A PUD shall contain an area of at least three acres.
(Ord. 84-238 § 7.01, 11-5-1984)
Permitted uses in a PUD are as follows:
A.
Those uses permitted as a matter of right in the underlying zone, and/or Comprehensive Plan classification;
B.
Townhouses;
C.
Multifamily apartments; provided, that the project is over 10 acres in area;
D.
Recreational facilities and common areas, including, but not limited to, swimming pools, playgrounds, tennis courts, trails, and structures accessory to such uses;
E.
Community facilities, including, but not limited to, community halls, social clubs, churches, schools, and libraries may be authorized;
F.
Incidental retail and other nonresidential uses, well integrated into the project design, may be specifically and selectively authorized. Permitted incidental retail uses shall be designed and scaled to serve only as a convenience to the project residents.
(Ord. 84-238 § 7.02, 11-5-1984)
A.
Density Calculations.
1.
The maximum permitted number of dwelling units shall be determined by dividing the net development area by the minimum lot size of the underlying zone; provided, in areas classified rural residential-1, rural residential-2, or rural residential-5, the maximum density shall be determined by dividing the gross development area by the minimum lot size of the underlying zone.
2.
The net development area shall be determined by subtracting the area set aside for incidental retail and other nonresidential uses from the total site area, and thereafter subtracting 15 percent of the remainder for streets. Areas set aside for parks, recreation, and common open space may be used to meet the overall density requirements of the underlying zone.
B.
Density Bonus. A density bonus up to a maximum of 30 percent may be authorized; provided water, sewage disposal, and other facilities can accommodate the increased density. The following criteria shall be used to evaluate whether a bonus density should be authorized.
Maximum Allowable Bonus | Bonus Criteria | |
|---|---|---|
1. | 10% | The PUD includes or makes provision for the construction of significant recreation areas such as tennis courts, basketball courts, golf courses, children's play areas, trails, classified open space and open space forest lands, landscaped open areas, etc. |
2. | 10% | The PUD includes or makes provision for the construction of major recreation/leisure facilities such as a clubhouse, swimming pool, etc. |
3. | 15% | Provisions are made for the construction of active or passive solar systems and/or passive solar design in 50% of the dwelling units. |
(Ord. 84-238 § 7.03, 11-5-1984; Ord. 89-171 § 6, 10-2-1989)
A.
Site Coverage. Coverage of the gross area of the site by buildings, structures, streets, and parking areas shall not exceed 50 percent.
B.
Front Yard Setback. The minimum front yard setback for all buildings and structures shall be at least 15 feet from the property line or 45 feet from the centerline of the street, whichever is greater.
C.
Side Yard Setbacks. The side yard setback standards set forth in the Zoning Code, Chapter 18.10 CCC, may be waived in a PUD, except as set forth in CCC § 18.10.520 relating to corner lots. Wherever buildings are separated, a minimum distance of 10 feet shall be maintained between such buildings. However, reasonable visual and acoustical privacy shall be provided for all dwellings and adjacent properties.
D.
Building Height. Buildings shall not be more than three stories or 35 feet in height.
E.
Setback Along the Perimeter of the Development. The perimeter of the PUD shall be aesthetically compatible with adjacent land uses. Structures located on the perimeter shall be set back at least the distance required in the underlying zone.
(Ord. 84-238 § 7.04, 11-5-1984)
A.
General. Design and layout of the PUDs and individual lots in PUDs shall provide for solar access and use of solar energy wherever feasible; however, these guidelines shall not reduce the overall density normally achievable in the underlying zone.
B.
Wherever possible residential streets should be oriented within 30 degrees of east/west to allow maximum solar access.
C.
The long axis of lots should be oriented within 30 degrees of true south to the extent possible.
D.
Buildings should be oriented with the long axis, facing within 30 degrees of east/west regardless of lot orientation.
E.
For purposes of solar access, residential buildings may be flexibly sited on lots, provided that the minimum front yard setback is maintained. Clustering and zero lot line techniques may also be used to achieve this purpose.
F.
Covenants should be provided which protect solar access for the south walls and roofs of units between 10:00 a.m. to 2:00 p.m. Pacific Standard Time on January 21st.
G.
Careful selection of landscaping, trees, and other vegetation should be utilized to maintain solar access to south walls and roofs of buildings. Deciduous trees should be located on the east and west sides of buildings. Evergreen trees should be located north of structures and in other locations to avoid shading the south wall and roof of dwellings.
H.
Taller buildings should be located to the north of shorter buildings.
I.
Most windows should be located on the south side of the building with minimal window area on the north side.
J.
Shading devices should be designed to allow winter sun and provide summer shade.
K.
Parking, streets, open space, and outdoor storage areas should be located in shaded areas.
(Ord. 84-238 § 7.05, 11-5-1984)
Townhouse developments shall be subject to the following design standards in addition to other standards contained in this chapter:
A.
Efficient and harmonious grouping of structures and space should encourage the individuality of separate town-house dwelling units within a unifying design concept. Building style, form, size, colors, and materials should be compatible with the site and the neighborhood, and should enhance the individuality of each dwelling unit.
B.
Landscaping and buffering shall be provided to present a pleasing appearance from both on and off the site.
C.
A minimum of 300 square feet of private, usable yard space shall be provided for each dwelling unit. This may include decks and patios. Private space shall be screened or fenced as appropriate.
D.
Setback and spacing requirements in urban and suburban residential districts.
1.
