Planned unit development is an alternative to conventional development where the particular tract is under common ownership or control, and a detailed plan (outline 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 Commission as a prerequisite to the planned unit development.

The purposes of the Planned Unit Development are to:

A.

Permit the innovative land development while maintaining appropriate limitation on the character and intensity of use and assuring compatibility with adjoining the proximate properties;

B.

Permit flexibility within the development to better 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.

Planned unit development is permitted on tracts having the supplemental district designation 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 chapter. No modification of use or bulk and area requirements of the applicable general use district or incorporating the provisions and requirements of the chapter is submitted to and approved by the Planning Commission and the City Council and filed of record in the office of the County Clerk of the county in which the property is located. No land shall be classified in the PUD designation unless it is in an area with an approved and adopted master plan which recommends development of the land which is the subject of the application.

1630.1.

Principal uses. The development may consist of one (1) 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; (a) that if any part of the planned unit development is located within a residential district, the permitted uses may additionally include one (1) or more of the dwelling types contained in Use Unit 6, Single-Family Dwelling, Use Unit 7, Duplex Dwelling, Use Unit 8, Multi-Family Dwelling; (b) that Use Unit 9, Mobile Home Dwelling, is a permitted use only within Planned Unit Development which are located in whole or in part in an RMH District. The permitted uses may be reallocated within the development irrespective of the general zoning district boundaries.

1630.2.

Accessory uses. Accessory uses customarily incident to the principal uses within a PUD are permitted.

A.

Accessory commercial. In addition to accessory uses customarily incidental to a permitted principal residential use, accessory commercial facilities may be included within the residential portion of a PUD in accordance with the following standards:

1.

Accessory commercial signs shall be limited to one (1) nameplate of not more than sixteen (16) square feet for each establishment. Nameplates shall be attached flat against a building wall and shall not be animated, flashing, or have other than indirect illumination. Window signs shall not be permitted.

2.

The accessory commercial uses shall be internally oriented, designed primarily for the service, convenience, and benefit of the residents of the PUD, and shall be designed and located in such a manner as to be compatible with the residential use of the PUD and of adjacent properties.

3.

Business signs accessory to principle office, commercial or industrial uses shall not exceed the general code provisions of the City of Sapulpa Zoning Code; Section 921, Use Unit 21; providing the authority may impose such additional restrictions as are necessary to maximize compatibility with adjacent land use.

1640.1.

Intensity of use. It is the intent of this Code that the aggregate intensity of use within the planned unit development remain 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.

A.

Residential intensity. The residential intensity shall not exceed a maximum number of dwelling units computed as follows:

Maximum number of permitted dwelling units = gross area* of property located within a residential district.

Divided by:

Minimum land area per dwelling unit permitted in the applicable use district.

The minimum land area per dwelling unit, for the purpose of the above described computation, shall be the lease restrictive minimum land area per dwelling unit permitted in the applicable district as set forth in Section 430.1 and Section 430.2. Each six hundred (600) square feet of a quasi-dwelling, such as a care home, shall constitute a dwelling unit. If the PUD is within two (2) 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.

B.

Nonresidential intensity. 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 multiplied (x) by the floor area ratio permitted either by right or exception within the bulk and area requirements of the applicable use district, except where a floor area ratio is not specified, a floor area ratio of .75 shall apply.

The intensity of use of a PUD located within two (2) 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.

*For the purpose of intensity computations, gross area shall mean the lot area plus one-half (½)of the right-of-way of any abutting street to which the lot has access.

1640.2.

Lot width and lot area minimums. Within a PUD, a minimum lot size requirement of eight hundred (800) square feet shall apply to lots utilized for dwelling purposes. A minimum lot width requirement of twenty (20) feet shall apply to lots utilized for dwelling purposes.

1640.3.

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 use district (Section 430.1) 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 liability 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 insure its continuity and conservation shall be incorporated in the subdivision plat, in compliance with the provisions of Section 1670.5.

1640.4.

Building height and yards. Within a PUD, 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 Section 1670.5.

1640.5.

Setbacks from abutting public streets. Within a PUD every structure shall be set back from the centerline of an abutting public street a horizontal distance of not less than one-half (½) of the right-of-way designated on the major street and highway plan, or twenty-five (25) feet if said street is not designated on the major street and highway plan.

