Chapter 18.60
PLANNED UNIT DEVELOPMENT (PUD)
Sections:
18.60.040 Project evaluation guidelines.
18.60.050 Special provisions for one-family and two-family (duplex) projects.
18.60.060 Special provisions for multiple-family projects.
18.60.070 Improvement requirements.
18.60.080 Document requirements.
18.60.010 Intent.
The intent of the PUD provisions of this code is:
A. To provide an alternative form of development for residential housing projects within the city which permits increased flexibility and encourages ingenuity in design while preserving a quality of residential amenities equal or superior to that possible under conventional subdivision requirements. In order to qualify for approval as a planned unit development, it must be demonstrated that the proposed project will: (1) adequately recognize and incorporate natural conditions present on the site; (2) efficiently utilize the land resource and provide increased economy to the public in the delivery of municipal services and utilities; (3) provide increased variety in the style and quality of residential dwellings available within the city; (4) preserve open space to meet the recreational, scenic, and public service needs; and (5) do all the above in a manner which is consistent with the objectives of the underlying zone and under conditions which will result in the creation of a residential environment of sustained desirability.
B. To establish criteria and standards for the design of such development projects by developers and also guidelines for their evaluation by the city.
C. To clearly establish the relationship of the city and the developer with respect to the review and approval of such projects.
D. To set forth the duties and responsibilities of developers and residents with respect to the approval, construction, and maintenance of such projects.
Anyone not wishing to comply with the provisions of this chapter or conditions which may be attached by the city, as authorized herein, may proceed to develop under the requirements for conventional subdivisions as provided elsewhere in this code. [Ord. 1998-99-A § 10-6-3.1.]
18.60.020 Permitted uses.
The following buildings, structures and uses of land may be permitted within a PUD:
A. Any use permitted within the underlying zone and those authorized under this section.
B. Common areas and recreational facilities for the use and enjoyment of the residents.
C. Driveways, streets, fences, walls, utility systems and facilities, common storage areas, landscape features and similar uses and structures incidental to the main use. [Ord. 1998-99-A § 10-6-3.2.]
18.60.030 Approval procedure.
Anyone desiring to obtain approval to construct a planned unit development shall follow the procedure in MMC 18.56.050. [Ord. 1998-99-A § 10-6-3.3.]
18.60.040 Project evaluation guidelines.
The planning commission shall review the proposal and may recommend approval upon finding that:
A. All plans, documents, and other materials required for consideration have been submitted in a form suitable for evaluation.
B. The plan conforms in all respects to the applicable design standards and criteria.
C. The site is suitable for development of the proposed PUD and the project will be consistent with existing development in the vicinity and compatible with the master plan for the area.
D. The arrangement of the buildings, roadways, open space and other project elements will result in a safe and attractive living environment equal or superior to that which would be produced under lot-by-lot development.
E. The project, if developed, will accomplish the objectives for PUDs as stated under MMC 18.60.010.
The planning commission may require changes in the plan in order to more fully accomplish the intent of the PUD provisions. Such changes may include, but are not limited to, adjustments in the density or the number of structures, relocation of project elements, redesign of the road system, increase in the amount of open space and provisions for the disposal of surface water drainage. [Ord. 1998-99-A § 10-6-3.4.]
18.60.050 Special provisions for one-family and two-family (duplex) projects.
A. Area, Density and Lot Size.
1. The requirements for area, density, and lot size within a one-family or two-family PUD project shall be as set forth in the following schedule:
|
Zone |
Min. Area in Project (in Acres) |
Max. DU/Structure |
Max. Density (DU/Acre – Net Area) |
Min. Lot Size (sq. feet) |
|
R-2-20,000 |
3 |
2 |
5 |
7,500 |
|
R-4-7,500 and R&C-1 |
||||
|
1-family |
3 |
1 |
5 |
7,500 |
|
2-family |
3 |
2 |
7 |
5,500 |
2. All portions of a proposed project devoted to streets or travel easements shall be excluded in determining compliance with the allowable density and common open space requirements (net area), but are included in meeting the minimum project area requirements.
3. The density standards shown above (column 4) are the maximum which may be permitted under any circumstance. The city may allow a project to contain the maximum number of units when, in its opinion, the shape of the parcel and natural conditions present on the site are such that the parcel is capable of accommodating the maximum number and the proposed design provides a high degree of compatibility with existing development in the vicinity and is consistent with the intent of both the underlying zone and the planned unit development provisions.
