Planned Unit Development 89
1.0 Introduction
The Planned Unit Development (PUD) evolved in the 1960’s and early 1970’s in the U.S
in response to the desire of some larger developers 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.
PUD can be estimated that it is the one among 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
Modern society has changed life style, job-home relation and community’s relief rapidly.
So societies of the U.S as well as Korea need tools to overcome changes and faults. One of the
most favorite methods is the Planned Unit Development (PUD).
In my report, I want to induce adaptability of PUD by conducting through several
examinations; investigation and analysis are conducted such as background and definition,
method, Examples, Advantage and disadvantage, and practical process, the result and the effect
of PUD in the US.
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2.0 Definition, Background and Development
2.1 Definition
PUD is both a physical and a legal concept. Projects developed by this concept usually
have a variety of housing types or land uses, open space or facilities to manage the commonly
owned elements. PUD also is clearly an outgrowth of cluster housing. However, PUD establishes
a broad legal framework for review and approval of development. PUD presents a substantive
alternative to the use of traditional zoning regulation and can be adapted to the development of
commercial and industrial uses as well.
Because PUD have appeared many various types and had significant difference according
to each local area, magnitude of area, use of purpose etc, it is very difficult to define what it is
and how it does simply.
Even though that, PUD can be defined simply as Planned Unit Development (PUD) is a
type of planning approval which provides greater design flexibility by allowing deviations from
the typical development standards required by the Zoning Code. The intent is to encourage better
designed projects than can sometimes be accomplished through compliance with all development
requirements, in exchange for providing greater benefits to the community.
Also one of famous definitions of PUD is offered by Rober W. Burchell in Rutgers
University said that PUD is a means of land regulation which promotes large scale, unified land
Planned Unit Development 91
development, realizable programs in pursuit of physically-curable, social and economic
deficiencies in peripheral land and cityscape. Where appropriate this development control
advocates:

A mixture of both land uses and dwelling types, one or more of the nonresidential
land uses being regional in nature;

The clustering of residential land uses providing public and common open space,
the latter to be maintained for and by the residents of the development;

Increase administrative discretion to a local professional planning staff while
setting aside preset land use regulations and rigid plat approval process; and

The enhancement of the bargaining process between developer and municipality
thereby strengthening the municipality’s site plan review function and control over
tempo and sequence of development in return for potentially increased profits
available to the developer as a result of land efficiency, the employment of multiple
land uses, and increased residential densities.
2.2 Background
PUD ordinances have been used for many years to allow more creative approaches to
development. Often embodied as part of the local zoning, they increase flexibility in the design
and sitting of development.
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After New York City adopted a comprehensive zoning ordinance in 1916, this system of
land use control became popular in most areas of the US. Zoning constituted a system of
regulation on a lot-by-lot basis. The single lot focus was prompted by a desire of local n and for a
set of predetermined, self-executing regulations.
During the 1920s and 1930s, zoning seemed the ideal solution to most land use and
conflicts. But zoning did not solve clearly problems associated with land use and development
such as when and where particular types of development would or should occur, the inflexibility
of exclusive-use districts, transition from one segregated use to another and the pace of
development accelerated in response to the enormous housing demand following the end of
World War II.
The traditional zoning has no flexibility and adaptation according to changing economic
and social environment and then sometimes deprives the site designer of freedom of design since
the rigidity of conventional zone.
So Planned Unit Development (PUD) ordinance, mixed-use zoning, and other flexible
zoning ideas that emerged in the 1960s and 1970s allowed local communities to relax single
purpose zoning and permit a mix of uses. These new approaches, reflected in both
redevelopment plans and large scale planned communities, resulted in large scale planning and
development of multiuse environmental. Namely there appeared new innovative zoning and
Planned Unit Development 93
methods.
Until 1973, 100 Planned Unit Development ordinances in 32 states across the US are made
and 60% of which had been adopted since 1966. Almost all of States in US have PUD ordinance
now.
2.3 Factors of Inducing PUD
There existed many factors that contributed to bring about PUD. The factors include the
followings;

Development of consumer preferences for housing variety and amenities

Recognition that typical zoning and subdivision control were often inadequate in
controlling large-scale development and did nothing to encourage high quality and
innovative in such development.

Growth of the homebuilding business as a result of extensive development.
Abatement of the shortage of the postwar.

