HomeMy WebLinkAbout2744 OrdinanceORDINANCE NO. 2744
AN ORDINANCE related to zoning, amending PMC Title 22, by
enacting new Chapter 22.62.
THE CITY COUNCIL OF THE CITY OF PASCO DOES ORDAIN AS FOLLOWS:
Section 1. That a new Chapter 22.62 be and the same
hereby is enacted to read as follows:
CHAPTER 22.62
PLANNED UNIT DEVELOPMENT
Sections:
22.62.010 Purpose
22.62.020 Permitted Uses
22.62.030 Minimum Site Area
22.62.040 Relationship to Adjacent Areas
22.62.050 Phased Development
22.62.060 Combined Preliminary and Final PUD
22.62.070 Concurrent Platting
22.62.080 Design Standards and Requirements
22.62.090 Procedure for Approval of PUDs
22.62.100 Effect of Preliminary PUD Approval
22.62.110 Preliminary PUD Approval Expiration
22.62.120 Final PUD Application
22.62.130 Building Permits
22.62.140 Changes in Modifications
22.62.150 Expiration of Time Frames
22.62.010 PURPOSE. The purpose of this Chapter is to
provide opportunities for innovation, creativity and flexibility
in land development within the city. It is intended to encourage
the use of new techniques and technology resulting in a more
creative approach to development of land that will realize
economies of scale and permit flexibility that provides for
aesthetic diversification of site layout and spatial arrangements
between geographic features, structures, circulation patterns,
utilities and open space. Furthermore, it is the purpose of this
chapter to:
(1) Encourage development that enhances the quality of life
while protecting the health, safety and welfare of residents;
(2) Encourage variety in housing opportunities;
(3) Encourage the development of a viable economic base;
(4) Encourage development of land uses that will be compatible
with and complement existing or proposed adjacent land uses;
(5) Provide guidelines for development of planned unit
developments.
22.62.020 PERMITTED USES. The planned unit development
district may be approved for any use or combination of uses
permitted by this title except combinations of residential and
industrial uses. Uses permitted in any specific PUD district
shall be enumerated in the ordinance establishing such a
district.
22.62.030 MINIMUM SITE AREA. The minimum site area for a
PUD is ten acres.
22.62.040 RELATIONSHIP TO ADJACENT AREAS. The design and
layout of a PUD shall take into account the relationship of the
site to the surrounding areas.
(A) The perimeter of the PUD shall be so designed as to
minimize any undesirable impact on adjacent properties.
(B) Setbacks from the property line of a PUD shall be
comparable to those of the existing development of adjacent
properties or to the type of development which may be permitted
on adjacent properties.
22.62.050 PHASED DEVELOPMENT. Development of a planned unit
development may be phased, in which case all the property
anticipated for PUD development shall be submitted as a
preliminary PUD showing a conceptual depiction of the eventual
development through all phases. Subsequent to City Council
approval of the preliminary PUD plan, portions of the development
may be submitted as a final PUD for review and approval.
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22.62.060 COMBINED PRELIMINARY AND FINAL PUD. In all cases,
the preliminary PUD and final PUD may be combined and processed
as a final PUD.
22.62.070 CONCURRENT PLATTING. Plats for PUDs requiring
platting may be processed concurrently with the PUD approval
procedures.
22.62.080 DESIGN STANDARDS AND REQUIREMENTS.
(A) Subdivision requirements. If land or structures within a
proposed PUD are to be sold to more than one person, partnership,
firm or corporation, or are to include the dedication of land,
then the proposed PUD shall be subject to the short plat or major
subdivision procedures of Title 21.
(B) RIGHT OF WAY REQUIREMENTS. City policy with regards to
the dedication of right-of-way and right-of-way improvements as
established in Resolution No. 1372 and Section 12.04.100 of the
Pasco Municipal Code are waived in a PUD.
