20C.60.60 Planned Commercial Development.

20C.60.60-010 Purpose.

(1) General. This chapter establishes standards and criteria for planned commercial developments. This process allows for flexibility in project design and to integrate the unique features of a project with a site through specific review criteria.

(2) Planned Commercial Development. The primary purpose of a planned commercial development (PCD) is to enhance the design of a commercial, business, manufacturing or mixed use development by allowing for flexibility and variation from the established site requirements and development standards of the Community Development Guide. PCDs 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 features and related infrastructure. A PCD allows for innovations and special features in site development, including the location and type of structures, the conservation of natural features, the conservation of energy, and the efficient use of open space. (Ord. 1901)

20C.60.60-020 Applicability.

(1) Planned Commercial Development. PCDs are allowed only in the General Commercial (GC), Retail Commercial (RC), Business Park (BP), Manufacturing Park (MP), Industry (I) and Overlake Business and Advanced Technology (OV) zones. The primary use of a PCD shall be for Commercial, Business and Manufacturing development, although mixed use projects which include a residential component may be processed through the PCD process. The PCD shall not serve as a means of avoiding procedures more appropriately reviewed under the provisions of RCDG Title 20F, Administration and Procedures.

(2) Property included in a PCD application must be under the same ownership or a signed development agreement must establish control over multiple ownerships.

(3) 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 a PCD application in order to address transportation connections and shared infrastructure design and costs. See RCDG 20C.30.105, Planned Residential Development. (Ord. 1901)

20C.60.60-030 Scope of the Approval.

(1) General. The PCD approval shall be superimposed on the underlying zoning district. The PCD shall constitute a limitation on the use and design of the site unless modified pursuant to RCDG Title 20F, Administration and Procedures. PCD review procedures are described in detail in RCDG 20F.40.90.

(2) Scope. The PCD shall be an exception to the regulations to the extent that approved conditions of the PCD modify and supersede the regulations of the underlying zoning district. The PCD shall constitute a limitation on the use and design of the site unless modified pursuant to RCDG Title 20F, Administration and Procedures.

(3) Approval Time Frame. Development plans may include two or more divisions to be developed successively. If more than five years have lapsed since final approval of the PCD, uncompleted divisions shall be subject to the current City standards and may require modification as provided in RCDG Title 20F, Administration and Procedures.

(4) PCD and Subdivision. A PCD that requires platting shall not receive final plat approval until a final approval order for the PCD has been granted. No building, construction or other permits shall be issued within a PCD until a final approval order has been issued by the City.

(5) Approval Process. An applicant may elect to undergo either a one-step or a two-step approval process for a PCD. 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. 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 PCD 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 PCD approval. (Ord. 1901)

20C.60.60-040 Decision Criteria.

(1) Design Criteria. The City may approve, or approve with modifications, a PCD if the proposal meets the requirements of this chapter and the design of the proposed development is superior in one or more of the following ways to the design that would result from development of the subject property without a PCD:

(a) Site design, building orientation and architectural design elements which would not be otherwise realized protects natural features and/or reduces impervious surfaces.

(b) More efficient use of parking and storage areas, including cooperative parking facilities.

(c) Provides for the more efficient provision of public and private utilities and facilities throughout the development area.

(d) Incorporates energy efficient site design and building features.

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

(3) Perimeter Design. The perimeter of the PCD shall be designed with the existing or intended character of development adjacent to the subject property and with the physical characteristics of the subject property taken into consideration. Please review related regulations in Chapter 20D.40 RCDG, Design Standards, for further clarity.

(4) Streets and Sidewalks. Existing and proposed streets and sidewalks within the PCD shall be suitable and adequate to carry anticipated traffic within the proposed project and in the vicinity of the subject property. City street standards identified in Appendix 20D-3 may be modified through the PCD process. (Ord. 1901)

20C.60.60-050 Modification of Development Regulations.

(1) General Applicability. The requirements of RCDG 20C.50.25 and 20C.60.25, Site Requirements, may be modified by application of this section. The absence of any standard or site requirement in this section indicates that the PCD application may not vary from that requirement.

(2) Building Setbacks. PCDs are subject to minimum front, rear and side street setbacks of 10 feet, except where joint wall construction allows buildings to be placed on property lines. 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.50.25 and 20C.60.25).

(3) 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 PCD applications.

(4) Maximum Lot Coverage and Impervious Surface Area. For PCDs, requirements governing maximum lot coverage for structures and maximum impervious surface area as shown in the Site Requirements Chart (RCDG 20C.50.25 and 20C.60.25) may be exceeded not greater than 10 percent of the maximum indicated in the Site Requirements Chart. Specific lot coverage and impervious surface area requirements may be established for individual PCD applications as a condition of approval.

(5) Maximum Height of Structures. Requirements for building height may be modified as described below with a PCD when it assists in maintaining open space and natural resources, and does not interfere with the established views of adjoining properties. No modifications to the maximum height within areas under the jurisdiction of the Shorelines Management Act are allowed.

(6) Street and Utility Standards. Street and utility standards for PCDs may be modified by the Technical Committee. Street standards for commercial, business and industrial 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.

(7) Other Modifications. If necessary to achieve the objectives of this section, an applicant may request additional modifications from the site requirements of RCDG 20C.50.25 or 20C.60.25, except as provided in RCDG 20C.60.60-060, Limitations on Authority to Modify Development Regulations. Approval for modifications other than those specifically described in RCDG 20C.60.60-060 are subject to approval by the City Council. (Ord. 1901)

20C.60.60-060 Limitations on Modifications to Development Regulations.

The following provisions of the Community Development Guide may not be modified pursuant to RCDG 20C.60.60-050, Modification of Development Regulations: any provision of this section, RCDG 20C.60.60; the procedural, enforcement, and administrative provisions of the Community Development Guide or any other applicable City Code; any provision of the Community Development Guide that specifically states that its requirements are not subject to modification under a PCD; any provision of Chapter 20D.140 RCDG, Environmentally Sensitive Area Regulations, except as specifically provided for in this section. (Ord. 1901)

20C.60.60-070 Design Guidelines and Review.

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

20C.60.60-080 Minimum Conditions of Approval.

In approving a PCD application, conditions of approval shall at a minimum establish: a master site plan for the entire PCD showing the location of sensitive areas and buffers, open spaces, as well as the locations for development; the buildout time period for the entire project, 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; road design standards that shall apply to the various phases of the project. (Ord. 1901)