(1) Encourage development that enhances the quality of life while protecting the health, safety, welfare and access of residents;

(2) Increase housing supply and the choice of housing styles available in the community;

(3) Preserve to the greatest extent possible the existing land forms and natural vegetation and minimize adverse effect on sensitive environmental areas;

(4) Promote high-quality design and aesthetics;

(5) Lessen development impacts on adjacent areas through site design and necessary mitigation measures; and

(6) Provide guidelines for development of planned unit developments. [Ord. 4481 § 1, 2020; Ord. 3354 § 2, 1999; Code 1970 § 25.62.010.]

(1) The street system of a proposed planned unit development shall be designed to connect with existing, proposed, and planned streets outside of the proposed site;

(2) Planned streets shall connect with surrounding streets to permit the convenient movement of vehicles and to facilitate emergency access and evacuation; and

(3) The perimeter of the PUD shall be so designed as to minimize any adverse impact on adjacent properties. [Ord. 4481 § 1, 2020; Ord. 3354 § 2, 1999; Code 1970 § 25.62.040.]

(1) 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 long plat procedures of PMC Title 21;

(2) 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 PMC 12.04.100 are waived in a PUD;

(3) 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 set back 20 feet from the property line;

(4) Density Requirements. A minimum and maximum density requirement shall be established for each land use identified in the Comprehensive Plan. The density requirements are provided in the table below:

(5) Density Bonus. The Hearing Examiner may authorize a density not more than 20 percent greater than what is otherwise permitted of the underlying land use, following findings that the amenities or design features which promote the purposes of this chapter are clearly identified and provided;

(6) Amenities and Open Space Requirements. The PUD shall provide not less than 15 percent of the gross land area for common open space. Common open space shall be accessible to all owners or tenants of the development at the time of final approval. Open space shall be provided for active or passive recreational activities and for the preservation of existing natural site amenities whenever possible. Maintenance and operation of the open space shall be the responsibility of the property owner(s) or homeowners association.

(7) Lot Requirements. Minimum lot areas, lot dimensions, building heights, lot coverage and yard requirements shall be as established on the approved development plan;

(8) Setbacks between Buildings. A distance between all structures shall at a minimum comply with the standards prescribed by the most current edition of the International Building and Fire Codes as adopted by the City Council;

(9) Public Street Standards. Public street standards, as identified in PMC 21.15.020, shall apply;

(10) Private Street Standards. Private streets require the authorization of the Community and Economic Development Director and may only be permitted if the applicant can demonstrate that the minimum density as identified in subsection (4) of this section cannot be achieved without a modification to the public street standards. Justification must include alternative layouts. Private street improvements for a PUD shall meet the standards for local access roads, at a minimum, with the exception being that sidewalk must be present on at least one side and on-street parking must be present on one side. This will result in a roadway section, with curb and gutter, that measures 31 feet back-to-back of curb. Storm water facilities must be able to treat and retain all storm water on site without any runoff entering City of Pasco right-of-way;

A PUD improvement will not be allowed where the property owner does not control both sides of the proposed roadway;

(11) Utility Improvements. Water, sewer and irrigation (if applicable) improvements shall be required at the time the property is developed and shall be required for all properties. Water and sewer utilities shall be extended through the length of the property being developed. The design and construction of water and sewer utilities shall conform to the construction standards as prepared by the City Engineer. To the fullest extent possible, City utilities shall be located in the roadway prism. Adequate easements must be provided for all utilities as determined by the City Engineer;

(12) Guest Parking. Guest parking shall be provided when on-street parking is not constructed. A minimum of one guest parking stall per 10 dwelling units, and a maximum of one per six dwelling units, is required. All guest parking shall be clearly identified with signage and striping; and

(13) Residential Design Standards. See PMC 25.165.100. [Ord. 4481 § 1, 2020; Ord. 3731 §§ 20 & 21, 2005; Ord. 3354 § 2, 1999; Code 1970 § 25.62.080.]

(1) Who May Apply. Any owner or group of owners of contiguous property acting jointly may submit an application for a PUD.

(2) Pre-application. Prior to the acceptance of an application for PUD approval, a pre-application 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 pre-application conference is to acquaint the applicant with various code requirements affecting PUD districts.

(3) Application. The applicant shall file a PUD district application for preliminary plan approval with the Planning Division. All applications will be processed in accordance with the provisions of Chapter 25.210 PMC. The application shall be accompanied by the following:

(4) Preliminary Plan. The preliminary PUD district plan shall indicate or include the following:

(5) Public Hearing Before the Hearing Examiner. Following a public hearing, the Hearing Examiner 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 ensure 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:

(1) Vicinity map;

(2) A detailed site plan in conformance with the approved preliminary plan showing land uses and vehicular and pedestrian access and circulation;

(3) Boundary survey of the entire property or the development phase;

(4) Construction specification for streets and pedestrian ways, including a typical roadway section showing location of all utilities;

(5) Location and height of all buildings indicating either the dimensions or the limits within which buildings will be constructed;

(6) Preliminary engineering plans for water, sewer, storm drainage, electric power, telephone and gas;

(7) Preliminary subdivision plat if the property is to be subdivided;

(8) Landscape plans for open space, common areas, streets, pedestrian ways and recreational facilities;

(9) Location, arrangement and dimensions of parking facilities and loading areas;

(10) Preliminary architectural plans and elevations of typical buildings and structures; and

(11) Covenants, property owner agreements or other provisions that will govern the use, maintenance and perpetual care of the PUD and all of its open space and property held in common. [Ord. 4481 § 1, 2020; Ord. 4433 § 3, 2019; Ord. 3354 § 2, 1999; Code 1970 § 25.62.120.]

(1) Major changes in the approved final development plan shall be considered as a new application for preliminary approval. Major changes include:

(2) The Planning Division may approve changes in the development plan that are minor in nature and are consistent with the approved plan. [Ord. 4481 § 1, 2020; Ord. 4433 § 4, 2019; Ord. 3354 § 2, 1999; Code 1970 § 25.62.140.]