05/02/2006 - Packet Completeness
, d Review for Boards,
Commissions and
Committee Records
CITY OF TIGARD
Planned Unit Development Committee
Name of Board, Commission or Committee
May 2,2006
Date of Meeting
To the best of my knowledge these documents are a complete copy of the official record.
C.L. Wiley
Print Name
Signat re
1/30/2013
Date
Planned Development Review Committee
Tuesday, May 2, 2006
6:30 PM — 9:30 PM
Red Rock Creek Conference Room
13125 SW Hall Blvd.
Agenda
1. Welcome and Introductions 6:30-6:35
2. Review PD Amendment Objectives 6:35-6:50
3. Discussion: Review Proposed Code Changes 6:50-9:15
4. Additional Agenda Items 9:15-9:30
5. Adjournment 9:30
MEMORANDUM
TIGARD
TO: City Council
FROM: Sean Farrelly,Associate Planner
RE: Planned Development Code Committee Recommendations
DATE: April 6, 2006
The Planned Development Code Review Committee was appointed by the City Council in January
2004 to review and recommend changes to the Planned Development Chapter of the Development
Code (18.350). The concept of Planned Developments is to grant flexibilityto the underlying
subdivision code standards in order to achieve a desired public purpose. Concerns arose in the
community about the density, appearance, and lack of open space in some of the developments
approved under the provisions of the Planned Development chapter.
The Committee had its first meeting April 2004.After a several month delay due to staff shortages,
the Committee recently met to forward its proposals to the Planning Commission and City Council.
The Committee's recommendation to the City Council is to substantially reorganize and rewrite the
Planned Development chapter(18.350).Staff worked with the Committee on developing new code
language. The proposed changes include:
1. New Purpose Statement
The purpose statement was completely rewritten to emphasize the link between applying
flexible standards and mitigating impacts with amenities such as preserving open space and
natural resources,the use of alternative building designs, and other public purposes.
2. Revised Approval Process
The revisions make a clearer distinction between the three sections of the approval process:
the Conceptual Development Plan, the Detailed Development Plan, and the Overlay Zone.
(Concurrent applications can be made for each of the three approval steps, but the Planning
Commission must take separate actions on each part.)
A. Conceptual Development Plan: New conceptual plans would require addressing these
new approval criteria:
• provision of open space
• protecting natural resource areas
• integration of development into the existing neighborhood
• promotion of walkability/ transit
• identification of the uses and arrangement of the site
• provision of other amenities
B. Detailed Development Plan: The approval of a Detailed Plan was made a distinct step in
the process. The section also would consolidate several sections of the chapter for required
analyses.
The Detailed Development Plan includes the following requirements:
a. Contextual analyses
b. Compliance with specific development standards of the base zone
c. Conformance to the Conceptual Plan.
d. Extensive Detailed Development approval criteria would have to be met, including a
mandatory shared open space requirement (20% of the gross site area.)
C. Overlay Zone: The approval process was re-ordered to make the Overlay Zone the final
step. It was simplified to include only an affirmation that the terms and conditions applied
to the Detailed Development Plan had been fully satisfied. The Planned Development
Overlay Zone would thereby no longer applied to unimplemented "development concepts."
Changes in Definitions Chapter(18.120)
Open Space: Changes would make distinctions in the types of open space (minimal use,
passive use recreation,and active use recreation).
The full language of the code amendments can be found in Attachments 3 (Clean Copy) and 4
(Annotated Copy.)
The Planning Commissioners Toolbox
The Committee developed Planning Commissioners'Toolbox: a packet with requirements of the
process as well as illustrations and case studies of preferred developments around the county. The
Toolbox is intended to be used as a guide for developers and as a reference for the Planning
Commission during Planned Development hearings. The draft of the Planners Toolbox can be
reviewed in Attachment 5.
City Attorney Comments
The City Attorney did a preliminary review of the proposed code amendments, and made several
comments. The most significant potential problems are the Overlay Zone (which would need to be
treated as a zone change,with notice to DLCD and comprehensive plan review,) and the
inconsistencies in the procedure section.Please refer to Attachment 7 for the full text of the City
Attorney's e-mail comments.
q
MEMORANDUM
TIGARD
TO: Planned Development Committee
FROM: Dick Bewersdorff
RE: Draft PD Ordinance dated June 29, 2005
DATE: April 21, 2006
Listed below are items for the Committee's consideration and review to clarify, correct and
hopefully help to move this project along. Some of the items included are those I had
thought were previously addressed. Apparently, that did not happen and may be the result
of the staffing change. Some are consistent with those of the City Attorney's office. At any
rate, the items are listed by code section and page number of the last draft. As the
committee works through this,it will,hopefully, lead to a better job of completing the work
and make for fewer issues coming up in the public hearing process as various constituents
respond.
While this draft has many assets,it is my belief that the Planning Commission already has the
authority to demand,negotiate and exact all of what is included in the draft. It just requires
the understanding and will to be upfront with applicants ahead of time what the
Commission expects. The draft and committee process has certainly been an education
process that should help the Planning Commission regardless of what is action is taken.
18.350.010A.2. page 22
While this section calls for increased open space and it is only the purpose statement,it is
hard to know what "increased open space" is. If the property was all open space before and
is to be developed,it would be difficult to term what was being done as increased open
space.
18.350.010A.4. page 2
To preserve to the "greatest extent possible" is another generality that will only be measured
by the criteria in other sections and putting it in the purpose statement is questionable.
18.350.010A.5 page 2
It is suggested that the phrase "within the limits of density requirements" be added after the
words amount of development. Since all of these foregoing items are in the purpose
statement, there is not much significance to them but the purpose statement is something
that the Commission and Council hear when holding hearings.
18.350.020C.2. paw
This section is not consistent with other parts of the draft 18.350 (030.B.) and should be a
Type III review if the Commission wants to see a detailed plan. If the Commission does any
concurrent review it would certainly be a Type III. Presently,the code does detailed plans
by a Type II. With residential developments all have previously been concurrently reviewed
with the concept plan. The only instances where PD detailed plans were reviewed as Type
IIs were commercial approvals. If the Commission is to review the detailed plans, care
needs to be taken to carefully craft the approval to account for change of uses or everyone
that contemplates a change would have to be through a public hearing review.
18.350.020D. paw 3
This is perhaps one of the most perplexing or confusing sections of the draft. One,if there
is to be an overlay zone, (see City Attorney's comments) the overlay zone should be part of
the detailed plan if it is heard separately. Holding a third public hearing is an exercise of
bureaucracy setting up additional opportunities for appeal after the plans have approved by
the Commission. The section says residential or mixed use projects over 5 acres (unless the
Director waives the requirement) and commercial or industrial developments need separate
filings for the three stages: concept, detailed and overlay. Then it goes on to say subdivision
approval allow for preliminary plat approval and applications to be heard concurrently.
Subdivisions are therefore included twice (under residential and under subdivisions)with
different standards for review. Is there a problem with concurrent review if the difference
between the concept plan and detailed plan is clear? It is unclear what is intended for
residential properties under 5 acres.
18.350.030C. page 3
See City Attorney's comments. The overlay zone cannot be removed without action
through a separate code process amendment. This section also calls out a Type IV action by
the City Council. Zone changes are a Type III by the existing code and are not reviewed by
Council. This is another reason to include the PD designation at the time of detailed plan if
reviewed by the Commission or at the concept plan if the detailed plan is reviewed by staff.
18.350.030F. gage 4
This section is also a bit undefined. Without definition,how is one to determine if the
detailed plan or preliminary plat does not conform substantially to the conceptual plan?
18.350.040A.1. page 4
It would help if the statement of objectives was broken down by each of the items in the
paragraph for the ease of reading. Second, section 5 isn't really necessary if all of what is
listed in A.1. is provided. It is suggested that 5 be dropped.
18.350.040B.7. page 5
Few,if any,projects put together existing or proposed covenants at the concept plan stage.
It is more appropriate at the detailed plan level. If it is insisted on having them at the
conceptual plan stage, all you likely receive is something used in similar projects which are
likely to be changed at the detailed plan level. Going back to the comment regarding
substantial change would that be one?
18.350.050A. page 6
This section indicates that the general submission requirements include the information in
18.350.050A, the very same section. The citation should be to address specifically the
approval criteria under section E.
18.350.050B. page 6
With all the required information, there is no reason for the words "the detailed content of
which can be obtained from the Director". The sections are self-explanatory.
18.350.050B.2 page 6
It suggested the words "tree removal" be added to the requirement for development
scheduling.
18.350.050B.3. page 6
Get rid of the contextual analysis. I am not sure why staff ever tried to utilize this type of
language but it will only serve to confuse and obscure what the Commission really wants to
look at. It was probably an attempt to raise the bar in applications but as a basis for review
and analysis this section is almost useless since it seems to be pirated directly from some
other document and not related specifically to Tigard.
18.350.050C.2. page 7
See City Attorney's note. Is site coverage all impervious surfaces? Many codes establish lot
coverage standards for residential uses but the City of Tigard's code does not.
18.350.050E. page 8
See City Attorneys note. This could be a separate section to break up the length of 050 and
then renumber all the rest.
18.350.050E.3.a.i. page 10
There is concern how to judge "the greatest degree possible".
18.350.050E.3.n. page 12
In the context of open space what does "exclusive of any other required open space facilities
or buffer areas"mean?
