Chapter 17.58
PLANNED RESIDENTIAL DEVELOPMENT
Sections:
17.58.020 Where permitted—Permitted uses—Minimum project size.
17.58.030 Permitted modifications.
17.58.050 Open space, on-site recreation and critical areas.
17.58.060 On-site recreation and/or open space design requirements.
17.58.080 Project description and association documents.
17.58.100 Phased developments.
17.58.110 Minor adjustments and amendments.
17.58.010 Purpose.
The purpose of this chapter includes but is not limited to the following:
A. To allow for creative, flexible residential development equal to or superior to traditional lot-by-lot development;
B. To permit diversity in the location and type of structures;
C. To preserve open space, natural vegetation, water courses, critical areas, historic buildings and places and other community values;
D. To provide more efficient use of land by facilitating a more economical arrangement of buildings, streets, utilities and land use;
E. To provide for a variety of housing types in one development with architectural design compatibility;
F. To provide integrated landscape development; and
G. To provide for the integration of new development into the existing community while protecting and preserving the values of the surrounding neighborhood. (Ord. O-01-05 § 2 (part))
17.58.020 Where permitted—Permitted uses—Minimum project size.
A. Planned residential developments (PRDs), when approved in accordance with all applicable codes and this chapter, are established as development permits and, as such, do not reclassify the existing zoning district designation. A PRD may be permitted as indicated in Section 17.08.040, District use chart, consistent with the comprehensive plan. A PRD may include the following uses, which uses shall be specifically identified and approved in the development permit application review and approval process:
1. A combination of residential dwellings such as single-family attached, single-family detached, modular homes, duplexes, townhouses, and other similar dwellings in accordance with this chapter and the Adams County zoning code;
2. Manufactured homes are also allowed to be part of a PRD; however, the placement of manufactured homes shall be specifically included and approved as part of the initial development permit application;
3. Accessory uses specifically designed to meet the needs of the residents of the PRD such as garages, carports, personal and recreational vehicle storage, and other similar noncommercial uses;
4. Developed recreational facilities, primarily for the residents of the PRD, such as clubhouses, tennis or racquetball courts, ball fields, trails, sports fields, spa facilities, golf courses, horse arenas and riding academies, parks, undeveloped recreational areas, open space areas and other similar type uses; and
5. Shared boat docks, launch facilities, and marinas for the residents of the PRD, compatible with the purposes of this chapter and the Adams County Shoreline Master Program.
B. Planned residential developments shall be located on sites at least five acres in size. (Ord. O-01-05 § 2 (part))
17.58.030 Permitted modifications.
All zoning and subdivision requirements may be modified and approved through a PRD in the interest of the expressed purposes above, except for the following, provided the specific requirements to be modified are identified and approved by the county in the PRD application, review and approval processes and materials:
A. Permitted uses;
B. Yard areas and setbacks on the exterior boundary of the planned development;
C. Surveying standards; and
D. Engineering design and construction standards of public improvements other than street standards. (Ord. O-01-05 § 2 (part))
17.58.040 Permitted density.
A. The maximum number of dwelling units permitted per acre for a PRD may be one hundred fifty percent of the permitted density of the zone district within which it is located. The permitted density shall be calculated as described below, and only upon demonstration of compliance with all of the standards identified in subsection B of this section:
1. Determine the gross development area. Subtract from the gross area all unbuildable land, publicly owned land, and commercial or industrial land area;
2. Determine the net development area. Subtract from the gross development area the actual percentage of gross development area devoted to the street system up to a maximum of twenty percent of the gross development area;
3. Divide the net development area by the minimum lot size of the zone district or multiply by the number of multifamily dwelling units per acre permitted in multifamily zone districts; and
4. Multiply the resulting number of units by 1.20, rounding to the lowest integer.
B. Additional density shall be achieved by incorporating the following items into the design and construction of the PRD:
1. On-site stormwater drainage retention facilities shall be integrated as usable recreation areas.
2. Landscaping shall be planted adjacent and along the entire frontage of public and/or private street rights-of-way on the property being developed, as well as along the exterior perimeter of the overall PRD. Planting areas shall be a minimum of five feet in width and consist of a minimum of sixty percent deciduous trees at least four feet high at the time of planting on no greater than fifty-foot centers. Suitable groundcover including grasses and/or low-growing shrubs to complement the trees shall also be provided.
