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Chapter 18.120
PLANNED UNIT DEVELOPMENT PROCEDURESSections:
18.120.010 Purpose.
18.120.020 PUD-process overview.
18.120.030 Definitions.
18.120.040 PUD-flexible lot assistance.
18.120.050 PUD-flexible lot design process – Preparation of maps, site plans and studies.
18.120.060 Flexible lot – Standards.
18.120.070 Permitted uses.
18.120.080 Permitted density.
18.120.090 PUD – Development standards.
18.120.110 Decision criteria.
18.120.120 Time limits.
18.120.130 Adjustments to a PUD permit.
18.120.140 Extension.
18.120.150 Revocation of permit.
18.120.160 Merger with subdivision.
18.120.170 PUD permit process.
18.120.010 Purpose.
The purpose of a planned unit development is to encourage the development of land as a single unit. A PUD should provide for creative, flexible and quality design. The PUD should be used in order to preserve critical and resources areas; trees and other natural features of a site; provide for active, usable open spaces; employ creative and superior site design and minimize impacts on existing infrastructure.
This chapter promotes the public health, safety and general welfare of the citizens of the city in accordance with state law and city’s comprehensive plan by establishing a flexible lot process, which will facilitate the fair and predictable development of land, maintain the current character of the city, and provide for greater flexibility in the development of residential lots. A further purpose of this chapter is to prevent the overcrowding of land, to lessen congestion in the streets and highways; to provide for adequate light and air, to facilitate adequate provision for water, sewage, storm water drainage, parks and recreation areas, sites for schools and school grounds and other public requirements; to provide for proper ingress and egress; to provide a variety of housing opportunities and commercial uses; and to maintain the quality of life of the city. (Ord. 96-06A § 7, 1996)
18.120.020 PUD-process overview.
A. All residential PUDs shall be designed consistent with the flexible lot design process and the flexible lot standards described herein. The PUD process as established by this chapter and the flexible lot design process for residential PUDs as incorporated herein provides opportunities for the identification and preservation of areas of aesthetic, environmental and or cultural significance located within the community and helps to maintain visual quality and the character of the Island. The flexible lot design methodology described herein allows for greater flexibility in the location and establishment of residential lots and associated infrastructure and is intended to provide a fair and predictable process for the development of land.
B. For the purposes of this chapter, PUDs proposed to exclusively accommodate commercial and industrial uses shall be exempt from the requirements of the flexible lot design process; provided, that they are established in strict compliance with all applicable provisions of this code. The PUD process for commercial and industrial PUDs shall be consistent with the procedures and standards established by this chapter and follows the steps described in subsection C of this section.
C. All PUD application shall follow the following steps:
1. Proposed site plan(s) and additional information for the project, as required by BIMC and Appendix A of this chapter are submitted for a preapplication consultation with the city staff members. Specific guidance on how to refine the proposed site plan to meet the requirements of the BIMC is received by the applicant from the staff members at this conference.
2. A refined proposed site plan consistent with the submittal requirements of this chapter and additional materials as required by the director are submitted for the PUD application review process.
3. An application for PUD is considered complete and is filed by the city if it satisfies the submittal requirements set forth in BIMC 18.120.100.
4. A staff report is prepared and delivered for review by the planning commission.
5. The planning commission makes recommendations to the hearing examiner.
6. The hearing examiner conducts a public hearing and files findings of fact, conclusions of law, and recommendations with the city clerk’s office.
7. The city council, at its next available meeting, reviews the application and affirms, modifies or denies the application or remands the application to the hearing examiner for further review.
8. Any person aggrieved by the decision of the council may file an appeal to the Kitsap superior court in accordance with state law.
D. A PUD application shall be reviewed under the laws in effect at the time the application is approved or disapproved. (Ord. 96-06A § 7, 1996)
18.120.030 Definitions.
The definitions in Chapter 17.04 BIMC shall apply to this chapter. (Ord. 96-06A § 7, 1996)
18.120.040 PUD-flexible lot assistance.
A. The PUD process shall provide opportunities for owners of land and their representatives to receive design assistance from the city’s staff members prior to formal submittal of an application.
