Chapter 18.38
PLANNED DEVELOPMENT
Sections:
18.38.010 Purpose and description.
18.38.015 Where permitted – Permitted uses.
18.38.020 Protection of critical areas – Provision of on-site recreation.
18.38.060 Common property ownership.
18.38.070 Phased developments.
18.38.095 Minor adjustments and amendments.
18.38.110 On-site recreation and/or open space design requirements.
18.38.120 Minimum development standards.
18.38.010 Purpose and description.
The purpose of a planned development (PD) is to allow a more flexible use of land by encouraging the careful application of design components to achieve the creation of innovative developments and a more efficient utilization of public facilities in exchange for public benefits that achieve comprehensive plan goals. The PD can also be used to protect wetlands, floodways, and other critical areas from development. A PD is one that: permits diversity in the location and type of structures; promotes the efficient use of land by facilitating a more economical arrangement of buildings, streets, utilities, and land use; preserves as much as possible critical areas and natural landscape features; and reduces development impacts to adjacent neighborhoods through design and mitigation.
Designation of a property as a PD binds the property owners and their successors to the development described and depicted in the application, final development plan, and applicable development standards of this chapter. The PD designation confirms the PD is consistent with the purpose of and provisions for planned developments and the comprehensive plan, and provides the standards by which subsequent development permits, including building permits and subdivisions, shall be reviewed. All provisions, conditions and requirements of the final development plan shall be legally enforceable on the purchaser or any other person acquiring a lease or other ownership interest of any lot, parcel or tract recreated pursuant to the final development plan that depicts the PD.
A PD shall be reviewed according to the provisions for a Type III application process as described in EMC Title 14, Permit Review Procedures, except as otherwise provided for in this chapter.
There are established by this chapter two types of planned developments, as identified below. Unless otherwise specifically stated, all provisions of this chapter shall apply to both types of planned developments.
(1) Residential Planned Development (RPD). This is a PD devoted solely to full-time residential uses. It is intended to promote more economical and efficient use of the land, while providing a harmonious variety of housing choices within a single residential project.
(2) Mixed Use Planned Development (MUPD). This is a PD that is intended to provide for a variety of different residential, recreational and retail commercial land uses within a single development area. It is intended to promote the mix of these uses in an integrated, coordinated and comprehensively designed development project that offers a high level of urban amenities and preserves the natural and scenic qualities of open spaces and critical areas. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.015 Where permitted – Permitted uses.
Planned developments, when approved in accordance with all applicable codes and this chapter, are established as a development permit and, as such, do not reclassify the existing zoning district designation.
(1) An RPD may be permitted within any residential zoning district located within the Entiat urban growth area, provided it is consistent with the comprehensive plan and the minimum project size of three acres.
(2) An RPD may include the following uses, which uses shall be specifically identified and approved in the development permit application review and approval process:
(a) A combination of residential dwellings such as single-family attached, single-family detached, modular homes, duplexes, townhouses, condominiums and other similar dwellings in accordance with this chapter and the Entiat zoning code;
(b) Manufactured homes are also allowed to be part of an RPD; however, the placement of manufactured homes shall be specifically included and approved as part of the initial development permit application;
(c) Accessory uses specifically designed to meet the needs of the residents of the RPD such as garages, carports, personal and recreational vehicle storage, and other similar noncommercial uses; and
(d) Developed recreational facilities for the residents of the RPD, such as clubhouses, tennis or racquetball courts, ball fields, trails, sports fields, spa facilities, horse arenas and riding academies, parks, undeveloped recreational areas, open space areas and other similar type uses.
(3) An MUPD may be permitted in the MTR, W-T, and W-B districts, provided it is consistent with the comprehensive plan and provided the minimum project size shall be three acres.
