This overlay zone is to provide alternative zoning regulations in industrial zones that permit and encourage design flexibility, conservation and protection of natural amenities, critical areas, and innovation in developments to those regulations found in the underlying zone. It is intended that a planned industrial development (PID) may result in a mixed use environment of higher quality than traditional single use industrial development by use of a design process that includes within the site design all the components of a mixed use neighborhood, such as open space, circulation, building types, a variety of uses, and natural features, in a manner consonant with the public health, safety and welfare. By providing an opportunity to develop or redevelop industrial zoned sites to incorporate mixed residential, commercial and light industrial uses together on the same site, open space amenities, convenient access to commercial needs and work opportunities, and efficient residential densities can be provided. A PID is not intended to provide areas exclusively for residential or commercial use in place of and to the exclusion of other uses allowed in the underlying industrial zone.

It is also intended that a PID may combine a number of land use decisions such as conditional use permits, rezones, and subdivisions into a single project review process to encourage timely public hearings and decisions and to provide for open space, commercial and residential uses that are not permitted in traditional industrial zones. The consolidation of permit reviews does not exempt applicant(s) from meeting the regulations and submitting the fees and applications normally required for the underlying permit processes.

Few heavy industrial uses are allowed in this overlay zone and then only conditionally, because of land use impacts associated with heavy industrial uses. This overlay zone provides for the opportunity to create self-contained mixed use neighborhoods with a variety of housing, commercial, and employment choices without following a standard system of public streets and lot design and with allowances for mixed use, residential and commercial developments not usually permitted in industrial zones. These types of office, commercial, residential, and light industrial uses typically involve the need for a large campus-like site with amenities suitable for mixed use developments and buffering measures to reduce the impact of large scale development on adjacent uses. While industrial and commercial uses that are devoid of any impacts detrimental to the environment are allowed, vehicle service stations with petroleum products, automobile dealerships and other land intensive uses, entertainment businesses with adult-only activities, and a variety of manufacturing, maintenance, and repair shops using hazardous materials are prohibited uses.

(Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

PIDs may be established, subject to final approval of a proposal for a specific parcel or parcels of land, in all industrial zones that do not allow residential uses and may include land that is zoned PBP. A PID shall contain a minimum of one acre.

(Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

Residential uses allowed in the RHD Zone (PAMC 17.15.020) are allowed within a PID of less than 3.44 acres; provided that, for purposes of this chapter a single-family residence may be attached to another dwelling by common walls.

A.

Adult family homes.

B.

Multi-family dwellings, apartments, duplexes, dormitories, accessory residential units.

C.

Single-family residences.

(Ord. 3548 § 17, 1/5/2016; Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

The approval of a PID may include modifications in the requirements and standards of the underlying land use regulations of the zone in which the project is located, subject to the limitations of this chapter. No approval shall include a modification, variance or waiver of the setback areas required by the underlying zones along the exterior property lines of the PID, or modification or waiver of the requirements of PAMC Title 15 Environmentally Sensitive Areas Protection, or of the requirements of the Shoreline Master Program except as provided in Chapter 173-14 WAC.

(Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

The following standards shall apply to all Planned Industrial Developments:

A.

All street and utility improvements shall be constructed to standards specified by the City of Port Angeles. Street widths may vary from widths required in the subdivision regulations, and interior circulation streets may be either public or private. Streets intended to be public must meet the minimum standards set forth in the City of Port Angeles Urban Standards and Guidelines Manual.

B.

All PIDs that include residential uses shall devote at least 30 percent of the gross area of the site to common usable open space, half of which must be used for recreational purposes and none of which will be credited in the setback areas required along the exterior property lines of the PID. LID facilities may count towards the common usable open space not required for recreational purposes. Street rights-of-way, driveways, parking lots, environmentally sensitive areas, and utility structures shall not be counted as part of the common usable open space. Common usable open space shall be maintained as an integral part of the site and may not be segregated as a separate parcel or parcels unless such parcels are to be owned by a homeowners association. Community recreation facilities and recreation structures shall be included in calculating the area devoted to common usable open space.

C.

