Chapter 21.05
PLANNED DEVELOPMENT (PD)

Sections:

21.05.010    Purpose.

21.05.020    Default standards.

21.05.030    Establishment of uses.

21.05.040    Development standards.

21.05.050    Planned development phases.

21.05.010 Purpose.

The planned development (PD) zone applies to mixed use or unique single-use projects where design flexibility is desired and is not available through application of the standards established in Chapters 21.03, 21.06 and 21.07 GJMC. Planned development zoning should be used when long-term community benefits will be derived and the vision, goals and policies of the Comprehensive Plan can be achieved. The Director shall determine whether substantial community benefits will be derived. Specific benefits that the Director may find that would support a PD zoning include, but are not limited to:

(a)    More effective infrastructure;

(b)    Reduced traffic demands;

(c)    A greater quality and quantity of public and/or private open space;

(d)    Other recreational amenities;

(e)    Needed housing types and/or mix;

(f)    Innovative designs;

(g)    Protection and/or preservation of natural resources, habitat areas and natural features; and/or

(h)    Public art.

(Ord. 4927, 5-20-20; Ord. 4419, 4-5-10)

21.05.020 Default standards.

The use, bulk, development, improvement and other standards for each planned development shall be derived from the underlying zoning, as defined in Chapter 21.03 GJMC.

In a planned development context, those standards shall be referred to as default standards or default zone. The Director shall determine whether the character of the proposed planned development is consistent with the default zone upon which the planned development is based. Project-specific development standards, including those that may deviate from the default zone, may be approved only as provided in this chapter and if approved shall be explicitly stated in the zoning/rezoning ordinance approving the proposed planned development project. Each standard of the default zone shall apply unless project-specific standards are established by the PD zoning ordinance.

(Ord. 4927, 5-20-20; Ord. 4419, 4-5-10)

21.05.030 Establishment of uses.

(a)    Uses Allowed. At the time of zoning a parcel to PD, the City Council shall determine the allowed uses. Only uses consistent in type and density with the Comprehensive Plan may be allowed within a PD. The type and density of allowed uses should generally be limited to uses allowed in the default zoning.

(b)    Adoption and Modification of Authorized Uses. The City Council, at the time of establishing a PD zone, shall list uses that are authorized by right or by conditional use permit. All uses, whether by right or conditional use permit, shall be subject to all applicable permit and approval processes established in this code. The rezoning process shall be used to modify the authorized use list for any planned development.

(Ord. 4419, 4-5-10)

21.05.040 Development standards.

(a)    Generally. Planned development shall minimally comply with the development standards of the default zone and all other applicable code provisions, except when the City Council specifically finds that a standard or standards should not be applied. Planned development shall comply with GJMC 21.02.150.

(b)    Residential Density. Dwelling unit densities in planned development shall comply with the maximum and minimum densities of the Comprehensive Plan or default zone.

(c)    Nonresidential Intensity. A maximum floor area shall be established at the time of planned development approval. In determining the maximum floor area, the Planning Commission and City Council shall consider:

(1)    The intensity of adjacent development;

(2)    The demand for and/or mix of residential and nonresidential development in the proposed PD and in the vicinity of the proposed PD;

(3)    The availability of transportation facilities, including streets, parking, transit facilities and bicycle/pedestrian facilities;

(4)    The adequacy of utilities and public services.

(d)    Mixed Use Intensity.

(1)    In mixed use developments in areas designated for residential development in the Comprehensive Plan, no more than 10 percent of the land area may be dedicated to nonresidential uses.

(2)    The maximum residential densities within mixed use developments designated for nonresidential development in the Comprehensive Plan shall not exceed 24 dwelling units per acre. In such developments, residential uses shall not constitute more than 75 percent of total floor area.

(e)    Minimum District Size. A minimum of five acres is recommended for a planned development unless the Planning Commission recommends and the City Council finds that a smaller site is appropriate for the development or redevelopment as a PD. In approving a planned development smaller than five acres, the Planning Commission and City Council shall find that the proposed development:

(1)    Is adequately buffered from adjacent residential property;

(2)    Mitigates adverse impacts on adjacent properties; and

(3)    Is consistent with the goals and policies of the Comprehensive Plan.

(f)    Development Standards. Planned development shall meet the development standards of the default zone or the following, whichever is more restrictive. Exceptions may be allowed only in accordance with this section.

(1)    Setback Standards. Principal structure setbacks shall not be less than the minimum setbacks for the default zone unless the applicant can demonstrate that:

(i)    Buildings can be safely designed and that the design is compatible with lesser setbacks. Compatibility shall be evaluated under the International Fire Code and any other applicable life, health or safety codes;

(ii)    Reduced setbacks are offset by increased screening or primary recreation facilities in private or common open space;

(iii)    Reduction of setbacks is required for protection of steep hillsides, wetlands or other environmentally sensitive natural features.

(2)    Open Space. All residential planned developments shall comply with the minimum open space standards established in the open space requirements of the default zone.

(3)    Fencing/Screening. Fencing shall comply with GJMC 21.04.040(i).

(4)    Landscaping. Landscaping shall meet or exceed the requirements of GJMC 21.06.040.

(5)    Parking. Off-street parking shall be provided in accordance with GJMC 21.06.050.

(6)    Street Development Standards. Streets, alleys and easements shall be designed and constructed in accordance with TEDS (GJMC Title 29) and applicable portions of GJMC 21.06.060.

(g)    Deviation from Development Default Standards. The Planning Commission may recommend that the City Council deviate from the default district standards subject to the provision of any of the community amenities listed below. In order for the Planning Commission to recommend and the City Council to approve deviation, the listed amenities to be provided shall be in excess of what would otherwise be required by the code. These amenities include:

(1)    Transportation amenities including, but not limited to, trails other than required by the multimodal plan, bike or pedestrian amenities or transit oriented improvements, including school and transit bus shelters;

(2)    Open space, agricultural land reservation or land dedication of 20 percent or greater;

(3)    Community facilities for provision of public services beyond those required for development within the PD;

(4)    The provision of affordable housing for moderate, low and very low income households pursuant to HUD definitions for no less than 20 years; and

(5)    Other amenities, in excess of minimum standards required by this code, that the Council specifically finds provide sufficient community benefit to offset the proposed deviation.

(Ord. 4419, 4-5-10)

21.05.050 Planned development phases.

(a)    Transfer of Ownership. No developer, owner or agent thereof shall sell, convey or otherwise transfer ownership of any planned development that has not been finally approved until such person has informed the buyer, in writing, of the property’s exact status with respect to the planned development process and conditions of approval, if any. The City shall bear no liability for misrepresentation or failure to disclose terms and conditions by the owner or agent.

(b)    Outline Development Plan (ODP). An outline development plan (ODP) is required. The purpose of an ODP is to demonstrate conformance with the Comprehensive Plan, compatibility of land use and coordination of improvements within and among individually platted parcels, sections or phases of a development prior to the approval of an ODP. Zoning for the entire property or for each development “pod” is established at ODP. With an ODP, the pattern of development is established with densities assigned to individual “pods,” which shall be the subject of future, more detailed planning.

(c)    Signage. No sign shall be allowed on properties in a planned development zone unless the sign has been approved as part of the final development plan. Variance of the maximum total surface area of signs shall not be permitted, but the maximum sign allowance for the entire development or use may be aggregated and the total allowance redistributed. See GJMC 21.06.070 for sign regulations.

(d)    Final Development Plan. The final development plan and/or the subdivision plat are necessary to ensure consistency with the approved outline development plan, specific development requirements and construction requirements. See GJMC 21.02.150(c).

(Ord. 4419, 4-5-10)