Groups of townhouses with three or more dwelling units attached to each other shall have at least a five-foot variation in the front yard on at least every third unit, or a five-foot "fin" extension of each common wall into the front yard. Alternative designs for varying the building mass and enhancing the individuality of dwelling units may also be approved.
(Ord. 84-238 § 7.06, 11-5-1984)
This is a development technique in which a single-family detached dwelling is sited on one side lot line without a side yard, and the dwelling on the adjacent lot is sited on the side lot line furthest from the zero lot line. This technique is designed to provide greater flexibility for smaller lots, to enable higher density, to allow increased usable side yard area on lots, and to increase the opportunity for protecting solar access.
A.
Standards. To ensure adequate light, air, privacy, and maintenance, zero lot line development shall be subject to the following standards in addition to the other standards in this chapter:
1.
The lot adjacent to the zero setback side yard shall be under the same ownership at the time of initial construction.
2.
The exterior wall of the zero lot line dwelling may be constructed at the lot line, and the eaves of the dwelling shall overhang no more than two feet.
3.
Storm runoff from the zero lot line dwelling shall not drain onto the adjacent lot.
4.
The side yard setback on the lot adjoining the zero setback side yard shall be at least 15 feet.
5.
The side yard setback on the lot adjoining the zero setback side yard shall be kept perpetually free of permanent obstructions such as a tool shed or a fence without a gate.
6.
An easement of five feet in width shall be provided on the adjoining lot for maintenance of the exterior portion of the lot line wall. To ensure privacy and usability of the adjacent lot, windows, and mechanical ventilation systems vents shall not be permitted in the lot line wall of the building.
7.
A lot developed with a zero setback side yard may be as small as 5,000 square feet in area and may be as little as 50 feet in width at the building line.
8.
A lot developed with a zero setback side yard must have no less than 1,700 square feet of total yard area unobstructed by buildings.
(Ord. 84-238 § 7.07, 11-5-1984)
Off-street parking in a PUD shall be provided in the same ratios for types of buildings and uses as required in the Zoning Code, CCC § 18.10.560 through § 18.10.562.
In addition, the following standards shall apply:
A.
Parking areas shall be partially screened from adjacent buildings by landscaping, earth berms, changes in grade, fences, or walls.
B.
No more than 15 parking spaces shall be permitted in a continuous row without interruption by landscaping.
C.
No more than 60 spaces shall be accommodated in any single parking area.
D.
Parking areas shall be adequately lighted.
E.
Areas for storage of recreational vehicles, boats, and other equipment shall be screened and fenced.
(Ord. 84-238 § 7.08, 11-5-1984)
A.
Area Required. Each PUD shall provide a minimum of 30 percent of the gross land area as common open space.
B.
Approval Standards. Common open space shall meet the following standards:
1.
The location, shape, size, and character of the common open space must be suitable for the planned development.
2.
Open space must be used for amenity or recreational purposes. The uses authorized or required for the common open space must be appropriate to the scale and character of the planned development, considering its size, density, expected population, topography, and the number and type of dwellings to be provided.
3.
Open space must be suitably improved for its intended use, but common open space containing natural features found worthy of preservation may be left unimproved. The buildings, structures and improvements which are permitted in the common open space must be appropriate to the uses which are authorized.
4.
No more than 30 percent of the open space area requirement may be fulfilled with land having slopes exceeding 40 percent or with submerged, marshy or boggy land.
5.
If the final development plan provides for building, landscaping, structures, or other improvements in the common open space, the developer must provide a bond or other adequate assurance that such improvements will be completed, prior to final approval of the first phase of the project. The Department shall release the bond or other assurances when the buildings, structures or improvements have been completed according to the development plan.
C.
1.
Subject to the exceptions stated in subsections (C)(2) and (C)(3) of this section, lands shown in the final development plan as common open space (including any landscaping or other improvements thereon), shall be conveyed to and owned and maintained by a homeowners' association. The association shall be created under the laws of the State of Washington. The association may not be dissolved without the prior written consent of the Board, and the association's articles of incorporation or other organic document shall so provide. The association may not sell, lease, or convey all or any portion of the common open space without the prior written consent of the Board, and the association's articles of incorporation or other organic document shall so provide. No common open space may be changed in use without the prior written consent of the Board. The association must execute and record a declaration of covenants and restrictions regarding the common open space. The declaration shall contain the provisions regarding the common open space required by this chapter and any conditions of final plat approval, and shall be in a form approved by the prosecuting attorney. The declaration shall be recorded contemporaneously with the recording of the final plat.
2.
If any portion of the common open space of a PUD consists of improved recreational real property owned by the subdivider on the date the PUD application is filed, the subdivider may continue to own such property. In that case, however: (a) the subdivider shall not sell, lease, or convey all or any portion of such property without the prior written consent of the Board; (b) there may be no change in the use of such property without the prior written consent of the Board; (c) the subdivider shall execute and record a declaration of covenants and restrictions containing the provisions regarding the common open space required by this chapter and any conditions of final plat approval; the declaration shall be in a form approved by the prosecuting attorney, and shall be recorded contemporaneously with the recording of the final plat.
3.
Subject to acceptance by the Board, some or all of the common open space may be dedicated to public use.
Common open space so dedicated and accepted shall not be subject to the requirements of subsections (C)(1) or (C)(2) of this section, but the fee to such property shall be owned by the subdivider or the homeowners' association.
(Ord. 84-238 § 7.09, 11-5-1984; Ord. 89-171 § 7, 10-2-1989)