§ 84.18.030  Development Standards.
   (a)   Size.  A minimum site of five acres shall be required for a residential, commercial, industrial, and/or mixed-use development.
   (b)   Density.  Unless modified by the Board as described in § 84.18.020(c), the total density of a planned development shall be determined by the land use zoning district applicable to the subject property. Increased densities may be granted by the review authority through the bonus density or transfer of density authorized by the General Plan and implemented by this Development Code under the Housing Incentives Plan in Chapter 83.03 (Affordable Housing Incentives - Density Bonus), or a Specific Plan.  However, density increases shall not be granted for that portion of a planned development for which only a Preliminary Development Plan has been approved.  Parcel sizes smaller than those required by the land use zoning district may be approved for a Planned Development provided the overall parcel density is not exceeded, except as otherwise allowed by this Development Code and/or the General Plan. The maximum unit allowable dwelling densities shall be as follows:
 
Maximum Unit Allowable Dwelling Density*
Average Slope
4.0 Dwelling Units/Acre
0 percent - less than 15 percent
2.0 Dwelling Units/Acre
15 percent - less than 30 percent
1.0 Dwelling Units/3 Acres
30 percent - less than 40 percent
1.0 Dwelling Units/10 Acres
40 percent or greater
*The density shall not be more than the maximum allowed by the land use zoning district.
 
      (1)   Transfer of Density.  A 100 percent transfer of the density indicated on the General Plan official land use zoning district shall be allowed within a planned development project, provided all other performance criteria are met. The maximum allowable density transfers shall be determined by the table above. This transfer of density may include a transfer of density from adjacent property for which development restrictions in favor of the planned development project have been obtained.
         (A)   To be eligible for density transfer, adjacent private lands shall meet the following criteria:
            (I)   Private lands from which the density is being transferred shall be free of hazards or other physical constraints that prohibit the construction of residential dwellings.
            (II)   Private lands from which the density is being transferred shall be shown on the General Plan as developable for residential dwellings.
         (B)   Open space within the project that has been created as a result of a density transfer shall be common open space.  However, in those circumstances when it is infeasible or impracticable for a private organization to adequately maintain and preserve the land as open space, the land may be dedicated to the public for open space purposes.
         (C)   Transferable density on slopes within a Fire Safety Overlay shall be determined by the formulas in § 82.13.050 (General Development Standards).
      (2)   Bonus Density.
         (A)   An additional bonus in dwelling-unit density, up to 10 percent above that indicated in the General Plan Land Use Zoning District for the area, may be granted by the review authority provided one of the following criteria is met:
            (I)   A publicly valuable resource is provided, preserved, or enhanced that would otherwise require the expenditure of public monies.
            (II)   A public or quasi-public feature is provided above and beyond the normal expectations.
            (III)   An amenity, convenience, or excellence in design is provided above and beyond normal expectations.
         (B)   The granting of density bonuses shall further the purpose and intent of the planned development provisions of this Development Code and the General Plan.
   (c)   Accessory Uses in Planned Residential Developments (PRD’s).
      (1)   Accessory uses allowed in the RS (Single-Family Residential) land use zoning district shall be allowed in a planned residential development, provided that the accessory uses are compatible with the approved PRD development plan.
      (2)   When the underlying land use zoning district allows the keeping of horses, and where the density of a planned residential development project does not exceed four dwelling units per acre, horses shall be allowed in a PRD project as follows:
         (A)   On parcels 20,000 square feet or greater subject to the regulations of the RS (Single-Family Residential) land use zoning district.
         (B)   Where parcels are less than 20,000 square feet, horses shall be allowed subject to the following conditions:
            (I)   Horses shall be clustered onto common parcels.
            (II)   The maximum density of horses shall not exceed four horses per gross acre of common parcel area.
            (III)   Standards and regulations of the Environmental Health Services Division shall apply.
            (IV)   Maintenance and management of the clustered facilities shall be provided by the property owners’ association.
   (d)   Phased Development.  In a phased development, safeguards shall be required in the form of easements or bonds or other commitments for open space requirements that will protect the integrity of the total project.
   (e)   Subdivision.  When a tentative subdivision map is filed with a planned development project, before recordation of the final subdivision map, the following items shall be filed with the appropriate agency:
      (1)   Documentation of easements, covenants, deeds, and Property Owner Association by-laws, restrictions, and articles of incorporation.
      (2)   Sureties and performance bonds covering open space areas, dedicated public improvements, and other items as determined by the review authority.  The amount of the performance bonds shall be reviewed annually by the appropriate agency.
(Ord. 4011, passed - -2007; Am. Ord. 4043, passed - -2008; Am. Ord. 4205, passed - -2013; Am. Ord. 4334, passed - -2017)