(4) An MUPD may include the following uses, which uses shall be specifically identified and approved in the development permit application review and approval process:
(a) A combination of residential dwellings such as single-family attached, single-family detached, modular homes, duplexes, townhouses, full-time and timeshare condominiums and other similar dwellings in accordance with this chapter and the Entiat zoning code;
(b) Accessory uses specifically designed to meet the needs of the residents of the MUPD such as garages, carports, personal and recreational vehicle storage, and other similar noncommercial uses;
(c) Developed recreational facilities, such as clubhouses, tennis or racquetball courts, ball fields, trails, sports fields, spa facilities, horse arenas and riding academies, parks, undeveloped recreational areas, open space areas and other similar type uses;
(d) Hotels, motels, guest ranches, and other similar resort facilities with a primary focus on visitor accommodations and recreational opportunities that capitalize on the area’s natural environment and amenities; and
(e) Accessory uses specifically designed to meet the needs of the users of the MUPD such as resort-related retail sales, microbreweries, wineries, restaurants and drinking establishments, personal services, game, card and arcade rooms, exercise facilities, etc.
(5) The percentage of commercial acreage in an MUPD shall be limited to 10 percent of the total acreage for projects under 20 acres, and five percent of the total acreage for larger projects. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.018 Concurrent review.
When a PD requires a binding site plan, subdivision, conditional use permit, shoreline permit, or other land use permits, they shall be processed concurrently. (Ord. 858 § 25, 2023)
18.38.020 Protection of critical areas – Provision of on-site recreation.
The following standards apply to both an RPD and an MUPD:
(1) Where critical areas exist on a site subject to a PD, the benefits derived from the PD, including without limitation decreased lot sizes and increased densities as provided for in this chapter, shall be achieved in exchange for a dedicated protection of another portion of the property containing critical areas; provided, that:
(a) The critical areas to be protected are dedicated for the life of the development, and all rights for development are traded in exchange for the rights to derive benefits from the PD process;
(b) Critical areas protected by trading development density shall be protected from encroachment and maintained free of fill material, building and construction wastes, yard wastes and other debris that would diminish the property characteristics that the dedication was intended to protect. The PD shall provide a long-term habitat management and maintenance plan to ensure the protection and management of the critical area into the future. Any use of the critical areas on site shall be governed by the Entiat critical areas code, Chapter 17.10 EMC;
(c) Where critical areas within the development account for less than 25 percent of the overall area of the development, additional on-site recreation and open space areas, as provided for in this chapter and in the applicable zoning code provisions, shall be provided in addition to retention of critical areas in an amount that achieves a total area in critical areas/open space/on-site recreation use of at least 25 percent.
(2) Where no critical areas exist on a site subject to a PD, the benefits derived from the PD, including without limitation decreased lot sizes and increased densities as provided for in this chapter, shall be achieved in part in exchange for a dedication of another portion of the property as on-site recreation and/or open space areas, consistent with the provisions of this chapter and other applicable sections of the zoning code, that total at least 25 percent of the overall development; provided, that:
(a) The on-site recreation may include a combination of natural areas, parks, landscaped areas, trails, and/or visual corridors that provide suitable contiguous useable space;
(b) The on-site recreation area/areas are dedicated for the life of the development, and all rights for development are traded in exchange for the rights to derive benefits from the PD process. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.025 Dedicated lands.
All lands dedicated for the preservation of critical areas, creation of open space or establishment of recreation facilities shall be protected for the life of the development by recorded covenants, approved by the city, which restrict uses to only those specified in the approved planned development site plan and provide for the maintenance of the open space in a manner which assures its continuing use for the intended purpose. Dedicated open space may be held in common interest by all of the property owners within the planned development, a public or private entity empowered to manage and maintain the open space, or by other appropriate legal measures that ensure the continuation of the open space/recreation areas. Restrictions shall be placed upon the title to all dedicated areas and on the face of the subdivision, short subdivision, or binding site plan indicating that:
(1) All land uses and development shall be limited to the stated purpose of the dedicated property.
(2) If the open space/recreation areas are held in common interest by all of the property owners within the planned development, then all property owners within the planned development shall be mutually responsible for the maintenance and preservation of the dedicated lands. Enforcement shall be subject to EMC Title 8, Health and Safety.
(3) Dedicated lands shall be maintained free of any liens or encumbrances that could interfere with the stated purpose of the dedication. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.035 Density credits.
The following standards apply to both an RPD and an MUPD:
(1) The maximum number of dwelling units permitted per acre for a PD shall be determined by utilizing the maximum density levels established by the comprehensive plan and zoning regulations, and the amount of public benefit or design elements provided within the proposed development.
