Chapter 18.12
PLANNED NEIGHBORHOOD DISTRICT1
Sections:
18.12.010 Planned neighborhood district – Established.
18.12.020 Purposes – Planned neighborhood overlay district.
18.12.025 Review process and fees.
18.12.030 Locational, size, and other preliminary considerations.
18.12.040 PND – Permitted and conditional uses.
18.12.050 Bulk and dimensional standards.
18.12.060 PND – Performance standards.
18.12.070 Application requirements.
18.12.080 Standard for review.
18.12.010 Planned neighborhood district – Established.
In addition to the zoning districts established by NBMC 18.10.010, there is hereby established a planned neighborhood district (PND). A PND is permitted strictly as an overlay zoning designation within areas designated as low- or high-density residential (LDR or HDR), cottage residential (CR) and employment park one (EP-1) on the official zoning map, and subject to additional criteria in this chapter. All new developments of 10 or more in the LDR zone may choose to apply for PND approval. Developments within the LDR-4 zone that propose single-family cottage require PND approval. Any development in the CR zone requires PND approval. (Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.020 Purposes – Planned neighborhood overlay district.
The purposes of the PND overlay district are similar to those for the low- or high-density residential (NBMC 18.10.020(A) and (B)); provided, the PND overlay district has the additional and complementary purposes to:
A. Encourage a greater variety of mixed housing types, sizes and prices, including innovative and/or affordable housing, with flexible bulk and dimensional standards, and designed to be compatible with neighboring properties;
B. Maximize traditional neighborhood design and planning concepts envisioned by the comprehensive plan, including the North Bend vision plan with common open space;
C. Permit a mixture of residential and commercial uses in the HDR zone;
D. Ensure compatibility of cottage housing with adjacent residential and commercial areas. (Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.025 Review process and fees.
A. A PND overlay zoning designation shall be established through the development agreement review process outlined in Chapter 18.27 NBMC.
B. The PND review fee shall be as established by city ordinance and subject to full cost recovery provisions per Chapter 20.09 NBMC. (Ord. 1256 § 1 (part), 2006).
18.12.030 Locational, size, and other preliminary considerations.
In addition to being limited to the LDR, HDR, CR and EP-1 district locations, PND applications also must meet the following locational, size, and other preliminary criteria:
A. Locations Limitation. In the LDR-4 zone, not more than one new PND overlay is permitted within 300 feet of the lot of any other PND overlay in the LDR zone, except that:
1. If a new PND is developed, a second PND may cojoin the original PND within the same 300-foot area if the original PND has a logical edge or boundaries and/or the common open space and/or common accessory use areas of both PNDs are to be integrated.
B. Minimum Size. A minimum of 10 dwelling units is required for a PND. Multiple parcels may be planned as an integrated PND to achieve the 10-dwelling-unit minimum.
1. At the time of application parcels included in a PND development shall be under common ownership or control, or be the subject of a joint application by owners of all property included.
C. Common Open Space. PND developments shall have a core area or focal point, to consist of either common open space, or neighborhood-scale commercial buildings when permitted by NBMC 18.12.020(C). Uses in planned neighborhood districts shall have a logical relation to each other, including areas beyond the PND boundaries. Planned neighborhood centers need not be in the geographic center of a PND but should have good pedestrian access to residential uses in the PND and to areas outside of the PND. Corner locations and locations on neighborhood collectors or arterial streets are required for commercial uses when permitted.
D. Developments in the CR zone may choose to pay a fee-in-lieu for parks equal to the park impact fee or must propose common open space consistent with subsection C of this section.
E. PNDs in the EP-1 shall be limited to sites that are physically separated by a distance of 300 feet or greater from buildings or areas used for manufacturing, fabrication, warehousing, or similar uses that could generate environmental performance incompatible with residential living as listed in Table 18.10.050(8.00).
F. Generally. The city shall encourage the development of PNDs where conditions are appropriate, criteria can be met, and the stated purposes will be supported. Conversely, the city shall discourage PNDs where criteria or purposes are not met. A general feasibility determination shall be made by the director of community services following a pre-application meeting with the applicant. (Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.040 PND – Permitted and conditional uses.
Permitted and conditional uses within a PND overlay are identified in Table 18.10.030, Permitted and Conditional Land Uses. (Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.050 Bulk and dimensional standards.
Bulk and dimensional standards for the LDR-4, CR, HDR, and PND overlay district are outlined in Table 18.10.040, Bulk and Dimensional Standards. Density standards for permitted uses in a PND overlay will be consistent with the gross density allowed in the underlying zoning district specified in Table 18.10.040(1), except as follows:
A. Flexible Building Location. Lot size, front, side, and rear yard bulk and dimensional standards as set forth in Table 18.10.040 may be modified consistent with the approved PND overlay site plan provided they shall be consistent with the gross density allowed in the underlying zoning district specified in Table 18.10.040(1), and shall comply with the minimum front, side, and rear yard bulk and dimensional standards where the PND abuts property outside of the boundaries of the PND unless it abuts another PUD;
B. Common Open Space. Except for the CR zone a minimum of 25 percent of the gross lot area, exclusive of street sidewalks and street tree planter strips, shall be devoted to common open space areas. An applicant shall work with the city to determine the most appropriate location(s), types, and improvements for the open space areas. The preferred type of open space is a neighborhood park or square that complements residential areas and streetscape improvements. The open space shall be held in common and maintained by the owners within the PND, with common improvements available to the PND area. If a PND includes more than 20 residential dwelling units, play equipment shall be provided for children in part of the common open space area(s). For developments within the CR zone, the director may require up to a 15-foot buffer for tree retention around the outer perimeter of the site. If the applicant is not proposing common open space in the CR zone, a fee in-lieu for parks equal to the park impact fee must be paid. (Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.060 PND – Performance standards.
Land uses within a PND overlay district shall meet applicable performance standards outlined in Table 18.10.050 and the design code in Chapter 18.34 NBMC. (Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.070 Application requirements.
Applications for a PND shall include the following:
A. A complete application for a subdivision or conceptual site plan as applicable.
B. A conceptual plan for the common open space including landscaping and recreation facilities as applicable.
C. A conceptual landscaping plan.
D. A conceptual building plan demonstrating compliance with the design standards and guidelines in Chapter 18.34 NBMC. (Ord. 1256 § 1 (part), 2006).
18.12.080 Standard for review.
A PND application will be reviewed for consistency with the purposes established in NBMC 18.12.020; the location, size and preliminary considerations in NBMC 18.12.030; the bulk and dimensional standards in NBMC 18.12.050, performance standards per NBMC 18.12.060, and compliance with the policies of the comprehensive plan. (Ord. 1256 § 1 (part), 2006).
Prior legislation: Ords. 768, 642, 623, 501 and 477.