Ordinance 1459OPPINANCE NO. /ys7
N nr'fINA?•]CE OF TEE CITY OF EDNONDS, TUA.SLINGTON
ADOPTING IZE' 7 SECTIONS 12.14.060 THROUGH 12.14.069
INCLUSIVE TO THE ED` ;.ONDS CITY CODE, 13HICH SECTIONS
ADOPT A NE`;U PLANNED RESIDENTIAL DE VLOP.WNT OR.-
DINANCE SETTING rorTH THE PURPOSE OF A PLANNED
RESIDENTIAL DEVELOP"ENT , PROVIDING THE PERT ITTED
USES THEREIN, THE PROCEDURE FOT PREPARATION,
REVIEW ANP APPROVAL OF PLANNT2D RESIDENTIAL DE-
VELOPUENTS, P:2UIREP ENT S FOn DESIGN, LOCATION,
AF,EA, O7:9NEPSi IP, IrPPOVENENTS, REVOCATION AND
ACANDONI'EdT, ALL PURSUANT TO PLANNING CO?`"U'+IS SIGN
RESOLUTION WO. 314 PS MODIFIED AND SUPPLEMENTED
BY THE ED?'O1DS CITY COUNCIL.
THE CITY COUNCIL OF THE CITY OF EDONDS, 'JASHINGTON
DO ORDAIN AS FOLLOWS
Section 12.14.060. Purpose: The purPose of the
Planned residential Development procedure is to permit
flexibility and diversification in land use resulting in
planned developments as good or better in function and
relationship to the community as the traditional lot -by
lot development, while insuring substantial compliance
with the objectives of the Comprehensive Plan. Other
reasons for establishing this procedure are:
1. To lower housing and land development costs
through the more efficient use of utility and street
systems.
2. To preserve a larger area of the outstanding
natural landscape, including nature trees and stream
beds.
3. To permit more advantageous use of prorerty
through grousing of structures, creating of greater open
s--pace and combinations of uses otherwise not permitted
to mix. This advantage is intended to mutually benefit
the land owners, adjoining properties and the community.(
The use of this Procedure does not alter the underlying
zoning attached to the land nor the fundamental intent'
of the district regulations as far as overall density of
dwell).ng
unit.
units is concerned within the P.£.D. as a total
Section 12.14.061 Permitted uses: In a planned
residential development the following uses are permitted-
1. Detached single-family homes.
2. Other uses listed in Sections 12.13.030 and
12.13.040.
Section 12.14.062. Design Requirements: The
following regulations shall apply to the design of planned
residential developments. -
1. Yards; The largest front yard requirement of
the zoning districts contained within the project shall
apply to the exterior boundary lines where lots are to
be located with areas smaller than that established by
the zoning districts. In no case shall the eaves or any
other portion of a '.)uilding or structure be separated by less
than 10 feet of open space.
2. Open Space Land:
a. Amount: There shall be a minimum of 20%
dedicated or reserved as usable common open space land.
Driveways, Farking lots, and required yard areas will
in computSting
not be allowec1/A6 operr space—.
b. Guarantee: It written guarantee to the City
must be provided to insure permanent retention of open
space land area resulting from the application of
these regulations, either by private reservation for
the use of all of the residents within the development
or by dedication to the public or a combination thereof.
3. DuildinaEeirht, The maximum height of build-
ings shall not exceed the height permitted in the zone in
which the project is located.
4. flowed_ Density: The number of dwelling units
permitted in any "R" classified zone may be determined
by dividing the net development area by the minimum lot
area per duelling unit required by the zones established
on the property. Let development area shall be determined
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=:y subtracting the area set aside for churches, schools,
or commercial use fror: the total development area.
Fractional units shall be rounded to the closest whole
number.
5. Permitted Site Coverage: The permitted per-
centage of coverage by buildings and structures for the
net development area as detemined by the preceding para-
graph above shall not exceed the rercentage of coverage
permitted in the zones in which the project is located.
Percentage for corner lots will not be allowed.
6. Off-street Parking Fequirements: Off-street
parking requirements shall be in accordance with the
provisions of Section 12.14.020 of this Title.
7. All projects r.-:ay propose concepts such as
a. Public or private access lanes.
b. Varied lot -size subdivisions.
c. Establishment of green belts or other
open areas, or community -buildings or recreation facilities.
d. Detached single-family homes grouped around
a common court, playground or recreation area.
Section 12.14.063. Locational Requirements: Planned
residential Development projects may locate in any zone
permitting residential units.
Section 12.14.064. �'� rea Re4 Lements : P minimum
site size of 5 acres is established for Plar.,d Residential
Development projects.
Section 12.14.065._ Ownership requirements: The
proposed project shall either be in one ownership or
under a unity of control to assure that the development
can be accomplished as planned.
Section 12_14.066._ Improvements=e�Iuired.s Projects
shall comply with all applicable City Ordinances, in-
cluding but not limited to Chapter 12.08. They shall be
complete developments and developers shall be required to
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include facilities such as paved streets, curbs, sidewalks,
street lights, underground storm drainage, sanitary sewers,
underground power and telephone lines, landscaping, and
other facilities deemed necessary by the Planning and En-
gineering Departments and approved by the Planning Commission.
