Chapter 20.69 PLANNED UNIT DEVELOPMENTS

The purposes of these regulations are to encourage the appropriate development of tracts of land sufficiently large to allow comprehensive planning, and to provide flexibility in the application of certain regulations in a manner consistent with the general provisions of the zoning regulations, thereby promoting a harmonious variety of uses, the economy of shared service and facilities, compatibility of surrounding areas, and the creation of attractive, healthful, efficient and stable environments for living, shopping or working.

It is further purpose of this section:

A. To take advantage of advances in technology, architectural design, functional land use design;

B. To recognize the problems of population density, distribution and circulation, and to allow a deviation from rigid established patterns of land uses, but controlled by defined policies and objectives;

C. To produce a comprehensive development equal to or better than that resulting from traditional lot by lot land use development;

D. To permit flexibility of design in the placement and uses of buildings and open spaces, circulation facilities and off-street parking areas, and to more efficiently utilize potentials of sites characterized by special features of geography, topography, size or shape;

E. To permit flexibility in height of buildings but still requiring a development to maintain a ratio of site area to dwelling units that will be in harmony with the area in which the proposed development is to be located. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08, 1971. Formerly 20.68.230).

20.69.020 Developments for which approval is required.

The following developments referred to in this section are permitted only upon the granting of a planned unit development permit as outlined in PMC 20.69.300. Other large, integrated developments are permitted without such a permit, but shall be subject to all regulations generally applying in the district in which they are located. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.01, 1971. Formerly 20.68.240).

20.69.030 Planned unit (residential) development (PUD) – Size of parcel.

Planned residential developments may be established in residential districts on parcels of land which are suitable for and of sufficient size to be planned and developed in a manner consistent with the purposes and objectives of PMC 20.69.030 through 20.69.080. For those planned unit developments which are located in the RS districts, the site shall include not less than 10 acres of contiguous land, unless the city finds that the property of less than 10 acres be suitable by virtue of its unique historical character, topography, or other natural features, or by virtue of its qualifying as an isolated problem area. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.02 (A)1, 1971. Formerly 20.68.250).

20.69.040 Planned commercial development – Size of parcel.

Planned commercial developments may be established in commercial districts on parcels of land which are suitable for and of sufficient size to plan and develop them and that are consistent with the purposes and objectives of PMC 20.69.030 through 20.69.080. Planned commercial developments shall be subject to the standards and requirements contained in PMC 20.69.030 through 20.69.080 and may be authorized in conjunction with a request for reclassification, provided that the applicant agrees in writing to the terms and conditions contained herein, and provided further that the reclassification is consistent with the comprehensive plan. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.02(A)2, 1971. Formerly 20.68.260).

20.69.050 Combination commercial and residential – Size of parcel.

Combination commercial and residential developments shall be established in residential and commercial zones on parcels of land which are suitable for and of sufficient size to be planned and developed in a manner consistent with the purpose and objectives of PMC 20.69.030 through 20.69.080. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.02(A)3, 1971. Formerly 20.68.270).

20.69.060 Planned industrial developments – Size of parcel.

Planned industrial developments may be established in any industrial district on parcels of land which are suitable for and of sufficient size to be planned and developed in a manner consistent with the purposes and objectives of PMC 20.69.030 through 20.69.080. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.02(A)4, 1971. Formerly 20.68.280).

20.69.070 Planning process for development.

Repealed by Ord. 1505. (Ord. 485 § 11.08.02(B), 1971. Formerly 20.68.290).

20.69.080 Permitted buildings and uses.

The following buildings and uses are permitted as hereinafter specifically provided and/or referred to in other chapters. The buildings and uses may be permitted either singly or in combination, although the combination may require a zoning classification change.

A. Planned Unit Residential Developments.

1. Accessory buildings and uses;

2. Duplexes;

3. Dwellings, tri-plex or quad-plex;

4. Dwellings, single-family;

5. Open space;

6. Public and semipublic buildings and/or structures essential to the physical and economic welfare of an area, such as fire stations, substations and pump stations;

7. Public or private clubs, lodges or meeting halls;

8. Public or private parks, playgrounds, golf courses, driving ranges or community centers;

9. A commercial service, supported mainly from planned unit development.

B. Commercial and Industrial Developments. Buildings and uses permitted in planned commercial or industrial developments shall be governed by the buildings and uses permitted in the district in which such development occurs. Other buildings and uses may be allowed as determined by the hearing examiner under a conditional use permit, provided they are listed in the text of the district regulations applicable to the development.

