(A) Planned unit developments (PUD's) are allowed as conditional uses for new projects on undeveloped land, redevelopment of previously built sites, or conversions of existing buildings provided the use is allowable in the underlying zoning classification.
(B) PUD's shall be processed in the manner defined in the underlying zoning classification and in compliance with this section.
(C) An applicant for a PUD shall submit the following documents prior to final action being taken on the application request:
(1) A site plan and/or plat for the project showing: the boundary of the proposed development; surface water features and other natural and man-made features; existing and proposed structures and other facilities, proposed land alterations; the location of municipal utilities; and topographic contours at a minimum of 10-foot intervals. A PUD that combines commercial and residential structures shall indicate and distinguish which buildings and portions of a project are commercial, residential or a combination of the 2.
(3) Deed restrictions, covenants, permanent easements or other instruments that:
(a) Properly address future vegetative and topographic alterations; construction of additional buildings; beaching of watercraft; and construction of commercial buildings in residential PUD's; and,
(b) Ensure the long-term preservation and maintenance of open space in accordance with the criteria and analysis specified in the maintenance and administrative requirements of this section.
(4) For commercial planned unit developments, and for commercial structures within residential planned unit developments; a master plan/drawing describing the proposed project and the floor plan for all commercial structures to be occupied.
(5) Any additional documents as requested by the City of Jordan Planning Commission that are necessary to explain how the PUD will be designed and will function.
(D) PUD site suitability evaluation.
(2) The project parcel must be divided into tiers by locating 1 or more lines approximately parallel to a line that identifies the ordinary high water level at the following intervals, proceeding landward:
Recreational Development lakes 267 ft.
Rivers and Tributaries 300 ft.
(3) The suitable area within each tier is next calculated by excluding from the tier area all wetlands, bluffs, and land below the ordinary high water level of public waters. This suitable area and the proposed development are then subjected to either the residential or commercial planned unit development density evaluation steps to arrive at an allowable number of dwelling units or sites within each tier.
(E) PUD maximum density.
(1) The procedures for determining the allowable density of residential and commercial planned unit developments are as follows. Allowable densities may be transferred from a tier to any other tier further from the public water, but shall not be transferred to any tier closer to the public water.
(2) To determine the allowable density for residential planned unit developments:
(a) The suitable area within each tier is divided by the single residential lot size standard for the applicable management district.
(3) To determine the allowable density for commercial planned unit developments:
(a) The average inside living area size of dwelling units or sites is computed. Computation of inside living area need not include decks, patios, stoops, steps, garages, porches or basements unless such areas are habitable space;
(b) The appropriate floor area ratio is then selected from the following table based upon the average unit floor area for the appropriate public water classification;
Average Unit Floor Area in Square Feet | Tributaries | Recreational Development Lakes and Transitional Rivers |
Average Unit Floor Area in Square Feet | Tributaries | Recreational Development Lakes and Transitional Rivers |
200 or less | .040 | .020 |
300 | .048 | .024 |
400 | .056 | .028 |
500 | .065 | .032 |
600 | .072 | .038 |
700 | .082 | .042 |
800 | .091 | .046 |
900 | .099 | .050 |
1,000 | .108 | .054 |
1,100 | .116 | .058 |
1,200 | .125 | .064 |
1,300 | .133 | .068 |
1,400 | .142 | .072 |
1,500 or more | .150 | .075 |
* For recreational camping areas, use the ratios listed for the average floor area of 400 square feet.
(c) Multiply the suitable area within each tier by the floor area ratio to yield total floor area for each tier allowed to be used for dwelling units or sites;
(d) Divide the total floor area by tier computed in division (c) above by the average inside living area size determined in division (a) above. This yields the base number of dwelling units and sites for each tier;
(4) PUD maintenance and design criteria.
(a) Before final approval of a planned unit development may be granted, adequate provisions must be developed for the preservation and maintenance of open spaces in perpetuity, and for the continued existence and functioning of the development.
