PLANNED UNIT DEVELOPMENT

PLANNED UNIT DEVELOPMENT (PUD)
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Planned Unit Development…..…............Group 5-Aysha,Anisha / Planning Techniques /C.E.T / 2020-22
Batch
Planning Techniques - Term Paper

Table of Contents
1. Introduction
2. Evolution
3. Definitions
4. Objectives
5. Classification of Planned Urban Development (PUD)
6. Steps to Develop PUD
7. Advantages & Disadvantages of PUD
8. Case Studies
9. Conclusion
10. Reference
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Planned Unit Development……..……………...................Group 5-Aysha , Anisha/Planning Techniques / C.E.T 2020-2022

INTRODUCTION
EVOLUTION
● evolved in 1960’s & 1970’s in US
● to deal comprehensively with the plan for a large parcel of land, rather than simply planning for it lot
by lot, and by a related desire to mix uses and to create developments that were more interesting
and more compatible with the land than traditional rectangular developments
● successful methods to overcome the problems of the traditional zoning and useful method to
adapt changes by economic, social, political and cultural variations in the US
● provides greater design flexibility by allowing deviations from the typical development standards
required by the Zoning Code
● PUD development is designed primarily for larger-scale projects, its use is not strictly limited to
communities with one or more large lots under single ownership
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INTRODUCTION
● Integrated design for development of residential and commercial uses, or a combination of such uses,
in which one or more of the regulations, other than use regulations, of the zone in which the
development is to be situated, is waived or varied to allow flexibility and initiative in site and building
design and location in accordance with an approved plan and imposed general requirements as specified
Planned Unit Development may be :
● (1) the development of compatible land uses arranged in such a way as to provide desirable living
environments that may include private and common open spaces for recreation, circulation, or and/or
aesthetic uses;
● (2) the conservation or development of desirable amenities not otherwise possible by typical
development standards;
● (3) the creation of areas for multiple use that are of benefit to the community
The purpose of PUD provisions is to provide property owners the flexibility to plan for the development of
their land in a manner that clusters new homes on small lots while preserving large acreages for
agricultural use or as undeveloped open space
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Source :planned unit development,Opal Mason

Objectives of PUD
1. Flexibility in development standards
2. Encouragement of innovative housing types and products.
3. Provision of increased amenities.
4. The role of negotiation and improved public regulation of development
5. To a extent, Providing of affordable housing in some communities
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PUDs are normally used to
shift the permitted density
from one portion of a
property to a smaller area
to enable more efficient and
concentrated development
on a single parcel of land
Source : Implementation Manual • Planned Unit Development • 2007 • www.vpic.info
WHY ?

Planned Unit Development
COST • The developer usually pays all project costs.
• Staff time or a paid consultant will be needed to create the ordinance and for project
review
PUBLIC ACCEPTANCE • When a PUD is proposed, the public will need to be brought in early in the project so
they have time to clearly understand the project and have concerns addressed prior
to the final public hearing.
• Misunderstandings could result in costly delays and even rejection of a project
POLITICAL ACCEPTANCE
EQUITY • Fairness to stakeholders regarding who incurs costs and consequences.
• PUDs are perceived as fair because the developer pays for all project costs.
• Concerns arise when the project receives a public subsidy or results in additional
long-term costs for the municipality.
• There could be a negative impact on the surrounding neighborhoods if the project is
not designed properly
ADMINISTRATION • Level of complexity to manage, maintain, enforce, and monitor the tool
• The ordinance may be slightly harder to create and a PUD proposal may involve
additional meetings as compared to a standard subdivision project
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Design Principles
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Houses and placement of houses
● Houses in PUDs often include access to a large shared open space surrounding the house as well as a
smaller private yard.
● These large protected open spaces are created by the layout of the buildings and are intended for use by
all residents of the developments.
● Different housing types (single-family, two-family, multiple-family) are often mixed rather than separated
as is done in conventional development
Streets
● Street patterns are one of the most important elements in establishing the neighborhood character of a
residential community.
● Most non-PUD development focuses on obtaining maximum frontage for lot sizes and maximum flow of
traffic on all streets.
● However, in order to dispel the monotony of the typical grid plan street pattern, PUDs often employ a
hierarchy of street types based on usage.
● Local streets serve only residences and have a low traffic volume, while collector streets connect local
streets to arterials, which are the major routes of travel throughout a PUD.

Design Principles
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● Sidewalks and pedestrian ways
● Sidewalks and pedestrian ways of PUDs supplement and complement street systems in establishing the
character of the neighborhood.
● Sidewalks are located on at least one side of every street to enable the walkability of the developments.
● Circulation systems are provided to link residential groupings, open space areas, schools, and local
shopping areas.
● Combining design features
● It is in the ability to design each of these components simultaneously that makes PUDs unique and
effective.
● Each of the elements work together to enhance the whole.
● This represents a major advantage over traditional zoning practices that force lots to be planned in
accordance with broad rules that may allow for some incompatibility

CLASSIFICATION - PUD
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Planned Urban Development
Residential PUD Non-Residential PUD Mixed use PUD
● Planned residential
developments, or PRDs,
includes primarily
residential uses.
● In rural districts, PRDs are
often used to encourage or
require limited, clustered,
low-density residential
development, while
emphasizing the protection
of important natural
features and resource lands
identified in the municipal
plan.
●
● PUD standards could be used
to promote a more “campus”
style of development with
consistent design elements,
landscaping, dispersed parking
and loading facilities, public
transit facilities, employee
amenities such as recreational
and day-care facilities, and
buffering and screening to
minimize physical and visual
impacts to neighboring
properties & uses
● appropriate mix of uses,
such as the siting,
orientation, and design of
buildings to ensure some
privacy for residential uses
and to create well defined
streetscapes and public
spaces that incorporate
pedestrian amenities,
public transit facilities, and
on- and off-street parking

