The purpose of the planned district is to encourage and provide a means for effectuating desirable development, redevelopment, rehabilitation, and conservation in the county which features variations in siting, mixed land uses and/or varied dwelling types. The amenities and compatibility of planned districts is to be insured through adoption of a general development plan, showing proper orientation, desirable design character, and compatible land uses. The planned district is intended to permit flexibility in design, placement of buildings and use of open spaces, including modification in requirements for lot frontage, building setbacks and design of circulation facilities to best use potentials of sites characterized by special features of geography, topography, size or shape, and to encourage a more creative approach in the development of land that will result in a more efficient, aesthetic, and desirable environment in harmony with that of the surrounding area.

(Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 381) § 2.15:1, 1978).

Planned district projects may be initiated by:

A.

The owner of all property involved, if under one ownership; or

B.

An application filed jointly by a majority of property owners if there is more than one owner; or

C.

A governmental agency.

(Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 381) § 2.15:2, 1978).

The following provisions shall apply in a planned district, which district shall also be subject to other provisions of this title, except that where conflict in regulation occurs, the regulations specified in this section or on a development plan approved pursuant to this chapter shall apply:

A.

Planned districts may be established on parcels of land which are suitable for, and of sufficient size to be planned and developed in a manner consistent with, the purposes and objectives of this section. No planned district shall include less than four acres of contiguous land unless the planning commission and board of county commissioners find that property less than four acres is suitable as a planned district by virtue of its unique historical character, topography, or landscaping features. In this case, no less than two acres shall be permitted.

B.

No ordinance establishing a planned district shall be adopted unless and until there is on file with the county a written consent of a majority of property owners within such district, at the time of adoption of the ordinance, agreeing:

1.

That the applicant shall be bound by the conditions and regulations proposed and which will be effective within the district; and

2.

To record such written agreement with the county auditor.

C.

Before detailed studies of any planned district development plans shall be undertaken by the planning staff or the planning commission, there shall be on file with the county the tentative written consent of a majority of property owners within the proposed district that such detailed studies be made.

D.

Standards for area, coverage, density, yard requirements, parking and screening for planned district uses shall be governed by the standards of the residential, commercial, or industrial zoning district(s) most similar in nature and function to the proposed planned district use(s), as determined by the planning commission. Standards for public improvements shall be governed by applicable ordinances and laws of the county. Exceptions to these standards by the planning commission and the board of county commissioners are possible when these bodies find that such exceptions encourage a desirable living environment and are warranted in terms of the total proposed development or unit thereof.

E.

Planned district projects may be located in any district when processed and authorized as provided herein. A planned district shall possess the amenities generally associated with the district in which it is located such that it shall not produce an adverse influence upon adjacent properties. Planned districts shall be functionally connected to the street and arterial system and the arterials within the vicinity of the development shall be adequate to carry the additional traffic generated by the development. In residential planned unit developments, there shall be a minimum of twenty-five percent of the total area of the planned unit development dedicated or reserved and developed as useable common "open space" land for recreation or landscaping. Adequate guarantee must be provided to insure permanent retention and maintenance of streets, access roads and open space land area resulting from the application of these regulations either by private reservation for the use of the residents within the development or by dedication to the public, or combination thereof.

(Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 381 and 381-1) § 2.15:3, 1978).

The planning commission shall prescribe the form on which applications are made for planned district projects. It may prepare and provide forms for such purposes and prescribe the type of information to be provided in the application by the applicant. No application shall be accepted unless it complies with such requirements and is verified as to the correctness of information given by the signature of the applicant attesting thereto.

(Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 381-1 and 382) § 2.15:4, 1978).

The applicant shall submit a preliminary development plan to the planning commission for an approval in principal and the planning commission shall so approve prior to the submission of a planned district rezoning application. A list of the names, mailing addresses, and individual property legal descriptions of all property owners within the proposed planned district and the surrounding property owners within five hundred feet of the proposed planned district shall be on file with the county before staff study of a preliminary development plan shall be commenced. Approval in principle of the preliminary development plan shall be limited to the general acceptability of the land uses proposed and their interrelationship, and shall not be construed to endorse precise location of uses, configuration of parcels, or engineering feasibility. Any preliminary development plan and text shall be prepared and endorsed by a qualified professional staff, as required, and shall include the following information presented in a general, schematic fashion:

A.

Proposed land uses, population densities and building intensities;

B.

Proposed circulation pattern, indicating both public and private streets;

C.

Proposed parks, playgrounds, school sites, and other open spaces;

D.

A market analysis of proposed commercial uses, if the property is not zoned for commercial purposes at the time of the submittal of the preliminary development plan;

E.

Delineation of the units to be constructed in progression, if any;

F.

An environmental assessment statement; provided, that the county will not be precluded from requiring a detailed statement prepared pursuant to RCW 43.21C.030(2) (6) and WAC 197-10;

G.

Relation to future land use in surrounding area and general plan. Such plans and texts must be accompanied by official application forms provided by the county. Applications shall not be accepted until all such plans, texts and forms have been submitted to the director of planning.

(Res. 13678 (Vol. 29, page 346)(part): Ord, 62678 (Vol. 29, page 382) § 2.15:5, 1978).

