Ordinance 1459oprINAIICE NO. 1 yS�-
., 0rDINA?•]CE OF THE CITY OF EDT"ONDS, T]A.S1,INGTON
i�.,
ADOPTINC 1477 SECTIONS 12.14.OGO ThP.OUGH 12.14.069
INCLUSIVL TO THE L,D .C?11DS CITY CODE, r1HICIi SECTIONS
ADOPT A ITE-1 PLANNED RESIDENTIAL DEVLLor:. WI,IT OF.-
DI11A 10E SETTII,IG r0PT11 THE PURPOSE OF A_ PLANNED
RESIDEITT1AL DEtiTELM-ENT, PROVIDING THE PI 11;JTTEL'
USES TITLEREIA, THE PI?OCEDUP,L FOr, PPEPA..P.PTION,
REVIEV,' ANT' ,APPPOVAL OF rLANNT"D RESIDENTIT`.L DE-
VELOPUENTS , P1:_?UIR " ENTa FOI' DE SIGN, LOCATIOi.y ,
APEL, O7.7'i1EPS iIP, V-PPOVErliIi;TS, P,EVOCATION AND
ADANDON.PENT, ALL PURSUANT TO PLANNING CO?`"F'+ISSION
RESOLUTION WO. 314 F.S VODIFIED AIM SUPPLEMENTED
BY THE ED?'O_dDS CITY COUNCIL.
TIIIL-] CITY COUIICIL OF THE CITY of ED BONDS, ']ASHINGTON
DO ORDAIN AS FOLLO;^JS
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 Cie 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 ►arotrerty `
through grou-ping of structures, creating of greater open
s--lace and combinations of uses othen,ise 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 underlyinS
zoning attached to t'_ie land nor the fundamental intent,
of the district regulations as far as overall density of
dwelling units is concerned within the P.R£.D. as a total
unit.
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 vihere 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, Parking lots, and required yard areas will
in com utkin
not be allowed/= oven- sracc.
b. Guarantee: I,,. 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. building Ireirht- The maximum height of build-
ings shall not exceed the height permitted in the zone in
which the project is located.
4. Alowed_ Density: The number of dwelling units
permitted in any "R" classified zone may Le determined
by dividing the net development area by the minimum lot
area Per dwellinc unit required by the zones established
on the property. Tet development area shall be determined
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=:y subtracting the area set aside for churches, schools,
or commercial use frog: the total development area.
Fractional units shall be rounded to the closest whole
num}per.
5. Permitted Site Coverage: The ;permitted per-
centage of coverage by ',uildings and structures for the
net development area as determined by the preceding para-
graph above shall not exceed the rercentac;e of coverage
perr.-Atted in the zones in which the project is located.
Percentage for corner lots ti.All not be allowed.
6. Off-street Parking Requirements Off-street
parking requirements shall be in accordance with the
provisions of Section 12.14.020 of this Title.
7. F ll projects n.ay propose concepts such as
a. Public or private access lanes.
b. Varied lot -size subdivisions.
c. stablishr-ent of green belts or other
open areas, or connunity-`)uildings or recreation facilities.
d. Detacied single-family homes grouped around
a common court, playground or recreation area.
Section_12.14.063. Locational Requirements: Planned
^esidential Development projects ray locate in any zone
permitting residential units.
`ecti.on 12.14.064. F rea .�'�
"e� dements : F minimum
site size of 5 acres is established for Plar."ed Residential
Development projects.
Section 12.14.065._ Ownershirp requirements: The
proposed project shall eit':er be in one ownership or
under a unity of control to assure that t'sne development
can be accomplishes as planned.
Section 12_14.066._ Improvements=ecluired: Projects
shall comply all applicable city ordinances, in-
cluding but not lirmited 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 store drainace, sanitary sewers,
underground power and telephone lines, landscaping, and
other facilities deemed necessary by the Planning and yn-
gineering Departments and approved by the Planning Commission.
If private streets are proposed, a written guarantee will
'-)e required that such streets will ?)e maintained by the
a,7ners to the degree equal to the Edmonds City design
standards applicable to public streets of sul)stantially the
same width.
Section 12.14.067. Ceneral P.ecquirements. F>11 projects
shall })ear the '�urden of perimeter transition and demon-
strate that there is a general public benefit to be gained
by the deviation from the underlying zoning regulations,
such as
1. P.dditional or better -related open spaces, such
as yard areas between the 'buildings T%7ithin the project,
or yard areas between the project buildings and adjoining
properties and buildings, or a design of open space that
creates a. desirable or useful environment between buildings.
2. P.dditional public -use facilities, such as ped.-
estrian walks providing a service and convenience to
residents in the vicinity, or streets improving local
circulation or pu'b1ic access to a lar:e or stream.
3. Preservation of natural assets, such as his-
toric landmarks, specimen trees, a trove of woods, a
stream, a view, or other amenities.
The planning Commission and Council shall evaluate the
proposed plan to determine if it vAll '_)e an asset to
the surrounding residential areas and will result in the
construction of an interesting, ?ell -designed neighbor-
hood for future residents �,Tithin the project.
Section 12.14.068. Procedure for Preparation,
review and Appro'vala V�
1. Preliminary L.prlication. 2"M the ovners of
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property within a ?ronosed project shall submit to the
Planning Department a preliminary development plan
and shall complete any application forms as provided
by said officer.
2. Fees i For the rxeliminary application a
r:inimum fee of $500.00 or 1/10th of one cent per square
foot, whichever is larder, shall be paid to the City.
