17.107.040 Development Standards.
In considering a proposed PRD project the City Council may, if allowed in this section, approve a change from regular development regulations. Standards for the development of PRDs are as follows:
(1) PRD Size. The minimum size of a PRD shall be one (1) acre or five (5) lots, whichever is greater.
(2) Residential Density. The number of dwelling units allowed in a PRD shall be determined as follows:
(a) Basic Density. The number of dwelling units shall be calculated by dividing the net developable area by the minimum lot area per dwelling unit required by the zone in which the site is located. Net developable area is determined by subtracting the area set aside for public streets and nonresidential uses such as schools, churches or service or trade uses from the total development area.
(b) PRD Bonus Density. An increase in residential density above the level established in 17.107.040(2)(a) shall be allowed at a rate of a one (1) percent increase in density for each density bonus point if a PRD incorporates the following features:
(i) Energy Conservation. Up to a maximum of five (5) density bonus points shall be awarded to any PRD incorporating any combination of the following energy conservation features:
aa. Five (5) density bonus points shall be awarded if seventy (70) percent or more of all proposed structures intended for human occupancy have a calculated heating/ cooling energy consumption less than that required by the Washington State Energy Code standards;
bb. Two and one-half (2-1/2) density bonus points shall be awarded if legally guaranteed solar access is provided to the south-facing surfaces of fifty (50) percent or more of all proposed structures that are intended for human occupancy;
cc. Two and one-half (2-1/2) density bonus points shall be awarded if fifty (50) percent or more of all proposed structures intended for human occupancy derive fifty (50) percent or more of their space heating/cooling, water heating, or electrical power needs from active, passive, or photovoltaic solar systems; or
dd. Two and one-half (2-1/2) density bonus points shall be awarded if natural topography, grading, and planting are effectively used to decrease the energy consumption of structures in the PRD and to enhance the seasonal use of private or common open spaces.
(ii) Open Space. Up to a maximum of five (5) density bonus points shall be awarded to any PRD that provides more than the required open space. The amount of the bonus will be determined by the amount of additional open space reserved, with a one (1) percent bonus being awarded for each additional one (1) percent open space reserved.
(iii) Active Recreational Facilities. Up to a maximum of five (5) density bonus points shall be awarded to any PRD that provides for common, active recreational facilities such as a swimming pool, tennis court, or playground. These facilities shall be sized and designed to meet the needs of the PRD residents and their guests. The density bonus points awarded may range from one-half (1/2) point to five (5) points depending on the cost, quality, and quantity of the facility(ies).
(iv) Design Feature. Up to a maximum of five (5) density bonus points shall be awarded to any PRD incorporating two (2) or more of the following design elements:
aa. on-site stormwater management using natural drainage channels and landscaped drainage retention facilities;
bb. the preservation of significant natural vegetation or natural landmarks;
cc. the preservation of significant historic sites or structures;
dd. the preservation of significant view corridors, both on-site and especially for neighboring uses;
ee. the provision of public access to significant natural landmarks, rivers, trails, scenic sites, or viewpoints; or
ff. the provision of off-street pedestrian and bicycle circulation systems. Streets may be used as a part of a system for short distances where there is limited traffic.
(c) Maximum Residential Density Bonuses. If all of the provisions of 17.107.040(2)(b) are satisfied, a twenty (20) percent increase in residential density will be allowed. This maximum twenty (20) percent increase in density would result in the following lot area per dwelling unit ratios:
Zone District | Square Feet per Dwelling Unit |
|---|---|
R1 | 5,000 |
RT | 3,750 |
R2 | 2,500 |
R3 | 1,250 |
R4 | 833 |
(3) Building Coverage. Coverage of the site by buildings and other structures shall not exceed the largest percentage permitted in any zone in which the project is located. The maximum building coverage in a PRD shall be the same as for the underlying zone district.
(4) Building Height. The maximum height of any building shall not exceed the height permitted in the zone district in which the PRD is located. If the proposal is to be located in zones with different height requirements, buildings located in each zone shall conform to the zone within which the building is located. If a building will be built in two (2) or more zone districts, the most restrictive height requirements shall apply.
(5) Minimum Required Yards.
(a) Exterior Boundary. The minimum distance between a building and the exterior boundary line of a PRD shall not be less than ten (10) feet except for a front yard which must be not less than fifteen (15) feet.
(b) Between Buildings. Buildings may have common walls except in the R1 zone district, and therefore may be built on an interior property line. Whenever buildings are separated, a minimum distance of ten (10) feet shall be maintained between them.
(6) Common Open Space. A minimum of fifteen (15) percent of the net developable area as defined in 17.107.040(2)(a) shall be dedicated or reserved as usable common open space land. Common open space may be designed to provide either active or passive recreation. Driveways, parking lots, and minimum required yard areas are not open space.
(7) Private Open Space. Two hundred (200) square feet of usable private open space having a minimum depth of ten (10) feet shall be provided for each ground level dwelling unit in a PRD. Such private open space is to serve as a buffer between dwelling units and common open space.
(8) Off-street Parking. The total required off-street parking facilities shall not be less than the sum of the required parking facilities for the various uses computed separately in accordance with the provisions as set forth in the Use Chart, Section 17.70.030.
(9) Maintenance of Common Open Space and other PRD Facilities. Maintenance of common open space and other PRD facilities, including streets unless dedicated to the city, shall be the responsibility of a homeowners’ association created as a nonprofit corporation. All owners of property in the PRD shall be members of the association. Provisions shall be made for the assessment, collection, and enforcement of collection of money to be used for the maintenance of common open space and other PRD facilities.
(10) Perimeter Transition. All projects shall give special treatment to perimeter transition so as to minimize negative impacts on adjacent areas through buffering, screening, and landscaping.
(11) Infrastructure. All streets; sidewalks, if built; utility mains; and attendant facilities for the PRD shall be constructed in accordance with the city of Pullman Design Standards unless alternate improvements are approved by the City Council.