Chapter 17.30
PLANNED UNIT DEVELOPMENT (PUD) DISTRICT
Sections:
17.30.020 Procedure and applications.
17.30.030 Presubmission consultant.
17.30.040 Review by planning commission.
17.30.050 Initiation of planned unit developments.
17.30.060 Dimensional and density standards.
17.30.070 Development standards.
17.30.080 Townhouse development standards.
17.30.090 Preliminary site plan approval.
17.30.100 Site plan and schedule approval.
17.30.130 Planning commission and city council.
17.30.150 Development plan changes.
17.30.010 Purpose and intent.
The purpose of this district is to encourage and provide for flexibility and diversification in development, redevelopment, rehabilitation, and to provide guidelines for developments consisting of a variety of land uses which are not covered by other sections of this title and other ordinances. The planned unit development district is intended to permit flexibility in design and placement of buildings, land uses and open spaces, including modifications to lot frontage, setbacks and design of circulation facilities to best use site potential and encourage a more creative approach in the development of land. (Ord. 1438 §2(part), 2014)
17.30.020 Procedure and applications.
The applicant shall submit to the planning department a development site plan, change of zoning application, and other information as required by the subdivision review committee. (Ord. 1438 §2(part), 2014)
17.30.030 Presubmission consultant.
Prior to the filing of a preliminary plat the subdivider shall submit to the administrator plans and other information sufficient to describe essential features of the property and the proposed or contemplated uses and development. The subdivider shall schedule a discussion meeting with the subdivision review committee to review the preliminary sketch map and establish any special requirements or considerations affecting the proposed subdivision. The subdivision review committee shall make general recommendations regarding the preliminary sketch map and shall recommend consultation by the subdivider with such other public or private agencies as it shall designate. (Ord. 1438 §2(part), 2014)
17.30.040 Review by planning commission.
Prior to submitting a preliminary plat and detailed design data the subdivider may request a general review of the proposed subdivision by the planning commission in an effort to determine if there are any obvious changes the planning commission feels are needed. Such request for a general review shall be made at least fifteen days before the planning commission meeting at which the subdivision will be reviewed and not until after the subdivision review committee has reviewed and made its recommendations regarding the preliminary plat. (Ord. 1438 §2(part), 2014)
17.30.050 Initiation of planned unit developments.
Planned unit developments may be initiated by:
A. The owner of all property involved, if under one ownership;
B. An application filed jointly by a majority of property owners if there be more than one owner; or
C. A governmental agency. (Ord. 1438 §2(part), 2014)
17.30.060 Dimensional and density standards.
A tract of land to be developed as a planned unit development shall be of a configuration that is conducive to a planned unit development.
A. The minimum lot area, width and frontage requirements otherwise applying to individual building sites in the zone in which a planned unit development is proposed do not apply within a planned unit development. Minimum setbacks from the planned unit development exterior property lines as required by the zone will be maintained.
B. Buildings, off-street parking and loading facilities, open space, landscaping and screening shall provide protection to properties outside the boundary lines of the development comparable to that otherwise required of development in the zone.
C. The maximum building height shall, in no event, exceed those building heights prescribed in the zone in which the planned unit development is proposed.
D. The planned unit development may result in a density thirty-three percent in excess of the density permitted within the zone, except multifamily residential (R-3), in which the planned unit development is to be constructed. (Ord. 1438 §2(part), 2014)
17.30.070 Development standards.
The following provisions shall apply in the planned unit development district, subject to other provisions of this title, except that where conflicts in regulation occur, the regulations specified in this section or on a development plan approved pursuant to this chapter shall apply:
A. No planned unit development shall be less than two acres of contiguous land.
B. No ordinance establishing a planned unit development shall be adopted until there is on file with the city a written consent of a majority of property owners agreeing:
1. That current and future landowners shall be bound by the conditions and regulations proposed and which will be effective within the district; and
2. To record such written agreement with the county auditor.
C. Standards for area coverage, density, yard requirements, and parking and screening for planned unit developments shall be governed by the standards of the underlying zoning district.
D. Standards for public improvements shall be governed by all applicable federal, state, and county laws.
E. Planned unit developments shall possess amenities generally associated with the district in which it is located such that it will not produce an adverse influence upon adjacent properties.
F. Planned unit development shall be functionally connected to the street and arterial system and the arterials within the vicinity of the development and shall be adequate to carry the additional traffic generated by the development. All roads leading to or within a PUD, whether dedicated public roads or privately maintained roads, shall be constructed in strict compliance with city of Goldendale road construction standards.
G. In residential planned unit developments, there shall be a minimum of twenty percent of the total area of the planned unit development dedicated or reserved and developed as usable common “open space” land for access, recreation or landscaping.
H. Open space shall be owned in common by land owners within the development. Adequate guarantee must be provided to insure permanent retention and maintenance of streets, access roads and open space land area.
