The Planned Development (PD) zone is intended to be used in new developments to ensure compatibility of planned development type projects with existing development. Planned developments are intended to be used as a tool for developing centers of blocks in older areas of the City that have become difficult to develop by conventional subdivision methods and as an alternative to single-family lot subdivisions. Planned Developments are not intended to be used in single-family residential zones to allow multiple-family dwellings on vacant lots with street frontage, located between two (2) other single-family dwellings. Parcels of vacant property located in the centers of blocks will be combined together, using common access driveways to qualify as a planned development project.

The following uses are permitted:

1. Church; will be new construction and shown on a recorded subdivision plat, or be outside of a recorded subdivision plat.
2. General commercial businesses of a retail trade nature, including office and professional use. Guesthouse.
3. Home occupations.
4. Household pets.
5. Light manufacturing business.
6. Multiple-family residential uses.
7. Parks.
8. School, public or charter.
9. Single-family residential uses.
10. Townhouse and condominiums (20,000 square foot lot and 4 units minimum).
11. Any combination of the above uses, or other uses that may be determined by the planning commission to be compatible and in harmony with each other according to the designated and approved development plan.

1. Request Form. The standard zone change application form of the City will be used to submit a request for a planned development zone change.
2. Pre-filing; Review. Prior to the submittal of a zone change application the applicant will have a pre-application meeting with City staff and incorporate their feedback into the initial application. Staff will not take more than thirty (30) days to hold a pre-application meeting after a request for one is made.
3. Documents Required. All requests will be accompanied by a colored site development plan and a written text for the entire property proposed to be developed. For residential projects approved by the City Council, the applicant will proceed to prepare and submit a preliminary plat, followed by a final plat.

The written text will include the following:

1. Use of Land: The projected use of land, including percentages of land devoted to various types of land use, such as building coverage, parking area, landscaped area, etc.
2. Height and Elevations: The text will indicate the type, character and proposed height of all buildings. The plot plan, elevations and perspective drawings may be prepared as necessary by the applicant to help the planning commission and City Council to better understand the proposal.
3. Density: The density in terms of dwelling units per gross acre of land will be indicated.
4. Schools, Churches And Open Spaces: The location of any proposed school sites, churches, parks or other common or open spaces will be identified.
5. Phasing Plan: A phasing plan, if the development is proposed to be developed in phases, will be submitted.
6. Topography: Topography at contour intervals of two feet (2') will be submitted unless waived by the planning staff.
7. Landscape Plan: A landscape plan showing the general location of lawn area and trees will be submitted (this may be a part of the site or plot plan).
8. Area Reserved For Landscaping: The amount of land area reserved for landscaping will be indicated.
9. Utilities: All utilities will be underground unless otherwise approved by the City Council and upon recommendation of the water and power director. Transformer equipment will be screened from streets and from adjacent properties.
10. Refuse Storage Areas: Refuse storage areas will be screened so that materials stored within these areas will not be visible from access streets and adjacent properties.
11. Lighting Plan: The plans submitted will include a general lighting plan indicating location of lights to be installed on the site.
12. Turning Space: Safe and convenient turning space will be provided for cars, sewer vehicles, refuse collection vehicles, firefighting equipment, etc., at the end of private drives and dead end streets.
13. Signs: Overall sign program if proposed signage differs from what is allowed as outlined in the sign ordinance set forth in BMC 15.16.

