Chapter 20.38 PLANNED DEVELOPMENT

CHAPTER 20.38
PLANNED DEVELOPMENT

Sections:

20.38.010 Purpose and description.

20.38.015 Planned developments – Permitted uses chart.

20.38.020 Protection of critical areas – Provision of on-site recreation.

20.38.025 Dedicated lands.

20.38.035 Density credits.

20.38.040 Binding site plan.

20.38.050 Project description.

20.38.060 Association documents.

20.38.070 Phased developments.

20.38.075 Site development standards – Manufactured/modular home developments.

20.38.080 Required certificates and approval.

20.38.090 Recording required.

20.38.095 Minor adjustments and amendments.

20.38.100 Expiration.

20.38.110 On-site recreation and/or open space design requirements.

20.38.120 Minimum development standards.

20.38.010 Purpose and description.

The purpose of a planned development (PD) is to allow a more flexible use of land by encouraging the careful application of design components to achieve the creation of innovative developments and a more efficient utilization of public facilities in exchange for public benefits that achieve comprehensive plan goals. The PD can also be used to protect wetlands, floodways, and other critical areas from development. A PD is one that: permits diversity in the location and type of structures; promotes the efficient use of land by facilitating a more economical arrangement of buildings, streets, utilities, and land use; preserves as much as possible critical areas and natural landscape features; reduces development impacts to adjacent neighborhoods through design and mitigation.

Designation of a property as a PD binds the property owners and their successors to the development described and depicted in the application, binding site plan and approval of the PD, and applicable development standards of this chapter. The PD designation confirms the PD is consistent with the purpose of and provisions for planned developments and the comprehensive plan and provides the standards by which subsequent development permits, including building permits, shall be reviewed. All provisions, conditions and requirements of the binding site plan shall be legally enforceable on the purchaser or any other person acquiring a lease or other ownership interest of any lot, parcel or tract recreated pursuant to the binding site plan that depicts the PD.

Except as provided in this chapter or state law, an application for a PD shall be reviewed according to the provisions for the review and approval of subdivisions, as set out in the Development Code.

There are established by this chapter two types of planned developments, as identified below. Unless otherwise specifically stated, all provisions of this chapter shall apply to both types of planned developments.

A. Residential Planned Development (RPD): This is a PD devoted solely to full-time residential uses. It is intended to promote more economical and efficient use of the land, while providing a harmonious variety of housing choices within a single residential project.

B. Mixed Use Planned Development (MUPD): This is a PD that is intended to provide for a variety of different residential uses, public/semipublic uses, commercial uses, and recreational uses listed in Section 20.38.015, Planned developments – Permitted uses chart. It is intended to promote the mix of these uses in an integrated, coordinated and comprehensively designed development project that offers a high level of urban amenities and preserves the natural and scenic qualities of open spaces and critical areas.

C. Mobile home/modular planned developments are allowed only in the R-M Districts. Section 20.38.075 outlines all applicable development standards for new or major amendments to mobile/modular developments. (Ord. 20-553 §1 (Ex A); Ord 18-512 §1 (Ex A); Ord 06-186 (Ex A))

20.38.015 Planned developments – Permitted uses chart.

Planned developments, when approved in accordance with all applicable codes and this chapter, are established as a development permit and, as such, do not reclassify the existing zoning district designation.

A. An RPD may be permitted within R-1 and R-M Districts within the City’s urban growth area, provided it is consistent with the comprehensive plan and a minimum of one acre project size.

B. An RPD and an MUPD may include the following uses as identified in the RPD and MUPD permitted use chart. Uses shall be specifically identified and approved in the development permit application review and approval process as outlined in the following sections.

C. No use shall be allowed in an RPD or MUPD that is not listed in the use chart as either a permitted or accessory use, unless the Land Use Code Administrator determines that an unlisted use is subject to the requirements associated with the use under the code. The following acronyms apply to the following use chart. If a use is not listed for the use district, the use is not allowed.

