LDR, low density residential district;

MDR, medium-density residential district;

HDR, high-density residential district.

LDR, low density residential district;

MDR and ESUV/MDR, medium-density residential districts;

HDR and ESUV/HDR, high-density residential districts;

NC, neighborhood commercial district;

GC, general commercial district;

ESUV/NC, East Sumner urban village neighborhood commercial;

ESUV/GC East Sumner urban village general commercial.

Single-family residences or detached condominiums; or

Senior housing, including senior apartments or combination of senior housing types, provided at least 20 percent of the dwelling units are maintained as affordable housing;

Affordable multifamily housing on properties owned by a religious organization.

Senior housing shall maintain at least 20 percent of the units as affordable housing;

Hotels, motels and mobile home parks are excluded; and

Affordable multifamily housing on properties owned by a religious organization shall include 100 percent of the units as designated affordable housing.

Senior housing, subject to location requirements specified in each district; provided, that at least 20 percent of the dwelling units are maintained as affordable housing.

Affordable multifamily housing on properties owned by a religious organization, subject to SMC § 18.16.040; provided, that 100 percent of the units are designated as affordable housing.

For low density residential zones, one acre.

For medium density residential zones, one-half acre.

For a senior housing PRD on a property owned or controlled by a religious organization, public housing authority, or government agency that includes other uses, the site devoted to senior housing uses shall be a minimum of one-half acre. Density shall be calculated based on the area devoted to senior housing uses.

For an affordable multifamily housing PRD on a property owned by a religious organization that includes other uses, the site devoted to affordable housing shall be a minimum of one-half acre. Density shall be calculated based on the area devoted to affordable housing uses.

Density Standards for General Residential Development. The total density for a planned residential development that does not include senior housing or affordable housing shall be the same as the density of the base zone, except that the allowed density may be clustered on the site.

Density Standards for Senior Housing and Affordable Multifamily Housing on Properties Owned by a Religious Organization. The base density for senior housing and religious organization affordable housing may be increased according to the zone in which it is located, as follows:

Multifamily residential infill (MRI) proposed consistent with this chapter's allowances for senior housing in the NC, ESUV/NC, GC and ESUV/GC districts shall comply with SMC § 18.16.040(F).

Low density residential (LDR) zone: Up to 35-foot building height; provided, that buildings greater than a 30-foot height have increased setbacks adjacent to single-family residential uses, based on the following guidelines: (a) buildings adjacent to a rear yard should have a setback that increases by four feet for every one foot over the base height and (b) buildings adjacent to a side yard should have a setback that increases by two feet for every one foot increase over the base height;

Medium density residential and high density residential (MDR, HDR, ESUV/MDR, ESUV/HDR) zones: Up to 50-foot building height; provided, that buildings greater than a 35-foot height have increased setbacks based on the following guidelines: buildings adjacent to single-family rear yards and side yards should have a setback that increases by two feet for every one foot over the base height;

Neighborhood commercial (NC, ESUV/NC) zones: up to 50-foot building height.

General commercial (GC, ESUV/GC) zones: up to 50-foot building height.

A single-family dwelling planned residential development shall provide not less than 30 percent of the lot area for common open space.

Attached single-family dwellings and multifamily developments may have reduced private open space, provided the area in common open space is not less than 30 percent of the lot area.

Senior apartments and affordable multifamily housing on properties owned by a religious organization may have reduced private open space to zero, provided the area in common open space is not less than 20 percent of the lot area devoted to senior housing or affordable multifamily housing uses.

Required open space shall be:

A variety of housing types are offered, or the project provides a housing type needed in the community, such as attached single-family, multifamily senior housing, or affordable housing;

Advantage is taken of unusual or significant site features such as views, waterways or other natural characteristics;

The project provides attractive features and amenities such as open space, recreational amenities or pedestrian-oriented walks and spaces;

The project provides adequate separation of auto and pedestrian movement;

The surrounding street network contains sufficient capacity to accommodate anticipated pedestrian and vehicle traffic;

Measures have been taken to minimize any potential impacts to the surrounding area;

The PRD furthers the policies of the comprehensive plan; and

Some extraordinary public benefit is derived in exchange for the increased density and building height in the planned residential development such as providing affordable housing, providing a significant public open space/park, or similar public benefit.

Vicinity map showing the location of the site and its relationship to surrounding areas, including the land use and zoning of both the site and the surrounding areas;

A map of the site drawn to a scale of not less than one inch representing 100 feet showing the following:

In addition to the graphic illustrations listed in subdivisions 1 and 2 of this subsection, the applicant shall submit a written statement providing the following information:

An application for rezone may be submitted with the PRD application if rezoning is necessary for proposed density. Fees for rezone request shall be in addition to those of the PRD application;

An application for preliminary plat may be submitted with the PRD application, if necessary. Fees for the subdivision shall be in addition to those of the PRD application.

The PRD is consistent with the purpose of this chapter;

Suitability of the site for the proposed development, including consideration of surrounding uses and street network;

Requirements of the subdivision code (if applicable) for the proposed development;

Density bonuses and building height increases are necessary to support the project and a reasonable balance between overall benefits and impacts is achieved;

Requested adjustments to standards of the base zone meet the adjustment criteria in SMC § 18.24.050, and density and height increases meet the criteria at SMC § 18.24.060(G);

Consistency with applicable policies in the Sumner comprehensive plan; and

Public purposes will be served by the proposed development.

Recorded Covenant for Senior Housing. In exchange for the approved density or height increase, the owner shall execute and record in Pierce County's real property title records a city-drafted lien, covenant, or other contractual provision against the property running with the land, binding all the assigns, heirs and successors of the applicant that provides that the units subject to the density or height increase shall remain as senior housing as defined under this title, for the life of the project, unless otherwise approved through a property rezone to a zone with a corresponding density. An approved site may be redeveloped with other types and mixes of senior housing through a PRD approval.

Owners of affordable housing or senior housing subject to an approved PRD shall be required to verify annually that the occupancy requirements established in the PRD are in compliance with this chapter, and provide an annual report to the city, pursuant to the annual compliance procedures established in SMC § 3.52.110.