C. Commercial-Residential Developments.

1. Commercial uses proposed for a combination commercial-residential development shall be governed by the procedure in subsection B of this section;

2. Residential uses proposed for a combination commercial-residential development shall be governed by the list of uses in subsection A of this section, as exceptions to uses normally permitted in commercial districts. (Ord. 1785 § 1, 2010; Ord. 1505 § 12, 2001; Ord. 485 § 11.08.02(C), 1971. Formerly 20.68.300).

20.69.090 Development standards.

In addition to or as a greater requirement to the regulations normally found in the district, the regulations set forth in PMC 20.69.100 through 20.69.160 shall apply to all developments for which a permit is required by PMC 20.69.020. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03, 1971. Formerly 20.68.310).

20.69.100 Performance standards.

Any commercial or industrial uses in the development shall be subject to the applicable provisions of the performance standards in PMC 20.06.030. (Ord. 1785 § 2, 2010; Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03(A), 1971. Formerly 20.68.320).

20.69.110 Outdoor living area.

Outdoor living area shall be provided in the following manner:

A. In all residential developments or in combination residential-commercial developments, 30 percent of the entire site area shall be devoted to outdoor living area and shall be in common or shared outdoor living area.

B. Outdoor living area required by this section may, at the discretion of the city, be dedicated to the city, as either rights in fee or easement, without jeopardizing the density or other development standards of the proposed development, provided the size and amount of the proposed dedication meets the criteria of the city for neighborhood parks built to A.D.A. standards. The square footage of land dedicated for public parks shall be deemed a part of the development site for the purpose of computing coverage density. The purpose of this section is to provide adequate light, air, open space, and recreational facilities to occupants of such development. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03(B), 1971. Formerly 20.68.330).

20.69.120 Height guidelines.

The height regulations of each district shall prevail except that the city may further limit height in land areas and buildings around the perimeter of the project which shall be in keeping with the zoning and regulations of the adjoining properties.

A. That portion of the development adjoining single-family zoning shall require perimeter project development of single lots and detached single-family houses meeting the regulations of the adjoining zoning.

B. That portion of the development adjoining multifamily zoning shall require perimeter project development of density, building height and size, yard spaces, similar to the regulations of the adjoining zoning.

C. That portion of the development site where protection of scenic vistas is desirable shall require height regulations to prevent encroachments, which would occur with conventional RS or RMH district development. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03(C), 1971. Formerly 20.68.340).

20.69.130 Underground utilities.

In any development which is primarily designed for or occupied by dwellings (including commercial/residential developments), all electric and telephone facilities, fire alarm conduits, street light wiring, and other wiring, conduit and similar facilities shall be placed underground by the developer, unless waived by the city. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03(D), 1971. Formerly 20.68.350).

20.69.140 Density increase over regulations of parent zone.

The development shall be allowed an increase in density of not to exceed 10 percent over the regulations of the parent zone in which the development is located, except as more restrictive regulations may be prescribed as a condition of approval of a planned unit development permit pursuant to PMC 20.69.300. The total average residential density of the project will be compatible with the comprehensive plan. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03(E), 1971. Formerly 20.68.360).

20.69.150 Traffic access – Projects of 10 acres or more.

Projects of 10 acres or more which funnel traffic to a principal access point shall connect at that point to a through-circulation major residential or higher-traffic capacity street. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03(F), 1971. Formerly 20.68.370).

20.69.160 Impact upon service requirements.

The population composition of the development will not alter adversely the impact upon school or other municipal service requirements as anticipated under the existing basic zoning and comprehensive plan. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.03(G), 1971. Formerly 20.68.380).

20.69.170 Requirements for residential projects – Contained developments.

In projects exclusively residential (multifamily or single-family), the land characteristics and development plans shall be such that:

A. The development can be essentially independent and contained, physically disassociated from surrounding properties by topography or existing woods or other means, and by its direction of orientation. Such insulation should effectively protect the project from existing or future surrounding development and effectively protect existing or future surrounding development from being affected by the project. Under such conditions maximum variations in concept, design, density, or zoning adjustments may be permitted.

