A.
The planned residential development option is intended
to give landowners greater flexibility in developing tracts of land
on a project basis by relaxing the various lot area, lot width, setback,
yard and other regulations.
B.
The planned residential development option is intended
to promote the benefits of:
(1)
Coordinated area site planning.
(2)
Diversified location of structures.
(3)
Safe and efficient pedestrian and vehicular traffic
systems.
(4)
Attractive recreation and open spaces.
(5)
Economical arrangement of public and private utilities
and community facilities.
(6)
Preservation of natural resources and agricultural
land.
A.
A planned residential development is permissible only
on tracts of 40 acres or more in areas zoned PRD.
B.
The overall density of a tract developed as a planned residential development shall not be greater than three times the maximum residential density of dwelling units of the underlying zoning district as contained in § 240-23 of these regulations.
C.
Permissible types of residential development shall
include single-family residences, duplexes, manufactured homes and
multifamily dwellings. Approval of a planned residential development
by the Land Management Committee shall remove the necessity to receive
a conditional use permit where required by these regulations. Permissible
types of nonresidential development shall include such uses typically
associated with the permitted common area use which is incorporated
into the planned residential development.
D.
To the extent practicable, the two-family and the
multifamily portions of a planned residential development shall be
constructed more toward the interior rather than the periphery of
the tract so that single-family residences border adjacent properties.
E.
In a planned residential development, landscape buffers
which would normally apply where duplexes or multifamily development
adjoins a single-family development shall not apply within a tract
developed as a planned residential development, but all landscape
buffer requirements shall apply between the tract so developed and
adjacent lots.
F.
The requirements for minimum lot area in a planned residential development may be varied by 50% from those of the underlying zoning district as contained in § 240-23 of these regulations.
At least 25% of the parcel designated as a planned residential development shall be devoted to open space and/or recreation uses. Parkland dedication and fees in lieu of parkland dedication shall be as required in Chapter 237, Subdivision of Land.
Within 30 days following approval of a development
plan, there shall be filed with the Register of Deeds of Pierce County
a statement that a plan for the area has been approved. The statement
shall contain the following information:
A.
A legal description of the property.
B.
A statement that copies of the plan are on file with
the Zoning Administrator.
C.
A statement as to the nature of the plan, the proposed
density of land uses and other pertinent information sufficient to
notify any prospective purchasers or users of land of the existence
of such a plan.
D.
A statement that the development plan shall become
binding upon all successors and assigns unless amended in conformance
with these regulations or amendments thereto.
A.
All applicants who desire to construct a planned residential
development shall submit a development plan to the Zoning Administrator
upon forms furnished by the Pierce County Department of Land Management.
The development plan shall contain the following information:
(2)
Views within the site and vistas to and from the site.
(3)
Noise generation sources.
(4)
Surrounding uses, activities and influences on the
site within 200 feet, including any existing or proposed streets,
drives or buildings.
(5)
A schedule of all total floor area, dwelling units,
land area, parking areas and other aspects relative to these requirements
in order that compliance with these regulations can be determined.
(6)
Upon written request of the Zoning Administrator,
such additional information as may be required by the Zoning Administrator
so that the Land Management Committee and/or the Pierce County Board
of Supervisors can determine whether or not the proposed planned residential
development at the proposed location will not be contrary to the public
interest and will not be detrimental or injurious to public health,
public safety or the character of the surrounding area. The written
request shall contain an explanation of why the additional information
is needed.
B.
Fee. All development plans shall be accompanied by
a fee established by the County Board of Supervisors.
C.
No application shall be accepted by the Zoning Administrator
until complete as judged by the Zoning Administrator and until all
fees established by Pierce County have been paid in full.
D.
Public hearing. A public hearing shall be held by the Land Management Committee after public notice has been given as provided in § 240-81. At the public hearing, any party may appear in person or be represented by agent or attorney.
E.
Determination. Following review, investigation and
public hearing, the Land Management Committee shall render a decision.
(1)
If the application is approved by the Land Management
Committee, such decision shall include an accurate and complete description
of the uses as permitted, including all the conditions attached thereto.
The Land Management Committee may, in the process of approving the
application, limit the use of the land to one specific permitted use
in the zoning district for which the application has been submitted.
(2)
If the application is denied, the reasons for denial
shall be stated.
F.
Basis of approval.
(1)
The Land Management Committee shall review each application
for a planned residential development for compliance with all relevant
provisions of these regulations. In approving a planned residential
development, the Land Management Committee shall determine that the
proposed planned residential development at the proposed location
will not be contrary to the public interest and will not be detrimental
or injurious to the public health, public safety or character of the
surrounding area.
(2)
To aid in the review of the proposed planned residential
development consistent with the above criteria, the Land Management
Committee may evaluate the development according to criteria which
shall include but shall not be limited to:
A.
Changes to development plan.
(1)
In the event of any proposed substance change in the
development plan of a planned residential development, the modified
development plan must again be submitted for approval to the Land
Management Committee before such modification can be made.
(2)
For the purposes of this section, "substance change"
shall mean the following:
(a)
Increases in the density of residential uses
of more than 5%.
(b)
Increases of lot coverage of more than 5%.
(c)
Increases in the height of any building of more
than 10%.
(d)
Changes of architectural style and building
materials which will make the project less compatible with surrounding
uses.
(e)
Changes in ownership patterns or stages of construction
that will lead to a different development concept.
(f)
Decreases of any peripheral setback of more
than 5%.
(g)
Decreases of areas devoted to open space of
more than 5% or the substantial relocation of such areas.
(h)
Changes of traffic circulation patterns that
will affect traffic outside of the project boundaries.
(i)
Modification or removal of conditions or stipulations
to the development plan approval.
(3)
All changes to the development plan which are not
substance shall be approved by the Zoning Administrator before the
modification occurs.
B.
Abandonment of a development plan. In the event that
a plan is given approval and thereafter the landowner shall abandon
said plan and shall so notify the Zoning Administrator in writing,
or in the event the landowner shall fail to commence the planned residential
development within 18 months after approval has been granted, then
in either event such approval shall terminate and shall be deemed
null and void unless such time period is extended by the Land Management
Committee upon written application of the landowner. Whenever a plan
has been abandoned as provided by this section, no development shall
take place on the property until a new development plan has been approved
and filed in conformance with these regulations.