15-8-1: PURPOSE:

A. The purpose of a planned residential unit development (PRUD) is to encourage better utilization of land, to develop a sense of community and to ensure compatibility with the surrounding neighborhoods. This is accomplished by allowing flexibility in the placement and design of buildings and infrastructure not ordinarily allowed in conventional zoning regulations. It allows flexibility in development standards for creative design and yet provides specific requirements to ensure surrounding properties and natural features are protected.

B. A planned residential unit development is a residential development planned as a whole, single complex. It incorporates a definite development theme which includes the elements of usable open spaces, diversity of lot design or residential use, amenities, a well planned circulation system, and attractive entrances as part of the design. The incorporation of one or two (2) of these elements into a development does not make a PRUD. The combination of all of these elements is necessary for the development of a PRUD.

(Ord. 93-30, 7-23-1993)

15-8-2: DEFINITIONS:

As used in this Chapter, the following terms shall mean:

ATTACHED DWELLING UNITS: Two (2) or more dwelling units connected by at least one wall or floor of common construction.

DEVELOPED COMMON ACTIVITY AREA: Open green space which is designed to provide activity areas for use by all residents such as playgrounds, recreational courts, picnic pavilions, gazebos and water features. Common developed activity areas shall be held by all residents in common ownership through a homeowners' association or shall be available for use by all residents if the PRUD will be held in single ownership.

FACADE: All exterior walls of a building or structure.

GROSS ACREAGE: The total amount of acreage in a PRUD development.

NET ACREAGE: The total amount of acreage in a PRUD development, excluding right of ways or roads.

OPEN GREEN SPACE: A planned open area suitable for relaxation, recreation or landscaping which may be held in common or private ownership. It should be unoccupied and unobstructed by buildings and hard surface such as asphalt or cement, except that such open green spaces may include walkways, patios, recreational activity areas, picnic pavilions, gazebos and water features so long as such surfaces do not exceed fifteen percent (15%) of the required open green space.

PERIPHERY: A one hundred foot (100') depth around the perimeter of the project measured inward from the property line.

(Ord. 93-30, 7-23-1993)

15-8-3: USE REGULATIONS:

Uses in all PRUDs shall be limited to the permitted and conditional uses in the zone where the PRUD is located, with the following exceptions:

A. Attached Dwelling Units: Attached dwelling units may be allowed in the R-1 and R-2 zones to provide a variety of housing options, provided all other requirements of this chapter are met.

B. Accessory Uses: Accessory uses to the PRUD which are located in a common main building may be permitted. Accessory uses shall be limited to daycares, personal services and recreational facilities so long as adequate parking is provided as determined by the planning commission.

(Ord. 93-30, 7-27-1993)

15-8-4: DENSITY DETERMINATION:

A. Developable Acreage: Density in a PRUD shall be determined by using the developable acreage of the entire proposed development. Developable acreage is land under thirty percent (30%) slopes which is capable of being improved with landscaping, recreational facilities, buildings or parking. Land devoted to street usage (the right of way for public streets and the area from back of curb to back of curb for private streets) shall not be considered developable acreage and must be subtracted out of the total acreage used to determine density.

B. Baseline Density: The maximum number of residential units allowed per developable acre in a PRUD which meet only the minimum development requirements per developable acre shall be calculated using the following chart. This shall be referred to as the baseline density:

Zone	Square Footage	Baseline Density Units/Acre
R-1-10	1 unit per 15,000 square feet	2.9
R-1-8	1 unit per 12,000 square feet	3.6
R-1-6	1 unit per 9,000 square feet	4.8
R-2	1 unit per 8,000 square feet	5.4
R-2A	1 unit per 7,000 square feet	6.2
R-2EC	1 unit per 7,000 square feet	6.2
R-3	1 unit per 6,000 square feet	7.3
R-3EC	1 unit per 5,000 square feet	8.7
R-4	1 unit per 6,000 square feet	7.3
R-9	1 unit per 1,500 square feet	29.0

(Ord. 93-30, 7-27-1993; amd. Ord. 2000-70, 1-16-2001, eff. 1-18-2001; Ord. 2022-55, 11-15-2022)

15-8-5: MINIMUM DEVELOPMENT REQUIREMENTS:

All proposed PRUD developments shall comply with all minimum development requirements as provided in this section:

A. General Regulations:

1. A minimum of five (5) acres of land in an R-1 or R-2 zone, eight (8) acres in the R-3 zone and ten (10) acres in the R-4 zone is required for a proposal to be developed as a PRUD.