4. Subsequent additions to the project may contain less than the minimum project area as set forth in the above table; provided, that the addition represents a logical extension of the project and all other requirements are met.
B. Design Criteria.
1. Streets and Pedestrian Ways. All streets shall contain a right-of-way not less than 50 feet in width which shall be improved in accordance with city standards for both vehicular and pedestrian travel and dedicated to the city.
2. Width of Lot. Each interior lot shall be not less than 60 feet in width for a one-family dwelling and 80 feet in width for a two-family dwelling, as measured at the designated setback line. Corner lots shall be not less than 10 feet greater in width.
3. Access to Lots. Each lot shall abut upon and have access to a city street. The distance to said abutting side shall be not less than 60 feet except that the length of said abutting side may be reduced in accordance with the following:
a. The side abutting the street may be reduced to not less than 30 feet when the lot fronts upon a cul-de-sac or curve and the side lot lines radiate in such a manner that the width requirement will be met at a distance of not more than 45 feet from the abutting front line; or
b. The side abutting the street may be reduced to not less than 20 feet when the lot qualifies and is approved as a “flag lot.”
4. Setback of Building. All dwellings shall be set back in accordance with setback lines shown on the final site plan; provided, that said setback lines shall be established in accordance with the following criteria:
a. Front Setback. A minimum of 25 feet as measured from the street right-of-way line.
b. Side Setback – Corner Lot. A minimum of 25 feet as measured from the street right-of-way line adjacent to the side lot line.
c. Side Setback – Interior Lot Lines. A minimum of five feet with a combined total for the two side yards of 15 feet, except that when part of a zero lot line or duplex project, the setback requirement on the zero lot line or common wall side shall be reduced to zero. [Ord. 1998-99-A § 10-6-3.5.]
18.60.060 Special provisions for multiple-family projects.
A. Area, Density and Dwelling Units per Structure.
1. The requirements for area, density and dwelling units per structure shall be as follows:
|
Zone |
Min. Area in Project (in Acres) |
DU/Structure |
Max. DU/AC |
|
|
Min. |
Max. |
|||
|
R-4-7500 |
2.5 |
3 |
4 |
13 |
2. All portions of a proposed project devoted to streets or travel easements shall be excluded in determining compliance with the allowable density and common open space requirements, but are included in meeting the total project area requirements.
3. Subsequent additions to a project may contain less than the minimum project area required under the table; provided, that said addition represents a logical extension of the project and that all other requirements are met.
4. The density standards shown in columns 3 and 4 of the above table are the maximum which may be permitted under any circumstance. The city may allow a project to contain the maximum number of units and/or the maximum dwelling units per structure when in its opinion the shape of the parcel and the natural conditions present on the site are such that the maximum conditions may be granted and that the proposed design provides a high degree of compatibility with existing development in the vicinity and is consistent with the intent of both the underlying zone and the PUD provisions.
B. Design Criteria.
1. Streets and Vehicular Travelways.
a. The project shall be served by an internal travelway system which provides safe and convenient access to each dwelling unit and adequate circulation within the project.
b. The city may accept dedication of major access roads within the project. Any roads proposed for dedication to the city shall: (i) be constructed in accordance with city street standards, (ii) be designated to provide continuous forward motion through the project except for approved cul-de-sacs, (iii) not provide direct access to any individual off-street parking spaces.
c. Private travelways shall provide safe and convenient vehicular movement to and from all off-street parking spaces. Private travelways shall be not less than 22 feet in width except that when serving as the driveway for eight parking spaces or less, the portion of the driveway not abutting off-street parking spaces may be reduced to 18 feet in width.
2. Off-Street Parking and RV Storage.
a. Off-street parking shall be provided at the rate of two resident parking spaces per dwelling unit plus 0.25 spaces per unit for visitor parking. All resident parking spaces shall be located within 100 feet of an entrance door to the dwelling unit they are intended to serve.
b. All parking spaces and areas shall be designated and constructed in accordance with city standards.
c. Not less than one space shall be covered and designated for the exclusive use of a specific unit.
d. Each project shall contain an area for the storage of recreation vehicles in the amount of 150 square feet per dwelling unit. Said area shall be lighted and enclosed within a fence or wall not less than six feet in height and shall be readily accessible from the development street system. Said area may also include enclosed storage units for the use of the residents.
3. Building Location.
a. Buildings shall be separated from one another a distance of 20 feet or one foot for each foot in height, whichever is greater.
b. Buildings located adjacent to public streets shall be set back a minimum of 30 feet as measured from the right-of-way or pedestrian way line, as applicable.
c. No building containing a dwelling or otherwise used for human habitation or a building having a height of 15 feet shall be located closer than 20 feet to any adjacent property line.
