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land, by allowing diversification in the relationships of various uses, buildings, structures, open spaces and yards, building heights, and lot sizes in planned building groups, while still insuring that the intent of this chapter [Zoning Code] is observed." 5. As described in the American Planning Association's QuickNotes, Understanding Planned Unit Development, (Exhibit 3), P.U.D. is a form of development that can be used to advance a number of important smart growth and sustainability objectives. In other jurisdictions, planned unit developments can take many forms, ranging from the granting of variances in order to create clustered residential subdivisions or mixed-use master planned communities. In Hawai `i County, mixed-use master planned communities are typically developed by approval of the County Council through the Project District zoning process and the P.U.D. process is primarily used to develop residential or agricultural developments where housing units are clustered on smaller lots than the zoning district allows in exchange for the protection of open spaces. For example, under conventional zoning a 50 -acre property that is zoned Agricultural -5 acre (A -5a) could be subdivided to create a maximum of ten 5 -acre lots. The minimum lot size allowed with A -5a zoning is 5 acres. The P.U.D. process could allow the granting of variances from the required minimum lot size of 5 acres so that the same property could be developed with nine 1 -acre lots clustered into one area with a 41 -acre bulk lot maintained for agricultural purposes. This allows for land to be subdivided with consideration for topography and any natural, historic or cultural resources. 6. The Zoning and Subdivision Codes, as a whole, are generally viewed as one -size - fits -all applications that do not take into account the local use and design vernacular of a particular area. A P.U.D. offers the opportunity to allow for certain limited exceptions to standard code requirements in order to encourage comprehensive site planning. 7. Section 25-6-5 of the Zoning Code states that a P.U.D. cannot introduce a use not permitted within the affected zoning district of the project area unless a change of zone application accompanies the P.U.D. for concurrent processing, with the P.U.D. not becoming effective unless the accompanying change of zone is approved. Therefore, unless accompanied by a change of zone, a P.U.D. cannot increase the maximum residential unit density permitted by its zoning district classification. -2-