2. The minimum setback for all buildings (excluding fences) and parking in the periphery of the development shall be the front setback of the zone at those locations where development abuts a street and thirty foot (30') setback at those locations where development abuts other parcels of land. Notwithstanding the above provision, if the development has subdivided single-family lots which abut other parcels of land, the specific zone regulations shall apply for rear yard setbacks and accessory uses of the subdivided lots. The required setback area shall be landscaped.

3. Minimum distance between main buildings in the development shall be ten feet (10') for single-story buildings, fifteen feet (15') for two-story buildings, and twenty feet (20') for three (3) or more stories.

4. If fencing is proposed adjacent to a public or private street, the maximum fence height shall be four feet (4') for fences located in the required front yard and side yard setback facing a street as determined in the underlying zone. The width of the setbacks shall be according to the required setback of the zone in which the development is proposed. Fence heights located outside of these setbacks shall be limited to a maximum height of seven feet (7'). The planning commission may vary the height or location if it determines the proposed fence design, materials and location will not create a safety hazard due to obstructed vision of approaching vehicles or pedestrians and will:

a. Not isolate the surrounding neighborhoods;

b. Be consistent with the theme of the development; and

c. Be compatible with the neighborhood.

If fencing isolates property between the fence and the public street, the development shall provide means to ensure continued maintenance of this area.

5. The development shall provide two (2) parking stalls, or for properties within six hundred sixty feet (660') (1 block) of a downtown commercial zone or mass transit stops/stations, then one and one-half (1.5) parking stalls for each unit. All parking and access shall be hard surfaced. Required parking for the unit shall be located within a one hundred foot (100') radius measured from any entrance to the dwelling unit. Units which have an attached garage shall have the garage set back a minimum of eighteen feet (18') from the road, street or from the walkway if a walkway is designed along the road or street. Units with an attached garage shall also have the garage recessed a minimum of five feet (5') from the front of the building.

6. Developments shall be designed to preserve and incorporate the natural features of the land into the development. Natural features include drainage swales, rock outcroppings, streams, and concentrated native stands of large shrubs or trees.

7. If a group RV parking area is provided for the development, it shall be at a minimum of one RV space per five (5) dwelling units. The RV parking area shall not be located in the periphery of the development and shall be completely screened.

8. All utilities shall be placed underground where possible.

B. Compatibility:

1. The number of units per building within the periphery of the project shall be the same as seventy five percent (75%) of the surrounding neighborhood within three hundred feet (300') of the project boundary line; provided however, that where an adjacent residentially zoned property is vacant or occupied by schools or churches, then only single-family units are allowed along that side. The corner of the periphery development shall be developed with the least intense number of units when sides of the periphery development are different. The limitation on units per building does not apply if adjacent to a commercial, manufacturing, open space zone or property used for parks or cemeteries.

2. The front of the units developed on the periphery of the project shall front onto the public streets. When units abut two (2) parallel streets, the fronts of the units shall face the public street bordering the PRUD. Units which are on corners may front either street. The planning commission may waive this provision due to unusual topographic features or unusual conditions, provided such waiver does not negatively impact the continuity of the existing streetscape.

3. The height of the buildings within the periphery shall not exceed the average height of the existing residential structures adjacent to each side of the development. When the periphery is next to vacant residentially zoned land, the maximum height shall be limited to thirty five feet (35'). The maximum height allowed beyond the internal edge of the periphery shall be limited to the height allowed in the periphery plus one additional foot in height for every ten feet (10') from the internal edge of the periphery.

4. The type of exterior building material and ratio of surface coverage for the proposed facade for other than single-family dwelling units shall be similar in material and ratio of coverage to fifty one percent (51%) of the existing residential structures adjacent to the development (e.g., the majority of the existing buildings have the lower 1/3 of the facade in brick on the front and the rest is siding, the new development shall have as a minimum 1/3 of the front in brick and the rest in siding). This provision shall not limit the use of brick in place of other material.

