Chapter 18.84
PLANNED RESIDENTIAL DEVELOPMENT (PRD)
Sections:
18.84.010 Purpose.
18.84.020 Application.
18.84.030 Acreage requirements.
18.84.040 Permitted uses.
18.84.050 Initiation of application for PRD.
18.84.055 Repealed.
18.84.060 Submittal requirements for a PRD.
18.84.070 Review stages of a PRD.
18.84.080 General requirements for PRD.
18.84.090 Procedures for preliminary development plan review.
18.84.100 Time limitations of preliminary development plan approval.
18.84.110 Hearing of development plans concurrent with other applications.
18.84.120 Decision criteria for preliminary development plan approval.
18.84.130 Final development plan review and approval.
18.84.140 Developable acreage for calculation of dwelling unit base density.
18.84.150 Bonus provision.
18.84.155 Repealed.
18.84.160 Establishing the total number of permitted units.
18.84.170 Flexibility provisions of PRD.
18.84.180 Phased development.
18.84.190 Requirements for filing a final PRD.
18.84.200 Encumbrances by assignment of funds.
18.84.210 Minor adjustments.
18.84.010 Purpose.
The purpose of this chapter is to implement the goals and policies of the Monroe comprehensive plan by promoting creativity in site layout and design, allowing flexibility in the application of the standards for residential development to protect and enhance environmental features, and provide other public benefits. This chapter provides performance criteria to encourage flexibility in the choice of the types of living units available to the public through a discretionary planned residential development (PRD) process. The PRD is an alternative to the traditional approach to subdividing property, allowing for variety in plat design and building type, while incorporating additional open space requirements and provision of recreational facilities in exchange for density bonuses. The PRD process provides mechanisms that allow the city to achieve:
A. The preservation of open space, natural vegetation, watercourses, historic buildings and places, and other features of value to the community.
B. Efficient street and utility systems by clustering of structures.
C. Integrated design of landscape with sensitive areas.
D. Integration of new development into the existing community while protecting and preserving existing neighborhoods and sensitive areas.
E. Repealed by Ord. 024/2009.
F. Repealed by Ord. 024/2009. (Ord. 024/2009 § 7; Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.020 Application.
A PRD is permitted within the MR 6,000, UR 6,000, UR 9,600, R-4 and SR 15,000 residential zoning districts. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.030 Acreage requirements.
The minimum site area of a PRD shall be three acres. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.040 Permitted uses.
Permitted uses are those permitted, accessory and conditional uses as set forth in the underlying zoning district. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.050 Initiation of application for PRD.
The property owner(s) may file for a PRD. The city may require the filing of a PRD as a condition of a rezone of property or properties. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.055 Predevelopment/preapplication conference.
Repealed by Ord. 033/2008. (Ord. 033/2007 § 1)
18.84.060 Submittal requirements for a PRD.
The application must be filed on forms furnished by the city. An application for a preliminary PRD and development plan shall contain the following (verify the number of copies/sets of each of the following items for submittal with the permit department prior to submittal):
A. Completed and signed application form;
B. Site plans, which must be drawn and signed by a licensed surveyor in accordance with the Survey Recording Act and must include (if applicable) both existing boundary lines (bearing and distance) and proposed boundary line changes, all easements and other encumbrances occurring within the affected lots, drain field, building footprints, building setbacks, and all other pertinent setbacks. The preliminary development plan shall include:
1. Conceptual utility plan showing proposed location of water, sewer and other utilities;
2. Conceptual site plan showing location of all proposed lot boundaries, common area tracts, open space tracts, public and private streets, park/recreation facilities, and including topographic contour lines at maximum five-foot intervals;
3. Natural features plan showing the location of all environmentally sensitive areas and their buffers;
C. SEPA (environmental) checklist;
D. Current title report (current is dated within thirty days of submittal);
E. Repealed by Ord. 033/2008;
F. Vicinity map eight and one-half inches by eleven inches or eleven inches by seventeen inches;
G. Set of plans reduced to eight-and-one-half-inch by eleven-inch or eleven-inch by seventeen-inch sized paper;
H. Soils report;
I. Storm drainage report including calculations;
J. Wetland delineation/mitigation plan (if applicable);
K. Preliminary landscape and irrigation plans;
L. Traffic analysis, as directed by the city engineer;
M. Other requested information specific to the application as required by the community development department.
N. Required filing fees shall be paid and the application shall be completed before processing of the application may begin. Filing fees are established by the city council through the most recent fee resolution.
