Chapter 18.24
PLANNED RESIDENTIAL DEVELOPMENT (PRD)
Sections:
18.24.020 Districts where permitted.
18.24.030 Permitted uses in a PRD.
18.24.050 Relationship of design to adjacent areas.
18.24.060 Property development standards in a PRD.
18.24.070 Approval – Procedure.
18.24.010 Purpose.
It is the purpose of this chapter to encourage imaginative site and building design in residential developments by permitting greater flexibility in zoning requirements than is permitted by other sections of this title. Furthermore, it is the purpose of this section to:
A. Promote the retention of significant features of the natural environment, including waterbodies, significant vegetation and views;
B. Encourage a variety and mixture of housing types;
C. Promote the development of housing types that help meet the community’s identified needs relative to housing options and housing costs.
D. Encourage maximum efficiency in the layout of streets, utility networks and other public improvements;
E. Create and/or preserve usable open space for the enjoyment of the occupants and the general public. (Ord. 2812 § 11, 2022; Ord. 1694 § 1, 1995)
18.24.020 Districts where permitted.
A. Planned residential development (PRD) may be permitted in the following residential districts:
1. LDR, low density residential district;
2. MDR, medium-density residential district;
3. HDR, high-density residential district.
B. A senior housing PRD may be permitted in the following districts:
1. LDR, low density residential district;
2. MDR and ESUV/MDR, medium-density residential districts;
3. HDR and ESUV/HDR, high-density residential districts;
4. NC, neighborhood commercial district;
5. GC, general commercial district;
6. ESUV/NC, East Sumner urban village neighborhood commercial;
7. ESUV/GC East Sumner urban village general commercial. (Ord. 2812 § 11, 2022; Ord. 1694 § 1, 1995)
18.24.030 Permitted uses in a PRD.
The following uses are allowed in planned residential developments:
A. Within the LDR districts, allowable residential uses shall include only the following:
1. Single-family residences or detached condominiums; or
2. Senior housing, including senior apartments or combination of senior housing types, provided at least 20 percent of the dwelling units are maintained as affordable housing.
B. Within the MDR or HDR and ESUV/MDR or ESUV/HDR districts, residential development of all types regardless of the type of building in which such residence is located, such as single-family residences, manufactured homes, duplexes, triplexes, fourplexes, townhouses, condominiums or senior apartments or other senior housing types; provided, that:
1. Senior housing shall maintain at least 20 percent of the units as affordable housing; and
2. Hotels, motels and mobile home parks are excluded;
C. Within commercial districts, allowable residential uses in a planned residential development shall only include senior housing, subject to location requirements specified in each district; provided, that at least 20 percent of the dwelling units are maintained as affordable housing.
D. Accessory uses specifically designed to meet the needs of the residents of the PRD such as garages and recreation facilities of a noncommercial nature;
E. In planned residential developments of 10 acres or more, commercial uses may be permitted. Commercial uses shall be limited to those which are of a neighborhood convenience nature such as beauty shops or barber shops, drug stores, grocery stores and self-service laundries. (Ord. 2812 § 11, 2022; Ord. 2135 § 6, 2005: Ord. 1694 § 1, 1995)
18.24.040 Prohibited uses.
Any use not listed under the permitted principal or accessory uses is prohibited in a planned residential development unless authorized in chapter 18.36 or 18.46 SMC. (Ord. 2812 § 11, 2022; Ord. 1694 § 1, 1995)
18.24.050 Relationship of design to adjacent areas.
A. The design and layout of a planned residential development shall take into account the relationship of the site to the surrounding areas. The perimeter of the PRD shall be so designed as to minimize any undesirable impact of the PRD on adjacent properties.
B. Setbacks and reduced setbacks from the property line of the PRD shall be comparable to, or compatible with, those of the existing development of adjacent properties or, if adjacent properties are undeveloped, the type of development which may be permitted.
C. Building Heights. Building heights shall be compatible with existing adjacent development or with heights allowed in the adjacent zoning district; or designed and located to minimize impacts to surrounding properties. (Ord. 2812 § 11, 2022; Ord. 1694 § 1, 1995)
18.24.060 Property development standards in a PRD.
A. Acreage Minimum. The minimum site for a planned residential development shall be as follows:
1. For low density residential zones, one acre.
2. For medium density residential zones, one-half acre.
3. For a senior housing PRD on a property owned or controlled by a church, public housing authority, or government agency that includes other uses, the site devoted to senior housing uses shall be a minimum of one-half acre. Density shall be calculated based on the area devoted to senior housing uses.
