§ 21.40.250. PC planned community district.

The following statement of intent and use regulations shall apply to the PC district:

A.

Intent.

1.

The planned community district is intended to provide a system of land use regulation for large tracts of land which are under unified ownership or development control. The purpose of this district classification is to provide for and allow flexibility in the selection of land use controls for the specific site proposed for PC district classification while protecting the public health, safety and welfare by ensuring that the development will be consistent with the comprehensive plan and the holding capacity of the land.

2.

A PC district ordinance establishes the design and character of the development permitted within the district by specifying certain land use controls as part of the zoning map amendment process, or the PC district ordinance establishes a holding zone classification, where the design and character of development permitted within the district will be determined subsequently. The design and character of permitted development are determined in accordance with an approved master development plan.

3.

Where land is placed in the PC district other than in connection with an owner-initiated zoning map amendment, the owner has the right to submit a master plan under the procedures and standards of section 21.20.060 for recommendation by the planning and zoning commission and approval by the assembly. Upon approval, such a master plan has the effect of a master plan submitted as a part of a rezoning initiated by the owner. Absent such a master plan the PC district shall be restricted to the uses and regulations as specified in the R-8, rural residential district.

4.

Any use or conditional use may be permitted in a planned community district, as provided in the ordinance establishing a particular PC district. Any use not permitted by the ordinance creating the PC district is prohibited. After a particular parcel has been designated as a PC district, development area plans consistent with the master development plan must be proposed and obtain approval before any development of the parcel may be undertaken. Actual development of the parcel may be incremental but must be in accordance with the approved development area plans.

B.

Mandatory concept review.

1.

Purpose of preapplication conference. The purpose of the preapplication conference is to:

a.

Provide an opportunity for the proponents of a PC district classification for a particular parcel of property to explain the concept of their development to municipal officials;

b.

Permit municipal officials to explain to the developer the requirements of municipal land use laws and the potential impacts of currently adopted plans; and

c.

Permit municipal officials to outline the concerns of the municipality about the potential hazards inherent in the development of wetlands, steep slopes and hazard areas and about conserving marginal lands and open spaces with environmental value.

2.

Submittal requirements for pre-application conference. Mandatory submittal requirements for the pre-application conference are as follows:

a.

Written documents:

(1)

Legal description.

(2)

Goals and objectives of the development.

(3)

An explanation of any unique features of the area proposed for the PC district.

b.

Sketch plans and supporting maps, including existing site condition maps showing:

(1)

Topography showing contour lines at intervals of ten feet or less.

(2)

Water features showing the location of streams, lakes, wetlands and drainage courses, including location of floodplain areas.

(3)

Existing vegetation, showing stands of trees and shrubs, and ground cover, and a description thereof.

(4)

Location of known and existing facilities and structures such as buildings, water lines, sewage system, utility easements of record or in use, excavations, bridges, culverts, storm drain systems, natural drainageways and wells.

(5)

Access to and within the site, including roads, peripheral roads, trails and sidewalks.

(6)

A depiction of the area surrounding the proposed PC district within 300 feet.

(7)

Soils and surface geology.

3.

Preapplication conference comments. The appropriate municipal departments will review the preapplication submittal materials and provide written comments to the applicant not more than 30 days after the date of the conference. The comments will advise the applicant on the consistency of the proposal with the intent of the PC district and with adopted municipal plans, laws and regulations and on the compatibility of the proposed development with the surrounding area.

C.

Standards for master development plan.

1.

The master development plan shall establish for the PC district general development standards for the following:

a.

The uses to be permitted;

b.

The total number of dwelling units;

c.

The total amount of commercial, industrial and office floor area;

d.

Principal drainage systems or drainage requirements;

e.

Principal circulation elements;

f.

Open space, and seasonal maintenance of open space;

g.

Public facilities (schools, playgrounds, fire stations, etc.); and

h.

Such other requirements as may be applicable to the establishment of the particular district.

2.

The master development plan shall establish for each development area basic development standards, including but not limited to:

a.

Permitted, accessory and conditional uses.

b.

Minimum lot size.

c.

Minimum yard requirements.

d.

Maximum lot coverage.

e.

