[1]
Prior history: Ords. 1167 and 1193.
This chapter provides regulations and procedures to guide planned unit development in the city. The provisions of this chapter are also intended to provide the hearing examiner with a basic reference guide in review of and recommendation for approval of planned unit development projects within the city.
This chapter is also intended to implement the city's comprehensive plan policies regarding infill development by providing for slightly higher densities, to provide opportunities for individual home ownership and variety of housing opportunities, encourage sustainable development, and to allow for the modification of certain regulations as an incentive for urban development of vacant land within existing developed areas.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004; Ord. 1638 § 1, 2009)
Applications for planned unit developments shall be processed as a Type III application, except small infill developments consistent with WMC § 18.64.070 that consist of nine or fewer lots shall be processed as a Type II, pursuant to WMC § 18.94.060.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004; Ord. 1638 § 1, 2009; Ord. 1793 § 1 (Exh. A), 2016)
Since planned unit residential developments are permitted in the residential districts, any use permitted within the district where the development is located shall be a permitted use within the development. The development is intended, however, to consist primarily of residential units, either detached or attached or combination thereof.
For planned unit developments consisting of 25 dwelling units or more, in addition to the above uses, multifamily units, as well as incidental retail and other nonresidential uses are encouraged if specifically and selectively authorized as to exact type and size, when integrated into the project by design, and are fully compatible with the residential uses. Uses that are specified as conditional in the district within which the planned unit residential development is located may also be considered as permitted with a planned unit residential development consisting of at least 25 dwelling units.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004; Ord. 1613 § 1 (Exh. A), 2008; Ord. 1638 § 1, 2009; Ord. 1793 § 1 (Exh. A), 2016)
Planned unit developments are exempt from the lot dimensional requirements of the zoning district in which they are located. Planned unit developments remain subject to all other subdivision and zoning requirements of the applicable zone.
(1) 
Minimum Site Area. Except as specifically provided for small infill planned unit developments, the minimum land area required for developments on property undeveloped with buildings and structures shall be two acres.
(2) 
Maximum Residential Density. The maximum density of a planned unit development shall be 120 percent of the maximum density for the residential district in which it is located. Density standards for a planned unit development shall be based on the gross area of the parent parcel being considered. The average lot size of the development shall not be less than 80 percent of the minimum lot size for the district in which it is located. If townhome lots are proposed, average minimum lot size requirements of the underlying zone do not apply and 2,000-square-foot lots are permitted outright, subject to WMC § 18.46.200; however, no lot shall be smaller than 2,000 square feet. For purposes of computing maximum densities or average lot sizes, any lands devoted to approved nonresidential uses shall not be considered. The hearing examiner may find such densities to be incompatible with surrounding and nearby uses in certain instances and shall not be obligated to approve the maximum densities permitted.
(3) 
Perimeter Building Setback. Planned unit development shall maintain a perimeter yard unencroached upon by buildings or structures of at least 15 feet when any multifamily (i.e., triplex, fourplex, apartment) is adjacent to any R1 district boundary or less intense/density use. The perimeter setback shall be outside of the lot. Open space tracts, wetlands and street widths of 15 feet or more shall serve as the required peripheral yard between residential uses. Planned unit developments shall maintain a minimum peripheral yard of 25 feet, unencroached upon by parking, streets, playgrounds, or other uses, and maintained as a B3 buffer landscape strip or undisturbed natural buffer when any commercial/retail use is adjacent to any residential district or use.
(4) 
Minimum Open Space Required. Each planned unit development shall provide not less than 10 percent of the total land area as open space. Open space may be designated to provide active or passive recreation or to provide a wildlife habitat.
(5) 
Landscape Plan and Maintenance Requirements. All common area and open spaces shall be landscaped in accordance with landscaping plans submitted by the applicant and approved as part of the development approval. A landscape plan may not be warranted if the open space will be retained as wildlife habitat.
(6) 
When two or more attached dwelling units are proposed they shall be developed toward the interior of the tract rather than the periphery to ensure compatibility with existing single-family residences that border the surrounding properties.
