Chapter 20.40


20.40.000    Planned developments.

20.40.005    Description and purpose.

20.40.010    Permitted uses – PDRs.

20.40.015    Permitted uses – PDCs.

20.40.020    Commercial leasing prohibited – Clustering of sex offenders and felons in PD zone.

20.40.025    Development and performance standards.

20.40.030    Preapplication procedure.

20.40.035    Master site plan required.

20.40.040    Master site plan review.

20.40.045    Master site plan criteria.

20.40.050    PD zone projects located outside of city limits.

20.40.060    Pre-existing planned developments.

20.40.000 Planned developments.

The following types of planned developments may be considered when permitted in a particular zone district:

PDR    Planned residential development

PDC    Planned community development

(Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997; Ord. 2147 Exh. A, 1987).

20.40.005 Description and purpose.

Planned developments are intended to provide for high quality development projects where site design and use flexibility is desirable to allow for more creative and imaginative designs and to better meet the goals, objectives and policies of the comprehensive plan than would generally be possible under conventional zoning and/or subdivision regulations. The standards contained herein are intended to apply to projects proposed as planned developments when allowed within a particular zone. It is highly desirable to consider a planned development project in those areas containing difficult physiographic characteristics or desirable environmental features, or where such design flexibility would be useful in reducing potential land use conflicts between the prospective development and neighboring uses. In addition to this intent, each PD has its own specific and unique intent as follows:

(1) PDR Planned Residential Development. A PDR is intended to promote more site sensitive and efficient use of the land, while providing a harmonious variety of housing choices within a single residential project and offering a higher level of urban amenities such as recreational facilities, open spaces and attractive architecture than typically provided in a development built to conventional zone standards. It is expected that, among other elements, the lot layout, street alignment and unit configuration for projects developed under the PDR standards would be distinct from those typically developed in conventional residential development. (See following figures for representative PDR project design elements).

(2) PDC Planned Community Development. A PDC is intended to provide for a mix of different land uses, such as single-family residential, multiple-family residential, professional offices, commercial centers or industrial parks, integrated into a coordinated and comprehensively designed development project that offers a high level of urban amenities and preserves the natural and scenic qualities of open spaces.

Conceptual Lot Layout
Prototypical Planned Residential

Conceptual Lot Layout
Prototypical Single-Family Residential Development

(Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997; Ord. 2147 Exh. A, 1987).

20.40.010 Permitted uses – PDRs.

The following uses are permitted for all PDRs in accordance with and subject to the approval of a master site plan pursuant to this chapter:

(1) Residential dwellings including single-family homes and designated manufactured homes permitted on or after July 1, 2005, with permanent concrete or masonry block foundations, duplexes, apartments, condominiums, townhouses, senior housing facilities or other group of dwellings; and accessory buildings and uses customarily incidental to residential uses. Designated manufactured homes are subject to the following requirements:

(a) The manufactured home shall be new;

(b) The manufactured home shall be set upon a permanent foundation, as specified by the manufacturer, and the space from the bottom of the home to the ground shall be enclosed by concrete or an approved concrete product which can be either load bearing or decorative and shall be sufficient to resist wind and seismic lateral forces as well as the gravity loads as specified in the International Residential Code;

(c) The manufactured home shall comply with all design and zoning standards applicable to all other homes within the neighborhood in which the manufactured home is to be located;

(d) The manufactured home shall be thermally equivalent to the state energy code; and

(e) The manufactured home otherwise meets all other requirements for a designated manufactured home as defined in RCW 35.63.160;

(f) The roof shall be designed to support 25 pounds per square foot in conformance with the International Building and Residential Codes; and

(g) Light and ventilation in manufactured homes shall meet the requirements of Section R303 of the International Residential Code;

(h) All manufactured homes set on property as permitted by subsection (1)(b) of this section shall be deemed an improvement and attach to real property for purposes of applying property taxes.

(2) Active recreation facilities intended for the use of residents and their guests only, including, but not necessarily limited to, swimming pools, saunas, tennis courts and exercise rooms;

(3) Home occupations as regulated by Chapter 20.75 PMC;

(4) Temporary uses as regulated by Chapter 20.70 PMC;

(5) Any conditional use allowed within the underlying zone. (Ord. 2828 § 4, 2005; Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997; Ord. 2147 Exh. A, 1987).

