20C.30.105 Planned Residential Development.

20C.30.105-010 Purpose.

(1) General. This section establishes standards and criteria for planned residential developments (PRDs) and master planned residential developments (MPRDs). Both processes allow for flexibility in project design and match the unique features of a project and a site to established sets of review criteria.

(2) Planned Residential Development. The primary purpose of a PRD is to enhance the design of a residential development by allowing for flexibility and variation from the established site requirements and development standards of the Community Development Guide. PRDs are a mechanism by which the City may allow for variation in the design and arrangement of structures as well as provide for the coordination of project characteristics with features of a particular site in a manner that is consistent with the public health, safety and welfare of the community. A PRD allows for innovations and special features in site development, including the location and type of structures, the conservation of natural features, allowances for housing serving a range of incomes, the conservation of energy, and the efficient use of open space.

(3) Master Planned Residential Development. The primary purpose of an MPRD is to analyze and create a vision for an area that addresses City goals and policies as expressed in the Redmond Comprehensive Plan, while at the same time providing flexibility to the City and the applicant in achieving the shared vision. The MPRD process should be used when large sites are to be developed in phases where coordination of public facilities is needed, when a master plan is needed to determine how best to develop the area, when a master plan is needed to integrate various uses, or when multiple ownerships are to be coordinated into a unified development. The MPRD approval establishes conditions with which all concurrent and subsequent land use approvals implementing the MPRD shall comply. Conditions of approval provide assurances that infrastructure and public services associated with the MPRD will be provided in a timely manner and that open space and recreation areas will be tailored to the MPRD site. The MPRD process represents a broader, more general review of a development proposal than does the PRD process. It also provides long-term guidance for a larger area so that the continuity of the overall development is maintained. (Ord. 1901)

20C.30.105-020 Applicability.

(1) Planned Residential Development. PRDs are allowed only in residential (R) zones of the City. The primary use of a PRD shall be residential. Uses that are accessory to the primary residential use are also allowed, as are open space and recreation uses as permitted by the zone. The PRD process may not be applied to single-family lots that are incapable of further subdivision, and may not serve as a means of avoiding procedures more appropriately reviewed under the provisions of RCDG 20F.40.180, Variances. For non-residential zones of the City, where a planned development consisting of both commercial and residential uses is proposed, the planned commercial development process may be appropriate (see RCDG 20C.60.60-030, Planned Commercial Developments). The MPRD process may also be appropriate where limited non-residential uses are proposed.

(2) Master Planned Residential Development. MPRDs are allowed only in residential (R) zones of the City. The primary use of a MPRD shall be residential. Uses that are accessory to the primary residential use are also allowed as are open space and recreation uses permitted in the zone. Where identified by the Comprehensive Plan, Neighborhood Commercial zones may also be included in an MPRD. An MPRD application may pertain to a site of any size although it is generally intended for larger sites where development issues are complex and an initial, more comprehensive review and approval process is appropriate. Property included in an MPRD application must be under the same ownership or a signed development agreement must establish control over multiple ownerships. In the Southeast Redmond neighborhood, properties designated Manufacturing Park (MP), Business Park (BP) or Industrial (I) that adjoin residentially zoned properties may be included in an MPRD application in order to address transportation connections and shared infrastructure design and costs. (Ord. 1901)

20C.30.105-030 Scope of the Approval.

(1) General. The PRD or MPRD approval shall be superimposed on the underlying zoning district. The PRD or MPRD shall constitute a limitation on the use and design of the site unless modified pursuant to RCDG Title 20F, Administration and Procedures. PRD and MPRD procedures are described in detail in RCDG 20F.40.90-020, Master Planned Residential Development.

(2) Planned Residential Development.

(a) An applicant may elect to undergo either a one step or a two step approval process for a PRD. The specific development regulations which may be modified based on the PRD approval and all special requirements applied to the property within the PRD shall be specified in the approval and shown or listed on any approved PRD plan, subdivision, or binding site plan which is approved by the City and recorded in King County’s real property records. Where a one step PRD process is used, the approved PRD plan shall be filed in King County’s real property records. Where a two step process is used, either the second detailed PRD plan, subdivision, or binding site plan shall be filed in King County’s real property records.

(b) A one step approval process would include the City’s review and consideration of not only the general project concept, including its intensity and overall design, but also of all specific site and development requirements associated with the proposed development.

