Appendix 721. Planned Development District (PDD).
Intent . Planned development districts are intended to allow flexibility in development and require the use of innovative site planning techniques resulting in developments with improved design, character, and quality which preserve natural and scenic open spaces. A PDD is characterized by a plan that incorporates residential housing of different types and densities, as well as compatible commercial, institutional and industrial development. Furthermore, a PDD allows for the establishment of dimensional standards, such as setbacks, lot sizes, height and bulk that are unique to the property in order to accommodate the allowed land uses. These requirements are established for the general purpose of promoting and protecting the public health, safety, and general welfare.
721.1 General Provisions:
(A)
Types of PDDs. Proposals to create a PDD will be classified as either "Major" or "Minor."
A "major" PDD is five (5) acres or greater.
A "minor" PDD is less than five (5) acres. The external 25-foot PDD perimeter buffer requirement may be waived provided that the conceptual plan mitigates the impact of the PDD to the surrounding properties through the establishment of buffering and/or screening requirements so that the future use of the site does not adversely impact the surrounding properties.
(B)
Reserved .
(C)
Density/use. The density and uses allowed within a PDD shall be as established within the written narrative. The narrative shall include a statement explaining the differences in land uses between the current and the proposed zoning. The PDD narrative shall include a table summarizing the proposed gross and net densities of the proposed PDD. A breakdown of buildable area versus gross acreage shall be provided with a minimum of twenty (20) percent from the overall project area to be subtracted for the provision of infrastructure and drainage.
For the purposes of determining gross and net densities, the formula below shall be used:
Gross density = the total number of dwelling units ÷ the total project acreage
Net density = the total number of dwelling units ÷ the net (buildable) acreage
Buildable acreage is defined as: That portion of a tract or parcel of land which can be developed, not including existing platted rights-of-way and utility easements, natural water bodies (streams/lakes), and wetlands under the jurisdiction of the U.S. Army Corps of Engineers unless such wetlands are to be filled upon issuance of a "fill" permit. Wetland buffers may be included as developable acreage, but may not be encroached upon unless specified by a permit and approved development plan.
(D)
Reserved .
(E)
Building height. Single-family structures, attached or detached, shall not exceed thirty-five (35) feet unless otherwise approved by the Planning Commission for justifiable cause. All other building heights shall not exceed one hundred eighty (180) feet unless otherwise approved by the Planning Commission for justifiable cause. Increases in building heights shall be decided on a case-by-case basis, taking into consideration current zoning, existing surrounding structures, and the anticipated impact to the area. All other applicable requirements must be met—Parking, airport height restrictions, lot coverage, etc.
721.2 Specific Requirements. In order to qualify for a PDD, the following criteria shall be met:
(A)
The area proposed for rezoning shall be in one (1) ownership or if in several ownerships, the application for amendment to the Zoning Ordinance shall be filed jointly by all of the owners.
(B)
A written narrative and conceptual plan shall be submitted by the applicant or developer for review by the Planning Commission and approval by the County Council.
(C)
A minimum 20-foot separation shall be maintained between multi-family buildings and a minimum ten-foot building separation shall be maintained between single-family detached structures. Accessory structure separations from principal structures associated with either multi-family or single-family structures shall be as determined by appropriate building codes.
(D)
Sidewalks Required. Sidewalks shall be provided within PDDs along roadways. A Pedestrian Flow Plan is highly recommended at the Conceptual Plan stage as is alternative surfaces and designs. Pedestrian sidewalks/pathways shall be provided in the development to connect amenity areas and open space areas to main pods of development. Sidewalks may be platted as easements or as parcels. Sidewalks shall be constructed to ADA requirements.
721.3 PDD Buffers and Open Space.
(A)
Perimeter buffer. A 25-foot wide natural or landscaped buffer shall be provided around the entire perimeter of the proposed PDD. Platted lots shall not be allowed within the buffer area. Building encroachments shall be prohibited within such buffer; however, stormwater features, bicycle, pedestrian, and equestrian trails, landscape features, and development entrance rights-of-way may be permitted within such buffer. If encroachments are placed within the buffer, any remaining non-disturbed areas shall remain naturally vegetated if proposed infrastructure plans allow such.