B. Flexible Lot Design Handbook. A Flexible Lot Design Handbook shall be prepared by the director to assist applicants in the preparation of flexible PUD designs and application for residential PUDs. The Flexible Lot Design Handbook shall not be part of the ordinance codified in this chapter and shall contain no requirements separate from the text of this chapter. The applicant for a residential PUD is encouraged to prepare a proposed or “first draft” site plan following the steps described in the Flexible Lot Design Handbook.
C. Preapplication Consultation. A preapplication consultation shall be required prior to PUD review for all PUDs. In order to facilitate the preapplication consultation for residential PUDs, a prospective applicant shall arrange for the proposal to be reviewed by submitting copies of at least one proposed or “first draft” site plan prepared in accordance with flexible lot design methodology to the department prior to submission of an official PUD application. There shall be a fee for preapplication consultation which includes design and administrative assistance. The amount of the fee shall be established by city resolution. This fee will be credited to the applicant upon submission of a PUD application. Preapplication consultation shall not include extensive field inspection or correspondence. (Ord. 96-06A § 7, 1996)
18.120.050 PUD-flexible lot design process – Preparation of maps, site plans and studies.
The following maps, site plans and studies shall be prepared for proposed residential PUDs and shall be submitted to the city at the time of the preapplication consultation:
A. Base Map. Prepared consistent with Appendix A of this chapter;
B. Aerial Photograph. Consistent with Appendix A of this chapter;
C. Site Inventory Map. Prepared consistent with Appendix A of this chapter;
D. Proposed Site Plan. Elements of the plan consistent with the following requirements:
1. Identification of Open Space Location(s). Open space areas shall be established as required pursuant to BIMC 18.120.060. The location of open space areas on a proposed site plan shall meet the open space performance standards contained within BIMC 18.120.060(B), open space size requirements within BIMC 18.120.060(B) and the prioritization of open space features contained within BIMC 18.120.060(D).
2. Identification of Residential Homesite Locations. The location of residential homesites on a proposed site plan shall be facilitated through the use of a homesite template as a planning tool. This design methodology contributes to the timely development of alternative site configurations: reduces the potential for adverse environmental impacts; enhances opportunities for integrating meaningful open space into a project; and contributes to efficient infrastructure design. Homesite templates do not mandate lot configuration, but allow the applicant during the design phase to ensure that an adequate area has been designated to permit residential development.
a. Minimum Homesite Template – Area. To assist in preliminary planning of a residential PUD, the minimum dimension for a homesite template contained in Table I shall be used. These dimensions represent a typical minimum area required to establish a residence and or associated outbuildings exclusive of provisions for access, utilities, wastewater disposal, and storm water management. No maximum dimension has been established for homesite template size as applicable land use density regulations in conjunction with the open space requirements contained within this section will provide site-specific limitations for development coverage on a case-by-case basis. The homesite template does not include other uses of the resulting lot such as, but limited to gardens, pastures, orchards, etc.
Table I
Homesite Template
Minimum Diameter
Homesite Template
Minimum Area
50 feet
1,962 square feet
Note I: The above-referenced minimum does not include area for septic systems.
Note II: Homesite template is a planning tool and its minimum dimensions are not conditions of approval.
b. Homesite Templates – Location. Homesite templates shall be located in such a manner as to avoid placement of any portion of a template within those areas identified and graphically portrayed as “no-build” zones or areas in which development may not occur, such as but not limited to critical areas and their associated buffers, wellhead protection areas, dedicated open space. Portions of a template may include areas containing “restricted building zones” or areas in which development may occur with restrictions, such as but limited to those containing significant trees and established vegetation. Homesite templates shall not be located within any proposed individual or community wellhead protection area, drainfield, and/or reserve drainfield unless specifically approved by the health district.
c. Homesite Templates – Maximum Number. The number of homesite templates permitted for a subject property shall not exceed the maximum density provisions of the city’s comprehensive plan or the city’s zoning code. Furthermore, for those properties for which the applicant is seeking to include the area of a wetland in the density calculation, the requirements of BIMC 16.20.090 shall be satisfied. The applicant shall enter in a third party contract with the consultant and the city to retain a wetland biologist to address the requirements of BIMC 16.20.090.
d. Homesite Templates – Changed Conditions. The PUD process requires that all development shall legally conform to bulk and dimensional requirements of the code at the time of approval. Should conditions change, the location of a homesite template on a plat does not guarantee that the resulting homesite or lot will permit development, and does not waive, modify, or negate other applicable land use processes and/or building permit requirements.
