Chapter 18.12
PLANNED NEIGHBORHOOD DISTRICT1
Sections:
18.12.010 Planned neighborhood district – Established.
18.12.020 Purposes – Planned neighborhood district.
18.12.025 Review process, fees, deposits and other charges.
18.12.030 Location, 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 required:
A. Within areas designated as low density residential (LDR) when cottage housing is proposed; provided the gross density of four dwelling units per acre is not exceeded;
B. Within all cottage residential (CR) zones; or
C. In any zone where a mix of residential housing types is proposed. (Ord. 1320 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.020 Purposes – Planned neighborhood district.
The PND district allows for a mixture of residential housing types with flexible bulk and dimensional standards that support the purposes identified in NBMC 18.10.020 for the land uses within a development site.
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 consistent with the comprehensive plan.
C. Permit a mixture of residential uses.
D. Ensure compatibility of cottage housing with adjacent residential and commercial areas.
E. Incorporate common open space. (Ord. 1320 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.025 Review process, fees, deposits and other charges.
A. A PND shall be reviewed and approved pursuant to Chapter 20.01 NBMC.
B. The applicant shall pay all costs associated with the review process as set forth in Chapter 20.09 NBMC. (Ord. 1320 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006).
18.12.030 Location, size, and other preliminary considerations.
PND applications shall also satisfy the following criteria:
A. Location Limitation.
1. In the LDR zone a PND allows up to 15 percent of the total units to be cottage housing.
2. In the LDR zone, not more than one new PND is permitted within 300 feet of the nearest lot of any other PND in the LDR zone, except that:
a. If a PND exists, a second PND may locate within 300 feet of the existing PND when the PNDs include a logical edge or boundaries and combine or join the required common open space, or when common accessory use areas of both PNDs are to be integrated.
3. Proposed cottage housing or other housing type within a PND shall meet NBMC 18.10.050 and Chapter 18.34 NBMC.
B. Minimum Size. A minimum of 10 dwelling units is required for a PND in the LDR zone. Multiple parcels may be planned as an integrated PND to achieve the 10-dwelling-unit minimum.
1. At the time of application, all 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 included property.
C. Common Open Space and Parks. PND developments shall have a core common area and neighborhood focal point, consistent with the following:
1. In the LDR Zone. Cottage housing shall be oriented to and around the common area or park space. The LDR housing element of the PND shall meet the parks and open space requirements as set forth in Chapter 17.25 NBMC. The cottage housing element of the PND shall meet the requirements as set forth in subsection (C)(2) of this section.
2. Cottage Housing. Cottage housing shall provide, on site, a minimum of 436 square feet of common open space per unit. Cottage housing units shall be oriented to and around common open space or public parks.
3. Multiple-Family Units. Any multiple-family structure, complex, or development of five or more units shall provide a minimum of 200 square feet of recreational or common open space, per unit, on site for the use of the occupants, subject to the requirements set forth in Chapter 17.25 NBMC.
4. An applicant shall work with the city to determine the most appropriate location(s), types, and improvements for the open space areas. The common area shall not include wet stormwater ponds, wetlands, streams, lakes, critical area buffers, or slopes of 10 percent or more and the land shall be developed and maintained so it is usable for active or passive recreation activities. The preferred type of open space is a 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.
D. Uses within PNDs shall relate to each other and shall relate to areas beyond the PND boundaries. Planned neighborhood common open space need not be in the geographic center of a PND, but shall provide ample pedestrian access to residential uses in the PND and to areas outside of the PND.
E. Generally. A pre-application meeting with the applicant is required. 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. (Ord. 1320 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.040 PND – Permitted and conditional uses.
Permitted and conditional uses within a PND are identified in Table 18.10.030, Permitted and Conditional Land Uses. (Ord. 1320 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.050 Bulk and dimensional standards.
Bulk and dimensional standards are outlined in Table 18.10.040, Bulk and Dimensional Standards. Density standards for permitted uses in a PND shall be consistent with the gross or net 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 site plan provided they are consistent with the gross or net density allowed in the underlying zoning district specified in Table 18.10.040; provided, however, they 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 PND. (Ord. 1320 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).
18.12.060 PND – Performance standards.
Land uses within a PND district shall meet applicable performance standards outlined in Table 18.10.050 and the design code in Chapter 18.34 NBMC. (Ord. 1320 § 1 (part), 2008: 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, binding site plan, or site plan as applicable.
B. A plan for the common open space including landscaping and recreation facilities as applicable.
C. A landscaping plan.
D. A building plan demonstrating compliance with the design standards and guidelines in Chapter 18.34 NBMC. (Ord. 1320 § 1 (part), 2008: 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. 1320 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006).
Prior legislation: Ords. 768, 642, 623, 501 and 477.