1. Land Coverage. The land coverage by all buildings will not exceed fifty percent (50%) of the net lot or parcel acreage.
2. Lot Size. The minimum lot size in single-family residential subdivisions with private individual lots (no common area within lots) and private streets is five thousand (5,000) square feet; provided, that at least twenty percent (20%) of the total project area is developed and maintained as common open landscape or recreation area.
3. Density. The density of a planned residential development will conform to the density limitations of the general plan, except that the City Council upon recommendation of the planning commission may approve a density greater than the general plan designation where the following findings are made:
   1. The proposed development is considered an infill development where the surrounding land is already developed, and
   2. The proposed dwellings are platted for individual ownership of the dwelling units, and
   3. The density and building scale of the proposed units are similar in scale to an adjoining developed parcel or is considered in scale with surrounding area and fits harmoniously into the neighborhood, as determined by the City Council but in no case will exceed twelve (12) dwelling units per acre.
4. Setbacks
   1. Front Yard. Front yard setback from a public street will be a minimum of thirty feet (30').
   2. Exceptions. Exceptions to a thirty foot (30') front yard setback from a public street are as follows:
      1. Adjacent to residential property where one or both sides have less than a twenty five foot (25') setback, the front yard setback may be the average of the adjacent residential property or twenty feet (20'), whichever is greater. If one or both sides are undeveloped, the front yard setback for the undeveloped residential property will be deemed to be twenty five feet (25') for purposes of this exception.
      2. Subject to the recommendation of the planning commission and approval of the City Council as part of the planned development approval, a reduced setback may be approved, however in no case will a garage be setback less than twenty feet (20’) from the property line or back of sidewalk, whichever is greater.
      3. Front yard setback from private streets will be ten feet (10') minimum from back of curb (edge of street if no curb) for all buildings, and there will be twenty feet (20') minimum from back of sidewalk (curb where no sidewalk and edge of street if no curb) for garages or carports.
      4. A garage design to allow a side entrance with an appropriate off street parking area may be located less than the twenty foot (20') minimum setback requirement where the planning commission determines such off street parking (the driveway) meets the intent of the ordinance. In no case will the garage have a setback reduction less than ten feet (10') in order to comply with the building setback of ten feet (10') from the back of curb. The driveway will have an appropriate radius, width and length to provide off street parking outside of the garage. Garage doors fronting the street will have a twenty foot (20') minimum setback from the sidewalk (curb where no sidewalk).
      5. The front yard setback area will not be used for the location of any building or parking of any motor vehicles required as a part of the parking requirement or for additional visitor parking.
   3. Side and Rear Yard Setback/Building Separation
      
      Side Yard Setbacks

      	11/2 Stories	21/2 Stories	3 Stories
      Where there is common or limited common area between structures and no fence, retaining wall over 3 feet exists between units or building offsets (see notes 1 through 3)	10 feet	10 feet	20 feet
      Where a property line, fence, retaining wall over 3 feet or similar boundary line separates units (any ownership designation other than "common area")	8 feet to property line 16 feet between units	9 feet to property line 18 feet between units	10 feet to property line 20 feet between units

      Notes:
      
      1. Rear yard fences that do not block fire access may be allowed.
         
      2. Structures shall be built in accordance to the provisions of the current international residential building code.
         
      3. Yards shall not have window wells or walk out basements without the approval of the building and fire departments.
      Rear Yard Setbacks

      	1 - 11/2	2 - 21/2	3 Stories
      From property line	10 feet	20 feet	20 feet
      Minimum building separation for 2 adjoining rear lot properties	20 feet	40 feet	40 feet

      Exceptions:
      1. Adjacent to a public street, twenty five feet (25') or twenty feet (20') with a six foot (6') privacy wall along street right of way.
      2. Adjacent to a single-family zone, the setback for two- to three-story units shall be a minimum of thirty feet (30').
5. Parking Requirements. The requirements of BMC 15.06 will apply.
6. Signs And Advertising. The requirements of the sign ordinance set forth in BMC 15.16.170 will apply, except that in large residential planned developments (those containing more than 200 dwelling units), the planning commission may approve an overall sign scheme for the project which may exceed the restrictions contained in the sign ordinance.
7. Height Regulations. No building will be erected to a height greater than thirty five feet (35') unless specifically approved as a part of the zone change approval.
8. Size Requirements. Each planned development zone will contain a minimum of twenty thousand (20,000) square feet and four (4) dwelling units.
9. Landscaping
   1. Compliance of Residential Properties. Residential properties within the planned development zone will comply with BMC 15.06.180, "Landscape Standards".
   2. Landscape Requirement. All planned residential developments will have a minimum of thirty percent (30%) of the site area, including front setback area, developed and maintained as landscaped or open green space.
10. Time Limitation. Building permits for construction within planned development residential zones must be obtained within eighteen (18) months of the approval of a zone change to planned development. If eighteen (18) months elapses without the issuance of building permits for the construction of the approved plans within the planned development zone, the zone will revert back to the previous zone of the property before the zone change to planned development was approved.
11. Recreation Or Playground Areas. In developments with five (5) or more units, there will be provided usable recreation or playground areas outside of the front yard setback, with a total minimum area of one thousand (1,000) square feet for five (5) units and an additional two hundred (200) square feet for each unit over five (5) units. The average width and length of each usable recreation or playground area will not be less than twenty feet (20') or as approved by the planning commission. At least fifty percent (50%) of the usable area will be in the form of open playground or green space.