(2) Additional density shall be achieved by incorporating at least 11 of the following 20 items into the design and construction of the PD:
(a) The applicant may use a design/development team that at a minimum consists of a licensed architect, engineer, surveyor, landscape architect, and licensed building contractor throughout the design and construction phases of the project.
(b) On-site stormwater drainage retention facilities are integrated as usable recreation areas with a slope ratio not exceeding four units horizontal to one unit vertical.
(c) Where a PD is proposed along an existing transit route, transit stops and the construction of shelters, pull-outs and other associated transit systems may be integrated into the project.
(d) Trees may be planted adjacent and along the entire frontage of public and/or private street rights-of-way on the property being developed. Planting areas shall be a minimum of five feet in width and consist of a minimum of 60 percent deciduous trees at least six feet high at the time of planting on no greater than 40-foot centers. Suitable ground cover including grasses and/or low growing shrubs to complement the trees shall also be provided.
(e) At least two covered parking spaces may be provided for all residential dwelling units. Covered parking shall be in the form of carports, garages, or above/below ground parking garages.
(f) Where a proposed PD consists of more than 10 units, parking areas should be kept to small groups of 10 to 20 spaces and interspersed with landscaping, recreation features, structures, or other similar uses when applicable.
(g) Provisions may be made for bicycle, pedestrian and/or natural trail systems, the majority of which are physically and functionally separated from motor vehicle traffic by a distance of 10 feet or more. Separation may include such features as landscaping, undulated berms, natural features, topography, open space, or other similar features. Trail systems shall encompass the entire development and may be incorporated as part of the on-site recreation required. The trail system components shall connect all public open space, drainage ways, shoreline areas and other trail systems designated in the comprehensive plan. Trail system components shall be a minimum of 10 feet wide and improved with an all-weather surface suitable for the type of trail proposed.
(h) Natural drainage ways may be incorporated into the overall PD design and left undisturbed or enhanced with native ornamental landscaping when applicable.
(i) Significant existing natural features may be maintained on the site including, without limitation, topography, significant tree stands, or particularly noteworthy trees, viewpoints or other important natural features found on site.
(j) The PD project may contain a facility for a child day care center, pursuant to applicable provisions of the Entiat zoning code. The day care facility shall be of sufficient size to serve the projected demand for such services generated by the project.
(k) Significant recreational areas may be developed and equipped with such features as swimming pools, tennis courts, commercial grade playground equipment, community centers or other significant features.
(l) At least 25 percent of the site may incorporate duplex, multifamily or zero-lot-line dwelling units.
(m) Where a proposed PD incorporates the development of duplexes, multifamily units and zero-lot-line lots, disperse their locations throughout the PD.
(n) Solar design and access considerations may be incorporated into the design of the development and proposed buildings. This may include using topographical features of the development, siting criteria for structures, or specific structure design requirements for solar use.
(o) Accessory features such as benches, trash cans, tables and other similar attributes to enhance the character of the open space or other features may be provided in the development. This shall not include primary garbage disposal areas. Trash cans shall be 42 inches high with a total radius of two feet or less. The accessory features shall be consistent with the overall design of the development.
(p) An area may be designated and developed with each PD phase for the storage of personal property and/or recreational vehicle storage. Storage areas shall be sized and designed for the sole use by the residents within the development. Common features shall include perimeter landscaping to screen them from view, accessibility to all residents, minimal lighting, and similar architectural features as the proposed residential structures. Signs for advertising purposes are prohibited.
(q) Pedestrian access, open space and recreation amenities may be provided and incorporated into the PD, when the PD adjoins cultural/historical sites or water bodies such as ponds, creeks, rivers or lakes, when applicable.
(r) Landscape decks/garden porches may be incorporated into the design of all duplexes and multifamily units.
(s) The PD incorporates Firewise concepts into the development plan.
(t) The PD may incorporate some other unique site and/or design features not listed above that distinguish it from a typical subdivision. The hearing examiner shall determine the applicability and appropriateness of this provision during the review process for each PD.
(3) In no case shall the overall density of the PD exceed the following:
(a) Eight units per acre in the R-L district.
(b) Fourteen units per acre in the R-M district.