If )rivate streets are proposed, a written guarantee will
be required that such streets will be r.aintained by the
owners to the degree equal to the Edmonds City design
standards applicable to public streets of substantially the
same width.
Section 12.14.067. Ceneral PeDuirementsAll projects
shall }wear the burden of perimeter transition and demon-
strate that there is a general public benefit to be gained
by the deviation fromthe underlying zoning regulations,
such as;
1. Additional or better -related open spaces, such
as yard
or yard
areas between the
areas between the
properties and buildings,
'_buildings within the project,
project buildings and adjoining
or a design of open space that
creates a. desirable or useful environment between buildings.
2. rdditional public -use facilities, such as ped-
estrian walks providing a service and convenience to
residents in the vicinity, or streets improving local
circulation or public access to a lar:e or stream.
3. Preservation of natural assets, such as his-
toric landmarks, specimen trees, a grove of woods, a
stream, a view, or other amenities.
The planning Commission and Council shall evaluate the
proposed plan to determine if it will be an asset to
the surrounding
construction of
hood for future
residential areas and will result in the
an interesting, well -designed neighbor -
residents within the project.
Section 12.14.068. Procedure for Preparation,
review and Approval
1. Preliminay, Lpalication. All the owners of
property within a pronosed project shall submit to the
Planning Department a preliminary development plan
and shall complete any application forms as provided
by said officer.
2. Fees: For the 1: reliminary application a
minimum fee of $500.00 or 1/10th of one cent per square
foot, whichever is larger, shall be paid to the City.
For the final application an additional fee of 1/20th
of one cent per square foot shall he paid. The square
foot measurement shall be the same as the gross devel-
opment area. If portions of the area are to be sub-
divided and sold as separate parcels, the platting
fees as specified in the Subdivision Ordinance shall be
waived.
3. L2plication Exhibits: 2\11 applications shall
include:
a. Vicinity map showing all dedicated streets.
b. Proposed development plan showing topo-
graphy, existing improvements, the general intent and
apportionment of land for buildings, stipulated use,
circulation pattern and surrounding planim.etric detail
for a depth of 300 feet.
c. Text explanation of any material aspects
not disclosed on the plan.
4. Pdrrinistrative review; The Planning Department
shall review any application and may require infottation
and exhibits to determine whether all renuirerrents of
this code are fulfilled. If the Planning Department
finds that the ,reliminary proposal meets the minim urn
defined standards, the application will be scheduled
for a public hearing before the Planning Commission.
The application shall be referred to the Engineering,
3uilding and Fire departments for their review and
comment.
5. Planning _Commission Review: After notice as
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prescribed by Section 12.16.170 c (1) (2) as in the case
of rezones, the Planning Commission shall conduct a
public hearing on the application to determine whether
the Plan is in agreement with the development policies
indicated by Title 12 of the Edmonds City Code and the
purposes of this Ordinance. The Planning Commission
shall give preliminary approval, disapproval or approval
with modifications of the proposed development. This
preliminary ap~roval of the proposed development plan
shall be binding upon the intent and use as specified
above, but shall not be construed to render inflexible
the ultimate design, specific uses or final plan of the
project. In the event the Planning Commission gives
preliminary approval, the said approval will he reviewed
by the City Council at a public hearing held in accord-
ance with Section 12.16.170 e and f. In the event the
Planning Commission disapproves the application, the
applicant or other interested party may file a written
appeal of said disapproval with the Planning Department
to request a hearing before the City Council. The
appeal must be made within 30 days of said public
hearing by the Planning Commission and will be heard by
the City Council in accordance with Section 12.16.170 e
and f.
6. City _Council Action The Council may approve,
modify or reject the Planning Commission _reliminary
recommendation. Any action by the Council shall be by
motion. If the City Council denies a proposal, a six
month period must lapse after the Council hearing be-
fore another planned residential development nroposal
may be submitted to the Planning Department for the
same pro')erty, or any part thereof, unless waived by
the Council at a regular public hearing.
7. preparation_of Final Development Plans: 2\ppli-
cant shall, within six months following date of prelim-
inary approval by the Council of the -Irorosed development
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plan, submit a final development plan for approval by
the planning Commission. The plan, will, upon approval
by the Commission, constitute a limitation on the use
and design of the site.
8. Lxhibits: Final applications shall include the
following exhi':,its
a. An accurate map drawn to a scale specified
by the Planning Department showing the boundaries of
the site, names and dimensions of all streets hounding
or touching the site; the proposed location and horizontal
and vertical dimensions of all commonly owned structures;
the front, rear and side yard areas to be established on
privately owned lots; any proposed location and dimension
of "open space" and proposed public dedications within the
site; location, dimensions- -and=°design of off-street park-
ing facilities showing points of 'ingress to, and, egress
from, the site the location, direction` and bearing of
any major'physiocrraphic features such as railroads,
drainage canals, and shore lines and existing' topographic
contours at intervals of not more than five feet together
with grading, proposed
P g g; 'drainage' and landscaping.
