Chapter 17.20


17.20.010    Planned area development defined.

17.20.020    Purposes of a planned area development.

17.20.030    General requirements of a planned area development.

17.20.040    Submittal requirements.

17.20.050    Review, approvals and filing of proposed planned area developments.

*    For statutory regulation of preliminary plats, see RCW 58.17.070. Prior ordinance: Ord. 622.

17.20.010 Planned area development defined.

A planned area development is an alternate form of subdivision and development regulation to provide a more flexible method of development of land. (Ord. 1524 § 5 (part), 1991).

17.20.020 Purposes of a planned area development.

The purposes of a planned area development are:

A.    To allow for creative development equal to or superior to traditional lot-by-lot development;

B.    To preserve open space, natural vegetation, water courses, wetlands, historic buildings and places, and other community values;

C.    To provide more efficient street and utility systems by clustering buildings;

D.    To provide for a variety of housing types in one development with architectural design compatibility;

E.    To provide integrated landscape development;

F.    To provide for the integration of new development into the existing community while protecting and preserving the values of the surrounding neighborhood;

G.    To provide for the development of mobile home parks, subject to the provisions of Chapter 8.10 of this code pertaining to mobile home park standards. (Ord. 1524 § 5 (part), 1991).

17.20.030 General requirements of a planned area development.

The general requirements of a planned area development are as follows:

A.    Minimum Size. Planned area developments may be located on a minimum of 2.5 acres of land in any zone and are subject to the use restrictions in that zone except as noted below.

B.    Permitted Modifications. All zoning and subdivision requirements may be modified in a planned area development in the interest of the expressed purposes above, except:

1.    Building height;

2.    Permitted use;

3.    Street setbacks on exterior streets in residential zones;

4.    Surveying standards;

5.    Engineering design and construction standards of public improvements;

6.    Requirements of this code; Chapter 8.10, Mobile Home Park Standards.

C.    Permitted Density. In single-family zones the permitted density in the zoning district may be developed with townhouses of equivalent environmental impact. The number of townhouses permitted shall be calculated as follows: Permitted single-family density x 1.43 = The number of permitted townhouses. The number of permitted townhouses shall be rounded to the nearest whole number.

D.    Multiple Zones. If a planned area development is proposed within two or more zones, the maximum number of dwelling units will be the total allowed in each zone combined. The permitted land uses of the more restrictive zone shall apply to the entire planned area development.

E.    Required Open Space. A minimum of twenty-five percent of the total area of the planned area development, not including dedications, driveways, parking areas, required street setbacks, yards and land occupied by buildings, must be open space or occupied by recreational structures such as swimming pools, game courts, and outdoor shelters. (Ord. 1524 § 5 (part), 1991).

17.20.040 Submittal requirements.

In addition to the requirements specified in Sections 17.12.010 through 17.12.040 as to preliminary and final plats, any proposed planned area development applications shall include a binding site plan, a project description and an associated document, as follows:

A.    Binding Site Plan. A binding site plan includes:

1.    The location of all proposed structures;

2.    A detailed landscape plan, indicating the location of existing vegetation to be retained, location of vegetation and landscaping structures to be installed, the type of vegetation by common name and taxonomic designation, and the installed and mature height of all vegetation;

3.    Schematic plans and elevations of proposed building samples of all exterior finish material and colors, and the type and location of all exterior lighting, signs and accessory structures.

B.    Project Description. The project description is a written explanation of the design concept, planned area development features, measures taken to meet the purposes of planned area development, the proposed sequence and timing of development, the provisions of ownership and management when developed and covenants or other controls which might influence the development, operation or maintenance of the planned area development.

C.    Associated Documents. Associated documents are and include the contents of the documents of the owner’s association, bylaws, deeds, covenants and agreements governing ownership, maintenance and operation of the planned area development. (Ord. 1524 § 5 (part), 1991).

17.20.050 Review, approvals and filing of proposed planned area developments.

A.    Review Process. The planned area development shall be reviewed and approved in the same manner as formal subdivisions are reviewed and approved.

B.    Time Limit. The preliminary plat and/or the binding site plan approval for the entire planned area development shall expire four years after preliminary approval.

C.    Phased Developments. If a planned area development is planned to be completed in more than two years from the date of preliminary plat/site plan approval, the planned area development will be divided into phases or divisions of development, numbered sequentially in the order construction is to occur. The preliminary plat site plan for each phase shall be approved separately.

D.    Divisions of Development. Each phase of a multi-phased planned area development shall meet all the requirements of a planned area development independently.

E.    Required Filing. In planned area developments not requiring a subdivision or dedication, a binding site plan and accompanying documents shall be filed with the county auditor, together with covenants running with the land, binding the site to development in accordance with all the terms and conditions of approval.

F.    Covenants. Planned area development covenants shall include a provision whereby unpaid taxes on all property owned in common shall constitute a proportionate lien on all property of each owner in common.

G.    Document Review. All covenants, agreements, bylaws, and other documents related to the planned area development shall be reviewed and approved by the city attorney before final approval of the planned area development is given. (Ord. 1524 § 5 (part), 1991).