Division V. Planned Unit Development Subdivision
Chapter 19.26
PLANNED UNIT DEVELOPMENTS
Sections:
19.26.015 Application requirements.
19.26.020 Types of planned unit development.
19.26.025 Minimum area for a planned unit development.
19.26.030 Components of a planned unit development.
19.26.040 Residential density and density bonus.
19.26.010 Purpose.
The purpose of the planned unit development (P.U.D.) option is to provide greater flexibility and encourage more design creativity than may be available under conventional standards and development approaches that comply with the goals and policies of the urban area comprehensive plan. The P.U.D. is intended to:
A. Promote efficient use of land;
B. Promote efficient and cost-effective extension of public infrastructure;
C. Promote a more efficient street and utility system by clustering units in order to promote affordable housing, land development and maintenance costs and reduce the amount of impervious surface on the site;
D. Encourage innovative approaches to pedestrian and vehicular circulation within the P.U.D. which are interconnected to circulation systems surrounding the subject site;
E. Allow flexible, creative and innovative design for difficult sites which preserves existing natural characteristics of a site such as trees, watercourses and wetlands, topography, geologic features, and scenic qualities beyond the requirements of the code;
F. Allow for a variety of residential product types and densities;
G. Promote the development of affordable housing to meet the needs of a wide range of income and age groups;
H. Allow for a compatible and complementary mix of residential and nonresidential land uses;
I. Provide appropriate on-site amenities not typically provided in conventional development;
J. Allow the clustering of structures to preserve steep slopes and other environmentally sensitive areas or to create open spaces for the recreational and aesthetic enjoyment of residents and employees; and
K. Ensure a design which is compatible with the value, character and integrity of surrounding areas that have been or are being developed under the urban area comprehensive plan. (Ord. 2006-14 § 2(part), 2006: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.26.011 Applicability.
A. A planned unit development (P.U.D.) may be located in the following zones:
1. Multi-Family Residential (RM) and Neighborhood Residential (RN).
2. Central Commercial (CC) and Highway Commercial (CH).
B. Uses permitted in the P.U.D. shall be governed by the use regulations of the underlying zoning classification of the subject site.
C. This chapter shall not be applied to single-family residential lots incapable of further subdivision due to lot size or as a means to avoid other procedures more appropriately reviewed as a variance under Chapter 20.224. (Ord. 2018-53 § 2 (part), 2018: Ord. 2006-14 § 2(part), 2006).
19.26.015 Application requirements.
Planned unit development subdivisions are a Level IV review as specified in Chapter 20.27. Applications are processed according to the procedures prescribed in Chapter 19.14. The application process shall specifically include the following steps:
A. A pre-application meeting with the development services staff and site plan review committee (SPRC) shall be required. The applicant shall prepare concept-level plans to be reviewed by staff and the SPRC.
B. P.U.D. applications are subject to the provisions of Chapter 20.14, Application Review – General.
C. Each application shall comply with the minimum submittal requirements for site plan review set forth in Chapter 20.46. Applications for developments involving a subdivision shall also comply with the corresponding minimum submittal requirements set forth in this title. In addition to the minimum submittal requirements specified above, the application shall also contain: elevations of proposed buildings; proposed development standards including but not limited to land use, density, setbacks, site coverage, and building heights; and plans for development of common open space and amenity areas. (Ord. 2018-53 § 2 (part), 2018: Ord. 2008-24 § 8, 2008: Ord. 2006-14 § 2(part), 2006: Ord. 98-42 § 1(part), 1998).
19.26.020 Types of planned unit development.
Planned unit development subdivision (P.U.D) applies to the following types of land development:
A. P.U.D.s which include only the sale or lease of lots with streets and common areas for residential use. This type of development is administered as a “subdivision” in conformance with Chapters 19.10 to 19.18 or as a “short plat” in conformance with Chapters 19.22 to 19.24; or
B. P.U.D.s which include only the sale or lease of condominiums or uses other than residential lot development. This type of development is administered as a “binding site plan” subdivision as provided under Chapter 19.28; or
C. P.U.D.s which combine both types of developments as described in subsections A and B of this section.
1. The overall P.U.D. plan shall be reviewed and developed under the provisions of this chapter.
2. The overall P.U.D. plan shall include by reference and location the portion that includes condominiums or commercial development.
3. The portion containing condominiums, commercial or industrial development shall be reviewed and developed under the binding site plan provisions of Chapter 19.28 and shall be cross-referenced with the P.U.D. final plat. (Ord. 2018-53 § 2 (part), 2018: Ord. 2006-14 § 2(part), 2006: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.26.025 Minimum area for a planned unit development.
There shall be no minimum gross area for a planned unit development subdivision. (Ord. 2006-14 § 2(part), 2006: Ord. 2001-18 § 1, 2001).
19.26.030 Components of a planned unit development.
A. Common Land. Residential P.U.D.s (including condominiums) shall contain a minimum of fifteen percent of gross acreage as open space for the common use of residents in the development. This open land shall be shown on the development plan and permanently dedicated to the common use. No private or individual use or right shall be assigned or permitted on common land.
B. Property Owner’s Association. P.U.D.s include a “property owner’s association” which is an incorporated, nonprofit corporation to operate under recorded land agreements through which (1) each property owner in the P.U.D. is a member, and (2) each property is subject to a charge for a proportionate share of the expenses for the organization’s activities and maintenance of common property.
C. Common Area Improvements. Common area improvements which may be required to accomplish the P.U.D. concept may include such facilities as walkways, bicycle paths, tennis courts, golfing, play apparatus for children, recreation hall, stormwater facilities, etc., for the benefit of the residents within the P.U.D. Common areas may also be used to preserve and protect special environmental features of a site such as streams and adjacent wetlands and other riparian lands. In such cases, common area improvements may be limited to stream bank restoration and revegetation and construction of stormwater facilities to ensure protection of the resource. (Ord. 2017-45 § 53, 2017: Ord. 2006-14 § 2(part), 2006: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.26.040 Residential density and density bonus.
A. Net Developable Area Calculation. The net developable area of a P.U.D. shall be the gross area of the subject property less twenty-five percent which would account for public right-of-way under a normal subdivision design (where normal subdivision design would require the creation of new street right-of-way). If sufficient public right-of-way is already provided, the twenty-five percent reduction does not apply.
B. Base Density. The minimum development density of a parcel is determined by the applicable zone of the subject property.
C. Density Bonus. A density bonus of up to twenty percent of the base density (development density allowed by the applicable zone) may be allowed if:
1. The developer makes substantive improvements to the common area(s) including but not limited to: facilities for active and passive recreation or community service facilities appropriate for the residents of the development, restoration or revegetation of critical areas in accordance with an approved restoration plan, or installation of extensive landscaping; or
2. The developer provides open space/common area in excess of the minimum required fifteen percent in order to protect critical areas, environmentally sensitive areas, or other significant natural site features. The additional area must represent at least five percent of the gross acreage in order to be eligible for the density bonus.
D. Dimensional Standards. Dimensional standards and street standards may vary in order to achieve clustering and common area design objectives. Such variations shall be justified based on consistency with the goals and policies of the comprehensive plan and the purpose and intent of this chapter. Variations shall be documented and become the applicable standards for the subject subdivision. Dimensional standards shall be reviewed by the city development services department and documented in the approval. (Ord. 2018-53 § 2 (part), 2018: Ord. 2006-14 § 2(part), 2006: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).