Reasonable Economic Use Exception. In the case where no homesite template can be located on a subject property, the PUD shall not be permitted. Development of the subject property shall be facilitated consistent with the requirements of BIMC 16.20.090(J), reasonable economic use exception.
3. Location of Individual or Community Water Supply Systems. The location of any proposed individual or community well(s) and/or water system(s) for the subject property, and associated wellhead protection areas as required by the health district, shall be graphically indicated on a copy of the base map, or as an overlay attachment to the base map (providing that the overlay is prepared on a transparent material). Maintenance access to the proposed wellhead or water system and all areas to be cleared for a wellhead shall also be identified.
4. Location of Individual or Community Septic Systems. The location of any proposed individual or community drainfields for the subject property and associated reserve drainfields as required by the health district shall be graphically indicated on a copy of the base map, or an overlay attachment to the base map (providing that the overlay is prepared on a transparent material). Maintenance access to proposed drainfields shall also be identified.
5. Provision of Roads and Access. Roads and access consistent with the requirements of the City of Bainbridge Island Public Works Design and Procedures Manual, Appendix A of BIMC Title 17 and the requirements of this code shall be provided to all proposed lots consistent with the standards contained within this subsection. Roads and access proposed consistent with the requirements of this subsection shall be graphically indicated on a copy of the base map, or as an overlay attachment to the base map (providing that overlay is prepared on a transparent material).
The preparation of alternative configurations for all the above elements of the proposed site plan for the subject property shall be encouraged. Alternative configurations shall be graphically indicated on a copy of the base map, or as an overlay attachment to the base map (providing that the overlay is prepared on a transparent material).
E. Composite Site Plan. A composite site plan shall be prepared. Composite site plans are comprised of the assembly or printing of multiple overlay layers on the base map. The purpose of preparing a composite site plan is to help the applicant and the city determine which portions of a subject property are best suited to accommodate homesites, infrastructure, and open space areas.
1. Composite site plan(s) shall be prepared consistent with the requirements of this section for homesite placement, community water of septic location (if applicable), open space provisions, and road and accessway location.
2. The composite site plan shall be graphically indicated on a copy of the base map or as an overlay attachment to the base map (providing that the overlay is prepared on a transparent material).
F. Establishment of Lot Lines. Preliminary lot lines shall be established on the composite site plan to illustrate potential division of the subject property. Homesite template shall be clearly indicated within each lot. Lot lines shall not cross any homesite template. Preliminary lot lines are intended for review and discussion at the preapplication consultation. Subsequent to the preapplication consultation, all proposed revisions shall be made prior to application submittal for PUD. (Ord. 96-06A § 7, 1996)
18.120.060 Flexible lot – Standards.
A. Development Standards. A PUD established pursuant to the flexible lot design process shall be subject to the following development standards.
1. Minimum lot size requirements:
5,000 square feet if septic located outside of the lot (subject to Note i below).
12,500 square feet or as specified by the health district if septic located within the lot (subject to Note i and ii below).
Notes:
i. Larger minimum size may be required to accommodate development in critical areas.
ii. Larger minimum lot size may be required by the health district in order to accommodate on-site septic systems.
2. Lot setback and dimensional requirements.*
Building to Building (on-site)
Minimum 10 feet separation
Building to Exterior Property Line
Minimum 15 feet
Minimum 25 feet (R-0.4 only)
Building to Right-of-Way:
Arterial (SR 305)
Not less than 75 feet setback
Arterial (other)
Not less than 40 feet setback
Collector
Not less than 35 feet setback
All others
Minimum 15 feet setback
Building to Trail, Open Space
Minimum 10 feet setback
Minimum Lot Width
50 feet measured at the minimum lot width measurement line (for properties subject to review pursuant to the Shoreline Management Master Plan, the minimum lot width shall be 50 feet measured as required by the Shoreline Management Master Program)
Maximum Lot Coverage
The maximum lot coverage for the entire lot subject to the PUD application, as specified in BIMC Title 18.
