Chapter 15.47
PLANNED UNIT DEVELOPMENTS
Sections:
15.47.030 PUD is an overlay zone.
15.47.040 Specific development standards.
15.47.050 PUD application process.
15.47.060 Determination of completeness.
15.47.070 Notice of application.
15.47.080 Public hearing notice.
15.47.090 Criteria to be considered.
15.47.100 City planner review and recommendation.
15.47.110 Planning commission review and recommendation.
15.47.120 City council review and decision.
15.47.140 Maintenance security.
15.47.170 Changes to the final plan.
15.47.180 Conformance with final plan.
15.47.010 Purpose.
The purpose of this chapter is to provide flexibility in siting planned unit developments (PUDs) within the Waterfront Commercial (WFC), General Commercial (GC), Light Manufacturing (M-1) and Heavy Manufacturing (M-2) districts in the city of Raymond. Planned unit developments are established to encourage comprehensive planning, innovative development and a mix of land uses for larger (two acres or more) land parcels. The PUD provides the opportunity for mixed use commercial (including light industrial, manufacturing, retail) and housing, enhanced public services and efficient use of infrastructure.
Planned unit developments allow creative land development through clustering, preservation of wetlands and other natural areas, integration of recreational facilities and phasing of developments.
Planned unit developments (PUDs) are intended to:
A. Permit diversity and variety in allowable uses, location, and types of structures;
B. Promote the efficient use of land by facilitating density through a flexible arrangement of buildings, circulation systems, land uses, and utilities;
C. Preserve, where possible, the existing landscape features and minimize adverse effects on sensitive environmental areas;
D. Allow the combination and coordination of architectural styles, building forms, and building relationships within the planned area. (Ord. 1700 § 1, 2005)
15.47.020 Definitions.
A planned unit development (PUD) is defined as a mixed use development designed as a single unit to facilitate creative development by providing flexibility in site layout, density, and uses in return for the provision of minimization of impacts to view corridors and preservation of historic and natural features and systems. (Ord. 1700 § 2, 2005)
15.47.030 PUD is an overlay zone.
A. The regulations governing PUDs constitute an overlay zone and superimpose the PUD regulations on the underlying zoning district. When regulations of the PUD and the underlying zoning district differ, the PUD regulations must be followed.
B. Any use normally subject to a conditional use permit will be permitted outright if that use is approved by the city council in a PUD.
C. PUDs may be permitted in the following zoning districts:
1. WFC Waterfront Commercial;
2. GC General Commercial;
3. M-1 Light Industrial;
4. M-2 Heavy Industrial;
D. PUD General Development Standards. A PUD may be approved if it is found that the development conforms to all of the following general criteria:
1. The location, design, and uses of the PUD shall be consistent with the comprehensive plan, shorelines management program, and with other applicable plans and ordinances adopted by the city.
2. The PUD shall be integrated with its surroundings. In the case of a departure in character from the surrounding land uses, the scale, intensity and design shall adequately reduce the impact of the development in such a way that the project will not be significantly detrimental to the neighborhood.
3. The traffic generated by the PUD shall be accommodated safely and within the established levels of service for affected streets.
4. All development will be adequately served by existing or planned facilities and services.
5. The PUD will result in an attractive, healthful, efficient and stable environment for living, shopping, working and leisure activities.
6. The PUD shall make adequate and appropriate provisions for the preservation of the environment, both natural and manmade, and the conservation of energy. (Ord. 1700 § 3, 2005)
15.47.040 Specific development standards.
All PUD projects shall comply with the following standards, which are intended to provide guidance and predictability to all participants in the PUD process:
A. Parcel Size. PUDs shall generally be two acres or larger. An area less than two acres in size may be considered for a PUD. PUDs on parcels smaller than two acres may be permitted; provided, that:
1. The site has natural or aesthetic features which may be destroyed or adversely affected by traditional development techniques otherwise allowed; or
2. Properties in the immediate vicinity of the proposed development are all or mostly developed, or are otherwise not available for acquisition nor suitable for the proposed use; and
3. The uses and style of the proposed development will be consistent with and/or complementary to the existing development character of the area.
B. Perimeter Setbacks.
1. A PUD smaller than two acres in area shall conform to the perimeter setback requirements of the adjoining zoning.
2. Buildings located on the perimeter of a PUD two acres or larger in area shall maintain minimum front, side, and rear setbacks according to the height of the perimeter buildings, as follows:
|
Height |
Front |
Side |
Rear |
|
0 – 25 ft. |
20 ft. |
10 ft. |
10 ft. |
|
25 – 35 ft. |
25 ft. |
15 ft. |
15 ft. |
|
Over 35 ft. |
30 ft. |
20 ft. |
20 ft. |
3. For parking lots, streets and other perimeter improvements (not including buildings) setbacks may be reduced to comply with the underlying zone setback criteria.