O. Upon submittal of a complete application, the city may require a consultant for professional services in accordance with MMC 3.34.040. The consultant shall review the PRD design and prepare a written report to the director, or his designee, summarizing the proposal’s compliance and/or noncompliance with all applicable standards. (Ord. 033/2008 § 6; Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.070 Review stages of a PRD.
Review and approval of a PRD shall include the following steps:
A. Preliminary PRD and Development Plan. Following submittal and certification as a complete application, a preliminary PRD shall be scheduled for a public hearing before the hearing examiner. Following the public hearing, the hearing examiner shall forward a recommendation to the city council, in accordance with MMC 21.50.030. Upon receipt of the hearing examiner’s recommendation, the city council shall schedule a date at which it shall consider the recommendation, in accordance with MMC 21.50.050. A city council decision on the hearing examiner’s recommendation shall include one of the following actions:
1. Approve as recommended;
2. Approve with conditions. All new or modified conditions imposed by the city council on a recommendation by the hearing examiner must be based on the record developed at the public hearing;
3. Modify, with or without the applicant’s concurrence; provided, that the modifications do not:
a. Enlarge the area or scope of the project;
b. Increase the density or proposed building size;
c. Significantly increase adverse environmental impacts as determined by the responsible official;
4. Deny (reapplication or resubmittal is permitted);
5. Deny with prejudice (reapplication or resubmittal is not allowed for one year);
6. Remand for clarification of the evidence or findings; provided, that in any matter that is before the city council on a closed record, no new evidence shall be admitted in any remanded proceeding.
7. The requirements of RCW 58.17.100 through 58.17.120 shall be applicable to the decision of the city council.
B. Final Development Plan. Following preliminary approval of the PRD, the applicant shall submit a final development plan which includes all required construction and utility plans. The final development plan shall be reviewed by city departments. If the final development plan is approved or modified, the applicant may initiate construction. If the plan is denied, the applicant may submit a new final development plan for review.
C. Final PRD Application and Map. Upon completion of required improvements or upon submittal of financial guarantees as required by the city engineer, and completion of all necessary inspections, a final PRD application and map shall be submitted for review and a decision by the city council. The city council shall schedule a date at which it shall take action on the final PRD. The city council shall approve or deny the PRD. In the event the final PRD is denied, the applicant may resubmit a final PRD for review by the city council. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.080 General requirements for a PRD.
The requirements of a planned residential development area are as follows:
A. Each PRD shall provide a minimum dedication of park and recreational usable open space within the PRD as shown in Table 1.
|
Zoning District |
Minimum Lot Size |
Minimum Lot Size Within a PRD |
Dedication of Park and Recreational Usable Open Space per Base Dwelling Unit Within a PRD |
|---|---|---|---|
|
SR 15,000 |
15,000 |
10,000 |
1,125 |
|
UR 9,600 |
9,600 |
6,000 |
975 |
|
R-4 |
7,500 |
4,500 |
900 |
|
UR 6,000 |
6,000 |
3,700 |
675 |
|
MR 6,000 |
4,000 |
2,500 |
600 |
B. A bonus shall be granted for such park and recreational open space retention and development as provided under MMC 18.84.150. All of the park and recreational open space land for which a bonus is obtained shall be exclusive of critical areas and their buffers required to be preserved under Chapter 20.05 MMC. Where critical areas and their buffers are included in the open space areas dedicated within a PRD, a separate calculation shall be provided for the park and recreational open space area, exclusive of critical areas and their buffers, for determination of compliance with the minimum park and recreational open space requirement.
