17.50.010 - Purpose.

The purpose of the Planned Unit Development (P.U.D) option is to provide a degree of flexibility and encourage additional design creativity that may not be available under conventional standards and development approaches, provided it complies with the goals and policies of the Town of Naches Comprehensive Plan. The P.U.D. is intended to:

A.

Promote efficient use of land;

B.

Promote efficient and cost effective extension of public infrastructure;

C.

Promote a more efficient street and utility system by clustering units in order to create and encourage affordable housing, land development and maintenance costs and reduce the amount of impervious surface on the site;

D.

Encourage innovative approaches to pedestrian and vehicular circulation within the P.U.D. which are interconnected to circulation systems surrounding the subject site;

E.

Allow flexible, creative and innovative design for difficult sites which preserves existing natural characteristics of a site such as trees, watercourses, wetlands, topography, geologic features, aesthetics, historical and cultural resources and scenic qualities beyond the requirements of the code;

F.

Allow for a variety of residential product types and densities;

G.

Promote the development of affordable housing to meet the needs of a wide range of income and age groups;

H.

Allow for a compatible and complementary mix of residential and small-scale compatible nonresidential land uses;

I.

Provide appropriate onsite amenities not typically provided in conventional development;

J.

Allow the clustering of structures to preserve environmentally sensitive areas or to create open spaces for the recreational and aesthetic enjoyment of residents;

K.

Ensure a design which is compatible with the value, character, and integrity of surrounding areas that have been or are being developed under the Town of Naches Comprehensive Plan; and

L.

Ensure that minimum development standards are not reduced or modified beyond a point which is inconsistent with the purpose of this title and the intent and purpose of the standard.

(Ord. No. 648, § 1(Exh. A), 7-13-2009)

17.50.011 - Applicability.

A.

A planned unit development (P.U.D.) may only be located in the Residential Zoning Districts.

B.

Uses permitted in the P.U.D. shall be governed by the use regulations of the underlying zoning classification of the subject site, or as otherwise approved.

C.

This chapter shall not be applied to single-family residential lots incapable of further subdivision due to lot size or as a means to avoid other standards or procedures more appropriately reviewed as a variance under Chapter 17.44.

D.

Accessory incidental retail may be specifically and selectively authorized in a residential P.U.D. Permitted accessory uses, however, shall be scaled to meet only the needs of the inhabitants of the project, unless otherwise approved.

E.

The minimum project size for a P.U.D. is one-half (½) acre.

F.

To ensure complete compliance with town approval, planned unit developments shall be completed in a single phase, unless otherwise permitted by the planning commission or town council.

(Ord. No. 648, § 1(Exh. A), 7-13-2009)

17.50.015 - Application requirements.

Planned unit developments require conditional use permit authorization as specified in Chapter 17.44. Applications are processed according to the procedures described in Chapter 17.44. The application process shall specifically include the following steps:

A.

A pre-submittal meeting with the town administrator will be held first, and secondly, with the planning commission for informal review. The pre-submittal meetings are required for all P.U.D. proposals. The applicant shall then prepare concept level plans to be further reviewed by the town administrator and planning commission for conformance to the standards and purpose of this chapter, as provided for in subsection C (below).

B.

The applicant is encouraged to share concept plans with adjacent property owners, neighborhood representatives, and other stakeholders to solicit their comments and suggestions. Only after the town administrator and planning commission review of concept level plans at separate pre-submittal meetings, and the offering of such plans for public review, shall the town accept a detailed application. The neighborhood public review is not mandatory, but is recommended for all proposed P.U.D. projects. P.U.D. applications are otherwise subject to the provisions of Chapter 17.08.030, Notice of Application/Public Hearings.

C.

Each application shall comply with the minimum submittal requirements for site plan review set forth in Chapter 17.08040. Applications for developments involving subdivision shall also comply with the corresponding minimum submittal requirements set forth in Title 16.12. In addition to the minimum submittal requirements specified above, the application shall also contain; elevations of proposed buildings; proposed development standards including but not limited to land use, density, setbacks, site coverage, street and sidewalk design, building heights and plans for development of common land and amenity areas.