I. All developments under this chapter are subject to the requirements of Title 16, Subdivisions. (Ord. 1438 §2(part), 2014)
17.30.080 Townhouse development standards.
Local ordinances, resolutions, or laws relating to zoning shall be construed to treat like structures, lots, or parcels in like manner regardless of ownership.
A. This district shall be applied only to locations in close proximity to arterials with linkages to employment, shopping, or community support centers consistent with development standards and the comprehensive plan.
B. Only one dwelling unit may occupy an individual lot. Each attached dwelling may occupy no more than one lot.
C. Each townhouse dwelling unit shall have a minimum width of twenty-four feet.
D. Each townhouse building shall contain not less than two and no more than six townhouses.
E. The district side yard setback for the common wall on a townhouse is reduced to zero.
F. When the only driveway is from the street, each pair of units must have a common access point if applicable.
G. Differentiation between individual units or structures through the use of architectural features is encouraged.
H. No more than two abutting townhouses within the townhouse development shall have a common front building facade. Maximum wall length without modulation shall be thirty-two feet; minimum modulation of the front building facade shall be at least four feet; and minimum modulation width shall be eight feet.
I. No more than two abutting townhouses within the townhouse development shall have a common building roof line. Maximum roof length without variation shall be thirty-two feet; minimum vertical or horizontal offset shall be at least four feet; and minimum modulation width shall be eight feet.
J. Roof line variation shall be achieved using one or more of the following methods: (1) vertical offset in the ridge line; (2) horizontal offset in the ridge line; (3) variations of roof pitch; (4) gables; (5) “false” facades; or (6) any other technique approved by the planning commission and city council that achieves the intent of this section.
K. Buildings utilizing reduced setbacks shall not have doors that open directly onto private yard areas of abutting property. Windows in such buildings shall not be oriented toward such private yard areas unless they consist of opaque materials such as glass block, textured glass, etc., and shall not be capable of being opened, except for clerestory windows or skylights.
L. The owners association shall address responsibility for maintenance of all common areas and facilities in a manner that will ensure the health, safety, and welfare in the collective interest of other owners within the same multiple living structure. (Ord. 1438 §2(part), 2014)
17.30.090 Preliminary site plan approval.
The applicant shall submit a preliminary site plan to the planning commission with submission of a change in zoning application. A list of the names, mailing addresses, and individual property legal descriptions of all property owners within the proposed planned unit development and the surrounding property owners within three hundred feet of the proposed planned unit development shall be on file with the city before staff study of a preliminary development plan shall be commenced. Any preliminary development plan shall include the following information presented in a general, schematic fashion.
A. A site plan showing: land uses including landscaping, parks, playgrounds, and other open spaces, lots, partition lines or other land divisions, building locations, common areas and facilities, circulation patterns, landscaping plans, setbacks, distance to property lines, and land use relationships;
B. Preliminary building plans, including floor plans and exterior elevations;
C. Engineering plans, including site grading, elevation and perspective drawings, street improvements, parking, drainage, and public utility extensions, as necessary;
D. A copy of all protective codes, covenants, restrictions and/or articles assuring continuous maintenance of open space, common areas and/or shared facilities, transportation corridors, utility easements;
E. A development schedule indicating approximate beginning date for the project, stages and timeline for project development, anticipated rate of development and approximate completion date for each stage and final project completion date;
F. Delineation of the units to be constructed in progression, if applicable;
G. A market analysis of proposed commercial uses, if the property is not zoned for commercial purposes at the time of the submittal of the preliminary development plan;
H. An environmental assessment statement; provided, that the city will not be precluded from requiring a detailed statement prepared pursuant to RCW 43.21C.020(2)(c) and Chapter 197-10 WAC;
I. Relation to future land use in the surrounding area;
J. A written statement which is part of the preliminary development plan and shall contain: a statement of proposed financing; statement of present ownership; and approximate expected schedule of development; and
K. Preliminary approval of the site plan shall be binding on both the city and the applicant. (Ord. 1438 §2(part), 2014)
17.30.100 Site plan and schedule approval.
Together with the application for rezoning classification, the applicant shall submit the following documents and supporting evidence:
A. A reproducible map with ten prints of a site plan which shall be in conformance with the approved preliminary site plan and which shall include a survey of the property showing existing features of the property which are to be incorporated into the proposed development, including specimen trees, structures, streets, topography, easements, utility lines, and proposed land use including location and proposed density of dwelling units; and nonresidential building intensity. The following signature blocks and statements are to be placed upon the face of the map or succeeding page thereof:
1. A signature block for the city council to certify approval of the site plan.
2. A signature block for the applicant(s) binding the applicant(s) to the conditions and regulations proposed and which will be controlling within the planned unit development.
3. A statement that the land shall not be further divided nor shall uses be allowed other than those designated on the map without rezoning and replatting the property in accordance with state and county laws.