C. In addition to the park and recreational open space dedicated under subsection (A) of this section, within each PRD, additional open space for recreational opportunities may be provided. The value of such open space land may be applied towards the total park mitigation fee as a credit. The dedication of such park and recreational open space land shall be subject to prior city approval. Land value used as a credit towards park mitigation shall not be applied towards the park and recreational open space bonus provided under MMC 18.84.150.
D. A PRD shall provide mitigation for impacts to the city’s park and recreation system in accordance with Chapter 20.10 MMC.
E. As part of the review of a final PRD, the city shall review the proposed homeowners’ association bylaws to ensure they provide for sufficient assessments to assure the retention and continued maintenance of all open space and recreation areas. In addition, the city may require a reasonable performance or maintenance assurance device.
F. The city may permit an increase of building heights for buildings or structures in the interior of a PRD in exchange for a reduction of building heights for buildings or structures near the perimeter of a proposed site; provided, that such an increase does not unreasonably impair the scenic views in the surrounding area.
G. Housing Standards. Housing standards shall require the mixing of housing styles to eliminate repetition in block/street frontage and housing design, as follows:
1. Buildings shall include modulation along the building facades visibly facing public rights-of-way, private access driveways and roads, and private yards.
2. All residences shall be provided with a covered main entry porch to create a private outdoor space protected from the weather and provide a transition from the interior private residential space to the semi-private outdoor space. Covered porches shall be usable both in design and dimension. All residential covered main entry porches shall have a minimum floor area measuring sixty square feet in size, having a minimum dimension of not less than five feet in any direction (length or width).
3. Housing development structures shall be provided with substantial uniform exterior trim elements. Roofs shall have eaves to efficiently shed rain and provide rain protection for exterior walls.
4. Horizontal facades longer than thirty feet shall be articulated into smaller units of the residential scale. At least two of the following methods shall be included:
a. Distinctive roof forms and wall forms or elements.
b. Changes in materials or patterns.
c. Windows shape, trim, pattern and/or details.
d. Color differentiation.
e. Recesses/offsets/cantilevers.
f. Architectural features (bays, Bombay windows and awnings or lower roofs).
5. A minimum of fifteen percent of the total window area permitted by the Washington State Energy Code shall be provided in building facades facing streets.
6. Window and door trim with a minimum width of three and one-half inches shall be provided on all housing development structures.
7. Structures shall incorporate pitched roof forms having slopes between 2:12 and 15:12 or greater (not applicable to porches and dormers). Flat roofs with parapets shall also be allowed. Gables or other roofline variations (i.e., parapets, second roof, dormers, etc.) facing the street are encouraged. Dormers, chimneys, bay windows and other architectural features may be incorporated to break up long lengths of roof.
8. Air conditioners, heating, cooling, ventilating equipment, pumps and heaters and all other mechanical devices shall be screened from surrounding properties and streets.
9. Variations in adjacent building height, side, rear and front yard setbacks are encouraged.
10. Building design and layout shall minimize the impacts on natural features of the site where possible.
11. Duplex dwelling units must have single unit, ground level front access either on different sides of the building or use staggered front yard setbacks.
12. When garage doors are facing the street or private driveways, they shall be set back at least twenty feet from the property line or sidewalk or edge of pavement of private street. The garage shall be set back a minimum of four feet from the face of the main structure. Where alley access is available or is provided within the development, vehicle access shall be from the alley with no curb cuts on the fronting street.
H. Street and Site Design Standards. All PRDs should fulfill the standards set forth in the city of Monroe public works and construction standards.
1. Mailboxes shall be clustered in convenient locations and shall be designed using architectural features such as peaked roofs over mailboxes. Locations shall be approved by the local U.S. Postmaster and the city engineer.
