Chapter 125 – PLANNED UNIT DEVELOPMENT
Sections:
125.05 User Guide
125.10 Process for Deciding on a PUD Application
125.15 Decision on the PUD – Application
125.20 Decision on the PUD – What Provisions May Be Modified
125.25 Decision on the PUD – Uses in a PUD
125.30 Decision on the PUD – Density
125.35 Decision on the PUD – Criteria for Approving a PUD
125.40 Decision on the PUD – Site Plan Required
125.45 Decision on the PUD – Effect of an Approved PUD
125.50 Final Site Plan Review – Application
125.55 Final Site Plan Review – General
125.60 Final Site Plan Review – Minor Modifications
125.65 Final Site Plan Review – Major Modifications
125.70 Final Site Plan Review – Effect
125.75 Map Designations
125.05 User Guide
This chapter establishes a mechanism for a person to propose a development that is innovative or otherwise beneficial, but which does not strictly comply with the provisions of this code.
This mechanism, which is called a Planned Unit Development or PUD, is intended to allow developments which benefit the City more than would a development which complies with the specific requirements of this code.
If you are interested in proposing a Planned Unit Development or if you wish to participate in the City’s decision on a proposed PUD, you should read this chapter.
(Ord. 4664 § 1, 2018)
125.10 Process for Deciding on a PUD Application
An application for a PUD has two (2) stages. The first stage is described in KZC 125.15 through 125.45 and results in the City’s decision whether or not to grant the PUD. The decision on this stage will be made using Process IIB described in Chapter 152 KZC. During the second stage described in KZC 125.50 through 125.70, the City will review the final site plan of the project to ensure that it is consistent with the PUD as approved. The decision on this stage will be made by the Planning and Building Director, unless the City Council determines, with the approval of the preliminary PUD, that either:
1. There is substantial public interest in the PUD; or
2. Substantial changes in the proposed preliminary PUD are required; or
3. Additional technical information is required prior to approval of the final PUD.
If the City Council determines that one (1) of the above conditions exists, then the final PUD will be reviewed and decided upon using Process IIB, described in Chapter 152 KZC. The applicant may request to have the preliminary and final PUD applications reviewed concurrently. However, the request does not ensure that one (1) or both of the applications will be approved.
(Ord. 4664 § 1, 2018)
125.15 Decision on the PUD – Application
In addition to the application materials required in Chapter 152 KZC, the applicant shall submit a completed application on the form provided by the Planning and Building Department, along with all the information listed on that form.
(Ord. 4664 § 1, 2018; Ord. 4491 § 3, 2015)
125.20 Decision on the PUD – What Provisions May Be Modified
The City may modify any of the provisions of the code for a PUD except:
1. The City may not modify any of the provisions of this chapter; and
2. The City may not modify any provision of this code that specifically states that its requirements are not subject to modifications under a PUD, including all provisions in Chapters 85 and 90 KZC; and
3. The City may not modify any of the procedural provisions of this code; and
4. The City may not modify any provision pertaining to the installation and maintenance of storm water retention/detention facilities; and
5. The City may not modify any provision pertaining to the installation of public improvements; and
6. The City may not modify any provision regulating signs; and
7. The City may not modify any provision regulating the construction of one (1) detached dwelling unit.
(Ord. 4664 § 1, 2018; Ord. 4551 § 4, 2017)
125.25 Decision on the PUD – Uses in a PUD
1. The City may approve any use that is listed as potentially allowed in the zone in which the PUD is proposed.
2. The City may approve any use that the Comprehensive Plan specifically states is appropriate in the area that includes the subject property.
(Ord. 4664 § 1, 2018)
125.30 Decision on the PUD – Density
The maximum residential densities that the City may approve in a PUD are as follows:
1. Except as allowed under subsections (2) and (3) of this section, the maximum permitted residential density is the greater of that recommended by the Comprehensive Plan or 110 percent of that permitted in the zone in which the PUD is located.
