Chapter 15.46
PLANNED RESIDENTIAL DEVELOPMENTS (PRDs)
Sections:
15.46.030 PRD is an overlay zone.
15.46.040 Where PRDs are permitted with a conditional permit.
15.46.060 Pre-application conference.
15.46.070 Submitting PRD application, related materials, and application fee.
15.46.080 Determination of completeness.
15.46.090 Notice of application.
15.46.100 Public hearing notice.
15.46.110 Criteria to be considered.
15.46.120 City planner review and recommendation.
15.46.130 Planning commission review and recommendation.
15.46.140 City council review and decision.
15.46.160 Completion security.
15.46.170 Maintenance security.
15.46.010 Purpose.
A. The purpose of this section is to provide flexibility in siting planned residential developments (PRDs) within the RS, GC, and M-1 districts in the city of Raymond.
B. It is further the purpose of this section to:
1. Create or preserve usable open space through design of and arrangement of structures;
2. Preserve to the greatest extent possible the natural characteristics of the subject property;
3. Encourage a variety of housing types; and
4. Provide for a maximum efficiency of streets and utility networks. (Ord. 1593, 1998)
15.46.020 Definition.
Planned residential developments (PRDs) are defined as developments including mobile home parks, multifamily housing, condominiums, and other alternative housing facilities. (Ord. 1593, 1998)
15.46.030 PRD is an overlay zone.
A. The regulations governing planned residential developments constitute an overlay zone and superimpose the PRD regulations on the underlying zoning district. When the regulations of the PRD and the underlying district differ, the PRD regulations must be followed.
B. Where the regulations of this chapter conflict with Chapter 16.28 RMC (Manufactured Mobile Home Parks), the regulations of this chapter will apply. (Ord. 1593, 1998)
15.46.040 Where PRDs are permitted with a conditional permit.
A PRD may be permitted with a conditional use permit in the following zoning districts:
A. RS Medium Density Residential district;
B. GC General Commercial district; or
C. M-1 Light Industrial district. (Ord. 1593, 1998)
15.46.050 PRD standards.
The following criteria shall be required for all PRD developments:
A. The development plan must be designed, prepared, and stamped by a registered engineer.
B. Density. “Units per net acre (net acreage)” means the acreage of a lot or parcel including streets and sidewalks, but not including any undevelopable acreage (e.g., critical areas) that may be on the lot or parcel):
1. Mobile home parks: seven units per net acre;
2. Multifamily housing: 20 units per net acre;
3. Condominiums: 20 units per net acre;
4. Other alternative housing facilities: to be determined on a case-by-case basis by the city council.
C. Lot Area Requirements.
1. PRD developments must be at least one acre;
2. Minimum size for individual mobile home spaces in a mobile home park: 4,000 square feet. This supersedes RMC 16.28.080.
D. Yard Requirements.
1. Front yard: 20 feet;
2. Side yard: 25 feet;
3. Rear yard: 25 feet.
E. Lot Coverage.
1. Maximum site coverage is 60 percent of the gross acreage, including storage buildings, parking, and accessory uses.
F. Building Height.
1. In RS Medium Density Residential district: 35 feet;
2. In GC General Commercial district: 45 feet;
3. In M-1 Light Industrial district: 45 feet.
G. Off-Street Parking Requirements.
1. Two off-street parking spaces per dwelling unit are required.
H. Buffer Requirements.
1. The PRD building(s) and the accessory parking lot must be surrounded by a buffer strip eight feet wide, which may include a combination of landscaping and fencing, to screen the PRD development from adjoining property lines and any public rights-of-way.
2. The buffer may include undevelopable lands (e.g., critical areas) if the undevelopable lands occur in a position where a buffer is required.
I. Street Access.
1. Streets must be adequate to carry anticipated traffic and be in accordance with Chapter 15.74 RMC (Streets).
J. Utilities.
1. The PRD must be served by adequate public facilities, in accordance with RMC Title 15, Part V (Development Standards). (Ord. 1593, 1998)
15.46.060 Pre-application conference.
A. An applicant may request a pre-application conference with the city planner before submitting a PRD application to discuss requirements and the review process, in accordance with RMC 15.08.040.
