Spokane Municipal Code

Title 17G Administration and Procedures

Chapter 17G.070 Planned Unit Developments

Section 17G.070.200 Application Process

1. Predevelopment Meeting.

A predevelopment meeting is recommended for planned unit development proposals. The purpose of a predevelopment meeting is to acquaint the applicant with the applicable provisions of this chapter, minimum submission requirements and other plans or regulations, which may affect the proposal.

2. Community Meeting and Public Notice.

Prior to submittal of the application, the applicant shall conduct a community meeting. The applicant shall hold the community meeting no more than one hundred twenty days prior to the submission of the application. All public notice and format of the meeting shall be given in accordance with the procedures set forth in chapter 17G.061 SMC for a Type III application.

3. Application Requirements for Preliminary Planned Unit Development.

An application for a concept plan for a planned unit development shall contain the information required under SMC 17G.061.110(C) and (D)(5). In addition, the application materials shall contain information related to existing conditions on the site, presented in narrative, tabular and/or graphic formats.

1. 1. Vicinity map that identifies the type, design and characteristics surrounding uses within four hundred feet of the site boundary, including zoning designations.

1. 2. Site description includes the following information provided in narrative, tabular and/or graphic formats:

1. 1. 1. Topography and natural resources including one hundred year flood plain; drainage patterns and courses; wetlands, rivers, springs and other water bodies; significant stands of trees or individual trees with a caliper greater than six inches; designated fish and wildlife habitat, and natural hazards such as steep slopes greater than sixteen percent, and unstable, impermeable or weak soils. Exhibits must include a site plan with no greater than five foot contours.

1. 1. 2. Open space inventory including all natural and landscaped areas.

1. 1. 3. Inventory of cultural, historic and/or archaeological resources on the site, if any.

1. 1. 4. Existing buildings, if any, including use, location, size and date of construction.

1. 1. 5. Existing on-site pedestrian, bicycle and vehicular circulation system, if any.

1. 1. 6. Inventory of existing vehicular and bicycle parking spaces and location of surface and structured parking facilities, if any.

1. 1. 7. Location and size of all public and private utilities on the site including water, sanitary sewer, storm water retention/treatment facilities, and electrical, telephone and data transmission lines.

1. 1. 8. Location of all public and private easements.

1. 3. Detailed description of the transportation system within and adjacent to the site including:

1. 1. 1. street classification of all internal and adjacent streets;

1. 1. 2. transit service availability;

1. 1. 3. baseline traffic impact study prepared by a licensed engineer to include information as required by the city’s traffic engineer.

1. 4. Analysis of existing infrastructure capacity on and in the vicinity of the site.

1. 5. Planning History.

Summary of all previous known land use cases affecting the applicant’s property and a list of all outstanding conditions of approval that either have not been addressed in the past and/or that remain in force at the time of the application.

1. 6. Proposed Development Plan.

Description of all proposed development within the planned unit development, presented in narrative, tabular and graphic formats.

1. 1. 1. Descriptions of the mix of uses, including number of units and/or total gross square feet devoted to each, and approximate building envelopes.

1. 1. 2. Conceptual description of site improvements including the approximate size and location of walls, barriers and fences; surface and structured parking facilities; bicycle parking facilities; on-site pedestrian, transit and vehicular circulation; transit stops and pedestrian/transit amenities; and open space and landscaped areas.

1. 1. 3. The conceptual location of new and/or expanded existing public and private infrastructure including water, sanitary sewer, stormwater management facilities; and electrical, telephone and data transmission lines. This includes wireless telecommunications facilities.

1. 7. Summary of transportation facilities including:

1. 1. 1. Traffic impact study prepared by a licensed engineer that describes traffic impacts associated with each phase of development and at full build-out of the project, and a plan for accommodating this traffic in compliance with chapter 17D.010 SMC, Concurrency Certification. The city’s traffic engineer shall determine the specific content of the traffic impact study.

1. 1. 2. Parking impact study describing the parking demand associated with each phase of the development and at full build-out of the project, and a mitigation plan for accommodating parking demand on the site.

1. 1. 3. Concurrent or proposed street vacations, with a description of potential parking and traffic/pedestrian impacts, if any, and appropriated measures to mitigate these impacts.

