El Reno City Zoning Code
ARTICLE XII
Planned Unit Development Supplemental Districts
§ 361-78 General description.
Planned unit development (PUD) is an alternative to conventional development where the particular tract is under common ownership or control and a detailed plan (outlined development plan) for the development of the tract as a unit is proposed and submitted for public review. The supplemental zoning district PUD must be approved by the City Council as a prerequisite to the planned unit development.
§ 361-79 Purposes.
The purposes of the planned unit development are to:
A.
Permit innovative land development while maintaining appropriate limitation on the character and intensity of use and assuring compatibility with adjoining and proximate properties;
B.
Permit flexibility within the development to best utilize the unique physical features of the particular site;
C.
Provide and preserve meaningful open space; and
D.
Achieve a continuity of function and design within the development.
§ 361-80 General provisions.
Planned unit development is permitted on tracts having the supplemental district designations PUD. In every instance, the PUD is to be reviewed as to the proposed location and character of the uses and the unified treatment of the development of the tract. The regulations of the general zoning district or districts remain applicable except as specifically modified pursuant to the provisions of this article. No modification of use or bulk and area requirements of the applicable general use district or districts shall be permitted unless a subdivision plat incorporating the provisions and requirements of this article is submitted to and approved by the Planning Commission and City Council and filed of record in the office of the County Clerk.
§ 361-81 Uses permitted.
A.
Principal uses. The development may consist of one or more of the uses permitted by right or exception within the general zoning district or districts within which the planned unit development is located, provided that if any part of the planned unit development is located within a residential district, the permitted uses may additionally include one or more of the following dwelling types: single-family dwelling, duplex dwelling, multifamily dwelling, townhouse and similar uses. The permitted uses may be reallocated within the development irrespective of the general zoning district boundaries.
B.
Accessory uses. Accessory uses customarily incidental to the principal uses within the PUD are permitted. Accessory signs shall comply with the provisions of the residential district except as hereinafter provided for accessory commercial uses:
(1)
Designated on-residential development area.
(a)
The aggregate display surface area for wall or canopy signs shall not exceed two square feet per each lineal foot of the building wall to which the sign or signs are affixed.
(b)
In addition to the wall or canopy signs permitted in Subsection B(1)(a) above, a lot containing one or more business establishments may utilize for business signs an aggregate display surface area of ground signs, as follows:
[1]
If not more than one ground sign is erected, 1.0 square foot of display surface area per each lineal foot of street frontage, provided that only arterial street frontage shall be used in the computation of display surface area for lots that abut more than one street.
[2]
If more than one ground sign is erected, 0.5 square foot of display surface area per each lineal foot of street frontage, provided that only arterial street frontage shall be used in the computation of display surface area for lots that abut more than one street.
(c)
In addition to the wall or canopy signs permitted in Subsection B(1)(a) above, and in addition to the business signs permitted in Subsection B(1)(b) above, a lot containing four or more business establishments may erect one ground sign for each arterial street frontage, identifying the commercial complex and individual tenants therein, not exceeding in aggregate display area one square foot per four feet of lineal arterial street frontage.
§ 361-82 Bulk and area requirements.
A.
Intensity of use. It is the intent of this article that the aggregate intensity of use within the planned unit development remains substantially the same as that which would be permitted if the area were developed conventionally, but that, within the development, the intensity may be reallocated irrespective of the general zoning district boundaries.
(1)
Residential intensity.
(a)
The residential intensity shall not exceed a maximum number of dwelling units computed as follows:
Maximum Number of Permitted Units | = | Gross area* of property located within a residential district divided by minimum land area per dwelling units permitted in the applicable use district. |
NOTES: | ||
|---|---|---|
* | For the purposes of intensity computations, "gross area" shall mean the lot area plus 1/2 of the right-of-way of any abutting street to which the lot has access. | |
(b)
The minimum land area per dwelling unit, for the purpose of the above-described computation, shall be the least restrictive minimum land area per dwelling unit permitted in the applicable district as set forth in §§ 361-45, 361-46 and 361-47. Each 600 square feet of a quasi-dwelling, such as a care home, shall constitute a dwelling unit. If the PUD is within two or more residential districts, the permitted density shall be the sum of the permitted dwelling units computed separately for the gross area within each district. For a PUD located totally within a residential district or districts, the gross area for the purposes of the above-described computation shall be reduced by the area or areas designated for any principal use other than dwelling, quasi-dwellings, residential open space and recreation areas.
(2)
Nonresidential intensity.
(a)
The nonresidential intensity shall not exceed a maximum permitted floor area computed as follows:
Maximum Permitted Floor Area | = | Gross area* of property located within a nonresidential district X (times) the floor area ratio set out within the bulk and area restrictions of the applicable use district or 0.50, whichever is lower. |
NOTES: | ||
|---|---|---|
* | For the purposes of intensity computations, "gross area" shall mean the lot area plus 1/2 of the right-of-way of any abutting street to which the lot has access. | |
(b)
The intensity of use of a PUD located within two or more zoning districts of the following differing general classifications, residential, office, commercial, industrial, shall be separately calculated and allocated within the planned unit development by said general classification.
B.
Lot width and lot area minimums. Within a PUD, the City Council, upon the recommendation of the Municipal Planning Commission, shall prescribe building lot width and lot area minimums, which shall be incorporated within the subdivision plat in compliance with the provisions of § 361-85E.
C.
Livability space. Within a PUD, livability space shall be provided in an aggregate amount of not less than the amount of livability space required by the applicable residential district for conventional development of a comparable number of dwelling units. Required livability space shall be provided on the lot containing the dwelling unit or units on which computed, or in common areas. Common livability space shall be designed and located so as to be accessible to the dwelling units it is intended to serve. Provisions for the ownership and maintenance of common livability space as will ensure its continuity and conservation shall be incorporated in the subdivision plat, in compliance with the provisions of § 361-85E.
