There may be situations in which the basic provisions of this title may be modified to permit the improvement of land by what is known as a planned unit development (PUD). The Planning Commission may, after giving notice as required by law and holding a public hearing, recommend approval of a PUD and apply conditions of approval for performance and improvements. Planned unit developments (PUDs) shall be permitted in residential zones unless otherwise stated in this title. All PUDs shall conform to the subdivision requirements of AHMC Title 16. All development standards within the underlying zones apply unless modified through the PUD review process or as modified within Chapter 17.17 AHMC. (Ord. C-1084 § 1, 2025; Ord. C-675 § 220, 2008)

It is intended that a PUD be used as an overlay zone in conjunction with the underlying zone to permit a greater degree of flexibility and diversification in the design of a development. Preservation of unique site features and open space is one function of a PUD. Other characteristics include, but are not limited to, private parks, private streets, pedestrian pathways, lighting, fencing, entry sign/monumentation, and landscaping. (Ord. C-1084 § 1, 2025; Ord. C-675 § 221, 2008)

A. PUDs shall be initiated by the owner of all property involved if under one ownership, or by joint application of all owners having title to all the property in the area proposed for PUD.

B. The PUD process consists of two phases, a preliminary phase and a final phase. A preliminary PUD includes a site development plan illustrating the concept of the development and uses to be allowed. The decision by the Planning Commission to approve a preliminary PUD shall be binding. This preliminary phase shall not be construed as to render the final PUD inflexible. Said approval is valid for a five-year period, which may be extended up to three years by determination of the City Planner. Any extension of time must be requested by the applicant, in writing, prior to expiration of the original approval, stating specific reasons for such a request.

C. The preliminary PUD application shall include all the requirements for a preliminary plat application contained in Chapter 16.03 AHMC, and shall be processed in accordance with AHMC Title 14. In addition, a complete PUD application shall include a PUD narrative and a PUD map, which shall include but is not limited to the following:

1. All proposed improvements that are to be constructed on the land and their locations, including, but not limited to, all residential and nonresidential structures, building heights, recreational facilities, site plans and information showing walls, fences, refuse areas, streets, sidewalks, and public transit facilities;

2. Common open space areas indicating size, grades, and functions upon completion;

3. Floor plans of typical dwelling units, the unit size in square feet, and the amount of private, noncommon open space in square feet;

4. Locations and dimension of all off-street parking facilities, public and private, including public transit and park and ride lots;

5. Locations and sizes of all public and semipublic sites, if applicable (i.e., schools, churches, parks, etc.);

6. A tabulation of the percentage of total building coverage in the development;

7. A tabulation of densities within each project area, phase, or sector;

8. Building elevations showing typical architectural styles to be constructed;

9. A schematic landscaping plan indicating the type and the size of plant material to be used and the method for providing permanent maintenance to all planted areas and open spaces;

10. A proposed phasing plan and/or timing schedule, if applicable. (Ord. C-1084 § 1, 2025; Ord. C-675 § 222, 2008)

A. Before expiration of the preliminary PUD, approval of the final PUD is required. Approval of the final PUD shall be administrative unless the Planning Commission, at the preliminary PUD hearing, determines a public hearing on the final PUD is required as a condition of final approval. A final PUD differs from the preliminary PUD in the amount of detailed information provided. The final PUD shall include all the requirements for a final plat contained in Chapter 16.04 AHMC, including approved road plans and drainage systems, assurance of building and fire code compliance, and those requirements and conditions applied to preliminary PUD approval. Any PUD not finalized before the expiration of the preliminary PUD approval shall become void. Construction shall not commence until a PUD has been given final approval.

B. No changes in the approved final PUD, such as rearrangement of lots, blocks, streets, building locations, development standards, or other such changes, may be made subsequent to final development plan approval except, as provided for under AHMC 16.01.100. (Ord. C-1084 § 1, 2025; Ord. C-675 § 223, 2008)

A. A PUD may be developed in phases or increments, subject to an approved phasing schedule. A master phasing plan shall be submitted with the preliminary PUD for approval by the City Planner. The phasing plan may be approved provided:

1. It includes all land identified in the legal description for the project;

2. The phasing sequence is identified by a map;

3. Each phase has reasonable public or private infrastructure to support the number of dwelling units contained within that phase;

4. The unfinalized portion meets the minimum lot size of the underlying zone for the proposed use, or as further provided under this chapter; and

5. The City approves the necessary documents so that all road improvements required are assured for that phase.

B. A phasing plan may be amended following preliminary PUD approval. The amended phasing plan may be approved by the City Planner provided the above criteria are met. (Ord. C-1084 § 1, 2025; Ord. C-675 § 224, 2008)