STEPS TO DEVELOP PUD
Pre Application Conference
Site Plan Review
Preliminary Development Plan
• The developer consults with planning staff for ordinance &
process clarification and discusses initial project plans
• The site plan review consists of a detailed site analysis of existing
features, often an on-site walkabout, & a discussion about project
goals and possible design solutions
• The plan includes specific c documents and maps giving a legal
description of the project, a detailed site plan & supporting maps.
• The plan commission holds a public hearing at which the
developer presents the PUD proposal and the planning
recommendations are made available for public review
Approval & Implementation • The final plan contains the detailed engineering drawings of the
entire site and process for completion of the project.
• The entire site plan for the PUD will be reviewed as a single entity
• The plan commission would, at this time, approve recording the
plan
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Advantage & Disadvantages of PUD
ADVANTAGES
1. PUD owners usually own a larger living than they would have otherwise owned with a condominium.
2. Residential owners get the benefits of owning a home versus a condominium.
3. Typically PUD’s don’t have other owners above or below
4. Lending practices are generally easier on PUD’s than condominiums
DISADVANTAGES
1. PUD homes typically have smaller lots than a non-PUD homes
2. PUD’s typically have common areas and common areas fees (Part of a Common Interest Development)
3. PUD’s frequently have at least 1-2 common walls where a freestanding home would not
POTENTIAL USES
• Traditional Neighbourhood
• Design
• Preserve open space
• Brownfield redevelopment
• Urban infill and redevelopment
• Mixed use development
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Case Study 1 - City of Ellensburg WA
• Ellensburg is a small city of 20,000 in central Washington featuring a historic downtown and Central
Washington University, surrounded by farms at the foothills of the Cascades. To update the city's land use
code following the update of its comprehensive plan.
• Most of the newer subdivisions were simple, monotonous, and often poorly coordinated. The
community sought code changes that would promote a more compact and connected development
pattern that promoted walking and bicycling, and enhanced the character of Ellensburg.
The solution was two-fold: Integrate design flexibility (clustering and density bonuses) into the subdivision
process and update subdivision and street design standards to meet community objectives.
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1. Allow a small increase in overall density in most districts
combined with new design standards (house/garage
frontage standards, streetscape design, better road and
trail connectivity, and fence location and design
standards).
2. Adopt a density bonus system for key suburban zones -
with generous bonuses (some up to 50% increase and
beyond) for desired design and/or amenity features
(trails, extra parkland, mix of housing types, energy
efficient design, etc.).
3. Allow for flexible lot design (zero lot line, courtyard
access, etc.).
4. Illustrate desirable subdivision layout examples.

Case Study 1 - City of Ellensburg WA
As part of the code update, we took an undeveloped site and illustrated how it could be developed
consistent with the code and integrating key density bonus provisions. The case study was particularly
useful during the process as it resulted in reduced density bonus percentages for most of the features.
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Sourecttp://mrsc.org/Home/Stay-Informed/MRSC-Insight/November-2012/Planned-Unit-Developments-Real-World-Experiences.aspx

Case Study 2 - Bayveiw Ridge Urban growth area
• PUD that would implement a recently adopted subarea plan. The project site is within an "island" urban
growth area surrounding the Skagit County Airport, northwest of Mount Vernon and west of Burlington, in
northwest Washington.
• The Urban Growth Area (UGA) includes industrial port lands surrounding the airport with large vacant
tracts, scattered residential development, and subdivisions surrounding a golf course.
• The focus of the work was large tracts of vacant land owned primarily by a single property owner. Most of
the land was designated for residential development between 4-6 dwelling units per acre, with a small
village center (retail/mixed-use), a school (hopefully), and some additional light industrial land closer to
the airport.
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Case Study 2 - Bayview Ridge Urban growth area
The conceptual development plan map illustrating multiple anticipated phases. The concept includes plans
for streets and trails, parks and open space corridors, and land uses/housing types. Such plans would be
accompanied by sketches and photos of development examples, and numbers and/or parameters for the
types and amount of development. A detailed subdivision application for Phase 1 could be submitted
simultaneous with the PUD application, or within a specified time frame after PUD approval.
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Case Study 2 - Bayview Ridge Urban growth area
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Case Study 3-Bonner County -Idaho
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● Rural country in Northern Idaho
● Flexibility in housing were provided
● minimum common open space requirement is
10%
● 25% density bonus based on increase in
common open space
Sourecttp://mrsc.org/Home/Stay-Informed/MRSC-Insight/November-2012/Planned-Unit-Developments-Real-World-Experie
nces.aspx
● Before :
● 40 acres with eight five acre land
● After :
● 40 acres with one acre land and 30 acres of common open
space

Conclusion
● PUD can be good tool when land use code doesn't offer lot of flexibility
● In urbanised cities PUD ordinance may not be needed,particularly if code integrates use of design & flexibility
● Concept plans,Since PUD can involve projects with multiple phases where only near term phases are detailed
and certain,ordinance should define what information is needed for the development of future phases
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PUDs can be crafted to encourage creative design for compact, mixed-use neighborhoods, where private
homes and public amenities are part of a single master plan.
Flexible standards and density bonuses are typically used to reward developers for providing public
benefits

Reference
• http://mrsc.org/Home/Stay-Informed/MRSC-Insight/November-2012/Planned-Unit-Developments-Real-Worl
d-Experiences.aspx
• https://trademarkmammoth.com/planned-unit-development-pud/
• Planning Implementation tools,Planned Unit Development,Centre for land use education,November 2005
• Implementation Manual • Planned Unit Development • 2007 • www.vpic.info
• https://www.townofalta.com/docs/22.9.PUD.pdf
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