(C) ZONING REQUIREMENTS. A Planned unit development shall be
exempt from the minimum lot size and setback standards of this
title, except where on-site parking is located in front of a
structure that portion of the structure shall be setback 20' from
the property line.
(D) DENSITY. The basic density in a planned unit development
shall be established for each land use as provided in the zoning
districts of Title 22. The Planning Commission may recommend and
the city council may authorize a density not more than twenty
percent greater than what is otherwise permitted following
findings that the amenities or design features which promote the
purposes of this chapter are provided.
(E) LOT REQUIREMENTS. Minimum lot areas, lot dimensions
building heights, lot coverage and yard requirements shall be
as established on the approved development plan.
(F) OPEN SPACE REQUIREMENTS. The PUD shall provide not less
than thirty-five percent of the gross land area for common open
space.
(G) SETBACKS BETWEEN BUILDINGS. A distance between all
structures shall at a minimum comply with the standards
prescribed by the most current edition of the Uniform Building
and Fire Codes as adopted by the city.
22.62.090 PROCEDURE FOR APPROVAL OF PLANNED UNIT
DEVELOPMENTS. The approval of a planned unit development shall
be by the City Council, upon recommendation of the Planning
Commission and shall be processed in accordance with the
following procedures:
(A) Who May Apply. Any owner or group of owners of
contiguous property acting jointly may submit an application for
a PUD.
(B) Preapplication. Prior to the acceptance of an
application for PUD approval a preapplication conference between
representatives of the city and the potential applicant is
required. This conference shall be set by the Planning
Department at the request of the potential applicant. The
purpose of the preapplication conference is to acquaint the
applicant with various code requirements affecting PUD districts.
(C) Application. The applicant shall file a PUD district
application for preliminary plan approval with the Secretary of
the Planning Commission. All applications will be processed in
accordance with the provisions of Chapter 22.88. The application
shall be accompanied by the following:
(1) A filing fee as prescribed by this title.
(2) A completed SEPA checklist.
(3) A vicinity map.
(4) Twelve copies of maps and drawings comprising the
preliminary plan.
(D) Preliminary Plan. The preliminary PUD district plan
shall indicate or include the following:
(1) Written documents including but not limited to (a) a
legal description, (b) statement of present ownership, (c)
statement of intent, including any plans for selling or renting
the property, (d) a timetable of development, including a phasing
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schedule if project will be developed in phases, (e) provisions
to assure maintenance of all common areas and (f) proposed
restrictive covenants, if any.
(2) Relationship of the property to the surrounding area
including identification of land use and zoning of both the site
and vicinal properties.
(3) Names and dimensions of streets bounding, traversing
or touching upon the site.
(4) Location and width of proposed streets and pedestrian
ways, arrangement of common off-street parking and recreational
vehicle storage areas.
(5) Location, layout and conceptual landscape design of
all common yards, open space and recreational areas.
(6) Proposed method of street lighting and signing.
(7) Existing and proposed utility systems, including
irrigation plan.
(8) Existing site conditions, showing contours at five
foot intervals and location of significant geographic features.
(9) Approximate building locations, buildable areas and
building heights.
(E) Public Hearing Before the Planning Commission. Following
a public hearing, the Planning Commission may recommend approval
or denial of the application and accompanying PUD plans or may
recommend imposition of such conditions of approval as are
necessary to insure conformity to all applicable regulations and
the purposes of the PUD district. A PUD may be recommended for
approval only when it has been determined that (a) the PUD
district development will be compatible with nearby developments
and uses, (b) peripheral treatment insures proper transition
between PUD uses and nearby external uses and developments, (c)
the development will be consistent with the comprehensive plan
and the purposes of the PUD district, and, (d) the public health,
safety and welfare have been served.
22.62.100 EFFECTIVE PRELIMINARY PLANNED UNIT DEVELOPMENT
APPROVAL. City Council approval of a preliminary PUD shall
constitute a zone change of the subject property from the former
zoning designation to a planned unit development zone. The
ordinance establishing a PUD zone will enumerate the uses
permitted and the zone.