All PIDs that include residential uses and provide common open spaces, recreation facilities, private roads, utilities, parking areas or other similar developments within the boundaries of the PID shall provide for continuous and perpetual maintenance of those common amenities of the PID in form and manner acceptable to the City.

D.

Platting shall be required for all projects that involve or contemplate the subdivision of land. Lots in a platted PID may be sold to separate owners according to the separate lots as shown in the recorded plat that is approved in connection therewith. Development of all lots within the platted PID shall be as shown in the approved PID. No further subdivision of land within the PID will be permitted unless a formal amendment to the PID is approved.

E.

Conditional use permits shall be required of all projects that involve or contemplate conditional uses that may be allowed in the underlying zone(s). No further conditional use permits, except home occupations, will be permitted within the PID unless a formal amendment to the PID is approved.

F.

For any underlying land use regulatory process that is consolidated through the PID overlay process, the criteria and development standards of that underlying land use regulatory process shall be met. Any subsequent land use decision made pursuant to an underlying land use regulatory process shall also require a formal amendment to the PID.

G.

To encourage design flexibility, conservation of natural amenities, and innovations that result in a higher quality environment than traditional development, site planning and architectural review that address the following criteria are required of all development in the PID. Where applicable, the design of a PID that includes residential uses shall accomplish the following to the greatest extent possible:

1.

Preserve unique physical features of the site including, but not limited to, creeks, wetlands, ravines, bluffs, lakes or ponds, shorelines and forest areas.

2.

Preserve scenic view corridors, both internal and external to the site.

3.

Provide recreation facilities including, but not limited to, bicycle or pedestrian paths, children's play areas and playfields.

4.

The design of all open space areas and building structures shall be compatible with and complementary to the environment in which they are placed.

H.

All PIDs shall comply with the goals and policies of the Port Angeles Comprehensive Plan.

(Ord. 3572 § 15, 12/20/2016; Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

Every PID shall be allowed the density of the underlying zone or zones in which the site is located on the portions of the site exclusive of environmentally sensitive areas. Density credits for environmentally sensitive areas protected by Title 15 PAMC shall be allowed in addition to the base density calculated for the buildable area of the site per section 15.20.070.F and section 15.24.070.F.

(Ord. 3272, 2/16/2007)

The procedure for approval of a PID shall be composed of three steps:

A.

All procedural processes are outlined in Chapter 18.02 PAMC.

B.

Final approval may only be granted after all conditions of preliminary approval have been met or bonded for by the applicant. No lots may be offered for sale prior to preliminary plat approval.

(Ord. 3742 § 5(Att. E), 12/17/2024; Ord. 3548 § 17, 1/5/2016; Ord. 3272, 2/16/2007)

Editor's note— Ord. 3742 § 5(Att. E), adopted Dec. 17, 2024, repealed § 17.31.080 entitled "Pre-application review," which derived from Ord. 3272, adopted Feb. 16, 2007.

A.

A minimum five-foot landscaping area shall be provided abutting public rights-of-way, except for approved curb cuts.

B.

All lighting on the site shall be directed or shaded so that it does not shine directly on adjoining non-industrially zoned property or on public rights-of-way.

C.

A ten-foot wide buffer zone must be maintained adjacent to all residential or commercial uses, that buffer zone shall not be used for storage, driveways, auto parking, or structures, except security fences. A visual screen, consisting of solid fencing, landscaping, or other materials, shall be provided in the buffer zone. Such a screen shall be to a height of six feet. If landscaping is used, it shall include evergreen shrubs planted to form a hedge that will reach a height of six feet within three years of the planting date. Such screen shall be maintained to a maximum height of six feet. Approved vehicle driveways to an alley and sanitation receptacles associated with mechanized collection shall not be obstructed. Clear vision triangles shall be maintained. LID features encouraged to be located as to help provide separation between industrial and residential commercial uses.

D.

All required parking areas shall include tree landscaping of at least two trees, for each group of six or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping. Vegetation within LID facilities may be used to meet landscaping requirements. The trees shall be of a type approved by the City, and be at least two-inch caliper at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with functionally compatible planters and equivalent vegetative cover may be submitted for approval by the Director of Community and Economic Development as mitigation for this requirement when site constraints deem necessary. Refer to 15.20.070.B.6 and 15.20.080.A.4 PAMC for appropriate pruning and vegetation management techniques.