18.350.050E.3.n.iv. page 12
This indicates that open space area should be recorded with the Director. It should be
indicated on the plat or in the covenants.
18.350.050E.3.o. page 12
The reference to development plan is probably not accurate. The word plan by itself is more
appropriate.
18.350.050E.3.o.i. page 12
Whether dedications of open space may be eligible for System Development Charge credits
(it is assumed park system development charges??) needs to be researched to see if it is
allowed by code.
18.350.050E.3.o.ii. page 13
Does the City need to retain the development rights?If it is part of the detailed plan
approval, the area won't be developed without a change of plans and would be a major
departure from the proposal made by the applicant.
18.350.060 paw
This section should be incorporated as part of either the conceptual plan or the detailed plan
if an overlay continues to be used to coincide with the Planning Commission's review.
There is really no need to wait until this stage to remove the overlay. If a development gains
a planned development approval and for some reason does not development,it is
appropriate that the Planning Commission review any other plan that happens on the
property. There have been no planned developments that have not been developed where
the applicant has asked for the overlay to staff's knowledge. The only place that
development did not happen in a PD designation were areas that were pre-designated by the
City to ensure there would be extra review.
W4
■
Minutes for Meeting
Date of Meeting: May 2,2006
Name of Committee: Planned Development Review
Notes taken by: Sean Farrelly
Called to order by: Dave Walsh
Time Started: 6:43
Time Ended: 9:00
Members Present: Gretchen Buehner,John Frewing,Charles Schwarz,Dave Walsh
Members Absent: Sue Beilke,Alice Ellis Gaut,Ron Ellis Gaut, Bill McMonagle
Others Present:
Staff Present: Sean Farrelly,Dick Bewersdorff
Agenda Item #1•
Important Discussion and/or Comments:
Dave Walsh suggested that the committee go through his notes on the proposed code amendments, to check
if their product reflects what they learned from the Buildable Land inventory and the feedback they received
from Planning Commission and City Council.
Gretchen commented that she would like to minimize the tweaking,because it might open up new areas to be
resolved.
John asked for clarification about the toolbox-what is its legal status?Although referred to in the proposed
code,it is not part of the code. Dick replied that it is an auxiliary for the PC to use and the staff can advise
applicants to refer to when submitting application.
The committee went through Dave's notes and the changes that were agreed upon by consensus will be
incorporated into code proposal. (See revised code for incorporated changes.)
Action Items (Follow-Up or Votes)
• These are the questions we need to follow up with City Attorney Gary Firestone on:
1. Is there a way to keep the PD overlay in the process? (Possibly by writing different findings in the
staff report)
2. Does the PC have discretion to approve/turn down under 18.350.040.D.6 concept plan approval
criteria?
3.Under 18.350.050.E.3.j could the City require putting money towards public transit improvements
if not practical to build on site?
4. Can submittal requirements be part of the approval criteria?
• Dick will write a memo to Planning Commission to encourage them to include their comments and
explanations on their vote in the event the case is appealed.
• Dick will also seek to include examples of good neighborhood meeting materials,and include them in
the toolbox, for PD applicants to review and follow.
• Dave requested that the PC get training when the new PD process is in place.
• Staff will incorporate the discussion items from tonight,along with Dick's and Gary Firestone's
suggestions and forward to the committee.
• The PD is scheduled to go to the PC on May 15'',where they will provide an update on the
Committee's activities.
a MEMORANDUM
TO: Planned Development Code Review Committee
FROM: Sean Farrelly,Associate Planner
RE: Proposed Code Revisions
DATE: May 16, 2006
The proposed Planned Development Code Revisions have been edited to reflect feedback
received from the City Attorney, the Planning Commission, staff, and Committee members.
These revisions were necessary to clarify and streamline, the proposed code revisions,while
maintaining the original vision of the Committee.
This memo briefly outlines the changes that were made on the "Clean Copy" version of the
PD revisions, dated June 29, 2005. It should be used in conjunction with the May 3, 2006
version of the PD Revisions.
Note: the section was re-formatted to reflect the numbering hierarchy used in the rest of the
Tigard Community Development Code:
A.
1.
a.
(1)
(a)
Edits made: (The page number refers to the May 3, 2006 version of the PD Revisions)
Throughout section : "Conceptual Development Plan" changed to "Concept Plan."
Chapter 18.120 DEFINITIONS (p.1)
Re-inserted definitions of"density bonuses" and "landscaping."
18.120.55: Removed architectural character as an incentive for density bonuses.
Chapter 18.350 Planned Developments
18.350.010.A.1: (p.2) Edited for clarity
18.350.010.A.5: (p.2) Purpose now reads: "To consider an amount of development on a site, within
the limits of density requirements, which will balance the interests of the owner, developer,
neighbors, and the City."
18.350.020.B.3: (p.2) deleted "preliminary subdivision plat."
18.350.020.C.3: (p.2) Overlay zone no longer processed by a Type III-PC procedure, applied
concurrently with the approval of the detailed plan.
18.350.020.D: (p.3 ) Rewritten to clarify the procedure for concurrent applications of
concept and detailed plans.
18.350.030.A: (p.3) Removed concept plan procedure (repeats other section). Re-numbered
rest of section.
18.350.030.B: (p.3) PD Overlay Zoning map designation is now approved concurrently with
detailed plan approval. The approval of the planned development overlay zone shall not expire.
18.350.030.E.: (p.4) Clarified procedure if there is substantial modification from concept plan
18.350.040: (p.4) Approval Criteria for Concept Plan moved to its own section (18.350.050)
18.350.040.A: (p.4) Statement of planning objectives separated into three parts. Deleted number 5
"A narrative statement...."as repetitive.
18.350.040.B.2: (p.5) Added "structures" to cover non-residential projects.
18.350.040: (p.5) Moved #7 "A Copy of all existing and or proposed covenants" to 18.350.060
18.350.050.A: (p.6) Clarifies that Concept plan may be approved by PC only if all criteria are met.
18.350.050.A.6: (p.6) Strengthened approval criteria, a PD must have "significant advantages" over
a standard development.
18.350.060 (p.6) Separated Detailed Plan Submission requirements and Approval Criteria (new
section.)
18.350.060 (p.7) Contextual Analysis section deleted.
18.350.060.B.4: (p.7) Replaced "urban context" with "Metro designated Town or Regional Center."
18.350.060.0 (p.7) Reworded compliance section
18.350.060.C.2: (p.7) Inserted definition of site coverage
18.350.060.C.3. (p.7) Added "In residential zones" to Building height section.
18.350.070.A.1 : (p.8) Conforming with the Concept Plan now made an approval criteria.
18.350.070.3.c(1) and (2): (p.9) Changed wording of density bonus allowances.
18.350.070.3.e: (p.9) Changed "based on findings" to "If"
18.350.070.3.f. (p.10)Changed wording of sign limitation.
18.350.070.4.j.(3): (p.13) Added provision to contribute to fund for public transit facilities, if there
is a rough proportionality.
18.350.070.4.n.(4) (p.14) Open space to be recorded on final plat or covenants.
18.350.070.4.0.(1): (p.14) Clarified that any systems development charge credit would be for the
current development only.
18.350.070.4.0.(2): (p.15) Changed procedure of private ownership open space conveyance. City
will receive a conservation easement, rather than retain development rights on open space.
Proposed Planned Development Code evisions May 2006 Deleted:May 20W
Deleted:OPTION 2-Reorganize
----------------- ---- Chapter)
r- - ----------- ------------------------------------------------------------------------------------------------------- Deleted:Summa of or
Chapter 18.120 Changes¶Summary Major
DEFINITIONS Reorganization.¶
The chapter was reorganized to
consolidate several sections,and
5 "Densi bonus"—Additional dwellingcreate a logical progression of the units that can be earned as an incentive for rovidin other sections.The committee
ig developed o e sl2ace.landscgping,or tree canopy as defined further in this code. expressed concern that in PD
applications,there was not enough of
a distinction between the concept and
.
8 "Landsc in "—Areas primarily devoted to plantino,trees shrubs lawn and other organic detailed plan.Upon closer
gE)und cover together with other natural or artificial suRplements such as water courses ponds. examination of the existing code text,
fo intains,decorative lighting,benches bridges,rock or stone arrangements,pathwa s sculptures, staff found that the code itself did notclearly distinguish the two parts of the
trt llises and screens. process. Elements of approval
criteria were dispersed throughout the
chapter,and applying the code to
projects required a bit of gymnastic
104.Open Space Facility related definitions. Open Space Facilities may be privately or publicly owned: talent. The code has been
a. Minimal Use Facilities.Areas reserved for low-impact recreation, limited to soft surface trails which fashion,setting forth the overall
minimally maintained. No other improvements(apart from underground utilities)are allowed. purpose,an outline of the process,
b. Passive Use Facilities. Areas reserved for medium-impact recreation and education uses related to th miscellaneous procedural
requirements,followed by distinct
functions and values of a natural area that require limited and low impact site improvement,including so Sections addressingfor the three
surface trails, raised walkways, pedestrian bridges, seating areas, viewing blinds, observation deck elements of the PD process:the
informational signage, drinking fountains, picnic tables, interpretive centers, and other similar facilitie overlay zone,the concept plan,and
the detailed plan.¶
Accommodations for ADA access shall be provided where site considerations permit. q
c. Active Use Facilities. Areas reserved for high-impact recreation that require a greater degree of Sit Revised Purpose Statement.¶
development and/or ground disturbance; such as sports fields, playground equipment, group picn' The committee spent considerable
time drafting an updated purpose
shelters,swimming pools,hard and soft surface pathways,restrooms,and similar facilities. statement to reflect current trends in
development and community desires.