(7) 
Trails and open space within the planned unit development shall be extended to connect with existing and planned trails or open space on or near the site. Trails shall be constructed in accord with the city's engineering standards.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004; Ord. 1584 § 1 (Exh. A), 2007; Ord. 1638 § 1, 2009; Ord. 1793 § 1 (Exh. A), 2016)
Applications for planned unit development shall be accompanied by a letter of intent that includes all information specified as follows:
(1) 
Total acreage and legal description of the property;
(2) 
Land use density and intensity (square feet per acre for nonresidential uses);
(3) 
A development summary describing the number and types of dwelling units, the proposed uses and anticipated number of employees of all nonresidential buildings;
(4) 
Program for development, including phasing or timing of development;
(5) 
Basic content of restrictive covenants;
(6) 
Provisions to assure permanence and maintenance of common open space;
(7) 
Statements describing the relationship between the proposed planned unit residential development and the city's subdivision code, zoning code and comprehensive plan;
(8) 
Source of water supply, method of sewage disposal, and means of drainage and access for the development;
(9) 
Names, addresses and phone numbers of the property owner(s), developer, survey, engineer, architect or planner, or other professionals involved in the development design.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004)
(1) 
The applicant shall submit all information for a Type III submittal as set forth in WMC § 18.94.050, as well as the following:
(a) 
For residential PUDs, the applicant shall submit the information required for subdivision submittal pursuant to WMC § 17.12.030.
(b) 
For residential PUDs or mixed-use PUDs, the applicant shall submit the information required for subdivision submittal pursuant to WMC § 17.12.030 for the single-family portions of the development, and the information required for site plan review pursuant to WMC § 18.88.040 for the multifamily or nonresidential portion of the development.
(c) 
In addition to the information required in subsection (1)(a) or (b) of this section, the following additional information and fees shall be submitted with any application for a PUD:
(i) 
A table of summary data that indicates the following:
(A) 
Compliance with overall density standards for the project, and housing types (i.e., townhomes, cottage homes);
(B) 
Ratios of development density to open space proposed; and
(C) 
Compliance with parking requirements, as applicable;
(ii) 
A traffic study, if required and pursuant to Chapter 18.90 WMC;
(iii) 
Fee as identified in WMC § 3.90.010.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1245 § 1, 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004)
In approving a PUD, the hearing examiner shall find that all of the following conditions exist:
(1) 
The proposed PUD:
(a) 
The proposed PUD incorporates a unique development design which furthers the specific policies of the comprehensive plan, incorporates stormwater low impact development principles of soil and vegetation retention and impervious surface reduction, or provides a public amenity (such as parks or open spaces) that would otherwise not be provided by the governing agency;
(b) 
The proposed PUD incorporates design elements that assure protection of or compatibility with existing, adjacent established neighborhoods;
(c) 
The proposed PUD is consistent with the adopted comprehensive plan;
(d) 
The proposed PUD is consistent with the standards identified at WMC § 18.64.020, Permitted uses.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004; Ord. 1638 § 1, 2009; Ord. 1821 § 1 (Att. A), 2016)
A development consisting only of residential uses shall qualify as a small infill planned unit development if the property to be developed does not exceed two acres and is surrounded on at least three sides by developed residential properties.
Small infill planned unit developments must meet the provisions in this chapter relative to dimensional and improvement requirements, with the following exceptions: minimum open space shall not be required. Infill developments must meet all approval procedures, and submittal of a letter of intent is required. However, because such infill planned unit developments are of small scale, a detailed development plan with all the information specified for development plans is not necessarily required. It is likely that exclusively single-family residential developments will only require a standard subdivision plat as a development plan. Infill PUDs shall be processed in that manner described in Chapter 18.94 WMC for the land division.
While applicable public notification and hearing requirements shall not be waived, the community development director shall endeavor to expedite the review and approval of small infill planned unit developments where possible, through timely pre-application conferences and public hearings for consideration by the hearing examiner at the earliest possible dates.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1264 § 1, 1997; Ord. 1454 § 1, 2003; Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004; Ord. 1613 § 1 (Exh. A), 2008)
Repealed by Ord. 1793.
(Ord. 1465 § 1, 2003; Ord. 1475 § 1, 2004; Ord. 1496 § 1, 2004; Ord. 1613 § 1 (Exh. A), 2008)