18.20.240 PR (Planned Redevelopment)
Purpose: The “PR” (Planned Redevelopment) District provides for the reuse and redevelopment of existing development in a way that is consistent with the Comprehensive Plan and current market trends. This district is a planned zoning district that creates incentives to redevelop sites that have obsolete design or site layouts, taking advantage of existing infrastructure and encouraging economic development, new housing or shopping opportunities, and contemporary approaches to development. The PR district accomplishes this by:
•Reducing or eliminating the inflexibility that results from strict application of zoning standards that pose a barrier to redevelopment;
•Ensuring that new development on existing sites is compatible with neighboring development; and
•Allowing deviations from certain infrastructure or zoning standards that are appropriate for new development, but that are potentially excessive or unnecessary on sites that have existing infrastructure.
The “PR” District implements the following Comprehensive Plan policies:
•LUCC-6.1: Targeted Development…. Encourage targeted redevelopment.
•LUCC-7.1: High Quality Design. Encourage economically reasonable efforts toward high quality architecture, urban design and site design. Use design guidelines as a tool for new development and redevelopment. Consider the desired context and character of existing neighborhoods and commercial centers.
•LUCC-7.2: Sustainable Design and Materials. Promote the use of sustainable design and materials in new development, redevelopment, and maintenance of property throughout the City.
•LUCC-7.4: Alternative Zoning Techniques. Consider alternative zoning techniques within … redeveloping areas to elevate the quality of urban design, and encourage higher densities. This may include codes that emphasize the form and mass of buildings in relation to one another, and the scale and types of streets and blocks, and de-emphasize regulation of land use.
•HN-1.3: Reduce Impacts from Redevelopment. Design infill and redevelopment to avoid negative impacts and ensure compatibility and appropriate transitions between land uses.
•Principle HN-2: Support housing … redevelopment that includes a variety of housing types and opportunities to enable a wide range of economic levels, age groups, and lifestyles to live within a community.
•ESR-2.1, 2.4 and 2.5: Encourage the use of energy-efficient lighting, appliances, and other device, alternative energy, and recyclable building materials / building materials with recycled content in redevelopment.
•M-2.3: Regional Transportation Impacts Assessed. Land use … redevelopment decisions should consider the effects of off-site regional traffic impacts and those land use assumptions of adjoining jurisdictions.
•CF-1.3: Adequate Public Facilities. When permitting additional … redevelopment, the City will consider whether public facilities and services are adequate to reasonably maintain current levels of service or service standards given the impacts of such additional development, or whether committed funding sources for such adequate facilities are sufficient to ensure their provision in a timely fashion.
A. Permitted Uses
Uses permitted by right:
•Any use permitted in a conventional zoning district
B. Regulations for “PR” District
1. Development and performance standards for the PD zoning district shall be established in a development agreement approved at the time of zoning.
2. The following otherwise applicable zoning standards and regulations shall be established as part of rezoning application and preliminary development plans:
a. Permitted and prohibited uses,
b. Density,
c. Floor area or floor area ratios,
d. lot size,
e. setbacks,
f. building height,
g. open or civic space,
i. signs,
j. screening, landscaping or buffering,
k. building design,
l. site design,
m. tree preservation,
n. sustainability,
o. project phasing, and
p. compatibility standards.
3. The submittal by the developer and the approval by the City of development plans is a firm commitment by the developer that development will comply with the approved plans.
4. The City Council may grant waivers from development requirements as provided for in Section 18.40.240 if it determines that other amenities or conditions will be gained to the extent that an equal or higher quality development is produced.
5. Rule exceptions or waivers to the standards set forth in Chapter 18.30 may be granted at the time of such final development plan approval under the same conditions applicable to plat approvals.
C. Adequate Public Facilities
Pursuant to the Comprehensive Plan, the approval of a “PR” district is subject to the adequate public facilities (APF) standards (see Section 18.30.040). However, the APF standards may be applied as follows:
1. The application is deemed to comply with the requirements for road networks if the proposed development:
a. does not create a net increase in the floor area of the project, and
b. does not change the use category within the project (see Use Matrix), subject to subsection 2 below.
2. For purposes of subsection 1 above, the addition of the first 30% of the existing floor area for multi-family dwelling units is deemed not to create additional off-site traffic if:
a. The additional units are located above the first floor in a vertical mixed-use building, or
b. are linked to commercial or employment uses on the site by a continuous network of sidewalks or pedestrian pathways.
3. The application is deemed to comply with the requirements for stormwater management systems if the proposed development:
a. does not create a net increase in impervious surface, and
b. does not change the direction of stormwater flows offsite; and
c. does not reduce the capacity of any existing stormwater management faculties on the site.