1. PRM – Permitted use.

2. ACC – Accessory Use.

RPD AND MUPD PERMITTED USE CHART
Use Classification	RPD	MUPD R-1 and R-M	MUPD B-D & L-I
Residential Uses
Single-Family Dwelling	PRM	PRM	PRM
Accessory	PRM	PRM	PRM
Modular Homes	PRM	PRM	PRM
Duplex or Twin House	PRM	PRM	PRM
Townhouse or Rowhouse	PRM	PRM	PRM
Condominiums	PRM	PRM	PRM
Cottage Clusters or Co-Housing Clusters	PRM	PRM	PRM
Multifamily or Multiplex	PRM	PRM	PRM
Garages	ACC	ACC	ACC
Carports	ACC	ACC	ACC
Personal Vehicle Storage	ACC	ACC	ACC
Personal Recreational Vehicle Storage	ACC	ACC	ACC
Accessory Dwelling	ACC	ACC	ACC
Hospitality, Recreation and Entertainment Uses
Bar, Tavern or Nightclub (large or small)		PRM	PRM
Bed and Breakfast		PRM	PRM
Brew Pub, Distillery Pub, or Limited Winery		PRM	PRM
Retail (small and large scale)		PRM	PRM
Campground		PRM	PRM
Recreational Vehicle Park		PRM	PRM
Commercial Lodging, Business or Tourist		PRM	PRM
Golf Course	PRM	PRM	PRM
Indoor Amusement, Recreation, and Entertainment		PRM	PRM
Outdoor Commercial Recreation or Amusement		PRM	PRM
Outdoor Stadium, Arena, Amphitheater, or Drive-In Theater		PRM	PRM
Parks (passive)	PRM	PRM	PRM
Parks (active)		PRM	PRM
Restaurant		PRM	PRM
Restaurant, Fast Food		PRM	PRM
Community, Civic, Educational, and Institutional
Civic
City Facilities	PRM	PRM	PRM
Community and Cultural Services	PRM	PRM	PRM
Daycare
Adult Day Care		PRM	PRM
Child Care Center (small)		PRM	PRM
Child Care Center (large)		PRM	PRM
Family Child Care Home		PRM	PRM
Education
School
College or University		PRM	PRM
Vocational School/Job Training Center		PRM	PRM
Churches (Parsonages)		PRM	PRM
Health Care
Hospital or Emergency Room		PRM	PRM
Medical Office or Clinic		PRM	PRM
Convalescent Center, Alzheimer’s Care, Memory Care, Nursing Home		PRM	PRM
Commercial Uses
General Commercial
Heavy Retail		PRM	PRM
Liquor Stores		PRM	PRM
Personal Services		PRM	PRM
Retail Sales and Services (large and small)		PRM	PRM
Retail Sales and Services (small)		PRM	PRM
Offices, General		PRM	PRM
Notes:
1. An MUPD may be permitted in R-1, R-M, B-D, and L-I Districts, provided it is consistent with the comprehensive plan and a minimum project size of five acres.
2. AN MUPD may only be permitted in the R-1 and R-M Districts with only the allowed uses listed in the RPD and MUPD permitted use chart and provided the minimum project size shall be five acres.
3. An MUPD that incorporates only recreational, resort-related facilities and/or commercial uses (no full-time residential uses) may be permitted in the L-I District, provided it is consistent with the comprehensive plan, and provided the minimum project size shall be one acre.

(Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.020 Protection of critical areas – Provision of on-site recreation.

