What Is a Planned Unit Development (PUD)?

The Village of Pinehurst is evaluating whether to adopt a Planned Unit Development (PUD) zoning option. We invite you to learn more and share your feedback.

A Planned Unit Development (PUD) is a flexible zoning tool that allows a property to be designed and built under a coordinated, master-planned framework rather than the standard, prescriptive requirements found in our existing zoning districts.

A PUD gives the Village the flexibility to shape larger or more complex projects so they fit Pinehurst—our character, our tree preservation, our open spaces, and our expectations.

Why Consider a PUD?

For the Village

• More Control
  Lets Council and staff negotiate site layouts, building placement, architecture, open space, street networks, and amenities rather than letting developers follow the bare minimum.

• Better Open Space & Buffers
  The current zoning code has limited options. PUDs let us require usable, connected open space—not leftover scraps on the edges.

• Stronger Master Planning
  A PUD requires a full master plan showing compatible uses, road networks, pedestrian connections, stormwater approach, and building character before anything is built.

• Improved Connectivity
  Allows the Village to require sidewalks, greenways, internal street networks, and links to surrounding neighborhoods—things standard zoning often can’t mandate.

• More Predictability
  Instead of relying on “by right” development and hoping for the best, the Village gets a contract-style plan that locks in expectations.

For the Community

• More Thoughtful Design
  PUDs often produce neighborhoods that look and feel more like Pinehurst rather than cookie-cutter subdivisions.

• Stronger Environmental Protections
  Allows for preservation of trees, wetlands, slopes, and natural character by clustering development where it makes sense.

• Open Space You Can Actually Use
  Trails, greens, gardens, small parks—amenities residents actually want, not drainage ponds and steep slopes masquerading as “open space.”

• Public Review & Transparency
  A PUD rezoning requires public hearings, published plans, and Council approval. Nothing happens quietly.

For Developers (Yes, they get something too)

• Flexible design options

• Ability to mix uses more efficiently

• Longer-term certainty once the plan is approved

How the PUD Process Would Work in Pinehurst

The PUD process in Pinehurst is intentionally thorough. It ensures transparency, public involvement, and a clear understanding of the entire development before any approval is granted.

1. Pre-Application Meeting with Village Staff

Developers must meet with Planning & Inspections staff to review:

• Basic project concept

• Compatibility with the Comprehensive Plan

• Infrastructure and environmental considerations

• Required community meeting steps

This helps resolve issues early and ensures any proposal is realistic before moving to the public stage.

2. Required Community Meeting (Unique to Pinehurst)

Before anything is formally submitted, the applicant must hold a Community Meeting with nearby property owners and the public. This is a Pinehurst-specific requirement and is one of the most valuable parts of the process.

The Community Meeting must include:

• Public notice mailed to neighbors

• Presentation of the proposed concept plan

• Opportunity for residents to ask questions and offer feedback

• A written summary provided to the Village, including comments and any design changes made in response

This early engagement ensures the public’s voice shapes the proposal before it goes to the Planning and Zoning Board.

3. Submission of the Full PUD Master Plan (PUDMP)

After the community meeting, the applicant can formally submit the PUD rezoning request. The submission must include:

• A detailed master plan

• Open space and connectivity plan

• Proposed housing and use mix

• Dimensional standards

• Buffers, amenities, and design features

• Traffic, utilities, and stormwater concepts

Staff reviews the plan for compliance with Village standards and identifies issues for the applicant to address.

4. Technical Review (TRC)

Multiple departments—including Engineering, Fire, Public Services, Police, and Planning—review the technical details.
The applicant must revise the plan until all departments sign off.

5. Planning & Zoning Board Public Hearing

The Planning & Zoning Board holds a public hearing where residents can speak directly about the proposal.
After discussion, the Board makes a recommendation to the Village Council.

6. Village Council Public Hearing & Decision

The Village Council then holds a second public hearing. After considering:

• The staff report

• P&Z recommendation

• Public comments

• Consistency with adopted Village plans

Council votes to approve, deny, or request modifications.

How to Participate

Your feedback is essential in shaping the final ordinance. You can review the draft PUD and submit comments using the links below:

• Review the Draft PUD Ordinance
  

• Submit comments to dwillardson@vopnc.org