Chapter 18.86   RESIDENTIAL CLUSTER DEVELOPMENT (RCD)


18.86.010.   Intent.

The intent of the residential cluster development (RCD) provisions is to accommodate the density of the underlying zoning district while allowing residential development to utilize less land area. The RCD standards are intended to allow for innovative design, and promote the city's vision of a "Rural by Design" development pattern.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 1010, § 1, 9-5-2013)

18.86.020   Applicability.

A.

All residential zoning districts are eligible to apply for approval of residential cluster development.

B.

Cluster development may be applied to both multi-family and attached/detached single-family residential developments of three or more dwelling units.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 1010, § 1, 9-5-2013)

18.86.030   Procedures and criteria.

A.

Review Procedures. RCD applications are processed as a Type 3 Hearing Examiner decision pursuant to the provisions set forth in Chapter 18.08. Proposals for clustering shall be subject to and consolidated with the provisions for preliminary plat approval, if individual lot ownership is proposed.

B.

Criteria for Approval. The hearing examiner may approve a RCD only if it is found that:

1.

The location, design, and uses are consistent with the goals and policies of the comprehensive plan, the city's development codes and other city plans and ordinances;

2.

The residential development integrates with its surroundings and is designed to harmonize with existing or proposed development in the neighborhood, including the project's response to BDMC 18.86.040(F);

3.

The traffic generated by the development can be accommodated safely and within adopted level of service for affected streets;

4.

All development will be served by existing or planned facilities and services; and

5.

The development makes provision for the preservation of the natural environment and/or identified open space or trails per the comprehensive plan.

C.

Scope of Approval. Through a RCD, modifications to the setbacks, height, lot area, building coverage and development coverage standards of the underlying zone district may be granted.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 948, § 57, 10-7-2010; Ord. No. 1010, § 1, 9-5-2013)

18.86.040   Development standards.

A.

The following standards are applicable to an RCD application:

1.

Density. The maximum density of the underlying zone shall apply. Maximum density is determined by multiplying the allowable maximum density of the underlying zone district by the gross acreage of the site, less any area containing sensitive areas and buffers required pursuant to BDMC 19.10.

2.

Minimum Site Area Required. Three times the minimum lot size as required in the underlying zone district.

3.

Minimum Lot Size. The minimum lot size by underlying zone district is:

a.

R4 Zone: Six thousand square feet.

b.

R6 Zone: Four thousand square feet.

c.

MDR8 Zone: Two thousand eight hundred square feet.

4.

Height. The maximum building height of the underlying zone may be increased, provided the height of buildings is compatible with the scale of the surrounding neighborhood, does not adversely affect existing scenic views, and ensures a reasonable balance of light and shadow on adjacent properties. Increased setbacks and location of structures may be used to mitigate effects of increased height and to insure compatibility.

5.

Other Lot Standards. Deviations may be granted to the underlying zone development standards including setbacks, lot area, building coverage, and development coverage, except as limited herein.

B.

Perimeter Setbacks. At a minimum, structures shall comply with the setbacks of the underlying zone along all perimeter lot lines of the overall site.

C.

Circulation.

1.

All public or private streets within the development and adjacent rights-of-way shall be designed and constructed in accordance with city street standards. Private driveways may provide different design alternatives.

2.

Provision shall be made for a functional pedestrian circulation system that assures the safe movement of pedestrians both on the site and between nearby properties and activities.

3.

All streets and parking areas shall contribute to the overall aesthetic design of the project while minimizing traffic congestion and the amount of impervious surface area.

4.

The provision for adequate parking, loading, access and circulation facilities within the RCD shall be those contained in the parking requirements as set forth in Chapter 18.80. The hearing examiner may modify these standards to best meet the needs and objectives of the project, provided project parking will not spill over into nearby neighborhoods.

D.

Screening. All utility facilities, loading areas, trash containers, and outdoor storage areas shall be screened from surrounding properties. Solid fences, walls, and blank walls of buildings shall be softened through the use of trees and/or other landscaping materials if their impact cannot be minimized through architectural design or orientation.

E.

Open Space.

1.

Open Space Designation. The remaining land not developed for a permitted use shall be maintained as common open space. If an RCD is being subdivided, open space areas shall be located on a separate tract or tracts and shall be developed for recreational uses or set aside to preserve environmentally sensitive areas. Open space shall not include land for streets, driveways, parking or other infrastructure improvements, unless such facilities are integral to providing public accessibility to an open space amenity.

2.

Development. Facilities and other improvements that enhance recreational use may be located in an open space.

3.

Open Space Plan. An open space plan is required to identify all improvements, including trails and other active and passive recreational facilities and areas, environmentally sensitive areas, significant trees pursuant to Chapter 19.30, other vegetation to be preserved, and designation of areas for general public access. A management plan outlining maintenance responsibility shall be included as part of the plan.

4.

Guarantees. A legal instrument approved by the city and recorded with King County, which shall include a notice on the title referencing the legal instrument, shall be executed by the property owner. The legal instrument shall include the following types of guarantees:

a.

Retention of the open space per the open space plan prescribed in subsection (E)(3) of this section;

b.

Provision for perpetual maintenance of the open space and commonly owned facilities;

c.

Grant to or reservation for the use of property owners of all open space and commonly owned facilities within the development;

d.

Conveyance to a property owners' association or corporation;

e.

Execution of a conservation easement in favor of the city; and

f.

Conveyance by deed or easement for public use.

F.

Site Design Elements Reflecting the Setting and Community Heritage. An RCD application shall indicate how the RCD proposal responds to the following community interests:

1.

Maintaining, enhancing, or replacing existing native vegetation along arterial and collector streets;

2.

Integration of local cultural or historical features into site design; and

3.

Integration of local architectural components as identified in the design guidelines adopted pursuant to Chapter 18.74.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 1010, § 1, 9-5-2013)