(A) Purpose. Planned unit developments (PUDs) are intended to permit greater flexibility and, consequently, more creative and imaginative design for the development of residential areas than generally is possible under conventional zoning regulations. PUDs are further intended to promote more economical and efficient use of the land while providing a harmonious variety of housing choices, a higher level of urban amenities and preservation of natural scenic qualities of open spaces.
('80 Code, App. A, § 195) (Ord. 583, passed 9-16-1952; Ord. 1546, passed 10-27-1976; Ord. O95-040, passed 12-20-1995)
(B) Applicability. Variations from strict interpretations of this chapter and subdivision regulations of the city are permitted pursuant to the provisions of this subchapter and § 153-77 of this title.
('80 Code, App. A, § 195) (Ord. 583, passed 9-16-1952; Ord. 1546, passed 10-27-1976; Ord. O95-040, passed 12-20-1995)
(C) Criteria for establishment. PUDs are permitted in accordance with the following provisions.
(1) Location. A PUD may be permitted in any Residential Estate (RE), any Low Density Residential (R-1), Medium Density Residential (R-2) or High Density Residential (R-3), Transitional (TR), Planned Shopping Center (PSC), Limited Commercial (B-1), General Commercial (B-2) or Business Park (BP) District established by this chapter.
(2) Size. The planned unit development shall consist of a minimum net site area of two acres.
(3) Permitted uses. Any use permitted as a matter of right in the High Density Residential (R-3) District shall be permitted in conformity with the procedural and regulatory provisions hereinafter set forth.
(4) Density. The average lot area per dwelling unit, including common area but excluding area occupied by public or private streets, shall not be less than that required by the zoning district regulations otherwise applicable to the site. In density computations, common area shall include only open space and recreational areas that are to be used exclusively for the residents of the development who receive an undivided ownership and responsibilities for such area.
(5) Permitted variations. Variations in type of dwelling unit, yard, setback, lot size, height, circulation facilities and off-street parking requirements may be permitted which are consistent with the spirit and intent of this section.
(6) Landscaping and irrigation. Landscaping and irrigation shall be provided in the manner set forth in Article 20 of this chapter.
('80 Code, App. A, § 195) (Ord. 583, passed 9-16-1952; Ord. 1546, passed 10-27-1976; Ord. 2399, passed 4-20-1988; Ord. O95-040, passed 12-20-1995)
(D) Application. Applications for a PUD shall be submitted and reviewed in accordance with the following procedure:
(1) Sketch plan. In order to obtain information upon city policies and applicable regulations concerning development alternatives, and in order to inform the city of the applicant’s intentions, the applicant may submit a general outline of the proposal, including a schematic sketch plan in accordance with guidelines established by the Planning Director. This information shall be reviewed by pertinent city officials and the Planning and Zoning Commission;
(2) Preliminary plan. The following minimum information is required in addition to requirements of §§ 153-30 and 153-31 of the subdivision regulations:
(a) Statement. A statement of planning objectives to be achieved by the PUD through the particular approach proposed. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made;
(b) Development schedule. A development schedule indicating the approximate date when construction of the PUD or stages of the PUD can be expected to begin and be completed;
(c) Statement of intentions. A statement of intentions with regard to the future selling or leasing of all or portions of the PUD, such as land areas, dwelling units, recreation facilities and the like. Two copies of the proposed deed restrictions and articles of incorporation of a home owners association shall be furnished;
(d) Quantitative data from the following. Total number of each type of dwelling units; gross and net parcel size; gross and net residential densities; total amount of open space in various categories; variations in setbacks, height, individual lot size and lot coverage for each dwelling type proposed; total number of parking spaces;
(e) Economic feasibility study. Economic feasibility study or market analysis where necessary and requested by the Planning Director or Planning Commission;
(f) Typical floor plans. Typical floor plans and placement of structures on individual lots or parcels;
(g) Pedestrian and vehicular circulation system. Interrelationship of pedestrian and vehicular circulation system;
(h) Landscape plan. A schematic landscape plan indicating the treatment of private and common open spaces;
(i) Information on adjacent land areas. Adequate information on adjacent land areas to indicate relationships between the proposed development and existing and proposed adjacent areas, including land uses, zoning classifications, densities, circulation systems, public facilities and unique natural features;
(j) Treatment of perimeter. Treatment of perimeter of the PUD, including materials and techniques used such as screens, fences and walls; and
(k) Additional information. Any additional information which may be necessary to properly evaluate the character and impact of the proposed PUD.
1. Where projects are developed in stages, PUD zoning designation can only be considered for the stages for which the above materials have been presented. Sketch plans including land uses, site design, circulation and adjacent land uses shall be submitted for the remaining lands to be developed in future stages of the project even though they are not under consideration for approval at this time.
2. The preliminary plan shall be heard by the Planning Commission and shall be forwarded to the City Council with the recommendation of the Planning Commission in accordance with the procedures established under § 154-03.03 of this chapter. Upon approval of the preliminary plan by the City Council, PUD zoning shall be designated on the official zoning map.
(3) Final plan. Within a maximum of six months following approval of the preliminary plan, the applicant shall file with the Planning Director a final development plan containing in a precise and detailed form the information required in division (D)(2) above and in §§ 153-45 through 153-51 of the city subdivision regulations. At its discretion, and for good cause, the Planning Commission may extend for six months the period for filing of the final development plan upon request by the applicant. The final development plan shall be in substantial conformance with the preliminary development plan, and shall be referred to the Planning Commission for recommendation prior to consideration by the City Council.
('80 Code, App. A, § 195) (Ord. 583, passed 9-16-1952; Ord. 1546, passed 10-27-1976; Ord. O95-040, passed 12-20-1995)
(E) Final approval. The approved final development plan, rather than any other provision of this zoning ordinance, shall govern the use of the land and the construction, modification or alteration of any buildings or structures within the PUD.
(1) Minor changes in the location, siting and height of buildings and structures may be authorized by the Planning Commission without additional public hearings if required by engineering or other circumstances not foreseen at the time the final plan was approved. No change authorized by this division may cause any of the following:
(a) A change in the use or character of the development;
(b) An increase in lot coverage;
(c) An increase in the intensity of use;
(d) A change in traffic circulation or public utilities;
(e) A reduction in approved open space;
(f) A reduction of off-street parking and loading space; and
(g) A reduction in required pavement widths.
(2) All other changes in use, or rearrangement of lots, blocks and building tracts or any changes in the provision of common open spaces must be made by the City Council upon report and recommendation by the Planning and Zoning Commission.
(3) If no construction has begun within one year following approval of the final development plan, said approval shall lapse and become void. The Planning and Zoning Commission, upon showing of good cause, may extend for a period of six months, the time for beginning of construction.
(4) After completion of the PUD, any minor extensions, alterations or modifications of existing buildings or structures may be authorized by the Board of Adjustment if they are consistent in concept and character with the PUD.
('80 Code, App. A, § 195) (Ord. 583, passed 9-16-1952; Ord. 1546, passed 10-27-1976; Ord. O95-040, passed 12-20-1995; Ord. O2010-32, passed 7-7-2010)