For the final application an additional fee of 1/20th
of one cent per square foot shall be 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. L-,o lication Exhibits: T.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 evp lanation of any material aspects
not disclosed on the plan.
4. Pdrninistratiye review- The Planning Department
shall review any application and may require infDtination
and exhibits to determine t-Y?Iether all reQuirements of
this code are fulfilled. If the Planning renartment
finds that the T�relirinary proposal meets the miniii ura
defined standards, the a -placation will be scheduled
for a pu3blic bearing before the Planning Commission.
The application shall ue referred to the Engineering,
wilding and Fire departments for their review and
comment.
5. Plannin_Commission neview.- kfter 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 hearinn on tie application to determine whether
the Flan is in agreement with the development policies
indicated '>y Title 12 of the I?d_monds 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 approval 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 be 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 10y the Planning Commission and will ')e 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 �_relim.inary
reQomr,w_-ndation. Any action ?;y the Council shall be by
motion. If the City Council denies a proposal, a six
month --)eriod must lapse after the Council hearing be-
fore another planned residential development proposal
may be submitted to the Planning Department for the
same pro,)erty, or any ;?art thereof, unless waived by
the Council at a rerular public nearing.
7. Preparation of Final Development Plans: 7 -ppli-
cant shall, within six months following date of prelim-
inary approval '_)y the Council of the --)rorosed development
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plan, submit a final developient Tian for approval by
the Planning Cormlission. 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 exhi1:,its
a. An accurate map drawn to a scale specified
by the Planning Department s iowing the boundaries of
Cie site, nares and dip:-ensions of all streets Founding
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; my 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;t6pographic
contours,at intervals of not more than five feet together
with radin roposed
P g g; 'drainage' and landscaping:
lj Tn `explanatory' text containing a written
stater.ent of the cenerah purposes of '_ the -project - an,
explanation of all'featurest pertaining to •uses and other
T)ertinent, mattersnot readily iden t-ifiable in r sp °form
and the proposed forre of guarantees relative to maintenance
standards, -.open sppace I 'and` similar matters, such `as' the
land' owners trust; 'home: ovmers association,i, or similar
required, arrangement' to- assure the perforirance'. of the
purposes of the planned residential developr!ent. 'ihe:
adoption of the texts ecifyinc; the narticular'non-res-
dentiaTc-:uses= permitted to'locate�.on:the site; if .any.
shall 'constitute alimitation to those, specifioc uses
9' P lLtihhinu covvdssion Peviell : � 'the .:Plannin
Cor.:Yfissian shall reviews 'tlie -proposed` final `flan as pre
scribed in the nreceding, paragraphs "�herein, 'eXcert that
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hosted. and published notice is not required. final
approval by the Planning Corraission 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 arnendrent to the Zoning i :ap, incorporating by re-
ference all maps, draerings, conditions, undertakings and ex-
hibits required to specify the precise land use authorized.
The proposed amendrent to t :e Zoning rq.ap shall designate
the boundaries of the -project and t'-ie file number of the
application. Ii file shall be rI.Lintained by the Deputy
City Clerk for the i lanning 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 ?)oundary of the Planned :esid-
ential Development. The Council will take action on the
proposed ordinance in accordance with Section 12.16.170
e and f.
10. Administration of Planned pesidential Developments_
Upon the adoptive ordinance ?jeing effective, the City
shall permit the use of the land and erection of structures
in compliance with the plans and undertakings approved.
Tny use or structure inconsistent with the approved plans
and undertakings shall lie a violation of this ordinance and
no -wilding Permits shall l:)e issued thereon.
a. ::'odification of �.proved Projects: Except
as approved, no Planned Pesidential Development shall be
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used, constructed, modified or changed. 1`ny c-3zange in
a Planned residential Development shall be applied for and
processed in the same manner as an original application.
Changes in plans or s ecifications m.ay be periftitted by
City Departments having jurisdiction provided such chancres
are not material to the maintenance of the character
of the approved development. T,7ritten 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 Tuditor prior to the issuance of any building per-
mits, authorization to commence construction, or sale of
any portion of the property.
C. Buildinq Permits: The application for
a building permit or other authorization ro commence work
on the project shall be accompanied byz
(1) -ny bond required by the City Council
guaranteeing completion of a specific defined
portion of the project as authorized and anp_ roved,
and/or a standard i-)lat 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 cornnleted project.
(3) A complete project site plan and construct-
ion flans 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 violated. or 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 ol•in 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. Tlothing 'herein shall limit the revocation of
?building permits, issuance of stop orders or other
suc'i -.rocedures elsewhere authorized by the *'dmonds
City Code.
1. Abandonment: If a Flannec'. Residential 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 r_uilding or
occupancy permits shall thereafter be issued, renewed,
or extended. Upon expiration, the land and structures
if any, may only be used for a lawful purpose rermitted
in the zoning district in which the project is located.
The City Council shall, 'y ordinance, strike the
Planned residential Development designation from the
Official Zoning '-an.
If a rroject is approved for construction in phases,
file authorizing ordinance may provide completion dates
for each phase, which provisions shall supersede this
naragran<h .
71-P P f0VILD s
I IT H21 ^F.ISOIT
1. f .YOP.__._
ATTEST:
I rENL VAFTJEY OPI(V1
CITY CLY Fs: _-. -- —
PASSLD 13Y WE CITY COUIXIL: January 20, 1970
FILED T'IITH TII _ CITY CLEFT, z January 20, 1970
PUI;LI 1'I?TD : January 28, 1970
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