3. At least two covered parking spaces shall be provided for all residential dwelling units. Covered parking shall be in the form of carports, garages, or above-/below-ground parking garages.
4. Developed pedestrian and nonmotorized facilities shall be incorporated into the overall design of the PRD, and may include sidewalks, pathways and/or trails that connect features within the development as well as connecting to the overall community.
5. Natural drainage ways shall be incorporated into the overall PRD design and left undisturbed or enhanced with native ornamental landscaping when applicable.
6. Significant existing natural features shall be maintained on the site, including, without limitation, topography, significant tree stands, or particularly noteworthy trees, view points or other important natural features found on-site.
7. Significant recreational areas shall be developed and equipped with such features as swimming pools, tennis courts, commercial-grade playground equipment, community center or other significant features.
8. Accessory features such as benches, trash cans, tables and other similar attributes to enhance the character of the open space or other features shall be provided in the development.
9. Pedestrian access, open space and recreation amenities shall be provided and incorporated into the PRD when the PRD adjoins cultural/historical sites or water bodies such as ponds, creeks, rivers or lakes, when applicable.
10. The PRD shall incorporate some other unique site and/or design features not listed above that distinguish it from a typical subdivision. (Ord. O-01-05 § 2 (part))
17.58.050 Open space, on-site recreation and critical areas.
Within a PRD, a minimum of twenty-five percent of the overall area shall be established as open space and/or recreation facilities. Up to five percent of the unbuildable land (i.e., stormwater ponding areas, steep slopes, etc.) may be considered for inclusion in the required open space land upon a showing that such lands can and will be used for a specified recreational purpose. The following standards apply:
A. The open space and/or on-site recreation areas may include a combination of natural areas, parks, landscaped areas, trails, and/or visual corridors; provided, that a majority of the areas are contiguous, useable space;
B. Where critical areas are determined to be located within the boundaries of a PRD, they shall be protected and used in conformance with Adams County’s critical areas code, and may be counted toward the overall required open space/recreation areas. (Ord. O-01-05 § 2 (part))
17.58.060 On-site recreation and/or open space design requirements.
The following are minimum design requirements for PRDs that incorporate on-site recreation and/or open space:
A. The location, shape, size and character of the open space shall be configured appropriate to the scale and character of the planned density, expected population and topography of the area. On-site recreation areas shall be centrally located in the development and designed for active and passive recreation unless otherwise approved by the hearing examiner.
B. A minimum of sixty percent of the on-site recreation or open space shall be concentrated and/or connected into large usable areas. The remaining forty percent may be designated as buffers, entry features, recreation facilities, streetscape, and/or used for a natural trail system or other uses approved by the hearing examiner.
C. On-site recreation areas or open space may contain such complementary structures and improvements as are necessary and appropriate for the benefit and enjoyment of residents of the PRD; provided, that the building coverage of such buildings or structures shall not exceed fifty percent of the minimum on-site recreation or open space required. (Ord. O-01-05 § 2 (part))
17.58.070 Dedicated lands.
All lands dedicated for the preservation of critical areas, creation of open space or establishment of recreation facilities shall be protected in perpetuity by recorded covenants, approved by the county, which restrict uses to only those specified in the approved PRD site plan and provide for the maintenance of the open space in a manner which assures its continuing use for the intended purpose. Dedicated open space may be held in common interest by all of the property owners within the planned development, a public or private entity empowered to manage and maintain the open space, or by other appropriate legal measures that ensure the continuation of open space/recreation areas. Restrictions shall be placed upon the title to all dedicated areas and on the face of the binding site plan indicating that:
A. All land uses and development shall be limited to the stated purpose of the dedicated property.
B. If the open space/recreation areas are held in common interest by all of the property owners within the planned development, then all property owners within the planned development shall be mutually responsible for the maintenance and preservation of the dedicated lands.
