The objective of the planned commercial-industrial development is to secure a fuller realization of the general plan of the city than that which would result from the application of present zone district regulations. It is intended to be applied to those parcels which by the nature of their size, location, topography, configuration or other considerations require overall planning design and control in order to achieve the goals and objectives of the general plan. The planning design and control will secure to the community, the future occupants, and the developer, values and amenities greater than those likely to be achieved by the relatively inflexible provisions necessary to regulate the successive development of individual lots by numerous different owners. For industrial development, the planned development provides a method whereby land may be designed and developed as a unit by taking advantage of modern site planning techniques in order to produce an environment of stable, desirable character which will be in harmony with existing or potential development of the surrounding neighborhood. For commercial development, the zone is intended to serve as a planned unified shopping center or as an integrated combination of uses for a compatible commercial industrial business park.
(Ord. 1719 § 1, 2010)
In the PC-I zone, the following accessory uses are permitted:
A. 
Administrative research offices, corporate headquarters related to permitted industrial uses.
B. 
The accessory buildings necessary to such use located on the same lot or parcel of land.
(Ord. 1719 § 1, 2010)
In the PC-I zone, the following standards of development shall apply:
A. 
Those standards required by the M-1 zone or such standards which are clearly designated on the master plan or on the precise plan as approved by the planning commission and city council.
B. 
Area Requirements. The minimum lot or parcel area developed under the standards of this zone shall not be less than four acres in size.
Exception: Where individual lots are adjacent to each other to form an overall integrated site of not less than four acres providing that appropriate covenants or agreements which run with the land in perpetuity. The maximum floor area ratio shall be 0.80.
C. 
Usable Yard Area. None is required; however, consideration should be given to provide common rest area for employees at the site.
D. 
Parking and Loading. See Chapter 18.14, Off-Street Parking Requirements.
(Ord. 1719 § 1, 2010; Ord. 1750 § 3, 2014)
In the PC-I zone, the following special development standards shall apply:
A. 
Those standards required by the M-1 zone Section 18.38.070 or such standards which are clearly designated in the master plan or on the precise plan approved by the planning commission and city council pursuant to this chapter.
B. 
Commercial stores, shops or businesses except automobile service stations, newsstands, and outdoor garden centers shall be conducted entirely within an enclosed building.
(Ord. 1719 § 1, 2010)
A. 
Master Plan and Precise Plan Required. Planned commercial-industrial developments in the PC-I zone shall require the approval of both a master plan and a precise plan. Such master plan and precise plan shall be subject to the regulations and requirements of this title and, except otherwise provided herein, shall be processed in accordance with this chapter.
B. 
Master Plan Application. All the information listed below is required at the time a master plan application is submitted to the community development department:
1. 
A complete application on the form provided by the city and signed by the property owner or its authorized representative;
2. 
A fee as set forth by the city master fee schedule as adopted by the city council;
3. 
A legal description or boundary survey map of the property (a tentative subdivision map may be substituted for this requirement if the applicant proposes to subdivide the property);
4. 
A letter of justification describing and explaining how the proposed project will satisfy the findings required in Section 18.36.090;
5. 
Information required for public meetings and hearings, as determined by the director of community development;
6. 
A dimensioned master plan showing/providing the following information shall be submitted for each land use area:
a. 
The dimensions of the total site, including gross and net acreage,
b. 
The project density calculated on gross acreage and net acreage for each land use,
c. 
General building locations,
d. 
General interior circulation system in relationship to the exterior circulation system,
e. 
General location of interior water and sewer system in relationship to the exterior water and sewer system to each land use,
f. 
A calculation of the total number of parking spaces required for the use and general location of the parking area,
g. 
An economic analysis of the cost and benefits of the proposed use and the projected cost to provide city services to the project,
h. 
A time schedule for the proposed development with evidence of the intent and the ability of the applicant to carry out the plan within such time,
i. 
Other information as determined to be necessary to facilitate review by the planning commission and city council by the director of community development.
C. 
Precise Plan Application. The information listed below is required at the time a precise plan application is submitted to the community development department:
1. 