Enactment of the National Housing Act (1961),

The economics’ of PUD : municipalities uses PUD as a method of obtaining
desirable amenities for the community such as open spaces and recreational
facilities in rapid population growth of suburban area

The growth of environmental consciousness and concern
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3.0 Practice, Process, and Example of PUD
3.1 Practice of PUD
PUD existed diverse types in many cities, PUD provisions are a part of the zoning
ordinance, although they also can be a part of the subdivision regulations or exists as a separate
ordinance. So PUD conducted under the law of local government where a project is existed.
A. General objectives of PUD
The goals and objectives of PUD can be changed depending on the location of the projects,
size, and the particular public and private sectors involved in the process. The general objectives
of PUD can be classified into five issues:
i.
Flexibility in development standards
ii.
Encouragement of innovative housing types and products.
iii.
Provision of increased amenities.
iv.
The role of negotiation and improved public regulation of development
v.
To a extent, Providing of affordable housing in some communities.
B. Flexibility in PUD
Examples of the types of zoning deviations which can be allowed through the PUD
process include:
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
Allowing uses not listed as permitted, conditional or accessory by the zoning
district in which the property is located,

Modifying lot size and width requirements,

Reducing building setbacks from property lines,

Altering parking requirements

Increasing building height limits etc.
C. General constraints in PUD
In exchange for the design flexibility of the PUD, the projects of PUD must demonstrate in
the development proposal:

does not result in an intensity of land use higher than otherwise allowed,

provides public benefits that would not be achievable through the normally
required zoning standards,

does not create unmitigated traffic impacts,

is compatible with surrounding development and environment

is consistent with the General Plan of local government.

developer cannot request a PUD to increase the number of units allowed in a
residential project or decrease the amount of open space or landscaping required.

providing adequate access to major thoroughfares, adequate light and air
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circulation, recreational areas, open space and lot area per dwelling.
3.2 The Process of PUD
A. Planned Unit Development Process
Even though the each local government has the different process for PUD, the process of
PUD can be simply summarized below:
i.
Pre-Application Conference with Planning Staff and Receive Application forms
ii.
Applicant completes the application and Submits to Zoning Office for review at
that time Zoning distributes copies to Planning Office & Transportation Eng. for
review
iii.
Zoning office returns a corrected copy. Applicant prepares copies & resubmits
them to Zoning
iv.
Zoning Office distributes the copies to various agencies, Planning Board & City
Council. And a public hearing is scheduled for Public review. Planning staff shall
determine the appropriate review and/or hearing process.
v.
Planning Board meeting and the public hearing When the property is posted
vi.
Zoning Office schedules the application for Blueprint Denver Committee of City
Council. Meetings are held twice a month.
vii.
Council Committee meeting. Mayor-Council briefing after Committee. And First
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Reading at City Council. Council Bill is ordered published. Property is posted 21
days
viii.
City Council hearing. Applicant presents the proposal. City Council votes to
approve or deny.
B. Characteristics in the process of PUD

The final step is at City Council that favor or oppose your plans for development

PUD process requires a public hearing usually.

After received PUD, developer may need other permits, such as a building permit
for new construction or building modifications, a business license

A Planned Unit Development expires if it has not been used within destinated
duration of the approval date by beginning construction of the project.

An approval of PUD may be attached conditions to improve the benefits of local
and should comply with Conditions of Approval. Often these conditions must be
met prior to building permit issuance.

In many cases, At least minimum percent of the land area will dedicated or
reserved as usable common "outdoor living" and " open space" land in residential,
recreational, or combination residential-commercial development, exclusive of
required streets.
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
Prior to preparing a preliminary plan of partition or subdivision, the developer or
owner should discuss the proposed division with the City Planner. The developer
and the Planner should discuss the implication of the zoning; availability of water
and sewer service; street construction requirements; topography of site; and all
other factors affecting the division of the property.

It is possible and required that in almost all situations, advisable to meet with
neighborhood groups and adjacent property owners during the development of
your plans and/or PUD application before meetings should definitely occur prior
to any public hearings on the matter.

To gain approval of project plans from City Council, making favorably many
sides (the Planning Board, Council persons, and residents) is important.

The entire PUD application process form beginning to end can take many months.
C. Materials required for PUD Application
Usually submit the following materials to the Planning Division etc to permit PUD project:

A complete application form, signed by the applicant and the property owner

A written explanation of the proposed use

Appropriate Fees. These include the application fee and public notification fee

Complete sets of plans: full-sized plans and reduced plans.
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
Included in your plans should be:

A site plan showing property lines, streets, setbacks, buildings, parking areas, and
driveways

A floor plan showing how interior spaces of buildings will be used

Building elevations of any proposed new buildings or remodeled exteriors

A landscape plan if appropriate.

