The purpose of planned unit development (PUD) procedure is to permit creativity and flexibility in site planning, building arrangement and land use relationships by permitting deviation from the requirement of this title while simultaneously insuring substantial compliance with the intent and purpose of this title. A PUD could also permit mixed use development or redevelopment in accordance with an approved plan that should contribute to the goals, strategies and actions described in the Town's Master Plan.

A higher density and mixed use may be allowed under planned unit developments than would normally be permitted under a district's conventional zoning.

The goal is to make more efficient use of land that lowers development and maintenance cost of infrastructure and achieves a more desirable development than would be possible through the strict application of the Zoning and Subdivision Regulations. The PUD process can accommodate well-designed residential or mixed-use business park development that is typically composed of commercial and light industrial uses, research and development facilities, offices and business services, developed in a campus or park-like environment.

The additional open land areas that are created under this type of development can be utilized for a variety of purposes such as, but not limited to, recreational open space, street and trail access.

Pre-Application Meeting. Prior to submittal of any application for planned unit development, all applicants will schedule a pre-application meeting with the zoning officer or designee.

The purpose of the meeting is to:

Conceptual Plan. The applicant shall submit a conceptual plan for review and comment by the zoning officer and the planning commission. Public notice is not required; however, the planned unit development conceptual plan will be placed on the agenda of a regular meeting of the planning commission and the commission may consider public comment. The purpose of the conceptual plan review is for the applicant and the commission to evaluate and discuss the basic concepts for development. It should include a discussion of the general locations intended for development and the areas planned to remain undeveloped; the general alignments for access, water supply and sewer as well as other utilities such as gas, telephone and cable. It is also the opportunity to reach general agreement on such issues as the appropriate range of dwelling unit density, type of dwelling units and if commercial or industrial use is proposed. The outcome of the conceptual plan review should be an identification of issues and concerns the applicant must address as part of the PUD application.

Application. An application for a planned unit development must be submitted on an application form provided by the zoning officer, signed by the record owner and applicant, if different from the owner, and accompanied by the application fee.

Recommendations by the planning commission and approvals granted by the council shall be based on a review of the following standards and criteria, a specific planned unit development plan, in addition to general conformance to existing Town Codes and adjacent existing uses.

For planned unit development's containing residential development of more than twelve lots or twelve units, a minimum of five percent of the total project area shall be dedicated as open space or parks. When required, open space or parks shall be dedicated by plat or appropriate covenants and managed by a property owner's association or similar legally constituted arrangement to construct and maintain the mutually owned property unless waived by the planning commission for good cause shown.

If the planned unit development application is silent concerning a particular standard or restriction, the planning commission shall clarify and resolve conflicts.

The zoning officer will send notice to property owners within three hundred feet of the proposed planned unit development. Property owners will be invited to attend an announced public hearing to voice concerns and comment on the proposed planned unit development. Notice of said hearing shall be given by at least one publication in a newspaper of general circulation with the town at least fifteen days prior to the hearing date. Such notice shall at a minimum contain the following information: location, time, place and date. The planning commission will vote to Recommend or Not Recommend Approval of the planned unit development.

Approval. The town council may approve the planned unit development at a regularly scheduled meeting. Council approval of a PUD shall constitute an amendment to the town of Saratoga official zoning map by resolution.

Length of Approval. If no action is taken toward maintaining the project schedule, the PUD shall expire after two years.

Extension. The applicant(s) may request an extension of the planned unit development for a period not to exceed twelve months upon a showing of good cause. The applicant(s) shall apply to the town in writing for the extension no later than ninety days prior to expiration. The applicant(s) shall provide such information as is necessary for the town to determine whether good cause exists for the extension. Such information may include, but is not limited to, good faith efforts to obtain required authorization from other agencies with jurisdiction, such as the Department of Environmental Quality, delay in construction due to weather conditions, or other causes which have delayed the project and which are beyond the reasonable control of the applicant(s). The board shall promptly consider the request for the extension and either allow it or deny it. No PUD shall expire during the time the decision on the extension is being considered.

Expiration. Upon expiration, the council shall amend the town of Saratoga official zoning map, by resolution, to the zone district classification that was in effect prior to the PUD zoning.

Minor deviations from an approved planned unit development may be approved by the planning commission. Minor deviations that can be authorized are those that appear necessary in light of technical or engineering considerations first discovered during actual development and were not reasonably anticipated during the approval process. Minor deviations shall include items that do not materially change the approved planned appearance of the PUD such as, but not limited to; alterations to alignment of underground utilities, property line adjustments to accommodate easements or drainage considerations.

The approved PUD guide must be recorded with the town clerk, recorded with the county and will run with the land unless otherwise conditioned or restricted to the current owner.