A complete application on the form provided by the city and signed by the property owner or its authorized representative;
2. 
A deposit or fee as set forth by an ordinance or resolution of the city council;
3. 
A legal description or boundary survey map of the property (a tentative subdivision map may be substituted for this requirement if the applicant proposes to subdivide the property);
4. 
A letter of justification describing and explaining how the proposed project will satisfy the findings required in Section 18.36.100;
5. 
Information required for public meetings and hearings, as determined by the director of community development;
6. 
A precise development plan with at least the following details shown to scale and dimensioned:
a. 
The proposed land ownerships, the uses, dimensions and locations of all proposed structures, the areas reserved for vehicular and pedestrian circulation, open spaces, landscaping, recreation or other public uses,
b. 
Architectural drawings and sketches showing the design and character of the proposed uses and their relation to one another,
c. 
Height and approximate location of all proposed walls and fences and statement setting forth the method by which such walls and fences shall be preserved and maintained,
d. 
Location and design of automobile parking areas and signs,
e. 
Type of surfacing proposed for walks and driveways,
f. 
Preliminary plans showing the proposed method for control and disposal of water flowing into, across or from the development,
g. 
Tables showing the total number of acres and their distribution by use, and the percentage of the whole designated for dwellings of different types, nonindustrial uses, streets, off-street parking, public uses and open spaces,
h. 
A time schedule for the proposed development with evidence of the intent and ability of the applicant to carry out the plan,
i. 
A complete traffic impact study indicating trip generation, traffic impacts and mitigation measures,
j. 
Such other pertinent information as the planning commission may require to complete its evaluation of the intent and impact of the proposal.
D. 
Joint Processing. An applicant may, but need not submit a precise plan application at the same time as submitting a master plan application. If applications are concurrently submitted, they may, at the applicant's election, be processed concurrently. In the absence of concurrent processing, the master plan shall remain valid until such time as the zoning is amended in a manner which would prevent development under the approved master plan. Development under the master plan however shall not be permitted until such time as a precise plan is approved pursuant to Section 18.36.100.
E. 
Phased Development Authorized. Build-out of an approved master plan can be pursued and completed in a single phase or over several phases with the filing of individual, phased precise plans.
(Ord. 1719 § 1, 2010)
There is created a planning coordinating committee composed of the director of community development (chair), city engineer, planning manager, chief building official, police chief and fire chief, or their authorized representatives, and any other department representative as requested by the chair. Before filing any application for a master plan for a planned commercial-industrial development, the prospective applicant shall submit to the planning coordinating committee preliminary plans, sketches, and basic site information for consideration and advice as to the relation of the proposal to general developmental objectives to be attained, in the area, and as to the policies of the planning commission and city council with reference thereto.
(Ord. 1719 § 1, 2010)
A. 
Following the receipt in proper form of any properly completed master plan application and/or a precise plan application, a public hearing before the planning commission and city council shall be conducted as provided herein. The secretary of the planning commission or the city clerk shall fix a time and place of public hearing thereon. Not less than ten days before the date of such public hearing, notice of the date, time, place of hearing and location of the property and the nature of the request shall be given in the following manner:
1. 
By publishing once in a newspaper of general circulation in the city; and
2. 
By mailing a notice, postage prepaid, to the applicant, to each member of the planning commission, city council, and to the owners of all property within three hundred feet of the exterior boundaries of the property involved, using for this purpose the last-known name and address of such owners as shown upon the last assessment roll of the city or county.
B. 
Public hearings as provided for in this chapter shall be held before the planning commission or the city council at the time and place for which public notice has been given as required in this section. The planning commission or city council may establish their own rules for the conduct of such hearings. A summary of all pertinent testimony offered at a public hearing, together with the names and addresses of all persons testifying, shall be recorded and made a part of the permanent files of the case. Any such hearing may be continued; provided, that prior to the adjournment or recess thereof, the presiding officer at such hearing shall announce the time and place to which such hearing will be continued.
(Ord. 1719 § 1, 2010)
In order for the planning commission or city council to approve a master plan, the planning commission or city council shall find that:
A. 
The proposed master plan is consistent with the city's general plan;
B. 