1. Land Coverage. The land coverage by all buildings will not exceed fifty percent (50%) of the net lot or parcel acreage.
2. Setbacks
   1. Front Yard
      1. The front yard setback will be twenty five feet (25') for commercial developments and twenty feet (20') for industrial developments, unless the project is adjacent to an existing residential zone requiring greater than the twenty five foot (25') or twenty foot (20') setback in which case the setback will be the same as for the adjacent residential use.
      2. For commercial developments, the front yard will not be used for the location of any building or parking area for motor vehicles, except as provided for in subsection (7)(b) of this section.
      3. Parking is allowed in the front yard setback of industrial developments.
   2. Side Yard. The requirement for the street side will be the same as for the front yard. Interior side yard setbacks will be a minimum of ten feet (10') with the following exceptions:
      1. No setback will be required between a planned development zone and an adjacent commercial or industrial zone, unless setbacks are specifically required by the planning commission.
      2. No setback is required between adjacent PD commercial/industrial buildings located in the planned development zone.
      3. The interior side yard setbacks will be increased to twenty feet (20') for buildings with two (2) or more stories when adjacent to a residential zone.
   3. Rear Yard. Ten feet (10') for commercial developments and zero feet (0') for industrial developments, unless a different setback is required by the planning commission. (Street side setback is the same as for front yard.)
3. Parking Requirements. The requirements of BMC 15.06.170 will apply.
4. Signs and Advertising. The requirements of the sign ordinance set forth in BMC 15.16 will apply. Off premises signs will not be allowed in a PD commercial/industrial zone unless such sign is part of the approved development plan.
5. Height Regulations. No building will be erected to a height greater than thirty five feet (35') unless specifically approved as a part of the zone change approval.
6. Fences and Walls. The requirements of BMC 15.06.160 will apply.
7. Landscaping. Commercial properties within the planned development zone will comply with BMC 15.06.180, "Landscape Standards". Where it otherwise creates a hardship, the City Council, upon recommendation of the planning commission, may allow adjustments in the landscaped setback area for driveway lanes and uncovered parking spaces; provided, that any reduction in one area will be made up by additional landscaping in another area adjacent to the road right of way, so there is no overall reduction in required landscaped area. For industrial developments, there will be a minimum five foot (5') wide landscaped area on the private lot adjacent to all public streets. A landscape plan will be submitted to the planning department for review of all commercial/industrial developments and receive approval prior to issuance of building permits.
8. Outside Storage. There will be no outside storage of materials used in sales or in business operation. All businesses will be completely enclosed.
9. Maintenance. All structures, permitted signs, parking area, landscaping, etc., will be maintained in a neat, clean and orderly manner. All refuse will be collected from outdoor areas on a regular basis to prevent said materials from being blown onto adjacent property.
10. Permitted Uses Designated. The City Council, upon recommendation from the planning commission, may designate any planned commercial zone as permitting certain of those uses allowed in the C-1, C-2, or C-3 zone, and any planned industrial zone as permitting certain of those uses allowed in the I-1 or I-2 zone, and only that specific type, or types, of businesses are to be permitted in the zone.

The following provisions apply for projects which combine commercial and residential uses within the same building. Projects which combine residential and commercial uses within the same project but in distinct separate areas or separate buildings are subject to the provisions in BMC 15.06.130 as applicable.