The following standards shall apply to specific permitted encroachments within the PDD buffer:
1.
Amenity features within the buffer. Recreational and Common open space features that are located within the PDD buffer may be counted toward meeting open space requirements established in subsection (C), below, provided that:
(a)
The buffer shall be platted as an independent parcel of property open space purposes.
(b)
The amount of credit given for the active amenity feature located within the buffer is calculated based on the feature's size as determined by its width and linear feet.
2.
Stormwater features. Stormwater features located within the PDD buffer are permitted provided that:
(a)
Applicable maintenance easements are established on the recorded plat to ensure access to the feature.
(b)
No less than twelve and one-half (12½) feet of buffer area is provided outside the drainage/maintenance easements associated with such features. Improvement of the required buffer shall meet the landscape material requirement of Section 527 of this ordinance. A privacy wall or a four-foot high berm with vegetation may be installed in lieu of the natural vegetation of Section 527. If such option is used, the additional buffer area outside the drainage/maintenance easement shall be seven (7) feet.
(B)
Buffers between dissimilar uses . Internal buffers of no less than fifteen (15) feet shall be installed between dissimilar uses and shall be vegetated in accordance with the plant material requirements enumerated in Section 527 of the zoning ordinance.
(C)
PDD open space. Generally: PDDs shall include dedicated acreage for open space in accordance with the formula established in subsection (1), below. Open space may include a combination of common and recreational (active or passive) elements as indicated in subsection (2) below, so long as a minimum of twenty-five (25) percent of the recreational elements provided are made up of active features. The use of specific elements shall be at the discretion of the developer. Open space shall be provided in a manner that is sensitive to the design and anticipated use of the proposed development and should be designed to provide maximum benefit to the inhabitants of the development through its central location, when possible. Location of features along the exterior boundary of the PDD is discouraged.
1.
Open space calculation formulas. To calculate the required open space involves the use of two (2) formulas; the formula for the Recreational open space and the formula for the Common open space. The results obtained from the two (2) formulas are then added together to determine the total required open space:
(a)
Recreational PDD open space: At a minimum, the amount of Recreational open space within a PDD shall be calculated according to the following formula:
A 1 = D × 2.3 × 0.01
Where:
A 1 = the required upland open space area;
D = the number of dwelling units in the PDD;
Average household density = 2.3 persons; and the
Number of acres required per person = 0.01 acres per person.
(b)
Common PDD open space:
A 1 = D × 2.3 × 0.01 / 2
where:
A 1 = the required common open space area;
D = Number of dwelling units in a PDD;
Average household density = 2.3 persons; and the
Number of acres required per person = 0.01 acres per person.
2.
Acceptable common and recreational open space features.
(a)
Common open space uses include, but are not limited to:
(1)
Natural open water bodies and/or water bodies of at least three (3) acres in size capable of supporting aquatic life (generally with a depth of at least four and one-half (4½) feet that can serve for recreational uses.
(2)
Natural areas of undisturbed vegetation with maintenance limited to removal of litter, dead trees, plant material and brush.
(3)
Areas of cultural significance such as locally or nationally listed historic and archeological sites (including structures).
A developer proposing to use lakes or stormwater ponds to meet the common space requirements must provide certification to the County Engineer that such lake or stormwater pond has been designated to be perpetually filled and capable of supporting aquatic life (generally a minimum perpetual water depth of four and one-half (4½) feet from the bottom storage or outlet elevation is required).
(b)
Recreational open space uses include, but are not limited to:
(1)
Parks, play grounds, tot-lots, picnic areas, basketball courts, tennis courts, swimming pools and similar uses.
(2)
Greenways, greenbelts, squares and village greens.
(3)
Bicycle paths, bridle paths, footpaths and sidewalks provided such paths are improved with a surface suitable for the intended use.
(4)
Lands and appropriate facilities that provide access to beaches, rivers and waterways.
(5)
Land burdened with easements may be used provided that the easements do not interfere with the use of the land for open space and recreational purposes and if future development does occur, then alternate open space is provided.
(D)
Documentation of PDD open space. The provision of open space shall be documented within the written narrative and shown on the conceptual plan. Expected narrative and conceptual plan contents to address this requirement are stated below.