B. All residential projects may propose concepts such as:

1. Four-unit dwelling clusters with party walls and one side and one front yard for each unit;

2. Town or row houses with party side walls;

3. Double row houses with party side and rear walls;

4. Condominium ownership in multifamily buildings;

5. Public or private access lanes;

6. Varied-lot-size subdivisions;

7. Establishment of greenbelts or other open areas, of community buildings or recreation facilities. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.04, 1971. Formerly 20.68.390).

20.69.180 Multiple land use projects – Nonresidential districts – Conditional uses.

In nonresidential districts (commercial, business, industrial) the conditional uses proposed in a multiple use project shall be secondary to permitted uses and be:

A. Effectively insulated from adjoining properties by solid wall separation;

B. Internally oriented;

C. Surrounded by uses permitted by the underlying zoning. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.05(A), 1971. Formerly 20.68.400).

20.69.190 Conditional uses not to dominate permitted uses.

Conditional uses in multiple land use projects shall not be designed to dominate surrounding permitted uses by incorporating oversized advertising signs, intense lighting, increased building height, or other devices which focus attention on location. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.05(B), 1971. Formerly 20.68.410).

20.69.200 Multiple land use project – Including residential uses.

In single-family residential districts removed from nonresidential districts, multiple land use projects which include residential uses shall:

A. Limit the floor area of nonresidential uses to one-half of one percent of the gross land area of the development.

B. Limit nonresidential uses to those business facilities which can be related in size and service principally to the project, such as grocery, delicatessen, drugs, and specialty shops such as sports, arts, antiques, or professional offices, such as doctors (clinics), architects, lawyers, and the project administration offices. Such uses should be in ground floor locations and in buildings comparable in size, in character with, and of similar architectural style as the single-family buildings in the project. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.05(C), 1971. Formerly 20.68.420).

20.69.210 Multiple land use project – Residential uses – Transition area.

In single-family or multifamily residential districts located in zoning transition areas, immediately abutting and adjoining nonresidentially zoned property, multiple land use projects which include residential uses shall:

A. Orient nonresidential uses and their automobile circulation and parking only towards the adjoining nonresidential district;

B. Limit nonresidential uses to ground floor locations;

C. Limit nonresidential uses to 50 percent of the total ground floor building area;

D. Provide residential uses on all perimeters adjoining residential districts;

E. Projects of total community size (200 acres or more) should include sites for community services such as schools, churches, libraries, utilities, parks and recreation. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.05(D), 1971. Formerly 20.68.430).

20.69.220 Distribution of facilities without reference to lot lines.

Individual buildings, accessory buildings, off-street parking and loading facilities, open space, and landscaping and screening may be located without reference to lot lines save the boundary lines of the development, except that required parking spaces serving residential uses shall be located within 200 feet of the building containing the living units served. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.06, 1971. Formerly 20.68.440).

20.69.230 Waiver or reduction of yard and other dimensional requirements.

Except as otherwise provided in PMC 20.69.090 through 20.69.160, the minimum lot area, width, and frontage, height and yard requirements otherwise applying in the district shall not dictate the strict guidelines for development of the planned unit development but shall serve to inform the designers of the importance of developing a project that will be in harmony with the character of the surrounding neighborhood. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.07, 1971. Formerly 20.68.450).

20.69.240 Dedication and maintenance of facilities.

The city may, as a condition of approval for any development for which a permit is required by PMC 20.69.020, require that portions of the tract or tracts under consideration be set aside, improved, conveyed or dedicated for the uses described in PMC 20.69.250 through 20.69.280. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.08, 1971. Formerly 20.68.460).

20.69.250 Recreation facilities.

The city may require that suitable area for parks or playgrounds be set aside, improved or permanently reserved for the owners, residents, employees or patrons of the development. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.08(A), 1971. Formerly 20.68.470).

20.69.260 Outdoor living area – Association of owners or tenants.

Whenever private outdoor living area is provided, the city shall require that an association of owners or tenants be created into a nonprofit corporation under the laws of the state which shall adopt such articles of incorporation and bylaws and adopt and impose such declaration of covenants and restrictions on such outdoor living areas and/or common areas that are acceptable to the city. The association shall be formed and continued for the purpose of maintaining such outdoor living area. Such an association, if required, may undertake other functions. It shall be created in such a manner that owners of property shall automatically be members and shall be subject to assessments levied to maintain the outdoor living area for the purposes intended. The period of existence of such association shall be not less than 20 years, and it shall continue thereafter and until majority vote of the members shall terminate it. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.08(B), 1971. Formerly 20.68.480).