Together with the application for rezoning classification, the applicant shall submit the following documents and supporting evidence, prepared and endorsed by a qualified professional team which shall include, as required, a licensed land surveyor and/or a registered civil engineer;

A.

A reproducible map with ten prints of a general development plan which shall be in conformance with the approved preliminary development plan and which shall include a survey of the property showing existing features of the property which are to be incorporated into the proposed development, including specimen trees, structures, streets, topography, easements, utility lines, and proposed land use including location and proposed density of dwelling units, and nonresidential building intensity. The following signature blocks and statement are to be placed upon the face of the map or succeeding page thereof:

1.

A signature block for the board of county commissioners to certify approval of the general development plan,

2.

A signature block for the applicant(s) binding the applicant(s) to the conditions and regulations proposed and which will be controlling within the planned district,

3.

A statement that the land shall not be further divided nor shall uses be allowed other than those designated on the map without rezoning and replatting the property in accordance with state and county laws;

B.

A schedule for the development of units to be constructed in progression and a description of the design principles for buildings and streetscapes; tabulation of total number of dwelling units proposed by type of dwelling for each unit of the planned district; estimated residential population by type of dwelling for each unit of the planned district; estimated nonresidential population; proposed retail sales area and economic justification; anticipated timing for each unit; and standards for height, open space, building intensity, population density, and public improvements proposed for each unit of development whenever the applicant proposes an exception from the standard zoning district or other ordinance regulations governing development;

C.

Evidence that the applicant has sufficient control over the land to effectuate the plan proposed;

D.

A revised environmental assessment statement if required;

E.

Engineering feasibility information deemed necessary;

F.

Such other detailed information deemed necessary by the planning staff or planning commission. Applications shall not be accepted and considered filed until all of said documents and supporting evidence have been submitted to the director of planning.

(Ord. 010685(part), 1986: Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 382 and 383) § 2.15:6, 1978).

Planned unit development approval, valid for two years, shall be secured for each unit of a planned district as delineated on the general development plan. Planned unit development plans shall be concerned with, but not necessarily limited to, the following:

A.

Site plans, showing building(s), various functional use area, circulation, and their relationships;

B.

Preliminary building plans, including floor plans and exterior elevations;

C.

Landscaping plans;

D.

Engineering plans, including site grading, street improvements, drainage, and public utility extensions, as necessary;

E.

Information necessary for evaluation, as required by the planning staff or planning commission, including proposed use and occupancy, type of construction, building height and area of each building or structure, and proposed distances between buildings and structures and distances to property lines. Minor changes to an approved planned unit development pertaining to siting may be approved with the intent expressed in the general development plan. Approval of a planned unit development will not be considered until all of the documents have been submitted to the director of planning and an approved Mylar of the planned development has been filed with the county auditor.

(Ord. 010685(part), 1986: Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 383 and 384) § 2.15:7, 1978).

The planning commission, after public hearing, may recommend the establishment of a planned district, and the board of county commissioners may by ordinance establish a planned district, provided they find that the facts submitted with the application and presented at the hearings establish that:

A.

The proposed planned district, or given unit thereof, can be substantially completed within four years of the establishment of the planned district;

B.

Each individual unit of development, as well as the total development, can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurance will be provided that such objective will be attained; that the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which could not be achieved under other zoning districts;

C.

The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the planned district;

D.

Any proposed commercial development can be justified economically at the locations proposed to provide for adequate commercial facilities of the types proposed;

E.

Any exception from standard ordinance requirements is warranted by the design and amenities incorporated in the general development plan, in accord with adopted policy of the planning commission and the board of county commissioners;

F.

The area surrounding the development can be planned and zoned in coordination and substantial compatibility with the proposed development;

G.

The planned district is in conformance with the comprehensive plan of the county;

H.

The existing or proposed streets and utility services are adequate for the population densities proposed;

I.

The development will not cause substantial or unjustifiable detrimental effects on the environment.

(Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, pages 384 and 385) § 2.15:9, 1978).

A.

If, from the facts presented, the planning commission or the board of county commissioners is unable to make the necessary findings, the application shall be denied.

B.

In taking action, the planning commission may deny the general development plan and general development schedule as submitted, or may recommend approval of said plan and schedule subject to specified amendments or conditions.

C.

Major changes in a general development plan shall be considered the same as a change in the zoning map and shall be made in accordance with the provisions of this title.

D.

If no development has occurred to effectuate a planned district development within four years after the district is created, the planning commission shall review the action and determine whether or not the continuation of a given planned district is in the public interest.

E.

At the time of adopting any ordinance establishing a planned district, the board of county commissioners shall make appropriate arrangements with the applicant, which will insure the accomplishment at the scheduled times, of the public improvements and grants of easement shown on the approved general development plan.

(Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 385) § 2.15:10, 1978).

Underground utilities, including telephone and electric systems, are required within the limits of all planned districts. Appurtenances to these systems which can be effectively screened may be exempted from this requirement if the planning commission finds that such exemption will not violate the intent or character of the proposed planned district.

(Res. 13678 (Vol. 29, page 346)(part): Ord. 62678 (Vol. 29, page 385) § 2.15:11, 1978).