Chapter 11.205
PLANNED DEVELOPMENT (PD)
Sections:
11.205.030 Development standards.
11.205.050 Action of review authority.
11.205.060 Time limit on permit for a PD.
11.205.010 Purpose.
The purpose of planned development (PD) is to permit more flexibility in site planning and the design of structures in situations where modification of specific provisions of this title will not be contrary to the intent and purpose of the zone and will not be harmful to the neighborhood in which the development occurs. The planned development is intended to achieve land economies in development, maintenance, street systems and utility networks, while allowing for the grouping of buildings for privacy, usable and attractive open spaces, safe circulation, mixed uses when in conformance with the comprehensive plan and the general well being of the residents. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.05.061, 2001).
11.205.020 Uses.
All permitted and conditional uses in the district in which the site is located shall be allowed. If a conditional use permit is required, the application shall be processed simultaneously with the PD application. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.05.062, 2001).
11.205.030 Development standards.
A. The PD process shall be used only on land which is of sufficient size to be planned and developed in a manner consistent with the purpose of this section and warrants the use of a PD as follows:
1. A PD shall not be used on less than five acres of contiguous land unless the review authority finds that a smaller site is suitable because of its unique character, topography, landscaping features, or because it constitutes an isolated problem area.
2. A PD shall not be used unless critical resource areas, or physical constraints such as topography, rivers or rock outcroppings, exist on the site.
B. All standards and requirements of this title and all other city ordinances shall apply in a PD unless a modification is specifically granted by the review authority. Modification may be granted for standards such as lot size, lot dimension, setbacks, height, coverage, parking, and landscaping. The application submitted to the city shall clearly identify all requested modifications and shall justify the reason for the request.
C. Intensity of development shall be determined by the development standards in the zone in which the property is located. An increase in density or floor area shall not be permitted using the modifications allowed in a PD process.
D. Open space shall constitute at least 15 percent of the land area of the project. The development plan shall provide for the landscaping and/or preservation of the natural features of the land. In order to ensure that the open space will be permanent, deeds or dedication of easements or development rights to the city may be required. Instruments and documents guaranteeing the maintenance of open space shall be recorded with the county assessor’s office.
E. If a mixed-use development is proposed, the commercial uses shall be designed in scale and use to serve primarily residents of the development. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.05.063, 2001).
11.205.040 Review process.
A. A Type II process will be used to review a PD application consistent with RCC 11.245.080.
B. If the development will require a subdivision of land, the subdivision application shall be processed concurrently with the preliminary PD application. If the subdivision application is submitted after PD approval, the proposed subdivision shall be processed in accordance with Division IV of this title, Land Division. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.05.064, 2001).
11.205.050 Action of review authority.
A PD may be approved in whole or in part, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
A. The project is consistent with the Ritzville Comprehensive Plan and meets the requirements and intent of this title, including land use type; intensity/density of the proposed development; and the protection of critical resource areas, if applicable.
B. The project is compatible with the existing or known proposed development on properties in the project vicinity.
C. The project makes adequate provision for access and circulation, water supply, storm drainage, sanitary sewage disposal, emergency services, and environmental protection.
D. The project adequately mitigates impacts identified through the SEPA review process, if any.
E. The project is beneficial to the public health, safety, and welfare, and is in the public interest. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.05.065, 2001).
11.205.060 Time limit on permit for a PD.
A PD permit shall be valid for two years from the effective date, and shall lapse at that time unless a building permit has been obtained and substantial construction has begun. However, a written request for up to a one-year extension for the PD, submitted prior to the expiration date of the PD, may be approved by the planning commission if it finds that the facts on which the PD permit was approved have not changed substantially. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.05.066, 2001).