/Renumber definitions after#SS accordine to the above amendments) d greater balance between
development opportunities and
contributions to the community assets
was sought. Environmental
Chapter 18.350 Considerations were made more
P central to the purpose of the PD code.
PLANNED DEVELOPMENTS q
Mandatory Open Space Reguirement.1
addition to
Sections: In percentage of open)space,the Pe 9 P pace
18.350.010 Purpose committee made deliberate
18.350.020 Process distinctions in the types of open
space(minimal use,passive use
18.350.030 Administrative Provisions recreation,and active use recreation).
18 350.040,Loncepvt JJ?la_n_Submission Requirements--____- Changes to the definition chapter
were added.¶
18 50.050 Concept Plan Approval Criteria 9 t
18.350.00 Detailed Development_Plan Submission Requirements _ Deleted:Conceptualrite
18. 50.070 Detailed Develo meat Plan A royal Cria
DGIGW:Development
---------------------------------------------------------------------------------------------------------
Deleted:S
18.350.010 Purpose Deleted:18.350.060 overlay zone
Requirements¶
A. u ose.The purposes of the planned development overlay_zone are: Formatted:underline
Deleted:Page
Deleted: of
Deleted: June 29,2005
Pa e 5
MaX 3 200 f
1.1 To provide a means for property development that_ is consistent with Tigard's Comprehensive-Pi Formatted:Indent:First line: 0.05"
thr ugh the application of flexible standards which consider and mitigate for the potential impacts t0 the _ Deleted:which results in developm
and Deleted:city --
2.I To provide such added benefits as increased natural areas or open space in the City, alternative building
designs,walkable communities,preservation of significant natural resources,aesthetic appeal,and other types
of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard
Community Development Code;and
3.1 To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of
open space, innovative transportation facilities) which will retain their character and city benefits, while
respecting the characteristics of existing neighborhoods through appropriate buffering and lot size
transitioning;and
4.1 To preserve to the greatest extent possible the existing landscape features and amenities (trees, wat
resources, ravines, etc.) through the use of a planning procedure (site design and analysis, presentation Deleted:
alternatives,conceptual review,then detailed review)that can relate the type and design of a development to, Deleted:provide a benefit to the owner
developerand particular site;and of positive rnegative consistent
e degree
t to
neighbors and to the public resources and
5. To consider an amount of development on a site, within the limits of density requirements �Whi ;wi facilities of Tigard:and¶
bal e the interests of the owner,developer,neighbors,anFormatted-Indent:First line: 0.05"
Formatted:Underline
•-- - ------------------------------------------------------------------------------------------------------------------------------ Formatted:Underline
6.1 To provide a means to better relate the built environment to the natural environment through sustainab
and innovative building and public facility construction methods and materials. - Formatted:Indent:First line: 0.05"
Deleted: or preliminary subdivision
18.350.020 Process ply - -
Formatted:Indent:First line: 0.05"
A. A licable in all zones._The planned development designation is an overlay_zone applicable to all zones.;; Formatted:Underline
--- --- --- ---
applicant may elect to develop the project as a planned development, in compliance with the requiremer"': Formatted:Indent:First line: 0.05"
this chapter,or in the case of a commercial or industrial project an approval authority may apply the provt''si,o Deleted:
of this chapter as a condition of approving any application for the development. Deleted:
B. Elements of apuroval process. There are three elements to the planned development approval proges ,; T .First line. 0.o
Formatted Indent 5",
follows: a 0.25",Le
ft
1. The approval of the planned development concept plan;and Deleted`oao
Deleted:development
2. The approval of the detailed development plan_ Formatted:Indent:First line: 0.05",
Tabs: 0.25",Left
3. The approval of the planned development overlay zone; Deleted: .A planned development
overlay zone shall be processed by means
C. a ision-makin rOCCSS. of a Type III-PC procedure,as governed
---- --------------------- ----------------------------- ------------ .;;;;$j; by Section 18.390.050,using approval
---
1. The concept plan shall be processed by means of a Type III-PC procedure,as governed by Section ;; criteria contained in Section 18.350.050.
y rr5r
18.390.050,using approval criteria contained in Section 18.350.050.................... ......................... Ford:Indent:Left: -0.39"
Q:
- Deleted:4.
2. The detailed development plan shall be reviewed by means of a Type III-P procedure,as governed' ;r
---- Deleted: .In the case of an existing
18.390.05(,to ensure that it is substantially in compliance with the approved concept�lan ________t rr - -
---------------- ----------------- ;'i;' planned development overlay zone
3. a planned develo m nt overla zone will be a lied concurrentl with the roval of the detai Dem'Page
----- ------------------ --------------- ------------------- lied -onc --- nt -------------- -------------------------
Deleted: of
4 Applicants ma choose to submit the cone t Ian and detailed 1_ for concurrent review subject teat ;;; Deleted: . .June z9,zoos
Paeofd 5 May 3,2006./
meeting all of the @pRroval criteria for each roval.All Mlicarits are advised that the purpose of Formatted:Indent:Left: -0.26",
separating these applications is to provide them clear direction in developing the detailed plans.Re'ectio' Hanging: 0.26"
of the concept plan will result in a corresp9ndiLig rejection of the detailed development plan and overla' Deleted:for any other type of
zone.
j application,the application shall be
reviewed under the provisions required in
the chapters which apply to the particular
5. In the case of an existing Tanned development overlay zone once construction of the detailed alad ha land use application.
been completed, subspguent a lications conforming to the detailed plan shall be reviewed und'r Deleted:D. Concurrent conceptual
provisions re uired in the chter which apply to the articular land use application plandetailed development plan,and
t' overlay zone applications.¶
On residential or mixed use projects
6. If the application involves subdivision of land the 4pplicant m4y also 4pply for preliminM plata royal over 5 acres,the detailed plan shall and
and the applications shall be heard concurrently with the detailed plan. the overlay zone shall be filed separately,
unless the director waives this
requirement.For commercial or industrial
development,the detailed plan and the
Co current A cations for Conc t Plan and Detailed Plan. n the case of concurrent a lications VDeleted:
Iover) zone shall be filed separately.I
------------- -- -------------------- - ------- -- - - ile a - --- nc rren -pp-- --- application involves subdivision off
pl an detailed develo ment 1 includin subdivision lications the a licant shall clear) 'IS applicant may also applyL---.
the concept from the detailed plan. The Planning Commission shall take separate actions on each 3
the Planned Development application (i.e. the concept approval must precede the detailed dd:E
apirov however each required action may be made at the same hearing.
ted:Underline
18.350.030 Administrative Provisions d:. ........and overlay ...r4l
Deleted:A.-Action on thecon . 5
T.Lime limit on filing of detailed development plan.,The concept plana roval expires after 1-1/2 ears Formatted:Underline
ga-gpplication for detailed development plan and if applicable, a preliminga plat QVroval or r nest-f
ex nsion is filed. Action on the detailed development plan shall be taken by the Planning Commissio DeIf the concept and Beta, 6
me ins of a Type III-PC procedure,as governed by Section 18.390.050,using approval criteria in 18.350 Deleted:c
Formatted:Underline
B Zo iing maD designation.The_planned development overla zone a lication shall be concurrentl r ved. Deleted:The approval of the pl
--- ------ - - ----- - - - - ----------- - - - -
th detailed develo inept plan is approved by the Planning Commission.J1 tonin ma shall be amended t
�_---1?--------------- Deleted:only after the detail
m<icate the approved planned development designation for the subject development site. The roval of "' $
ph rined development overlay zone shall not expire. Dem`D
Formatted:Underline
Formatted:Indent:First line: 0.05"
C x erasion.The Director shall,upon written request_by_the_applicant and payment of the required fee,gartt` ....Commission; 9
- ----- --- -------
extension of the approval period not to exceed one year provided that: Deleted:
1. o changes have been made on the original concept development_plan as roved b the Planning�'
Commission•
- �p y - Formatted:Indent:First line: 0.05"
Deleted: .
2. ___e_apjicant can show intent of applying for the detail development plan or preliminary plat a tiew ithi Formatted:Indent: First line: 0.05^
the one year extension period;and : Formatted:Tabs: 0.25",Left
Formatted:Indent:Left: -0.65"
3.,Th ere have_been no changes to the_applicable Com_ prehensive_Planpolicies and ordinance provisions, n',-
which the approval was based. t Deleted:E.
Formatted:Underline
D. Xf aced develogmgnt. •';:' Deleted: .
..The a Commission max_approve a time schedule for developing a site in phases,but in no case shall t e Deleted:conceptual
total time period for all phases be greater than seven years without reapplying for once tt developrllerit.
Tan review.
11
The criteria for approving a_phased detail develo Tent Tan ro __sal_arethat: Deleted:�;�,, "
-------------
---- ------ -p - p p p° -
Formatted ... 12
a. The public facilities shall be constructed in conjunction with or prior to each phase;and •------- Formatted:Indent:Left: 0.01"
Deleted:Page...of... - Jun ,., 13
Pae 2 jf 5 May 3 200
b. The development and occupancy of any phase shall not be dependent on the use of temporary-pub' Fornmtted:Indent:Left: 0.01^
facilities.A temporary public facility is any facility not constructed to the applicable City or district
standard.
