20.260.070 Concept Development Plan Submission Requirements.
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A. Existing conditions. An application for a planned development shall contain the following information related to existing conditions on the site, presented in narrative, tabular and/or graphic formats:
1. Vicinity map that identifies surrounding uses within 400 feet of the site boundary.
2. Zoning map that identifies base and overlay zoning designations for the site and surrounding properties uses within 400 feet of the site boundary.
3. Site description including the following information provided in narrative, tabular and/or graphic formats:
a. Topography and natural resources including 100-year flood plain; natural drainage patterns and courses; wetlands, rivers, springs, seeps, closed depression areas, and other water bodies; aquifer and wellhead protection areas; professional survey of existing vegetation and significant stands of trees and individual trees with a caliper greater than 6”; significant fish and wildlife habitat, and professional soils report including hydraulic conductivity, groundwater depths and geological hazards such as steep slopes greater than 15%, unstable, impermeable or weak soils. Exhibit must include a site plan with no greater than five- (5) foot contours for slopes of 0– 10% and no greater than two-(2) feet for slopes greater than 10%.
b. Open space inventory including all natural and landscaped areas.
c. Inventory of cultural, historic and/or archaeological resources on the site, if any.
d. Existing buildings, if any, including use, location, size and date of construction.
e. Existing on-site pedestrian, bicycle and vehicular circulation system, if any.
f. Inventory of existing vehicular and bicycle parking spaces and location of surface and structured parking facilities, if any.
g. 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.
h. Location of all public and private easements.
i. A description of the type, design and characteristics of surrounding properties.
4. Detailed description of the transportation system within and adjacent to the site including:
a. Street classification of all internal and adjacent streets.
b. Transit service availability.
c. Baseline traffic impact study prepared by a licensed engineer to include information as required by the City’s Traffic Engineer.
5. Analysis of existing infrastructure capacity on and in the vicinity of the site.
6. SEPA checklist.
7. Applicable review fees.
B. 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.
C. Proposed development plan.
1. Description of all proposed development within the planned development, presented in narrative, tabular and graphic formats:
a. Underlying zoning district boundaries. If these are shifted around the site as permitted by Section 20.260.020, the existing and proposed configuration of zoning districts shall be illustrated.
b. Description of the mix of uses, including number of units and/or total gross square feet devoted to each, and approximate location on the site.
c. All other 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.
d. 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.
2. Phasing plan for implementation of the proposed development.
3. Summary of development intensity at full build-out including average floor area ratio and lot coverage.
4. Summary of transportation facilities including:
a. 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 Title 11. The specific content of the traffic impact study shall be determined by the City’ s Traffic Engineer.
b. 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.
c. Concurrent or proposed street vacations, with a description of potential parking and traffic/pedestrian impacts, if any, and appropriated measures to mitigate these impacts.
5. Plan for protecting designated environmental, historic/cultural and open space resources.
6. Design standards that will govern the orientation and design of buildings and other improvements include but are not limited to the following. Applicants for planned developments shall be encouraged to use building techniques and materials that result in projects that architecturally attractive, durable and energy-efficient.
a. Architecture, including design standards and building materials board(s), for buildings, fences, walls and other structures.
b. Landscaping, including design standards and standard plant list. Native plant materials are preferred.
c. Pedestrian circulation, including development standards, amenities and materials.
d. Bicycle parking facilities, including specifications.
e. Signs.
f. Lighting. (Ord. M-4179 § 69, 10/17/2016; Ord. M-3643, 01/26/2004)