2. Housing developments shall be designed to minimize lighting and to meet the following lighting standards:
a. To reduce overall energy consumption and eliminate unneeded lighting, exterior lighting installations shall include timers, dimmers, sensors, or photocell controllers that turn the lights off during daylight hours or hours when the lighting is not needed.
b. Exterior lighting installations shall be designed to avoid harsh contrasts in lighting levels.
c. Light heads for parking lots and display area light fixtures shall not have bulbs or reflectors that project below the bottom rim of the fixture unless shielded by a softening diffuser.
d. Lighting levels shall not exceed two-tenths foot candles measured five feet from an exterior property line. An exception may be approved by the director for areas adjacent to rights-of-way.
e. Parking lot light fixtures should be non-glare and mounted no more than twenty-five feet above the ground to minimize the impact onto adjacent properties. All fixtures over fifteen feet in height shall be fitted with a full cutoff shield.
f. Fixtures and lighting systems used for safety and security shall be maintained in good working order.
g. Vegetation and landscaping shall be maintained in a manner that does not obstruct security lighting.
h. Open-air parking lot lighting shall be designed to provide sufficient illumination for comfort and safety and shall be adequate to facilitate the activities taking place in a given location.
i. Lighting of outside areas shall not be used to attract attention to a business. Signs installed in accordance with this code may be used for that purpose.
j. Lighting fixtures shall be of a type or adequately shielded so as to prevent glare from normal viewing angles.
k. Streetlights located on private properties/roads shall have a maximum height of fourteen feet to the base of the luminaire and shall be maintained by the homeowners’ association.
3. Housing developments shall be designed to minimize noise to meet standards referenced in MMC 18.10.270.
4. Heating (and cooling, if applicable) equipment for housing developments shall be designed to cause little or no noise impacts within the development and to adjacent properties.
5. No dimension of the private open space/yard shall be less than five feet.
6. Trash receptacles having a capacity in excess of one cubic yard shall be screened from view from adjacent properties and public rights-of-way in accordance with city solid waste disposal policy.
7. Landscaping shall screen undesirable elements such as views to adjacent commercial or industrial development, utility equipment/boxes, outdoor storage areas, and dumpsters.
8. Plat/development signs shall be located on private property within private easement(s) adjacent to the entrances of PRD developments and shall be limited to monument type signs in compliance with the provisions of Chapter 18.80 MMC, or shall be as approved on the PRD plan. Plat signage shall be maintained by the homeowners’ association and defined within the CC&Rs.
9. Required parking shall be located on the private property.
10. Off-street parking lots/pods shall be located within the PRD development. Parking lots/pods shall not be located between the residential development and the primary street frontage.
11. Parking Lot/Pod Landscaping. Where landscaping is required for off-street parking areas (parking lots/pods within the PRD), such landscaping shall be in addition to the minimum percent of open space required, as shown in Table 1. Parking lot landscaping shall comply with the requirements of Chapter 18.78 MMC (landscaping/fencing shall have a minimum opacity of seventy-five percent at the time of planting/construction).
12. Parking on the side (nonprimary street) shall be screened from the side street by a structure, garage, landscaping, and/or screened fencing.
13. Preferred locations for parking, in descending order of preference, are as follows:
a. To the rear of housing units accessed by an alley.
b. To the side of housing units accessed by a private driveway.
14. All individual lot widths, lengths, sizes and similar lot configurations shall be subject to those established on the approved PRD plan.
15. Lot sizes along PRD perimeter boundary lines with other residential uses should be no less than seventy-five percent of the minimum lot size of the underlying zone.
16. Housing developments shall limit their impervious surface area in recognition of the storm water and soil conditions present in the residential development area and to prevent adverse storm water impacts. Low-impact development techniques for storm water management shall be used in accordance with the MMC 15.01.060, and as directed by the city engineer. Housing developments shall be designed to take advantage of open space and landscape features to utilize storm water low-impact development techniques including natural filtration and on-site infiltration of storm water.
I. Park and Recreational Usable Open Space. A PRD shall provide a detailed description of the requirements for parks and open space including the incorporation, dedication, specifications and placement.
