Chapter 17.100
PLANNED UNIT DEVELOPMENTS (PUD)
Sections:
17.100.010 Purpose and intent.
17.100.040 Density of development.
17.100.050 Traffic circulation and parking.
17.100.070 Application requirements.
17.100.080 PUD review process type.
17.100.090 Action of review authority.
17.100.100 Implementation of the planned unit development.
17.100.110 Platting, subdivision, and resale.
17.100.010 Purpose and intent.
The purposes of the planned unit development provisions are as follows:
A. To permit flexibility that will encourage a more creative approach in the development of land, and will result in a more efficient, aesthetic, and desirable use of open area, while at the same time maintaining the same unit density and area coverage permitted in the district in which the project is located;
B. To permit flexibility in design and placement of buildings, use of open spaces, circulation facilities, off-street parking areas, and to best utilize the potential of sites characterized by unique or unusual geography, topography, size or shape. (Ord. 1160 NS § 1, 1997).
17.100.020 Permitted uses.
The following are permitted in a PUD:
A. In an R-1-S, R-1, R-2, R-3 district:
1. Any residential use including single-family, duplex, multifamily dwellings, or manufactured home;
2. Conditional uses permitted in the R-1-S, R-1, R-2, or R-3 districts.
B. In a C district:
1. Primary permitted uses and conditional uses permitted in a C district.
C. In an LI or I district, uses shall be limited to those permitted outright in the industrial district. (Ord. 1160 NS § 1, 1997).
17.100.030 General standards.
A. All ground surfaces shall be landscaped according to approved plans.
B. Perimeters of the PUD shall maintain all required building setbacks as specified in the underlying zone district. (Ord. 1160 NS § 1, 1997).
17.100.040 Density of development.
A. Density of development for a PUD in any R district shall be dependent on the maximum permitted density stated in the comprehensive plan land use designation in which the PUD is proposed to be developed. Intensity in commercial or industrial districts shall be dependent on the maximum floor area ratio established in the Colville comprehensive plan.
B. The number of dwelling units permitted in any residential planned unit development area shall be determined by multiplying the net development area in acres times the maximum number of dwelling units permitted in the applicable comprehensive plan land use designation. (Ord. 1160 NS § 1, 1997).
17.100.050 Traffic circulation and parking.
A. All dedicated rights-of-way within a PUD shall be paved, and have curbs, gutters and sidewalks in accordance with city street standards. The location of sidewalks may be varied upon a finding that the PUD will provide for the separation of vehicular and pedestrian circulation patterns.
B. Off-street parking requirements shall be in accordance with Chapter 17.72 CMC. The planning commission may require more than the minimum prescribed standards.
C. The PUD shall be located with respect to rights-of-way which are adequately designed to handle the generated traffic.
D. Private roadways may be permitted subject to the approval of the planning commission and city street superintendent. All private roadways shall have direct access onto a dedicated street. Construction standards shall be the same as for public streets of the same classification unless a variance is granted by the city council. The city shall not be responsible for the maintenance of private streets. Creation of a private entity to ensure maintenance will be required.
E. All private roadways and dedicated streets shall be designed and maintained to carry emergency vehicles. (Ord. 1160 NS § 1, 1997).
17.100.060 Utilities.
A. All utilities, including electricity and telephone, shall be installed underground except for access terminals.
B. PUDs shall be located on or shall bear the cost of providing streets, sanitary sewers, water mains, storm and surface drainage systems, and other utility systems and installations of adequate size to properly serve the PUD and conform to the comprehensive plan of the city. (Ord. 1160 NS § 1, 1997).
17.100.070 Application requirements.
A. An environmental checklist must be submitted with the application forms.
B. Application for approval of the proposed planned unit development shall be made to the administrative official upon forms furnished by the city.
C. A minimum of six copies of the site plan drawn to a scale of one inch equals 100 feet or larger (sheet size 24 inches by 36 inches), and any supporting maps necessary to show the major details of the proposed PUD must be submitted along with the application.