Following approval of a preliminary PUD by the Planning Commission, and before administrative approval of the final PUD, the applicant shall complete minimum improvements in accordance with the provisions of Chapter 16.08 AHMC by one of the following methods:

A. By furnishing the City with a performance bond, satisfactory to the City Attorney, in which assurance is given the City that the installation of the minimum improvements will be carried out as provided in this chapter, Chapter 16.08 AHMC, and other City ordinances, and according to the specifications of the City Engineer, within three years from the date the final PUD is approved by the City Planner:

1. The City Council may grant a one-year extension beyond the required three years if the applicant furnishes an extension to the performance bond, satisfactory to the City Attorney;

B. By actual installation of improvements in accordance with the provisions of this chapter and in accordance with the installation requirements and under the supervision of the City Engineer;

C. By a combination of these methods. (Ord. C-1084 § 1, 2025; Ord. C-675 § 225, 2008)

In the PUD overlay zone, no building, structure, or improvements shall be erected, constructed, converted, established, altered, or enlarged, nor shall any lot or premises be used except for those uses specifically permitted in the following zones:

A. Neighborhood Family residential zone (NFR);

B. Multiple-family residential zone (MFR). (Ord. C-1084 § 1, 2025; Ord. C-675 § 226, 2008)

Within a PUD, all accessory uses, buildings, and structures are allowed in conformance with this title and the underlying zone in which the PUD is located. (Ord. C-1084 § 1, 2025; Ord. C-675 § 227, 2008)

The major internal streets serving each PUD shall be functionally connected to at least one minor arterial or collector street as defined in the Airway Heights Public Works standards. The streets connecting with any PUD, regardless of the zone in which it is located, must be of sufficient size and character to accommodate the traffic generated by the project, without significantly altering the character of existing residential neighborhoods. Evaluation of the proposal pursuant to this title shall include consideration of the following criteria:

A. The increase of traffic which will be generated by the development;

B. The existing width and condition of streets to be affected;

C. The presence or absence of improved sidewalks;

D. Potential impacts upon the value of surrounding properties;

E. The anticipated impact upon availability of parking;

F. The existence of a particular conflict between vehicular and pedestrian traffic;

G. The street type designated by the Public Works standards. (Ord. C-1084 § 1, 2025; Ord. C-675 § 228, 2008)

Prior to the issuance of a building permit, evidence of compliance with the provisions of AHMC 17.17.100 through 17.17.250 shall be provided to the Planning Department. (Ord. C-1084 § 1, 2025; Ord. C-675 § 229, 2008)

In any PUD, the number of dwelling units per acre of land shall not exceed that permitted by the underlying zone. (Ord. C-1084 § 1, 2025; Ord. C-675 § 230, 2008)

There shall be no minimum lot size for lots used for residential purposes within a PUD. (Ord. C-1084 § 1, 2025; Ord. C-675 § 231, 2008)

FAR limits contained in the underlying zones may not be modified. (Ord. C-1084 § 1, 2025)

Each parent lot used for residential purposes shall have a minimum width of 30 feet with 30 feet minimum frontage on a public or private street. (Ord. C-1084 § 1, 2025; Ord. C-675 § 232, 2008)

Minimum setbacks of the underlying zone shall apply to exterior project boundaries. Interior yards shall be as approved on the PUD site development plan, pursuant to the following:

A. Front Yard Setback. All structures shall be set back 10 feet from front property line, or 10 feet from back of sidewalk provided: (1) all structures are located on the lot; (2) no parking may be within 10 feet; (3) the entrance to a structure intended to store vehicles may not be not be closer than 20 feet from the back of the sidewalk and must located on the lot.

B. Rear Yard Setback. Setback can be zero feet for lots adjacent to alleyways or a private or public access roadway, except, if parking or a structure which includes parking is located in the rear yard area of the lot, then the setback is 20 feet from the rear property line. Setbacks for lots which do not have an alleyway are required to be a minimum of five feet to property line.

C. Corner Side Yard Setback. Corner side yard facing a street or public way, the setback is zero feet except, if parking or a structure which includes parking is located within the side yard, then the setback is 20 feet from the side property line. (Ord. C-1084 § 1, 2025; Ord. C-675 § 233, 2008)

A maximum of 60 percent of the site may be used for building coverage, exclusive of right-of-way dedications. Building height maximums shall be consistent with those of the underlying zone. (Ord. C-1084 § 1, 2025; Ord. C-675 § 234, 2008)

Parking standards for uses in a PUD overlay zone shall be as provided in Chapter 17.21 AHMC and in the underlying zones. (Ord. C-1084 § 1, 2025; Ord. C-675 § 235, 2008)

Signage standards for uses in a PUD overlay zone shall be as provided in Chapter 17.23 AHMC. (Ord. C-1084 § 1, 2025; Ord. C-675 § 236, 2008)