The following standards apply to both an RPD and an MUPD:

A. When or if critical areas or areas subject to limitations imposed by the Columbia Basin Irrigation Project limitation are identified or annexed into the City limits the following will apply: Where critical areas exist on a site subject to a PD, the benefits derived from the PD, including without limitation decreased lot sizes and increased densities as provided for in this chapter, shall be achieved in exchange for a dedicated protection of another portion of the property containing critical areas; provided, that:

1. The critical areas to be protected are dedicated in perpetuity, and all future rights for development are traded in exchange for the rights to derive benefits from the PD process; and

2. Land protected by trading development density shall be protected from encroachment and maintained free of fill material, building and construction wastes, yard wastes and other debris that would diminish the property characteristics that the dedication was intended to protect. Any use of the critical areas on site shall be governed by the Quincy Critical Areas Code;

3. Where critical areas within the development account for less than twenty-five percent of the overall area of the development, additional on-site recreation and open space areas, as provided for in this chapter and in the applicable Zoning Code provisions, shall be provided in addition to retention of critical areas in an amount that achieves a total area in critical areas/open space/on-site recreation use of at least twenty-five percent.

B. Where no critical areas exist on a site subject to a PD, the benefits derived from the PD, including without limitation decreased lot sizes and increased densities as provided for in this chapter, shall be achieved in part, in exchange for a dedication of another portion of the property as on-site recreation and/or open space areas, consistent with the provisions of this chapter and other applicable sections of the Zoning Code, that total at least twenty-five percent of the overall development; provided, that:

1. The on-site recreation area may include a combination of natural areas, parks, landscaped areas, trails, and/or visual corridors; provided, that a minimum of ten thousand square feet or sixty percent of the on-site recreation, whichever is greater, is contiguous usable space;

2. The on-site recreation area/areas are dedicated in perpetuity, and all future rights for development are traded in exchange for the rights to derive benefits from the PD process. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.025 Dedicated lands.

All lands dedicated for the preservation of critical areas, creation of open space or establishment of recreation facilities shall be protected in perpetuity by recorded covenants, approved by the City, which restrict uses to only those specified in the approved planned development site plan and provide for the maintenance of the open space in a manner which assures its continuing use for the intended purpose. Dedicated open space may be held in common interest by all of the property owners within the planned development, a public or private entity empowered to manage and maintain the open space, or by other appropriate legal measures that ensure the continuation of the open space/recreation areas. Perpetual restrictions shall be placed upon the title to all dedicated areas and on the face of the binding site plan indicating that:

A. All land uses and development shall be limited to the stated purpose of the dedicated property.

B. If the open space/recreation areas are held in common interest by all of the property owners within the planned development, then all property owners within the planned development shall be mutually responsible for the maintenance and preservation of the dedicated lands.

C. Dedicated lands shall be maintained free of any liens or encumbrances that could interfere with the stated purpose of the dedication. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.035 Density credits.

The following standards apply to both an RPD and an MUPD:

A. Bonus densities are intended to provide the incentive to encourage development which provides additional public amenities or preserve valuable natural or cultural resources and features. The satisfaction of any of the bonus density criteria specified in the subsections below is considered to be in the public interest and worthy of bonus density. Where the result of any calculation below achieves a density higher than the density of the land use designation in the comprehensive plan, the maximum density in the comprehensive plan shall not be exceeded.

1. Eligibility for Bonus Densities. Eligibility to obtain a bonus density is based upon site plan review and approval by the city after a public hearing. Such bonus densities may be granted to a deserving application if the RPD is judged by the City to have achieved one or more of the bonus density criteria.

2. Basis for Approval of Bonus Density. It is the intention of this section to allow bonus densities where a PD application demonstrates design attributes providing public benefits in addition to those required by applicable local, state or federal land use and environmental regulations. Bonus densities will not be allowed for site design proposals that merely reflect mandatory requirements.

3. Maximum Bonus Density. The maximum potential bonus density for one project is up to one hundred percent of the base density as listed in this chapter. For example, if six units are allowed per acre and the City determines a one hundred percent bonus density allocation has been achieved, twelve units could be permitted on one acre.