(Ord. 3572 § 15, 12/20/2016; Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

The application for a PID shall contain the following:

A.

The name, location and legal description of the proposed development, together with the names, addresses and telephone numbers of the recorded owners of the land and of the applicant and, if applicable, the names, addresses and telephone numbers of any land surveyor, architect, planner, designer or engineer responsible for the preparation of the plan, and of any authorized representative of the applicant;

B.

A narrative explaining the proposed use or uses of the land and building, including, but not limited to, the proposed number of dwelling units by type, such as single-family detached, row housing and apartments; information on any special features, conditions of which cannot be adequately shown on drawings; types of commercial structures and required parking; and an explanation of any covenants, continuous maintenance provisions, and/or homeowners association for the project;

C.

A survey of the property showing existing features, including, but not limited to, total site area, contours at five-foot intervals, buildings, structures, streets, utility easements, rights-of-way, environmentally sensitive areas and existing land uses;

D.

If the site has been previously used as an industrial site where petroleum products, pesticides, or other hazardous chemicals or products were used or stored, a soil survey indicating the location and amounts of pollution on the site. When hazardous levels of pollutants are found, a clean-up or remediation plan is required;

E.

A vegetation survey of the property by either: (a) an aerial photograph of the property in a scale acceptable to the City that identifies significant groupings of trees and unusual or fine specimens of their species; or (b) a survey of all trees over 12 inches in trunk diameter measured at four feet above the ground; as determined by DCED, in those areas where improvements are proposed. General wooded areas where no improvements are proposed will require a vegetation survey containing the following elements:

1.

A mapping of the extent of the wooded areas with survey of perimeter trees only.

2.

A narrative regarding the types (species) and condition of the trees and under-story in the wooded area.

3.

Identification of trees that are unusual or fine specimens of their species.

4.

In general wooded areas where minor improvements are proposed, a survey of trees over 12 inches in trunk diameter measured at four feet above the ground will be required to a reasonable distance around the improvements.

F.

Preliminary site plans and calculations including, but not limited to:

1.

Existing and proposed contours at five-foot intervals,

2.

Location and principal dimensions of buildings,

3.

Total footprint area of buildings,

4.

Size and location of open space areas,

5.

Size and location of environmentally sensitive areas,

6.

Size and location of recreation areas,

7.

Size and location of paved areas using permeable paving systems,

8.

Landscape areas,

9.

Subdivision platting and general arrangement of lots,

10.

Density of project expressed as residential units per acre.

G.

A preliminary plat, if applicable, pursuant to Chapter 58.17 RCW and Chapters 16.04 and 16.08 PAMC;

H.

If a developer elects to obtain additional density credits, the site plan application shall contain specific information relating to the additional density credit criteria for environmentally sensitive areas of section 15.20.070, and for wetland buffer areas of section 15.24.070;

I.

Preliminary elevation and perspective drawings of project structures;

J.

A preliminary utilities plan, including fire hydrant locations;

K.

A preliminary storm drainage plan with calculation of impervious areas;

L.

A parking and circulation plan showing all means of vehicular and pedestrian ingress and egress to and from the site, size and location of driveways, streets, sidewalks, trails, and parking spaces. Any new traffic control devices required for the safety of the project must be shown;

M.

A phasing plan if the project is designed to be completed in phases.

(Ord. 3742 § 5(Att. E), 12/17/2024; Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

Editor's note— Ord. 3742 § 5(Att. E), adopted Dec. 17, 2024, repealed § 17.31.140 entitled "Routing and staff recommendations," which derived from: Ord. 3548 § 17, adopted Jan. 5, 2016; Ord. 3272, adopted Feb. 16, 2007; and Ord. 3180 § 1 (part), adopted Dec. 17, 2004.