(Ord. No. 648, § 1(Exh. A), 7-13-2009)

17.50.020 - Types of planned unit development.

Planned unit development subdivision (P.U.D.) applies to the following types of land development:

A.

P.U.D.s which include only the sale or lease of lots with streets and common land for residential use. This type of development is administered as a "subdivision" in conformance with Chapter 16; or

B.

P.U.D.s which include only the sale or lease of condominiums. This type of development is administered as a "binding site plan" subdivision as provided under Chapter 16.24.

(Ord. No. 648, § 1(Exh. A), 7-13-2009)

17.50.025 - Minimum area for a planned unit development.

There shall be a minimum gross area for a planned unit development subdivision of at least one-half (½) acre for the parent parcel(s).

(Ord. No. 648, § 1(Exh. A), 7-13-2009)

17.50.030 - Components of a planned unit development.

A.

Common Land. All residential P.U.D.s shall contain a minimum of five percent of gross acreage as common land for the shared use of residents in the development. This common land shall be shown on the development plan and permanently dedicated to the common use. The common land shall consist of a single area of land, not separate dispersed pieces, of common land throughout the Planned Unit Development. In lieu of the minimum five percent common land requirement, the developer may make a one-time cash contribution to the Town of Naches for recreational purposes. The amount of the cash contribution is up to five percent of assessed value on all individual lots within subdivisions or five percent of the total project cost in the case of condominiums. The exact percentage cost will be recommended by the planning commission and approved by the town council. No private or individual use or right shall be assigned or permitted on common land.

B.

Property Owner's Association. P.U.D.s must include a property owner's association which is an incorporated, nonprofit corporation, to operate under recorded land agreements through which: (a) each property owner in the P.U.D. is a member, and (b) each property is subject to a charge, as determined in the property owner's association, of the expenses for the organization's activities and maintenance of common land.

C.

Common Land Improvements. Common land improvements which may be required to accomplish the P.U.D. concept may include such facilities as walkways, bicycle paths, tennis courts, golfing, play-apparatus for children, recreation hall, etc. for the benefit of the residents within the P.U.D. The common land improvements may be used by the public (outside residents) if approved by town planning commission or town council. Common land may also be used to preserve and protect natural environmental features of a site such as streams, wetlands, riparian habitat or other natural, cultural or topographical features.

(Ord. No. 648, § 1(Exh. A), 7-13-2009)

17.50.040 - Residential density and density bonus.

A.

Net Developable Area Calculation. The net developable area of a P.U.D. shall be the gross area of the subject property, less the area of streets, right-of-ways and access easements.

B.

Base Density. The development density of a parcel determined by dividing the net developable area by the minimum lot size of the applicable zone.

C.

Density Bonus. A density bonus of up to twenty-five (25%) percent of the base density (development density allowed by the minimum lot size required by the applicable zone) may be allowed if:

1.

The developer makes substantive improvements to the common land including but not limited to: facilities for active and passive recreation or community service facilities appropriate for the residents of the development, restoration of the natural environment in accordance with an approved restoration plan, or installation of extensive landscaping; or

2.

The developer provides common land in excess of fifteen (15%) percent in order to protect natural environments or cultural features. The additional common land must represent at least five percent of the gross acreage in order to be eligible for the density bonus.

D.

Dimensional Standards. Dimensional standards and street standards may vary in order to achieve clustering and common land design objectives. Such variations shall be justified based on consistency with the goals and policies of the Town of Naches Comprehensive Plan and the purpose and intent of this chapter. Variations shall be documented and become the applicable standards for the project.

(Ord. No. 648, § 1(Exh. A), 7-13-2009)

17.50.050 - Appeals.

Appeals of the planning commission recommendation will be considered by the town council at the closed record hearing. Closed record appeals will be considered by the Superior Court of Yakima, Washington, or as otherwise allowed by law.

(Ord. No. 648, § 1(Exh. A), 7-13-2009)