18.35.050 Planned Residential Unit Developments

A. A PRUD is a master planned, architecturally compatible development in which the base regulations may be negotiated and modified to allow flexibility and creativity in site and building design, in accordance with an approved PRUD plan and requirements of this Chapter. B. Design Compatibility. The development should be planned as one complex land use with a common architectural design theme that provides variety with a high degree of architectural quality, rather than an aggregation of individual, unrelated buildings located on separate unrelated lots. C. General Guidelines. 1. Substantial compliance with the provisions of this Chapter in requiring adequate standards related to the public health, safety, and general welfare shall be observed, without unduly inhibiting large scale site planning for residential and related purposes. 2. Density increases may only be attained through the application of the concepts presented in this chapter and as approved by the city. 3. PRUDs may be encouraged in areas where clustering of residential units in combination with open space could provide a buffer for more intense land uses, such as: industrial; commercial; freeways and secondary highways; railroad rights-of-way; and other more dense residential use such as mobile home parks. D. Development Requirements. 1. As part of the Subdivision approval process, variations from the development standards of the Base, as specified herein, may be permitted by the planning commission and city council where there is sufficient evidence that the variations will not adversely affect neighboring property and provided that variations are specialty adopted by the planning commission and city council as part of the approved PRUD plans. 2. The base lot requirements shall be that of an RE-20 zone. 3. Reduction of setbacks will require the provision of additional open space in other appropriate areas of the development and shall be in keeping with accepted land use planning principles. 4. The base residential density of a PRUD shall be 2 units per acre. 5. The density shall be calculated as gross units per acre and may be increased by up to 50% in an approved PRUD. 6. PRUDs shall provide a minimum of 30% open space for use-in-common of the residents and/or occupants of such development or the general public. The required base open space shall be areas that are not occupied by buildings, residential structures, parking area or streets. 7. Required base open space areas shall be contiguous, not a collection of remnants. Such areas may include but are not limited to: a. A peripheral buffer strip around the project of not less than twenty (20) feet in width, containing trees and other horticultural plantings, which strip and plantings shall be required unless affirmatively reduced or waived. Berming may also be required. b. Areas between buildings and outside of platted lots. c. Areas with natural features worthy of preservation, which are not buildable, such as canyons or slopes, ridge lines, wetlands, stream or creek corridors, wildlife habitat, geologically sensitive areas, and significant views and vistas. These features may be included in the peripheral buffer strip. d. Significant agricultural lands worthy of preservation for continued agricultural use. e. Open space and landscaped areas which are integrated into the site design approved as part of the PRUD plan and which are accessible by the residents of the project. 8. The base open space requirement may be reduced 5% if two or more of the following conditions are met: a. No additional density beyond the base is involved; b. The street cross-section provides for more landscaping and better separation of pedestrian and vehicular traffic (beyond the typical public street); c. The open space provided shall be integrated into the PRUD project and accessible to all residents of the community via pedestrian corridors or via enhanced pedestrian systems, which minimize the need to cross streets. 9. The following criteria shall be considered when granting a density bonus for additional open space: a. The open space shall be held in common via public ownership or by an owner’s association with a permanent open space easement. b. The open space should be large enough for the use of all residents of the project or the general public. Such spaces should include improvements such as playgrounds, pathways, pavilions, play courts, ball fields, as well as informal spaces which encourage the use and enjoyment of the open space. Such areas may include natural areas, such as prominent ridge lines, views and vistas, and areas of significant native vegetation. Such areas may also be improved and accessible agricultural lands such as orchards, equestrian facilities, stables, etc. for the use of area residents. 10. Density Bonus and Incentives. The inclusion of certain amenities or design options may result in an allowed increase in density, referred to as a density bonus. Density bonuses may be granted using percentages or units per acre and shall consider the size of the project in relationship to the quantity, area and quality of amenities proposed. The total density bonus shall not exceed 50%. 11. The City Council, upon recommendation of the Planning Commission, may determine the density bonus upon the City Council’s acceptance of the design options as set forth below: Design Option Density Bonus 50% maximum increase Increase in public or private open space above Required minimum (30%) Up to 1% for each 1% increase in open space up to a maximum of 45%. Creation of significant recreation or site amenities, i.e., pool (minimum 20’ X 40’), playground, club house, picnic tables/barbecue area, water features, equestrian features, etc. Up to 5% for each feature Provision of required tenant parking with the following covered structures: -Detached Garages -Attached Garages and/or Underground Parking Up to 5% for each feature Additional pedestrian, bicycle, and/or other recreational trails which are separated from vehicular traffic, both within and outside the project. Up to 5% for each feature The provision of exterior fencing including architecturally designed brick or block fences, wrought iron fences, vinyl or structural wood fences, and/or additional landscape buffers with enhanced width and landscaping specifications. Up to 5% for each feature Offsite open space provision is encouraged. For every acre of offsite preservation, up to 3 units may be added to the PRUD, if the offsite preservation parcel equals 5 acres or more. Such areas to include dedication to the city or a conservation easement to be held by the city. 12. Quality exterior materials such as brick, stone, stucco or other materials of similar quality, durability, low maintenance and uniqueness or architectural design are generally required for all PRUDs. 13. The Planning Commission and City Council shall require the preservation, maintenance and ownership of all open space through one, or a combination of the following: a. Dedication of the land as a public park or parkway system; b. Dedication of the land as a permanent open space on the recorded plat. c. Granting the city a permanent open space easement on the private open spaces to guarantee that the open space remain perpetually in recreation use, with ownership and maintenance being the responsibility of a homeowner’s association; or d. Through compliance with the provisions of the Condominium Ownership Act as outlines in Title 57 of the Utah Code, which provides for the payment of common expenses for the upkeep of common areas and facilities. e. In the event the common open space and other facilities are not maintained in a manner consistent with the approved final PRUD plan, the city may at its option cause such maintenance to be performed and assess the costs to the affected property owners or responsible association. The city may also require an SID for maintenance. 14. Any significant changes in use, or arrangement of lots, blocks, and building tracts, or any changes in the provisions or type of common open spaces must be submitted for review and approval by the city council upon recommendation of the planning commission. 15. Streets, Circulation and Utilities. a. The design of public and private streets within a PRUD shall generally follow city standards for width of right-of-way and construction. Any request for modification requires a positive recommendation from the city engineer and specific approval of the city. b. All private streets within a PRUD shall be dedicated as public easements and all underground improvements shall be constructed per Pleasant View City standards. If private streets are involved, all utilities shall be privately owned. c. Points of primary vehicular access to a PRUD shall be designed to provide smooth traffic flow with controlled turning movements and minimum hazards to vehicular, pedestrian and bicycle traffic. Points of intersection between internal and external circulations systems shall be so arranged that both systems function in a safe and efficient manner. d. The required off-street parking, 2 spaces per unit, shall be distributed throughout the PRUD and provide reasonable access to all residential structures within the project. Additional visitor parking may be required as per planning commission and city council recommendation. e. Recreational vehicle parking may be provided for within the project in a separate, well screened, lot or covenants may prohibit such parking on-site. (Ord. 2007-9, 6/26/07)