20.40.015 Permitted uses – PDCs.

The following uses are permitted for all PDCs in accordance with and subject to the approval of a master site plan pursuant to this chapter:

(1) All uses permitted in a PDR;

(2) Professional offices and services;

(3) General commercial uses;

(4) Public service uses;

(5) Business park uses;

(6) Commercial recreation uses;

(7) Road service uses;

(8) Community facility uses;

(9) Limited manufacturing uses;

(10) Hazardous waste treatment and storage, on-site. (Ord. 2866 § 5, 2006; Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997; Ord. 2165 § 4, 1988; Ord. 2147 Exh. A, 1987).

20.40.020 Commercial leasing prohibited – Clustering of sex offenders and felons in PD zone.

No owner, occupant, or other person or entity in control of a dwelling shall knowingly lease to or allow two or more persons to reside in a dwelling located in a PD zone when such persons are required to register as a sex offender pursuant to RCW 9A.44.130 and/or have been convicted of any of the following offenses: a serious violent offense as defined in RCW 9.94A.030(45), a violent offense as defined in RCW 9.94A.030(54), residential burglary (RCW 9A.52.025), burglary 2 (RCW 9A.52.020), malicious mischief 1 (RCW 9A.48.070), or theft 1 (RCW 9A.56.030). (Ord. 3044 § 7, 2013).

20.40.025 Development and performance standards.

(1) Minimum Project Site Area. No project site area shall be less than two acres for properties proposed for development as a PDR and three acres for properties proposed for development as a PDC.

(2) Building Development Standards. All yard setbacks, building heights, lot coverages and floor area ratios shall be subject to those established on the approved master site plan, or if not specified shall default to the standards of the underlying zone. The following guidelines shall apply to all PDs also proposed for subdivision into individual building lots:

(a) Residential buildings should have their main entrances oriented towards the adjoining street.

(b) Front yard setbacks to the main entrance of residential structures should be no greater than 15 feet.

(c) Garages should be oriented with diminished garage doors, and shall meet the performance standards listed below.

(i) At least 25 percent of garages shall be located within rear yards and accessed via an alley; or

(ii) Accessed from the side and oriented perpendicular to the street, where the street-facing facade is finished with a window or other architectural features; or

(iii) Accessed via a shared driveway serving a minimum of two units and set back at least five feet from the front door of the home; or

(iv) Detached and set back at least 10 feet from the front door of the home; and

(v) All other garages shall be set back at least five feet from the front door of the home.

(d) Three-car garages are allowed on lots only where the lot size equals that of the underlying zone.

(e) Any street-facing garage should be located no closer than 20 feet to a front property line.

(f) Spacing between buildings shall be a minimum of 10 feet between multiple-story buildings and five feet between single-story buildings.

(g) There shall be a minimum 15-foot building setback between the perimeter of all PD developments and adjoining properties.

(h) For planned residential developments in RS-35, RS-10, RS-08 and RS-06 zone districts, the maximum floor area ratio shall be 0.65; for PDRs in the RS-04 zone district the maximum floor area ratio shall be 0.70.

(3) Lot Development Standards. All individual lot widths, lengths, sizes and similar lot configurations shall be subject to those established on the approved master site plan.

(a) In order to minimize undesirable impacts of the PD on adjacent properties, lot sizes along common boundary lines with other residential zones shall be no less than 75 percent of the minimum lot size of the adjacent residential zone. If the adjacent residential zone is also a PD, the minimum lot sizes along common boundary lines shall be no less than 75 percent of the perimeter lots of that adjacent PD.

(b) Curb cuts should not exceed more than 30 percent of total street frontages internal to the development, but shall not exceed 50 percent of any individual lot frontage.

(4) Open Space.

(a) Required common open space shall comprise at least 25 percent of the total gross parcel area, excluding public streets.

(b) Within this required 25 percent open area, an area equivalent to at least five percent of the total gross parcel area shall be devoted to amenity areas for active use by residents in all projects containing residential uses. Such active amenity area(s) shall be located in a central area of the project site with convenient access to residents. The amenity area(s) shall be of a size and configuration so as to accommodate a variety of active and passive recreational functions for residents, with the overall intent of consolidating amenity areas to avoid fragmented areas of marginal utility. Said active outdoor space shall not entirely consist of concrete or other hardscape.

(c) Those projects which provide each residential unit with at least 500 square feet of private open space immediately contiguous to the unit and separate from the private open space for any other unit may reduce the overall common open space requirement to 10 percent of the total gross parcel area, excluding public streets. Those projects providing this lesser 10 percent common open space shall still be subject to the requirement that at least five percent of the total parcel area be devoted to amenity areas for active use by residents. Such amenity areas shall also meet the standards cited in subsection (4)(b) of this section.

(d) The required common open space shall be considered a minimum percentage of a particular site. All such open space shall be kept free of litter and shall at no time constitute a health, safety, fire or flood hazard.