1. Land Coverage. For mixed use projects, building coverage may exceed fifty percent (50%) of the lot or parcel acreage provided that a minimum of twenty five percent (25%) of the lot or parcel area is maintained in landscaped area.
2. Density. Density will conform to the limitations set forth in the general plan land use map. Areas designated as commercial on the land use map will be considered as high density residential.
3. Building Setbacks
   1. Buildings will front the public street (or principal street in the case of private streets) unless an exception to this requirement is granted by the City Council upon recommendation of the planning commission.
   2. For buildings fronting the public street the front setback will be a minimum of ten feet (10') from property line. The maximum front building setback is twenty feet (20') behind back of curb, unless otherwise approved by the City Council.
   3. The front setback area will consist of a combination of landscaped areas and sidewalk. Sidewalks will have a minimum width of ten feet (10') and may consist of concrete, stone or brick pavers or a combination of these materials as may be approved by the City Engineer. Landscaping will consist of trees and shrubs, and ground covers.
4. Building Height. Building height for mixed use buildings will not exceed forty five feet (45') unless a greater height is approved as part of the planned development zone approval.
5. Landscaping and Open Space
   1. Compliance of Mixed Use Properties. Mixed use properties within the planned development zone will comply with BMC 15.06.180, "Landscape Standards", and BMC 15.06.180B2, "Additional Requirements for Commercial Developments".
   2. Landscaped Open Space. Minimum landscaped open space will not be less than twenty five percent (25%) of the lot or parcel area, and will consist of trees, shrubs and ground cover.
6. Minimum Ground Floor Glass. The ground floor of the building elevation fronting the street on all mixed use buildings will contain not less than forty percent (40%) no reflective glass surface (i.e., windows).
7. Ground Floor Uses. The ground floor uses will consist of office, retail, restaurant or a combination of such uses, as approved by the City Council as part of the planned development zone approval.
8. Upper Floors. Floor area above the ground floor area will be used for residential dwellings, unless otherwise approved by the City Council after considering the recommendation of the planning commission.
9. Standards. The standards set forth in BMC 15.10.060, "Commercial/Industrial Development Standards", will also apply unless a different standard is set forth in this section, in which case this section will apply.
10. Mixed Use. Mixed use developments are not intended for small parcels unless adjacent to an existing mixed use development. Therefore, the minimum lot or parcel size for a mixed use development is five (5) acres. An exception may be approved by the City Council where the Council determines that a proposed mixed use development on less than five (5) acres is compatible with and integrates into the surrounding area in a harmonious manner.Further, mixed use developments combining both commercial and residential uses within the same building are generally intended to be located within the urban core area, or part of a larger commercial project.

1. Public Hearing. Subsequent to review and approval by the planning commission, the proposed planned development zone change request will be forwarded to the City Council for a public hearing.
2. Planning Commission Recommendation. The planning commission will also forward any recommendations for approval, disapproval or modification of the planned development request as reviewed by them to the City Council to be considered as a part of the zone change hearing.
3. Advertising. The zone change request will be advertised and heard according to the same requirements as any other zone change request submitted to the City Council.
4. Approval; Findings. The City Council may approve a planned development zone change request only after finding that the requirements of this title and any other ordinances or restrictions affecting the property have been satisfied. In granting such approval, the City Council may impose and enforce such specific conditions as to site development, phasing and building construction or maintenance and operation as it deems necessary to protect the health, safety and welfare of the residents of the City.
5. Development Plan Compliance. All development within the planned development zone will comply with the development plan as approved and adopted by the City Council.
6. Filing of Materials. The development plan and supplementary text materials, after adoption, will be filed in the offices of the City and all development within the zone will comply therewith, unless the development plan and supplementary materials are amended as prescribed herein.
7. Applicability of Title. All other applicable provisions of this title will apply.

Any amendments to the development plan will be accomplished in the same manner as any other amendment to this title. Revised text and/or plans will be submitted, along with a zone change request, to the planning commission and will be reviewed in the same manner as the initial zone change request. The plan as approved by the City Council constitutes the zone, and any significant change in the plan will be processed as an amendment to the zone.

1. Required. Following the approval of the planned development zone change and upon request for issuance of any building permit therein, the developer and contractor, and the planning staff, will meet together to review the requirements of the zone change and to make sure that the developer and contractor are aware of the conditions under which the zone change was granted.
2. Official Plan. At the plan review conference, the plans will be stamped by the staff and signed by the staff, developer and contractor as the official set of construction plans from which the work will be performed.
3. Changes Or Modifications. Any changes or modifications to the approved plan of development during the period of construction will be submitted to planning staff for approval, and, if deemed significant and at the discretion of the staff, returned to the planning commission for their review and recommendations and to the City Council for a hearing to amend the zone.