4. Common Open Space – Sealed Surface. Not less than 15 percent of the net area of the development shall be retained as common open space, parks, playgrounds, and recreational facilities for the use and benefit of the residents. Land proposed to be used for parking, pedestrian walkway area, driveways, RV storage, private open space or land surrounding structures required to conform with building location or setback requirements and isolated small parcels not practically useful or accessible to the residents shall not be included in meeting this open space requirement.
5. Private Open Space. Each unit shall have a private outdoor living area as follows:
a. Ground Floor Dwellings. Each dwelling shall have an appurtenant private patio, atrium or similar open space having a minimum area of 300 square feet and a minimum dimension of 12 lineal feet. Such space shall be designed for the sole enjoyment of the dwelling occupants and shall be directly accessible from a room within the dwelling. The city may require that said area be enclosed with a fence, wall, or similar enclosure to provide privacy.
b. Above Ground Dwellings. Each dwelling shall have an appurtenant private balcony having a minimum area of 200 square feet and a minimum dimension of eight lineal feet.
6. Private Storage Space. Each dwelling shall have not less than 225 cubic feet of enclosed, waterproof and lockable private storage space adjacent to or within the immediate vicinity of the unit. Said space may be located within the private open space area provided for under subsection (B)(5)(a) of this section, in conjunction with and as an integral part of the covered parking structure required under subsection (B)(2)(d) of this section, or other location approved by the city.
7. Landscaping. All area not otherwise occupied by buildings, parking, roadways, etc., shall be landscaped. Watering of vegetation is required.
8. Sealed Surface. Notwithstanding any of the above, not more than 50 percent of the gross area of any development shall be covered by buildings, paving or other surface which would prohibit the downward percolation of surface water.
9. Solid Waste Disposal. The development shall provide solid waste disposal facilities as follows:
a. Common Disposal Facilities. Where common disposal facilities are to be used, they shall be conveniently available to all dwelling units and readily and safely accessible to maintenance equipment and shall be enclosed with solid fences or walls not less than six feet in height.
b. Individual Disposal Facilities. Where the project design permits, individual waste disposal methods may be used.
10. Perimeter Fencing. The outer perimeter of the project shall be enclosed in a continuous fence or wall having a height of approximately six feet in height; provided, that this provision may be waived along boundaries which are adjacent to or abutting upon a street or travelway.
11. Utilities.
a. Culinary Water. Each dwelling unit shall be served by the city’s water system. The city may require individual water connections and meters for each unit or, at their discretion, may authorize the use of oversize connections and a master meter for the project. Each unit shall be equipped with an easily accessible shutoff valve.
b. Sewer. Each unit shall be connected to the city’s sewer system either by an individual or common lateral, whichever is determined applicable by the city.
c. Irrigation Water. The project shall be served by the pressurized irrigation system.
d. Utilities to Be Underground. All utility systems shall be placed underground. [Amended during 2010 recodification; Ord. 1998-99-A § 10-6-3.6.]
18.60.070 Improvement requirements.
The following improvements shall be constructed by the developer in each planned unit development in accordance with city standards:
A. Streets and private travelways shall be graveled and hard-surfaced.
B. Curbs, gutters, and sidewalks.
C. Drainage and flood control structures and facilities.
D. Water and sewer mains (on site and off site).
E. Extensions to pressurized irrigation system.
F. Fire hydrants.
G. Electric, telephone and cable TV (to be placed underground).
H. Landscaping in the common area and walkways.
I. Fences, walls, and all other common areas, facilities, systems, and structures proposed for the development as shown on the final plans.
J. Common storage area (when provided).
K. Street lighting and signs.
Developers may install other improvements; however, the construction of other improvements shall not be required as a condition of approval of a PUD project. [Ord. 1998-99-A § 10-6-3.7.]
18.60.080 Document requirements.
The following documents shall be prepared and submitted by the developer for each PUD project:
A. Article of incorporation for homeowners’ association.
B. Corporation bylaws.
C. Covenants, conditions, restrictions and management policies.
D. Management agreement.
E. Open space easement.
F. Sales brochure.
G. Evidence of satisfaction of requirements relating to the pressurized irrigation system (as applicable).
Where, in the opinion of the city, a particular document required herein is inapplicable for the particular project proposed the city may waive the requirement for submitting said document. [Ord. 1998-99-A § 10-6-3.8.]