(c) Twenty-four units per acre in the R-H district.
(d) Eight units per acre in the MTR district.
(e) Where allowed by the particular zoning district, the density of a manufactured home park shall not exceed six units per acre. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.040 Application.
The application for all PDs shall include the following:
(1) A preliminary site plan with:
(a) All information required on a preliminary plat, preliminary short plat, or binding site plan, if required;
(b) The location of all existing and proposed structures, streets, trails, off-street parking facilities, common spaces, parks and open spaces, critical areas, and other features;
(c) A conceptual landscape plan indicating the location of existing vegetation to be retained, location of vegetation landscaping structures to be installed, the type of vegetation by common name and/or botanical designation, the installed and mature height of all vegetation;
(d) Proposed location of all utility, street and stormwater drainage infrastructure that indicate the facilities, layout and capacities necessary to serve the entire PD.
(2) A preliminary development plan which includes a description of the:
(a) Overall design concept;
(b) A preliminary description or conceptual drawings of the proposed building(s) with exterior finish material and colors, the type and location of all exterior lighting, signs and accessory structures;
(c) Planned features of the development;
(d) Measures taken to meet the purposes of the PD;
(e) The proposed sequence and timing of development;
(f) The provisions of ownership and management when developed; and
(g) Covenants or other controls which might influence the development, operation or maintenance.
(3) After receiving a complete PD application and following all public notice requirements within EMC 14.08.037, the hearing examiner shall hold a public hearing to consider the proposed PD. The hearing examiner may approve the preliminary PD as proposed, approve the preliminary PD with changes and/or conditions, or deny the application.
(4) The preliminary PD shall not be approved by the hearing examiner unless adequate provision is made in the PD for such drainage ways, roads, alleys, easements for any purpose including water, sewer, or other utilities, fire, police, access control, and other public safety facilities, parks, playgrounds, sites for schools, school grounds, and other general purposes as may be required to protect the public health, safety, and welfare. (Ord. 858 § 25, 2023)
18.38.045 Final approval.*
Following approval of the preliminary PD by the hearing examiner, the applicant shall have 24 months to submit for approval of the final development plan from the administrator.
(1) One bound paper copy and one PDF copy of the final development plan shall be submitted to the city for approval. A final development plan shall include:
(a) A final site plan with:
(i) The location of all existing and proposed lot lines, easements, rights-of-way, structures, streets, trails, off-street parking facilities, common spaces, parks and open spaces, critical areas, and other features;
(ii) A final landscape plan indicating the location of existing vegetation to be retained, location of vegetation landscaping structures to be installed, the type of vegetation by common name and/or botanical designation, the installed and mature height of all vegetation;
(iii) The locations of all proposed utility, street, and stormwater drainage infrastructure; and
(iv) Space for the dated approval signature of the administrator.
(b) Overall design concept;
(c) Schematic plans and elevations of the proposed building(s) with exterior finish material and colors, the type and location of all exterior lighting, signs and accessory structures;
(d) Planned features of the development;
(e) The sequence and timing of development;
(f) The documents of the owners’ association, bylaws, deeds, covenants and agreements governing ownership, maintenance and operation of the PD; and
(g) A cover sheet with the project name, number, date of hearing examiner approval, and space for the dated approval signature of the administrator.
(2) After final approval by the administrator, the owner shall be authorized to begin site development in strict accordance with the approved development plan and conditions of approval.
(3) If not submitted with the final development plan, final approval for subdivisions, short subdivisions, and binding site plans shall be issued pursuant to EMC Title 14, Permit Review Procedures, and EMC Title 16, Subdivisions, and shall be consistent with the approved final development plan. (Ord. 858 § 25, 2023)
*Code reviser’s note: This section, as set out by Ord. 858, was originally numbered EMC 18.38.040. It has been editorially renumbered to avoid numerical duplication.
18.38.050 Project description.
Repealed by Ord. 858. (Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.060 Common property ownership.
PD covenants shall include a provision whereby unpaid taxes on all property owned in common shall constitute a proportioned lien on all property of each owner in common. The city may require that it be a third-party beneficiary of certain covenants with the right but not obligation to enforce the same. (Ord. 858 § 25, 2023)
18.38.070 Phased developments.
A PD may be divided into phases or divisions of development, numbered sequentially in the order construction is to occur. The time line for the phased development shall be described in the development plan. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.080 Required certificates and approval.
