Encourage imaginative design and the creation of permanent open space by permitting greater flexibility in zoning requirements than is generally permitted by other chapters of this title;

Preserve or create environmental amenities superior to those generally found in conventional developments;

Create or preserve usable open space for the enjoyment of the occupants;

Preserve to the greatest possible extent the natural characteristics of the land, including topography, natural vegetation, waterways, views, etc.;

Encourage development of a variety of housing types;

Provide for maximum efficiency in the layout of streets, utility networks and other public improvements;

Encourage utilization of "passed over" lots in mature neighborhoods;

Allow development of land with physical constraints, while at the same time preserving the natural characteristics of a site, including topography, native vegetation, wildlife habitat, environmentally sensitive areas and other natural amenities of value to the community.

Specific Types Permitted. In a planned unit development, the following uses are permitted; provided, that they meet the standards and criteria established in this title:

Other or Related Uses Permitted. Other or related uses permitted include:

Zoning Requirements.

Platting Requirements. A PUD shall be exempt from the specific design requirements of the subdivision ordinance, except that when any parcel of land in a PUD is intended for individual ownership, sale or public dedication, the platting and procedural requirements of the subdivision ordinance and applicable state laws pertaining to the subdivision and conveyancing of land and the preparation of maps shall be followed.

Public Hearing Required. Preliminary applications for PUD shall require a public hearing before the planning commission with notice thereof to be given as provided in Chapter 20.02 CMC.

Preapplication Conference. For the purposes of expediting applications and reducing development costs, the city of Centralia requires a preapplication conference. This meeting will provide input from relevant department staff regarding requirements needed for a proposed project. This approach offers a forum where information can be shared about the site and staff can guide the applicant through specific requirements prior to developing a detailed site plan.

Minimum Lot Size. The minimum permissible size for a residential lot permitted through the use of the incentives allowed in this chapter shall be four thousand square feet.

Setbacks from the exterior boundary line of the planned unit development (PUD) area shall meet the building setback standards of the underlying zoning district. In no event shall such setback be less than twenty feet.

Setbacks or Side Yards Between Buildings.

Minimum Porch Size. All residential structures are required to have a covered porch. The minimum size of a covered porch for a residential structure shall be eight feet in depth and ten feet in length or eighty square feet total.

Building Height. The height limit of the underlying zoning district shall apply.

Commercial uses in a residential PUD are subject to site plan review procedures and shall be provided for in the original, finally approved version of the PUD application for the development within which the commercial use is to be integrated. "Original," as used in this subsection, refers to the PUD application as it existed at the time of its final approval by the city council.

Construction of at least fifty percent of the residences in the PUD must be completed before any building permits will be issued for the construction of commercial uses.

Open space requirements shall be as follows:

Land Area and Dwelling Unit Computations. Open space, street area, etc., are computed as follows:

Landscaping Required. All common open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the city council. Natural landscape features which are to be preserved, such as existing trees, drainageways, rock outcropping, etc., may be accepted as part of the landscaping plan; such natural features contribute to the attractiveness of the proposed development.

One tree, either an eight-foot evergreen or two-inch caliper deciduous per housing unit will be required to be planted outside of the rights-of-way and at a minimum of five feet from sidewalks and any property lines. (Exceeding mandatory code requirements in Chapter 20.50 CMC.)

Innovative Residential Development. Up to a maximum of a two percent density bonus.

Affordable Housing.

Public Recreation Facilities (Exceeding Mandatory Code Requirements). Up to a maximum of a six percent density bonus. Items for consideration in meeting this criterion are to develop and equip significant recreational areas designed in such a way as to encourage outdoor activities within the common open space with such features as, but not limited to, playgrounds, ballfields, pickleball courts, basketball/volleyball courts, skate parks, swimming pools, tennis courts, bike or pedestrian path systems, community gardens or a community building. Items in this criterion are meant to serve the general population of the development and should be aimed as an amenity for the majority. To qualify, the improvements must be maintained by a homeowners' association and be written up in their bylaws to be maintained for the life of the project.

Preservation of Open Space and Natural, Historical and Cultural Features (Exceeding Mandatory Code Requirements). Up to a maximum of a one percent density bonus. Items for consideration in meeting this criterion are substantial retention of natural groundcover, brushes and trees; minimum disturbance of wildlife habitat; preservation of unique historical or cultural features; dedication to the city of land within the city's potential park or open space areas and corridors as designated in the comprehensive plan and as shown on the land use map; and preservation of air, sunlight and scenic resources. To qualify the open space area must be over one-half acre in size and be deeded as open space in perpetuity.

Landscaping the Outer Edge of the On-Site Drainage Retention Facility (Exceeding Mandatory Code Requirements). Up to a one percent density bonus. Landscaping of the outer edge of the on-site drainage retention facility must be in accordance with Chapter 18.10 CMC. The drainage basin or on-site retention facility must be over one-half acre in size to qualify.

