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 the applicant and the city to tailor a specific desirable development design to a particular tract of land. Planned developments are intended for use on residential, commercial or industrial projects.

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

Planned developments may be used for the development of any use allowed in the underlying zone. Uses allowed by conditional use permit may be included in a planned development, provided that they shall follow the conditional use procedure in addition to procedures outlined in this chapter.

Applications. Applications for planned developments shall be filed with the city clerk on forms provided by the administrator and with all information as required in said form, together with a completed SEPA environmental checklist, and with payment of all applicable fees. The city clerk shall submit the application to the administrator, who shall determine if the application is complete, and if not complete, shall return the same to the applicant with notification of additional required information.

Notice. Upon determining that the application is complete, the administrator shall set a date and time for a hearing before the city council, which date shall not be more than forty-five (45) days after receipt of the complete application (unless an EIS is required, in which instance the time period shall run from the date of issuance of the final EIS). The administrator shall cause notice of the hearing to be published, distributed and posted as required by this title.

Fee. All planned development applications shall be accompanied by a nonrefundable fee established by resolution of the city council. Applications shall not be considered complete without this fee.

Staff and Planning Agency Review. The administrator shall circulate the complete variance application to the following for review: city clerk, public works department, planning agency, city fire chief, and other county, state or federal agencies as the administrator shall deem necessary. The administrator shall incorporate the comments of these agencies into a staff report which shall be submitted to the city council prior to the public hearing on the application. Planning agency review shall not include an open record public hearing.

Hearing. The city council shall, on the date and time set, conduct a public hearing upon the planned development application, at which all interested persons may appear and be heard on the application, or may submit written comment thereon. The city council shall issue a written decision, based on the criteria listed in this title, which shall include the findings and conclusions on which it is based.

Written Description Required. Each application shall include a written narrative explaining the 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.

Map Required. An accurately drawn map that has a scale of not less than two hundred (200) feet to the inch shall be required. The map shall contain at least the following information:

Soils and Surface Geology. Planned 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 shall show that the project has been planned so that the improvements will not be subject to geologic hazards or soil conditions that would cause damage or environmental degradation.

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 (50) year design storm or a one hundred (100) 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.

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

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.

Transportation. When requested by the administrator, 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.

Consistency with Comprehensive Plan. The application shall show how the proposed project design and location meet 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 proposed shall be considered by the planning agency and may be a basis for the imposition of additional requirements or for the denial of the application.

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.

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 planning agency 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.

Manufactured Home Parks by PD. Density standards for mobile/manufactured home parks designed by PD shall be the same as the underlying zoning district.

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 agency.

Open Space. Residential planned developments shall have a minimum of thirty (30) percent of the total area of the planned development dedicated or reserved as a single block of common open space land. Use of the open space shall be permanently restricted. The planning agency shall assure that adequate measures are provided to manage the open space.

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

Densities. The number of dwelling units in residential planned developments shall not exceed one hundred thirty (130) percent of the number permitted in the underlying zoning district.

Permitted Building Coverage. Permitted building coverage may not exceed forty (40) percent of the total area for the planned development.