Chapter 17.92
PLANNED UNIT DEVELOPMENTS
Sections:
17.92.060 Use permit procedure.
17.92.010 Purpose.
A. Planned unit developments (PUDs) are encouraged to achieve a more functional and aesthetically pleasing living and working environment which otherwise might not be possible by strict adherence to the regulations of this title.
B. A planned unit development may include a combination of different dwelling types and/or a variety of land uses which are made to complement each other and harmonize with existing and proposed land uses in the vicinity, by design. The approval of a PUD is intended to be discretionary rather than an entitlement. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.020 Districts.
A PUD may be located in any district upon the granting of a conditional use permit or by applying the PUD overlay district in accordance with the provisions of Chapter 17.60. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.030 Permitted uses.
A. A PUD shall include only those uses permitted, either as permitted uses or conditional uses, in the zoning district in which the planned unit development is located, subject to the following exceptions:
1. Any combination of uses permitted in an RA, R, RM or PO district;
2. Any combination of uses permitted in any C-1, C‑2, C-3, C-4, M-1 or M-2 district as a permitted use, a use permitted by administrative approval or conditional use may be located in a PUD located in an M-1 or M-2 district. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.040 Site area.
The minimum site area for a PUD shall be one acre. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.050 Standards.
A. The standards of site area and dimensions, site coverage, yard spaces, distances between structures, off-street parking and off-street loading facilities and landscaped areas need not be equivalent to the standards prescribed for the regulation for the district in which the PUD is located if the applicant has demonstrated by his design proposal that the objectives of the zoning title and the objectives of this chapter will be achieved.
B. The number of dwelling units shall not exceed the maximum density prescribed by the general plan or the site area regulations in which the planned unit development is located, subject to a density bonus which may be granted by the city council upon recommendation by the planning commission. A density bonus may be granted as part of a planned development based on the following guidelines:
|
Percent of Net Site Area in Usable Open Space |
Density Bonus |
|---|---|
|
6% to 10% |
6% |
|
11% to 20% |
10% |
|
21% to 25% |
20% |
|
Over 25% |
25% |
C. Usable open space shall be provided for all planned unit developments which include residential uses. Such open space shall include a minimum of five percent of the net site area of the residential portion of a PUD.
D. PUDs shall be subject to the following site design criteria:
1. Location of proposed uses and their relationship to each other shall be consistent with general plan policies and zoning requirements.
2. The natural environment of a site is to be considered as part of the design criteria. Such features as natural habitats, the view shed and mature vegetation are to be considered.
3. If a planned unit development is located adjacent to an arterial or collector street, or other existing possible land use conflict, adequate buffering shall be included in the plan.
4. Landscaping shall conform with the general standards imposed by the underlying zone. Additional landscaping may be required as part of a PUD.
5. Vehicle circulation shall be based on a street pattern as outlined within the circulation element of the general plan. Use of private streets and variations to normal city street standards are encouraged.
6. Pedestrian access and bicycle paths should be incorporated within PUDs when possible.
7. Required parking shall conform with the parking standards contained in Chapter 17.64.
8. Guest parking and storage parking shall be encouraged.
9. All parking shall be screened from adjacent public right-of-way. Such screening may include dense plantings, fences, landscaped berms or grade separation. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.060 Use permit procedure.
The regulations prescribed in Chapter 17.80 shall control the procedure for making application for and processing a use permit for a planned unit development, subject to the following procedures:
A. In addition to the data and drawings prescribed in Section 17.80.020, the application shall be accompanied by a tabulation of the area proposed to be devoted to each land use and a tabulation of the average population density and number of housing units per net acre in the area or areas proposed to be devoted to residential use.
B. When a PUD involves the filing of a tentative parcel map or subdivision map and/or which would also necessitate the granting of exceptions of the regulations of the subdivision ordinance, the planning commission may grant tentative approval of the proposal. Where such tentative approval is requested by the applicant, the requirements of subsections (A) and (B) of this section may be waived temporarily, provided the applicant submits the following:
1. In lieu of the drawing of the site prescribed in subsection (A) of this section, the application shall be accompanied by a schematic drawing showing the general relationships contemplated among all public and private uses and existing and proposed physical features;
2. A written statement setting forth the source of water supply, method of sewage disposal, means of drainage, dwelling types, nonresidential uses, lot layout, public and private access, height of structures, lighting, landscaped areas and provisions for maintenance of landscaped areas, area to be devoted to various uses and population density per net acre contemplated by the applicant. Upon approval of a tentative subdivision map, the applicant shall submit a development plan in accordance with the requirements of subsections (A) and (B) of this section before the planning commission may grant a final approval of the applicant’s proposal.
C. The planning commission shall hold a public hearing in conformance with Section 17.04.060. The decision of the planning commission shall be final unless appealed to the city council in conformance with Section 17.04.190.
D. In cases where a density bonus is requested, the planning commission’s recommendation shall be forwarded to the city council for final hearing and decision. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.070 Required findings.
The planning commission may grant a use permit for a PUD as the use permit was applied for or in modified form if, on the basis of the application and the evidence submitted, the planning commission makes the following findings:
A. That the proposed location of the PUD is in accordance with the objectives of the zoning title;
B. That the proposed location of the PUD and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety and welfare or materially injurious to properties or improvements in the vicinity;
C. That the proposed PUD will comply with each of the applicable provisions of this section;
D. That the standards of population density, site area and dimensions, site coverage, yard spaces, height of structures, distance between structures, off-street parking and off-street loading facilities, landscaped areas and street design will produce an environment of stable and desirable character consistent with the objectives of the zoning title, and will not generate more traffic than the streets in the vicinity can carry without congestion and will not overload utilities;
E. That the combination of different dwelling types and/or variety of land uses in the development will complement each other and will harmonize with existing and proposed land uses in the vicinity;
F. That the proposed PUD will satisfactorily mitigate potential environmental impacts. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.080 Amendments.
A. Minor amendments to an approved PUD may be granted by the director.
B. Major amendments shall be processed as an amendment to a conditional use permit with required public hearings. Major amendments include, but are not limited to, the following:
1. Changes in residential density (more than ten percent);
2. Changes in land use relationships;
3. Changes in the location and/or scope of open space;
4. Changes in circulation patterns;
5. Other changes as determined by the planning commission upon request. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)
17.92.090 Timing.
A. A permit for a PUD shall expire in conformance with Section 17.04.140. The permit may be extended in conformance with Section 17.04.150.
B. A permit for a PUD may be revoked in conformance with Section 17.04.170. (Ord. 2008-05 § 1 (part), 2008: Ord. 93-6 § 3 (part), 1993)