Off-street parking and loading spaces shall be provided as specified in the applicable use units and in conformance with the requirements of Chapter 10, Off-Street Parking and loading; provided, however, that Sections 1020.B and 1030 shall not apply. Required spaces may be provided on the lot containing the uses for 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 uses it is intended to serve. Provisions for the ownership and maintenance of common parking space as will insure its continuity and conservation shall be incorporated in the subdivision plat, in compliance with the provisions of Section 1670.5.

1670.1.

General. 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 supplemental district designation PUD. Such application shall be accompanied by an outline development plan processed in the manner set forth in Sections 1670.2, 1670.3, and 1670.4.

An application for the supplemental district designation PUD may be processed simultaneously with an application for an amendment to the general zoning district and make contingent upon approval of said application.

1670.2.

Application and outline development plan. An application for a planned unit development shall be filed with the Planning Commission. The application shall be accompanied by a fee in accordance with the established fee schedule. 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 (3) copies of an outline development plan shall accompany the filing of the application; the outline development plan shall consist of maps and text which contains:

A.

A site plan and preliminary plat reflecting:

1.

Proposed location of uses, including off-street parking, open spaces and public uses;

2.

Development standards for location, height, setback and size of buildings and other structures;

3.

Public and private vehicular and pedestrian circulation;

4.

The approximate intensity of residential uses expressed in number of dwelling units and the approximate intensity of nonresidential uses expressed in floor area, allocation to each identifiable segment of the planned unit development;

5.

Proposed screening and landscaping;

6.

Proposed location, height and size of any ground sign;

7.

Sufficient surrounding are to demonstrate the relationship of the PUD to adjoining uses, both existing and proposed.

B.

Existing topographic character of the land including identification of flood plain areas, treed areas, both existing and proposed.

C.

An Explanation of the character of the PUD.

D.

The expected schedule of development.

E.

Conformance to the City subdivision regulations and engineering design standards.

1670.3.

Public hearing and Planning Commission action. The Planning Commission, upon the filing of an application for the supplemental district designation PUD shall set the matter for public hearing and give twenty (20) days' notice of public hearing by posting a sign or signs on the property sought to be rezoned. (See Section 1630.3 for contents of notice.) Within sixty (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 harmonized with the existing an 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.

The Planning Commission shall forward its recommendation, the application, and the outline development plan to the Board of City Commissioners for further hearing as provided in Section 1670.4.

1670.4.

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 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.

1670.5.

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 the subdivision regulations, and, in addition to the requirements of the subdivision regulations, shall include:

A.

Details as to the location of uses and street arrangement.

B.

Provisions for the ownership and maintenance of the common open space as will reasonably insure 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.

C.

Such covenants as will reasonably insure the continued compliance with the approved outline development plan. The Planning Commission may require covenants which provide for detailed site plan review and approval by said Commission prior to the issuance of any building permits within the PUD. In order that the public interest may be protected, the City of Sapulpa shall be made beneficiary of covenants pertaining to such matters as location of uses, height of structures, setbacks, screening, and access. Such covenants shall provide that the City of Sapulpa may enforce compliance therewith, and shall further provide that the Planning Commission and the filing of record of a written amendment to the covenants, endorsed by the Planning Commission.

1670.6.

Issuance of building permits. After the filing of an approved PUD subdivision plat and notice thereof to the Building Inspector, no building permits shall be issued on lands within the PUD except in accordance with the approved plat. A building permit for a freestanding or separate commercial structure within a PUD containing no commercial zoning shall not be issued until building permits have been issued for at least one-half (½) of the number of dwelling units on which the authorization of the commercial use is based.

1670.7.

Amendments. Minor changes in the PUD may be authorized by the Planning Commission, which may direct the processing of an amended subdivision plat, incorporating such changes, so long as a substantial compliance is maintained with the outline development plan and the purposes and standards of the PUD provisions hereof. Changes which would represent a significant departure from the outline development plat shall require compliance with the notice and procedural requirements of an original planned unit development.

1670.8.

Abandonment. Abandonment of a planned unit development shall require the City Council's approval, after recommendation by the Planning Commission, of an application for amendment to the zoning map repealing the supplemental designation of PUD. Upon final action authorizing the abandonment of the planned unit development, no building permit shall be issued except in accordance with the restrictions and limitations of the general zoning district or districts.