1. 1. 4. A circulation plan showing existing and proposed pedestrian and vehicular patterns.

1. 8. Plan for protecting designated environmental, historic/cultural and open space resources.

1. 9. Design standards that will govern the orientation and design of buildings and other improvements include but are not limited to the following:

1. 1. 1. A statement of the projects overall design concept and intent.

1. 1. 2. Schematic building floor plans, when germane to achieving a design objective.

1. 1. 3. Conceptual building elevations, architectural detail including fencing, signs and other structures.

1. 1. 4. Cross-sections of the site showing spatial relationships between all major elements (buildings, landscaping, light standards, etc.).

1. 1. 5. A conceptual landscape plan sufficient in detail necessary to convey the concept plan (landscape areas, hardscape, lighting and streetscape elements).

1. 1. 6. Lighting and signage plan for the entire site, which indicates locations, illumination, design and spatial relationship to other site amenities including buildings; and

1. 1. 7. Graphic depiction of each type of sign.

4. Review of the Preliminary Planned Unit Development.

1. 1. The application shall be reviewed in accordance with the procedures set forth in chapter 17G.061 SMC for a Type III application.

1. 2. Adjustments.

Adjustments to numerical development standards in the underlying zoning district shall meet the criteria contained in SMC 17G.061.310(C), SMC 17G.061.310(D)(4) and SMC 17G.070.200(F)(2)(a-c) in lieu of requirements for variances contained in SMC 17G.061.310(E)(1). The exception to this is a request to exceed the maximum height permitted in the underlying zone, which will require a concurrent rezone per chapter 17G.061.SMC, for a Type III project permit application.

1. 3. Concurrent Reviews.

An applicant may file two or more related requests concurrently. These concurrent reviews will be reviewed by the procedure type of the highest level, that is, if one review is subject to a Type III process and the other a Type II process, both will be subject to a Type III review process.

1. 4. Conditions of Approval.

The review authority shall impose any conditions of approval necessary to mitigate potentially adverse impacts on surrounding properties to the greatest extent practicable.

1. 5. The decision on the PUD by the hearing examiner shall be forwarded to the city council. The approval of the PUD by the city council shall be by an ordinance that adopts the planned unit development, any conditions and amends the official zoning map to reflect the location of the planned unit development with a ‘PUD’ symbol on the map.

1. 6. Modification of an Approved Concept Plan.

There are three ways in which a concept plan may be modified:

1. 1. 1. Minor Modification.

The director shall be the review authority on modifications to an approved concept plan, if the modification complies with the following requirements:

1. 1. 1. 1. Modification of the location of an approved building, providing the modification complies with the applicable base zone development and design standards, as modified in the concept plan approval, and all relevant conditions of approval.

1. 1. 1. 2. Removal of building approved in the concept plan approval.

1. 1. 1. 3. A new building of any size in any location that replaces a building approved but not constructed, provided there is no net increase in total building square footage and there is compliance with the applicable base zone design and development standards, as modified in the concept plan approval, and all relevant conditions of approval.

1. 1. 1. 4. Change in residential density by five percent or less, provided the project still complies with the minimum and maximum residential density required in the underlying zone, unless a density bonus has been granted, subject to SMC 17G.070.030(B)(5), in which case the modified density shall not exceed the total bonus density.

1. 1. 1. 5. Relocation of open space of up to twenty-five percent of required total as long as the total amount is not reduced.

1. 1. 1. 6. Reduction or increase of parking by five percent or less.

1. 1. 2. Moderate Modification.

The following shall be reviewed by means of a Type II project permit application, using procedures contained in chapter 17G.061 SMC:

1. 1. 1. 1. New buildings or building addition up to five thousand gsf not contained in the concept plan approval, provided the modification complies with the applicable base zone use, design and development standards, as modified in the concept plan approval.

1. 1. 1. 2. Change in residential density by more than five percent but less than ten percent, provided the project still complies with the minimum and maximum residential density required in the underlying zone, unless a density bonus has been granted, subject to SMC 17G.070.030(B)(5), in which case the modified density shall not exceed the total bonus density.

1. 1. 1. 3. Reduction or increase of parking by at least five percent but no more than ten percent.

1. 1. 3. Major Modification.

