A. 
The intent of this chapter is to encourage mixed use development that, firstly, is not adequately provided for in other areas of this zoning code, and secondly, complies with the goals and policies of the comprehensive plan in an innovative way. The further purpose is to provide flexibility in the application of certain zoning regulations while providing a level of compatibility between the PUD and the adjoining uses.
B. 
The PUD encourages innovative responses to:
1. 
Environment constraints, such as sensitive areas;
2. 
The challenges of population density by allowing a deviation from rigidly established patterns of land uses, in order to successfully meet the needs of the community while complying with the mandates of the Growth Management Act;
3. 
The provision of adequate open space for the uses within the PUD, by providing flexibility of design in the placement of buildings, open space, and parking areas;
4. 
Circulation, both pedestrian and vehicular, both within the PUD and in relation to circulation patterns surrounding the site.
C. 
Alternatives to existing solutions in the above areas will result in design which is beneficial to the community, efficient, and of high quality. The PUD may improve the health and/or welfare of the community by providing public open space, facilities, emphasizing solar/passive energy use, preserving environmentally sensitive areas, etc.
(Ord. 1960 § 3, 1998)
To establish a PUD, the site must be rezoned PUD. The rezone application shall include a plan sufficient for the city to consider the proposal's location, density, building layout, pedestrian/ vehicular circulation, site access, building elevations, signing, landscaping, lighting, finished materials, and colors. The PUD, if approved, shall be developed in accordance with said plan.
(Ord. 1960 § 3, 1998)
A. 
Land uses within the PUD shall be compatible with those of adjoining properties and with the goals of the comprehensive plan. Specific uses shall be designated with the PUD application for each individual site. Uses permitted in all residential zones and the CB, NB and GO are permitted, along with the following:
1. 
Private or public school;
2. 
Churches;
3. 
Athletic clubs, lodges, or fraternal organizations;
4. 
Public or utility uses;
5. 
Mixed use structures conforming with the above list;
6. 
Research and development, assembly, manufacturing;
7. 
Similar uses if approved via the PUD process.
B. 
Changes to land or specific building uses designated in the original application or approved site plan shall require a rezone review which may result in approval, approval with conditions, or denial.
(Ord. 1960 § 3, 1998)
A. 
The intent of the design standards are based on the following policies adopted in this section:
1. 
Encourage commercial and office uses that serve the surrounding neighborhood and provide employment opportunities without negatively impacting the viability of the downtown area;
2. 
Limit and discourage development of strip-type, highway-oriented commercial uses that create traffic and congestion because they require numerous individual curb cuts and generate higher traffic volumes;
3. 
Permit uses that promote small scale buildings in a manner that maintains the visual character and architectural scale of existing development within the area;
4. 
Minimize visual and functional conflicts between residential and nonresidential uses within and abutting the district;
5. 
Encourage consolidation of curb cuts for vehicular access and promote more efficient and economical parking facilities;
6. 
Encourage uses that minimize noise and congestion;
7. 
Encourage safe and convenient pedestrian/bicycle access;
8. 
Retain view corridors to Mount Rainier and Mount Peak when appropriate.
B. 
Design Standards. Any PUD shall meet the following criteria:
1. 
For nonresidential development, each proposed use will not require more than one curb cut for vehicular access;
2. 
The proposed use will be of a similar architectural scale to existing development in the district or will utilize an existing building;
3. 
Minimum visual and functional conflict will be created between the proposed use and nearby uses;
4. 
The proposed use will share an access driveway and/or parking with another abutting use, or is designed to permit such sharing when and if it becomes feasible.
C. 
Development Standards.
1. 
Percent of Coverage. Not more than 80 percent of any lot area may be covered by buildings and/or impervious paving materials, and not more than 50 percent of any lot area may be occupied by buildings. A minimum of 20 percent of each lot shall be landscaped.
2. 
Maximum Building Dimension. In no instance shall the greatest dimension of a building exceed 125 feet, measured parallel to exterior building walls.
3. 
Maximum Use Size. No single commercial use shall consist of more than 10,000 square feet.
4. 
Parking. All parking spaces shall be:
a. 
Located behind the front building setback line.
b. 
All commercial or multifamily parking spaces shall be set back a minimum of five feet from property lines and screened via landscaping and/or berms, except that parking shared by the uses located on two or more adjacent lots may extend to and over the boundary lines of the lots it serves.
c. 
Access.
i. 
The following minimum distances from intersections shall apply for all access driveways where feasible, measured between centerlines:
(A) 
State highways: 300 feet;
(B) 
Other roads: 200 feet.
ii. 
Common parking areas and/or access ways shall be permitted and encouraged; provided, that:
(A) 
Access easements and maintenance agreements or other suitable legal mechanisms shall be provided where necessary;
(B) 
Liability safeguards for all property owners and lessees served by the common parking areas and/or access ways shall be guaranteed to the satisfaction of the city attorney.
5. 
Structures. Structures shall have varying setbacks, roof lines, and building mass. Principal structures shall not exceed two and one half stories or 30 feet in height. Structures should be clustered when possible.
a. 
Architectural Design.
i. 
Architectural design of structures should be compatible throughout the PUD;
ii. 
Architectural design within the PUD should be compatible with that of surrounding land uses in style, scale and materials.
6. 
Development standards not addressed in this section shall be specified in the PUD application and shall be subject to verification through the PUD approval process.
(Ord. 1960 § 3, 1998; Ord. 2178 § 1, 2003)
A. 
The administrator may approve a modification to the PUD plan if:
1. 
The modified PUD plan better meets the goals of the comprehensive plan, the standards contained herein, and the community benefit; and
2. 
The modification will not result in an increase in nonmitigated impacts, including traffic, environmental concerns, view encroachments, etc.
B. 
Modifications which do not fulfill the above requirements may be approved only through the rezone process.
(Ord. 1960 § 3, 1998)
As part of the comprehensive plan, or an update to the plan, the city may adopt area-specific plans. Area-specific plans shall apply to specific described parcel(s) when zoned PUD. Said plans may contain additional land use regulations in addition to those contained in this chapter. Ordinance 1765, on file in the office of the city clerk, adopts and includes one such area-specific plan: the Holdener Farm Area Plan.
(Ord. 1960 § 3, 1998)