Chapter 16.12
PLANNED AREA DEVELOPMENT
Sections:
16.12.010 Applicability.
16.12.020 Purpose.
16.12.030 Minimum size.
16.12.040 Permitted modifications.
16.12.050 Permitted residential density.
16.12.060 Required open space and recreation facilities.
16.12.070 Multiple residential zones.
16.12.080 Binding site plan submittal requirements.
16.12.090 Project description.
16.12.100 Association documents.
16.12.110 Phased developments.
16.12.120 Required certificates and approval.
16.12.130 Recording required.
16.12.140 Expiration.
Legislative history: Ords. 86-142 and 97-406.
16.12.010 Applicability.
A. A planned area development is an alternate form of development regulation which allows for a more flexible method of developing land.
B. There are two types of planned area developments:
1. Planned residential developments (PRD) are permitted on lands zoned for residential use or residential developments in nonresidential zone districts that permit residential uses.
2. Planned commercial/industrial developments (PCID) are permitted on lands zoned for commercial or business park uses.
C. Binding site plans are required for all planned area developments including but not limited to commercial, industrial, multi-family, condominium, senior housing and retirement centers, congregate care and nursing homes. Binding site plans are not required for planned residential developments approved in conjunction with a preliminary plat.
16.12.020 Purpose.
The purpose of this chapter includes but is not limited to the following:
A. To allow for creative development equal to or superior to traditional lot-by-lot development.
B. To preserve open space, natural vegetation, watercourses, wetlands, historic buildings and places, and other community values.
C. To provide more efficient street and utility systems by clustering buildings.
D. To provide for a variety of housing types in one development with architectural design compatibility.
E. To provide integrated landscape development.
F. To provide for the integration of new development into the existing community while protecting and preserving the values of the surrounding neighborhood.
G. To provide for the site planning and regulation of nonresidential sites not requiring a subdivision for development.
16.12.030 Minimum size.
Planned commercial/industrial developments may be located on lots of any size. Planned residential developments may be located on a minimum of two and one-half acres in any zone. Planned residential developments on less than two and one-half acres may be approved provided the developer can demonstrate the preservation of a significant natural feature or amenity by the use of the planned area development process.
16.12.040 Permitted modifications.
All zoning and subdivision requirements may be modified in a planned area development in the interest of the expressed purposes above except:
A. Permitted uses;
B. Street setbacks on exterior streets in residential zones;
C. Surveying standards;
D. Engineering design and construction standards of public improvements but not including street right-of-way width; and
E. Roadway buffer/cutting preserves consistent with the streetscape element of the comprehensive plan.
16.12.050 Permitted residential density.
The number of dwelling units permitted in a planned residential development shall not exceed the density of the comprehensive plan land use designation and the zone district in which the project is located. The permitted density shall be computed as follows:
A. Determine the Net Development Area. Subtract from the gross site area all unbuildable land, publicly owned land, commercial and industrial land area and the actual percentage of the gross area devoted to the street system up to a maximum of 20 percent of the gross site area.
B. Determine the Density. Divide the net development area by the minimum lot size of the zone district or multiply by the number of multi-family dwelling units per acre permitted in multi-family zone districts.
16.12.060 Required open space and recreation facilities.
A. In planned residential developments, 20 percent of the net development area shall be established as open space and community recreation facilities. Upon approval of the planning commission, unbuildable land may be considered for inclusion in the required open space land upon a showing that such lands can and will be used for specified recreational or community purpose.
B. In planned commercial/industrial developments, street setbacks may be modified; provided, that equivalent open space is provided on the site.
16.12.070 Multiple residential zones.
If a planned residential development is proposed within two or more residential zones, the maximum number of dwelling units will be the total allowed in each zone combined.
16.12.080 Binding site plan submittal requirements.
A binding site plan shall include:
A. All information required on a preliminary plat under Chapter 16.04 MCMC;
B. The location of all proposed structures;
C. A general landscape plan indicating the location of existing vegetation to be retained, location of vegetation and landscaping structures to be installed, and the type of vegetation by common name;
D. Inscriptions or attachments setting forth the limitations and conditions of development; and
E. The provisions ensuring the development will be in conformance with the site plan.
16.12.090 Project description.
A written explanation of the design concept, planned features of the development, measures taken to meet the purposes of planned area developments, the proposed sequence and timing of development, the provisions of ownership and management when developed, and covenants or other controls which might influence the development, operation or maintenance of the planned area development shall be submitted with the binding site plan.
16.12.100 Association documents.
An outline of the documents of the owners’ association, by-laws, deeds, covenants and agreements governing ownership, maintenance and operation of the planned area development shall be submitted with the binding site plan. Planned area development covenants shall include a provision whereby unpaid taxes on all property owned in common shall constitute a proportioned lien on all property of each owner in common. The city may require that it be a third party beneficiary of certain covenants with the right but not obligation to enforce the same.
16.12.110 Phased developments.
If a planned area development is planned to be completed in phases, the site plan for each phase may be approved separately; provided, that an overall site plan is approved, that accesses and future connections with adjacent properties where applicable are approved, that utilities necessary to serve the site are installed, and required frontage improvements are constructed concurrent with each phase of development. In addition, utilities shall be extended to the boundaries of each phase of development.
16.12.120 Required certificates and approval.
Binding site plans shall include all of the certificates required for a final plat under Chapter 16.04 MCMC.
16.12.130 Recording required.
A binding site plan of a planned area development and accompanying documents, together with covenants running with the land, binding the site to development in accordance with all the terms and conditions of approval shall be recorded by the applicant with the Snohomish County auditor within 30 days of final approval.
16.12.140 Expiration.
A binding site plan shall expire unless construction is completed within five years from the date of approval.