E{ 5utstantial modifications to the once t plan. If the Planning Commission finds that the,detailed developm Deleted:F.
------- - - - - ------ - ----
pl or preliminary plat does not substantially conform to the once t planr_a_new_concePt,plan s Domed:conce�cuat
required.
Deleted:conceptual
�Iohcompliance�, Noncompliance with an approved detailed development plan shall be a violation,Aih ��`a
---------------
chapter. Formatted:Underline
Formatted:Underline
Com, Jsslance of occupancy permits.The development shall be completed in accordance with the approved detail; Deleted:conceptual
development plan including landscaping and recreation areas before any occupancy permits are 18stie Deleted;vel development
However, when the Director determines that immediate execution of any feature of an approved de{sil�
development plan is impractical due to climatic conditions, unavailability of materials, or other tempo• wed`c
4�
condition, the Director shall, as a precondition of the issuance of a required permit, require the posting Formatted:Underline
performance bond or other surety to secure execution of the feature at a time certain not to exceed one year. `,, Deleted:H
Formatted:Underline
18 50.040 once tFlan_Submission Requirements ---------- Deleted:Conceptual
A. Gerieral submission r uirement . The applicant shall submit_an_application containing all of the gen Dem`DeYelopment
in rmation required for a Type III-PC procedure, as governed by Section 18.390.050 jand th_e_additiori �underline
in rmation required by 18.350.040.8.In addition,the applicant shall submit the following: Deleted:[
1. A statement of planning objectives to be achieved by the planned development through the
particular approach proposed by the applicant.This statement should include:
a.A description of the character of the proposed development and the rationale behind the
assumptions and choices made by the applicant.
Deleted:The statement should be
b.,An explanation of the architectural style,and what�waw tive site planning principles are utiiiz Cxplicit in defining the
including any innovations in building techniques that will be employed. Deleted:sorts of
Deleted:Furthermore,the statement
c.,An ex lanation of how the proposal relates to the purposes_of the Planned Develo meet C_ ter should explain
p p - - --p nt
- ------------------ -
as expressed in 18.350.410. -------- Formatted:Indent:Left: -0.13",
First line: 0.18"
2. A general development schedule indicating the approximate dates when construction of the Formatted:Indent:Left: 0.26^,
_planned development and its various phases are expected to be initiated and completed. First line: o^
Formatted:Indent:Left: 0.26^,
3. A statement of the applicant's intentions with regard to the future selling or leasing of all or First line: o^
_portions of the planned development.In the case where a residential subdivision is proposed,thq' Deleted:5. .A narrative statement
statement shall include the applicant's intentions whether the applicant will build the homes; presenting information,a detailed
or description of which is available from the
sell the lots to other builders. t- Director.¶
`—
Formatted:Underline
B. _ _ _itional information. In addition to the general information described in Subsection A above, theCOtf_ Deleted:ual development
plan,data,and narrative shall include the following information,the detailed content of which can be obtain Formatted:Indent:Left: 40.26",
fro the Director: First line: 0"
1. Existing site conditions; r
Deleted:Page
Deleted: of
Deleted: . .June 29,2005
Pa&e-4of J5 May 3,2006.x'
2. A site concept including the types of proposed land uses and structures, including housing type Formatted:Indent:Left: 0.26",
and their general arrangement on the site; First line: 0"
3. A grading concept; Formatted:Indent:Left: 0.26",
First line: 0"
Formatted.Indent:Left: 0.26",4. A landscape concept indicatinga percentage range for the amount of proposed open sPce
First line: 0"
landscaping,and general location and types of proposed open space(s); Formatted;Indent:Lek: 0.26",
First line: 0"
5. Parking concept r Formatted:Indent:Left: 0.26•,
First line: 0"
6. A sign concept; •''
Deleted:7..A copy of all existing
and/or proposed restrictions or covenants:
A streets and utility concept;and
w; 8
Formatted:Indent:Left: 0.26",
88Structure Setback and Development Standards concept,including the proposed residentiaNeiW First line: 0"
target if applicable. 4„ Deleted:.
Deleted:9. A
C. Al wable Uses `•
Formatted:Indent:Left: 0.26",
First line: 0"
1 Jn residential zones. In all residential zones, an applicant with a planned_development-approval iii Formatted:underline
---
develop the site to contain a mixture of uses subject to the density provisions of the underlying zone acid.
density bonus provisions of 18.350.100 B2. The following uses are allowed with planned developm Formatted:Underline
approval• Formatted:Indent:First line: 0.05"
a. All uses allowed outright in the underlying zoning district; ------ Formatted:Indent:Left: 0",
Hanging: 0.26"
b. Single-family detached and attached residential units; Formatted:Indent:Left: 0",
Hanging: 0.26"
c. Duplex residential units; «------ Formatted:Indent:Left: 0",
Hanging: 0.26"
d. Multi-family residential units; « Formatted:Indent:Left: 0",
Hanging: 0.26"
e. Manufactured homes; •------- Formatted:Indent:Left: 0",
Hanging: 0.26"
f Accessory services and commercial uses directly serving the planned development only and-whiC Formatted:Indent:Left: 0",
are customary or associated with, but clearly incidental to the uses permitted in the zone, such ii Hanging: 0.26"
personal services,preschool or daycare,and retail uses less than 5,000 s.f in sum total; Formatted:Indent:Left: lr',
Hanging: 0.26"
g. Community building; «' Formatted:Indent:Left: 0
Hanging: 0.26"
h. Indoor recreation facility; athletic club, fitness center,racquetball court, swimming pool,tennis co Formatted:Indent:Left: 0",
or similar use; Hanging: 0.26"
Deleted:and
i. Outdoor recreation facility, golf course, golf driving range, swimming pool,tennis court,oir-§itr}I Formatted:Indent:Left: 0",
use;and Hanging: 0.26"
Deleted:]
�--------------------- ------------------------------------------------------------------------------------
j. Recreational vehicle storage areal -----------------------------''•' Formatted:Indent:Hanging: 0.08"
Formatted:Underline
2. In commercial zones. In all commercial zones, an applicant_with a planned development appro�gl tela
develop the site to contain all of the uses permitted outright in the underlying zone and, in addition,;' Dem`PagC
maximum of 25%of the total gross floor area may be used for multi-family dwellings in those commergli IDeleted: of
zones that do not list multi-family dwellings as an outright use. Deleted: - .June 29,2005
PaQe5,2U5--- May 3,200fi�'
3. 1 In industrial zones. In all industrial zones, a planned development shall contain only those uses allo-We EFom::u:tt�ed-unded�lne �
outri6i in the lmderfihn zoning-district. -- - —-------------------
--------- - -------
18.350 050 Conceot Plan Avvroval Criteria
VE-- :- Deleted:D..Approval Criteria. The
A. N e' 6 i�Wd E the i i�ii i i i i-ii af of e-fo I i fi�i criteria are met: Deleted:Commission shall make
findings that the following criteria are
1. The concept plan includes specific designations on the concept mat)for areas of open space,and describe satisfied when approving or approving
with conditions,the conceptual plan.The
the r intended level of use, how-they_relate_to_other thq RL91ect iiatun commission shall make findings that the
...... ... ....... ... .... proposed
feres of the site. criteria are not satisfied when denying an
a,u
application.¶
2. The concept plan identifies areas of significant natural resources—f"an and identifies methods for the Formatted:Indent:First line: 0.05"
ma(imized protection,preservation,and/or management. Deleted:and
Formatted:Indent:First lin.]�-O
3., The concept plan identifies how the future development will integrate into the existing neighburhoo('
Formatted:Indent:First line: 0.05"
either through compatible street layout architectural style,housing type,or by providing a transition betwee..
thexisting neighborhood and the project with compatible development or open space buffers.
41 The concept plan identifies methods for promoting walkability or transit ridership, such methods-inaf Formatted:Indent:First line: 0.05"
include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes,
lines to or other provisions for bus stops,etc.
5. The
concept plan identifies the proposed uses, and their general arrangement on site. In the-case c,Formatted:Indent:First line: 0.05"
projects that include a residential component, housing type, unit density, or generalized lot sizes shall Formatted:Indent:First line: 0.05"
shown in relation to their proposed location on site. Deleted:The concept plan identifies
other amenities or innovations that would
distinguish the project from other
6. The concept plan must demonstrate that development of the property pursuant to the plan ret5�fils 1 standard developments.
-
------------- - --------------------------- ----------------- --- --- -- -I-------------------- ----
develooment that has si2nificant advantages over a standard development. A concept plan has a st i ic
E Formatted:Font:Not Bold,Not
s' "ic
advantage if it pLovides development consistent with the general pp=ose of the zone in which it is located,' Italic
is
04Lall densities consistent with the zone,while protecting natural features or providing additional amenities Formatted:Indent:Hanging: 0.:
feahires not otherwise available that enhance the development project or the neighborhood. Adjust space between Latin and Asi-
text,
ext,Adjust space between Asian text
• Xt
-------- --- --------------------------------------------------------------------------------------------------------------------- and numbers
4�
j8, 5 .1§&D-etailed-Develoi)ment Plan Submission Requirements___________________________________
Deleted:
Deleted:Deleted:5
A. qeheral submission requirements. The applicant shall submit an application containing all o en
- ------------------------- -
------------------------applicant -----------------------—-------
t
information required for a Type III-PC procedure, as governed by Section 18.390.050, the ad Ii$)norm
Deleted:o5o
information required by 18.350.040.13 and the,Wproval criteria under 13.350.070. Formatted:
----------------------------- atted:Underline
Deleted:information contained in
B. Additional Information. In addition to the general information described in Subsection A above, the-detailie 18.350.050A
dejelopment plan,data,and narrative shall include the following informatioN---------------------------------- Formatted:Underline
Contour intervals of 2 to 5 ft,depending on slope gradients,and spot elevations at breaks in gracle,,-41on Deleted:,the detailed content of which
can be obtained from the Director
drainage channels or swales,and at selected points,as needed Formatted:Indent:Left: -0.13",
Hanging: 0.13"
A specific development schedule indicating the approximate dates of construction activity, includin
demolition,tree protection installation,tree removal, round breaking,grading,public improvements, ' Formatted:Indent:Left: -0.13",
an Hanging: 0.13"
building construction for each phase.
