Chapter 17.50
PLANNED UNIT DEVELOPMENT REGULATIONS
Sections:
17.50.020 General requirements.
17.50.030 Land use areas included.
17.50.050 Application of land use regulations.
17.50.070 Specific application of standards.
17.50.090 Planned unit development permit.
17.50.100 Application procedures for building permit.
17.50.110 Expiration of time limits.
17.50.130 Manner of combining and integrating SEPA and planned unit development review.
17.50.010 Purpose.
A. The intent of these provisions is to allow, on relatively large tracts, flexibility in grouping, placement, size and use of buildings which will ensure a better development than would otherwise result from the application of bulk and use regulations of the zone in which the tract is located.
B. A planned unit development may be authorized even though the location and bulk of the buildings and setbacks do not conform in all respects with the regulations of the zone in which the tract is located; provided, that such development meets all the requirements of this chapter. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.020 General requirements.
General requirements in a planned unit development are as follows:
A. The site shall consist of at least two acres, including interior street and alley areas.
B. A planned unit development proposal may be initiated by the owner or owners of all the property involved within the proposed project, or by a governmental agency.
C. Adequate guarantee shall be provided to insure permanent retention of all open area resulting from the application of these regulations, either by private reservation or by dedication to the public or combination thereof, including all common open areas shared by the occupants of the planned unit development.
D. Off-street parking facilities shall be provided as required by the section on parking in the zoning code.
E. The development should not be in conflict with the comprehensive plan.
F. The total development as authorized shall be completed within two years of the date of authorization, unless another period is stipulated or the time for completion is extended by the council.
G. Dedicated streets within or contiguous to the development and essential thereto shall be improved in accordance with plans and specifications prepared by the city engineer at the developer’s cost and expense and approved by the city engineer. Such street improvements shall conform to the “city’s design standards for streets, plat road, and related construction of city right-of-way” and shall include full street width grading, slope protection, asphalt or concrete roadway surfacing, and adequate drainage. Private streets within the development shall be improved in accordance with plans and specifications approved by the city engineer at the developer’s cost and expense. All surface and underground improvements within private streets shall be inspected by the city engineer, during the construction at the developer’s cost and expense, and shall conform to standards established therefor by the city engineer.
H. The following utility improvements shall be installed at the developer’s cost and expense in accordance with plans and specifications prepared by the project engineer and/or city engineer and approved by the city engineer and title thereto shall be conveyed to the city prior to construction of any structure in the development:
1. Water mains and hydrants;
2. Sanitary sewers;
3. Storm drains.
Necessary utility easements approved by the city engineer shall be conveyed to the city and shall be of sufficient width to assure installation and maintenance of the utility facilities located therein. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.030 Land use areas included.
Planned unit developments may be established in all districts, and upon final approval of a proposal concerning a specific parcel or parcels of land. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.040 Permitted uses.
Only uses allowed in the underlying district are permitted within planned unit developments. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.050 Application of land use regulations.
The approval of a planned unit development may include modifications in the requirements and standards of the underlying land use district classification of the property upon which the project is located, subject to the limitations provided by the standards set forth in this chapter except that no planned unit development shall include waiver, modification or variance from the requirements of a shorelines management district. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.060 General standards.
A planned unit development shall:
A. Accomplish, by the use of permitted flexibility and variation in design, a planned development that is as good or better than that resulting from the traditional lot-by-lot development, with total net improvement to be gained by combinations and options of: placement, type and bulk of building structures, coordinated open space, recreation facilities, other public facilities, such as walkways, controlled circulation, conservation of natural features, decreased water and air pollution, aesthetic features, harmonious design and similar elements;
B. Avoid an overburden on the present or planned projected capacity of public utilities, services and roads, as compared to that which would be required by lot-by-lot development of the underlying land use district. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.070 Specific application of standards.
The following standards shall apply to all planned unit developments:
A. The density of dwelling units allowed by the underlying zoning may be exceeded by no more than 20 percent to promote clustering.
B. Height may be varied from the underlying land use district provided topography and arrangement do not unreasonably impair primary scenic views (e.g., mountains, lakes, unique skyline) of the nearby surrounding areas, as compared to lot-by-lot development.
C. The perimeter of the project shall be compatible with the land use of adjoining properties. Compatibility includes, but is not limited to, size, scale, mass and architectural design.
D. Improvements on the site shall be sight-screened with adequate landscaping so as to provide a compatible visual effect as seen from the adjoining properties.
E. One or more major egress circulation points shall be functionally connected to public rights-of-way.
F. Open space shall be so arranged as to be an integrated part of the project, not isolated and apart therefor.
G. A minimum of 25 percent of the gross land area of every planned unit development project shall be comprised of open space. Recreation space required pursuant to SMC 17.15.080 may be included as part of the required open space.
H. Roads and streets, whether public or private, within and contiguous to the site shall be in compliance with city engineers’ guidelines for construction of streets. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.080 Off-street parking.
Off-street parking shall be at the same ratio for types of buildings and land uses as prescribed in parking requirements of this code. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.090 Planned unit development permit.
The following procedures are required for approval of construction for the proposed planned unit development:
A. A preapplication conference between the developer or his representative and the director is recommended prior to submittal of planned unit development application. The purpose of this meeting is to acquaint the applicant with all requirements of the zoning code and other pertinent ordinances and regulations.
