23.49.036

A. Planned community developments (PCDs) may be permitted by the Director as a Type II Land Use Decision pursuant to Chapter 23.76 , Procedures for Master Use Permits and Council Land Use Decisions. B. Public benefit priorities. The Director shall determine public benefit priorities for the PCD. These priorities shall be prepared prior to application for a Master Use Permit. They shall include priorities for public benefits listed in subsection 23.49.036.F and priorities for implementing the goals of the Seattle Comprehensive Plan and a determination of whether the proposed PCD may use public right-of-way area to meet the minimum site size set forth in subsection 23.49.036.E. Before the priorities are prepared, the Director shall cause a public meeting to be held to identify concerns about the site and to receive public input into priorities for public benefits identified in subsection 23.49.036.F. Notice for the meeting shall be provided pursuant to Section 23.76.011 . The Director shall prepare priorities for the PCD taking into account comments made at the public meeting or in writing to the Director, and the criteria in this Section 23.49.036 . The Director shall distribute a copy of the priorities to all those who provided addresses for this purpose at the public meeting, to those who sent in comments or otherwise requested notification, and to the project proponent. C. A PCD shall not be permitted if the Director determines it would be likely to result in a net loss of housing units or if it would result in significant alteration to any designated feature of a Landmark structure, unless a Certificate of Approval for the alteration is granted by the Landmarks Preservation Board. D. Location 1. PCDs may be permitted in all downtown zones except the PMM zone and the DH1 zone. 2. A portion of a PCD may extend into any non-downtown zone(s) within the Downtown Regional Center and adjacent to a downtown zone subject to the following conditions: a. The provisions of this title applicable in the non-downtown zone(s) regulate the density of nonresidential use by floor area ratio; and b. The portion of a PCD project located in non-downtown zone(s) must not exceed 20 percent of the total area of the PCD. E. Minimum size. A PCD shall include a minimum site size of 100,000 square feet within one or more of the downtown zones where PCDs are permitted according to subsection 23.49.036.D.1. The total area of a PCD shall be contiguous. Public right-of-way shall not be considered a break in contiguity. At the Director's discretion, public right-of-way area may be included in the minimum area calculations if actions related to the PCD will result in significant enhancements to the streetscape of the public right-of-way, improved transit access and expanded transit facilities in the area, and/or significant improvement to local circulation, especially for transit and pedestrians. F. Evaluation of PCDs. A proposed PCD shall be evaluated on the basis of public benefits provided, possible impacts of the project, and consistency with the standards contained in this subsection 23.49.036.F. 1. Public benefits. A proposed PCD shall address the priorities for public benefits identified through the process outlined in subsection 23.49.036.B. The PCD shall include at least three of the following elements: a. Low-income housing, b. Townhouse development, c. Historic preservation, d. Public open space, e. Improvements in pedestrian circulation, f. Improvements in urban form, g. Improvements in transit facilities, h. Green stormwater infrastructure beyond the requirements of the Stormwater Code ( Chapters 22.800 through 22.808 ), or i. Other elements that further an adopted City policy and provide a demonstrable public benefit. 2. Potential impacts. The Director shall evaluate the potential impacts of a proposed PCD including, but not necessarily limited to, the impacts on housing, particularly low-income housing, transportation systems, parking, energy, and public services, as well as environmental factors such as noise, air, light, glare, public views, and water quality. 3. The Director may place conditions on the proposed PCD in order to make it compatible with areas adjacent to Downtown that could be affected by the PCD. 4. When the proposed PCD is located in the Pioneer Square Preservation District or International District Special Review District, the Board of the District(s) in which the PCD is located shall review the proposal and make a recommendation to the Department of Neighborhoods Director who shall make a recommendation to the Director prior to the Director's decision on the PCD. G. Bonus Development in PCDs. All increases in floor area above the base FAR shall be consistent with provisions in Section 23.49.011 , Floor area ratio, and the PCD process shall not result in any increase in the amount of chargeable floor area allowed without use of bonuses or TDR, considering all of the lots within the PCD boundaries as a single lot. H. Exceptions to standards 1. Portions of a project may exceed the floor area ratio (FAR) permitted in the zone or zones in which the PCD is located, but the maximum chargeable floor area allowed for the PCD as a whole shall meet the requirements of the zone or zones in which it is located. 2. Except as provided in subsection 23.49.036.H.3, any requirements of this Chapter 23.49 may be varied through the PCD process in order to provide public benefits identified in subsection 23.49.036.F. 3. Exceptions to the following provisions are not permitted through the PCD process: a. The following provisions of Subchapter I, General Standards: 1) Applicable height limits, 2) Light and glare standards, 3) Noise standards, 4) Odor standards, 5) Minimum sidewalk widths, 6) View corridor requirements, 7) Nonconforming uses, 8) Nonconforming structures, when the nonconformity is to one of the standards listed in this subsection 23.49.036.H.3.a; b. Use provisions except for provisions for principal and accessory parking; c. Transfer of development rights regulations; d. Bonus ratios and amounts assigned to public benefit features; e. Development standards of adjacent zones outside the Downtown Regional Center in which a PCD may be partially located according to subsection 23.49.036.D.2. f. Provisions for allowing increases in floor area above the base FAR and for allowing residential floor area above the base height limit. (Ord. 127375 , § 78, 2025; Ord. 126188 , § 8, 2020; Ord. 126072 , § 8, 2020; Ord. 124952 , § 19, 2015; Ord. 122054, § 36, 2006; Ord. 120691 , § 13, 2001; Ord. 119484, § 9, 1999; Ord. 117570, § 15, 1995; Ord. 116744 , § 9, 1993; Ord. 114725, § 2, 1989; Ord. 113373, § 1, 1987; Ord. 113279, § 6, 1987; Ord. 112522, §§ 12, 21, 1985; Ord. 112519, § 7, 1985; Ord. 112303, § 3, 1985.)