Public Service and Facility Availability (Exceeding Mandatory Code Requirements). Up to a maximum of a one percent density bonus. Items for consideration in meeting this criterion are to provide significant access to a lake, river, stream or other natural water body for the general public; public schools; public parks or other public facilities and/or sites; nonexclusive bicycle and pedestrian pathway systems, public transportation and arterial access to the site; and modified site design for special needs residents to situate or cluster uses within a reasonable distance of fire and police protection, medical, shopping, church and other such amenities. To qualify, the area must be approved and deeded to the city as an open space area or a public facility.

Energy Efficiency (Exceeding Mandatory Code Requirements). Up to a maximum of a one percent density bonus. Items for consideration in meeting this criterion may include preservation of solar access; south orientation with added glazing for inhabited structures; the use of landscaping and topography for windbreaks and shading; common wall constriction; transportation management strategies, including transportation demand management (TDM) strategies; the implementation of energy-saving programs as successfully applied in other jurisdictions; the use of solar energy systems either passive or active for heating and/or cooling; energy-conserving design of roadways and other structures; and higher insulation levels. The efficacy of all proposed energy efficiency techniques and strategies must be supported by an analysis prepared by professionals with demonstrated expertise in the engineering, sustainability and/or environmental design field or be in conformance with adopted standards found in existing energy-saving programs. In addition, all proposed techniques and strategies must identify anticipated energy savings as compared to conventional development.

Mixed Use Development (Commercial and Residential Projects). Up to a maximum of a two percent density bonus. Items for consideration in meeting this criterion may include a convenience store, espresso stand, day care facility, multiple small retail spaces, beauty/barber shops and/or similar personal services. Items within this criterion are to be designed and used to meet the needs of the residents within the subdivision. To qualify for this criterion, ten percent of the net land area must be used for commercial purposes.

Other suitable items believed by the city to be worthy of consideration may also be included as bonus density criteria; the city council determines the percentage after recommendations from the site plan review committee and the planning commission.

Who May Apply. Any owner or group of owners of property acting jointly, or a developer authorized to act as agent for an owner or group of owners, may submit an application for PUD development.

Review Procedure. All PUD applications shall be reviewed by the site plan review committee who shall submit comments and a recommendation to the planning commission. The planning commission shall conduct a public hearing and forward a recommendation to the city council for approval or denial of the preliminary PUD development plan.

Vicinity sketch showing the location of the site and its relationship to surrounding areas, including existing streets, driveways, major physiographic features such as railroads, lakes, streams, shorelines, schools, parks and other prominent features;

A map or maps of the site at a scale not smaller than one hundred feet to the inch, showing all the information required for a preliminary plat plus the following:

In addition to the graphic materials, the developer shall submit a written statement providing the following information:

Applicant will also provide a sample of the covenants, conditions and restrictions (CC&Rs) and/or restrictive covenants, incorporation papers and bylaws of homeowners' associations.

An application for final review and approval may be filed for part of a PUD area for which preliminary approval has been granted by the city council. A final plan for a part of a PUD shall provide the same proportion of open space and the same overall dwelling unit density as the overall preliminary plan.

If that portion of the PUD for which final approval is requested does not provide such open space, the developer shall file in escrow a quitclaim deed in favor of the city for such additional land area adjacent and accessible to the site, and of sufficient size to provide the open space required to meet the standards of this title. In the event that the developer abandons the remaining portions of the PUD, the escrow agent shall deliver the quitclaim deed to the city or to such other public or private entity as the city may direct.

Note: Final approval of a PUD development plan shall not be construed to be final plat approval. Plat approval is a separate action and shall be in compliance with state and local subdivision and platting regulations.

The applicant shall submit at least two physical copies and one digital copy of the final development plan of the proposed development to the building department for its review. The final development plan shall comply with the conditions imposed on the preliminary development plan. In addition, if the development is being subdivided, the documents and information required of regular plats as required by the subdivision ordinance must be submitted. The plan shall include the following:

No final development plan shall be deemed acceptable for filing unless all of the preceding information is submitted in accurate and complete form sufficient for the purposes of building department review. After receiving the final development plan, the building department shall route the same to all appropriate city departments, and each department shall again submit to the building department comments and recommendations.

If the city departments determine that the final plan conforms fully with all applicable regulations and standards, the final development plan shall be presented to the city council for final approval.

Minor adjustments may be made and approved by the enforcing official when a building permit is issued. Minor adjustments are those which may affect the precise dimensions or siting of buildings, but which do not affect the basic character or arrangement of buildings approved in the final plan, nor the density of the development or the open space requirements. Such dimensional adjustments shall not vary more than ten percent from the original.

Major adjustments are those which, in the opinion of the enforcing officer, substantially change the basic design, density, open space or other requirements of the planned unit development. When, in the opinion of the enforcing officer, a change constitutes a major adjustment, it must be reviewed at a public hearing before any permits are issued.

Construction of the PUD project shall begin within one year from the date of the final approval of the plan.

An extension of time for beginning construction may be requested in writing by the applicant, and such extension not exceeding six months may be granted by the council. If construction is not begun within one year or within the time for which an extension has been granted, the plan shall be considered abandoned, and the development of the property shall be subject to the normal requirements and limitations of the underlying zone and the subdivision ordinance.