1. Each PRD shall provide a minimum dedication of park and recreational usable open space within the PRD as shown in Table 1 (prior to calculation of the bonus). Park and recreational usable open space areas shall complement and be consistent with the provisions of the current city of Monroe park plan.
2. All park and recreational usable open space shall be three-fourths acre or larger unless the overall size of the PRD precludes this requirement. If there is less than three-fourths acre of park and recreational usable open space, then all of that amount shall be used for a single park and recreational usable open space.
3. All housing units shall be within walking distance of one-third mile to some form of developed park and recreational usable open space.
4. The developer shall design park and recreational usable open space to take advantage of existing contiguous open space.
5. Multiple parks may be allowed within PRDs so long as:
a. They conform to subsections (I)(2), (3) and (4) of this section.
b. No park and recreational usable open space area shall be less than three-fourths acre in size.
6. Design of park and recreational usable open space shall:
a. Be approved by the city of Monroe parks department prior to development in accordance with MMC 18.84.090.
b. Conform to the minimum requirements of the city of Monroe landscape ordinance and landscape guidelines contained in Chapter 18.78 MMC.
c. Meet the standards set forth by the city of Monroe parks department and the National Park and Recreation Standards.
7. Park and recreational equipment/utility, landscaping, irrigation and construction improvements shall be installed or bonded prior to final plat approval.
8. Park and recreational usable open space shall be protected in perpetuity by a recorded covenant, in a form approved by the director of community development. The recorded covenant must restrict uses of the park and recreational usable open space to those specified in the approved PRD site plan and must provide for the maintenance of the park and recreational usable open space in a manner that assures its continuing use for the intended purpose.
9. When pedestrian corridors are proposed within the PRD, a portion of the park and recreational usable open space may be devoted to the pedestrian corridor, as directed by the parks department.
10. The park and recreational usable open space shall be of a size and configuration so as to accommodate a variety of recreational functions for residents. Common recreational facilities such as play fields, play equipment, slides, swings, seating/picnic areas, swimming pools, tennis/basketball courts, trails, tot lots, exercise rooms, etc., should be included within the project site design in keeping with the scope, scale and needs of the project, as approved by the city of Monroe parks department.
11. In specified areas, park and recreational usable open space that will serve as public parks will be dedicated to the city for maintenance at the time of final plat approval.
12. Park and recreational usable open space areas shall be fronted by secondary roadways for convenient access to residence.
13. All park and recreational usable open space shall be designed, landscaped and recreational amenities be provided consistent with city of Monroe and National Recreation and Park Association Standards.
J. Landscaping Design Standards.
1. Front yards for individual lots shall be landscaped from the back of curb within the public right-of-way to the edge of the front property line, and along private roads/tracts. All such required landscaping shall be maintained in a healthy growing condition by the property owner and/or homeowners’ association.
2. Housing developments shall be designed to incorporate existing trees to the extent possible. New trees shall be located to create amenities in the common open space, private open space, provide shade where appropriate, to create separation between buildings when desired, and to screen and soften the perimeter of parking areas and street facing sides of housing units.
3. Preservation of existing trees shall be provided. Trees are defined as any perennial woody plant with one main stem or multiple stems that supports secondary branches, that has a distinct and elevated crown, that will commonly reach a height of fifteen feet or greater, and that has a caliper of six inches or greater measured four and one-half feet above the ground level. At the direction of the parks department, up to twenty-five percent of the native trees and other vegetation shall be preserved to the fullest extent possible and the overall site design shall take advantage of the location of existing trees as well as natural openings or clearings on forested sites.
K. Density Determination for a PRD. The intent of the PRD is to provide an exchange of density for the proper integration, placement, and dedication of open space, parks, and trails within the city of Monroe. The city of Monroe provides an increase in the density of a development for the amenities described within these standards.
1. The maximum density of a PRD is based on the underlying density calculation found in MMC 18.10.010(B) for single-family units/lots and MMC 18.10.020(B) for multifamily units/lots.