(b) Deed restrictions, covenants, permanent easements, public dedication and acceptance, or other equally effective and permanent means shall be provided to ensure long-term preservation and maintenance of open space. The instruments must include all of the following protections:
1. Commercial uses shall be prohibited in residential planned unit developments;
2. Vegetative and topographic alterations, except for routine maintenance, shall be prohibited;
3. Construction of additional buildings or the storage of vehicles and/or other materials is prohibited;
4. Uncontrolled beaching of watercraft shall be prohibited.
(c) All residential planned unit developments must have a property owners association with the following features:
1. Membership shall be mandatory for each dwelling unit or site owner;
2. Each member must pay a pro-rata share of the expenses of the association, and unpaid assessments may become liens on units or sites;
3. Assessments must be adjustable to accommodate changing conditions; and
4. The association shall be responsible for insurance, taxes, and maintenance of all commonly owned property and facilities.
(d) All planned unit developments must contain open space meeting all of the following criteria:
1. At least 50% of the total project area must be preserved as open space;
2. Dwelling units or sites, road rights-of-way, land covered by road surfaces, parking areas, and structures are developed areas and shall not be included in the computation of open space;
3. Open space must include those areas with physical characteristics unsuitable for development in their natural state, and areas containing significant historic sites or unplatted cemeteries;
4. Open space may include outdoor recreational facilities for use by owners of dwelling units or sites, by guests staying in commercial dwelling units or sites, and by the general public;
5. Open space may include subsurface sewage treatment systems provided the use of the space is restricted to avoid adverse impacts on such systems;
6. Open space must not include commercial facilities or uses;
7. The appearance of open space areas, including topography, vegetation, and allowable uses, must be preserved by use of restrictive deed covenants, permanent easements, public dedication and acceptance, or other equally effective and permanent means; and
8. The shore impact zone, based upon normal structure setbacks, must be included as open space. For residential planned unit developments, at least 50% of the shore impact zone of existing developments and at least 70% of the shore impact zone area of new developments must be preserved in its natural or existing state. For commercial planned unit developments, at least 50% of the shore impact zone must be preserved in its natural state.
(5) Erosion control and stormwater management plans must be developed and the PUD must:
(b) Impervious surface coverage within any tier must not exceed 25% of the tier area, except that for commercial planned unit developments 35% impervious surface coverage may be allowed in the first tier of general development lakes with an approved stormwater management plan consistent with §§ 154.331 through 154.341.
(6) Centralization and design of facilities and structures must be done according to the following standards:
(a) Planned unit developments shall be connected to municipal utilities.
(b) Dwelling units or sites must be clustered into 1 or more groups and located on suitable areas of the development. They must be designed and located to meet or exceed the following dimensional standards for the applicable shoreland classification: setback from the ordinary high water level; elevation above the surface water features; and maximum height;
(c) Shore recreation facilities, including but not limited to swimming areas, docks and watercraft mooring areas and launching ramps must be centralized and located in suitable areas. Evaluation of suitability must include consideration of land slope, water depth, vegetation, soils, depth to groundwater and bedrock, or other relevant factors. The number of spaces provided for continuous beaching, mooring, or docking of watercraft must not exceed 1 for each allowable dwelling unit or site in the first tier (not withstanding existing mooring sites in an existing commercially used harbor). Launching ramp facilities, including a small dock for loading and unloading equipment, may be provided for use by occupants of dwelling units or sites located in other tiers;
(d) Structures, parking areas, and other facilities must be treated to reduce visibility as viewed from public waters and adjacent shorelands by vegetation, topography, increased setbacks, color, or other means, assuming summer, leaf-on conditions. Vegetative and topographic screening must be preserved, if existing, or may be required to be provided;
(e) Accessory structures and facilities must meet the required principal structure setback, and must be centralized.
(Ord. 2013-05, passed 5-20-2013)