Chapter 5.15   FLEXIBLE REVIEW DISTRICT (FRD)

Sections:


5.15.010   Intent.

The intent of the FRD district is to provide a way for inventive design to be accomplished and to permit development that cannot be achieved through conventional zoning districts due to the parameters required therein.

It is recognized that some concepts will be more appropriate than others and the approval of an application in one location does not necessarily indicate the development will be applicable in other locations.

(Ord. No. O-12-16, 11-17-2016)

5.15.020   General requirements.

The provisions of the zoning ordinance regulating minimum lot area, parking, landscaping and lighting shall serve as a general guide. However variations to these standards included in the approved statement of intent or final development plan shall supersede the other provisions of this ordinance.

(Ord. No. O-12-16, 11-17-2016)

5.15.030   Minimum site size.

There is no minimum site size for the Flexible Review District.

(Ord. No. O-12-16, 11-17-2016)

5.15.040   Minimum lot width, minimum yard requirements, maximum lot coverage, maximum height of structures.

No structure shall be erected within twenty-five feet from any external lot line of any FRD district with the following exceptions:

A.

Where the property to be rezoned is between zero and five acres, no structure shall be erected within twelve and one-half feet from any external lot line.

B.

Where land uses within the FRD district are the same as uses permitted in the adjoining properties outside the FRD district, a lesser setback that is consistent with the uses or zoning on the adjoining properties may be permitted.

Minimum lot width, minimum yard sizes, maximum lot coverage and maximum height are otherwise regulated within the FRD district, provided, however, that the planning commission and city council shall ascertain that the characteristics of building location shall be appropriate as related to structures within the district and otherwise fulfill the intent of this [chapter].

(Ord. No. O-12-16, 11-17-2016)

5.15.050   Development standards.

The standards set forth in Section 6:9 Development Standards [of the zoning ordinance], may serve as a guide for the FRD district. However, variations are permitted. Applicants shall discuss variations with the Travelers Rest Staff prior to submitting their rezoning application.

(Ord. No. O-12-16, 11-17-2016)

5.15.060   Application process and preliminary development plans.

A.

Prior to submitting a FRD district application, the applicant is required to meet with the planning staff for a pre-application conference to avoid undue delay in the review process after the application is submitted.

B.

Applications for a FRD district shall be by amendment to the official zoning map in accordance with the provisions of Article 10 and shall include the following:

1.

Preliminary Development Plan—The applicant shall submit one printed site plan and one electronic site plan which shall include the following;

a)

A boundary survey with vicinity map, title block, scale, and north arrow.

b)

Total number of acres of overall site.

c)

Location and number of acres of various areas by type of use (eg, single family, detached, recreation, office, commercial, etc.).

d)

Number of units and density of various residential types, such number to represent the maximum number of units.

e)

Approximate square footage of nonresidential use and approximate number of bedrooms in each residential unit.

f)

Primary traffic circulation pattern, including major points of ingress and egress.

g)

Approximate number and location of parking spaces per use.

h)

An indication that an acceptable drainage system can be designed for the proposed project.

i)

Any such information or descriptions as may be deemed reasonably appropriate for review.

2.

Natural Resources Inventory—The primary objective of the natural resources inventory is to provide better information about the type of land covers, topography and significant natural, historical and cultural features on sites proposed for development. The applicant shall submit a natural resources inventory at the same scale as the preliminary development plan including the following:

a)

Land cover type (i.e., wooded, pasture, wetland etc.) indicating the wood line or boundary line between wooded and non-wooded areas of the site.

b)

Topographic contour lines at four-foot intervals.

c)

Stream and floodplain information.

3.

Statement of Intent—The applicant shall submit one paper copy and one electronic copy of a report setting forth the characteristics of the proposed FRD district including the following:

a)

A description of the procedures of any proposed homeowners association or other group maintenance agreement.

b)

A statement setting forth the proposed development schedule.

c)

A statement of the public improvements both on and off site that are proposed for dedication and/or construction and an estimate of the timing for providing such improvements.

d)

A statement of impact on public facilities including water, sewer collection and treatment, fire protection etc., and letters from the appropriate agencies or districts verifying that such facilities or services are available and adequate to serve the proposed Planned Development.

e)

A statement describing and/or renderings or photographs of the architectural style, appearance and orientation of proposed buildings.

f)

A statement describing the landscaping and screening of proposed project.

g)

A statement describing the maintenance and screening of any proposed pond, lake, or storm water management facility contained in the development.

h)

A statement describing pedestrian access and circulation throughout the project.

i)

Any such information or descriptions as may be deemed reasonably appropriate for review.

4.

A public hearing shall be held in accordance with procedures set forth in Article 10 except that such hearing shall be a joint hearing before the Planning Commission and City Council simultaneously.

5.

The Planning Commission, at its next meeting following the public hearing and the Planning Commission staff shall make a recommendation upon the proposed Planned Development which shall be advisory to City Council.

6.

The City Council may, after fulfilling all applicable requirements of this section and all applicable requirements of Article 10, act to either approve, approve with modification or disapprove the application for a FRD, Flexible Review District.

7.

Approval of a Concept Plan shall constitute authority for the applicant to prepare a final development plan. All final development plans in the FRD district will require a site plan review and approval by the Travelers Rest Planning Commission.