Maximum height of structures.

f.

Signs.

g.

Parking.

h.

Loading.

i.

Open space and landscaping.

j.

Vehicular and pedestrian circulation.

k.

The total number of dwelling units or total gross building area of commercial or industrial structures.

3.

The development standards may be established by setting forth for each use category specific standards or by making reference to existing use district standards in this chapter and chapter 21.45. If standards are not specified the most similar use district standards shall apply.

4.

When the master plan has been approved, the developer shall report to the department of community planning and development when construction under the master plan will begin, and a general estimate of the time construction will be completed.

5.

The department of community planning and development may request periodic reports on the progress of construction under the master plan from the developer, and shall report any failure to respond to the planning and zoning commission.

D.

Development area plans. Development areas are portions of the property subject to the PC district classification which are designated in the master development plan for a particular use. Before development can take place in those areas, specific development area plans must be proposed and approved. Approval of development area plans may be obtained under any of the following procedures:

1.

Conventional subdivision.

2.

Cluster housing subdivision.

3.

Planned unit development.

4.

Approval of a conditional use permitted under the particular PC district classification.

E.

Land clearing.

1.

No building or structure shall be constructed or placed on the property and no existing vegetation on the property shall be cleared or otherwise disturbed except where depicted on and in accordance with an approved master development plan and development area plan; provided that the director of community planning and development may approve specific limited clearing of vegetation for utility placements, access road construction, soil testing, well drilling or surveying, or for the collection of other data necessary for plan approvals, when, in his opinion, it does not circumvent the intent of this section.

2.

The developer of the PC district shall notify the department of community planning and development prior to any land clearing for an area greater than 2,500 square feet. Notice shall be given seven days in advance of the land clearing and shall identify the location of the land clearing.

F.

Amendment of master development plan or district map.

1.

Approval by assembly. Approval of a zoning map amendment by the assembly in accordance with chapter 21.20 is required for the following amendments of the master development plan or map for a district:

a.

Any increase in the total number of authorized dwelling units.

b.

Any decrease in the total open space acreage.

c.

Any increase in the total gross building area of commercial or industrial structures.

d.

Any addition or deletion of any permitted principal use, conditional use or accessory use.

e.

Any changes in the development standards for an individual development area.

f.

Any density transfer that will result in a 25 percent or greater cumulative increase or decrease in the number of dwelling units in any development area.

g.

Any change in the acreage of a development area equal to or more than 25 percent of the total acreage of the development area.

2.

Approval by planning and zoning commission. Approval by the planning and zoning commission is required for the following amendments of the master development plan of a planned community district:

a.

Any transfer of density between development areas that will result in a cumulative increase or decrease of more than ten percent but less than 25 percent in the number of dwelling units in any development area.

b.

Any change in the acreage of a development area equal to more than ten percent but less than 25 percent of the total acreage of the development area.

3.

Approval by director of community planning and development. Approval by the director of community planning and development is required for the following amendments of the master development plan of a planned community district:

a.

Any transfer of density between development areas that results in a cumulative increase or decrease of ten percent or less in the number of dwelling units in any development area.

b.

Any change in the acreage of a development area equal to ten percent or less of the total acreage of the development area.

4.

Appeals. All decisions of the planning and zoning commission and director of community planning and development on master plan amendments shall be final unless appealed by the petitioner within 15 days:

a.

To the assembly from action of the planning and zoning commission. The assembly shall grant or deny the appeal by resolution.

b.

To the planning and zoning commission from action of the director of community planning and development. An appeal to the commission under this subsection shall be treated as an original amendment application.

G.

Identification of district on zoning map.

1.

Any PC district shall be identified on the zoning map by the letters "PC" followed by the ordinance number establishing the district. Any ordinance or resolution amending a PC district also shall be referenced on the zoning map by ordinance or resolution number.

2.

Amendments to the PC district approved by the planning and zoning commission shall be referenced on the zoning map by commission resolution number as illustrated: PZC 83-144.

3.

Amendments to the PC district approved by the director of community planning and development shall be referred on the zoning map by date as illustrated: DCPD (5/20/83).

(AO No. 84-14; AO No. 94-178, § 1, 10-25-94)