(e) Public Park Option. The city’s parks, recreation and open space (PROS) plan analyzes areas underserved by public park space. If the entire project area of a proposed PDR or PDC is outside of the service area for neighborhood parks, the project may be eligible for a density bonus of 50 percent if all of the following conditions are met:

(i) The project proponent integrates into the PDR or PCD a public neighborhood park space that meets the city’s minimum size for a neighborhood park in accordance with the size and design standards in the PROS plan at the time of application.

(ii) The project proponent shall work directly with Puyallup parks department staff to create a preliminary design and amenity package for the park space. The project proponent shall present the preliminary design to the Puyallup parks advisory board and receive input/feedback to further refine the park design. City staff will further analyze the park site design based on current park and recreation needs for the service area.

(iii) The proponent must hold at least one neighborhood meeting with surrounding property owners (notification in accordance with standards for the underlying permitting for the project). The proponent must also hold an open public hearing with the Puyallup parks advisory board to receive final design approval for the park space.

(5) Required Landscaping. Required yards for individual lots shall be landscaped. The project landscape architect shall provide sample landscape plans for each residential lot on the preliminary and final landscape plans; each lot shall contain at least two PNW native evergreen conifer trees in suitable yard locations. Such sample landscape plan shall be shown on the building permit site plan for each lot. All such required landscaping shall be maintained in a neat manner.

(6) Required Parking. All uses shall provide off-street parking as required by Chapter 20.55 PMC, unless otherwise approved on the master plan. Where landscaping is required for off-street parking areas, such landscaping shall be in addition to the minimum percent of open space required by subsection (4) of this section. However, parking lot landscaping which exceeds the minimum landscaping requirements of this title may be considered as meeting the open space requirements of subsection (4) of this section.

(7) Signs. All signs located within planned developments shall comply with the provisions of Chapter 20.60 PMC or shall be as approved on the master plan.

(8) Outdoor Storage of Materials. The outdoor storage of materials, including but not limited to lumber, auto parts, household appliances, pipe, drums, machinery or furniture shall not be permitted. The storage of vehicles, such as motorcycles, automobiles, boats and farm equipment for retail sale, where such retail sale is permitted by the provisions of this chapter, shall not be subject to the provisions of this subsection.

(9) Exterior Mechanical Devices. Large mechanical equipment shall be screened from surrounding residentially zoned properties and public rights-of-way. Minor utility equipment, such as small generators, utility meters, air conditioners, or junction boxes, which are less than three and one-half feet in height, shall be exempt from screening requirements. Alternative methods for screening may include the use of building or parapet walls, sight-obscuring fencing and/or landscaping, equipment enclosures, consolidation and orientation of devices towards the center of the rooftop, and/or the use of neutral color surfaces.

(10) Outdoor Lighting. Outdoor lighting and aerial-mounted floodlighting shall be shielded from above in such a manner that the bottom edge of the shield shall be below the light source. Said lighting shall be shielded so that the direct illumination shall be confined to the property boundaries of the light source. Ground-mounted floodlighting or light projection above the horizontal plane is prohibited between midnight and sunrise.

(11) Swimming Pools. All swimming pools having a depth of 12 or more inches shall maintain a protective fence, wall or enclosure not less than six feet in height, with no opening greater than four inches wide and equipped with a self-closing gate surrounding said pool. Hot tubs or other manmade water bodies shall maintain a similar enclosure or shall be covered when not in use so as to prevent access to the water.

(12) Trash Receptacles. Trash receptacles having a capacity in excess of one cubic yard shall be screened from view from adjacent properties and public rights-of-way.

(13) Limited Density Transfer from Critical Area Buffers. The city shall allow transfer of density for residential uses from critical area buffers to noncritical area portions of the same site; provided, that the resultant density calculated on the noncritical area land does not exceed 125 percent of the maximum developable density from that land otherwise allowed under zoning. (Ord. 3119 § 37, 2016; Ord. 3073 § 23, 2014; Ord. 2859 § 2, 2006; Ord. 2683 § 1, 2001; Ord. 2570 § 1, 1998; Ord. 2511 § 1, 1997; Ord. 2454 § 1, 1995; Ord. 2346 § 1(10), 1993; Ord. 2147 Exh. A, 1987).

20.40.030 Preapplication procedure.

Prior to submitting an application for PD approval, the applicant or prospective developer shall request a preapplication meeting to obtain information and guidance regarding a master site plan, the requirements of this chapter and the recommendations of the comprehensive plan that are applicable to the property. (Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997; Ord. 2147 Exh. A, 1987).