(Ord. No. O-12-16, 11-17-2016)

5.15.070   Final development plan.

No building permit or certificate of occupancy shall be issued in a PD district until the Planning Commission, acting upon the recommendation of the Planning Commission staff, has approved and there is recorded a Final Development Plan (FDP) meeting the requirements of this section. All requests for a final development plan or minor change require that the city provide the applicant or his designated representative with signs to post on the property. The signs shall be posted at least twelve days prior to the date of the Planning Commission meeting. One reproducible copy of the FDP setting forth specific design characteristics of the development in accordance with the approved preliminary development plan shall be submitted to the Planning Commission and shall include but not be limited to the following information:

A.

Vicinity map, title block, scale, north arrow, and property line survey.

B.

Location and proposed use of all buildings or structures within the planned development and gross square footage.

C.

Names of boundary streets.

D.

Number of residential dwelling units by type and number of bedroom units in each.

E.

Location of any utility easements.

F.

Total floor area for all nonresidential uses by type.

G.

Open space areas, specifying the proposed treatment or improvements of all such areas and delineating those areas proposed for specific types of developed recreational facilities.

H.

All off-street parking and loading areas, structures, the total number of spaces, and the dimensions.

I.

The number of acres devoted to each land use.

J.

Sketches and/or elevations of typical buildings/structures and their design standards.

K.

The site's traffic circulation plan, including the location of curb cuts and points of ingress/egress, and also including the location and width of all streets, drives, medians, service areas, dumpster pads, entrances to parking areas, etc.

L.

The site's lighting plan, including the location, height, and type of all exterior fixtures.

M.

The site's landscape, screening/buffer plan.

N.

The site's signage plan, which includes all exterior signage of the development.

O.

Yard dimensions from the development boundaries and adjacent streets.

P.

A letter from the City Engineer stating that a detailed drainage plan has been submitted and approved.

Q.

Other such information or descriptions as may be deemed reasonably appropriate for Planning Commission review.

(Ord. No. O-12-16, 11-17-2016)

5.15.080   Planning commission action.

The Planning Commission, acting upon the recommendation of the planning staff, may approve or disapprove the final development plan submitted by the applicant. In reviewing the final development plan, the Planning Commission may require any such design modifications as necessary to assure compliance with the approved preliminary development plan. In the event that the Planning Commission finds that the final development plan is not in accordance with the approved preliminary development plan, it shall disapprove the final plan.

(Ord. No. O-12-16, 11-17-2016)

5.15.090   Recording of final development plan and statement of intent.

Following approval of the final development plan by the Planning Commission, it is the of the applicant to ensure that one copy of the final development plan and statement of intent is recorded in the register of deeds of Greenville County; one copy of both documents is filed with the Zoning Administrator.

(Ord. No. O-12-16, 11-17-2016)

5.15.100   Subdivision plats.

Approval of a final development plan shall constitute authority for the applicant subdivision plats, if applicable, in accordance with procedures set forth in the Greenville County Subdivision Regulations.

(Ord. No. O-12-16, 11-17-2016)

5.15.110   Changes to flexible review districts.

Changes to a proposed Flexible Review District or to an approved Flexible Review District may be permitted in accordance with one of the following procedures as determined by the Zoning Administrator:

A.

Changes—Changes to a planned development district which are of a design nature and which do not alter the original concept or use characteristics of the planned development district may be approved by the Planning Commission in accordance with the procedures established by Section 5.15.080 provided that no minor change may be approved by the Planning Commission which is in conflict with specific conceptual considerations previously contained in City Council's preliminary approval.

B.

Major Changes—Changes to a planned development district which would alter the basic concept and general characteristics of the planned development district may be approved by City Council in accordance with the procedures established by Section 5.15.6 Examples of major changes include, but are not limited to the following: boundary changes, changes in the maximum number of structures or residential units, increased density, substantial changes to residential housing type, use changes, access changes, etc. Approval of a major change by City Council must be followed by final approval of a detailed design plan showing such changes as may be approved by the Planning Commission in with Section 5.15.8.

(Ord. No. O-12-16, 11-17-2016)

5.15.120   Failure to begin, failure to complete, or failure to make adequate progress.

The descriptive statement as approved by City Council and duly recorded shall set forth the development schedule for the project including phasing of development of nonresidential uses in relationship to residential use. The City Council may require the posting of a bond with a corporate surety to guarantee that the schedule as set forth in the descriptive statement will be materially adhered to in order to guarantee construction of streets, utilities, and other facilities and amenities or to allow for rectification of improper development characteristics such as failure to develop areas designated as common open spaces. If there is failure to begin, or failure to complete, or failure to make adequate progress as agreed in the descriptive statement, the City Council may enforce and collect upon such bonds or sureties as described above, or may change the district classification of the planned development in accordance with provisions of Article 10, and thus terminate the right of the applicant to continue development, or may initiate action to charge the developers with specific violation of the zoning ordinance subject to the penalties set forth in Article 14 or any appropriate combination of the above remedies may be taken.

(Ord. No. O-12-16, 11-17-2016)

5.15.130   Terms of this section to prevail.

In case of any conflict of the terms of [Chapter] 5.15 with terms of other sections of this [Chapter], the terms of [Chapter] 5.15 shall prevail.

(Ord. No. O-12-16, 11-17-2016)