A landscaping plan must be submitted with the preliminary PUD application. Landscaping standards for uses in a PUD overlay zone shall be as provided in Chapter 17.22 AHMC. (Ord. C-1084 § 1, 2025; Ord. C-675 § 237, 2008)

Storage standards for uses in a PUD overlay zone shall be as provided in Chapter 17.25 AHMC. (Ord. C-1084 § 1, 2025; Ord. C-675 § 238, 2008)

All outdoor trash, garbage, and refuse storage areas shall be screened on all sides from public view and, at a minimum, be enclosed on three sides with a five-and-one-half-foot-high concrete block, masonry wall, or sight-obscuring fence with a sight-obscuring gate for access. (Ord. C-1084 § 1, 2025; Ord. C-675 § 239, 2008)

All rooftop mechanical equipment shall be placed behind a permanent screen, completely restricted from view. (Ord. C-1084 § 1, 2025; Ord. C-675 § 240, 2008)

All utilities shall be underground unless deemed impractical because of conditions such as terrain. All changes in the utilities are subject to review by the City Planner and Planning Commission. (Ord. C-1084 § 1, 2025; Ord. C-675 § 241, 2008)

A. Within a PUD project, private and public streets are permitted consistent with the most recently adopted Public Works Standards if all the following conditions are fulfilled:

1. On-site parking shall be provided which is functionally convenient to planned dwelling units, and which is at least equal to the zone requirement plan; one-half stall per unit for guest parking;

2. One-way streets or loop streets with one access point shall serve no more than 30 units and be no more than 1,500 feet long; one-way streets shall be signed at every intersection;

3. On-street parking shall be prohibited;

4. Privately owned and maintained “no parking” or “fire lane” signs shall be required;

5. Roadway horizontals and vertical alignment shall be consistent with Airway Heights Public Works standards;

6. Assurance of permanent maintenance of private streets and parking areas shall be provided by the landowners, unless otherwise provided by a homeowners’ association through protective covenants maintained by legal means by the group or organization;

7. All areas which are to be occupied or traveled over by motor vehicles shall be paved;

8. All streets shall have sidewalks and be compliant with current ADA (Americans with Disabilities Act) regulations;

9. All streets, parking areas, and facilities shall be compliant with current ADA (Americans with Disabilities Act) regulations.

B. Drainage. A drainage plan shall be required consistent with the Airway Heights Public Works standards.

C. Pedestrian Circulation Facilities. Within PUD projects, pedestrian circulation facilities serving each unit shall be provided in accordance with the following criteria:

1. Paved with asphalt, concrete, or Portland cement;

2. Safely convenient to each dwelling unit served;

3. Functionally and safely convenient to schools and to industrial, commercial, recreational, and utility areas within or adjacent to the project, and functionally convenient to a larger pedestrian circulation system outside the PUD;

4. Width consistent with Public Works standards to accommodate the potential uses;

5. Located and designed in accordance with approval from the City Engineer; and

6. All facilities and services will be compliant with current ADA (Americans with Disabilities Act) regulations.

D. All streets, parking areas, and facilities shall be lighted. All light poles shall be made of metal.

E. All new dwelling units within a PUD shall provide access by alley or driveway subject to the standards of AHMC 17.06.095 or 17.09.095 based on the zone in which the property is located, and/or private or public streets as required by the Public Works standards. (Ord. C-1084 § 1, 2025; Ord. C-675 § 242, 2008)

A. If applicable, open space dedication shall be consistent with the dedication requirements of AHMC Title 16 Subdivisions.

B. Open space dedications do not include any storm water facilities. (Ord. C-1084 § 1, 2025; Ord. C-675 § 243, 2008)

The aforementioned development standards contained in AHMC 17.17.100 through 17.17.230 are intended to accomplish the following design criteria objectives in all PUDs:

A. Open spaces, pedestrian and vehicular circulation facilities, parking facilities, and other pertinent amenities shall be an integral part of the landscape, and particular attention shall be given to the retention of natural landscape features of the site;

B. The layout of structures and other facilities shall effect conservation in street and utility improvements;

C. Recreational areas (active and passive) shall be generally dispersed throughout the development and shall be easily accessible from all dwelling units.

D. The layout of streets and alleys shall provide for connectivity, rear alley access to properties for parking and utilities, and provide for on-street parking. (Ord. C-1084 § 1, 2025; Ord. C-675 § 244, 2008)

All developments located within the public transit benefit area requiring 20 or more parking spaces shall provide bus loading and shelter facilities if so required by the Planning Department in consultation with the Spokane Transit Authority (STA). (Ord. C-1084 § 1, 2025; Ord. C-675 § 245, 2008)