(c) In a two step approval process, an applicant would first seek approval of an overall project design and concept before extending significant time and resources in developing the specific site and development features of the proposal. The second approval associated with the PRD would then relate to specific site and development requirements as defined by the first approval and the Community Development Guide. An applicant may also elect to obtain approval of an overall project design and then proceed with either a subdivision or a binding site plan application based on the initial PRD approval.

(3) Master Planned Residential Development. An MPRD approval constitutes the City’s acceptance of an overall project design and concept. Once an overall vision or design is approved for a site, an applicant may then proceed to the PRD, subdivision or binding site plan process. Concurrent review and approval of MPRDs and implementing PRDs, subdivisions, or binding site plans is allowed. All approvals implementing the MPRD including PRDs, subdivisions, or binding site plans shall comply with the approved MPRD. (Ord. 1901)

20C.30.105-040 Decision Criteria.

(1) Design Criteria. The City may approve, or approve with modifications, a PRD or MPRD if the proposal meets the requirements of this chapter and the design of the proposed development achieves two or more of the following results:

(a) High-quality architectural design, placement, relationship or orientation of structures;

(b) Achieving allowable densities for the subject property;

(c) Providing housing types that effectively serve the affordable housing needs of the community;

(d) Improving circulation patterns or the screening of parking facilities;

(e) Minimizing the use of impervious surfacing materials;

(f) Increasing open space or recreational facilities on-site;

(g) Landscaping, buffering, or screening in or around the proposed PRD or MPRD;

(h) Providing public facilities;

(i) Preserving, enhancing or rehabilitating natural features of the subject property such as significant woodlands, wildlife habitats or streams;

(j) Incorporating energy-efficient site design or building features;

(k) Providing for an efficient use of infrastructure;

(l) Incorporating a historic structure(s) or a historic landmark in such a manner as preserves its historic integrity and encourages adaptive reuse.

(2) Public Facilities. The PRD or MPRD shall be served by adequate public facilities including streets, bicycle and pedestrian facilities, fire protection, water, stormwater control, sanitary sewer, and parks and recreation facilities.

(3) Perimeter Design. The perimeter of the PRD or MPRD shall be appropriate in design, character and appearance with the existing or intended character of development adjacent to the subject property and with the physical characteristics of the subject property.

(4) Open Space and Recreation. Open space and recreation facilities shall be provided and effectively integrated into the overall development of a PRD or MPRD and surrounding uses.

(5) Streets and Sidewalks. Existing and proposed streets and sidewalks within a PRD or MPRD shall be suitable and adequate to carry anticipated traffic within the proposed project and in the vicinity of the subject property.

(6) Supplemental Requirements for the Willows/Rose Hill Neighborhood. The design of PRDs in the Willows/Rose Hill Neighborhood should achieve two or more of the following decision criteria in a manner that exceeds neighborhood regulations:

(a) Housing types that effectively serve the affordable housing needs of the community;

(b) Minimize the use of impervious surface materials;

(c) Increase open space or recreational facilities on-site;

(d) Landscaping, buffering, or screening in or around the PRD or MPRD;

(e) Preserving, enhancing or rehabilitating natural features of the property such as significant woodlands, wildlife habitats or streams; and

(f) Providing for an efficient use of infrastructure. (Ord. 2164; Ord. 2126; Ord. 1901)

20C.30.105-050 Modification of Development Regulations.

(1) General Applicability. The requirements of RCDG 20C.30.20, Permitted Uses in Residential Zones, and RCDG 20C.30.25, Site Requirements, and RCDG 20C.70.50-050(4)(b)(i), Willows/Rose Hill – Building Character, Proportionality and Massing, may be modified by application of this section. The absence of any use or site requirement in this section prohibits a PRD or MPRD application from varying or modifying that requirement.

(2) Density Bonus. Within the standards established by this section, dwelling units may be shifted to suitable locations on residential PRD or MPRD sites. For larger projects (more than 20 units), the maximum residential density that the City may approve in a PRD or MPRD is 110 percent of that permitted in the zone in which the project is located. For smaller projects (less than 20 units), one bonus unit shall be permitted for projects of three to 10 units, and two bonus units shall be permitted for a project of 11 to 20 units. No bonus units are available for projects of less than three units. Utilizing this bonus will not affect the ability of a project to use other bonuses allowed by the Community Development Guide. However, the calculation of the PRD or MPRD bonus shall be based solely on the underlying zoning and shall not incorporate any other bonuses in its calculation.

(3) Authorization of Housing Types.

