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Planned Unit Development (PUD) Application

The City of Ferndale's Planned Unit Development (PUD) application is based on requirements in the zoning ordinance, Article XIII. Planned Unit Development (link). Applications and plans can be submit online via this form or at City Hall as a paper copy or via USB drive. CD copies of plans and applications will not be accepted.

1. Identification

Applicant-property owner authorization

The property owner has authorized me to complete and sign this application for a Planned Unit Development on their behalf

2. Property Information

Street Address:

Sidwell Number (Parcel ID):

Legal Description:

Zoning District of the Property:

If located in the CBD (Central Business District), subdistrict:

Current Use(s):

Zoning District of Adjacent Properties to the North:

Zoning District of Adjacent Properties to the South:

Zoning District of Adjacent Properties to the West:

Zoning District of Adjacent Properties to the East:

Project Description. Provide an overview of the project (use, number of units, square feet, etc.):

3. Information Required

The applicant must submit the following information with the application in accordance with Article 13 of the Zoning Ordinance:

A list of all the deviations from this chapter must be specified as part of the application. This specification must list Ordinance provisions from which deviations are sought, justifications for those deviations and mechanisms to be used for the protection of the public health, safety and welfare.

Planned Unit Development

A legal description and street address of the subject property, together with a map identifying the subject property in relation to surrounding properties.

The name, signature and address of the owner of the subject property, a statement of the applicant's interest in the subject property if not the owner in fee simple title, or proof of consent from the property owner.

The existing and proposed zoning district designation of the subject property.

A site analysis site plan illustrating existing conditions on the site and adjacent properties; such as soil conditions, drainage patterns, views, existing buildings, any sight distance limitations and relationship to other developed sites and access points in the vicinity of the property.

A preliminary PUD plan demonstrating that the site could be developed with representative uses permitted in the requested zoning district meeting requirements for setbacks, wetland buffers, access spacing, any requested service drives and other site design factors.

A written environmental assessment describing site features and anticipated impacts created by the host of uses permitted in the requested zoning districts.

A traffic impact analysis should be provided if any use permitted in the requested zoning district could generate 100 or more peak hour directional trips, or 1,000 or more vehicle trips per day; the traffic study should contrast the daily and peak hour trip generation rates for representative use in the current and requested zoning district; the determination of representative uses shall be made by the Plan Commission with input from City staff and consultants.

A written description of how the requested planned unit development meets Section 24- 303 qualifying conditions and Section 24-304 requirements and of the Zoning Ordinance. This can be achieved by completing this application form, or can be completed separately and attached to this form along with the materials listed above.

4. Qualifying Conditions

The applicant must provide written responses to demonstrate how the proposed PUD will meet the following criteria in the areas provided or on a separate sheet (Section 24-303 Qualifying Conditions):

a. The PUD shall be planned and developed as a as a cohesive project.

b. The PUD shall be compatible with the overall goals and recommendations in the City of Ferndale Master Plan.

4c. The PUD shall result in recognizable and substantial benefits to the city overall that would not be available under the existing, underlying zoning classification. The protection of the environment, general compatibility with adjacent land uses, availability of public facilities and services and the protection of the public health, safety and welfare. Write a short narrative describing why you meet each of the community benefits listed below. If you do not meet one of the benefits, write "N/A" in the appropriate section.

(1) Preservation of significant natural features

(2) A complementary mixture of uses

(3) Sustainable building and site design

(4) Open space greenways to link to adjacent greenway corridors

(5) Transition areas from adjacent land uses

(6) Provision of affordable housing units

(7) Diversification of housing types provided in the city

(8) Preservation of historical buildings or site features

(9) Improvements to the public street system to mitigate traffic impacts or other public facility improvements to mitigate impacts of development

(10) Pedestrian and transit-oriented development.

(11) Coordinated development of multiple assembled small parcels

5. Site Development Requirements

The applicant must provide written responses to demonstrate how the proposed PUD will meet the following criteria in the areas provided or on a separate sheet (Section 24-304 Qualifying Conditions ):

a. All chapter requirements shall remain in full force except as modified under this section.

b. To encourage flexibility and creativity, the planning commission may recommend the city council grant specific deviations from the requirements of this chapter as a part of the PUD approval, provided that such deviations result in a higher quality of development.

c. Reasonable conditions may be required with the approval of a PUD, to the extent authorized by law, for the purpose of ensuring that affected public services will be capable of accommodating increased loads caused by the development, ensuring compatibility with adjacent land uses and promoting the use of land in a socially and economically desirable manner.

d. All PUD shall include landscaped open space. View requirements e1-e3 in Section 24-304 (linked above), and describe how you will meet them.

e. The capacity of City infrastructure and services sufficient to accommodate the uses permitted in the requested district without compromising the “health, safety, and welfare” of the City:

6. PUD Plan Contents

The applicant must provide written responses to demonstrate how the proposed PUD will meet the following criteria in the areas provided or on a separate sheet (Section 24-305 Review Procedures):

Within six months of review of a preliminary PUD plan, a final PUD plan shall be submitted for review that includes the following:

A complete site plan in accordance with the procedures of Article XI, Site Plan Review.

Written response to the rezoning requirements as established in Section 24-324, Criteria for amendment of the official zoning map (Rezoning).

A draft development agreement specifying the following: 1. The permitted uses within the PUD. 2. The conditions upon which the approval is based, including phasing requirements, requirements for on-site improvements and contributions to required improvements to public facilities. 3. Open space or common areas which shall be conveyed in fee or committed by dedication to an association of the property owners. As part of the final site plan approval, documentation shall be recorded establishing a homeowners association for the maintenance of the open space. 4. A program and financing for maintaining common areas and features, such as walkways, signs, lighting and landscaping. A fund shall be established for continual maintenance of the open space. 5. Assurance that trees and woodlands will be preserved as shown on the site plan, or replaced on a caliper for caliper basis. 6. Assurance that the construction and maintenance of all streets and utilities (including public water, waste water collection and treatment), recreational facilities and other improvements shall be completed. 7. Provisions for liability insurance in an amount to be determined by the city, naming the city as an additional insured. 8. Provisions including specific terms or conditions regarding the expiration or revocation of the PUD zoning.

The city shall have the authority to require other studies and materials be submitted to confirm compliance with the standards of this article including, but not limited to, traffic impact studies, market studies, environmental assessments or utility capacity analysis.

7. Completing the PUD application

The following checklist includes all documents required for the Community Development Director to declare the application complete and begin the PUD process. All items are due four (4) weeks prior to the Plan Commission meeting:

Payment in full of the required fee.

Two (2) copies of the completed application form in addition to a .pdf containing all application materials (site plan, qualifying conditions, site development requirements, etc.).

A copy of the complete legal description of the property.

Proof of property ownership.

Draft development agreement.

I do hereby swear that the information given herein is true and correct

First Name

Last Name

Choose how to sign

Draw Type

I agree to electronically sign and to create a legally binding contract between the other party and myself, or the entity I am authorized to represent.

Planned Unit Development (PUD) Application

1. Identification

Applicant Name

Applicant Address

Property Owner Name (if other than applicant)

Property Owner Address (if other than applicant)

Applicant-property owner authorization

2. Property Information

3. Information Required

Planned Unit Development

4. Qualifying Conditions

5. Site Development Requirements

6. PUD Plan Contents

Within six months of review of a preliminary PUD plan, a final PUD plan shall be submitted for review that includes the following:

7. Completing the PUD application

The following checklist includes all documents required for the Community Development Director to declare the application complete and begin the PUD process. All items are due four (4) weeks prior to the Plan Commission meeting:

I do hereby swear that the information given herein is true and correct