Deleted:Page
A co Dv of all existing and/or V=osed restrictions or covenants. % Deleted: of
Deleted: June 29,2005
"e
,2U5 May 3,2006-
--------------
----- Deleted:3..Contextual Analysisl
Moderate to High Density Development Analysis. If proposing development in an area within a Me a..Building typology and hierarchy:An
analysis of the particular building type
designated town or regional center the followingadditional information may be required:� s_ ----------------------------------�---__�1__- (residential,commercial,public)relative
to the hierarchy of the various building
a. Air movement: Prevailing breezes characteristic of a region may be greatly modified urba types in the city is useful in deciding the
general design approach of a new
high-rise structures. Predominant air movement patterns in a city may be along roadw' s an building.For example,public buildings
between buildings. The placement, shape, and height of existing buildings can cr e ai may be dominant in placement and
turbulence caused by micro air movement patterns. These patterns may influence the locai on design,while residential buildings are
suboorrdd inate,it is important to maintain
building elements such as outdoor areas and balconies. Also a building's design and plat',met any existing hierarchy that reinforces
can mitigate or increase local wind turbulence. visual order in the city.Any predominant
i+ architectural solutions and details
$ characteristic of a building type
b.Sun and shadow patterns:The sun and shadow patterns of existing structures should be stgd W t incorporated in the new building's design
determine how they would affect the proposed building. This is particularly import$td,f �h¶elp maintain a recognizable building
outdoor terraces and balconies where sunlight may be desirable. Sun and shadow pat-ternsils b..Regional character:An analysis of the
should be considered as sources of internal heat gain or loss. Building orientation,window 9Wc city's regional architectural characteristics
and shading devices can modify internal heat gain or loss. Studies should include dailyn is appropriate in developing a design
solution that responds to unique regional
seasonal patterns and the shadows the proposed building would cast on existing building tl characteristics.Regional characteristics
open spaces. may be revealed through unique
architectural types,through vernacular
building resulting from local climatic and
c.Reflections:Reflections from adjacent structures such as glass-clad buildings may be a probfe4 cultural characteristics,and from ,,, 14
The development should be designed to compensate for such glare or if possible, oriented,aw' Meted:an"urbancontext•',
from it.
Formatted:Highlight
C. Co liance with s cific development standards.The Detailed Development Plan shall show compliance Wit,
Formatted:
0.13 dent.Left. 0.3 ,
— — — - ------------------------------------------ 9.,
b e zone provisions,with the followinp,modifications;..
............................................................... Formatted:Indent:Left: 0.39",
Hanging: 0.13"
h. Lot dimensional standards: The minimum lot depth and lot width standards shall not applr.,`idleFormatted:Indent:Left: 0.39",
shall be no minimum lot size except that lots on the perimeter of the project shall not be les's I Hanging: 0.13"
80%of the minimum size required in the base zone.
Formatted:Underline
p Deleted:conform to the provisions of
2. Site coverage: The maximum site coverage is 80/o, except in the IP zone where the maximum ki the base zone as follows:
coverage shall be 75%. Site cove a includes all buildings and impervious surfaces such as stre`
and sidewalks Formatted:Indent:Left: -0.13",
Hanging: 0.39„
let
Building height: In residential zones, any,increasein the building height above the maximum in J- Deleted:
em'°�°`
- - - ------------------- - - - - - - -
base zone will require that the structure be setback from the perimeter of the site a distance oat le Any _J
1-1/2 times the height of the building, Deleted: .
Formatted:Indent:Left: 0.26",
4. Structure setback provisions: - First line: 0"
u -
Formatted:Indent:Left: 0.26",
a.rSetbacks for structures on the perimeter of the project shall be the same as that required by 16S b," First line: 0"
-- ------------------------ --
zone unless otherwise provided by Chapter 18.360; Formatted:Indent:Left: 0.78",
Hanging: 0.26"
b. The setback provisions for all setbacks on the interior of the project shall not apply except': , Deleted:i.
Formatted:Indent:Left: 0.78",
LU_All structures shall meet the Uniform Building,and Fire Code requirements; Hanging: 0.26"
�- Deleted:ii
.#k_minimum front yard setback of 20 feet is required for any garage structurr'whic
--- ---------- leted:Page
opens facing a street. This setback may be reduced for rear or side loaded garages,;
specified on the detailed plan—and proper clearances for backing movements Deleted: of
accounted for. Deleted: June 29,2005
P"e�7_-�afj5,............................ May 3,20 ft
aLA_minimum front and setback of eight feet is required for any garage open f6f'-a' Formatted:Indent:Left: 0.78',
��&: Hanging: 0.26"
iiiic6d single-family----------- ---dwelling------ facing--a---private---street-t-as 4 o--n-g--'a-s---the required off-:stre,(.0 Deleted:iii. J
parking spaces are providedJhik setbackmaybe-reduced-for-rear or-side-loaded garage
if specified on the detailed plan and proper clearances for backing movements-- Deleted:
accounted for.
Formatted:Indent: ft: -0.13",
Hanging: 0.39"
c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed metba Formatted:Indent:Left: 0.26",
either on a lot by lot, or project wide basis. The applicant may propose, or the commission mal First line: 0"
require,actual structure footprints to be shown and adhered to. Formatted:Indent:Left: -0.13',
Hanging: 0.39"
Other provisions of the base zone. All other provisions of the base zone shall apply except,. Formatted:Indent:Hanging: 0.39"
modified by this chapter. De Deleted:D.
Deleted:Conformance with the
Conceptual Plan required. The Planning
Commission shall approve the detailed
development plan upon finding that the
-- ----------------------------------------------------------------------------------------------------------------------------------- plan conforms with the conceptual
18.35(.070 Detailed Development Plan Approval Criteria. I% development plan approved,or approved
--------------- with conditions by the Commission. A
•-------- ---------------------------------------------------------------------------------------------------------------------------------- change from the conceptual plan may be
De filed Development Plan Approval Criteria. A detailed develMment plan mg acceptable unless:
fol be Q
roved only if, It,
minill-criteria-are m Formatted:Underline
Deleted: 1. -The change increases the
1.The detailed plan is generally consistent with the cone plan.Minor changes from the concept last' n residential densities,increases the lot
make the detailed 121an inconsistent with the concgpt plan unless: coverage by buildings or reduces the
amount of parkingT
2. The change reduces the amount of
a. The change increases the residential densities, increases the lot coverage by buildings or re ce open space and landscapingJ
3. The change involves a change in use;J
the amount of parking; 4. The change commits land to
development which is environmentally
b. The change reduces the amount of open space and landscaping-, sensitive or subject to a potential hazard,
ancm
5. The change involves a majo=
C. The change involves a change in use;
Deleted:E.
FO
d. The chan2e commits land to development which is environmentally sensitive or sub' t —atted r1rd
potential hazard,•and Deleted:.If the detailed plan it ...[171
Formatted 18
e. The chana involves a major shift in the location of it in RrMsed streets kin I
Formatted 19
landscaping or other site improvements,
Formatted:Font: 12 pt,Bold
Deleted:F
Formatted:Indent:First line: 0.05"
All the_provisions of the land division_provisions, Chapters 18.420 Partitions Fob:Indent:First line: 0.05"
-------------------- -------------------------
Subdivisions,shall be met if applicable;t------------------------------------------------------------------------------------- Deleted:If the detailed plan is F�.—f201 I
n
Is
------------
0
an
D
F
D
F
F
F
D
F
0
0
Deleted:
e
0
0
Deleted:
Formatted
Formatted:
e
et
te
a
e
ad:E
tied
I
1
Formw
Del
Del
1EXqe noted u Deleted:
p� as n ed, the provisions of the following ch ut lized as guidelinds.'
-----------------
--- ---------------------------------------------------
r_W
planned development need not meet these requirements where a development plan provides alternative Idesi' Formatted,Indent:First line: 0.31"
c s
and methods, if acceptable to the Commission, that promote the purpose of this chapter. In each casei,,,' Deleted:
9
applicant must provide findings to justify the modification of the standards in the chapters listed below.. _ Deleted,2
applicant shall respond to all the applicable criteria of each chapter as part of these findings d I I Deleted:Page
identify where their proposal is seeking a modification to the strict application of the s " c7
standards. For thqg
chapters not specifically exempted, the applicant bears the burden of fully complying with those stand Deleted: of
unless a variance or adjustment has been requested. Deleted: June 29,2005
LagejgU5 May 3.2006
Chapter 18.360, Site Development Review_ The provisions of Chapter 18.360, Site Devebppz 1>teleDed:
Review,are not applicable to Planned Development Reviews.The detailed development plan reviel FornwMed:Indent:Left: 0",
is intended to address the same type of issues as the Site Development Review. Hanging: 0.26"
b. Chapter 18.705, Access, Egress and Circulation. The Commission may grant an exception to the
access standards,upon a demonstration by a professional engineer that the resulting access will not be
detrimental to the public safety considering emergency vehicle needs,and provisions are provided for
all modes of transportation using the site(vehicles,bicycles,pedestrians,and transit).
c. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be
governed by the density established in the underlying zoning district, using the minimum lot size
established for that district. Where a project site encompasses more than one underlying zoning
district, density shall be aggregated for each district, and may be allocated anywhere within the
project site,as deemed appropriate by the commission.