22.62.110 PRELIMINARY PUD APPROVAL EXPIRATION. Preliminary
PUD approval shall be effective for two (2) years from the date
of approval by the City Council during which time a final PUD or
the first phase of a staged PUD shall be submitted for approval.
If the final PUD or initial phase is not submitted within the two
year approval period, the preliminary PUD shall be null and void,
unless the City Council grants an extension not to exceed a one
year period. A one year extension of the preliminary PUD
approval does not require a public hearing. In a phased PUD,
successive phases are to be approved and constructed within three
years of the previously approved phase.
22.62.120 FINAL PUD APPLICATION. After receiving preliminary
approval, the applicant may submit a detailed final development
plan in conformity to the approved preliminary PUD. The
procedures for final PUD approval shall be as those prescribed
for preliminary PUD approval in Section 22.62.90. Detailed
development plans shall contain the following information:
(A) Vicinity map
(B) A detailed site plan in conformance with the approved
preliminary plan showing land uses and vehicular and pedestrian
circulation
(C) Boundary survey of the entire property or the development
phase
(D) Construction specification for streets and pedestrian
ways including a typical roadway section showing location of all
utilities.
(E) Location and height of all buildings indicating either
the dimensions or the limits within which buildings will be
constructed
(F) Preliminary engineering plans for water, sewer, storm
drainage, electric power, telephone and gas.
ATTE
Wells, Cit y Clerk
APPROVED AS TO FO
If'
Gre g A1 Rubstello, Cit y Attorney
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(G) Preliminary subdivision plat if the propert y is to be
subdivided
(H) Landscape plans for open space, common areas, streets,
pedestrian wa y s and recreational facilities
(I) Location, arran g ement and dimensions of parkin g
facilities and loadin g areas
(J) Preliminar y architectural plans and elevations of t ypical
buildin g s and structures
(K) Covenants, property owner a g reements or other provisions
which will g overn the use, maintenance and perpetual care of the
PUD and all of its open space and propert y held in common.
22.62.130 EXPIRATION OF TIME LIMITS. Construction of
improvements in a PUD shall be g in within one (1) y ear from the
date of final PUD approval b y the Cit y Council. An extension of
time for improvements (streets and utilities) ma y be re quested in
writin g b y the applicant, and such re quest shall be g ranted b y
the Cit y Council for a period of one y ear. If construction does
not occur within two (2) y ears from the Cit y Council approval,
the PUD district desi g nation shall be dropped from the official
zonin g map and zonin g shall revert to the former district
desi g nation.
22.62.140 CHANGES AND MODIFICATIONS.
(A) Major chan g es in the approved final development plan
shall be considered as a new application for preliminar y
approval. Major chan g es include (a) chan g e in use, (b) major
reali g nment of vehicular circulation patterns, (c) increase in
densit y or relocation of densit y pattern, (d) reduction of open
space, (e) chan g e in exterior boundaries except surve y
adjustments, (f) increase in buildin g hei ght.
(B) The communit y development director ma y approve chan g es in
the development plan which are minor in nature and are consistent
with the approved plan.
22.62.150 BUILDING PERMITS. No buildin g permits shall be
issued until final PUD or phase approval has been g ranted b y the
Cit y Council. The construction and development of all common
areas and open space of each project phase shall be
completed to coincide with the completion of structures. For
example, when 25% of the structures are completed 25% of the
common areas are re quired to be completed.
Section 2. That this ordinance shall be in effect
after its passa g e and publication as re quired b y law.
PASSED b y the Cit y Council this of
1989.
d Hendler, Mayor
November 21, 1989
Tri City Herald
P.O. Box 2608
Pasco, Washington 99302
Gentlemen:
Please publish Ordinance Nos. 2744 through 2746 on the following
date:
November 24, 1989
Please send two (2) Affidavits of Publication for each.
Sincerely,
Evelyn Wells
City Clerk
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