Chapter 18.250
PLANNED MIXED USE DEVELOPMENTS
Sections:
18.250.030 Submittal requirements.
18.250.010 Purpose.
The purpose of planned mixed use developments is to provide flexibility in promoting the development of mixed use developments that permits residential units integrated with a variety of commercial uses. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.250.020 Review authority.
All planned mixed use development permits shall be processed as Type III applications according to the provisions of Title 19. The review authority shall have the authority to approve, approve with conditions, disapprove, or revoke planned mixed use developments. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.250.030 Submittal requirements.
All applications shall be accompanied with complete site plans drawn to one inch to forty feet scale and produced in such a way as to clearly indicate compliance with all applicable requirements, and shall include the following:
A. A vicinity map showing the location of the property and surrounding properties. A copy of assessor’s quarter section map may be used to identify the site.
B. Dimensions and orientation of the parcel.
C. Existing conditions drawing:
1. The location, name and dimensions of all streets adjoining the site indicating whether privately or publicly owned.
2. The location of existing structures and other improvements on the site, including structures, driveways, parking, loading, pedestrian and bicycle paths, passive or active recreational facilities or open space, and utilities.
3. Elevation of the site at two-foot contour intervals for grades zero to ten percent and at five-foot contour intervals for grades more than ten percent.
4. The location of regulated critical areas.
5. The location of drainage patterns and drainage courses; including a site and soil analysis for suitability of appropriate low impact development stormwater management facilities.
6. The location, size and type of any trees or stands of trees to be retained as set forth in Chapter 18.180.
D. Proposed site development plan. The proposed site plan shall be drawn at the same scale as the existing conditions and shall include the following information:
1. The proposed site and its dimensions and area, orientation relative to north.
2. Abutting properties and the approximate location of structures and uses on abutting property within fifty feet of the subject site’s perimeter.
3. The location and dimensions of proposed development, including the following:
a. Streets and other rights-of-way and public or private access easements on and adjoining the site.
b. Vehicle and bicycle parking and circulation areas.
c. Loading and service areas.
d. Pedestrian walkways and connections, recreational amenity details, open space, and outdoor features.
e. Utilities.
f. Existing structures to be retained on the site and their distance from property lines.
g. Location of proposed building and structures on the site, including signs, fences, etc., and their intended use and distance from property lines.
h. The location and type of proposed outdoor lighting and existing lighting to be retained.
i. The size and location of solid waste and recyclables storage areas.
j. Proposed topography at two-foot contour intervals for grades zero to ten percent and at five-foot contour intervals for grades more than ten percent.
k. Stormwater management facilities.
4. Summary table which includes parcel zone, total site area, gross floor area by use (i.e., manufacturing, office, retail, storage), itemized number of full size, compact and handicapped parking stalls and the collective total number, total lot coverage proposed, and total number of residential units.
E. Design review drawings, prepared as required in Section 18.120.030.
F. Landscape plan, prepared as required in Section 18.130.030, including, if applicable:
1. The location, height and material of fences, buffers, berms, walls and other proposed screening.
2. The location and dimensions or area of terraces, decks, shelters, play areas, recreation amenities and open spaces.
3. Surface water management features that are integrated with landscape, recreation or open space areas.
4. Limits of grading for retention of trees.
G. Sign plan. Sign drawings may be submitted with the PMUD application. If submitted, sign drawings shall be reviewed for compliance with Chapter 18.170.
H. Other. Other information shall be provided as identified at the pre-application conference and/or application form; or to show the development complies with conditions of approval of related SEPA determinations and land use actions and permits.
I. A written statement providing the following information:
1. Program for development including staging or timing.
2. Anticipated ownership pattern upon completion of development.
3. Basic content of restrictive covenants.
4. Provision to assure permanence and maintenance of open space through means acceptable to the city.
5. Statement of tabulation of number of persons to be employed, served or housed in the proposed development.
6. Statement describing the consistency of the proposed development to Poulsbo’s comprehensive plan. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.250.040 Findings.
In approving a planned mixed use development, the review authority must make the following findings:
A. The proposal complies with all of the applicable provisions of Section 18.80.090.
B. The proposal provides appropriate and adequate overall site design features.
C. The proposal would not impair the integrity and character of the zoning district in which it is to be located.
D. The site is physically suited for the type and intensity of land use being proposed.
E. The proposal would be compatible with existing and future land uses within the general area in which the proposal is to be located.
F. There are adequate provisions for water, sanitary sewer, and public utilities (electric, gas, phone and cable) and services to ensure that the proposal would not be detrimental to public health and safety.
G. There will be adequate provisions for public access to serve the subject proposal, as well as providing for access connectivity as appropriate and as required by the city.
H. The proposal is consistent with the comprehensive plan and city’s adopted development standards.
I. There will not be significant harmful effects upon environmental quality and natural resources.
J. The negative impacts of the proposed uses are mitigated.
K. The proposed location, size and design of the proposal would not be detrimental to the public interests, health, safety or welfare of the city. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.250.050 Final approval.
A. Within seven years following the approval of the planned mixed use development, the applicant shall file with the city engineer a final plat or, if no subdivision is occurring, a final site development plan. If the review authority finds that the final plat/site development plan is consistent with the PMUD as approved, and that all conditions of the development approval have been satisfied, the review authority shall approve the final plat/site development plan. The city engineer may approve the final plat/site development plan in phases.
B. If the review authority finds during final plat/site development plan review evidence of a significant deviation from the preliminary development plan, the review authority shall advise the applicant to submit an application for amendment of the preliminary development plan. An amendment shall be considered in the same manner as an original application. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.250.060 Appeal.
The applicant or any interested person may appeal the decision of the review authority as set forth in Title 19, Project Permit Application Procedures. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.250.070 Extension of time.
A. During City Review of PMUD Application.
1. A technically complete application shall be deemed null and void if the applicant fails to submit additional information within one hundred eighty days of the planning director or hearing examiner’s written request; further, a technically complete application shall be deemed null and void if the application has been on hold a combined total of one hundred eighty days. If the additional information has not been submitted and accepted by the city, the application will be closed and a new application will be required to be submitted.
2. A technically complete application which has been on hold for a total of one hundred eighty days may request one one-hundred-eighty-day extension. The extension shall be granted if all of the following are met:
a. The applicant requests such an extension in writing no less than thirty days prior to the expiration of the initial one-hundred-eighty-day time period. Verbal requests will not be accepted.
b. The director or hearing examiner finds that unusual circumstances beyond the applicant’s control or other good cause has prevented them from providing the additional information within the initial one-hundred-eighty-day time period.
c. The applicant demonstrates the likelihood that the requested information will be provided to the city within the additional one-hundred-eighty-day time period.
d. The planning director shall not grant more than one extension.
If at the end of the one-hundred-eighty-day extension, the additional information has not been submitted and accepted by the city, the application will be closed and a new application will be required to be submitted.
B. After City Permit Approval. Upon written request by the property owner filed no less than thirty days prior to the date of permit expiration, the planning director may grant an extension of time up to but not exceeding one year. Any extensions of time shall be based upon finding:
1. The PMUD permit is compliant with all applicable development codes at the time of the extension request.
2. There has been no material change of circumstances applicable to the property since project permit approval.
3. The applicant must provide good cause for the delay, and demonstrate likelihood that the permit will be commenced within the additional year.
4. The planning director shall not grant more than one extension. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)