2. If the PUD is designed, developed and maintained as “special needs housing,” additional density may be permitted on the following basis:
a. Housing for senior citizen households, or for mentally, physically or emotionally impaired persons, except for assisted living facilities, may be permitted a maximum density of up to one and one-half (1.5) times the maximum density recommended by the Comprehensive Plan or, if the development includes affordable housing units approved pursuant to Chapter 112 KZC, the maximum density allowed for the development through Chapter 112 KZC, whichever is greater; provided, that traffic impacts, impacts to public services and utilities, and impacts to adjacent properties are comparable to the impacts of the project if it were not providing special needs housing and if it were developed at the maximum density permitted in the zone in which the project is located.
b. Housing for low or moderate income households in low density zones may be permitted a maximum density above the density permitted under subsections (1) and (2)(a) of this section based upon the percentage of dwelling units which are low or moderate income units, using the following multipliers:
|
Density |
|
|
|
% of Low or Moderate Income Units |
= |
Multiplier |
|
5 – 9% |
= |
1.1 |
|
10 – 14% |
= |
1.2 |
|
15 – 19% |
= |
1.3 |
|
20 – 24% |
= |
1.4 |
|
25% + |
= |
1.5 |
3. If a project consists of special needs housing, the applicant shall prepare a document, to be approved by the City Attorney, stating that the PUD will become void and use and occupancy must cease if the development is used for any purpose other than that for which it was specifically approved. This document, which will run with the subject property, must be recorded in the King County Recorder’s Office.
4. If the PUD is proposed in an RS 35, RSX 35, RS 12.5, RSX 12.5, RS 8.5, RSX 8.5, RS 7.2, RSX 7.2, RS 5.0 or RSX 5.0 Zone, the City will subtract land dedicated to the City or, if land is not dedicated, the area used for vehicular circulation, public pedestrian walkways, and surface parking areas that serve more than one (1) dwelling unit, before determining the maximum number of dwelling units potentially permitted under this section.
(Ord. 4664 § 1, 2018; Ord. 4491 § 11, 2015; Ord. 3938 § 1, 2004; Ord. 3814 § 1, 2001)
125.35 Decision on the PUD – Criteria for Approving a PUD
The City may approve a PUD only if it finds that all of the following requirements are met:
1. The proposed PUD meets the requirements of this chapter.
2. Any adverse impacts or undesirable effects of the proposed PUD are clearly outweighed by specifically identified benefits to the residents of the City.
3. The applicant is providing one or more of the following benefits to the City as part of the proposed PUD:
a. Significant public facilities that could not be required by the City for development of the subject property without a PUD.
b. Preservation, enhancement, or rehabilitation of natural features of the subject property such as woodlands, wildlife habitats, streams and wetlands and their buffers, and steep slope areas that the City could not require the applicant to preserve, enhance or rehabilitate through development of the subject property without a PUD.
c. Any of the following housing types within a project: cottage, carriage or two/three-unit homes. The applicable use zones and parameters for these uses are identified in Chapter 113 KZC, Cottage, Carriage and Two/Three-Unit Homes. In addition, when determining the allowed density, a lot that meets the minimum lot area specified in an RS or RSX zone or the maximum units per acre in the RSA zone may propose a 3-unit home through the PUD process.
d. Other major policy objectives identified in the Comprehensive Plan or City-adopted plans identified in the Comprehensive Plan.
e. Increased provision of usable open space or recreational facilities that provide permanent public access with required signage that invites and welcomes the public.
f. Incorporation of renewable energy systems (e.g., solar, geothermal or wind) designed to create as much energy as the project uses on an annual basis also known as Net Zero or Carbon Neutral projects, or achievement of the high performing building standards described in KZC 115.62. Other sustainability certification programs or carbon sequestration programs not mentioned here can also be considered.
g. Public art.
4. Any PUD which is proposed as special needs housing shall be reviewed for its proximity to existing or planned services (i.e., shopping centers, medical centers, churches, parks, entertainment, senior centers, public transit, etc.).