1.
Written narrative contents. The written narrative shall explain the intended use of any open space and provide detail as to how such spaces will be accessible, integrated to the overall development and maintained. A single statement indicating that open space will be provided is not acceptable.
2.
Conceptual plan content. The conceptual plan shall show all areas intended for open space with their acreage and intended access points. Additionally, a conceptual layout of the equipment or features that will be located in such areas shall be provided as either an attachment to the PDD application or on the conceptual plan.
(E)
Open space access . Open space shall be accessible to all inhabitants of the development. Access to such features shall be provided through a minimum 20-foot dedicated access points, and not via open storm drainage ditches, swales or easements between or across adjacent properties. Access, however, may be provided via a 20-foot wide easement over a piped storm drainage ditches, swales, or easements, subject to Horry County Engineering approval. Access easements to be shared with improvements adjacent to drainage must be approved by the County.
(F)
Open space requirement for commercial and industrial PDDs: Commercial and industrial PDDs shall provide a minimum of five (5) percent of the total project area as upland (Recreational) open space.
721.4 PDD Administrative Procedures. Generally. Any request pertaining to the establishment of a "Major" or "Minor" PDD shall be considered an amendment to the Zoning Ordinance, and shall be administered and processed in accordance with the regulations set forth in Article XV of this ordinance, entitled Amendments. Prior to processing a request to establish a PDD, all data set forth in section 721.6 shall be submitted to the Planning Department for review and forwarding to the Planning Commission for a recommendation. The Planning Commission's recommendation shall be forwarded to County Council for final action. If approved by the County Council, all information pertaining to the proposal shall be adopted as an amendment to the Zoning Ordinance and mapped on the Official Zoning Maps for Horry County as a PDD.
Requirements:
(A)
A building permit shall not be issued until the requirements of subsection 721.7 have been fulfilled.
(B)
Development within a PDD shall occur in conformance with the standards contained in the approved written narrative and shown on the conceptual plan. In the event it is determined that development is not occurring in accordance with the approved standards, the Planning Commission, or its designated agent, may suspend further development until such time that the PDD is amended. Amendments to the PDD shall either consist of major or minor amendments as defined in subsection 721.5 of these regulations.
(C)
County Council may require financial guarantees which shall guarantee completion of the improvements set forth in the proposed development plan. Such guarantees may include the submission of a letter of credit or cash in the amount determined by County Council.
(D)
For "Major" or "Minor" PDDs, the applicant may elect to develop the site in successive stages. A proposed phasing plan and proposed phase completion schedule shall be submitted along with the application for the rezoning request. The Planning Department shall review the proposed phasing plan and proposed phase completion schedule. The developer may request to amend it as necessary with the submission of a revised phasing plan and completion schedule to the Planning Department for review and approval.
Prior to commencing subsequent stages of development, the infrastructure improvements of the previous stage shall be either completed or financially guaranteed before the commencement of development of the next phase. The Planning Commission may require that development be done in stages if public facilities and infrastructure are not adequate to serve the entire development initially.
If the phase completion schedule or amended phase completion schedule are not complied with and extended for good cause, the County Council may take action as deemed necessary to best protect adjoining properties and the public health, safety, and welfare.
721.5 Changes and Modifications:
(A)
Minor changes: Minor changes in PDDs may be approved by the Zoning Administrator, provided that such changes:
1.
Do not increase the density;
2.
Do not change the outside (exterior) boundaries;
3.
Do not change any use; however as an example, a change from multi-family residential to single-family residential shall be considered a minor change provided densities are not increased and provided that minimum lot size and setback requirements have been established in the PDD.
4.
Reserved.
5.
Do not significantly change the exterior appearance from those shown on any plans which may be submitted or presented by the developers.
6.
Minor changes may include, but are not limited to: minor shifting of the location of buildings, parking, shifting of entrances and internal roadways to resolve regulatory permitting issues, utility easements, parks, or other public open spaces, or other features of the plan.
All other changes or modifications not enumerated above shall constitute a major change and will require submittal of the PDD for review as outlined in subsection 721.6 of these regulations.