E The Commission max further authorize a density_bonus not to exceed 10%as an incentive to incr Deed:The
- -----------------------------------
--
or enhance open space, architectural character and/or site variation incorporated into th Formatted:Indent:Left: 0.39",
development. These factors must make a substantial contribution to objectives of the pl First line: 0"
development.The degree of distinctiveness and the desirability of variation achieved shall govern-' Deleted:i.
amount of density increase which the Commission may approve according to the following: Formatted:Indent:Left:
First line: 0.26"
U),A_1%bonus for each 5%of the gross area set_aside in open space=up to a maximunrbf S" Formatted:Indent:Left: 0.37
is allowed for the provision of active use recreational open space, exclusive of areas contained;i Hanging: 0.13"
floodplain, steep slopes, drainageways, or wetlands that would otherwise be precluded;'fro Deleted:ii..A I%bonus for each I%
development; of total project cost invested in
Deleted: „
(2)Up to a maximum of 5% is allowed for the development of pedestrian_amenities, Stroy4sC ' Deleted:up to a maximum of 5%.
development, recreation areas, plazas, or other items from the "Planning Commissibti
Toolbox" '
. ;' Formatted:Indent:Left: 0",
�' ------- Hanging: 0.13"
d. ter 18.745,Lan 1n and Screenin The Commission ma tan exception to the lae Deleted:
Fes--------- 45,-- nd�ing-a------ -- ----g'-- ------ --- io -----Y1 w an-----eP--------------- = dP
requirements of this title upon a finding that the overall landscape plan was prepared by a licen Deleted:
landscape architect,provides for 20%of the gross site area to be professionally landscaped,and m Deleted:based on findings that:
the intent of the specific standard being modified. Formatted:Indent:Left: 0",
Hanging: 0.13"
e. ,Chapter_18.765, Off-street Parking and- Loading Requirements. The Commission may granX- Formatted:Indent:Left: 0.52%
----- -------- - - - -
exception to the off-street parking dimensional and minimum number of space requirements i11 Hanging: 0.26"
applicable zone if: Deleted:i.
`';
Deleted:minor exception is not greater
The minimum number ofparkin-g- is not reduced more than 10 ercerlt of,t than 10 percent of the required parking;
---------------u -----• --- -o - -spaces- --- ot-reduce --by_- than_ --------
required parkin"and --------. Formatted:Indent:Left: 0.52",
Hanging: 0.26"
�2, The_application is for a use designed for a specific purpose which is intended'_tp•- Dem:;i.
----------------------------------J - - ----------------------- -----
in nature, e.g., a nursing home, and which has a low demand for off-stre �rmatEed:Indent:Left: 0.52",
parking;or Hanging: 0.26"
9 9�
- -, .• Deleted:iii.
(3), There is--- opportunity for sharing parking and_there is written evidence that the prop6
- - --------------------------------------
owners are willing to enter into a legal agreement;or Deleted:Page
Deleted: of
Deleted: -June 29,2005
Pae _.° _5_,..,.. ..._.............................. May 3._200!zJ`
Public-transportation_- - is-available- - to the site,and-reducing-die_stand_ards_will not-advers Formatted:Indent:Left: 0.52",
affect adjoining uses;or Hanging: 0.26"
Deleted:
:g
There is a community interest in the preservation of particular natural features of-the--s' t�
0'S Formatted:Indent:Left:
---------------------- -------------------------------------------------------------
ng . 0.26
,Aili6�make it in the public interest to grant an exception to parking standards. Hanging: 0.26"
Deleted:v.
f.,CkV;5T 18.780,Signs.The Commission inq n n dimensional
_&�a_ 5MepAp!!�pA�sign
18.780,Signs_------------------------------- ------
_requirements in the applicable zone if
T
Deleted:based on findings that:
(,_The sign is not increased by more than 10 Nrceritof the required_appYk*!q_4imenio
Formatted:Indent:Left: 0.65",
standard for signs;and Hanging: 0.26"
Deleted:i.
2 The ex tion Cepis necessary for adequate identification of the use on the pro ty;
--------------------------—--------------------------------------------- lw_ _#*
Deleted:minor exception is not greater
than 10 percent
LUJh�§�gn_��!_X_�qTp compatible with the overall site plan, the structural i,-MPPY5�
------- ----------------------------------------------- TaRts Deleted:ii.
with the structures and uses on adjoining properties. 'Formatted:Indent:Left: 0.65",
g.Chapter 18.795, Visual Clearance Areas. The Commission may grant an exception to tlie,v Hanging: 0.26"
clearance requirements,when adequate sight distance is or can be met; Deleted:iii.
Formatted:Indent:Left: 0.65",
h.Chapter 18.810,Street and Utility Improvements,Sections 18.810.040,Blocks;and 18.810.060,L M" Hanging: 0.26",
In addition, deviations from street standards shall be made on a limited basis, and nothing in thi Formatted:Indent:Left: 0.13",
section shall obligate the City Engineer to grant an exception. The Commission retains the ability t Hanging: 0.13"
not allow an exception but may not grant an exception to street standards not sanctioned by the Ci Formatted:Indent:Left: 0.13",
Engineer, other than through the procedures in 18.370, Variances and Adjustments. The Cl' First line: 0.57"
First line:' I
Engineer may determine that certain exceptions to the street and utility standards are permis Deleted.:i. public
when it can be shown that: Deleted.:ii. in
Formatted:
Indent:Left; 0.13",
� y---------------------p----------------------------------------- --------------------------- i 1, -
afetwill not be comromised;and First line: 0.57"
Deleted:
L"I ffie case of p �Yftlh'
--------o--public-streets, greater than a co----rif ' , *
7 Deleted:iii. the
____AesigriL................
-----------------------------------------------------------------------------
Formatted:Indent:Left: 0.13",
Formatted:
Lih Thed ign will iTp w r e o First line: 0.57"
e� --------- _!qy_q-storrn--at-er-conveyance-eithe--by-roducing-th---rate or
Deleted:3
runoff from present standards or increasing the amount of pollutant treatment.
Formatted:Indent:Left: 0.13%
4, In addition,the following criteria shall be met: First line: 0"
------------------------------------------------------------- --
Deleted:.
a. Relationship to the natural and physical environment: Formatted z1
Formatted r221
"The streets,buildings and other site elements shall_be_de designed and I - Deleted:i..
R&I----------------------------------------- ---- --- -—------------
preserve the existing trees, topography and natural drainage to the greatest de
97
possible. The commission may require the applicant to demonstrate why a particulso
alternate site plan that may result in greater preservation of trees, topography ..•r231
natural drainage would either not be feasible or would result in a greater loss of too Deleted:iii..
resources; Deleted:conceptual
Deleted:J
located on the site shall not be in areas subject to ground sIj!Tpi'ng,,ap
------------------------------------------ ---------------—--------------------- Deleted:Page
sliding as demonstrated by the inclusion of a specific geotechnical evaluation,
-
Deleted: of
(3)jJsing the basic site analysis information-from the,�oncppt_plan submittal,Ae stru_
-----—-------- analysis ----- - -------------------------- Deleted: June z9,zoos
105 May 3,2006
_shall be oriented with consideration for the sun and wind directions,where possiblle;and Formatted:Indent:Left: 0.78",
. First line: 0"
_b. uff_ering,screening and compatibility between adjoining uses: �, (Formatted:Indent: Left: 0.65",
Hanging: 0.13"
Buffering shall be provided between different types of land uses, e.g., between► ixigl Deleted:
--- ----------
family and multi-family residential,and residential and commercial uses; Formatted:Indent:Left: 0.13",
First line: 0.13"
In addition to the requirements of the buffer matrix(Table 18.745.1),the requirements Formatted:Indent:Left: 0.13",
the buffer may be reduced if a landscape plan prepared by a registered Landscape Mobil , First line: O.s7^
is submitted that attains the same level of buffering and screening with alternate mat, Formatted:Indent:Left: 0.78",
or methods. The following factors shall be considered in determining the adequacy" Hanging: 0.13"
extent of the buffer required under Chapter 18.745.: '•, Deleted:i
Formatted:Indent: Left: 0.78",
fa)__The purpose of the buffer, for exam le to decrease noise levels, absorb ` Hanging: 0.13"
p
pollution,filter dust,or to provide a visual barrier; '7Deleted:ii
(b) The size of the buffer needs in terms of width and height to achieve the purpose;'. Del -
Formatted:Indent:Left: 1.17",
(c) The direction(s)from which buffering is needed; Hanging: 0.26"
Formatted:Indent:Left: 1.17",
(d) The required density of the buffering;and Hanging: 0.26"
Formatted:Indent:Left: 1.17",
Hanging: 0.26"
(e) Whether the viewer is stationary or mobile.