2. A thirty percent density bonus will be granted in the SR 15,000, UR 9,600 and R-4 residential zoning districts and a twenty-five percent density bonus will be granted in the UR 6,000 and MR 6,000 zoning districts when the developer provides the following:
a. The inclusion of housing site standards as described in subsection (G) of this section.
b. The inclusion of street design standards as described in subsection (H) of this section.
c. The inclusion of park, recreation, open space and landscaping as described in subsection (I) of this section.
d. The inclusion of landscape design standards as described in subsection (J) of this section.
3. For example, in the UR 9,600 zone, a one-acre site could yield five units (43,560 square feet x 0.80 = 34,848 square feet / 9,600 square feet = 3.63 units. 3.63 units x 0.30 = 1.09 bonus units. 3.63 units + 1.09 bonus units = 4.72 units or five total units).
4. The final density is a maximum density. The density will be subject to all the requirements set forth in the PRD standards.
L. There shall be a minimum lot size within each residential zoning district as shown in Table 1. Actual size of the lots may vary from the minimum lot size of the specific residential zoning district to large single-family tracts. Duplexes may be placed on lots of at least one and one-half the minimum lot size of a single-family dwelling unit and shall not make up more than fifteen percent of the total number of units allowed by the density calculation.
M. The city may allow other modifications of the zoning code, except as prohibited elsewhere in this chapter or the specific design standards.
N. A PRD located within the R-4 zoning district containing six acres or more must contain a minimum of three lot sizes separated by at least a one thousand square feet threshold. No single lot size may make up more than fifty percent or less than fifteen percent of the total lots.
O. A PRD located within the R-4 zoning district containing less than six gross acres must contain a minimum of two lot sizes separated by at least a one thousand square feet threshold. No single lot size may make up less than twenty-five percent of the total lots. (Ord. 026/2011 § 2 (Exh. 1); Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1207, 2000; Ord. 1159, 1999)
18.84.090 Procedures for preliminary development plan review.
The applicant shall submit to the city a preliminary development plan for review by all affected city departments. Following review of the preliminary development plan, a public hearing shall be scheduled at which the hearing examiner shall review and provide a recommendation to the city council regarding whether the proposed preliminary development plan, as conditioned, complies with the following:
A. The requirements of this chapter; and
B. Provisions of the city’s comprehensive plan; and
C. Provisions of the city’s shoreline management plan; and
D. The requirements of other applicable city codes, ordinances, regulations and standards. If the preliminary development plan is approved, the applicant shall submit to the city, within the permitted time frame, a final development plan for review and approval by the city. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.100 Time limitations of preliminary development plan approval.
Preliminary development plan approval of the PRD shall expire five years from the date of approval by the city council, or concurrently with the expiration of the preliminary plat, whichever occurs earlier. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.110 Hearing of development plans concurrent with other applications.
The preliminary development plan may be considered with the following applications:
A. Conditional use;
B. Extraordinary use;
C. Preliminary plat;
D. Rezone;
E. Street vacation.
The public hearing in this case shall serve the public hearing requirements for the individual applications. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.120 Decision criteria for preliminary development plan approval.
The city shall approve a preliminary development plan if the plan meets the following criteria:
A. The PRD is in accordance with the comprehensive plan; and
B. The PRD accomplishes a development that is better than that resulting from traditional development and provides a net benefit to the city. A net benefit to the city may be demonstrated by the following:
1. Conservation of natural features and sensitive area,
2. Placement, style or design of structures,
3. Recreational facilities,
4. Interconnected usable open space,
5. Provision of other public facilities,
6. Aesthetic features and harmonious design, and
7. Energy-efficient site design and/or building features; and
C. The PRD will be served by adequate public facilities including streets, fire protection, water, storm water drainage, and sanitary sewer for acceptable waste controls, as demonstrated by the submittal and review of plans for such facilities as described under MMC 18.84.060; and
D. The proposed landscaping within the PRD’s perimeter is superior to that normally required by the city; and
E. At least one major circulation point is functionally connected to a public right-of-way; and
F. The open space within the PRD is integrated into the design of the project rather than an isolated element; and
G. The PRD is compatible with the adjacent development; and
H. Undeveloped land adjoining the PRD may be developed in coordination with the PRD; and
I. The PRD is harmonious and appropriate in design, character and appearance to the existing or intended character of development in the immediate vicinity; and
J. Roads, streets and sidewalks, existing and proposed, comply with the standards and requirements of this chapter and the Monroe Municipal Code; and
K. Each phase of the PRD, as it is completed, shall contain the required parking spaces, open space, recreation facilities, landscaping, and utility area planned for that phase. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.130 Final development plan review and approval.
