The intent of a planned unit development (PUD) is to permit greater flexibility in the development of residential, commercial, or manufacturing uses or some combination thereof, than is generally possible under the regulations for the various use districts. It is further intended to provide a harmonious variety of uses, a higher level of amenities, and the preservation of natural qualities and open space. A PUD may be located in any area of the city subject to the following standards and the approval of the planning commission and city council. (Ord. 1204, 2002)

When examining a PUD proposal, the planning commission shall determine:

   A.   That the development promotes clustering of individual lots;

   B.   That the design of the development provides economies in the provisions of roads and other public improvements. (Ord. 1204, 2002)

In addition to compliance with the goals and objectives of this title and those set forth in the comprehensive plan, an applicant for PUD approval shall additionally demonstrate:

   A.   The desirability of a PUD over a traditional subdivision in the specific instance in which the concept is intended to be used; and

   B.   That the PUD shall be so located with respect to major streets and highways or other transportation facilities, as to provide direct access to the development without creating traffic burdens along minor streets in residential, commercial, or industrial districts outside said PUD; and

   C.   That, upon completion, the PUD shall be so located in relation to sanitary sewers, water lines, storm and surface drainage systems and other utility systems and installations that neither extension nor enlargement of such systems will be required in manner, form, character, location, degree, scale, or timing resulting in higher net public cost or earlier incursion of public cost than would develop in a form generally permitted in the district. (Ord. 1204, 2002)

A PUD shall contain a site area of not less than:

   A.   Three (3) acres for residential development;

   B.   Ten (10) acres for residential use with subordinate commercial or light manufacturing uses;

   C.   Five (5) acres for commercial development; and

   D.   Ten (10) acres for industrial and manufacturing development. (Ord. 1204, 2002)

In a residential PUD, commercial and manufacturing uses shall be distinctly subordinate to the residential use and shall be oriented to the provision of goods and services to the residents of the development. Approval for such a combination of uses shall be withheld until building permits have been granted for at least fifty percent (50%) of the dwelling units. (Ord. 1204, 2002)

When PUDs include commercial uses, commercial buildings and establishments shall be planned as groups having common parking areas and common ingress and egress points in order to reduce the number of potential accident locations at intersections. (Ord. 1204, 2002)

The plan of the project shall provide for the integrated and harmonious design of buildings, and for adequate and properly arranged facilities for internal traffic circulation, landscaping and such other features and facilities as may be necessary to make the project attractive and efficient from the standpoint of the adjoining and surrounding noncommercial areas. (Ord. 1204, 2002)

All areas designed for future expansion or not intended for immediate improvement or development shall comply with section 17.08.400 of this title. (Ord. 1204, 2002)

PUDs may include manufacturing uses if it can be shown that the development results in a more efficient and desirable use of land.

   A.   Manufacturing uses and parcels shall be developed utilizing landscaping and existing woodlands as buffers to screen lighting, parking areas, loading areas or docks and/or outdoor storage of raw materials or products. A planned manufacturing area shall provide for the harmony of buildings and a compact grouping in order to economize in the provision of such utility services as are required. Thoroughfares shall be kept to a minimum throughout a planned manufacturing area in order to reduce through traffic.

   B.   If the project is located adjacent to any residential uses, a buffer yard consisting of trees, shrubs or fences may be required. All intervening spaces between the right of way line and project building line and intervening spaces between buildings, drives, parking areas and improved areas shall be landscaped with trees and plantings and property maintained at all times. (Ord. 1204, 2002)

A PUD shall be essentially independent and contained. It shall be physically disassociated from surrounding properties with different uses. Terrain orientation of streets and highways, woods, or rivers may serve to create such a disassociation. (Ord. 1204, 2002)

Underground utilities, including telephone and electrical systems are required within the limits of the PUD. (Ord. 1204, 2002)

The arrangement, type, extent, width, grade, and location of all streets within the PUD shall conform to the city design standards and shall be further considered in relation to:

   A.   Traffic conditions on existing streets;

   B.   Topographical conditions;

   C.   Public convenience and safety;

   D.   Circulation patterns within the boundaries of the development;

   E.   The layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives and walkways. (Ord. 1204, 2002)

A PUD may include site availability for needed public services not otherwise provided for. Such provisions may include, but are not limited to, school sites, utilities, and parks and recreation areas. (Ord. 1204, 2002)

A PUD shall comply with the provisions established in this title having reference to the form and presentation of preliminary and final plat. In addition, the following information shall be submitted:

   A.   Description of open space, recreational facilities, roads and other facilities proposed to be under common ownership.

   B.   A copy of any proposed covenants.

   C.   Proposed type(s) of ownership(s) upon completion of development.

   D.   A copy of the community association agreement, describing provisions to assure permanence of open space and other facilities held in common ownership.

   E.   A development plan which calls for a development time of eighteen (18) months or less for street and utility improvements, and outlines a schedule of the completion time for required public improvements; and includes a plan on the financial mechanism to construct and to continue to fund the upkeep of these improvements. The city reserves the right to require financial guarantees of these improvements per subsection 16.28.020C of this code.

   F.   Such additional information as may have been required as a result of the preplat conference or information deemed necessary by the planning commission or city engineer. (Ord. 1204, 2002)