B. All applications shall include the following:
1. Vicinity map showing the location of the site and its relationship to surrounding areas, including the land use, natural features 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 equaling 100 feet showing the following:
a. The existing site conditions, including contours at five-foot intervals, water bodies, unique natural features, and forest cover,
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. Such drawings should be sufficient to convey the basic exterior architectural intent of the proposed improvements,
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 semi-public uses,
d. The existing and proposed circulation system of arterial, collector, and local streets, including off-street parking, service, loading areas, and major points of access to public rights-of-way. Notations of proposed ownership, private or public, should be included where appropriate,
e. The existing and proposed pedestrian circulation system, including trails,
f. The existing and proposed utility systems, including sanitary sewers, storm sewers, water, electric, gas and telephone,
g. A landscape plan in general schematic form indicating treatment of open space and yards,
h. The proposed treatment of the perimeter of the development, including materials and techniques used, such as screens, fences and walls,
i. The proposed method of street lighting and signing,
j. The noise and lighting characteristics of the proposed development;
3. In addition to the graphic illustrations listed above, the applicant shall submit a written statement providing the following information:
a. Program for development including staging or timing of development, if any,
b. Proposed ownership pattern upon completion of the project,
c. Basic content of any restrictive covenants,
d. 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 preliminary plat may be submitted with the development application, if necessary. Fees for the subdivision shall be in addition to those of the development application.
C. Filing of Application. Applications for approval of the development shall be made on forms prescribed by the director and which shall be accompanied by a filing fee, as required in SMC 17.85.030.
D. Planning Commission Public Hearing. The planning commission shall hold at least one public hearing on the proposed development and shall give notice thereof pursuant to Chapter 17.85 SMC. The public hearing shall not be held before completion of all necessary and appropriate review by city departments. This review shall be completed within 14 days of receipt of application.
E. Planning Commission Recommendation. Following the public hearing, the planning commission shall make a report of its findings and recommendations with respect to the proposed planned unit development permit, and shall forward the report within 30 days of the public hearing to the city council. Such report shall include, but need not be limited to, the following items:
1. Suitability of the site areas for the proposed development;
2. Requirements of the subdivision code of the proposed development;
3. Mitigating of adverse environmental impacts;
4. Compliance of the proposed development to the provisions of this chapter;
5. Time limitations, if any, for the entire development and specified stages;
6. Development in accordance with the Snoqualmie Vicinity Comprehensive Plan and other relevant plans.
F. City Council Action. After receipt of the planning commission report, the city council shall give approval, approval with modifications, or disapproval to the proposed planned unit development permit. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.100 Application procedures for building permit.
The following procedures are required for approval of construction for the proposed planned unit development:
A. Time Limitation. A complete application for the initial building permit shall be filed by the applicant within 12 months of the date on which the city council approved the development. An extension of time for submitting an application may be requested in writing by the applicant, and an extension not exceeding six months may be granted by the city council. If application for the initial building permit is not made within 12 months or within the time for which an extension has been granted, the plan shall be considered abandoned, and the development of the property shall be subject to the requirements and limitations of the underlying zone and subdivision code.
B. Application. Application for building permit shall be made on forms prescribed by the planning department and shall be accompanied by a fee as prescribed by the building code.
C. Documentation Required. All schematic plans either presented or required in the approved plans shall be included in the building permit application presented in finalized, detailed form suitable for recording and engineering. These plans shall include, but are not limited to, landscape, utility, open space, circulation, and site or subdivision plans. Final plats and public dedication documents must be approved by the city council before the issuance of any building permits.
D. Sureties Required for Staging. If the planned unit development is to be developed in stages, sureties shall be required for the complete planned unit development. The various stages or parts of the development shall provide the same proportion of open space and the same overall dwelling unit density as provided in the final plan.
E. Director Action. The director or designee shall determine whether the project plans submitted with the building permit are in compliance with and carry out the objectives of the approved development. Following approval of the director, the city clerk shall file a copy of the approved plan with the official records of the city and the originals shall be recorded with the King County department of records and elections. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.110 Expiration of time limits.
Construction of improvements in the planned unit development shall begin within 12 months from the date of filing of the final plan by the city clerk. An extension of time for beginning construction may be requested in writing by the applicant, and such extension not exceeding six months may be granted by the director upon showing of good cause. If construction does not occur within 18 months from the date of filing of plans by the city clerk, subsequent plan approval shall be required as for a new application. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.120 Design guidelines.
The site and building design of a planned unit development shall comply with each of the following guidelines:
A. The planned unit development shall be sensitive in land use and districts.
B. The proposed circulation system can efficiently and easily be tied to future adjacent projects.
C. That the proposed circulation system can adequately serve new developments which can reasonably be expected in the planned unit development.
D. Creation of incompatible land uses shall be avoided through sensitive site planning, use of landscaping and open space, and conformance to performance standards described in SMC 17.55.080.
E. Each development shall provide not less than 10 percent of the gross site area for community or site open space. Such space shall be in addition to parking and required landscape areas.
F. The planning commission shall review the proposal in light of the aforementioned guidelines during the public hearings. (Ord. 1198 § 22 (Exh. D), 2017; Ord. 744 § 2, 1995).
17.50.130 Manner of combining and integrating SEPA and planned unit development review.
Pursuant to SMC 14.30.080(G) and 19.04.235, in the event of an administrative appeal of a SEPA threshold determination or final EIS for a proposed planned unit development, references to the “planning commission” in SMC 17.50.090 and 17.50.120 shall be deemed references to the “hearing examiner.” (Ord. 1235 § 5, 2020).