5. If a building has an attached garage and the garage doors are located along the front of the building facing a public or private street, the garage doors shall not occupy more than forty percent (40%) of the ground level building frontage facing the street. The portion of the building facing the street shall have ten percent (10%) of the wall surface area on the main level in glazing.

C. Design Theme:

1. Entrance designs to the development are required. The minimum entrance design to the development shall consist of a monument sign naming the development, surrounded by a variety of ground cover, shrubs, and trees.

2. All dumpsters shall be stored in screened enclosures which are architecturally compatible in style and materials with the architecture of the development. Dumpsters shall be located so they are not visible from the main circulation routes and do not restrict vehicular movement or parking. Enclosures shall not be located within the periphery of the project.

3. Attached dwelling units shall have visual relief in facade and roofline which adds variety and rhythm to the design and avoids monotonous straight lines.

D. Open Space:

1. A minimum of forty percent (40%) of the entire site shall be in open green space. Each phase of development shall provide its proportionate required open green space needed for that phase.

2. Developed common activity area for single-family and attached dwelling units shall be provided as follows:

a. Developments with attached dwelling units shall provide developed common activity area at a ratio of one square foot of developed common activity area per one square foot of floor area of living space. Each phase of development shall provide its proportionate required open green space needed for that phase. At a minimum, developed common activity area shall include either a playground with play equipment installed over a non-plant cushioned surface or pathways with benches and tables through a natural or water-wise planted landscaped area.

b. Subdivided, single-family lots shall provide developed common activity area at a ratio of one thousand (1,000) square feet per lot. Each phase of development shall provide its proportionate required open green space needed for that phase. At a minimum, developed common activity area shall include either a playground with play equipment installed over a non-plant cushioned surface or pathways with benches and tables through a natural or water-wise planted landscaped area.

3. Developments shall be designed to incorporate existing large trees, clusters of trees or clusters of large shrubs. The planning commission shall review the appropriateness of removal of portions of these types of vegetation if proposed in the development plan. The planning commission may approve removal of some or all vegetation based on a determination of the benefits of the existing plant material and the efforts made to save and incorporate the existing plant material into the design of the project versus the problems the plant materials may create for the project in terms of general construction techniques, impact removal will have to the character of the area, the topography of the site, and harmful conditions the vegetation may create.

As one of the purposes of a PRUD is to protect natural features, the planning commission may deny approval of a PRUD if it is determined there has been removal of trees or shrubs prior to submittal.

4. A minimum of one (1) 2-inch caliper deciduous trees shall be required to be planted for each unit in the development and one 4-foot tall evergreen tree for every three (3) units in the development. The placement and types of deciduous trees shall take into consideration use of the trees for summer cooling and winter solar access. Evergreen trees should be used as wind breaks, screening, and accent plantings.

5. The use of turf grass is limited to areas of high foot traffic and recreational areas and shall not exceed twenty percent (20%) of the total landscaped area. For development over 100 units additional turf grass may be permitted if limited to outdoor recreation areas in the development. Turf grass shall not be used as a landscaping material in the public right of way. Landscaping in the public right of way shall be in accordance with the options defined in subsection 15-13-16.A of this title.

6. All required landscaping areas in front yard setbacks, side yard setbacks, and side yard setbacks facing a street, as well as landscaped areas between buildings and parking, buildings and street or access lanes, and spaces less than fifteen (15) feet between buildings, shall be landscaped only in water-wise landscape plantings. Plant selections shall be plants that are listed as water-wise by various regional resources as acceptable plantings for northern Utah climate and irrigated by an acceptable drip irrigation system that meets the requirements found in chapter 15-28 of this title.

7. Water-wise planting shall be completed in such a manner that a minimum fifty percent (50%) of the ground surface area shall be covered by the plants at mature growth. The coverage does not include the area covered by any deciduous tree canopy above the ground but does include evergreen tree coverage.

8. Mulch shall be used to cover the ground under and around plants and in areas without plants at a depth of four inches (4") for wood bark or chips and at a depth of twice the size of any gravel or small stone mulch but in no case less than three inches (3") thick.