The following shall be reviewed by means of a Type III project permit application review using procedures contained in chapter 17G.061 SMC:

1. 1. 1. 1. New building or building additions greater than five thousand gsf, not anticipated and not contained in the concept plan approval.

1. 1. 1. 2. Change in residential density by more than ten percent, provided the project still complies with the minimum and maximum residential density required in the underlying zone, unless a density bonus has been granted, subject to SMC 17G.070.030(B)(5), in which case the modified density shall not exceed the total bonus density.

1. 1. 1. 3. Reduction or increase of parking by more than ten percent.

1. 1. 1. 4. Decrease in the amount of open space approved in the concept plan.

1. 1. 1. 5. New uses not included in the concept plan approval.

5. Preliminary Planned Unit Development Approval Criteria.

To receive approval for a planned unit development concept plan, the applicant shall demonstrate compliance with all of the decision criteria of SMC 17G.061.310(C) and (D)(4).

6. Phasing.

A planned unit development may be developed in phases. A master-phasing plan should be submitted with the concept plan for approval by the hearing examiner; however, a preliminary planned unit development that has received approval may be subsequently modified to be developed in phases, subject to approval of the director. The master phasing plan for a planned unit development may be approved by the hearing examiner or the director provided:

1. 1. in no case shall the total time period for construction of all phases exceed five years, except as provided in SMC 17G.070.210(B), as measured from the date of approval of the original concept development plan until the date that building permit(s) for the initial phase is(are) obtained;

1. 2. the phasing plan includes all land identified within the boundary of the planned unit development;

1. 3. the sequence of the phased development is identified on the plan;

1. 4. each phase has reasonable public or private infrastructure to support the uses contained in that phase;

1. 5. each phase constitutes an independent planning unit with facilities, adequate circulation, and any requirements established for the entire planned unit development; and

1. 6. the director of engineering services approves the necessary documents so that all road improvement requirements are assured for that phase.

7. Final Planned Unit Development Review Process.

1. 1. Development Plan Review Submission Requirements.

At the time of construction of a project or phase of development that was approved as part of the concept development plan, the applicant shall submit the following documentation demonstrating that the proposed project or phase is in substantial compliance with that contained in the original approval by means of a site plan review. An application submitted for a detailed development shall include the following:

1. 1. 1. Detailed site plan.

1. 1. 2. Elevations of all buildings.

1. 1. 3. Landscape plan.

1. 1. 4. Erosion control plan.

1. 1. 5. Stormwater management plan.

1. 1. 6. Narrative documenting the following:

1. 1. 1. 1. Compliance with all development and design standards in the base zone, as modified in the initial concept plan approval.

1. 1. 1. 2. Compliance with all relevant conditions of approval.

1. 1. 1. 3. Consistency with traffic, parking and infrastructure plans contained in the initial concept plan approval.

1. 2. Final Approval Process.

1. 1. 1. The detailed site plan, and phases thereof, shall be reviewed by the director, for conformance of the detailed site plan with the approval criteria of SMC 17G.061.310 and the conditions of the hearing examiner. When a planned unit development is combined with a subdivision, the requirements of chapter 17G.080 SMC, Subdivisions, for a final plat, short plat or binding site plan shall be met.

1. 1. 2. The detailed site plan, and phases thereof, shall be recorded with the Spokane County auditor’s office.

1. 1. 3. Modification of a Detailed Development Plan.

1. 1. 1. 1. Minor modification of a detailed development plan, as defined in SMC 17G.070.200(D)(6)(a) shall be processed as an administrative review.

1. 1. 1. 2. Moderate modification of a detailed development plan, as defined in SMC 17G.070.200(D)(6)(b) shall be processed as a Type II review, per chapter 17G.061 SMC.

1. 1. 1. 3. Major modification of a detailed development plan, as defined in SMC 17G.070.200(D)(6)(c) shall trigger the need for a review of a new concept plan as a Type III project permit application, per chapter 17G.061 SMC.

8. Filing.

Once the final detailed development plan of the planned unit development has been reviewed, approved and signed by the applicable departments and owners, the applicant shall file the final development plan with the county auditor within ten days of approval. No permits shall be issued for the planned unit development until conformed copies have been submitted to the planning and economic development services department.

Date Passed: Monday, September 24, 2012

Effective Date: Friday, November 2, 2012

ORD C34914 Section 12