B. Bonus densities can be achieved by providing the following elements within the site plan:

Bonus Density Site Plan Element	Bonus density percentage
(1) On-site stormwater drainage retention facilities are integrated as usable recreation areas with a slope ratio not exceeding four units horizontal to one unit vertical.	Maximum bonus: 15%
(2) Where a PD is proposed along an existing transit route, transit stops and the construction of shelters, pull-outs and other associated transit systems shall be integrated into the project.	Maximum bonus: 5%
(3) Trees shall be planted adjacent and along the entire frontage of public and/or private street rights-of-way on the property being developed. Xeriscape, low impact and drought tolerant plants shall be integrated in the landscaping where possible.	Maximum bonus: 5 %
(4) At least two parking spaces shall be provided for all residential dwelling units. A minimum of one covered parking space shall be in the form of carports, garages, or above/below ground parking garages.	Maximum bonus: 10%
(5) Where a proposed PD consists of more than ten units, parking areas that are kept small (ten to twenty spaces) in any group and interspersed with landscaping, recreation features, structures, or other similar uses when applicable.	Maximum bonus: 5%
(6) Provisions shall be made for bicycle, pedestrian and/or natural trail systems, the majority of which are physically and functionally separated from motor vehicle traffic by a distance of ten feet or more. Separation may include such features as landscaping, undulated berms, natural features, topography, open space, or other similar features. Trail systems shall encompass the entire development and may be incorporated as part of the on-site recreation required. The trail system components shall connect, when possible, to public open space, drainage ways, shoreline areas and other trail systems designated in the comprehensive plan and/or parks plans. Trail system components shall be a minimum of eight feet wide and improved with an all-weather surface suitable for the type of trail proposed at ADA compliant grades. Land and buffers can be incorporated as outlined in Title 21.	Maximum bonus: 20%
(7) Natural drainage ways shall be incorporated into the overall PD design and left undisturbed or enhanced with native ornamental landscaping when applicable.	Maximum bonus: 5%
(8) The PD project shall contain a facility for a child day care center, pursuant to applicable provisions of the Zoning Code. The day care facility shall be of sufficient size to serve the projected demand for such services generated by the project.	Maximum bonus: 10%
(9) The applicant will receive a bonus for working with the City to provide needed public recreational areas as identified in the comprehensive plan, subarea plans, or other planning documents. Examples could include features as swimming pools, tennis courts, commercial grade playground equipment, community center or other significant features.	Maximum bonus: 20%
(10) At least twenty-five percent of the site shall incorporate duplex, multifamily or zero-lot-line dwelling units.	Maximum bonus: 20%
(11) Where a proposed PD incorporates the development of duplexes, multifamily units and zero-lot-line lots, disperse their locations throughout the PD.	Maximum bonus: 10%
(12) Solar design, electric vehicles, and other energy alternative considerations shall be incorporated into the design of the development and proposed buildings. This may include using topographical features of the development, siting criteria for structures, or specific structure design requirements for solar use, EV, or low-water use techniques.	Maximum bonus: 10%
(13) Accessory features such as benches, trash cans, tables and other similar attributes to enhance the character of the open space or other features shall be provided in the development and shall be outlined in the homeowners association documents. This shall not include primary garbage disposal areas. Trash cans shall be forty-two inches high with a total radius of two feet or less. The accessory features shall be consistent to the overall design of the development and adjacent to open space and other public amenities.	Maximum bonus: 5%
(14) The PD shall incorporate some other unique site and/or design features not listed above that distinguish it from a typical development. Examples could include a public art and an associated maintenance program.	Maximum bonus: 5%

C. In no case shall the overall density of the PD exceed the following:

1. Nine units per acre in R-1.

2. Twenty-four units per acre in R-M. (Ord. 20-553 §1 (Ex A); Ord 18-512 §1 (Ex A); Ord 07-201 §4 (Ex D); Ord 06-186 (Ex A))

20.38.040 Binding site plan.

A binding site plan is required for all PDs and shall include the following:

A. All information required on a preliminary plat for a subdivision, as set out in the Subdivision Code;

B. The applicant shall use a design/development team that at a minimum consists of a licensed architect, engineer, surveyor, landscape architect, and/or licensed building contractor throughout the design and construction phases of the project;

C. The location of all existing and proposed structures;

D. A detailed landscape plan indicating the location of existing vegetation to be retained, location of vegetation landscaping structures to be installed, the type of vegetation by common name and/or taxonomic designation, the installed and mature height of all vegetation;

E. Schematic plans and elevations of proposed building(s) with samples of all exterior finish material and colors, the type and location of all exterior lighting, signs and accessory structures;

F. Utility, street and stormwater drainage plans that indicate the facilities, layout and capacities necessary to serve the entire PD;

G. Identify storage of personal property and/or recreation vehicle storage. Storage areas shall be sized and designed for the sole use by the residents within the development. Common features shall include perimeter landscaping to screen them from view, accessibility to all residents, minimal lighting, and similar architectural features as the proposed residential structures. Signs for advertising purposes are prohibited;

H. Inscriptions or attachments setting forth the limitations and conditions of development; and

I. The provisions ensuring the development will be in conformance with the site plan. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.050 Project description.

A detailed written explanation of the design concept, planned features of the development, measures taken to meet the purposes of the PD, the proposed sequence and timing of development, the provisions of ownership and management when developed, and covenants or other controls which might influence the development, operation or maintenance of the PD shall be submitted with the binding site plan. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.060 Association documents.

An outline of the documents of the owners association, bylaws, deeds, covenants and agreements governing ownership, maintenance and operation of the PD shall be submitted with the binding site plan if applicable to the development. PD covenants shall include a provision whereby unpaid taxes on all property owned in common shall constitute a proportioned lien on all property of each owner in common. The City may require that it be a third-party beneficiary of certain covenants with the right but not obligation to enforce the same. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.070 Phased developments.

If a PD is planned to be completed in more than five years from the date of site plan approval, the PD will be divided into phases or divisions of development, numbered sequentially in the order construction is to occur. The binding site plan for each phase shall be approved separately or a development agreement shall be entered into.

A development agreement may be entered into prior to, concurrent with, or following approval of project permits for development of the property. The development standards and conditions set forth in a development agreement shall be consistent with the applicable development regulations set forth in Chapter 17.11 at the time the agreement is approved.

A. A development agreement shall be initiated by a written request from the property owner to the City of Quincy Planning Department. A development agreement shall include, at a minimum, the following types of development controls and conditions:

1. Project elements such as permitted uses, residential densities, and nonresidential densities and intensities or building sizes;

2. The amount and payment of impact fees imposed or agreed to in accordance with any applicable provisions of state law, any reimbursement provisions, other financial contributions by the property owner, inspection fees, or dedications;

3. Mitigation measures, development conditions, and other requirements under Chapter 43.21C RCW;

4. Design standards such as maximum heights, setbacks, drainage and water quality requirements, landscaping, and other development features;

5. Affordable housing;

6. Parks and open space preservation;

7. Phasing;

8. Review procedures and standards for implementing decisions;

9. A build-out or vesting period for applicable standards;

10. Prior to receiving project approval, the City will require from the applicant a written agreement to construct any required public improvements shown in the binding site plan documents, as well as repairs occasioned by such improvements. Such agreement shall reflect an estimate of the cost of the various improvements and repairs, and a time schedule for their completion; and

11. Security.

a. The applicant shall deposit with the City a performance and payment bond, maintenance bond, irrevocable letter of credit or other collateral, which is sufficient, in the judgment of the Council, to assure financial capability for the completion of the improvements or repairs required under subsection (A)(10) of this section.

b. As improvements are completed, the applicant may apply to the City for a release of part or all of the collateral deposited with the City. Upon inspection and approval, the Council shall release said collateral. If the City determines that any of such improvements are not constructed in substantial compliance with specifications, it shall furnish to the applicant a list of specific deficiencies and shall be entitled to withhold collateral sufficient to ensure substantial compliance. If the City determines that the applicant has not constructed any or all of the improvements in a timely manner and in accordance with all of the specifications, the City may withdraw and employ from the deposit of collateral such funds as may be necessary to construct the improvement or improvements in accordance with specifications.