Formatted:Indent:Left: 1.17",
•, Hanging: 0.26"
(3 On-site screening from view from adjoining properties of such activities as Servio4 Formatted:Indent:Left: 1.17",
storage areas,parking lots and mechanical devices on roof tops shall be provided fid•• Hanging: 0.26"
following factors shall be considered in determining the adequacy of the type and'' , Formatted:Indent:Left: 0.13",
of the screening: First line: 0.57"
Formatted:Indent:Left: 0.78",
(a) What needs to be screened;
''• Hanging: 0.26"
(b) The direction from which it is needed;and •. Deleted:iii.
Formatted:Indent:Left: 1.04",
(c) Whether the screening needs to be year-round. First line: 0.13"
Formatted:Indent:Left: 1.04",
First line: 0.13"
C. Privacy and noise: Non-residential structures which abut existing residential dwellings shelf' Formatted
located on the site or be designed in a manner,to the maximum degree possible,to protect the za
areas on the adjoining properties from view and noise; Formatted 25
Formatted 26
d. Exterior elevations — residential use: Along the vertical face of single-family attached Formatted z7
multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two- Deleted:i.
the following:
Deleted:ii.
(,__Recesses,e.gdecks,patios,entrances,floor area,of a minimum depth of eight feet; ;';' Formate 28
----------- -
Deleted:iii.
Extensions,e.g.,decks,patios,entrances,floor area,of a minimum depth of eig t fe4,a, Fo,�,� 29
_maximum length of an overhang shall be 25 feet;and
( Offsets or Formatted f301
breaks in roof elevations of three or more feet in height. ;'
•' Deleted:Page
r'
Deleted: of
e. Private outdoor area—residential use: Deleted: .June 29,2005
Pae 1,of�5 May 3,20 ft//
L2,1...Up to 50%of required off-street parking spaces for single -family attached_dwell iegs-m Formatted:Indent:Left: 0.65",
be provided on one or more common parking lots within the planned development as long First line: 0"
each single-family lot contains one off-street parking space. Deleted:ii.
1. Drainage: All drainage provisions shall be generally laid out in accordance with the requimnenFormatted:Indent:Left: 0.26^,
set forth in Chapter 18.810. An applicant may propose an alternate means for stormwat Hanging: 0.13^
conveyance on the basis that a reduction of stormwater runoff or an increase in the level of
treatment will result from the use of such means as green streets,porous concrete,or eco roofs.
t------- Formatted:Indent:Left: 0.13",
in. Floodplain dedication:Where landfill and/or development is allowed within or adjacent to the,l First line: 0.57"
year floodplain,the City shall require consideration of the dedication of sufficient open land Formatted:Indent:Left: 0.13",
for a greenway adjoining and within the floodplain. This area shall include portions of a suitabl Hanging: 0.26"
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian bicycle pathway plan.
n. Shared Open Space Facilitiesxclusive of anyother required open space pr buffer areas,-t Deleted:. ¶
detailed development plan shall designate a minimum of 20% of the gross site area as an op Deleted;facilities
space facility. The open space facility may be comprised of any combination of the following:
(U_Minimal Use Facilities. Up to 75% of the open space requirement maybe satis€ed- Formatted:Indent:Left: 0.65",
- - - -------------- - - - --------- --
reserving areas for minimal use. Typically these areas are designated around seitslti Hanging: 0.26"
lands(steep slopes,wetlands,streams,or 100 year floodplain). Deleted:i.
Passive Use Facilities___Up_to_100%_of the open space requirement may be satisfied-b'aFormatted:Indent:Left: 0.65",
providing a detailed development plan for improvements (including landscapin Hanging: 0.26^
irrigation,pathway and other structural improvements)for passive recreational use. Deleted:ii.
Active Use Facilities. Up to 100% of the open space requirement may be sat1afiio- Deleted:iii.
- - ---- - - ----- ------------- -
providing a detailed development plan for improvements (including landscapi Formatted;Indent:Left: 0.65",
irrigation,pathway and other structural improvements)for active recreational use. Hanging: 0.26"
(� The open space area shall be shown on the final plan and recorded on the final nlatoi• FO^"a�`Indent:Left: o.13^,
- - -------- ...................... ... ......--. rte First line: 0.57,.
covenants. Deleted:iv
o._ en Space Conveyance. Where a proposed ark, playground or other public use shown im,a Deleted.with the Director
OP P Y P P P YP' P �? ,
adopted by the City is located in whole or in part in a subdivision, the Commission may regltj�th Deleted:
dedication or reservation of such area within the subdivision,provided that the reservation or dedictio Formatted:Not Strikethrough
is roughly proportional to the impact of the subdivision on the park system. Formatted:Indent:Left: 0.13
First line: 0.57"
—
Where considered desirable by the Commission in accordance with adopted comprehensive pl Formatted:Indent:Left: 0
policies, and where a development plan of the City does not indicate proposed public use areas, t Hanging: 0.13"
Commission may require the dedication or reservation of areas within the subdivision or sites of Deleted:development
character, extent and location suitable for the development of parks or other public use, provided th Formatted:Indent:Left: 0.13
the reservation or dedication is roughly proportional to the impact of the subdivision on the p First line: 0.57^
system. The open space shall be conveyed in accordance with one of the following methods: Formatted:Indent:Left: 0.65
First line: 0^
Lel___Public_Ownership.Open_space_proposed for dedication to the City must be acceptable_ De :i
it with regard to the size, shape, location, improvement and budgetary and maintenanc
limitations. A determination of City acceptance shall be made in writing by the ParksDeleted:Page
Facilities Division Manager prior to final approval.Dedications of open space may be eligib Dekted: of
Deleted: . .June 29,2005
Pae 4_of-15 May 3,2004.E
for Systems Development Charge credits, usable only for the proposed development_--- Deleted:.
deemed to be not acceptable,the open space shall be in private ownership as described below; Formatted:Indent:Left: 0.13",
First line: 0.57"
J"_--Private Ownership.By conveying_title(including beneficial ownership)to a corporatio Formatted:Indent:Left: 0.65",
------ - - - - -
home association or other legal entity, d Mfing a conservation easement to the Cif .'n First line: 0"
form acce table by the Ci1y. The terms of the conservation easement must include rove iii Deleted:ii.
fo;the fol.1_o_w__in_g;---------------------- ------------------------------------ Deleted:with the City retaining the
development rights to the property.The
The continued use of such land for the intended purposes• terns of such instrument of conveyance
"- must include provisions suitable to the
City Attorney for gua
Continuity ofproperty maintenance; s
+'• Deleted:guaranteeing
When ro riate the availability of funds required for such maintenance; .,;, ��'ranteemg the following:
aPp P - ----------------------------------
Format6ed:Indent:Left: 0.13",
Ad uate insurance rottx tion and ;; First line: 0.57"
! 1_-----..9------------------ p ----------------------------------------------------------
Deleted: l
l Recovery for loss sustained by casualty -'and condemnation or otherwise. Deleted:(I)
'i,---------------------------------------- '
Deleted:(2)
•------- ------------------------------- --------------- 1,;; Formatted:Indent:Left: 0.13",
tt
�-------- ---------------------------------------------------------------------------------------------------------------------------- First line: 0.57"
Deleted:2
• ---------------------------^'1'
;r Formatted:Indent:Left: 0.13",
FWAkne: 0.57"
Deleted:3
Deleted:(3)
;;r;;; Formatted:Indent:Left: 0.13",
tt-- First line: 0.57"
it
tt Deleted:4
Deleted:(4
Formatted:Indent:Left: 0.13",
First line: 0.57"
Deleted:5
Deleted:(5
Deleted:18.350.060 Planned
Development Overlay Zone
Requirements¶
it
It Deleted:A..General submission
requirements. The applicant shall submit
tt an application consisting of the approved
detail development plan and the general
information required for a Type III
;t procedure as governed by Section
18.390.050.
Deleted:¶
B..Approval Criteria.
Deleted:The Planning Commission
shall review a proposed Planned
Development Overlay Zone for .• 4g
Deleted:Page
Deleted: of
Meted: . .June 29,2005
PagQ5oQ5 May 3,20%)"I'
Page 1: [1] Deleted Sean 5/8/2006 8:14 AM
Summary of Major Changes
Reorganization.
The chapter was reorganized to consolidate several sections, and create a logical progression of the
other sections. The committee expressed concern that in PD applications, there was not enough of a
distinction between the concept and detailed plan. Upon closer examination of the existing code text,
staff found that the code itself did not clearly distinguish the two parts of the process. Elements of
approval criteria were dispersed throughout the chapter, and applying the code to projects required a
bit of gymnastic talent. The code has been reorganized in a more progressive fashion, setting forth
the overall purpose, an outline of the process, miscellaneous procedural requirements, followed by
distinct sections addressingfor the three elements of the PD process: the overlay zone, the concept
plan, and the detailed plan.
Revised Purpose Statement.
The committee spent considerable time drafting an updated purpose statement to reflect current
trends in development and community desires. A greater balance between development
opportunities and contributions to the community assets was sought. Environmental considerations
were made more central to the purpose of the PD code.
Mandatory Open Space Requirement.
In addition to requiring a certain percentage of open space, the committee made deliberate
distinctions in the types of open space (minimal use, passive use recreation, and active use
recreation). Changes to the definition chapter were added.