Repealed by Ord. 858. (Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.090 Recording required.
Repealed by Ord. 858. (Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.095 Minor adjustments and amendments.
(1) Minor adjustments to an approved PD shall be reviewed according to the provisions for a Type II permit as provided for in EMC Title 14, Permit Review Procedures. Minor adjustments are characterized by those which may affect the precise dimensions or siting of buildings or lot lines, but which do not: affect the type, character and/or architectural style of buildings; increase the total amount of building floor area; increase the number of dwelling units; decrease or substantially change the location of required buffers; decrease the amount of required parking; decrease on-site recreation or open space areas and/or increase the number of points of ingress and egress to the site.
(2) Modifications that exceed the conditions of a PD approval, are inconsistent with the intent of the approved PD, and/or are not minor adjustments, as determined by the city, shall be considered a request for a major revision to the PD and shall be reviewed and approved in accordance with the procedures of this chapter as a new application. The new application shall be reviewed according to the applicable regulations in effect at the time of the new application. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.100 Expiration.
(1) An approved preliminary PD expires unless final approval of the development plan is obtained from the administrator within two years from the date of preliminary approval.
(2) For a final PD that includes phases as permitted by this chapter and approved in the development plan, the PD shall expire unless implementation permits, including subdivision or building permits, for each phase are obtained within the time limits identified in the phasing plan.
(3) For a final PD that does not include phases, the PD shall expire if implementation permits, including subdivisions or building permits, are not obtained within five years of final development plan approval, or a time line approved by the hearing examiner.
(4) Minor revisions to the phasing schedule of a PD that has not expired pursuant to this section may be granted by the city, provided the schedule is consistent with the overall time frame anticipated for build-out of the PD.
(5) An applicant who files a written request with the city within 30 days before the expiration date of a preliminary or final PD shall be granted a one-year extension upon a showing of a good faith effort to file the final development plan or obtain implementation permits. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.110 On-site recreation and/or open space design requirements.
The following are minimum design requirements for PDs that incorporate on-site recreation and/or open space:
(1) The following areas shall not be calculated in whole or in part as a portion of the required on-site recreation or open space:
(a) Public and/or private streets, parking lots and storm drainage, except as specifically enumerated within this chapter;
(b) Slopes in excess of 45 percent, geologically hazardous areas, water bodies, and/or submerged or marshy/boggy land, except that these areas may be used to satisfy a maximum of 50 percent of the open space requirements.
(2) The location, shape, size and character of the open space shall be configured appropriate to the scale and character of the planned density, expected population, and topography of the area. On-site recreation areas shall be centrally located in the development and designed for active and passive recreation unless otherwise approved by the hearing examiner.
(3) A minimum of 60 percent of the on-site recreation or open space shall be concentrated and/or connected into large usable areas. The remaining 40 percent may be designated as buffers, entry features, recreation facilities, streetscape, and/or used for a natural trail system or other uses approved by the hearing examiner.
(4) On-site recreation areas or open space may contain such complementary structures and improvements as are necessary and appropriate for the benefit and enjoyment of residents of the PD; provided, that the building coverage of such buildings or structures shall not exceed 50 percent of the minimum on-site recreation or open space required.
(5) At least 60 percent of the on-site recreation area or open space required shall be reasonably level to accommodate active recreational uses with slopes no greater than 15 percent. On-site recreation areas shall be located on a public or private street with a minimum frontage width of 30 feet if the site is two acres or less in size and 60 feet of frontage width for areas larger than two acres. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)
18.38.120 Minimum development standards.
Within an RPD and an MUPD, the following minimum standards shall apply:
(1) Yard, Setback, and Width Requirements. The minimum yard, setback, and width requirements otherwise applying to the development in the zoning district may be modified from the standards of the district, provided:
(a) The entire boundary of the proposed PD shall have a 20-foot setback from any adjacent parcels or public rights-of-way, forming a space buffer around the perimeter. The minimum front yard setback within the interior of the PD shall not be less than 15 feet. Interior yards and setbacks shall be as approved on the PD binding site plan and each development will be reviewed to ensure adequate provision of light, air and life safety for all structures.
