Ada City Zoning Code
CHAPTER 1163
PUD - Planned Unit Development District
1163.01 PURPOSE.
The Village officials concerned with property development shall take into account that it is increasingly difficult to forecast the various conditions and factors that may be encountered in sizable developments, and that certain latitude, flexibility and freedom in the execution of the design and layout of a project should be suggested or otherwise permitted by the Village so as to encourage and provide amenities which are unique to the development. The purpose of PUD – Planned Unit Development District is to provide for an area that offers a maximum choice of living environments by allowing:
(a) A variety of housing and building types and permitting an increased density per acre and a reduction in lot dimensions, yards, building setbacks and area requirements;
(b) A more useful pattern of open space and recreation areas and , if permitted as part of the project, more convenience in the location of accessory commercial uses and services;
(c) A development pattern which preserves and utilizes natural topography and geologic features, scenic vistas, trees and other vegetation, and prevents the disruption of natural drainage patterns;
(d) A more efficient use of land then is generally achieved through conventional development resulting in substantial savings through shorter utilities and streets.
(Ord. 1986-06. Passed 5-27-86.)
1163.02 GENERAL.
Planned Unit Developments may be residential, commercial or industrial developments, or any combinations. The minimum site area for a residential development shall be five (5) acres, for a commercial development shall be five (5) acres, and for an industrial development thirty (30) acres. If a combination of uses is proposed, a minimum area shall not exceed eight (8) percent of the total land area. Not more than twelve (12) percent of the total land area shall be devoted to industrial activities.
(Ord. 1986-06. Passed 5-27-86.)
1163.03 RESIDENTIAL PLANNED UNIT DEVELOPMENT.
Residential planned unit development may be developed subject to the following provisions:
(a) Minimum Lot Sizes.
(1) Lot area per dwelling unit may be reduced to not less than 70 percent of the minimum lot area required in the R-III District. A diversification of lot sizes is encouraged.
(2) Lot widths may be varied to allow for a varied to allow for a variety of structural designs. It is also recommended that setbacks be varied.
(b) Lots to Abut Upon Common Open Space. Every property developed under the planned unit development approach should be designed to abut upon common open space or similar areas. A clustering of dwellings is encouraged, in areas where town houses are used; there shall be no more than eight (8) town house units in any contiguous group.
(Ord. 1986-06. Passed 5-27-86.)
1163.04 COMMON OPEN SPACE.
A minimum of twenty (20) percent of the land developed in any planned unit development project shall be reserved for common open space and recreational facilities for the residents or uses of the area being developed. The open space shall be disposed of as required in Section 1163.05.
(Ord. 1986-06. Passed 5-27-86.)
1163.05 DISPOSITION OF OPEN SPACE.
The required amount of common open space land reserved under a planned unit development shall be held in corporate ownership by owners of the project area for use of each owner who buys property within the development and retained uses. All land must meet the Commission’s requirements as to size, shape, and location.
(Ord. 1986-06. Passed 5-27-86.)
1163.06 SUBMITTAL.
A Planned Unit development plan shall be submitted to the Commission and shall be referred to the Village Council for study, report and for public hearings. Notice and publication of such public hearings shall conform to the procedures prescribed in Chapter 1181 for hearings on changes and amendments.
(Ord. 1986-06. Passed 5-27-86.)
1163.07 PRELIMINARY PLAN.
In order for the Commission to determine that the planned unit development meets all requirements, the developer shall furnish a preliminary plan for the entire tract showing:
(a) Proposed general lot layout, existing building locations and general land use areas.
(b) Proposed traffic circulation, parking areas, common open space areas, and pedestrian walks and landscaping.
(c) Proposed construction sequence for buildings, parking spaces and landscaped areas.
(Ord. 1986-06. Passed 5-27-86.)
1163.08 FINAL DEVELOPMENT PLAN.
The owner/developer shall submit a final development plan to the Commission for review, together with the application for a change of district classification, if applicable once the preliminary plan has been approved by the Commission. The development plan shall be prepared by an architect, landscape architect, engineer or planning consultant, and shall include the following information:
(a) Survey of the property, showing existing features of the property, including contours, buildings, structures, trees over four (4) inches in trunk diameter, streets, utility easements, right-of-ways, and land use.
(b) Site plan showing proposed building locations and land use areas.
(c) Traffic circulation, parking areas, open space areas and pedestrian cross walks.
(d) Landscaping plans, including site grading and landscape design.
(e) Preliminary drawings for buildings to be constructed in the current phase, including floor plans, exterior elevations and sections.
(f) Preliminary engineering plans, including street improvements, drainage system, and public utility extensions.
(g) Engineering feasibility studies of the anticipated problems, which might arise, die to the proposed development as requires by the Commission.
(h) Construction sequence and time schedule for completion of each phase for buildings, parking space and landscaped areas. The development plan shall be in general conformance with the approved preliminary development plan. The owner shall secure approval for each phase of the development. Such approval shall be valid for three years, at which time, unless the proposed development has been completed. the development plan approval shall expire.
(Ord. 1986-06. Passed 5-27-86.)
1163.09 COMMISSION FINDINGS REQUIRED.
The Commission, after determining that all requirements of the Zoning Ordinance dealing with Planned Unit Development Districts have been met, shall recommend the approval, approval with modifications, or disapproval of the development plan. The Commission shall enter its reasons for such actions in its record. The Commission may recommend the establishment of a Planned Unit Development District provided they find the facts submitted with the development plan establish that:
(a) The uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect, which could not be achieved, under any other district.
(b) Any exception from the Zoning Ordinance the design and amenities warrant requirements incorporated in the development plan.
(c) Land surrounding the proposed development can be planned in coordination with the proposed development and that it be compatible in use.
(d) Existing and proposed streets are suitable and adequate to carry anticipated traffic within the proposed district and in the vicinity of the proposed district.
(e) Existing and proposed utility services are adequate for the proposed development.
(f) Each phase of the proposed development, as it is proposed to be completed contains the required parking spaces, landscape and utility areas necessary for creating and sustaining a desirable and suitable environment.
(g) The proposed Planned Unit Development District and all proposed buildings, parking spaces and landscape and utility areas can be completely developed within the five years of the establishment of the district.
(Ord. 1986-06. Passed 5-27-86.)
1163.10 USES PERMITTED IN PUD DISTRICTS.
Only those uses permitted or conditionally permitted in previous districts of this Ordinance may be proposed for inclusion in a planned unit development. Compatible residential, commercial, industrial, public, and quasi-public uses may be combined provided that the proposed location of the commercial or industrial uses will not adversely affect adjacent property, and/or the public health, safety, and general welfare.
(Ord. 1986-06. Passed 5-27-86.)
1163.11 HEIGHT REQUIREMENTS.
Height regulations shall be the same as specified in the R-III District or as approved by the Commission.
(Ord. 1986-06. Passed 5-27-86.)
1163.12 ACCEPTANCE BY ACTION OF THE VILLAGE COUNCIL.
(a) Following the recommendation of the Planning Commission and a public hearing, the Village Council may approve, approve with modification or disapprove the plan, consistent with the intent and meaning of this plan, and if the plan is approved, may rezone the property to the PUD classification permitting the proposal, for development in conformity with the final plan as approved by the Commission.
(b) Planned Unit Development shall be encouraged, but they shall conform to the regulations of this Ordinance or to the following modifications of the regulations found elsewhere in this Zoning Ordinance.
(Ord. 1986-06. Passed 5-27-86.)