E. Street Design: PRUDs shall be designed to meet the circulation requirements of the transportation element of the general plan, the design needs of the surrounding area, and the project. Projects which are located on or next to a collector or arterial street shall be designed and developed so the public street continues through the project in a logical, safe design. Projects which are located at the end of stubbed local public streets may be required to extend the street through the development based on the proposed circulation needs of the area as determined by the planning commission. The planning commission, upon recommendation of the engineering division, shall determine if the street should be extended as a through street or as a cul-de-sac during the concept or preliminary approval.

Local streets which are internal to the development and do not provide access through the project may be designed as either public or private streets, provided they meet the following criteria:

1. Public Street Requirements:

a. Right Of Way Width: Public streets shall meet the appropriate right of way widths as required in the subdivision ordinance or the general plan, based on the function of the road for either a local, collector, or arterial road.

b. Neighborhood Local Streets: Projects may develop neighborhood local streets with a fifty foot (50') right of way (37 foot width from back of curb to back of curb) as part of a PRUD, provided the street meets one of the following criteria:

(1) The road is a cul-de-sac which does not exceed three hundred fifty feet (350') in length;

(2) The roadway is internal to the development, intersects at each end with a roadway which has a right of way of sixty feet (60') or larger, does not provide for access through the development, and is less than seven hundred feet (700') in length or is intersected by a standard width right of way.

c. Unusual Cross Sections: In cases where unusual topography or other exceptional conditions exist which would make the installation of required public street cross sections impractical to develop, variations from the standards may be considered. The planning commission shall consider the reasons for the request, the impact to the existing land, the development and the ability of the city to deliver services with the unusual cross section before any variation from the standard is approved.

d. Public Sidewalk: The sidewalks generally required to be installed in the public right of way may be varied in location. If the sidewalk is placed immediately next to the curb with no parkway in between, the sidewalk shall be six feet (6') wide. The applicant may request that a public sidewalk be located independent of the public street right of way due to topography or other design considerations, provided the design has reasonable access from one end of the development to the other, allows the public to pass through the neighborhood in a logical manner and is within the common area of the development. A public easement for such a walkway shall be required. Because such sidewalk is established independent of the street right of way, the sidewalk shall be maintained by a homeowners' association.

2. Private Street Requirements:

a. Street Design: Private street designs shall provide for the location of sidewalk, curb and gutter, parallel curbside parking on both sides of the street, and a two-way travel surface similar to a public street; however, flexibility in the location of these elements is allowed, provided the intent of each element is maintained. The minimum size for each street element is:

(1) Two-way travel lanes, twenty four foot (24') width of pavement.

(2) One-way travel lane, twenty foot (20') width of pavement.

(3) Curb and gutter, two and one-half foot (21/2') width on each side.

(4) Sidewalk, four feet (4') wide on each side of the street.

(5) Curbside parking, six and one-half feet (61/2') on each side of the road.

A private street shall include curb and gutter on both sides of the road. If curbside parking is not provided for on the street, "no parking" shall be posted along the street and the parking shall be provided elsewhere in the project at a requirement of one stall per twenty two (22) linear feet of curb length. This parking shall be located within reasonable distance to areas the curbside parking would have served and is additional to the required parking for the dwelling units. No angled parking shall be permitted along those streets which are used for through access in the development.

b. Private Sidewalk: The required sidewalks may be varied in location. The sidewalk may be located independent of the street, provided the design provides reasonable access for the development.

c. Maintenance And Cost: Homeowners' associations are responsible for maintenance, repair and replacement of private streets and sidewalks. To ensure adequate funds are set aside for the maintenance of private roads and sidewalks, the developer shall provide a cost analysis of the life expectancy of the entire private road and sidewalk system. The cost analysis shall include maintenance schedule and projected cost for sealing, resurfacing, and replacement of the road and the repair and replacement of sidewalks and an estimate of the annual homeowner fee to cover these projected costs.

(Ord. 2015-23, 5-26-2015; amd. Ord. 2022-34, 7-5-2022; Ord. 2023-16, 4-11-2023)

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