4.

No flashing, flickering or blinking illumination shall be permitted in any sign.

5.

No animated or moving light forms of illumination will be permitted on any sign.

6.

All signs shall be fabricated and installed in compliance with all applicable building and electrical codes.

7.

All signs shall otherwise comply with the requirements of the applicable Unified Development Code without variance unless approved in accordance with Section XX.

L.

Building standards.

1.

Building materials.

a.

Exterior walls for all new buildings shall consist of durable, permanent architectural materials. The street façades shall incorporate one or a combination of the following durable materials: brick; tile; stone with weathered, polished or fluted face; textured cement stucco; architectural concrete masonry with fluted, split-face, or broke-face finish; Portland cement plaster and lath systems; architectural (either pre-cast or tilt-up) concrete either fluted or with exposed aggregate finish or glass.

b.

Façade materials shall be continued for not less than 20 feet on each side from the front surface. Unfaced concrete block, structural concrete, corrugated metal and the like shall not be permitted.

c.

Pole buildings or similar structures shall not be permitted. All building exteriors which face a public street shall have consistent architectural features, building materials, and rooflines as the front.

d.

Elevations of all four sides of the building shall be part of the building permit application. The sides and rear of all buildings shall be finished in keeping with the accepted standards used for first-class industrial development.

e.

For fuel stations, pump station canopies shall be covered with similar durable materials as required by subsection a. The sides of the pump island canopy shall reflect the color and building materials of the primary building. Pump island canopy lighting fixtures shall be completely recessed into the canopy and shall be shielded such that the lamp source is not visible and glare is not created. No lighting shall be permissible on top or on the side of the pump island canopy.

2.

Building roofs. Building roofs shall be white or earth-tone color, if architectural in function/design and visible from street view.

3.

HVAC and miscellaneous equipment. If visible from a road parcel or any public road, cooling towers, rooftop and ground mounted mechanical and electrical units and other miscellaneous equipment shall either be integrated into the design of the building or screened from public view (landscaping screening is permitted).

4.

Refuse areas and receptacles shall be placed in an accessible location in the corner farthest from any public streets and shall be enclosed on three sides with decorative masonry walls. The fourth side shall be a self-closing opaque gate made from noncombustible materials. The walls and gate shall be a minimum of 12 inches higher than the receptacle.

4.2.7. Notice to joint development authority of Jasper County, Morgan County, Newton County, and Walton County. Within three days of receipt of an application relating to zoning, use, or building activities in the Stanton Springs district, the county/city shall provide a copy of any such application to the JDA by mailing a copy to the address so designated by the authority and kept on file at the county. The JDA may provide comments and recommendations in writing to the community development director. If the application is for a re-zoning or special use permit, the JDA's comments shall be provided at or prior to the planning commission meeting. If the application is for a building permit or other permit which does not require a public hearing, the JDA's comments shall be provided within ten days of receipt of a copy of the application.

(Ord. No. 2023-3, § 1(Exh. A), 6-20-2023)

Editor's note— Ord. No. 2023-3, § 1(Exh. A), adopted June 20, 2023, enacted provisions intended for use as subsection 4.2.4. Inasmuch as there are already provisions so designated, and at the discretion of the editor, said provisions have been redesignated as subsection 4.2.4.1.