C. That dedicated lands shall be maintained free of any liens or encumbrances that could interfere with the stated purpose of the dedication. (Ord. O-01-05 § 2 (part))
17.58.080 Project description and association documents.
A written explanation of the design concept, planned features of the development, measures taken to meet the purposes of this chapter, the proposed sequence and timing of development, the provisions of ownership and management when developed, and covenants or other controls which might influence the development, operation or maintenance of the planned residential development shall be submitted with the site plan. An outline of the documents of the owners’ association, by-laws, deeds, covenants and agreement governing ownership, maintenance and operation of the planned unit development shall be submitted with the binding site plan. Planned unit development covenants shall include a provision whereby unpaid taxes on all property owned in common shall constitute a proportioned lien on all property of each owner in common. The county may require that it be a third party beneficiary of certain covenants with the right, but not the obligation, to enforce the same. (Ord. O-01-05 § 2 (part))
17.58.090 Binding site plan.
A binding site plan is required for all PRDs, and shall include all the required certificates of final plat and the following:
A. All information required on a preliminary plat;
B. The location of all existing and proposed structures;
C. A detailed landscape plan indicating the location of existing vegetation to be retained, the location of vegetation landscaping structures to be installed, the type of vegetation by common name and/or taxonomic designation, and the installed and mature height of all vegetation;
D. Schematic plans and elevations of proposed building(s) with samples of all exterior finish material and colors, the type and location of all exterior lighting, signs and accessory structures;
E. Utility, street and stormwater drainage plans that indicate the facilities, layout and capacities necessary to serve the entire PRD;
F. Inscriptions or attachments setting forth the limitations and conditions of development; and
G. The provisions ensuring the development will be in conformance with the site plan. (Ord. O-01-05 § 2 (part))
17.58.100 Phased developments.
If a planned development is expected to be completed in more than two years from the date of preliminary plat approval, the planned development will be divided into phases or divisions of development, numbered sequentially in the order construction is to occur. The preliminary plat for each phase shall be approved separately. Each division of development in a multiphase planned development shall meet all requirements of the approved planned development independently. (Ord. O-01-05 § 2 (part))
17.58.110 Minor adjustments and amendments.
PRDs may be modified prior to final plat approval according to the provisions below.
A. Minor adjustments to an approved PRD may be reviewed administratively, without requiring an additional hearing, provided the “minor adjustments” are characterized by those which may affect the precise dimensions, siting of buildings or lot lines, but which do not: affect the type, character and/or architectural style of buildings; increase the total amount of building floor area; increase the number of dwelling units; decrease or substantially change the location of required buffers; decrease the amount of required parking; decrease on-site recreation or open space areas; and/or increase the number of points of ingress and egress to the site.
B. Modifications that exceed the conditions of a PRD approval are inconsistent with the intent of the approved PRD, and/or are not “minor adjustments,” as determined by the county, and shall be considered a request for a major revision to the PRD and shall be reviewed and approved in accordance with the procedures of this chapter as a new application. The new application shall be reviewed according to the applicable regulations in effect at the time of the new application. (Ord. O-01-05 § 2 (part))
17.58.120 Expiration.
A binding site plan for a PRD expires unless final approval is obtained from the county and recorded by the Adams County auditor within two years from the date of approval. For a PRD that includes phases as permitted by this chapter, the PRD shall expire unless final approval is obtained for the first phase from the county, with subsequent phases falling within the identified phasing schedule, and recorded by the Adams County auditor within two years from the date of approval. Minor revisions to the phasing schedule of a PRD that have not expired pursuant to this section may be granted by the county, provided the schedule is consistent with the overall time frame anticipated for build-out of the PRD. An applicant who files a written request with the county within thirty days before the expiration date shall be granted a one-year extension upon a showing of a good faith effort to file the binding site plan. (Ord. O-01-05 § 2 (part))