*Excepting those buffers established pursuant to critical area review, the requirements of the Shoreline Management Act, conditioned by SEPA review, or required for public health or safety reasons.
3. All building sites shall require storm water management provisions.
B. Open space shall be established consistent with the following performance standards:
1. Open space shall be established to preserve the natural character of the city.
2. Where practical, open space shall be concentrated in large usable areas.
3. Where possible, open space shall connect to adjacent off-site open space areas and designated greenways.
4. Where possible, open space shall be designed to preserve views from off-site of the subject property, mature vegetation on ridgelines.
5. Where possible, the Island character of the roadways shall be maintained through the reduction of roadway width and the minimization of disturbance of roadside vegetation.
6. All areas identified for protection by Chapter 16.20 BIMC shall be located within designated open space.
7. The PUD shall include a buffer of existing vegetation along a property line where the land adjacent to the property line is a park or a future park in a municipal plan. The purpose of this buffer is to visually screen views of the PUD land from the park area. The buffer shall be designed to provide visual screening at all times of the year.
8. A vegetative buffer shall be established adjacent to all scenic roads.
C. Open Space Requirements. Table II contains the minimum requirements for open space areas which shall be included in all PUDs.
Table II
Zoning District
Required Percentage
of Open SpaceR-0.4
80%
R-1
60%
R-2; R-2.9; R-3.5; R-4.3
40%
D. Prioritization of Open Space Features. Table III ranks the relative desirability of different types of open space, and should be used as the basis for determining the optimum location for open space areas within a proposed project.
Table III
Priority (Ranking)
Open Space Feature
Notes
1
Critical Areas (as defined in Chapter 16.20 BIMC)
All critical areas and their associated buffers shall be preserved.
2
Existing Roadway Buffer Areas
Roadway buffer areas comprised of established mature native vegetation shall be preserved.
3
Pastures and Farmland
Pastures and farmland currently or traditionally used in agriculture should be preserved.
4
Significant Trees
Significant trees identified consistent with the standards of the landscaping ordinance should be preserved.
5
Mature Vegetation on Ridgelines
Mature vegetation found on ridgelines of community significance (as viewed from off-site) should be preserved.
6
Trails and Greenways
Trails and greenways should be preserved.
7
Native Forest and Clearings
Where possible, native forests and naturally occurring clearings should be preserved.
E. Calculation of Open Space Area. For the purposes of this chapter, the calculation of open space area shall include all common public or privately held open space areas, all provisions for the right-of-way for public roads and the easement width for private roads, storm water facilities, recreational areas, trails and greenways and areas protected consistent with Chapter 16.20 BIMC. Homesites shall not be included in determining open space area. Open space areas located on private lots and subject to open space easements and restrictions shall be included in the calculation of open space area.
F. Open Space Ownership. Ownership of regulated open space shall be established consistent with one of the following forms of ownership:
1. Private Ownership. Open space shall be established by easements, restrictive covenants, or other similar legal means; or
2. Common Ownership. Open space shall be held in common by a home or property owners association or other similar organization. For the purposes of this chapter, ownership of open space by a land trust, or other similar conservancy organization shall be considered common ownership. Should this ownership pattern be selected, appropriate covenant, conditions, and/or restriction shall be required; or
3. Public Ownership. In certain circumstances the city may choose to accept ownership of open space. Upon approval and acceptance by the city, open space shall be dedicated to the public.
G. Open Space Management Plan. An open space management plan (OSMP) shall be prepared by the applicant for review and approval by the city at the time of the application for plat approval. The OSMP shall include provisions for the periodic inspection of the subject open space by the city. The OSMP shall include the following:
1. A list of all approved uses for the open space areas. Where a variety of uses are permitted, the specific location of each use shall be depicted graphically;
2. A management plan which clearly describes the frequency and scope of maintenance activities;
3. An identification of the management entity responsible for the maintenance of the open space areas.
H. Maintenance of Open Space Areas. Open space areas shall be maintained permanently by the property owner or the property owner’s association, or the city for properties owned by the city. In the event that open space is not maintained consistent with the OSMP, the city shall have the right to provide the maintenance thereof, and bill the owner accordingly. Such bill shall become delinquent 20 days after the date of mailing, and the interest shall accrue on and after the date of delinquency at 12 percent or the rate authorized by statute, whichever is lower.