Substantial Changes in the Approval Criteria for Detailed Development Plans.
This section was reworked to create consistency between the purpose statement and the review
criteria, as well as incorporate the recommendations of the committee.
Revised Ordering of the Approval Process
The application of the Planned Development Overlay Zone was physically moved to the end
of the process and simplified to include only an affirmation that the terms and conditions
applied to the detail development plan had been fully satisfied. The Planned Development
Overlay Zone is thereby no longer applied to unimplemented "development concepts".
Page 3: [2] Deleted Sean 5/4/2006 3:21 PM
D. Concurrent conceptual plan, detailed development plan, and overlay zone applications.
On residential or mixed use projects over 5 acres, the detailed plan shall and the overlay zone shall be
filed separately, unless the director waives this requirement. For commercial or industrial development, the
detailed plan and the overlay zone shall be filed separately. If the application involves subdivision of land, the
applicant may also apply for preliminary plat approval and the applications shall be heard concurrently. All
applicants are advised that the purpose of separating these applications is to provide them clear direction in
developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the
detail plan and overlay zone.
Page 3: [3] Formatted Sean 5/10/2006 2:02 PM
Underline
Page 3: [3] Formatted Sean 5/10/2006 2:02 PM
Underline
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Page 3:[4]Deleted Sean 5/10/2006 2:02 PM
Page 3:[4]Deleted Sean 5/8/2006 1:54 PM
and overlay zone
Page 3:[4]Deleted Sean 5/8/2006 1:54 PM
which shall precede approval of the overlay zone)
Page 3:[5]Deleted Sean 5/5/2006 8:30 AM
A. Action on the concept development plan shall be taken by the Planning Commission by means of a Type III-
PC procedure, as governed by Section 18.390.050, using approval criteria in 18.350.050.
Page 3:[5] Deleted Sean 5/10/2006 2:02 PM
B.
Page 3:[6]Deleted Sean 5/3/2006 4:02 PM
If the concept and detailed plan or preliminary plat were not heard concurrently, within 1-1/2 years after the date of
Commission approval of the conceptual development plan,the owner shall prepare and file with the Director a
detailed development plan.
Page 3:[6]Deleted Sean 5/3/2006 3:58 PM
6
Page 3:[6]Deleted Sean 5/10/2006 2:02 PM
060.
Page 3:[7]Deleted Sean 5/3/2006 4:22 PM
The approval of the planned development overlay zone shall expire whenever the detail plan approval lapses or
expires.
Page 3:[8] Deleted Sean 5/3/2006 4:25 PM
only after the detail development plan has been implemented. Final action on the zoning map amendment
Page 3:[8]Deleted Sean 5/3/2006 3:40 PM
shall be taken by the City Council by means of a Type IV procedure as governed by Section 18.390.060 and
approval of the detailed development plan by the Planning Commission shall serve as their recommendation to
the Council.
Page 3:[9]Deleted Sean 5/10/2006 2:02 PM
Page 3:[9]Deleted Sean 5/10/2006 2:02 PM
Commission;
Page 3:[10]Deleted Sean 5/10/2006 2:02 PM
Page 3:[10]Deleted Sean 5/10/2006 2:02 PM
Page 3: [11]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: -0.78", First line: 0"
Page 3:[12]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: -0.78", First line: 0.65"
Page 1:[13]Deleted Sean 5/10/2006 2:02 PM
Page
Page 1:[13]Deleted Sean 5/10/2006 2:02 PM
of
Page 1:[13]Deleted Sean 5/10/2006 2:02 PM
June 29, 2005
Page 7:[14]Deleted Sean 5/3/2006 9:31 AM
3.Contextual Analysis
a.Building typology and hierarchy: An analysis of the particular building type (residential, commercial,
public)relative to the hierarchy of the various building types in the city is useful in deciding the general
design approach of a new building. For example, public buildings may be dominant in placement and
design, while residential buildings are subordinate, it is important to maintain any existing hierarchy that
reinforces visual order in the city. Any predominant architectural solutions and details characteristic of a
building type incorporated in the new building's design can help maintain a recognizable building type.
b.Regional character: An analysis of the city's regional architectural characteristics is appropriate in
developing a design solution that responds to unique regional characteristics. Regional characteristics
may be revealed through unique architectural types, through vernacular building resulting from local
climatic and cultural characteristics, and from historically significant architecture. Historic structures
should be saved by modifying them for the proposed new use or by incorporating parts of the existing
structure{s) into the proposed design.
c.City form: The delineation of city form created by road layout, location of major open spaces, and
architecture-created forms should be analyzed. Elements that delineate city form should be reinforced by
architectural development solutions for a particular place within the city. For example, a building
proposed for a comer site should be designed to reinforce the comer through building form, entrance, and
design details. A building proposed for midblock may be a visually unifying element providing
connection and continuity with adjacent buildings. Sites at the ends of important vistas or adjacent to
major city squares probably should be reserved for important public buildings.
d.Building scale and fenestration: It is important to analyze building scale and fenestration of nearby
structures. Reflecting, although not necessarily reproducing, such detailing in the proposed building can
provide visual unity and continuity in the architectural character of the city. One example is the use and
placement of cornice lines to define the building's lower floors in relation to adjacent buildings. Cornice
lines also can define the building's relationship to pedestrians in terms of scale and use.
e.Building transition: Sometimes it may be appropriate to use arcades and porches to provide transition
between the building's private interior and the public sidewalk. Including them may be especially worthy
if adjacent buildings have these elements
f.Views: Important city views of plazas, squares, monuments, and natural features such as waterfronts and
parks should be considered. It is important to design the proposed structure to enhance and preserve such
views for the public and for inhabitants of nearby buildings, as well as incorporating them as views from
the proposed building.
Page 8:[15]Deleted Sean 5/10/200611:03 AM
1. The change increases the residential densities, increases the lot coverage by buildings or reduces the
amount of parking;
2. The change reduces the amount of open space and landscaping;
3. The change involves a change in use;
4. The change commits land to development which is environmentally sensitive or subject to a potential
hazard;*and
5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping
or other site improvements.
Page 8:[16]Formatted Sean 5/10/2006 2:02 PM
Font: (Default) TimesNewRoman,Bold, 12 pt. Bold
Page 8:[17]Deleted Sean 5/10/2006 2:02 PM
. If the detailed plan is found to be in conformance with the conceptual plan, the following specific review criteria
must additionally be satisfied. The Commission shall make findings that the following criteria are satisfied when
approving or approving with conditions,the detailed plan. The Commission shall make findings that the criteria are
not satisfied when denying an application.
Page 8:[18]Formatted Sean 5/10/2006 2:02 PM
Font: (Default) TimesNewRoman,Bold, 12 pt, Bold
Page 8:[19]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: -0.56", First line: 0", Don't adjust space between Latin and Asian text,
Don't adjust space between Asian text and numbers
Page 8:[20]Deleted Sean 5/10/200611:04 AM
If the detailed plan is found to be in conformance with the conceptual plan, the following specific review criteria
must additionally be satisfied. The Commission shall make findings that the following criteria are satisfied
when approving or approving with conditions, the detailed plan. The Commission shall make findings that the
criteria are not satisfied when denying an application.
Page 10:[21]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13", First line: 0.57"
Page 10:[22]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 1.17", First line: 0"
Page 10: [23]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.92",Numbered+ Level: 1 +Numbering Style: 1, 2, 3, ... + Start at: 2 +
Alignment: Left+Aligned at: 0.78" + Tab after: 1.03" + Indent at: 1.03"
Page 11:[24]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 1.04", First line: 0.13"
Page 11:[25]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13", First line: 0.57"
Page 11:[26]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13", First line: 0"
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Indent: Left: 0.13", First line: 0.57"
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Indent: Left: 0.13", First line: 0.57"
Page 11:[29]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13", First line: 0.57"
Page 11:[30]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0", Hanging: 0.13"
Page 12:[31]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.78", Hanging: 0.13"
Page 12:[32]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.78", Hanging: 0.13"
Page 12:[33]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.78", Hanging: 0.13"
Page 12:[34]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.78", Hanging: 0.13"
Page 12:[35]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13", First line: 0.57"
Page 12:[36]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13",First line: 0"
Page 12:[37]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.65", Hanging: 0.39"
Page 12:[38]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13", First line: 0.57"
Page 12:[39]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.91", Hanging: 0.26"
Page 12:[40]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.91", Hanging: 0.26"
Page 12:[41]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.91",Hanging: 0.26"
Page 12:[42]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.91",Hanging: 0.26"
Page 12:[43]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.91", Hanging: 0.26"
Page 13:[44]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.65",First line: 0.57"
Page 13:[45] Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.65", First line: 0.57"
Page 13:[46] Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.65". First line: 0.57"
Page 13: [47] Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.13", First line: 0"
Page 13:[48]Formatted Sean 5/10/2006 2:02 PM
Indent: Left: 0.65", First line: 0"
Page 15: [49]Deleted Sean 5/4/200610:31 AM
The Planning Commission shall review a proposed Planned Development Overlay Zone for general and specific
conformity to the approved detail development plan. The application and request for the Planned Development
Overlay Zone may be processed concurrently with the detail plan approval.
r
".ommittee Name ✓. cm
Z-
Y
VOLUNTEER SIGN-IN SHEET
Date Volunteer Name HOURS Comments
.a d m\s u s a n k\s m a rttr.d o c