'b Tn explanatory' text containing a written
statement of the general purposes of '_ the -project an
explanation of all features pertaining to uses ='and other
pertinent' matters not readily identi'f iab 1e - iri reap ° form
and the proposed forre of guarantees relative to maintenance
standards, open space,: and sirilar matters, such as the
land owners trust', 'home' o',mers association, or similar
required' arrangement' to assure the performance' of the
purposes of the panned residential development. The:
adoption of the text s?ecifyinc; the particular' now -res-
idential -
idential uses permitted to locate on the site if:; any,
shall 'constitute `1 limitation to those specificuses
9. Planning Commission Peview: The .:Planning,
'Cor.::Yfission shall review 'they -proposed=` final plan as pre-
scribed in the Preceding, paragraphs here`in, 'except that
posted. and published notice is not required. Final
approval by the Planning Commission shall Le conditioned
upon performance of conditions and performance bonds
may he required. The applicant, within three months
after the final approval, shall file with the Planning
Department such bonds, evidence of compliance or
undertakings as may be required by the conditions of
final approval. Upon fulfillment of all required con-
ditions precedent contained in the final approval, the
Planning Department shall ►resent to the Council a draft
ordinance to adopt the Planned residential Development
as an arrendrent to the Zoning I:ap, incorporating by re-
ference all maps, drawings, conditions, undertakings and ex-
hibits required to specify the Precise land use authorized.
The proposed amendment to the Zoning reap shall designate
the boundaries of the project and t'1e file number of the
application. A file shall be nUntained by the Deputy
City Clerk for the Planning Department under that number
containing all raps and other documents or exhibits re-
ferred to or incorporated in the adoptive ordinance, the
provisions of which shall constitute a limitation on the
use of the property. The ordinance shall contain a text
legal description of the houndary of the Planned :esid-
ontial Development. The Council will take action on the
proposed ordinance in accordance with Section 12.16.170
e and f.
10. Administration of Planned residential Developments:
Upon the adoptive ordinance being effective, the City
shall permit the use of the land and erection of structures
in copPliance with the plans and undertakings approved.
Any use or structure inconsistent with the approved plans
and undertakings shall 'le a violation of this ordinance and
no building permits shall be issued thereon.
a. !odification of Approved Projects: Except
as approved, no Planned Pesidential Development shall be
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used, constructed, modified or changed. 1`ny change in
a Planned Residential Development shall be applied for and
processed in the same manner as an original application.
Changes in plans or specifications may be permitted by
City Departments having jurisdiction provided such changes
are not material to the maintenance of the character
of the approved development. '1ritten notice of all such
changes shall be given the Planning Department immediately.
b. record of Subdivision: A project which
plats or subdivides land for sale and individual owner-
ship shall properly record the plat with the Snohomish
County Zuditor prior to the issuance of any building per-
mits, authorization to commence construction, or sale of
any portion of the property.
c. Building Permits: The application for
a building permit or other authorization ro commence work
on the project shall be accompanied byz
(1) my bond required by the City Council
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.
(2) Deeds to any land or properties intended
for Public ownership and use in the completed project.
(3) A complete project site plan and construct-
ion plans and specifications for the initial buildings.
d. Compliance: The City Administration shall
find that the plans submitted for construction comply
with the conditions of approval by the Planning Commission
and City Council.
Section 12.14.159. Revocation of I`pproval. In the
event a condition of approval is violatedor unfulfilled
within the time set for its completion, or Provisions of
the approval or the Edmonds City Code are violated, the
Council may, either on recommendation of the Planning
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Commission or on its olln motion, direct that written
notice ;.;e given to the applicant at least ten (10) days
prior to and conduct a public hearing upon the question
of the revocation of the approval and any permits
granted pursuant to it. After a public hearing the
Council may revoke the approval and/or permits by
ordinance. Nothing herein shall limit the revocation of
building permits, issuance of stop orders or other
such 7rocedures elsewhere authorized by the Edmonds
City Code.
1. Abandonment: If a Planned. Pesidential Devel-
opment project is abandoned, of if, upon the expiration of
two years from the adoption of the authorizing ordinance,
the project has not been completed (or commenced pur-
suant to an extension of time for completion granted
by the Planning Commission), , the authorization for the
project shall automatically expire and no building or
occupancy Hermits shall thereafter be issued, renewed,
or extended. Upon expiration, the land and structures
if any, may only be used for a lawful purpose permitted
in the zoning district in which the project is located.
The City Council shall, 'y ordinance, strike the
Planned Fesidential Development designation from the
Official Zoning Tap.
If a project is approved for construction in phases,
the authorizing ordinance may provide completion dates
for each phase, which provisions shall supersede this
paragrap .
s. xz H, ^F.ISOIT
1 ,Yo
ATTEST:
I::ENE VAFNEY U OP2 N
CITY CLEFS: " -_._--.--
PASSED :3Y TUE CITY COUNCIL: January 20, 1970
FILLD T'JITH TIIE CITY CLEFT, s January 20, 1970
PUPLIS"I?ED: January 28, 1970
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