The city shall specify the submittal requirements, including type, detail, and number of copies for a final development plan review of a PRD.
The community development director or his/her designee shall determine if the final development plan conforms to the approved preliminary development plan. If the community development director or his/her designee grants approval of the final development plan, the city is authorized to issue necessary development permits to construct the proposed development. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.140 Developable acreage for calculation of dwelling unit base density.
To arrive at the net area for purposes of calculating dwelling units, the following formula must be followed:
Developable acreage = gross acreage x 0.8 (twenty percent is set aside for roads and other areas required for public use). (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.150 Bonus provision.
The applicant shall be allowed an increased number of dwelling units based upon the bonus provision established in this chapter or corresponding subarea plan. Dedication of open space shall be provided in accordance with Table 1 in this chapter. Open space dedicated under this section may not include space set aside for private yards and individual unit(s) play areas. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.155 Affordable housing bonus.
Repealed by Ord. 024/2009. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 011/2003)
18.84.160 Establishing the total number of permitted units.
Calculation of the total number of permitted units includes the following:
A. The result of the division of the developable acreage by the minimum parcel size permitted under the zoning district for planned residential developments; except in the R-4 zoning district the density shall be calculated at four dwelling units per developable acre, unless specified otherwise in this chapter;
B. MMC 20.05.070(I), Limited Density Transfer, shall apply;
C. The additional units as determined by the bonus provisions of this chapter. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.170 Flexibility provisions of PRD.
The dimensional and other standards found in the underlying zoning district may only be varied with city council approval using the PRD process. However, the following zoning code requirements may not be varied under the PRD process:
A. Off-street parking;
B. Perimeter setbacks; for the purpose of this section, perimeter setback(s) shall be defined as the setback(s) from the exterior property boundary line of the site;
C. Uses permitted in the underlying zone. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.180 Phased development.
A phasing schedule may be provided as a part of the application. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.190 Requirements for filing a final PRD.
All improvements required by the approval of the preliminary PRD and development plan shall be installed, with the exception of improvements exempted under MMC 18.84.200, prior to recording of the final plat map. The final plat map shall be submitted for review concurrently with the final PRD. The city council shall take action on the final PRD in accordance with the procedures for final plats in Chapter 17.28 MMC. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.200 Encumbrances by assignment of funds.
The following requirements of a PRD may be postponed by the placement of an assignment of funds to the city:
A. Street landscaping improvements;
B. Final street paving lift. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.210 Minor adjustments.
In issuing permits connected with the construction of a PRD the city community development director or his/her designee may allow minor adjustments; provided, that:
A. There is no increase in the number of lots or dwelling units; and
B. There is no decrease in the parking facilities; and
C. No structures are being moved closer to the perimeter of the site, to water bodies, or to sensitive areas; and
D. No points of ingress or egress are being moved; and
E. The amount of landscaping, buffering, and open space is not reduced; and
F. The adjustments shall not relocate a building, street or other uses more than twenty feet in any direction and shall not reduce the required yard and/or setback; and
G. The height of the building and other structures does not increase beyond the approved height of the PRD; and
H. Traffic volumes shall not increase and traffic patterns shall not change; and
I. Changes in color, plant material and parking configuration are minor; and
J. The adjustments do not add significant new environmental impacts or significantly increase any adverse impacts disclosed in the original SEPA documents; and
K. The community development director determines that changes will not increase any adverse impacts or undesirable effects of the project, or that the change in no way significantly alters the project. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)