C. Height. Nonindustrial buildings within a PUD in excess of 45 feet shall meet the requirements of the fire code as reviewed and approved by the city fire chief. Industrial building heights shall comply with RMC requirements.
D. Circulation.
1. All access streets shall be dedicated, designed and constructed in accordance with the City’s adopted street standards.
2. Interior roadways that provide access to individual lots or to individual structures are considered driveways and are not subject to street development standards. The adequacy of their design will be reviewed and decided through the PUD process.
3. Adequate access for emergency vehicles shall be provided.
4. A pedestrian circulation system shall be designed to assure that pedestrians can move safely and conveniently both within the PUD and between the PUD and nearby properties and activities, as appropriate.
5. All streets and parking areas shall contribute to the overall aesthetic design of the PUD, while minimizing traffic congestion and the amount of impervious surface area.
6. No parking or maneuvering areas, other than access driveways, shall be allowed within the PUD’s perimeter setbacks when the development is within or abutting a residential zoning district.
7. Adequate parking and loading areas must be provided as needed to service the development.
E. Screening. All utility facilities, loading areas, trash containers, and outdoor storage areas shall be screened from surrounding properties. Solid fences, walls, and blank walls of buildings shall be softened through the use of trees and/or other landscaping materials if their impact cannot be minimized through architectural design or orientation.
F. Architectural Theme. The structural elements of each PUD, including accessory structures such as signs and lighting, shall be integrated into a primary architectural theme that is carried throughout the development. Metal pole buildings and/or manufactured homes/buildings shall not be permitted in a PUD.
G. Service Improvements. Service improvements in a PUD shall be provided in accordance with applicable RMC provisions including water, sanitary sewer and electrical systems, street improvements, fire hydrants, drainage and other public improvements and/or include necessary measures to make the needed utilities and services available on the site. All utility service facilities, including power, phone and cable lines, shall be placed underground, with the exception of those that, by their nature, must be on or above the surface.
H. Maintenance and Repair of Common Areas. The declaration of covenants, conditions, and restrictions in each deed to be held by a property owner within the PUD shall require periodic assessments for the ongoing maintenance and repair of all private service facilities held in common. The declaration shall also require that the governing body of the PUD be responsible for the adequate maintenance of such facilities.
I. Project Phasing.
1. If the PUD is designed to be built in phases, each phase shall be clearly delineated on the preliminary PUD plan, physically described, and scheduled for development within the overall PUD schedule.
2. The final plan may also be submitted for the entire PUD or in phases, consistent with a phased preliminary PUD approval. Final plans will not be accepted for partial development if project phasing was not approved at the time of preliminary PUD plan approval.
3. At the time of the preliminary plan review, the appropriate share of any off-site utility connections, streets, or other public improvements to be constructed shall be determined for each phase of the PUD. (Ord. 1700 § 4, 2005)
15.47.050 PUD application process.
A. Pre-Application Process. An applicant may request a pre-application conference with the city planner before submitting a PUD application to discuss requirements and the review process, in accordance with RMC 15.08.040.
If an applicant requests consolidated permit processing, a pre-application conference is required.
B. Preliminary Plan Review. The following information shall be submitted for a preliminary plan review:
1. A map of the existing conditions for both the subject property and those abutting lands within 100 feet in all directions.
2. A site plan of the proposed development including, but not limited to:
a. Circulation pattern and parking areas;
b. Buildings and use areas, with densities; and
3. The city planner shall furnish the applicant with written comments within 28 days after the plan submittal.
4. If the city planner recommends, in writing to the applicant, that the PUD proposal be changed in any way, the applicant shall have 28 days to respond in one of the following ways:
a. Modify the proposed PUD according to the comments;
b. Negotiate the changes with the city planner; or
c. Choose not to change the proposal and give written notice to the city planner of that decision.