(Ord. 4788 § 1, 2022; Ord. 4664 § 1, 2018)
125.40 Decision on the PUD – Site Plan Required
As part of the approval of the PUD, the City shall incorporate a site plan submitted by the applicant of the PUD showing at a minimum:
1. The topography at 5-foot intervals of the PUD after grading.
2. The structures in the PUD.
3. All relevant dimensions of the PUD, including the outside dimensions and required yards.
4. The pedestrian and vehicular circulation and parking areas in the PUD.
5. The areas of common open space, or areas to be dedicated to the City.
6. The landscaping of the PUD, including the general type, location, and growth characteristics of the vegetation.
7. Any other relevant physical feature in the PUD.
8. For projects within a subdivision, the lot coverage percentage and floor area ratio (FAR) for each lot.
(Ord. 4664 § 1, 2018)
125.45 Decision on the PUD – Effect of an Approved PUD
1. General – Except as specified in subsection (2) of this section, the applicant must comply with KZC 125.50 through 125.70 before commencing any development activities on the subject property.
2. Exception – If the City approves the preliminary PUD, the applicant may, subject to all other applicable codes and ordinances, begin clearing and grading of the site, and any other site work on the subject property that is specifically approved in the resolution or ordinance approving the preliminary PUD.
(Ord. 4664 § 1, 2018; Ord. 3814 § 1, 2001)
125.50 Final Site Plan Review – Application
In addition to the application materials required in Chapter 152 KZC, the applicant shall submit the following:
1. A completed application on the form provided by the Planning and Building Department, along with all information listed in that form.
2. A site plan of the PUD as approved by City Council.
3. Any information or material that City Council, by ordinance approving the PUD, indicated is to be submitted as part of the final site plan review.
4. For projects within a subdivision, where lot coverage or floor area ratio is modified, a covenant shall be recorded on each lot and on the face of the plat that identifies the approved percentages.
(Ord. 4664 § 1, 2018; Ord. 4491 § 3, 2015)
125.55 Final Site Plan Review – General
The City shall use the final site plan review process for the following two (2) purposes:
1. To check the final site plan submitted under KZC 125.50 to ensure that the PUD conforms in all respects to that which was approved by City Council.
2. To make any decisions or determinations that the City Council, by ordinance approving the PUD, indicated are to be made during the final site plan review. Any decisions or determinations made during this process become part of the approved PUD.
(Ord. 4664 § 1, 2018)
125.60 Final Site Plan Review – Minor Modifications
The City may require or approve a minor modification to the site plan of the PUD as approved by City Council if:
1. The change will not have the effect of reducing landscaped area, or reducing or encroaching into buffering areas or reducing the amount of open space in the PUD; and
2. The change will not have the effect of increasing the residential density of the PUD; and
3. The change will not have the effect of increasing the area devoted to nonresidential uses in the PUD; and
4. The change will not increase the height of any structure above the height allowed in the underlying zone nor change the orientation of structures which would result in reduced view corridors or increase in the perceived bulk and mass of the structure; and
5. The City determines that the change will not increase any adverse impacts or undesirable effects of the project, or that the change in no way significantly alters the project.
(Ord. 4664 § 1, 2018)
125.65 Final Site Plan Review – Major Modifications
If an applicant seeks a modification to an approved PUD that does not meet all of the requirements of KZC 125.60, he/she may do so by submitting the application material required for approval of a new PUD. The City will process and decide upon this application, using the provisions of this chapter, as if it were an application for a new PUD.
(Ord. 4664 § 1, 2018)
125.70 Final Site Plan Review – Effect
If the City approves the final site plan, the applicant may proceed with the development of the PUD subject to all other applicable codes and ordinances.
(Ord. 4664 § 1, 2018)
125.75 Map Designation
1. General – Upon completion of the PUD as approved, the City shall place the designation “PUD” on the subject property on the Zoning Map.
2. Effect – This PUD designation means that any redevelopment of the subject property must either:
a. Comply with the PUD as approved; or
b. Comply with all of the requirements for development in the zone in which the subject property is located without a PUD.
(Ord. 4664 § 1, 2018)