RCPL 5513

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RCPL 5513

• Planned Unit Developments (PUD)

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Cluster development

• Cluster housing units on smaller parcels of land
• Immediate density around housing units higher
• Use extra space saved for common, shared open
  space

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Definitions

• PUD - Planned unit development
• Area planned as one unit with mixed residential
  commercial and or industrial land use using
  cluster concept
• PRD - strictly residential mix
• PCD - strictly commercial mix

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General benefits

• Lower costs - cheaper to build and maintain
• Shorter length of streets, utilities
• Lower land coverage
• Lower impacts on storm water runoff
• Open space integrated into development for public
  or semi-public use

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Management problem

• Ownership and maintenance of common open space
• Solutions
• Deed to local government - problem with who is
  entitled to use it
• Special government district - levy tax only on
  this district for maintenance
• Non-profit corporation of homeowners

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Homeowners Association

• Most common solution
• Insert deed restrictions requiring everyone to
  belong
• One unit one vote
• Elect representatives that deal with questions of
  hiring someone to maintain common open space,
  collect fees, manage open space

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Legal procedures

• State enabling legislation
• Allowances for this flexibility in zoning and
  subdivision
• Local ordinances introduced and passed
• Part of zoning ordinance
• A floating zone
• Can be anywhere if it meets certain criteria
• Separate ordinance also possible

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Procedures (contd)

• PUD proposed by developer
• Developer submits required plans
• Generally more complicated than subdivision and
  zoning
• Open space plan
• Phasing plan
• Drainage plan
• More on design

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Procedures (contd)

• Planning staff/commission review
• Negotiations over flexible options
• Approved or altered
• Post performance bond
• Begin construction
• Example ordinances

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Problems

• Procedure creates higher up-front costs
• Negotiation process creates uncertainty
• Requires much more sophistication of developer
  and local staff

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What is negotiated?

• Maintain same overall density but flexible
  density within site
• Mixed land use allowed
• Different residential uses
• Commercial or industrial which is compatible and
  buffered
• Commercial more typical

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Negotiated (contd)

• Relax many density related requirements
• Setback
• Lot coverage
• Even allow for zero lot line development - own
  only to edge of building
• Relax some street standards
• allow for narrower streets if small cluster with
  light traffic

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Negotiated (contd)

• Must provide integrated open space plan in return
  - some minimum amount of common open space
  integrated into development plan
• PUD may have minimum size restrictions e.g. 200
  acres
• Design review process required

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Examples
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Pros Recap

• Gain a nicer designed development
• Gain environmental benefits
• Lower construction costs
• Lower maintenance costs

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Cons Recap

• Ownership and management of open space
• Higher up front cost
• Phased development may mean development
  completion long way off or never
• Bias in market against the style
• Harder to manage review process