B. When a development agreement is being considered prior to project permit approvals, the applicant shall provide the City with the same information that is required for a complete application for such project permits in order for the City to determine the development standards and conditions to be included in the development agreement.

C. When a development agreement is being considered following approval of project permits, the development standards and other conditions set forth in such project permits shall be used in the development agreement without modification.

D. The City of Quincy Council may approve a development agreement under RCW 36.70B.170 through 36.70B.210. The Hearing Examiner is delegated authority to conduct a public hearing on the PD and recommend approval, denial, or conditions on the development agreement, but final approval thereof is reserved to the Council.

E. An approved and fully executed development agreement shall be recorded with the Grant County Auditor.

F. Prior to the expiration, an approved existing development agreement may be extended by the applicant by execution of a new development agreement pursuant to this section. Required conditions may be modified by the City for an extension of an existing development agreement. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.075 Site development standards – Manufactured/modular home developments.

All new, expanded or remodeled manufactured/ modular home developments shall comply with all the site development standards listed in this section or found within the code. All manufactured/modular home developments shall meet the following minimum standards in Table 20.38.075(A).

A. Manufactured/Modular Home Development Standards Table.

Table 20.38.075(A)
Standard	Development Regulation
Site area for development	Minimum of two acres
Area per dwelling site	Minimum of four thousand square feet of land per dwelling
Housing density	A maximum of six dwellings per acre
Front yard setback*	Minimum of fifty feet from the centerline of all adjacent public streets, or twenty feet from the right-of-way line, whichever is a greater distance.
Rear and side yard setback*	Minimum of twenty feet from any property line adjacent to residential zoned districts, or at least ten feet from nonresidential zoned properties.
Setback from other manufactured/modular homes	Minimum of fifteen feet between dwelling units
Setback from interior service roads*	Shall be spaced so that the closed edge is at least twenty-four feet from the centerline of any adjacent service road.
Notes:
*Standard is applicable to dwellings and accessory structures.

B. Service Road Width. All roads within the manufactured home park shall have paved travel lanes that meet the following standards:

1. For two-way traffic, each travel lane shall be eleven feet in width, plus an eight-foot-wide parking lane, plus a four-foot-wide pedestrian path (minimum of thirty-four feet total).

2. For one-way traffic, a twelve-foot travel lane, plus an eight-foot-wide parking strip, plus a four-foot-wide pedestrian walk (minimum of twenty-four feet total).

3. All roads shall be clearly marked and signed for traffic direction and safety.

C. Parking spaces shall meet the standards of Section 20.38.120 and Chapter 20.46.

D. Site Numbering. Each dwelling site shall have a site number (address) prominently displayed to enable emergency response personnel to find the correct unit.

E. Storage. For each dwelling site there shall be a storage shed. Such storage shall be less than one hundred twenty square feet in floor area and less than ten feet in height.

F. Common open space: at least two thousand five hundred square feet plus one hundred square feet for each dwelling site. Common space area is in addition to any landscaping or buffer area.

G. Utilities. All utilities shall be placed underground and shall remain the property of the manufactured home development owner.

1. Water. Every dwelling unit shall be connected to the City water system. The development shall provide the minimum required fire flow.

2. Wastewater. Every dwelling unit shall be connected to the City wastewater system.

3. Solid waste disposal and recycling facilities shall be provided adequate to serve all dwellings within the development.

4. Stormwater runoff shall be designed and installed in accordance with specifications of the City design standards.

H. Landscaping. All areas within the boundaries of the development shall be landscaped in accordance with Chapter 20.48.

1. All natural and artificial barriers, driveways, lawns, trees, buildings, occupied and unoccupied dwelling spaces, recreational and open space areas shall be maintained.