(a) A PRD or MPRD may authorize a variety of housing types including, but not limited to, detached single-family homes with a variety of lot configurations; common wall dwellings; townhouses (including those on individual lots to be sold in fee and those sharing common lots); zero lot line homes; and “Z” lot zero lot line homes.

(b) The authorization shall specify the number of various types of dwellings authorized and the number of dwellings that may be allowed in any one building or in particular buildings.

(c) Common wall dwellings and townhouses within the R-3, R-4, R-5, and R-6 zones shall comply with the applicable requirements of RCDG 20C.30.70, Multiplex Housing, with the exception of the requirement to obtain a special development permit. All common wall dwellings and townhouses within the R-3, R-4, R-5, and R-6 zones shall comply with the applicable requirements of RCDG 20C.30.70, Multiplex Housing, as if they were multiplex housing. Common wall dwellings within the R-3, R-4, R-5, and R-6 zones shall not be allowed in a neighborhood where an approved neighborhood plan or approved neighborhood regulations prohibit multiplex housing structures.

(d) Since PRDs and MPRDs do not authorize the division of land, housing types that require the division of land require short subdivision, long subdivision, or binding site plan approval.

(4) Average Lot Size. In order to increase project design flexibility and as long as the overall density requirements of the PRD or MPRD are met, no average lot size or minimum lot size per dwelling unit is established, but may be required as a condition of approval.

(5) Minimum Lot Width Circle. In order to increase project design flexibility for PRD or MPRD applications involving a subdivision, a minimum lot width circle, as defined in RCDG 20C.30.25-060(Minimum Lot Width Circle), of 20 feet is established. The conditions of approval may establish specific minimum lot width requirements for individual PRD or MPRD applications, so long as they are not less than 20 feet.

(6) Building Setbacks. PRDs and MPRDs are subject to minimum front, rear and side street setbacks of 10 feet. No minimum interior setback is established, but may be required as a condition of approval. All other building setbacks are as shown in the Site Requirements Chart (RCDG 20C.30.25-140) and as defined in RCDG 20C.30.25-080, Building Setbacks.

(7) Minimum Building Separation. No minimum building separation requirement is established so long as all building and fire regulations are met. A minimum building separation may be established as a condition of approval for individual PRD applications.

(8) Maximum Lot Coverage and Impervious Surface Area. For PRDs and MPRDs, requirements governing maximum lot coverage for structures and maximum impervious surface area as shown in the Site Requirements Chart (RCDG 20C.30.25-140) may be exceeded in all residential zones by as much as 10 percent, so long as in no case does a proposed maximum lot coverage exceed 60 percent and a proposed maximum impervious surface area exceed 80 percent unless a higher percentage is established by the underlying zone in which case they shall not exceed that standards by more than five percent. Specific lot coverage and impervious surface area requirements may be established for individual PRD and MPRD applications as a condition of approval.

(9) Maximum Height of Structures.

(a) Modification of Building Heights. Requirements for building height may be modified as described below with a PRD or MPRD when it assists in maintaining open space and natural resources, and does not interfere with the established views of adjoining properties. For sites in R-4 through R-18 zones, the maximum height allowed in a PRD or MPRD is 45 feet. For sites in RA-5 through R-3 zones and R-20 and R-30 zones, the maximum height allowed for a PRD or MPRD is the same as defined in the Site Requirements Chart (RCDG 20C.30.25-140). No modifications to the maximum height within shorelines jurisdiction is allowed. See subsection (9)(b) below regarding additional height limitations in R-4 through R-8 zones.

(b) Maximum Perimeter Heights in R-4 through R-8 Zones. On properties using the PRD/MPRD process in R-4 through R-8 zones, the maximum height shall be reduced to 35 feet around the perimeter of the PRD/MPRD equal to the distance of the minimum lot width circle. Where the change in elevation is greater than 10 feet between the subject properties as measured at the building setback lines for each property this section shall not apply.

(10) Street and Utility Standards. Street and utility standards for PRDs and MPRDs may be modified by the Technical Committee. Street standards for residential development are defined in Appendix 20D-3 of the Community Development Guide. Standards for water and sewer facilities are presented in “Design Requirements: Water and Sewer System Extensions” available from the Utility Division of the Public Works Department.

(11) MPRD Density. For each phase of an MPRD application a range establishing the number of housing units based on the underlying zoning and the type of residential structures shall be provided. These density figures shall include the use of any density bonuses provided for in the Community Development Guide. Subsequent requests to use density bonuses that are not part of the MPRD approval will constitute a major revision to the MPRD approval. (Ord. 2126; Ord. 1901)

20C.30.105-060 Other Modifications and Limitations on Modifications to Development Regulations.