B. Minimum Lot and Yard Requirements. The minimum lot size, lot coverage and yard requirements of other sections of this title may be adjusted or waived within the planned residential development, where such adjustment minimizes impacts to surrounding properties, results in enhanced site design or amenities for future residents, and conforms with SMC 18.24.050.
C. Off-Street Parking. Off-street parking shall be provided in a PRD in the same ratio for type of buildings and uses as required by SMC 18.42.040, except that parking may be reduced based on findings that the circumstances specific to the proposed housing types, resident needs and other patterns, or the availability of alternate transportation modes, support reduced parking.
D. Density Standards. The maximum density permitted in the underlying zone shall serve as the base density. The base density may be adjusted based on conformance with the following:
1. Density Standards for General Residential Development. The total density for a planned residential development that does not include senior housing or affordable housing shall be the same as the density of the base zone, except that the allowed density may be clustered on the site.
2. Density Standards for Senior Housing. The base density for senior housing may be increased according to the zone in which it is located, as follows:
a. Low density residential (LDR) zone: up to 50 dwelling units per acre to a total maximum of 200 units.
b. Medium density residential and high density residential (MDR, HDR, ESUV/MDR, ESUV/HDR) zones: up to 50 dwelling units per acre.
c. Neighborhood commercial (NC, ESUV/NC) zones: up to 50 dwelling units per acre.
d. General commercial (GC, ESUV/GC) zones: up to 50 dwelling units per acre.
E. Building Height for Senior Housing. The maximum building height permitted in the underlying zone shall serve as the base height. Base height for senior housing may be increased according to the zone in which the development is located, as follows:
1. Low density residential (LDR) zone: Up to 35-foot building height; provided, that buildings greater than a 30-foot height have increased setbacks adjacent to single-family residential uses, based on the following guidelines: a) buildings adjacent to a rear yard should have a setback that increases by four feet for every one foot over the base height; and b) buildings adjacent to a side yard should have a setback that increases by two feet for every one foot increase over the base height.
2. Medium density residential and high density residential (MDR, HDR, ESUV/MDR, ESUV/HDR) zones: Up to 50-foot building height; provided, that buildings greater than a 35-foot height have increased setbacks based on the following guidelines: buildings adjacent to single-family rear yards and side yards should have a setback that increases by two feet for every one foot over the base height.
3. Neighborhood commercial (NC, ESUV/NC) zones: up to 50-foot building height.
4. General commercial (GC, ESUV/GC) zones: up to 50-foot building height.
F. Open Space. The minimum open space established in SMC 18.41.200 may be reduced as follows:
1. A single-family dwelling planned residential development shall provide not less than 30 percent of the lot area for common open space.
2. Attached single-family dwellings and multifamily developments may have reduced private open space, provided the area in common open space is not less than 30 percent of the lot area.
3. Senior apartments may have reduced private open space to zero, provided the area in common open space is not less than 20 percent of the lot area devoted to senior housing uses.
4. Required open space shall be:
a. Concentrated in large usable areas and designed to provide either passive or active recreation;
b. If under one ownership, owned and maintained by the ownership; or
c. Held in common ownership by all the owners of the development by means of a homeowners’ or similar association. Such association shall be responsible for maintenance of the common open space; or
d. Dedicated for public use, if acceptable to the city and/or other appropriate public agency.
G. Adjustments to minimum lot and yard requirements in subsections (B) and (F) of this section, and increases in density and building height as specified in subsections (D) and (E) of this section are only allowed if the hearing examiner finds that:
1. A variety of housing types are offered, or the project provides a housing type needed in the community, such as attached single-family, multifamily senior housing, or affordable housing;
2. Advantage is taken of unusual or significant site features such as views, waterways or other natural characteristics;
3. The project provides attractive features and amenities such as open space, recreational amenities or pedestrian-oriented walks and spaces;
4. The project provides adequate separation of auto and pedestrian movement;
5. The surrounding street network contains sufficient capacity to accommodate anticipated pedestrian and vehicle traffic;
6. Measures have been taken to minimize any potential impacts to the surrounding area;
7. The PRD furthers the policies of the comprehensive plan; and
8. Some extraordinary public benefit is derived in exchange for the increased density and building height in the planned residential development such as providing affordable housing, providing a significant public open space/park, or similar public benefit.