The proposed master plan is consistent with the city's zoning ordinance;
C. 
The proposed master plan is in the best interests of the public health, safety and welfare of the community;
D. 
The nature of the proposed land uses and the maximum intensity provided for in the master plan is appropriate for the proposed locations depicted on the master plan and is not inconsistent with the surrounding land uses;
E. 
The project complies with all applicable requirements of the California Environmental Quality Act.
(Ord. 1719 § 1, 2010)
In order for the planning commission or city council to approve a precise plan, the planning commission or city council shall find that:
A. 
The location, design and proposed uses are compatible with the character of existing development in the vicinity;
B. 
The plan for development will produce internally an environment of stable and desirable character, and not tend to cause any traffic congestion on surrounding or access streets;
C. 
The standards of development applicable to the planned commercial-industrial development project as shown on the precise plan are subject to one of the following or any combination thereof:
1. 
All of the development standards of the appropriate zone which would permit the requested land use,
2. 
Such standards of development which are clearly designated in the approved master plan;
D. 
The proposed development will be well integrated into its setting;
E. 
Provision is made for both public and private open spaces, at least equivalent to that required by the underlying preceding zoning regulations;
F. 
Suitable provision is made, where appropriate, for the protection and maintenance of private areas reserved for common use;
G. 
The proposed development does not negatively impact the city's ability to provide services over the short and long term to city residents because the projected cost of providing city services to the property outweighs the economic benefits of the project to the city;
H. 
There is substantial compliance with the spirit and intent of this code;
I. 
That the phasing of development under the master plan as provided for by the proposed precise plan, if any, is appropriate;
J. 
The proposed project complies with all appropriate requirements of the California Environmental Quality Act.
(Ord. 1719 § 1, 2010)
A. 
The precise plan shall be recorded, and a notation of reference thereto shall be made forthwith upon the zoning map. No permit shall thereafter be issued for any building, structure or use except in substantial conformance with the precise plan.
B. 
The applicant shall submit to the city attorney a draft of covenants, conditions and restrictions which shall apply to the subject development for approval. Once approved the covenants, conditions, and restrictions shall be recorded with the county recorder along with the conditions of approval and map of the subject development prior to the issuance of any building permits.
(Ord. 1719 § 1, 2010)
A violation of any part of the approved precise plan or of any condition of the approval shall constitute a violation of this chapter. The planning commission shall hold a public hearing within forty days in accordance with the procedures prescribed in Section 18.66.080 for appeals, and if not satisfied that the regulation, general provision, or condition is being complied with, may revoke all previous precise plan approvals or take such action as may be necessary to ensure compliance with the regulation, general provision, or condition. Within fifteen days following the date of a decision of the planning commission revoking any previous approvals, the secretary shall transmit to the city council written notice of the decision. The decision shall be final thirty days following the date on which previous approval was revoked unless an appeal has been filed.
(Ord. 1719 § 1, 2010)
A. 
Master plans are of unlimited duration and will not expire. The city council has the authority to adopt an ordinance/resolution either amending or rescinding a master plan. If no development is commenced under the approved precise plan within twelve months after the date of approval and no time extension has been approved by the planning commission, the precise plan shall become null and void, and the approval of a new precise plan shall be required for any use and/or development under the approved master plan.
B. 
For purposes of this section, "development" shall mean commencement of construction on the site consistent with the precise plan, which shall not include the commencement of any predevelopment work on the site, including surveying, preliminary construction staking, installation of erosion control measures or construction fencing, but which shall include review and approval by the city of proposed building plans and the issuance of building permits authorizing construction to commence, and actual construction shall have commenced on the site, such as final grading, pouring of footings and/or foundation, or similar activities. Should the building permit expire and no time extension has been approved by the planning commission, the precise plan shall become null and void, and the approval of a new precise plan shall be required for any use and/or development under the approved master plan.
C. 
The planning commission and/or city council may by resolution extend any specified time limit for starting or completing development under the precise plan upon the showing of good faith and effort to comply therewith.
(Ord. 1719 § 1, 2010; Ord. 1727 § 3, 2011)