D. Payment of all required fees.
E. The applicant must provide the following minimum information:
1. A general landscape plan;
2. Existing land uses within 200 feet of the proposed PUD;
3. Existing site conditions including topography, identification of geological hazards and unique natural features;
4. Proposed lot lines and plot designs;
5. The existing and proposed circulation system of arterial, collector, and local streets including off-street parking areas, service areas, loading areas, and major points of ingress and egress to the development;
6. The existing and proposed utility systems including sanitary sewers, storm sewers, and water, electric, gas, and telephone lines;
7. The location of all existing and proposed buildings, structures, and other improvements including maximum residential structures including commercial facilities;
8. The location and size in acres or square feet of all areas to be conveyed, dedicated, or reserved as common open spaces, public parks, recreational areas, school sites, and similar public and semipublic uses;
9. The proposed pedestrian circulation system;
10. The proposed treatment of the perimeter of the PUD, including materials and techniques used such as screens, fences, and walls;
11. Vicinity map showing adjacent subdivisions. (Ord. 1160 NS § 1, 1997).
17.100.080 PUD review process type.
PUD shall be subject to a Type IV process. (Ord. 1324 NS § 11, 2004; Ord. 1160 NS § 1, 1997).
17.100.090 Action of review authority.
The planning commission may recommend approval, approval with specific conditions or changes to be incorporated into the final plans of a PUD, if all of the following findings of fact can be made in an affirmative manner:
A. The project is consistent with the Colville comprehensive plan and meets the requirements and intent of the Colville Municipal Code and CMC Title 16, Land Divisions, including the type and intensity of land use, and the protection of critical resource areas, if applicable.
B. The project is compatible with the existing development or proposed development on properties in the project vicinity.
C. The project makes adequate provision (including financial guarantees) for access and circulation, water supply, storm drainage, sanitary sewage disposal, emergency services, and environmental protection.
D. The project adequately mitigates impacts identified through the SEPA review process, if applicable.
E. The project is beneficial to the public health, safety, and welfare, and is in the public interest. (Ord. 1160 NS § 1, 1997).
17.100.100 Implementation of the planned unit development.
A. The subdivider shall post a performance bond or other financial guarantee in a form satisfactory to the city attorney and upon the recommendation of the commission and approval of the city council. This bond shall be of such an amount to cover 150 percent of the cost of completing all public improvements (streets, water and sewer lines, etc.), utilities, and all landscaping improvements as required by the city council in approving the final PUD plan.
B. If, during the construction phase of the PUD, minor changes in the location, setting, or character of buildings or structures become necessary, they may be authorized by the planning commission. All other changes in the PUD must be approved by the city council.
C. If construction of the public improvements (streets, water and sewer lines, etc.) has not been started within two years from the date of approval of a final development plan, or if construction has been commenced but the work has been abandoned for a period of one year or more, and if no extension of time has been granted by the city council, the authorization granted for the PUD project shall terminate and all permits and approvals issued pursuant to such authorization shall expire and be null and void.
D. Extension of Time Limit. The city council may grant relief to the developer of the land involved in a PUD project by granting an extension of the time limits for commencement of construction of the PUD project, or may extend or make adjustments in the time schedule for development. Such relief may be granted only after a public meeting and only upon specific findings by the city council:
1. That unforeseen circumstances or conditions have caused the delay in development;
2. That an extension of time will not cause substantial detriment to the neighboring property owners or to the community. (Ord. 1160 NS § 1, 1997).
17.100.110 Platting, subdivision, and resale.
A. Platting shall be required for all projects which involve or contemplate the division of land and the procedures set forth in CMC Title 16, Land Divisions, shall be followed concurrently herewith.
B. The development plans must be submitted in a form which will satisfy the requirements of CMC Title 16, Land Divisions, for preliminary and final plats. (Ord. 1160 NS § 1, 1997).