H. Design Review. The PRD shall comply with the Sumner design and development guidelines and is subject to design review pursuant to SMC 18.40.020(D), but shall not be entitled to an increase in density or building height outside of the PRD review process. (Ord. 2812 § 11, 2022; Ord. 1694 § 1, 1995)
18.24.070 Approval – Procedure.
The following procedure is required for approval of the planned residential development:
A. Application Documents.
1. Vicinity map showing the location of the site and its relationship to surrounding areas, including the land use and zoning of both the site and the surrounding areas;
2. A map of the site drawn to a scale of not less than one inch representing 100 feet showing the following:
a. Existing site conditions including watercourses, floodplains and unique natural features,
b. The location and floor area size of all existing and proposed buildings, structures and other improvements including maximum heights, types of dwelling units, density per type, and nonresidential structures, including commercial facilities, if any,
c. The location and size in acres or square feet of all areas to be conveyed, dedicated, or reserved as common open spaces, public parks, recreational areas, and similar public or semipublic uses,
d. The existing and proposed circulation system of streets, including off-street parking areas, service areas, loading areas and major points of access to public rights-of-way,
e. The existing and proposed pedestrian circulation system,
f. The existing and proposed utility systems, including sanitary sewers, storm sewers, water, electric, gas and telephone,
g. The proposed treatment of the perimeter of the PRD, including materials and techniques used such as screens, fences and walls;
3. In addition to the graphic illustrations listed in subdivisions 1 and 2 of this subsection, the applicant shall submit a written statement providing the following information:
a. Justification for the density bonus, if requested by the applicant,
b. Program for development including staging or timing of development,
c. Proposed ownership pattern upon completion of the project,
d. Basic content of any restrictive covenants,
e. Provisions to assure permanence and maintenance of common open space through a homeowners’ association or similar association, condominium development or other means acceptable to the city;
4. An application for rezone may be submitted with the PRD application if rezoning is necessary for proposed density. Fees for rezone request shall be in addition to those of the PRD application;
5. An application for preliminary plat may be submitted with the PRD application, if necessary. Fees for the subdivision shall be in addition to those of the PRD application.
B. Filing of Application. Application for approval of the PRD shall be made on forms prescribed by the department of development services and which shall be accompanied by a filing fee as required.
C. Hearing Examiner Review and Public Hearing. Applications for planned residential development permits shall be reviewed in accordance with chapter 18.56 SMC as a Type V decision. Following public notice issued in accordance with chapter 18.56 SMC, the hearing examiner shall conduct a public hearing on the proposed PRD and provide findings in accordance with SMC 18.56.175.
D. Hearing Examiner Decision. Following the public hearing, the hearing examiner shall make a decision with respect to the proposed PRD. The hearing examiner decision shall be guided by the following criteria in granting a planned residential development permit:
1. The PRD is consistent with the purpose of this chapter;
2. Suitability of the site for the proposed development, including consideration of surrounding uses and street network;
3. Requirements of the subdivision code (if applicable) for the proposed development;
4. Density bonuses and building height increases are necessary to support the project and a reasonable balance between overall benefits and impacts is achieved;
5. Requested adjustments to standards of the base zone meet the adjustment criteria in SMC 18.24.050, and density and height increases meet the criteria at SMC 18.24.060(G);
6. Consistency with applicable policies in the Sumner comprehensive plan; and
7. Public purposes will be served by the proposed development.
E. Implementation Requirements.
1. Recorded Covenant for Senior Housing. In exchange for the approved density or height increase, the owner shall execute and record in Pierce County’s real property title records a city-drafted lien, covenant, or other contractual provision against the property running with the land, binding all the assigns, heirs and successors of the applicant that provides that the units subject to the density or height increase shall remain as senior housing as defined under this title, for the life of the project, unless otherwise approved through a property rezone to a zone with a corresponding density. An approved site may be redeveloped with other types and mixes of senior housing through a PRD approval.
2. Owners of affordable housing or senior housing subject to an approved PRD shall be required to verify annually that the occupancy requirements established in the PRD are in compliance with this chapter, and provide an annual report to the city, pursuant to the annual compliance procedures established in SMC 3.52.110. (Ord. 2812 § 11, 2022; Ord. 2788 § 31, 2021; Ord. 1694 § 1, 1995)