It is intended that a planned residential development (PRD) will result in a higher quality neighborhood that incorporates design for buildings, parks, open space, landscaping, roadways, and other project features; provides flexibility to the property owners; encourages a variety of housing types; and promotes compatibility with the surrounding neighborhoods. In addition to meeting the other relevant requirements of this title, PRDs must comply with the following:
(a) 
The PRD must be located on sites greater than one acre in size within a single-family zoning district.
(b) 
The PRD is eligible for a 20 percent density bonus above the allowable density of the underlying zoning district per Chapter 14.48.
(c) 
Permissible residential uses within a PRD include single-family detached dwellings, duplexes and attached single-family townhomes of three and four units, regardless of the underlying zoning district.
(d) 
Alternative development standards may be used through the PRD process, including reduced lot size, width, or setback restrictions for a portion of the lots, subject to the following:
(1) 
At least 60 percent of the PRD lots must be comprised of single-family detached residences using the development standards of the underlying zoning district, subject to the allowed modifications of this section.
(2) 
Duplexes are allowed subject to the lot size requirements of Section 14.46.230(c)(5) and other elements of this section, unless developed on fee simple lots.
(3) 
The PRD may contain graduated densities (i.e., distinct lot patterns representing two or more different zoning districts).
(i) 
If the PRD contains graduated densities, then the second graduated density of SFR lots must be designed to achieve the minimum dimensional standards of the next smaller zoning district's lot size and lot width standards.
(ii) 
Attached housing portions of a PRD are limited to four units per structure and may not exceed 25 percent of the total PRD dwelling units.
(4) 
Dimensional requirements of the underlying zoning district shall apply within the PRD for each land use proposed, with the following exceptions:
(i) 
PRD lot sizes can be reduced up to 25 percent, with no lots being smaller than 3,600 square feet;
(ii) 
PRD lot widths can be reduced up to 25 percent, with no lots being narrower than 40 feet;
(iii) 
PRD lots can have reduced side setbacks up to 25 percent, with no side setback being less than five feet per side;
(iv) 
PRD lots, including lots with attached housing, can have reduced rear setbacks up to 25 percent, with no rear setback being less than 10 feet; and
(v) 
Fee simple PRD lots with attached housing of two or more units have no minimum lot size, but must be a minimum 16 feet wide and may have zero-foot internal side setbacks along common walls. Separation between buildings must be a minimum of 10 feet.
(vi) 
Impervious areas on attached housing lots may be increased on a lot-by-lot basis, but the entire project may not exceed the impervious area for the underlying zoning district.
(e) 
The design of a PRD, including site layout, landscaping, public facilities (e.g., storm drainage, parks, streets, etc.) and building design, shall be subject to design review and shall meet the city's adopted design guidelines, in addition to the following:
(1) 
Primary building entrances shall be located on the front facades of residences and oriented to the primary street or courtyard depending on the overall PRD design.
(2) 
Facades shall emphasize the pedestrian entrance to the structure by using distinct architectural features, varied materials, windows, and/or varied rooflines.
(3) 
All homes shall include elements that define the living area or entry of the home as the prominent feature. Homes with garages shall employ the following design features including but not limited to using windows, contrasting colors, materials or other architectural features to soften the appearance of garages. Detached single-family and duplex units shall provide offsets forward from the garage.
(4) 
A Type B landscape screen shall be required along the frontage of the PRD where the PRD intersects a collector, arterial or other residential street.
(5) 
Ensure that the primary frontage of new development includes inviting and appropriate landscaping from the public way or courtyard that complements the structure.
(h) 
The PRD must include and improve 10 percent of the site (excluding critical areas and buffers or areas of the site encumbered by existing easement(s) that will remain) with two or more common amenities including but not limited to:
(1) 
Usable open space area for parks and recreation including play areas, sport courts, trails, gazebos, covered shelters, picnic tables and benches;
(2) 
Landscaped entries into the project; and
(3) 
Protection of unique features. The PRD shall preserve unique natural site amenities, including significant trees or significant stands of trees as defined in Chapter 14.08, unusual rock outcroppings, ravines and ponds; wherever possible, outside of easements, critical areas and associated buffers. The trees retained shall only include healthy evergreen trees that have a high likelihood of withstanding windthrow.
(Ord. 1069 § 5, 2020)
(a) 
In any single-family residential zoning district, a developer may create lots that are smaller than those required by Section 14.48.010 if such developer complies with the provisions of this section.
(b) 
The subdivision must result in six lots or more.
(c) 
The intent of this section is to authorize a decrease in lot sizes and leave the land "saved" by so doing as usable open space, thereby lowering development costs and increasing the amenity of the project without increasing the density beyond what would be permissible if the land were subdivided into the size of lots required by Chapter 14.48.
(1) 
Lot sizes and lot widths may be reduced by up to a maximum of 20 percent of the dimensional standards for the underlying zoning districts per Table 14.48-I, provided no lot is less than 3,600 square feet in area or 40 feet in lot width.
(d) 
The amount of usable open space that must be set aside shall be determined by:
(1) 
Subtracting from the standard square footage requirement set forth in Table 14.48-I the amount of square footage of each lot that is smaller than that standard;
(2) 
Adding together the results obtained in subsection (d)(1) of this section for each lot.
(e) 
Common open space tracts created by clustering shall be located and configured in the manner that best connects and increases the usability of the open space within the subdivision, and satisfies the definition of usable open space per Table 14.48-I. The usable open space must be large enough to provide functional leisure or recreational activity and may be comprised of more than one tract; however, at least one open space tract shall be a minimum of 7,200 square feet. For cluster subdivisions in the R8-12 zoning district one open space tract shall be a minimum of 2,400 square feet.
(f) 
The setback requirements of Table 14.48-I shall apply in cluster subdivisions.
(Ord. 1069 § 5, 2020)
(a) 
The primary purpose of these provisions is to allow for the creation of fee simple unit lots for townhouse dwellings and duplexes, while applying only those site development standards applicable to the parent site as a whole.
(b) 
The development as a whole shall meet development standards applicable at the time the permit application is vested. As a result of the subdivision, development on individual unit lots may be nonconforming as to some or all of the development standards of this title based on analysis of the individual unit lot, except that any private open space for each dwelling unit shall be provided on the same lot as the dwelling unit it serves.
(c) 
Unit lot subdivisions and subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot.
(d) 
Private access drives are allowed to provide access to dwellings and off-street parking areas within a unit lot subdivision. Access, joint use and maintenance agreements shall be executed for use of common garage or parking areas, common open area and other similar features, as recorded with Snohomish County.
(e) 
Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot or tract other than the lot with the dwelling unit, if the right to use that parking is formalized by an easement or otherwise defined on the final plat, as recorded with Snohomish County.
(f) 
The facts that the unit lot is not a separate buildable lot and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot shall be noted on the plat, as recorded with Snohomish County.
(Ord. 1069 § 5, 2020)