B. A schedule for the development of units to be constructed in progression and description of the design principles for buildings and streetscapes; tabulation of total number of dwelling units proposed by type of dwelling for each unit of the planned unit development; estimated residential population by type of dwelling for each unit of the planned unit development; proposed retail sales area and economic justification; anticipated timing for each unit; and standards for height, open space, building intensity, population density, and public improvements proposed for each unit of development.
C. Engineering feasibility information deemed necessary.
D. Such other detailed information deemed necessary by staff or the planning commission. Applications shall not be accepted and considered filed until all of said documents and supporting evidence has been submitted to the administrator. (Ord. 1438 §2(part), 2014)
17.30.110 Final approval.
The final development plan shall be submitted to the planning commission within three years from the date of approval of the preliminary development plan. The planning commission may extend for up to two years the period for filing of the final development plan. Planned unit development plans shall be concerned with information necessary for evaluation, but not necessarily limited to, the following:
A. A binding site plan prepared in accordance with the requirements of Title 16, Subdivisions, showing individual lots;
B. Compliance with Section 17.30.090, Preliminary site plan approval;
C. Completion of roads, utilities, landscaping, etc., or performance bonding sufficient to ensure completion of project development; and
D. Other information necessary for project evaluation, as required by the planning staff or planning commission, including proposed use and occupancy, type of construction, building height and coverage, and proposed distances between structures and property lines. Minor changes to an approved planned unit development pertaining to siting may be approved with the intent expressed in the general development plan. Approval of a planned unit development will not be considered until all of the said documents have been submitted to the director of planning and an approved mylar of the planned unit development has been filed with the city clerk-treasurer. (Ord. 1438 §2(part), 2014)
17.30.120 Findings required.
The planning commission, after public hearing, may recommend the establishment of a planned unit development, and the city council may by ordinance establish a planned unit development provided it finds that the facts submitted with the application and presented at the hearing establish that:
A. The proposed planned unit development, or given unit thereof, can be substantially completed within four years of the establishment of the planned unit development;
B. That each individual unit of development, as well as the total development, can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurance will be provided that such objective will be attained; that the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which could not be achieved under other zoning districts;
C. That the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the planned unit development;
D. That any proposed commercial development can be justified economically at the locations to provide for adequate commercial facilities of the types proposed;
E. That any exception from standard ordinance requirements is warranted by the design and amenities incorporated in the site plan, in accordance with adopted policy of the planning commission and the city council;
F. That the area surrounding said development can be planned and zoned in coordination and substantial compatibility with the proposed development;
G. That the planned unit development is in conformance with the comprehensive plan of Goldendale;
H. That utility services are adequate for the population densities proposed; and
I. That said development will not cause substantial or unjustifiable detrimental effects on the environment.
The planning commission and council shall approve site plans for this zone district only after review and comment by the administrator, city engineer, public health officer and other agencies of concern. The property shall be developed in accordance with the approved site plan and other applicable city ordinances. Further development beyond that allowed by the underlying zone shall not be allowed unless the underlying zoning changes to permit increased density. (Ord. 1438 §2(part), 2014)
17.30.130 Planning commission and city council.
A. If, from the facts presented, the planning commission or the city council is unable to make the necessary findings, the application shall be denied.
B. In taking action, the planning commission may deny the site development plan and development schedule as submitted, or may recommend approval of said plan and schedule subject to specified amendments or conditions.
C. Major changes in a site development plan shall be considered the same as a change in the zoning map and shall be made in accordance with the provisions of this title.
D. If no development has occurred to effectuate a planned unit development within three years after the district is created, the planned unit development shall revert back to the underlying zoning district.
E. At the time of adopting any ordinance establishing a planned unit development, the city council shall make appropriate arrangements with the applicant, which will insure the accomplishment at the scheduled times, of the public improvements and grants of easement shown on the approved general development plan. (Ord. 1438 §2(part), 2014)
17.30.140 Other requirements.
Underground utilities, including telephone and electric systems, are required within the limits of all planned unit developments. Appurtenances to these systems which may be effectively screened may be exempted from this requirement if the planning commission finds that such exemption will not violate the intent or character of the proposed planned unit development. (Ord. 1438 §2(part), 2014)
17.30.150 Development plan changes.
A. Major changes in the development plan after it has been granted preliminary or final approval shall be considered as a new petition and shall be made in accordance with the procedures outlined in Sections 17.30.040, 17.30.050, and 17.30.060.
B. Minor changes in the development plan may be approved by the administrator; provided, that such changes:
1. Do not increase densities;
2. Do not change boundaries;
3. Do not change any use; and
4. Do not change the general location or amount of land devoted to specific uses.
C. Minor change may include: minor shifting of the location of buildings, roads, utility easements, open spaces, or other similar feature of the plan. (Ord. 1438 §2(part), 2014)