2014-12-04 Hearing Transcript-Council Initiated Bill 281 _PUD_

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These are the reservations that the Planning Director has regarding this bill. The Zoning Code specifies that the purpose of a PUD is to encourage comprehensive site planning that adapts the design of development to the land, by allowing diversification in the relationship of various uses, buildings, structures, open spaces and yards, building heights, and lot sizes in planned building groups, while still ensuring that the intent of this chapter is observed. Emphasis added. A PUD alone cannot introduce a use that is not permitted within a particular zoning district nor shall its approval compromise the intent and purpose of the Zoning Code. A PUD exists to encourage comprehensive site planning, when the other option is to design a project in compliance with the standard requirements of both the Zoning and Subdivision Codes. Just to kind of summarize that--if a PUD comes in, in a residential zoning, you can’t add aspects of commercial in that. They would have to come in for a change of zone to introduce commercial. Additionally, if you have RS-10 zoning, and you have a 100,000 square feet, you’re allowed ten residential structures, or ten lots, or ten buildings per each 10,000 square feet. This particular planning tool allows to be able to change that concept, so instead of having a building site that has to be at least 10,000, it can be minimized to 7,500 square feet and allowing one larger excess lot to do other, like a park or something like that. Just, it gives, it’s a planning tool. And the next reservation is that there is a concern that transferring approval authority for a PUD from the Planning Director onto the Planning Commission may complicate a process that does not, or does have favorable attributes, such as encouraging developments that seek a better fit into the surrounding environment. Zoning controls overall, zoning controls overall land use. PUD, PUD’s then manage these permitted land use to the best complement the area in which the project is situated. There is a perception that a PUD is the master land use or development permit. It is not. If a PUD is denied by the Planning Commission, the landowner is still able to development its property in accordance with the standard requirements of the Zoning Code and the Subdivision Code. A denial of a PUD does not make a project necessarily go away since it is the zoning of an area that dictates what gets developed and how the land is utilized. So, it’s again, a planning tool. The Planning Director’s recommendation for reasons detailed above, the Planning Director recommends that the Planning Commission send a favorable recommendation with reservations, to the County Council regarding Bill No. 281, relating to Planned Unit Developments. That concludes our presentation. Thank you. MIYASATO: Commissioners, any questions for staff? IKEDA: Yes, I do. MIYASATO: Commission Ikeda. 3 EXHIBIT C