I. Landscape Standards. Landscaping shall be established consistent with the requirements of the Chapter 18.85 BIMC.
J. Roads and Access Performance Standards.
1. Roads and access shall be consistent with the following performance standards:
a. Connections to existing off-site roads which abut the subject property shall be required where practicable, except through critical areas and/or their buffers.
b. Pedestrian access onto the site shall be maximized in all proposed projects. This may be accommodated through the provision of on-site walkways, trails, paths or sidewalks which originate at the property boundary.
c. Internal pedestrian circulation shall be facilitated through appropriately sealed walkways, paths, trails or sidewalks. Special emphasis shall be placed on providing pedestrian access to proposed recreational and/or open space areas.
d. All roadways (and building sites) shall require storm water management provisions.
e. Where practical, existing roadway character shall be maintained. This may be accomplished through the reduction of roadway width (provided it is consistent with the code), the minimization of curb cuts, and the preservation of roadside vegetation.
f. “City of Bainbridge Island Engineering, Design, and Development Standards Manual” and Appendix A of BIMC Title 17.
2. Variation from Road Requirements. A variation from the road requirements and standards contained within the “City of Bainbridge Island Engineering, Design, and Development Standards Manual” and Appendix A of BIMC Title 17, and PUD standards contained within applicable chapters of the code shall be permitted if such a reduction meets the purposes of this chapter, and is approved by the city or the director, after recommendation by the city engineer and the fire marshal. (Ord. 98-20 § 13, 1998; Ord. 96-06A § 7, 1996)
18.120.070 Permitted uses.
The permitted uses shall be any permitted or conditional use in the underlying zone. In planned unit developments that include areas that encompass more than one zone, the uses permitted shall be allowed in the same proportion as the area in each zone. (Ord. 96-06A § 7, 1996)
18.120.080 Permitted density.
A. The number of dwelling units permitted in a planned unit development shall not exceed the allowed density of the underlying zone.
B. In all commercial or mixed use zones PUDs may include residential uses not to exceed the number of dwelling units permitted in the underlying zone. (Ord. 96-06A § 7, 1996)
18.120.090 PUD – Development standards.
A. The maximum lot coverage for residential projects shall not exceed the maximum lot coverage in the underlying zone. For commercial projects, the lot coverage may be increased by five percent of the lot area over the underlying zone.
B. For an application for commercial development, there shall be no minimum setbacks internal to a PUD. Setbacks along the PUD property line shall be no less than the minimum setbacks required in the underlying zone. For residential development, the setback requirements are set out in BIMC 18.120.060(A)(2). (Ord. 2004-02 § 1, 2004; Ord. 96-06A § 7, 1996)
18.120.110 Decision criteria.
A. An application for a PUD permit may be approved or approved with modifications if:
1. The PUD clearly demonstrates superior site design by incorporating as many of the following as feasible:
a. Provisions for public facilities and/or amenities;
b. Energy efficient site design;
c. Provision of affordable housing;
d. Other innovative site design exceeding code requirements;
e. Preservation of natural features;
f. Placement of structures, circulation systems and utilities that minimize the alteration of the land;
g. Provisions for a variety of building types and scale, and design to reduce the bulk of structures;
h. Site design that reduces dependency on automobiles by providing for pedestrian, bicycle and transit uses;
i. Site design that minimizes impervious surfaces; and
j. Planting and buffers that exceed required minimums;
2. The PUD provides for the protection of critical and resource areas;
3. The PUD is compatible in size, scale, mass and design with uses on adjacent properties;
4. For all PUDs containing dwelling units, at least 15 percent of the gross land area must be set aside as active open space and designed as an integrated part of the project rather than an isolated element; and
5. The PUD is compatible with the physical characteristics of the subject property;
6. Roads, streets, and access drives within and adjacent to the PUD meet all the requirements of the development standards. Appendix A of BIMC Title 17, except as provided for in BIMC 18.120.060(J)(2);
7. Adequate public services are available including water, sewer/septic, roads, including access roads, fire and storm drainage. Approval of the PUD should not adversely impact existing public service levels for surrounding properties;
8. The PUD is consistent with the goals and policies of the comprehensive plan;
9. The PUD complies with all other codes and policies of the city;
10. All significant trees within required buffer areas and outside building footprints are retained whenever feasible;
11. A perimeter buffer appropriate to the project may be required;
12. If a PUD will be phased, each phase of a proposed PUD must contain adequate infrastructure, open space, recreational facilities, landscaping and all other conditions of the PUD to stand alone if no other subsequent phases are developed.