20.69.270 Streets.

The city may require that the right-of-way width designated by the official street map be dedicated to the city. Such other streets necessary to the proper development of adjacent properties may also be required. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.08(C), 1971. Formerly 20.68.490).

20.69.280 Easements.

Easements necessary to the orderly extension of public utilities may be required as a condition of approval. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.08(D), 1971. Formerly 20.68.500).

20.69.290 Permit procedure.

Planned unit development permits shall be Type V permits. (Ord. 1505 § 12, 2001. Formerly 20.68.505).

20.69.300 Application.

The PUD application shall include:

A. A statement describing the general character of intended development along with such other pertinent information as may be necessary to a determination that the contemplated arrangement or use makes it desirable to apply regulations and requirements differing from those ordinarily applicable under this title;

B. A general development plan of the project showing at least the following information or such additional information as may be required by the director in a specific situation, in sufficient detail to allow the city to apply the criteria for approval as hereinafter set forth:

1. An accurate map of the project area, including its relationship to surrounding properties;

2. Statistical data on total size of project area, area of open space, density computation and proposed number of residential units, population analysis, market analysis, economic analysis, impact upon municipal services and other data pertinent to the comprehensive evaluation of the proposed development;

3. The pattern of public and/or private roads, driveways, parking facilities, and pedestrian circulation features, with design standards in compliance with adopted city standards;

4. The size, arrangement, and location of lots of proposed building groups;

5. The type, size and location of structures;

6. The location of sanitary sewer and water facilities;

7. Architectural drawings and sketches illustrating the design and character of the proposed structures together with the usage to be contained therein and approximate location of all entrances thereto and height and gross floor area thereof;

8. The location of recreational and open space areas and areas reserved or dedicated for public uses such as school, park, etc.;

9. General landscape treatment;

10. Existing topography and storm drainage pattern and proposed storm drainage system showing basic topographic changes;

11. General outline of intended organizational structure related to property owner’s association, deed restrictions, and provisions of services; and

12. A legal boundary survey. (Ord. 1505 § 12, 2001; Ord. 1375 § 55, 1998; Ord. 1173 § 17, 1992; Ord. 843 § 9, 1981; Ord. 485 § 11.08.09, 1971. Formerly 20.68.510).

20.69.310 Consultant services – Fee and deposit.

Repealed by Ord. 1505. (Ord. 1375 § 56, 1998; Ord. 1173 § 18, 1992; Ord. 1129 § 7, 1991. Formerly 20.68.515).

20.69.320 Hearing.

Repealed by Ord. 1505. (Ord. 843 § 10, 1981; Ord. 485 § 11.08.10, 1971. Formerly 20.68.520).

20.69.330 Forwarding.

Repealed by Ord. 1505. (Ord. 485 § 11.08.11, 1971. Formerly 20.68.530).

20.69.340 Approval.

Repealed by Ord. 1505. (Ord. 485 § 11.08.12, 1971. Formerly 20.68.540).

20.69.350 Changes.

Repealed by Ord. 1505. (Ord. 485 § 11.08.13, 1971. Formerly 20.68.550).

20.69.360 Other requirements.

A. A project which plats or subdivides land for sale and individual ownership shall properly record the plat with the King County auditor prior to the issuance of any building permits or authorization to commence construction.

B. A project proposing multiple land uses in a residentially zoned area shall complete construction of 50 percent of the residential part of the project prior to the issuance of building permits for any nonresidential construction.

C. The application for a building permit or other authorization to commence work on the project shall be accompanied by:

1. A written statement defining the work starting date and the project completion date, signed by the party responsible for the construction of the project;

2. Any bond required by the commission guaranteeing completion of a specific defined portion of the project as authorized and approved, and/or a standard plat bond if subdivision and sale of lots is a part of the project;

3. Deeds to any land or properties intended for public ownership and use in the completed project;

4. A complete project site plan and construction plans and specifications for the initial buildings;

5. The building administrator shall find that the plans submitted for construction comply with the conditions of approval by the planning commission and the city council;

6. Upon approval of the plans by the building inspector and issuance of permits, work may commence. (Ord. 1505 § 12, 2001; Ord. 485 § 11.08.14, 1971. Formerly 20.68.560).

20.69.370 Termination.

Repealed by Ord. 1505. (Ord. 485 § 11.08.15, 1971. Formerly 20.68.570).