Fruitland Takes Action to Preserve Rural Character with PUD Ordinance
Historically, the Fruitland Township Planning Commission has had little control over the design, location or size of residential development within the township. Basically, if a proposed development did not exceed the maximum allowable density within a zoning district and met minimal site plan review standards, the PC had to approve the application. This lax standard, combined with relatively cheap land costs and no requirement for public sewer, water or other costly infrastructure investment, made Fruitland a very attractive target for developers.
All that will change if Fruitland adopts a new planned unit development (PUD) ordinance after the public hearing on June 6. The ordinance, which applies to developments of more than ten parcels, will give the planning commission and the board of trustees extensive latitude in approving new residential developments.
What is a PUD?
A Planned Unit Development, or PUD, is an area of land developed in accordance with a unified plan approved by the township; the term describes a type of development and the regulatory process that governs it. PUDs differ from conventional subdivisions in that, rather than simply placing houses on a site, the property owner or developer must come in with a unified plan describing how the elements of the site will fit together and fit into the surroundings.
This environmentally integrated philosophy is embodied in the PUD open space requirement, which, in the case of Fruitland Township, ensures that up to 40 percent of the property within a development must remain in its natural state for community use. This is accomplished through a four-step conservation design technique:
Step 1: identify the land that should be permanently protected within the development. (This typically includes wet lands, fragile habitats and unique natural features.)
Step 2: Locate potential building envelopes within the site, maximizing views of the conserved areas.
Step 3: "Connect the dots" (conserved areas and building envelopes) with streets and informal trails.
Step 4: Finalize the lot lines for each home in the development.
The result is a residential development that is integrated into the natural topography of the parcel, with minimal disturbance to wildlife corridors and habitats. Home sites are typically clustered together to maximize open space and minimize environmental impact. Discretion is also applied to ingress/egress design; the Fruitland ordinance, for example, requires a 100 foot buffer along the road to maintain rural views.
Illustration from Randall G. Arendt: Conservation Design for Subdivisions, 1996 Eg.
Do PUDs Increase Density?
One frequently misunderstood aspect of a PUD is that they allow greater density than would otherwise be permitted in a given district. In fact, a PUD's overall density cannot exceed that of the underlying district. For example, a 20-acre PUD in a 2-acre zoning district cannot have more 10 homes. However, those homes may be clustered together on smaller lots within the parcel, so that the remaining acreage can be permanently preserved as open-space.
Conclusion
The proposed PUD ordinance is an integral part of a new, forward thinking philosophy in Fruitland Township. It represents a quantum leap forward in our ability to control and direct new development, shifting away from a conventional model that maximizes lot divisions without regard for topography or environmental considerations to an ordinance that embraces and preserves our rural character and natural resources for generations to come.
This progress would not have been possible without the tireless dedication of our Planning Commission, our Zoning Administrator, Don Sandel, and our Building and Zoning Coordinator, Sally Garvey. Together, under the thoughtful guidance of our planner, Tim Johnson, MainStreet Planning Company, we have created a new standard of excellence worthy of this community and the precious natural resources that we have been chosen to steward.
More resources:
Open Space Zoning: What it is, why it works
by Randall Arendt
Better Designs for Development in Michigan
Michigan State University
What is a Conservation Subdivision?
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