(b) All buildings that are not attached or do not have common walls shall be separated by a minimum distance of 10 feet.
(c) Each lot utilized for residential purposes shall have a minimum width of not less than 20 feet on an interior public or private street. Lots located on an exterior perimeter street shall comply with the normal minimum lot width of the district.
(2) Minimum Lot Size. The minimum lot size within a PD may be modified from the normal standards of the district, and reduced by 35 percent of the district requirement unless located on an exterior perimeter street. Lots located on the exterior perimeter boundary or along an exterior street of the PD shall be reduced by not less than 10 percent of the normal minimum lot size requirement of the zoning district. Regardless of reduced minimum lot sizes, at no time shall the overall density of the development exceed the maximum densities identified in this chapter.
(3) Maximum Lot Coverage. The maximum lot coverage may be increased by 25 percent of the normal district requirement.
(4) Maximum Building Height. The maximum building height within a PD shall be the same as permitted in the district. The maximum building height within a MUPD shall be proposed and approved during the review and approval process, but in no case shall building heights exceed 60 feet. Whenever possible, development of the PD shall be designed to maximize views for each dwelling unit and to ensure that the views of surrounding properties have been considered.
(5) Landscaping. Landscaping shall be required at entries into a PD, for on-site recreation areas and facilities, and in conjunction with multifamily complexes. Natural landscape features including existing trees, shrubs and ground cover, drainage ways, rock outcroppings, and slopes shall be preserved to the greatest extent possible.
(6) Buffer. A screening buffer shall be required when a PD has a density and/or intensity greater than that allowed within the applicable zoning district. The buffer shall include a combination of additional landscaping, fencing, increased setbacks and/or other alternatives that mitigate impacts to adjacent properties.
(7) Parking Requirements. Parking shall be provided in the same ratio as required for the district and shall meet the minimum provisions established in Chapter 18.46 EMC and the following:
(a) For each 10 multifamily dwelling units, four additional parking spaces shall be required for visitor parking when on-street parking is unavailable. Special considerations may be given to low traffic generators such as senior citizen or assisted living housing.
(b) Additional parking/storage areas shall be required for recreational vehicles (RVs) such as campers, boats, trail bikes, motor homes and other similar vehicles unless these types of vehicles are precluded by the developer in the form of covenants or other restrictions, approved by the director. When 30 or more dwelling units are proposed, one parking space shall be provided for every 10 dwelling units. The size of the parking/storage area shall be based on the following:
(i) Parking/storage stalls. Minimum of 10 feet wide by 28 feet long;
(ii) Access driveway. Minimum of 30 feet in width;
(iii) Parking/storage lot. The minimum area requirement for each space, together with access and maneuvering area, shall not be less than 700 square feet.
(8) Special Areas. A PD that is adjacent to any lake, river, drainage or other waterway shall provide pedestrian or vehicular access in accordance with the Entiat critical areas code, Chapter 17.10 EMC.
(9) Unit Lot Development. When individual unit lots are proposed for townhouses, duplexes, detached single-family, or other similar housing types, the development standards do not need to be met for each individual unit lot. Instead, the development standards apply to the parent parcel as a whole.
(10) Flexible Standards. A PD may allow development standards different from those imposed under the Entiat zoning code and this chapter, except as provided in the applicable district in relation to permitted uses and provided a clear description of the approved development standards is provided with the development plan that is approved pursuant to EMC 18.38.040. Any approved development standards that differ from that otherwise required by the city shall not require any further zoning district reclassification, variance from the Entiat zoning code or other city approval apart from the PD and any subsequent, associated construction plan approvals. The development standards as approved through the PD shall apply to and govern the development and implementation of each PD site in lieu of any conflicting or different standards or requirements elsewhere in the city’s zoning code. (Ord. 858 § 25, 2023; Ord. 735 § 1 (Exh. A), 2012; Ord. 720 § 1 (Exh. A), 2011; Ord. 701 § 1 (Exh. A), 2009; Ord. 673 § 1 (Exh. B), 2007; Ord. 607 § 1, 2003)