D.
Building height and yards. Within a PUD, the City Council, upon the recommendation of the Planning Commission, shall prescribe building height limitations and minimum yards, which shall be incorporated within the subdivision plat in compliance with the provisions of § 361-85E.
E.
Setbacks from abutting public streets. Within a PUD, the building setbacks from abutting public streets, for residential use, shall not be less than as prescribed for appropriate residential. Within a PUD, building setbacks from abutting public streets for nonresidential uses shall not be less than as prescribed for appropriate commercial.
F.
Openings onto arterial streets. Within a PUD, the openings onto arterial streets shall conform to the driveway standards developed as provided for in § 264-9B of the City Code and on file with the City Clerk, Director of Community Development and Director of Public Works.
§ 361-83 Perimeter requirements.
The Planning Commission shall prescribe perimeter requirements for screening, landscaping, and setbacks, as are necessary to assure compatibility with adjoining and proximate properties, which shall be incorporated within the subdivision plat in compliance with the provisions of § 361-85.
§ 361-84 Off-street parking and loading.
Off-street parking and loading spaces shall be provided as specified in the applicable use units and in conformance with the requirements of § 361-16, Off-street parking and loading. Required spaces may be provided on the lot containing the dwelling units which it is intended to serve or in common areas. Common parking area shall be designed and located so as to be accessible to the dwelling units it is intended to serve. Provisions for the ownership and maintenance of common parking space as will ensure its continuity and conservation shall be incorporated in the subdivision plat, in compliance with the provisions of § 361-85.
§ 361-85 Administration of planned unit development.
A.
General.
(1)
Any person, corporation, partnership, association, or combination thereof, owning or possessing a property right or interest in or to a tract of land may make application for the approval of a PUD by filing an application for an outline development plan and a supplemental zoning district designation PUD.
(2)
An application for the approval of an outline development plan and the supplemental district designation PUD may be processed simultaneously with and contingent upon an application for an amendment to the Zoning Map.
B.
Application and outline development plans. An application for a planned unit development shall be filed with the Planning Commission. The application shall be accompanied by the payment of a fee, as established by the City Council. Such fee shall not include advertising and sign costs, which shall be billed to the applicant. The application shall be in such form and content as the Planning Commission may by resolution establish, provided that three copies of an outline development plan shall accompany the filing of the application. The outline development plan shall consist of maps and/or text which contain:
[Amended 5-10-2022 by Ord. No. 9302]
(1)
Existing topographic character of the land.
(2)
Proposed land uses, including public uses and open space and the approximate location of buildings and other structures.
(3)
The character and approximate density of dwellings. Density shall be expressed in number of dwelling units and quantitative area of each identifiable segment of the PUD.
(4)
The approximate location of thoroughfares.
(5)
Sufficient surrounding area to demonstrate the relationship of the PUD to adjoining uses, both existing and proposed.
(6)
An explanation of the character of the planned unit development.
(7)
The expected schedule of development.
C.
Public hearing and Planning Commission action.
(1)
The Planning Commission, upon the filing of an application for the supplemental district designation, PUD, shall set the matter for public hearing as set forth in § 361-150 of this chapter. Within 60 days after the filing of an application, the Planning Commission shall conduct the public hearing and shall determine:
(a)
Whether the PUD is consistent with the Comprehensive Plan.
(b)
Whether the PUD harmonizes with the existing and expected development of surrounding areas.
(c)
Whether the PUD is a unified treatment of the development possibilities of the project site.
(d)
Whether the PUD is consistent with the stated purposes and standards of this chapter,
D.
City Council action. Upon receipt of the application, outline development plan, and Planning Commission recommendation, the City Council shall hold a hearing, review the outline development plan, and approve, disapprove, modify, or return the outline development plan to the Planning Commission for further consideration. Upon approval, the Zoning Map shall be amended to reflect the supplemental designation PUD, and the applicant shall be authorized to process a subdivision plat incorporating the provisions of the outline development plan.
E.
Planned unit development subdivision plat. A planned unit development subdivision plat shall be filed with the Planning Commission and shall be processed in accordance with Chapter 312, Subdivision of Land, and, in addition to the requirements of Chapter 312 shall include:
(1)
Details as to the location of uses and street arrangement.
(2)
Provisions for the ownership and maintenance of the common open space as will reasonably ensure its continuity and conservation. Open space may be dedicated to a private association or to the public, provided that a dedication to the public shall not be accepted without the approval of the City Council.
(3)
Such covenants as will reasonably ensure the continued compliance with the approved outline development plan. In order that the public interest may be protected, the City of El Reno shall be made beneficiary of the covenants pertaining to such matters as location of uses, height of structures, setbacks, screening, and access. Such covenants shall provide that the City of El Reno may enforce compliance therewith.
F.
Issuance of building permits. No building permits shall be issued on lands within the PUD except in accordance with the approved subdivision plat filed of record with the County Clerk.
G.
Amendments. Minor changes in the platted PUD may be authorized by the City Council, upon the recommendation of the Planning Commission, upon a review of a proposed amended subdivision plat incorporating such changes, so long as substantial compliance is maintained with the outlined development plan and the purposes and standards of the PUD provisions hereof. Changes which would represent a significant departure from the outline development plan shall require formal abandonment and the subsequent filing of a new application for planned unit development.
H.
Abandonment. Abandonment of a planned unit development shall require the City Council's approval, after recommendation by the Planning Commission, repealing the supplemental designation of PUD.