Planned unit developments (PUDs) are provided herein by special
land use permits in order to allow for some degree of flexibility and innovation
in the design of developing areas as well as to allow for the economic
usage of land and the conservation of sensitive, physical, and environmental
features in a visible way.
The site plan review committee may review and permit, with conditions,
a modification in bulk requirements in order to allow certain forms of
development that contain both privately owned sites and common property
planned collectively as a single unit,
20.02 PLANNED UNIT DEVELOPMENT
A. A PUD shall require a special land use permit with site plan
approval by the site plan review committee and must be in accordance with
all standards, procedures, and provisions set forth in Article
19 for special land use approval.
B. The minimum area necessary to qualify as a PUD shall not be less
than 10 contiguous acres of land. However, an owner of land less than the
minimum required area may apply for PUD if the subject land is adjacent
to a lawfully approved or constructed PUD that is similar in character
to the one proposed.
C. As a planned single unit, a PUD may be constructed in any combination
of residential uses and structures, provided that:
1. The PUD shall not exceed a net residential density greater than
the maximum number of units allowed per acre under conventional, single-family
lot sizes as shown in Article 5 for the particular
district in which the PUD is proposed. The number of dwelling units shall
be rounded to the nearest whole number.
2. At least 25 percent of the total area shall be reserved for open
space. Open space is defined as an area that may consist of land included
as part of the required yard setbacks, buffer areas, greenbelt areas, drainage
easements, open space, or any outdoor recreational amenity but shall not
include any area used for structures or off-street parking and loading.
3. Full compliance with the provisions of this article and the tables
contained herein shall be met, unless granted variances by the board of
appeals.
D. Bonuses in net residential density for PUD developments are permitted
by the planning commission, provided that additional land is reserved and
dedicated for open space (as defined in Paragraph C., No. 2., above).
BULK TABLE
Then the density multiplier for determining the maximum number of
units allowed per acre shall be:
25 percent of total area is reserved for 1.5 x conventional single-family
density, open space,
30 percent of total area is reserved for 2.0 x conventional single-family
density. open space,
40 percent of total area is reserved for 2.5 x conventional single-family
density. open space,
45 percent of total area is reserved for 3.0 x conventional single-family
density. open space,
20.03 PREAPPLICATION CONFERENCE WITH ZONING
ADMINISTRATOR FOR CONCEPT REVIEW
Prior to formal application submission for a special use permit
for a proposed planned development, the developer/applicant shall be required
to make a presentation to the zoning administrator in order to discuss
initial design concepts and the application of said concepts to the land
in question. The zoning administrator may seek the advice of any agency
or individual having expertise in the fields connected with the development
of a PUD.
20.04 STANDARDS AND CONSIDERATIONS
In addition to complying with the standards for special land use
permits, the following special standards for a PUD must be met:
A. The tract of land shall be owned or controlled by a single person,
partnership, corporation, cooperative association, or association of individual
owners (condominium), An application may be filed by the owner; jointly
by the owners of all property to be included; or by a person, persons,
corporation, or corporations.
B. PUDs shall have on-site utilities that must be approved by all
legal state, county, and local agencies (health, conservation, etc.) that
are in authority and have jurisdiction.
C. Preliminary well and septic approval must be granted by the Mason
County Health Department.
1. Principal Uses: All uses permitted by right and by special land
use in the underlying zoning district,
2. Accessory Uses and Buildings:
Maximum Percentage of Total Land Coverage Permitted
a) Open Space Developed See Section 20.02. and Undeveloped: Paragraphs
C, and D.
b) Indoor Recreation Facilities: 10 Percent
c) Outdoor Recreation Facilities: No Limit
d) Carports: Not to Exceed 968 Square Feet Times the Number of Units
e) Community Buildings and Meeting Halls: 10 Percent
f) On-Premise Laundry Facilities: 5 Percent if Detached
g) Small Scale 10 Percent "Neighborhood Retail" to Serve
PUD Premises Only:
E. Unless modified within the minimum standards by the planning
commission at the time of application approval, compliance with the following
design standards is required to be shown on the site plan:
1. Minimum yard requirements and building setbacks from all exterior
property lines shall be 30 feet,
2. Maximum building height of 2-1/2stories or 35feet (excluding
antennas, steeples, spires, etc.).
3. Minimum spacing between detached buildings shall not be less
than the height of the higher building as measured from the lowest first
floor elevation.
4. Access and egress opening from the development onto a public
and private road shall be limited to one per 500 feet.
5. Planted and maintained landscaped buffer areas are required along
all exterior boundaries of the property to be developed that are consistent
with the surrounding land uses.
6. Drainageways and streams shall be protected by a public easement.
F. Common property is a parcel or parcels of land or a privately
owned road or roads, together with the improvements thereon, the use and
enjoyment of which are shared by the owners and occupants of the individual
building sites. When common property exits, the ownership of such common
property shall be private. When privately owned, arrangements must be made
for the improvement, operation, and maintenance of such common property
and facilities, including private streets, drives, service parking, and
recreational area.
G. When common property exists in private ownership, the owners
shall grant easements over, under, and through such property as may be
required for public purposes.
H. After approval of a PUD, the site plan may be revised only upon
approval of the site plan review committee.
All sensitive natural features, such as drainageways, streams, wetlands,
land within the 100-year floodplains, land on slopes of 12 percent or greater,
and stream or river banks (that, by virtue of soil and slope, may create
highly erodible hazards to the public health and safety), shall remain
unencumbered by all buildings and structures.