Friday Harbor City Zoning Code
CHAPTER 17
66 PLANNED RESIDENTIAL DEVELOPMENTS
§ 17.66.010 Purpose.
It is the purpose of this chapter to encourage imaginative site and building design, promote urban infilling, and create open space in residential developments by permitting greater flexibility in zoning requirements than is otherwise permitted by this title. Furthermore, it is the purpose of this chapter to:
A.
Promote the retention of significant features of the natural environment, including trees and views;
B.
Encourage a variety of mixture of housing types;
C.
Encourage maximum efficiency in the layout of streets, utility networks and other public improvements;
D.
Create and/or preserve usable open space for the enjoyment of the occupants and the general public.
(Ord. 1245 § 1, 2004)
§ 17.66.015 Prohibited uses.
The following types of development are not allowed in planned residential development:
A.
Manufactured home communities in the single-family residential zone or without a conditional use permit in the multifamily residential zone per FHMC § 17.24.030.
B.
Hotels, motels, bed and breakfasts and other transient accommodations.
(Ord. 1802 § 14, 2024)
§ 17.66.020 Districts where permitted.
Planned residential development (PRD) is permitted only in the following zoning districts:
A.
Single-family residential zone.
B.
Multifamily residential zone.
(Ord. 1245 § 2, 2004; Ord. 1406 § 3, 2009)
§ 17.66.030 Permitted developments.
The following types of development are allowed in planned residential developments:
A.
Residential development is permitted in a PRD, regardless of the type of building in which such residences are located, including, but not necessarily limited to, detached single-family residences, including accessory dwelling units, duplexes, triplexes, fourplexes, townhouses, condominiums or apartments, subject to applicable regulations and permitted development for the zone in which the development occurs.
B.
Accessory buildings and development specifically designed to meet the needs of the residents of the PRD, such as garages and recreation facilities of a noncommercial nature.
(Ord. 1245 § 3, 2004; Ord. 1406 § 4, 2009; Ord. 1802 § 15, 2024)
§ 17.66.040 Development standards for PRD sites.
A.
Design and Layout. The design and layout of a PRD shall take into account the relationship of the site to the surrounding areas. The perimeter of the PRD shall be so designed as to minimize any undesirable impact of the PRD on adjacent properties.
B.
Acreage Minimum. The minimum site for a PRD shall be one acre, except for developments that meet all the following:
1.
Are determined to be permanently affordable per FHMC § 17.08.010.
2.
Serve affordable incomes of moderate, low, very low, or extremely low as defined in FHMC § 17.08.010.
3.
The underlying zoning designation allows a minimum of eight dwelling units.
4.
The project provides a minimum of eight dwelling units.
C.
Density Standards. The number of dwelling units per acre permitted in the underlying zone shall serve as the criteria to determine basic PRD density.
D.
Unit Limitations. A minimum of eight dwelling units per acre shall be required for a PRD in a multifamily residential zone. Four dwelling units per acre shall be required for a PRD in a single-family residential zone.
E.
Setbacks. Setbacks from the property line of a PRD shall be 20 feet.
F.
Perimeter Landscaping.
1.
Perimeter landscaping shall be required in order to provide a "filtered screen" that functions as a visual separator between PRD and other developments. Protection and enhancement of existing views shall be considered in determining the design of perimeter landscaping.
2.
Landscaping shall consist of:
a.
A mix of evergreen and deciduous trees and shrubs spaced to create a filtered screen;
b.
At least 50 percent deciduous trees and at least 30 percent evergreen trees;
c.
Evergreen trees (minimum eight-foot height) spaced no more than 15 feet on center;
d.
Deciduous trees (minimum two-inch caliper) spaced no more than 20 feet on center;
e.
A mix of evergreen and deciduous shrubs (minimum two-foot height) that achieve a height of six feet within three years spaced no more than five feet apart; and
f.
Living ground cover planted to achieve full coverage of the ground surface within three years.
G.
Open Space. Each PRD shall provide not less than 20 percent of the gross site area for common open space which shall be:
1.
Concentrated in large usable areas and designed to provide either passive or active recreation;
2.
