The purpose of this Section is to address the unique characteristics and development requirements of residential planned developments, and to ensure that planned developments in residential zoning districts are compatible with the surrounding neighborhood and City. Wherever possible, the provisions of the underlying zoning district(s) and the design standards of this Ordinance and the Subdivision Regulations shall be followed in the design of planned developments. Modifications to these standards may be approved as part of a Preliminary PUD Plan in any residential zoning district, provided that such modifications are determined to be consistent with the purpose of this Chapter and the following:
(a) Lot Size and Block Length. To prevent a monotonous appearance, all residential planned developments shall include variations in lot width, lot area and block length. Corner lots shall have a minimum lot width of 70 feet to provide adequate area for two front yard setbacks. Streets, sidewalk and pathway easements and parks shall be used to visually break-up blocks of dwellings in excess of 600 feet in length.
(b) Density. A variable residential density bonus of up to 30 percent may be allowed in any residential planned development, subject to the following:
(i) Determination of Maximum Permitted Density. The maximum permitted density shall be determined by one of the following two procedures, at the option of the applicant:
(ii) Determination of Maximum Permitted Density. The maximum permitted density shall be determined by one of the following two procedures, at the option of the applicant:
(1) Calculation. The maximum number of permitted dwelling units (du) in a residential PRD may be calculated by:
(a) Taking 80 percent of the buildable area of the site (in square feet);
(b) Dividing the result by the minimum lot area (in square feet) required for the underlying zoning district; and
(c) Multiplying the result by the maximum permitted density (130 percent of the density permitted in the underlying zoning).
(buildable area X 0.8) maximum --------------------------- X 1.3 = number of du minimum lot area permitted By way of example: A 10 acre site with 9 buildable acres located in an R-1 District and a 30 percent density bonus would result in the following number of permitted units: (392,040) ------------ X 0.8 X 1.3 = 48 |
(2) Parallel Plan. The maximum permitted density of a residential PUD may be determined through preparation of a parallel plan by the applicant that satisfies all conventional zoning standards and subdivision regulations, where applicable, including but not limited to minimum lot width and area, setbacks, neighborhood open space requirements, street rights-of-way and stormwater detention. During review of the Preliminary PUD Plan, the Commission shall review the parallel plan to determine if it accurately and reasonably shows the number of dwelling units or lots that could be feasibly be constructed under conventional zoning. This number may be increased by a permitted density bonus of up to 30 percent.
(ii) Criteria for Approval of a Density Bonus. A residential density bonus of up to 30 percent may be permitted for any residential PUD, subject to a determination by the Commission that two or more of the following conditions have been satisfied:
(1) An integrated mixture of housing types have been included in the PUD.
(2) Recreation facilities, plazas, town squares, commons or similar facilities have been included, above and beyond the minimum open space requirements, within the site or at an off-site location approved by the Council.
(3) Streetscape, roadway, pathway and similar improvements have been included along abutting thoroughfares.
(4) The PUD plan includes removal or renovation of blighted buildings, or cleanup of abandoned or contaminated sites.
(5) Other similar elements as determined by the Council, based upon findings of the Commission.
(c) Open Space. Planned developments that include a residential component shall provide centrally-located, usable open space that is accessible to all residents of the PUD:
(i) Character and Arrangement. The arrangement and characteristics of such open space shall reflect good planning and design principles, and shall take into account the following considerations:
(1) The types and arrangement of uses on the site.
(2) The proposed uses of the open space and types of improvements proposed within the open space.
(3) The extent to which the leisure and recreation needs of all segments of the population residing in the development would be accommodated.
(4) The manner in which the open space is integrated into the overall design of the development.
(ii) Amount and Quality of Open Space. Residential PUDs shall maintain a minimum of 30 percent of the gross area as dedicated open space. A minimum of 50 percent of the dedicated open space shall be upland area that is accessible to all residents of the PUD. An active recreational area with appropriate equipment or amenities shall be provided within the dedicated open space, equal in size to a minimum of 1,500 square feet per dwelling in the residential component of the PUD. The active recreational area shall be well drained, graded, seeded or sodded and barrier-free accessible.
(1) Minimum Required. A minimum of 30 percent of the gross area of a PUD shall be set aside for common open space, regardless of whether or not the PUD includes a request for a density increase and/or a lot size reduction.
(2) Location. Open space in a PUD shall meet one or more of the following objectives:
(a) Preservation of distinctive natural features and rural characteristics.
(b) Minimization of impact from development on wetlands, rivers, and other environmentally sensitive areas.
(c) Maintenance of rural open space character along major thoroughfares.
(3) Limitation. Any pervious land area that is available for the common use of all residents of a PUD may be included as part of required open space, except as follows:
(a) Required open space in a PUD shall not include the area of any public or private road, the area of any easement providing access to the PUD, or the area of any required setbacks, except for major thoroughfare setbacks.
(b) Not more than 50 percent of required open space in a PUD shall include the area of water bodies or regulated wetlands.
(c) Up to 100 percent of required open space in a PUD may include preserved natural areas provided, however, that those areas accommodate walking or similar passive leisure pursuits.
(d) Not more than 50 percent of required open space in a PUD shall be used for active recreation facilities such as swimming pools and tennis courts, etc.
(e) Not more than 75 percent of required open space in a PUD shall be used for golf courses, provided remaining open space accommodates walking or similar passive leisure pursuits.
(iii) Areas Not Considered Open Space. The following land areas shall not be included as dedicated open space as defined in this Section:
(1) Areas proposed as single-family residential lots or site condominium lots, or areas proposed to be occupied by dwellings, including the minimum required setbacks around buildings and perimeter yard setbacks.
(2) Any portion of the project proposed for non-residential uses, street rights-of-way or access drives.
(3) Any submerged land area of a pond, lake, river or stream, and any area of the PUD that has restricted access or would require payment for access.
(iv) Protection of Open Space. Required open space in a PUD shall be set aside by the developer through an irrevocable conveyance, such as deed restrictions or covenants that run with the land or through a conservation easement, whereby all rights to develop the land are conveyed to a land conservation organization or other public or private body acceptable to the City, assuring that the open space will be developed according to the plan for the PUD. Such conveyance shall include the following:
(1) Indication of proposed use(s) of the required open space in a PUD.
(2) Describes the permitted activities within the dedicated open space, and assures permanent protection from all forms of development, except as shown on an approved PUD plan.
(3) Provision for privately-owned open space in a PUD to be maintained by property owners with an interest in the open space.
(4) Provision of maintenance standards and a maintenance schedule.
(5) Permits unrestricted access by the general public during daylight (dawn until dusk) hours.
(6) Provision of notice of possible City assessment to property owners in a PUD for the cost of maintenance of open space in the event that it is inadequately maintained and/or becomes a public nuisance, or in the event that other facilities are not maintained.
(7) Recording with County Recorder, to provide notice of restrictions to all persons having interest in property contained in the PUD.