2. The perimeter of the manufactured home park shall be enclosed with a fence that is no higher than six feet tall, maximum. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.080 Required certificates and approval.

Recording a binding site plan shall include all of the certificates required for a final plat for a subdivision under the Subdivision Code. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.090 Recording required.

A binding site plan of a PD and accompanying documents, together with covenants running with the land, binding the site to development in accordance with all the terms and conditions of approval, shall be recorded with the Grant County Auditor. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.095 Minor adjustments and amendments.

A. Minor adjustments to an approved PD shall be reviewed according to the provisions for a binding site plan permit review procedures. "Minor adjustments" are characterized by those which may affect the precise dimensions, siting of buildings or lot lines, but which do not: affect the type, character and/or architectural style of buildings; increase the total amount of building floor area; increase the number of dwelling units; decrease or substantially change the location of required buffers; decrease the amount of required parking; decrease on-site recreation or open space areas; and/or increase the number of points of ingress and egress to the site.

B. Modifications that exceed the conditions of a PD approval, are inconsistent with the intent of the approved PD, and/or are not "minor adjustments," as determined by the City, shall be considered a request for a major revision to the PD and shall be reviewed and approved in accordance with the procedures of this chapter as a new application. The new application shall be reviewed according to the applicable regulations in effect at the time of new application. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.100 Expiration.

A binding site plan for a PD expires unless final approval is obtained from the City and recorded by the Grant County Auditor within five years from the date of approval, consistent with RCW 58.17.140.

For a PD that includes a phasing development plan as permitted by this chapter, the PD shall expire unless final approval is obtained for the first phase from the City, with subsequent phases falling within the identified phasing schedule, and recorded by the Grant County Auditor within five years from the date of approval. Minor revisions to the phasing schedule of a PD that has not expired pursuant to this section may be granted by the City provided the schedule is consistent with the overall time frame anticipated for build-out of the PD. An applicant who files a written request with the City within thirty days before the expiration date shall be granted a one-year extension upon a showing of a good faith effort to file the binding site plan. (Ord. 20-553 §1 (Ex A); Ord 06-186 (Ex A))

20.38.110 On-site recreation and/or open space design requirements.

The following are minimum design requirements for PDs that incorporate on-site public recreation and/or open space:

A. The following areas shall not be calculated in whole or in part as a portion of the required on-site recreation or open space:

1. Public and/or private streets, parking lots and storm drainage, except as specifically enumerated within this chapter;

2. Slopes in excess of forty-five percent, geologically hazardous areas, and water bodies including streams and wetlands except that these areas may be used to satisfy a maximum of fifty percent of the open space requirements.

B. The location, shape, size and character of the open space shall be configured appropriate to the scale and character of the planned density, expected population, and topography of the area. On-site recreation areas shall be centrally located in the development and designed for active and passive recreation unless otherwise approved by the Hearing Examiner.

C. A minimum of sixty percent of the on-site recreation or open space shall be concentrated and/or connected into large usable areas. The remaining forty percent may be designated as buffers, entry features, recreation facilities, streetscape, and/or used for a natural trail system or other uses approved by the Hearing Examiner.

D. On-site recreation areas or open space may contain such complementary structures and improvements as are necessary and appropriate for the benefit and enjoyment of residents of the PD; provided, that the building coverage of such buildings or structures shall not exceed fifty percent of the minimum on-site recreation or open space required.