B. If no reasonable conditions or modifications can be imposed to ensure the application meets the criteria set forth above, then the application shall be denied. (Ord. 96-06A § 7, 1996)
18.120.120 Time limits.
The PUD automatically expires and is void it the applicant fails to file for a building permit or other necessary development permits within five years of the effective date of the PUD unless:
A. The applicant has received an extension for the PUD permit pursuant to BIMC 18.120.140; or
B. The PUD approval provides for a longer time period. (Ord. 96-06A § 7, 1996)
18.120.130 Adjustments to a PUD permit.
A. Minor adjustments to an approved PUD permit may be made by the director. Minor adjustments are those that entail minor changes in dimensions or siting of structures and location of public amenities, but do not entail changes to the intensity or character of the development.
B. Adjustments other than minor adjustments to an approved PUD require an amended permit and shall be processed in the same manner as a new PUD permit application. (Ord. 96-06A § 7, 1996)
18.120.140 Extension.
The director may extend a PUD permit once for a period not to exceed one year if:
A. The extension request is received no later than 30 days prior to the expiration of the permit;
B. Unforeseen circumstances or conditions necessitate the extension of the permit;
C. Termination of the permit would result in unreasonable hardship to the applicant;
D. The applicant is not responsible for the delay; and
E. An extension of the permit will not cause substantial detriment to existing uses in the immediate vicinity of the subject property. (Ord. 96-06A § 7, 1996)
18.120.150 Revocation of permit.
A PUD permit may be revoked by final decision of the hearing examiner in accordance with BIMC 2.16.100 upon the finding of any one or more of the following:
A. That the approval was obtained by deception, fraud or other intentional or misleading representation; or
B. That the development of the subject property has not been consistent with the PUD permit. (Ord. 96-06A § 7, 1996)
18.120.160 Merger with subdivision.
The applicant may request that the city process a preliminary plat in conjunction with a PUD. Platting is required for all projects which intend to subdivide land for the sale of individual lots.
A. Procedure. The city may review and decide on a subdivision or short subdivision at the same hearing as the PUD to the extent allowed by the city and state subdivision regulations.
B. Requirements:
1. The preliminary plat must comply with the standards and criteria of Chapters 17.04 BIMC, Subdivisions, Chapter 17.12 BIMC, Short Subdivisions, and Chapter 17.16 BIMC, Large Lot Subdivisions, as appropriate, and conform to the conditions of the approved PUD.
2. There is no minimum lot size for commercial PUDs. The minimum lot size for residential PUDS is established by BIMC 18.120.060. (Ord. 96-06A § 7, 1996)
(Ord. 96-06A § 8, 1996)
18.120.170 PUD permit process.
Planned Unit Development (PUD)
Appendix A
SUBMITTAL REQUIREMENTSProcess Step
Required
Purpose
Form
Contents
Proposed Site Plan.
A. Base Map.
The purpose of the base map is to consolidate existing characteristics of the site and existing on-site conditions.
Drawn or printed on durable material (mechanically reproducible).
