14.08.050 PDD Planned development district.

Type A PDDs may be established in any zoning district, subject to the requirements of this section and review and approval by the planning commission. Rezoning is not required to establish a type A PDD. Planning commission approval shall be final for type A PDDs.

b. Type B. A type “B” PDD is one which may include any use or combination of uses and intensity levels irrespective of prevailing zoning district requirements where it is to be located.

Type B PDDs shall be established on the official zoning map by the same procedure as for amendments generally (Chapter 14.36) and in accord with the requirements of this section.

2. Additionally, each PDD shall be identified by a prefix and number indicating the particular district, as for example “PDD-99-1” (Zone-Year-Number), together with whatever other identification appears appropriate.

1. Type A PDDs. Permitted uses in type A PDDs shall include only those listed in Table 1 for the district in which the PDD is to be established. No use shall be permitted in a type A PDD that is not clearly permitted in the district in which it is to be established.

2. Type B PDDs. Any use or combination of uses meeting the objectives of this section may be established in a type B PDD upon review and approved amendatory action by the planning commission and county council. Once approved, the proposed use(s) and no others shall be permitted. Said uses shall be identified and listed on the basis of classification, i.e. retail, office, wholesale, residential, multi-family residential, single-family detached housing, manufactured housing, etc. The list of approved uses shall be binding on the applicant and any successor in title, so long as the PDD zoning applies to the land, unless otherwise amended by ordinance.

2. Density. Residential density, setbacks, impervious surface ratios, floor area ratios, and building heights shall be determined by the scale of the project in relation to its surroundings and its impact on existing and proposed support facilities, i.e. transportation, water, and sewerage systems, recreation facilities, fire and police protection, etc.

3. Overall Site Design. Overall site design shall be harmonious in terms of landscaping, enclosures of principal and accessory uses, size of structures, street patterns, and use relationships. Variety in building types, heights, facades, setbacks, and size of open spaces shall be encouraged.

4. Parking and Loading. Off-street parking and loading spaces for each PDD shall comply with the requirements of Section 14.08.030, as applicable for the uses proposed for the PDD, and the requirements of Chapter 14.24.

5. Buffer Areas. Buffer areas shall be required for peripheral uses only, and shall be provided in accord with the minimum requirements for adjacent uses prescribed by Section 14.16.010. Buffer areas not required for internal use.

6. Streets and Street Improvements. Private streets may be permitted in a PDD provided such streets meet the design and construction standards promulgated for public streets; further provided that an acceptable maintenance plan is submitted to and approved as part of the PDD plan.

7. Landscaping and Common Open Space. Landscaping and open space requirements for each PDD shall comply with the provisions of Sections 14.16.030 and 14.16.040 of this title.

D. Site Plan Requirements. A site plan showing the proposed development shall be prerequisite to the approval of a PDD. The site plan shall adhere to the requirements of this section and shall show the information called for in Section 14.36.070.

1. Where public improvements and/or “common” amenities or infrastructure are proposed, such improvements shall be installed in accord with a development schedule to be approved as part of the PDD plan.

2. Where proposed or required improvements have not been completed by the applicant/developer prior to the scheduled target date and certified by the director of planning and facilities, the applicant/developer may provide financial guarantees acceptable to the county, to ensure the proper installation of such required improvements. The nature and duration of the guarantees shall be structured to achieve this goal without adding unnecessary costs to the developer.

F. Action by Planning Commission and Council. Action by the planning commission and council may be to approve the plan and application to establish a PDD, to include specific modifications to the plan, or to deny the application to rezone or establish a PDD. If the plan and/or rezoning are approved, the applicant shall be allowed to proceed in accord with the approved PDD plan as supplemented or modified in a particular case, and shall conform to any time or priority limitations established for initiating and/or completing the development in whole, or in specified stages. If the application is denied, the applicant shall be so notified.

G. Administrative Action. After a PDD plan has been approved, building and sign permits shall be issued in accord with the approved plan as a whole or in stages, or portions thereof, as approved. Said permits shall be issued in the same manner as for building and sign permits generally.

2. Minor changes in approved type A or type B PDD site plans may be approved by the director of planning and facilities on application by the applicant, upon making a finding that such changes are:

3. Major changes to an approved type A or type B PDD shall require consent of the county planning commission. In reaching a decision as to whether the change will require planning commission approval, the planning and facilities director shall use the following criteria:

a. Any increase in intensity or use resulting in added floor area, an increase in the number of dwelling or lodging units, or an increase in the amount of outside land area devoted to sales, displays, or demonstrations;

4. Any change in use or density of a type B PDD shall constitute a change requiring the reestablishment of the PDD through the amendatory process (Chapter 14.36). (Ord. 03-O-02 (part), 2003; Ord. 99-O-25 § 2.5, 1999)