B. If an applicant requests consolidated permit processing, a pre-application conference is required. (Ord. 1593, 1998)
15.46.070 Submitting PRD application, related materials, and application fee.
A. The applicant must submit the following to the clerk/treasurer, in accordance with RMC 15.08.060:
1. A PRD application form, provided by the city;
2. A conditional use permit application form, provided by the city;
3. SEPA environmental checklist, if applicable; and
4. Application fees (see current fee schedule).
B. The clerk/treasurer will forward the items in subsections (A)(1) through (A)(3) of this section to the city planner. (Ord. 1593, 1998)
15.46.080 Determination of completeness.
The city planner must notify the applicant that the PRD and conditional use permit applications have been received and that they are complete or incomplete, in accordance with RMC 15.08.070. (Ord. 1593, 1998)
15.46.090 Notice of application.
The city planner must provide a notice of application in accordance with RMC 15.08.090. (Ord. 1593, 1998)
15.46.100 Public hearing notice.
Upon notification from the city planner that the PRD and conditional use permit applications are complete, the clerk/treasurer will provide notice of a planning commission public hearing in accordance with RMC 15.08.110. (Ord. 1593, 1998)
15.46.110 Criteria to be considered.
A. In addition to the criteria that must be considered when making a decision on a conditional use permit (listed in RMC 15.48.090(B)), the following criteria must also be considered in reviewing applications for PRDs:
1. Whether existing roads are adequate to handle the additional traffic generated by the PRD;
2. Whether easements are provided and conveyed where necessary for utility installation and maintenance, public access, drainage, and buffer strip or protective easements;
3. Whether appropriate provisions have been made for open spaces, drainage ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, and playgrounds; and
4. Whether capital facilities to be provided by the city can be provided concurrently with the expected development.
B. As a condition of PRD approval, the city council may require any improvements necessary to ensure that the criteria in subsections (A)(1) through (A)(4) of this section are met. (Ord. 1593, 1998)
15.46.120 City planner review and recommendation.
After a PRD application is complete according to RMC 15.08.070, the city planner will prepare a report summarizing his or her findings, conclusions, and recommendations regarding the PRD and conditional use permit applications, then forward the report to the planning commission. (Ord. 1593, 1998)
15.46.130 Planning commission review and recommendation.
A. After receiving the city planner’s report, the planning commission will conduct a public hearing on the PRD and conditional use permit applications, then make a recommendation on the PRD application to the city council.
B. Every recommendation of the planning commission must be in writing and must include findings of fact and conclusions to support the recommendations.
C. Recommendations of the planning commission are advisory only. (Ord. 1593, 1998)
15.46.140 City council review and decision.
A. After receiving a recommendation from the planning commission on PRD and conditional use permit applications, the city council will approve, approve with conditions, or deny the PRD and conditional use permit request.
B. Every decision made by the city council must include findings of fact and conclusions to support the decision.
C. After city council approval of the PRD, a building permit application may be submitted in accordance with the city’s building permit procedures. (Ord. 1593, 1998)
15.46.150 Improvements.
A developer must construct all required improvements of the PRD and repair existing streets and other public facilities damaged in the development of the site. (Ord. 1593, 1998)
15.46.160 Completion security.
A. As a condition of PRD approval, the applicant may be required to post a completion security to ensure completion of the required improvements within one year of the permit approval.
B. If required, the amount of the completion security will be 150 percent of the estimated cost of design, materials, and labor on the last day covered by the security, of installing the improvements covered by the security.
C. The city council and the applicant must sign a notarized security agreement, approved in form by the city attorney, in accordance with RMC 15.02.130. (Ord. 1593, 1998)
15.46.170 Maintenance security.
A. The applicant may be required to deposit with the city a maintenance bond or other acceptable surety to cover the cost of replacing or repairing any or all required site improvements and to warrant against defects in labor and material, and against any damage or defects caused by construction activity on the site, for a period of two years from acceptance of improvements by the city. The maintenance security must be one of the following:
1. A surety bond executed by a surety company authorized to transact business in the state of Washington in a form approved by the city attorney;
2. A personal bond approved by the city attorney co-signed by at least one additional person together with evidence of financial responsibility and resources of those signing the bond sufficient to provide reasonable assurance of ability to proceed in accordance with the agreement;
3. Cash;
4. A letter of credit approved by the city attorney from a financial institution stating that the money is held for the purposes of the stated project.
B. The bond or other approved surety will be for 20 percent of the estimated value of all the required site improvements as determined by the city engineer.
C. The maintenance bond or other approved surety is in addition to any completion security.
D. When the warranty period ends, and upon restoration of the improvements to successful operation and the repair of any defects or damage in the improvements, the city engineer will authorize the release of the maintenance bond.
E. The city engineer may withhold release of the bond or surety up to one year from the date of any restoration or repairs to ensure that the restoration or repairs were adequate.
F. The city council and the applicant must sign a notarized security agreement, approved in form by the city attorney, in accordance with RMC 15.02.130. (Ord. 1593, 1998)
15.46.180 Report of decision.
The city council will adopt a single report stating the decision(s) on the permit(s), in accordance with RMC 15.08.120 and 15.08.130. The report will serve as the permit(s). (Ord. 1593, 1998)
15.46.190 Appeals.
Decisions of the city council may be appealed to the Pacific County Superior Court in accordance with RMC 15.08.160. (Ord. 1593, 1998)