Editor's note— Ord. 3742 § 5(Att. E), adopted Dec. 17, 2024, repealed § 17.31.150 entitled "Hearing Examiner public hearing—Scheduling and notice," which derived from: Ord. 3548 § 17, adopted Jan. 5, 2016; Ord. 3272, adopted Feb. 16, 2007; and Ord. 3180 § 1 (part), adopted Dec. 17, 2004.

The Hearing Examiner's decision on a PID shall be approval, denial, or approval with modifications or conditions in written form based upon compliance with section 17.31.050 and the following criteria:

A.

The proposed development will comply with the policies of the comprehensive plan and further attainment of the objectives and goals of the comprehensive plan.

B.

The proposed development will, through the improved utilization of open space, natural topography, densities, landscaping and integrated circulation systems, create a mixed use environment of higher quality than that normally achieved by traditional development.

C.

The proposed development will be compatible with adjacent, existing, and future developments.

D.

All necessary municipal utilities, services, and facilities, existing and proposed, are adequate to serve the proposed development.

E.

Internal streets serving the proposed development are adequate to serve anticipated traffic levels and the street system of the proposed development is functionally connected by an improved collector street to at least one improved arterial street.

F.

If the development is planned to occur in phases, each phase shall meet the requirements of a complete development. Developments of less than 3.44 acres shall not be done in phases.

(Ord. 3742 § 5(Att. E), 12/17/2024; Ord. 3548 § 17, 1/5/2016; Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

Editor's note— Ord. 3548 § 17, adopted Jan. 5, 2016, deleted § 17.31.170 entitled "City Council action—Preliminary development plans", which derived from: Ord. 3272, adopted Feb. 16, 2007; and Ord. 3180 § 1 (part), adopted Dec. 17, 2004.

Application for final approval of a PID shall be submitted within two years of development plan approval; provided that for phased PID's each phase shall have an additional one-year period for final approval; and provided further, that an applicant may apply to Community and Economic Development Department, and the Community and Economic Development Director may approve, one or more one-year extensions as deemed appropriate. The site must be under one ownership prior to final approval, and the application for final approval must be made by the owners of the entire site. The application shall include the following:

A.

A title report showing record ownership of the parcel or parcels upon which the PID is developed.

B.

Guarantee ensuring the retention and continued maintenance of common open space, recreation facilities, environmentally sensitive areas, stormwater management structures and facilities, and recreation structures. If development is to be done in phases, each phase must meet the requirements of this section.

C.

Final development plans, that shall be in compliance with the approved preliminary development plans.

D.

The final plat, if applicable, pursuant to Chapter 58.17 RCW and Chapters 16.04 and 16.08 PAMC.

E.

Development schedule for future phases.

F.

Bond or other form of security acceptable to the City in a sufficient amount to complete the project or submitted phase, as determined by the City.

(Ord. 3548 § 17, 1/5/2016; Ord. 3517 § 5, 10/21/2014; Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

Editor's note— Ord. 3742 § 5(Att. E), adopted Dec. 17, 2024, repealed § 17.31.200 entitled "Final action," which derived from: Ord. 3548 § 17, adopted Jan. 5, 2016; Ord. 3272, adopted Feb. 16, 2007; and Ord. 3180 § 1 (part), adopted Dec. 17, 2004.

The Building Division shall issue building permits for buildings and structures that conform to the approved final development plans for the PID and with all other applicable City ordinances and regulations. The Building Division shall issue a certificate of occupancy for completed nonresidential buildings or structures that conform to requirements of the approved final development plans and all other applicable City and state ordinances and regulations for such occupancies. The construction and development of all common usable open spaces, including recreational facilities, and other public improvements of each project phase must be completed before any certificates of occupancy will be issued; except when bonds or other acceptable forms of security are deposited assuring the completion of such facilities within six months of approval of final PID.

(Ord. 3272, 2/16/2007; Ord. 3180 § 1 (part), 12/17/2004)

Editor's note— Ord. 3742 § 5(Att. E), adopted Dec. 17, 2024, repealed § 17.31.220 entitled "Modifications after final approval," which derived from: Ord. 3548 § 17, adopted Jan. 5, 2016; Ord. 3272, adopted Feb. 16, 2007; and Ord. 3180 § 1 (part), adopted Dec. 17, 2004.