721.6 PDD Application Contents. Application to establish a PDD shall include the following:
1.
One (1) copy of the PDD rezoning application form;
2.
Four (4) copies of a conceptual site plan including the requirements shown in Table 2;
3.
Four (4) copies of an illustrative plan (or plans) including the requirements shown in Table 3;
4.
Four (4) copies of "PDD Details" shown in Form 1 of the Rezoning Application (Major PDD only. Upon request for Minor PDD);
5.
One (1) copy of the project phasing plan and phase completion schedule; and
6.
One (1) electronic digital copy (contact the Planning Department for software compatibility options).
721.7 Land Development within PDDs. Upon County Council approval to establish the PDD, applications for land development shall be required. Land development within the district shall conform to the approved conceptual plan and written narrative and shall be reviewed by the Planning Department utilizing the procedures established in the Horry County Code of Ordinances, Chapter 18 (Land Development Regulations).
Table 2.
Conceptual Site Plan ContentMinor Major Plan contents (if required) - 1. North Arrow X X 2. Name of developer, owner, and proposed development X X 3. Written and graphic scale (not less than 1″ = 200′) X X 4. Tax map number and/or pin number of parent tract X X 5. Tax map number of adjacent parcels X X 6. Current zoning of parcel X X 7. Adjacent zoning X X 8. Location map drawn to scale (not less than 1″ = 2000′) X X 9. Location of and the types of uses in PDD. Illustrative* Conceptual**
Illustrative*10. Boundary survey of property Upon request Upon request 11. Traffic circulation for residential uses must meet the requirements of the Land Development Regulations (LDR) for access or must obtain a design modification from the LDR. In instances when constraints such as site location, size or topography prohibit the provision of the required ingress/egress points the Planning Commission is authorized to recommend fewer access points X X 12. Traffic circulation for non-residential uses If Applicable X 13. Internal buffers between incompatible land uses with improvement specifications shall be shown as required by 721.3.B If Applicable X 14. Perimeter buffers to be used (must be equal to those required for the most similar standard zoning district) shall be shown as required by 721.3.A X
May be waivedX 15. Common or recreational open space areas with acreage as determined in Section 721.3.C. through F. If Applicable X 16. Location of floodplains per FEMA Flood Insurance Rate (FIRM) maps X X 17. Location of potential jurisdictional wetlands and spoilage areas X X 18. Phasing plan and completion schedule X X 19. Provision for recycling facility location and documentation for proposed collection of recyclables X 20. Any additional information the Planning Commission may request X X *Illustrative plan refers to a land plan displaying locations of and land devoted to the types of uses to be included in the PDD. Illustrative plans may be used as a graphic tool for the Planning Commission and County Council. Typical layouts must be included, showing various product types and phases of development. Given the detailed nature of illustrative plans, they are subject to change.
**Conceptual plans allow uses and densities to be depicted in bubble diagrams with depiction of internal roadways (inner-connectivity to be established), and conceptual locations of open space and anticipated future development. Conceptual plans may be submitted for projects greater than one hundred (100) acres. Minor modifications may be made to these plans as long as they do not materially alter the amount of land dedicated to a specific land use or the overall layout of the plan. Major changes to the conceptual plan must be approved by County Council as an amendment to the PDD.
Table 3:
Illustrative Plan ContentMinor Major Plan contents - X X North Arrow X X Name of Developer, owner, and proposed development X X Tax Map number and adjacent TMS X X General road layout for all pods or phases X X Amenity areas and/or active and common open space areas X X Typical lot layouts per product type and phase (may be hand-drawn or computer generated) X X *Illustrative plan refers to a land plan displaying locations of and land devoted to the types of uses to be included in the PDD. Illustrative plans may be used as a graphic tool for the Planning Commission and County Council. Typical layouts must be included, showing various product types and phases of development. Given the detailed nature of illustrative plans, they are subject to change.
(Ord. No. 186-99, § 1, 2-15-00; Ord. No. 28-00, §§ 1—4, 4-18-00; Ord. No. 121-00, § 1, 10-17-00; Ord. No. 107-04, § 1, 10-19-04; Ord. No. 60-11, § 2, 9-20-11)