(a)

The purpose of the planned development is to encourage the total planning of developments consistent with comprehensive planning policies by achieving flexibility from customary platting and zoning standards. The intent is to avoid rigidity associated with traditional approaches to land use and permit applicant and zoning authority to tailor specific desirable development design to a particular tract of land. It is intended that planned unit developments be used on projects of a residential, commercial, industrial or institutional nature.

(b)

Planned development procedures are available for both single-use and mixed-use projects. Hence, criteria for two types of planned developments have been provided. Both are subject to the performance standards of this chapter.

(Ord. 491 §1(part), 1992).

The purpose of this category is to provide a planned development procedure for single-use development within the city. A "single-use PD" is defined as one that does not allow a mixture of uses other than those allowed or conditionally allowed in the underlying zoning district. Except that, additional accessory uses may be allowed where, in the opinion of the planning commission, they better serve the intent of the comprehensive plan and the purpose of the zoning district.

(Ord. 491 §1(part), 1992).

The purpose of this category is to provide a PD procedure for developments that require a mixture of uses and where the size of the project and the resulting needed range of services cannot be effectively provided by traditional single-use zoning districts and other land use regulations.

(Ord. 491 §1(part), 1992).

An application for a planned unit development, as described in this chapter, may be initiated by the owner(s) of all property proposed for the planned development. The application shall be processed in accordance with Chapter 17.100.

(Ord. 491 §1(part), 1992).

This section outlines the requirements for the complete application for a planned development. For preliminary approval, the map required in subsection (2) of this section may be presented in a conceptual form which presents the general detail of the project; provided, however, that before final approval can be received a map must be prepared that conforms to the requirements of this section.

(1)

Written Description Required. Each application shall include a written narrative explaining general concept and intent for the usage of land within the planned unit development; how the design is consistent with the comprehensive planning goals; and, any other pertinent information not readily identifiable in map form.

(2)

Map Required. An accurately drawn map that has a scale of not less than two hundred feet to the inch shall be required. The map shall contain at least the following information: the boundaries of the site; names and dimensions of all streets bounding or touching the site; the proposed locations and dimensions of all open space; proposed public dedications; location and design of off-street parking facilities showing points of ingress to and egress from the site; the location, direction and bearing of any major physiographic features such as railroads, drainage canals, streams and other shorelines; and, existing topographic contours at intervals of not less than five feet together with any proposed plans for grading, drainage and landscaping. Should such plans be for a residential planned unit development, the requirements of a preliminary plan as described in the city's platting regulations shall be required in addition to the above information.

(Ord. 491 §1(part), 1992).

The following standards shall apply to single-use and mixed-use planned developments:

(1)

Soils and Surface Geology. Planned unit development applications shall show where lands within the site have high frost heave potential or are subject to slippage as determined by the soil conservation service soils capability rating and that the project has been planned so that the improvements will not be subject to geologic hazards or soil conditions that would damage such improvements or cause environmental degradation.

(2)

Drainage. Planned development applications shall show how grading and contouring will affect drainage and runoff patterns. Disposal of stormwater onto adjacent facilities shall be limited to no more than those facilities will accommodate. The administrator may require that the application show that the development has been designed to accommodate runoff amounts equivalent to a fifty-year design storm or a one-hundred-year flood event based on an engineering design analysis including existing flows. Such amount and determination shall be on the basis of full development of the affected properties. Accommodation of runoff, both on and off the development site, shall be to preserve natural patterns and facilities to the greatest extent feasible.

(3)

Architectural Considerations. Planned development applications shall describe what steps are being taken to maintain architectural compatibility with the surrounding area.

(4)

Plan for Extension of Utilities Required. Applications shall include a plan and program for the extension of such utilities as power, telephone, water and sewer that are required by the development. Evidence shall be provided that there exists sufficient demand for utility extensions.

(5)

Transportation. Applications shall include an on-site and off-site traffic engineering analysis; an evaluation of the likely impacts upon the affected sections of adjacent road systems including the nature and amount of traffic likely to be generated by the development; and, the effect this traffic would have on the physical conditions or level of services and safety on existing and proposed roadways and highways. The applications shall also show how parking areas have been designed to maximize efficient utilization of land.

(6)

Consistency of Location, Use and Design with Comprehensive Plan. The application shall show how the proposed project design and location meets the goals and objectives of the comprehensive plan. Provisions and uses described in the comprehensive plan which apply to the area in which the PD is proposal shall be considered by the planning commission and city council and may be a basis for the imposition of additional requirements or for the denial of the application.

(7)

Reference to Underlying Zoning District. Single-use planned developments are permitted only when allowed in the underlying zoning district. Approval of the single-use PD does not nullify the use requirements of the underlying zoning district.

(8)

Approval of Proposed Uses Within a Mixed-Use PD Required. While a full range of uses may be allowed within a mixed-use PD, the uses must be approved by the city council and must be consistent with the comprehensive planning policies for that area. Mixed-use planned developments are permitted only when allowed in the underlying zoning district.

(9)

Mobile/Manufactured Home Parks by PD. Mobile/manufactured home parks developed by PD shall be designed according to standards contained in Chapter 17.85 of this title.

(Ord. 578 §47, 1996: Ord. 491 §1(part), 1992).

In considering a planned development project, the approval thereof may involve modifications to the regulations, requirements and standards of subdivision regulations and zoning requirements of the zone in which the project is located. In modifications of such regulations and standards, the following limitations shall apply:

(1)

Yards. The requirements for yard setbacks in the underlying zoning district in which the PD is proposed shall apply to all exterior boundary lines of the site. Interior yard setback requirements may vary upon approval of the planning commission.

(2)

Open Space. Residential planned developments shall have a minimum of thirty percent of the total area of the planned development dedicated or reserved as common open space land. The open space shall be permanently restricted as to use and size. The planning commission shall assure that adequate measures are provided to manage the open space.

(3)

Height of Buildings. Heights for buildings or structures in the underlying zoning district in which the PD is proposed shall apply.

(4)

Densities. The number of dwelling units in residential planned developments shall not exceed the number derived by dividing the total area of the number of dwelling units per acre permitted in the underlying zoning district multiplied by a factor of 1.30.

(5)

Permitted Building Coverage. Permitted building coverage may not exceed forty percent of the total area for the planned unit development.

(Ord. 491 §1(part), 1992).

After holding a public hearing in accordance with Chapter 17.100 and considering the project in light of the standards set out in Section 17.88.050, the commission shall recommend that the city council approve, conditionally approve or reject the application; and, shall cause to be prepared a findings of fact outlining the reasons for such action.

(Ord. 491 §1(part), 1992).

Upon approval of the planned development application, the applicant shall prepare a map in accordance with subsection (2) of Section 17.88.050, of the final development plan which shall include any conditions imposed by the commission and shall record the PD with the Okanogan County auditor. This document shall include all appurtenant documents that may be required.

(Ord. 491 §1(part), 1992).