C. Submitting PUD Application, Related Materials and Application Fee. The applicant must submit the following to the clerk/treasurer, in accordance with RMC 15.08.060:
1. A PUD application form, provided by the city;
2. The various information required for a conditional use permit as set forth in Chapter 15.48 RMC, including:
a. Final detailed engineering plans for drainage, grading, trash collection, fire hydrants, waste disposal systems, water systems, electrical systems, street improvements and other public improvements;
3. SEPA environmental checklist, if applicable; and
4. Application fees (the PUD application fee is the same as the PRD application fee listed in the current schedule).
The clerk/treasurer shall forward the items listed in subsections (C)(1) through (3) of this section to the city planner. (Ord. 1700 § 5, 2005)
15.47.060 Determination of completeness.
The city planner must notify the applicant that the PUD permit application has been received and that it is complete or incomplete, in accordance with RMC 15.08.070. (Ord. 1700 § 6, 2005)
15.47.070 Notice of application.
The city planner must provide a notice of application in accordance with RMC 15.08.090. (Ord. 1700 § 7, 2005)
15.47.080 Public hearing notice.
Upon notification from the city planner that the PUD permit application is complete, the clerk/treasurer shall provide notice of a planning commission public hearing in accordance with RMC 15.08.110. (Ord. 1700 § 8, 2005)
15.47.090 Criteria to be considered.
In addition to the criteria that must be considered when making a decision on a conditional use permit (listed in RMC 15.48.090(B)), the following criteria must also be considered in reviewing applications for PUDs:
A. Whether existing roads are adequate to handle the additional traffic generated by the PUD;
B. Whether easements are provided and conveyed where necessary for utility installation and maintenance, public access, drainage, and buffer strip or protective easements;
C. Whether capital facilities to be provided by the city can be provided concurrently with the expected development. (Ord. 1700 § 9, 2005)
15.47.100 City planner review and recommendation.
After a PUD application is completed according to RMC 15.08.070, the city planner will prepare a report summarizing his or her findings, conclusions, and recommendations regarding the PUD permit application, then forward the report to the planning commission. (Ord. 1700 § 10, 2005)
15.47.110 Planning commission review and recommendation.
A. After receiving the city planner’s report, the planning commission will conduct a public hearing on the PUD permit application, then make a recommendation on the PUD application to the city council.
B. Recommendations of the planning commission must be in writing and must include findings of fact and conclusions to support the recommendations.
C. Recommendations of the planning commission are advisory only. (Ord. 1700 § 11, 2005)
15.47.120 City council review and decision.
A. After receiving a recommendation from the planning commission on PUD permit applications, the city council will approve, approve with conditions, or deny the PUD request.
B. Every decision made by the city council must include findings of fact and conclusions to support the decision.
C. After city council approval of the PUD, a building permit application may be submitted in accordance with the city’s building permit procedures. (Ord. 1700 § 12, 2005)
15.47.130 Improvements.
A developer must construct all improvements required to serve the PUD and repair existing streets and other public facilities damaged in the development of the site. (Ord. 1700 § 13, 2005)
15.47.140 Maintenance security.
A. The applicant may be required to deposit with the city a maintenance bond or other acceptable surety to cover the cost of replacing or repairing any or all city utility extensions or other city infrastructure installed within the PUD and to warrant against defects in labor and material, and against any damage or defects caused by construction activity on the site, for a period of two years from acceptance of improvements by the city. The maintenance security must be one of the following:
1. A surety bond executed by a surety company authorized to transact business in the state of Washington in a form approved by the city attorney;
2. A personal bond approved by the city attorney, co-signed by at least one individual together with evidence of financial responsibility and resources of those signing the bond sufficient to provide reasonable assurance of ability to proceed in accordance with the agreement;
3. Cash;
4. A letter of credit approved by the city attorney from a financial institution authorized to transact business in the state of Washington stating that money is held for the purposes of the stated project.
B. If required, the bond or other approved surety will be for not more than 20 percent of the estimated value of all the required site improvements as determined by the city engineer.
C. When the warranty period ends, and upon restoration of the improvements to successful operation and the repair of any defects or damage in the improvements, the city engineer will authorize the release of the maintenance bond.
D. The city engineer may withhold releases of the bond or surety up to one year from the date of any restoration or repairs to ensure that the restoration or repairs were adequate.
E. The city council and the applicant must sign a notarized security agreement approved in form by the city attorney, in accordance with RMC 15.02.130. (Ord. 1700 § 14, 2005)
15.47.150 Report of decision.
The city council will adopt a single report stating the decision(s) on the permit(s), in accordance with RMC 15.08.120 and 15.08.130. The report will serve as the permit(s). (Ord. 1700 § 15, 2005)
15.47.160 Appeals.
Decisions of the city council may be appealed to the Pacific County Superior Court in accordance with RMC 15.08.160. (Ord. 1700 § 16, 2005)
15.47.170 Changes to the final plan.
The city planner may administratively approve minor changes to an approved final plan when such changes are consistent with the intent of the final plan approved by the city council. (Ord. 1700 § 17, 2005)
15.47.180 Conformance with final plan.
A temporary or final certificate of occupancy or building permit shall not be issued if it is not in conformance with the approved final plan. (Ord. 1700 § 18, 2005)