Chapter 18.26
PLANNED MIXED-USE DEVELOPMENT (PMUD)
Sections:
18.26.010 Purpose.
18.26.020 Districts where permitted.
18.26.030 Permitted uses.
18.26.040 Prohibited uses.
18.26.050 Relationship of design to adjacent areas.
18.26.060 Property development standards.
18.26.070 Approval.
18.26.010 Purpose.
The purpose of this chapter is to encourage mixed site and building design and compatible, symbiotic use through greater flexibility in the utilization of land in planned group developments while ensuring substantial compliance with the goals and policies of the Sumner comprehensive plan. Furthermore, it is the purpose of this chapter to:
A. Promote the sensitive treatment of significant features of the natural environment, including vegetation, waterways and views;
B. Create and maintain usable open spaces for the enjoyment of occupants, employees and/or patrons;
C. Encourage a variety of mixture of harmoniously related building types;
D. Encourage maximum efficiency in the layout of streets, utility networks and other improvements. (Ord. 1694 § 1, 1995)
18.26.020 Districts where permitted.
Planned mixed-use developments may be permitted in the following districts:
A. NC, neighborhood commercial district;
B. CBD, central business district;
C. GC, general commercial district;
D. M-1, light manufacturing district;
E. M-2, heavy manufacturing district. (Ord. 1739 § 22, 1996: Ord. 1694 § 1, 1995)
18.26.030 Permitted uses.
A. For the NC, CBD, and GC districts, the uses in a planned mixed-use development shall be the same as those allowed in the underlying zoning district. A PMUD shall not be permitted in the MUD district.
B. For the M-1 and M-2 districts, residential or commercial uses allowed in the GC zone may also be permitted. When a mixed-use development is proposed in a combined PMUD/M-1 or PMUD/M-2 zone, the following uses shall be prohibited or limited in size, scope or location to minimize incompatibilities or health and safety concerns:
1. Enclosed salvage and wrecking operations;
2. Manufacturing, processing or assembly of heavy equipment or vehicles;
3. Manufacturing, processing or assembly of metals;
4. Manufacturing, refining or storage of noxious, volatile, toxic or explosive products;
5. Outside storage yards as a principal use;
6. Paper and allied products manufacturing;
7. Recycling center;
8. Rock, stone, brick, concrete or asphalt, batching or assembly;
9. Sales and rental of heavy machinery and equipment;
10. Salvage and wrecking yards;
11. Service stations;
12. Soil mixing;
13. Smelting, blast furnace or forging plants;
14. Truck terminals;
15. Utility yard;
16. Vehicle repair, major;
17. Hazardous waste off-site treatment and storage facilities;
18. Hazardous waste on-site treatment and storage facilities.
C. In the case where the PMUD application is accompanied by a request for rezone, the permitted uses in the proposed PMUD shall be the same as those allowed under the new zoning designation if the request for rezoning is approved. Conditional uses within the applicable underlying zoning district may be authorized through the PMUD approval process. (Ord. 2147 § 12, 2005: Ord. 1694 § 1, 1995)
18.26.040 Prohibited uses.
Any use not listed under the permitted principal or accessory uses is prohibited in a planned mixed-use development unless authorized in chapters 18.36 or 18.46 SMC. (Ord. 1694 § 1, 1995)
18.26.050 Relationship of design to adjacent areas.
A. The design and layout of a planned mixed-use development shall take into account the relationship of the site to the surrounding area. The perimeter of the PMUD shall be designed to minimize any undesirable impact of the PMUD on properties adjacent.
B. Setbacks from the perimeter property line of the PMUD shall be as required by the underlying zoning or comparable to or compatible with those of existing development of the adjacent properties, or if adjacent properties are undeveloped, the type of development which may be permitted on such properties.
C. Where the nature of adjacent uses would be incompatible with residential development due to noise, vibration, odor, light, glare, or other disturbance, reasonable effort shall be taken to minimize the impact. Mitigation may include, but not be limited to, the following:
1. Placement of commercial or light industrial uses between residential uses and adjacent properties;
2. Increased setback to a minimum of 50 feet and plant substantial landscaping of trees and shrubs to buffer noise, light, glare, etc.;
3. Construction of a wall, fence or earth berm a minimum of six feet in height between properties. (Ord. 2147 § 13, 2005: Ord. 1694 § 1, 1995)
18.26.060 Property development standards.
A. Acreage Minimum. The minimum site for a planned mixed-use development shall be three acres.
B. Minimum Lot and Yard Requirements. The minimum lot size and yard requirement provisions of other sections of this title are waived within the planned mixed-use development. The number of dwelling units per acre and/or the maximum site coverage permitted in the underlying zone shall serve as the criteria to determine basic PMUD density.
C. Off-Street Parking. Off-street parking shall be provided in the PMUD in the same ratio for types of buildings and uses as required.
D. Density Standards.
1. In planned mixed-use developments which involve residential uses, the basic density in terms of dwelling units per net acre for the various zone districts are as provided in this title.
2. The hearing examiner may recommend and the city council may authorize a dwelling unit density in a PMUD of not more than 50 percent greater than that permitted by the underlying zone.
E. Open Space. Each planned mixed-use development shall provide not less than 10 percent of the gross site area for community or site-user activity. Such activity space may be planned and designed for recreational use or involvement by employees, site visitors and/or the general public. The space shall be in addition to parking and storage areas.
F. Design Standards. Sumner design and development guidelines shall apply according to the district and/or use. In the M-1 and M-2 zones where the PMUD establishes commercial and/or residential uses, the multifamily design and development guidelines and GC zone design and development guidelines shall further apply. (Ord. 2147 § 14, 2005: Ord. 1694 § 1, 1995)
18.26.070 Approval.
The application processing procedures and time limits for planned mixed-use developments shall be the same as those prescribed for planned residential developments (PRD) as specified. (Ord. 1694 § 1, 1995)