E. At least sixty percent of the on-site recreation area or open space required shall be reasonably level to accommodate active recreational uses with slopes no greater than fifteen percent. On-site recreation areas shall be located on a public or private street with a minimum frontage width of thirty feet if the site is two acres or less in size and sixty feet of frontage width for areas larger than two acres. (Ord. 20-553 §1 (Ex A); Ord 07-201 §4 (Ex C); Ord 06-186 (Ex A))

20.38.120 Minimum development standards.

A. Within an RPD and an MUPD the following minimum standards shall apply, and the standards for the applicable zoning district may be adjusted, as outlined in the table below:

RPD and MUPD Minimum Development Standards Table
Standard	RPD	MUPD
Minimum front and rear yard on the exterior boundaries of the PD	20 feet	20 feet
Minimum front yard setback within the interior of the PD	5 feet	5 feet
Interior yards and setbacks1	Binding site plan	Binding site plan
Side setback2	5 feet	5 feet
Detached building setback	Minimum of 10 feet	Minimum of 10 feet
Minimum residential lots width facing public or private street3	20 feet	20 feet
Minimum lot size4	35% reduction; no more than 10% reduction for lots located on the exterior perimeter boundary or along an exterior street	35% reduction; no more than 10% reduction for lots located on the exterior perimeter boundary or along an exterior street
Building height5	2 stories or 35 feet if in the R-1 Zone; 3 stories or 45 feet if in the R-M zone	Binding site plan, but shall not exceed 65 feet
Maximum lot coverage	Up to 25% of the underlying district requirement	Up to 25% of the underlying district requirement
Notes:
1 Interior yards and setbacks shall be as approved on the PD binding site plan and each development will be reviewed to ensure adequate provision of light, air and life safety for all structures.
2 Exception: zero lot line may be achieved with approved fire-rated construction within the PD.
3 Lots located on an exterior perimeter street shall comply with the normal minimum lot width of the district.
4 Regardless of reduced minimum lot sizes, at no time shall the overall density of the development exceed the maximum densities identified in this chapter.
5 Whenever possible, development of the PD shall be designed to maximize views for each dwelling unit and to ensure that the views of surrounding properties have been considered.

B. Landscaping. Landscaping shall be required at entrances into a PD, for on-site recreation areas and facilities, and in conjunction with multifamily complexes. Natural landscape features including existing trees, shrubs and ground cover, drainage ways, rock outcroppings, and slopes shall be preserved to the greatest extent possible.

C. Buffer. A buffer shall be required when a PD has a density and/or intensity greater than that allowed within the applicable zoning district. The buffer shall include a combination of additional landscaping, fencing, increased setbacks and/or other alternatives that mitigate impacts to adjacent properties.

D. Parking Requirements. Parking shall be provided in the same ratio as required for the district and shall meet the minimum provisions established in Chapter 20.46 and the following:

1. For each ten multifamily dwelling units, four additional parking spaces shall be required for visitor parking. Special considerations may be given to low traffic generators such as senior citizen or assisted living housing.

2. Additional parking/storage areas shall be required for recreational vehicles unless these types of vehicles are precluded by the developer in the form of covenants or other restrictions, approved by the Hearing Examiner. When thirty or more dwelling units are proposed, one parking space shall be provided for every ten dwelling units. The size of the parking/storage area shall be based on the following:

a. Parking/Storage Stalls. Minimum of ten feet wide by twenty-eight feet long;

b. Access Driveway. Minimum of thirty feet in width;

c. Parking/Storage Lot. The minimum area requirement for each space, together with access and maneuvering area, shall not be less than seven hundred square feet.

E. Special Areas. A PD that is adjacent to a waterway or public facility shall provide pedestrian or vehicular access.

F. Flexible Standards. A PD may allow development standards different from those imposed under the Zoning Code, except as provided in the applicable district in relation to permitted uses and provided a clear description of the approved development standards is provided within the binding site plan. Any approved development standards that differ from those otherwise required in the zoning district where the PD is located shall not require any further zoning district reclassification, variance from the Zoning Code or other approval apart from the PD and any subsequent, associated construction plan approvals. The development standards as approved through the PD shall apply to and govern the development and implementation of each PD site in lieu of any conflicting or different standards or requirements elsewhere in the Zoning Code. (Ord. 20-553 §1 (Ex A); Ord 18-512 §1 (Ex A); Ord 06-186 (Ex A))