(1) If necessary to achieve the purposes of this division, an applicant may request additional modifications from the requirements of RCDG 20C.30.25 (Site Requirements for Residential Zones), except as provided in this section. Approval for modifications other than those specifically described in RCDG 20C.30.105-050, Modification of Development Regulations, shall be approved by the City Council.

(2) The following provisions of RCDG 20C.30.25 shall not be modified pursuant to this section, Other Modifications and Limitations on Modifications to Development Regulations:

(a) Any provision of RCDG 20C.30.105-030 through 20C.30.105-090;

(b) Any provision of RCDG 20C.30.25 that specifically states that its requirements are not subject to modification under a PRD or MPRD; and

(c) The allowed density except as provided in RCDG 20C.30.105-050(2). (Ord. 1901)

20C.30.105-070 Open Space and Recreation.

(1) Open Space.

(a) Requirement. PRDs and MPRDs must achieve the minimum open space requirements of RCDG 20C.30.25-140, Site Requirements Chart, and RCDG 20C.30.25-120, Minimum Open Space. Open space created as a result of a PRD or MPRD approval must be dedicated or otherwise held in common. In addition, for any site located in a RA-5 through R-12 zone, open space must be equal to or greater in size than the gross area reduction below the average lot size requirement for all lots proposed, as defined in RCDG 20C.30.25-140, Site Requirements Chart.

(b) Design. Open space created as part of a PRD or MPRD shall, to the greatest extent possible, be located and configured to protect sensitive areas, provide for recreational opportunities, and create urban separators, open space corridors, green belts and connections between existing or planned parks, trails or open space. Open space created under this section may also include above-ground surface water management facilities and non-commercial structures such as community meeting rooms, swimming pools and other recreational facilities that serve the residents of the PRD or MPRD. Non-commercial structures that are included as part of the proposed open space area may not cover more than 30 percent of the total area set aside for open space. Specific design standards and guidelines for open space are described in RCDG 20D.110.10, Open Space and Recreation.

(2) Recreation. Recreation space may be included in the open space required by this section. For PRDs or MPRDs with site areas under 25 acres, there is no specific requirement to provide recreation space; however, to the extent feasible, a PRD application should include provisions for recreation space. PRDs or MPRDs that are 25 acres in size or larger, shall include recreation space as a part of the proposed development. To the extent that adequate public recreation spaces are already available in proximity to the site, the need for on-site recreation space will be diminished. Recreation space may be active or passive recreation areas designed and set aside exclusively for individual or group activity, amusement or entertainment. Recreation space may include, but shall not be limited to, swimming pools, community rooms, tennis courts, rest areas, or picnicking areas. Recreation space used to meet the open space requirement must be consistent with provisions of Chapter 20D.140 RCDG, Sensitive Areas. Specific design standards and guidelines for recreation space are described in Chapter 20D.40 RCDG, Design Standards.

(3) Maintenance. Permanent provisions for the maintenance of open space, private trails, private parks and recreation areas, and other common areas shall also be provided. These provisions shall run with the land and be recorded. (Ord. 1901)

20C.30.105-080 Design Guidelines and Review.

Design Guidelines for residential development are provided in Chapter 20D.40 RCDG, Design Standards. (Ord. 1901)

20C.30.105-090 Minimum Conditions of Approval.

(1) In approving a PRD or MPRD application, conditions of approval shall at a minimum establish: a master site plan for the entire PRD or MPRD showing the location of sensitive areas and buffers, open spaces, as well as the locations and ranges of densities for development; the period of time for which the PRD or MPRD approval is valid; project phasing and other project specific conditions necessary to mitigate impacts on the environment, public facilities and services including transportation, utilities, drainage, police and fire protection, schools, and parks; road design standards that shall apply to the various phases of the project; the range of residential units and types of residential structures for the PRD or MPRD; and whether future PRDs are planned for specific areas of a PRD or MPRD application.

(2) A PRD or MPRD shall be valid for at least five years and shall be renewable at least once for two more years. The City may modify the approval or conditions of approval as a condition of any renewal. The approval conditions may provide for longer periods of validity. If no time period is specified, the PRD or MPRD shall be valid for five years and the City may grant one renewal, if requested by the applicant before the approval expires, for not more than two years. (Ord. 1901)