A list of people who own property or reside within 300 feet of the boundaries of
your property, and one stamped, addressed legal-sized envelope for each person,
and an Affidavit of Notification form.
3.3 Examples of PUD
Since PUD had many advantage, it gained a popularity many project of PUD have been
developed in diverse types and until now.
A. The mixed uses of PUD
PUD ordinance are oriented toward suburban residential development frequently,
allowing flexibility to arrange uses, density, and open space in an innovative plan and often
allowing for the creation of areas of more intense mixed uses development. Many of the
mixed uses town centers are developed under PUD ordinance such as Reston Town Center,
Virginia and Valencia Town Center Drive, California.
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B. New Mark commons, Rockville, Maryland
New Mark commons is a 96-acre PUD, part of the Washington, D.C., metropolitan area. It
was conceived in 1965 and its plan included 382 residential units, a small artificially made lake,
a community center with a recreational facilities, and a neighborhood commercial center at a
gross overall density of 2.97 dwelling units per acre. The 196 townhouse and 186 detached units
were completed by 1974.
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The site is compact, hilly, and heavily wooded. As many trees as possible were preserved
during construction thus eliminating the need for extensive landscaping.
New Mark commons was approved under a PUD ordinance passed by the city in 1964.
The ordinance was one of the first in the area and was later used as a model by many other
municipalities.
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C. Martin Sands, Martin County, Florida
Martin Sands is the first PUD developed in Martin County and a highly successful
workout of a previously unsuccessful recreational community. The 720 acre planned recreational
community, which is targeted to active, upper-income retires and semi-retires, is planned to
feature the Martin Sands Club with 36 holes of golf, seven tennis courts, a pool center,
neighborhood shopping center, and a community chapel.
Martin Sands was designed to maintain a low density residential character for the
overall community. The specific design characteristics were combined to meet the
requirements of the PUD ordinance and the demand of the market. More than 50 percent of
the development has remained as open space.
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4.0 Examination of Adaptability of PUD
4.1 Comparison and Contrast in Adaptability of PUD
PUD is viewed now an opportunity for development that can benefit both the developer
and the community through careful negotiation in the US.
Typically, negotiations between developer and the community or planning board, working
broad legislative guidelines, help to establish a specific plan. This process can afford developers
substantial advantages: higher densities, a more flexible design, savings in construction costs and
improved marketability. For a community, the PUD ordinance can offer greater control over
development and ultimately preserve open space and reduce costs associated with sprawling
development.
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Even though negotiations between developer and related persons are pre-requisite in many
stages of PUD in the US, there are seldom brought up illegal conducts through careful behavior.
PUD was introduced as a useful method of development over decades ago in Korea.
However, until now, it has been examined only in many parts. There seems to be many reasons:

The difference of Legislative system and regulation of land use control.

The difference of the magnitude of land, topography, land price and economic
conditions.

The higher degree of integrity of governmental official and related professional
person than the US.
Like the case of the US, pre-requisite for the adaptability of PUD such as PUD ordinance
needs to gain the popularity of PUD in Korea
4.2 The Possible Adaptable Ways of PUD
If the legal and social basement were arranged well in Korea, the several ways that will be
useful and effective can be estimated to do, for example;

In case of provision, the raw land can be sold in the condition that is not single-use
but mixed-uses such as single-family and commercial in the process of Site
development.

Like the case of Martin Sands development in Florida, residential site development
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for the upper income including golf courses may be possible. So it can give large
open space.

In developments of preservation and redevelopment zone, PUD including nearby
areas could be developed into mix uses.
5.0 Conclusion
The Planned Unit Development is an optional procedure for project design, usually applied
to a fairly large site. It allows more flexible site design than ordinary zoning by permitting
options or relaxing some requirements. A PUD frequently permits a variety of housing types and
sometimes other uses as well. Usually PUD includes an overall general plan that is implemented
in phases through specific plans
As a result of above consideration, PUD can be used as effective methods to benefit both
the developer and the community through careful negotiation like the US in Korea if the legal
and social basement were provided well
As the useful and effective ways, developments of the raw land, residential PUD with golf
club and preservation and redevelopment zone etc can be developed by PUD in Korea.
106 LAND AND COMMUNITY DEVELOPMENT
Bibliography
1. Contemporary Urban Planning (2005, Sixth Edition, John M. Levy)
2. PUDs in Practice (1985, The Urban Land Institute)
3. Planned Unit Development (1973, Rober W. Burchell))
4. Mixed use development (2003, Second Edition, ULI)
5. Community Planning (Eric Damian Kelly, 2000)
6. http://denvergov.org/Zoning_Changes/template316363.asp /Colorado
7. http://www.ci.milpitas.ca.gov/citydept/planning/planned_unit.htmPlanned
8. A better way for the Suburbs (1971, ULI)
9. Residential site Development Practice (2000, Korea land corporation)
10. Real Estate Development (2002, Third Edition, Mike E. Miles)
11. Urban Planning (2005, Fourth Edition, Korea land and urban planning association)
12. Many city’s and county’s Zoning ordinance