Planned Unit Development PUD
Overview
A Planned Unit Development is a custom zoning package for a single site or master-planned district. Instead of applying the base zoning's fixed setback, height, and use rules, the city and the developer negotiate a PUD ordinance that specifies exactly what can be built on this specific site, usually subject to a master plan and phasing schedule. PUDs exist in almost every US state but are governed locally, not by state preemption. Outside California they are often the most common path for mid-size infill projects that don't cleanly fit any base district.
Key characteristics
- Negotiated between developer and city — terms are project-specific
- Usually requires a discretionary approval: council or planning commission
- Often includes phasing commitments, design review, and community benefits
- Creates a new zoning district on the map, sometimes just for one parcel
- Typically tied to a specific master plan — deviations require PUD amendment
How it appears in zoning
- As the zoning designation for a single large site ("PUD-47", "PD-2019-03")
- As an alternative compliance path in a UDC
- As the backbone regulation for a master-planned community
Why it matters
A PUD gives both sides control: the developer gets custom rules that may not exist in any base district; the city gets enforceable master-plan commitments and design review. The price is time — PUD approval is rarely fast.
Watch items
- PUD amendments can require re-opening the master plan — expensive
- In many cities, PUDs carry perpetual design review; finishes and signage aren't free
- Preemption laws usually don't apply to sites governed by a valid PUD ordinance
Related statutes & laws
- (Locally governed — no state preemption)