20.40.035 Master site plan required.

No property shall be developed under the provisions of this section, unless a master site plan has been reviewed and approved by the hearing examiner. Said master site plan shall contain at least the following:

(1) The boundaries of the project site area;

(2) Significant natural features including critical areas, topographical contours, forested areas and/or significant trees, and water bodies. Topographic information should also indicate preliminary grading contours;

(3) The gross land area of the development, the zoning classification thereof and the zoning classification and land use of the area surrounding the proposed development, including the location of structures and other improvements;

(4) A development site plan identifying the location, number and types of uses to be included in the development;

(5) The location, dimensions, and improvement characteristics of all proposed streets, trails, open areas, parking facilities;

(6) Plans and elevations of buildings and structures sufficient to indicate the architectural style, building materials and construction standards;

(7) Specific development standards to be applied to the project, formatted into a table on the master site plan and final plat document(s), including maximum building heights, yard setbacks, lot coverage maximum, floor area ratio maximum, mix of garage types and lots where alternative garage designs are assigned (ex. “lot 18 shall be side loaded with a shared driveway approach,” etc.), an inventory of all individual lot sizes, and any other information or design standards relevant to the project approval which will dictate standards applied to the construction of homes in the project;

(8) A preliminary landscaping plan;

(9) Proposed development phasing if proposed;

(10) Open space calculations for common and private open space;

(11) Such other information as may be required to enable complete analysis and appraisal of the planned development. (Ord. 3119 § 38, 2016; Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997; Ord. 2454 § 1, 1995; Ord. 2268 § 33, 1991; Ord. 2147 Exh. A, 1987).

20.40.040 Master site plan review.

Upon submission of a master site plan concurrent with a conditional use permit, preliminary plat and/or rezone application, the community development director shall process the request in accordance with the provisions of this title. The hearing examiner shall concurrently review master site plans with conditional use permit, rezone and/or preliminary plat applications. Any decision of the examiner approving a master site plan shall constitute a final decision consistent with the criteria set forth in Chapter 2.54 PMC. Upon approval of a master site plan, the property shall be developed only in accordance with the approved master site plan, except that subsequent minor revisions which substantially comply with the overall approved master site plan may be approved by the community development director. (Ord. 2683 § 1, 2001; Ord. 2615 § 1, 1999; Ord. 2511 § 1, 1997; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.40.045 Master site plan criteria.

The following criteria shall apply to all PD-proposed development:

(1) Comprehensive Plan Compatibility. The development density and design shall be consistent with the goals, objectives and policies of the comprehensive plan.

(2) Density. The overall density of the project shall not exceed the maximum development density of the zone in which the PD is proposed.

(3) Preservation of Natural Features. Critical areas and other significant and desirable natural features such as steep slopes, drainage courses, unique stands of vegetation, riparian areas and water bodies are to be retained and integrated into the site design.

(4) Common Recreational Amenities. Common recreational facilities such as play fields, swimming pools, tennis courts, trails, saunas or exercise rooms should be included in the project site design in keeping with the scale and needs of the project.

(5) Common Architectural Theme. All buildings and structures in the project site area are to share a common architectural theme that ensures compatibility among interior land uses. This theme shall also be compatible or complementary with adjacent development, or shall be adequately screened or buffered from such adjacent development.

(6) Adjoining Land Use Compatibility. The project site design shall be laid out in a manner which ensures compatibility and harmony with adjoining land uses exterior to the subject project. Lot sizes along common boundary lines with other residential uses shall be at least 75 percent of the minimum lot size of the underlying zone.

(7) Streets. All public and private streets within the project site area shall comply with city design standards. (Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997; Ord. 2454 § 1, 1995; Ord. 2346 § 1(11), 1993; Ord. 2147 Exh. A, 1987).

20.40.050 PD zone projects located outside of city limits.

Residential developments located outside of the city limits seeking city water and/or sewer utilities pursuant to Chapter 14.22 PMC may be designed in accordance with the standards of this section. In such instances, all standards contained herein shall be met in the project design. The master site plan for such projects does not require city hearing examiner approval but is instead considered by city council as part of the pre-annexation utility extension request. Such projects shall comply with the density and design requirements of the city of Puyallup’s comprehensive plan. (Ord. 2683 § 1, 2001; Ord. 2511 § 1, 1997).

20.40.060 Pre-existing planned developments.

Planned development zones (PDR or PDC) approved under regulations in existence prior to December 31, 2000, shall continue to be regulated according to the regulations and standards in effect and/or imposed at the time of approval of the zone change and master site plan. (Ord. 2683 § 1, 2001).