If under one ownership, owned and maintained by the ownership; or
3.
Held in common ownership by all the owners of the development by means of a homeowners' or similar association. Such association shall be responsible for maintenance of the common open space;
4.
Dedicated for public use, if acceptable to the town and/or other appropriate public agency.
Parking areas and above ground utilities shall not qualify as part of the common open space.
H.
Roads.
1.
All roads shall be a minimum of 20 feet wide and shall be constructed with asphalt or concrete surface.
2.
All private roadways shall have a dedicated 40-foot easement.
3.
All public roads shall be allowed to use the town standard for low impact development roadways.
I.
Fire Flow. All common wall structures greater than 4,000 square feet, regardless of the location of property lines, shall be required to provide a minimum fire flow of 750 gallons per minute for 60 minutes.
(Ord. 1245 § 4, 2004; Ord. 1406 §§ 5, 6, 8, 9, 2009; Ord. 1802 §§ 16 – 19, 2024)
§ 17.66.050 Development standards for lots within PRD.
All individual lots within a PRD shall meet the following standards:
A.
Minimum Lot Size Requirements. There shall be no minimum lot size.
B.
Minimum Setbacks. Front yard setbacks shall be 20 feet from approved access, or 10 feet from common space separate from access. Rear yard setbacks shall be 10 feet. There are no side yard setbacks.
C.
Lot Coverage. The maximum lot area covered by structures shall not exceed 70 percent.
D.
Off-Street Parking. Off-street parking shall be provided in the same ratio for type of buildings and uses as required in the town's regulations for off-street parking requirements.
E.
Lot Frontage. Where lots in a PRD abut approved access, the minimum lot frontage shall be 40 feet.
(Ord. 1245 § 5, 2004; Ord. 1406 § 7, 2009)
§ 17.66.060 Approval procedure.
A.
Application. Applications for PRD approval shall be made on forms provided by the town, shall include a preliminary site plan, and shall require payment of the fee established for such purpose by the town council. Approval of a PRD is not land division approval; a separate land division application is required per FHMC Title 16, Subdivisions.
B.
Preliminary Site Plan. Every PRD application shall include a preliminary site plan that meets the standards set forth in FHMC § 16.04.060.
C.
Repealed by Ord. 1406.
D.
Preliminary Approval.
1.
All PRD applications shall be submitted to the planning commission for a recommendation on the proposal. Within 14 days after completing its review, the planning commission shall forward the application to the town council with a written recommendation.
2.
The town council shall hold a public hearing on the proposal. The town council shall consider the application, public testimony, staff recommendation, and the planning commission's recommendation and shall adopt, modify, or reject the proposal.
3.
A proposed PRD shall not be approved unless the town council makes written findings that:
a.
Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, and other public ways, transit stops, potable water supplies, sanitary waste, parks and recreation, playgrounds, schools and school grounds and all other relevant acts, including sidewalks and other planning features that will assure safe walking conditions for students who only walk to and from school; and
b.
The public use and interest will be served by approval of the PRD.
E.
Dedications. Dedication of land to any public body, provision of public improvements to serve the PRD, and/or impact fees imposed under RCW 82.02.050 through 82.020.090 may be required as a condition of approval. Dedication shall be clearly shown on the final site plan. No dedication, provision of public improvements, or impact fees shall be allowed that constitute an unconstitutional taking of property. The council shall not, as a condition to the approval of any PRD, require a release from damages to be procured from other property owners.
F.
Final Approval.
1.
A final PRD site plan, conforming to all of the terms and conditions of the preliminary approval, must be submitted to the town council for approval within five years of the date of final approval.
2.
Final approval shall not be given unless the requirements of FHMC § 16.04.160 concerning final plat approval have been met.
G.
Alteration of PRD.
1.
Applicant shall submit a new PRD application with a narrative discussing the requested changes.
2.
The review process shall be the same as for a new PRD.
(Ord. 1245 § 6, 2004; Ord. 1372 § 13, 2008; Ord. 1406 § 10, 2009; Ord. 1802 §§ 20 – 23)