1. North arrow and scale;
2. Name, address and phone number of the owner of the
subject property or the authorized representative;
3. Subject property boundaries;
4. Total acreage;
5. Topography with a contour interval of no less than 10 feet (slopes which exceed 15 percent shall be identified);
6. The location of all easements (such as access, utility and/or conservation easements) located on the subject property;
7. The location and names of roads and rights-of-way, easements, bicycleways, greenways, and trails located on-site, or in close proximity to the subject property;
8. The location of all utilities (water lines or wells, sewer lines or septic systems, power and/or telephone lines) located on the subject property;
9. The location of all bodies of water (including streams, drainage course, and/or wetlands) located on the subject property, or within 150 feet of the subject property;
10. The approximate location and size of existing structures located within 100 feet of the subject property;
11. City of Bainbridge Island zoning and comprehensive plan designation for the subject property (shoreline designations shall be included if applicable);
12. Existing land uses on both the subject property (if applicable) and all adjacent properties;
13. All areas of identified historical importance located on the subject property or adjacent properties, such as structures listed on the National Register for Historic Places and the 1987 Bainbridge Island Historic Survey, as prepared by the Washington State Office of Archeology and Historic Preservation;
14. Wellhead protection areas on or affecting the subject property.
B. Aerial Photograph.
The purpose of the aerial photograph is to assist in the preparation of the base map and site inventory, and to provide guidance on existing natural and manmade conditions found on both the subject and surrounding properties.
An aerial photograph which is approximately the same scale as the base map may be obtained by the applicant from the Department of Natural Resources.
An aerial photo showing the site in a present condition.
C. Site Inventory Maps.
The purpose of the site inventory is to gather and evaluate information about the subject property and the surrounding area, and provide a graphic portrayal of areas in which development may not occur (“no-
build zones”) or may occur with restrictions (“restricted building zones”).Information identified during the site inventory shall be graphically indicated as an overlay attachment to the base map (providing that the overlay is prepared on a transparent material).
1. “No-build zones”:
a. All critical areas and their associated buffers (as defined in BIMC Title 16) located on the subject property, and, if possible, those located within 100 feet of the subject property (aerial photographs or studies prepared for adjacent properties may be used to preliminary assess off-site critical areas);
b. Wellhead protection areas on or affecting the subject property and all other easements, setbacks, or buffer areas which limit development;
c. Dedicated open space or greenway areas located on the subject property.
2. “Restricted building zones” (depicted in such a manner as to be graphically distinct from “no-build zones”):
a. Areas of significant trees and vegetation located on the subject property, or on any adjacent properties located within 100 feet of the subject property.
D. Proposed Design Elements established as required pursuant to BIMC 17.04.080, Flexible Lot Standards.
To illustrate the design proposals during the preapplication consultation with the department staff members.
Alternative configurations shall be graphically indicated on a copy of the base map, or as an overlay attachment to the base map (providing that the overlay is prepared on a transparent material).
1. Open space location(s) (prepared consistent with the process contained in BIMC 18.120.050).
2. Residential homesite location(s) and lot lines (prepared consistent with the process contained in BIMC 18.120.050).
3. Location of individual or community water supply and septic systems (prepared consistent with the process contained in BIMC 18.120.050).
4. Provision of roads and access (prepared consistent with the process contained in BIMC 18.120.050).
E. Composite Site Plan.
To help the applicant and the city determine which portions of a subject property are best suited to accommodate homesites, infrastructure, and open space areas, and to serve as the basis for preapplication consultation consistent with the requirements of BIMC 18.120.050.
Composite site plans are comprised of the assembly or printing of multiple overlay layers on the base map. The composite site plan shall be graphically indicated on a copy of the base map, or as an overlay attachment to the base map (providing that the overlay is prepared on a transparent material).
Consistent with the BIMC 18.120.050 consolidated
information of the above.
PUD Application.
Composite Site Plan and Additional Documents.
To submit the
PUD application for the city review.Map drawn on a minimum 11-inch by 17-inch paper to scale no less than one inch to 100 feet and additional documents.
Same as composite site plan and the following:
1. The legal description of the property and tax account number;
2. A complete and detailed written statement of the intended use of the land and the sequence and timing of the proposed development;
3. The terms, conditions, covenants, and agreements regarding the intended development and terms, conditions, covenants and agreements under which the property is bound;
4. An environmental checklist when required by the State Environmental Policy Act, codified at Chapter 16.04 BIMC; and
5. A statement regarding proposed dedication of trails and parks if required by Chapter 17.08 BIMC.
(Ord. 96-06A § 8, 1996)
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