Chapter 18.24
PLANNED RESIDENTIAL DEVELOPMENT (PRD)

Sections:

18.24.010    Purpose.

18.24.020    Districts where permitted.

18.24.030    Permitted uses.

18.24.040    Prohibited uses.

18.24.050    Relationship of design to adjacent areas.

18.24.060    Property development standards.

18.24.070    Approval – Procedure.

18.24.010 Purpose.

It is the purpose of this chapter to create open space in residential developments and to encourage imaginative site and building design by permitting greater flexibility in zoning requirements than is permitted by other sections of this title. Furthermore, it is the purpose of this section to:

A. Promote the retention of significant features of the natural environment, including waterways and views;

B. Encourage a variety of mixture of housing types;

C. Encourage maximum efficiency in the layout of streets, utility networks and other public improvements;

D. Create and/or preserve usable open space for the enjoyment of the occupants and the general public. (Ord. 1694 § 1, 1995)

18.24.020 Districts where permitted.

Planned residential development (PRD) may be permitted in the following districts:

1. LDR, low density residential district;

2. MDR, medium-density multifamily residential district;

3. HDR, high-density multifamily residential district. (Ord. 1694 § 1, 1995)

18.24.030 Permitted uses.

The following uses are allowed in planned residential developments:

A. Within the LDR districts, allowable residential uses shall include only single-family residences or detached condominiums. Within the MDR or HDR base districts, residential development of all types regardless of the type of building in which such residence is located, such as single-family residences, manufactured homes, duplexes, triplexes, fourplexes, townhouses, condominiums or apartments. Hotels, motels and mobile home parks are excluded;

B. Accessory uses specifically designed to meet the needs of the residents of the PRD such as garages and recreation facilities of a noncommercial nature;

C. In planned residential developments of 10 acres or more, commercial uses may be permitted. Commercial uses shall be limited to those which are of a neighborhood convenience nature such as beauty shops or barber shops, drug stores, grocery stores and self-service laundries. (Ord. 2135 § 6, 2005: Ord. 1694 § 1, 1995)

18.24.040 Prohibited uses.

Any use not listed under the permitted principal or accessory uses is prohibited in a planned residential development unless authorized in chapters 18.36 or 18.46 SMC. (Ord. 1694 § 1, 1995)

18.24.050 Relationship of design to adjacent areas.

A. The design and layout of a planned residential development shall take into account the relationship of the site to the surrounding areas. The perimeter of the PRD shall be so designed as to minimize any undesirable impact of the PRD on adjacent properties.

B. Setbacks from the property line of the PRD shall be comparable to, or compatible with, those of the existing development of adjacent properties or, if adjacent properties are undeveloped, the type of development which may be permitted. (Ord. 1694 § 1, 1995)

18.24.060 Property development standards.

A. Acreage Minimum. The minimum site for a planned residential development shall be one acre.

B. Minimum Lot and Yard Requirements. The minimum lot size and yard requirement provisions of other sections of this code are waived within the planned residential development. The number of dwelling units per net acre permitted in the underlying zone shall serve as the criteria to determine basic PRD density.

C. Off-Street Parking. Off-street parking shall be provided in a PRD in the same ratio for type of buildings and uses as required.

D. Density Standards. The planning commission may recommend and the city council may authorize a dwelling unit density not more than 20 percent greater than permitted by the underlying zone following findings that the amenities or design features listed below are substantially provided:

1. A variety of housing types are offered;

2. Advantage is taken of unusual or significant site features such as views, waterways or other natural characteristics;

3. Separation of auto and pedestrian movement;

4. Development aspects of the PRD complement the land use policies of the comprehensive plan;

5. Some extraordinary public benefit is derived in exchange for the increased density in the planned residential development.

E. Open Space. Each planned residential development shall provide not less than 20 percent of the gross site area for common open space which shall be:

1. Concentrated in large usable areas and designed to provide either passive or active recreation;

2. If under one ownership, owned and maintained by the ownership; or

3. Held in common ownership by all the owners of the development by means of a homeowners’ or similar association. Such association shall be responsible for maintenance of the common open space;

4. Dedicated for public use, if acceptable to the city and/or other appropriate public agency. (Ord. 1694 § 1, 1995)

18.24.070 Approval – Procedure.

The following procedure is required for approval of the planned residential development.

A. Documents.

1. Vicinity map showing the location of the site and its relationship to surrounding areas, including the land use and zoning of both the site and the surrounding areas;

2. A map of the site drawn to a scale of not less than one inch representing 100 feet showing the following:

a. Existing site conditions including watercourses, floodplains and unique natural features,

b. The location and floor area size of all existing and proposed buildings, structures and other improvements including maximum heights, types of dwelling units, density per type, and nonresidential structures, including commercial facilities, if any,

c. The location and size in acres or square feet of all areas to be conveyed, dedicated, or reserved as common open spaces, public parks, recreational areas, and similar public or semipublic uses,

d. The existing and proposed circulation system of streets, including off-street parking areas, service areas, loading areas and major points of access to public rights-of-way,

e. The existing and proposed pedestrian circulation system,

f. The existing and proposed utility systems, including sanitary sewers, storm sewers, water, electric, gas and telephone,

g. The proposed treatment of the perimeter of the PRD, including materials and techniques used such as screens, fences and walls;

3. In addition to the graphic illustrations listed in subdivisions 1 and 2 of this subsection, the applicant shall submit a written statement providing the following information:

a. Justification for the density bonus, if requested by the applicant,

b. Program for development including staging or timing of development,

c. Proposed ownership pattern upon completion of the project,

d. Basic content of any restrictive covenants,

e. Provisions to assure permanence and maintenance of common open space through a homeowners’ association or similar association, condominium development or other means acceptable to the city;

4. An application for rezone may be submitted with the PRD application if rezoning is necessary for proposed density. Fees for rezone request shall be in addition to those of the PRD application;

5. An application for preliminary plat may be submitted with the PRD application, if necessary. Fees for the subdivision shall be in addition to those of the PRD application.

B. Filing of Application. Application for approval of the PRD shall be made on forms prescribed by the department of community development and which shall be accompanied by a filing fee as required.

C. Hearing Examiner Public Hearing. The hearing examiner shall hold at least one public hearing on the proposed PRD.

D. Hearing Examiner Recommendation. Following the public hearing, the hearing examiner shall make a report of his/her findings and recommendations with respect to the proposed PRD, and shall forward the report to the city council. Such report shall include, but need not be limited to, the following items:

1. Suitability of the site area for the proposed development;

2. Requirements of the subdivision code for the proposed development;

3. Reasons for density bonuses;

4. Time limitations for the entire development and specified stages;

5. Development in accordance with the Sumner comprehensive plan;

6. Public purposes have been served by the proposed development.

E. City Council Public Hearing. After receipt of the hearing examiner’s report of his/her findings and recommendations, the city council shall hold a public hearing on the proposed PRD as recommended by the hearing examiner. The city council shall give approval, approval with modifications or disapproval to the proposed PRD. (Ord. 1694 § 1, 1995)