1.3.5 Redevelopment
Redevelopment is development on a site that is already substantially developed (i.e. has 35% or more existing hard surface coverage).
To encourage redevelopment projects, replaced surfaces aren’t required to be brought up to new stormwater standards unless the monetary or space thresholds noted in this section are exceeded.
All redevelopment shall be required to comply with Minimum Requirement #2.
The following redevelopment shall comply with Minimum Requirements #1 through #5 for the new and replaced hard surfaces and the land disturbed:
Results in 2,000 square feet or greater of new plus replaced hard surface area, or
Has land disturbing activity of 7,000 square feet or greater.
In addition to meeting Minimum Requirements #1 through #5, the following redevelopment shall comply with Minimum Requirements #6 through #9 for the new hard surfaces and converted vegetation areas:
Adds 5,000 square feet or more of new hard surfaces or,
Converts ¾ acres, or more, of vegetation to lawn or landscaped areas, or
Converts 2.5 acres, or more, of native vegetation to pasture.
In addition to meeting Minimum Requirements #1 through #9 for the new hard surfaces and converted vegetation areas, the following shall comply with all the Minimum Requirements for the new hard surfaces and replaced hard surfaces and converted vegetation areas:
For commercial or industrial projects:
The total of new plus replaced hard surfaces is 5,000 square feet or more, and
The valuation of the proposed improvements, including interior improvements, exceeds 50% of the assessed value of the existing Project Site improvements.
For all other project types (not commercial or industrial):
The total of new plus replaced hard surfaces is 5,000 square feet or more, and
The valuation of the proposed improvements, including interior improvements, exceeds 50% of the assessed value of the existing Site improvements.
The valuation of the proposed improvements shall be based upon construction cost estimates for the project and must include all site improvements in addition to building improvements. Site improvements may include driveways, parking lots, sport courts, swimming pools or any other item proposed. The International Code Council building valuation data can be used to help estimate the proposed costs.
Assessed values can be found on the Pierce County Assessor's website.
1.3.5.1 Road-Related Redevelopment
In addition to meeting Minimum Requirements #1 through #9 for the new hard surfaces and converted vegetation areas, the following road-related redevelopment projects shall comply with all the Minimum Requirements for the new and replaced hard surfaces and converted vegetation areas:
The total of new hard surfaces is 5,000 square feet or more, and
The total of new hard surfaces is 50% or more of the existing hard surfaces within the Site.