The purpose of this article is to provide a
means whereby parcels of land can be designed and developed without
regard to the normal lot size, building bulk and setback requirements
of the typical zoning district. All dwelling unit types or combinations
thereof are permitted in this article. However, minimum requirements
are established to ensure that each living unit has proper light and
air, appropriate access to public ways and open space and is properly
connected to public facilities and properly related to adjacent properties
and buildings.
A.
The regulations set by this article shall be considered
minimum standards and shall apply uniformly to each classification
or type of lot and structure within the district.
B.
Planned unit residential developments do not necessarily
correspond in minimum lot size, building area, type of dwelling unit,
density lot coverage or required open space to any other residentially
zoned district in the City.
C.
The Planning Commission may, subject to approval by
the City Council, permit the development of a planned unit residential
development in any residential district, provided that all regulations
and requirements of this article are fully met.
A planned unit residential development shall
be subject to the regulations and requirements of this chapter and
shall be permitted exclusively for the following uses:
A.
The proposed site shall be developed as a single entity
for a number of dwellings and other permitted uses pursuant to this
article.
B.
The proposed site shall be approved by the Planning
Commission and City Council.
C.
The proposed site shall be under single ownership
or control.
D.
The proposed site shall include at least five contiguous
acres if located within an R-1 District or at least three contiguous
acres if located within an R-2 District.
A.
Single-family dwellings. The regulations of the R-1
and R-2 Districts shall be observed and the average density maintained
with the following exceptions:
(1)
The minimum lot area may be reduced by 20%.
(2)
The minimum lot width may be reduced by 10%.
(3)
The minimum front yard may be reduced to 15
feet.
(4)
The minimum rear yard may be reduced to 15 feet
where the lot abuts common open space land.
(5)
The minimum side yard(s) may be reduced to five
feet.
(6)
All lots within the planned residential area
shall face and be serviced by existing or new streets constructed
within the planned residential site boundaries but shall not face
on collector-type or arterial-type streets as determined by the Planning
Commission.
B.
Townhouse or apartment dwellings.
(1)
No townhouse or apartment shall be more than
three habitable stories rising no more than 30 feet or 21/2 stories
above ground.
(2)
No townhouse or apartment shall be set back
less than 50 feet from any road or street (right-of-way) line or property
line.
(3)
The end walls of adjacent townhouses or apartments
shall be separated by not less than 11/2 times the height of the tallest
building.
(4)
The space between faces of townhouses or apartment
buildings shall be 21/2 times the height of the tallest building or
50 feet as the minimum.
(5)
At least two off-street parking spaces shall
be provided for each dwelling unit, and such spaces shall be within
150 feet of any commonly used entranceway for such dwelling unit.
All open parking areas shall be sufficiently screened from adjoining
properties by a compact hedge, solid fence or masonry wall five feet
in height.
A.
Buildings shall be so designed as to avoid monotonous
patterns of construction or repetitive spaces or modules between buildings.
B.
Streets shall be so designed as to discourage through
traffic on the site.
D.
The Planning Commission shall require such additional
standards as are applicable to the proposed site and any development
thereon, such as grading, parking and landscaping, including adequate
buffer zones with tall plantings to sufficiently screen open parking
areas of close proximity to adjoining private properties.
The permitted density (dwelling units per acre)
shall be computed by multiplying the number of total acres within
the proposed planned unit residential development by the following
units per acre:
A.
In R-1 Districts: 5.5 (approximately 8,000 square
feet per unit). The principal use is to occupy no more than 25% of
the proposed site.
B.
In R-2 Districts: 8.7 (approximately 5,000 square
feet per unit).
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(Example: A ten-acre planned unit residential
development in an R-1 District can contain a maximum of 55 dwelling
units; and in an R-2 District, 87 dwelling units.)
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A.
Open space land shall be set aside and developed for
the common use and enjoyment of all residents in a planned unit residential
development area. The amount, location and proposed use of all open
space land within the site shall be clearly shown. Of the gross area
of open space land, a minimum of 40% shall be suitable for active
recreational purposes, and access to these open space lands shall
be convenient to all residents. For purposes of calculation, streets,
sidewalks or land lying within 10 feet of any townhouse or garden
apartment shall not be considered as open space land.
B.
The applicant shall establish and ensure the future
ownership of the permanent open space land, as well as indicate the
provision for the burden of maintenance and control of the open space
if said open space is held in private ownership. In addition, the
City Council, at its discretion, may at any time accept the dedication
of land or any interest therein for public use and maintenance, but
the City Council need not acquire as a condition of the approval of
the planned unit residential development the land to be set aside
for common open space dedicated or made available for public use.
Planned unit residential development applications and site plans shall be prepared in accordance with the site plan review application process (Article IX) and include such other pertinent information as the Planning Commission shall prescribe. In addition, said application shall include written statements of facts concerning:
A.
The suitability of the site (i.e., the proposed density,
the location and proposed uses of facilities) shall be in accordance
with the provisions of this article.
B.
Provisions for services, maintenance and the continued
protection of the planned unit residential development and adjoining
territories.
C.
The disposition of open space land and provisions
for maintenance and control of the open space land. Financial responsibility
for such open space land shall be clearly indicated.
D.
The phasing of construction.
E.
The furnishing of evidence of the developer's financial
capacity to carry out the development and other installations connected
to the development.
Any owner of not less than five contiguous acres
of land in any R-1 District or not less than three contiguous acres
in any R-2 District may request, in writing, that the City Council
let the regulations of this article apply to such property. The City
Council shall then refer the matter to the Planning Commission for
review and recommendations in accordance with the following procedures:
A.
Pursuant to Article IX of this chapter, the applicant shall prepare a planned unit residential development site plan.
B.
The Planning Commission shall review and, if the plan
is in compliance with the regulations and intent of this chapter,
recommend the planned unit residential development site plan to City
Council for its review.
C.
City Council shall then review the final planned unit
residential development plan within 45 days of the Planning Commission's
recommendation.
The final planned unit residential development
shall be subject to the following approval procedures:
A.
City Council may approve of the final planned unit residential development plan, provided that it is in accordance with the regulations of this article and in harmony with the provisions in Article IX. Furthermore, once the plan is approved, Council shall sign the plan and record it pursuant to Chapter 260 of the City Code.
B.
Should the applicant fail to complete the planned
unit residential development within the approved time frame, or should
the plans be amended, the applicant shall obtain reapproval from the
Planning Commission and City Council.
C.
Approval of development phasing. The applicant shall
provide a sequence of the construction and development phases. For
each phase, all construction and site improvements shall be completed
before building permits are issued for subsequent phases. Furthermore,
in the event that any minimum requirements have not been satisfied
when the development or any phase of the development is complete,
the responsible party shall correct the deficiency, regardless of
the cost involved and regardless of whether or not the plans and construction
had been approved by any City official.
