A. 
Purpose. The purpose of the Planned Development (PD) zone is to provide a flexible combining zone which can both help implement the General Plan and achieve a higher standard or quality of development than typically found in conventional zones and zoning regulations. More specific purposes of this combining zone are to:
1. 
Relate the development to the characteristics of the site through flexibility of design to enhance the natural attributes of the site.
2. 
Provide a harmonious and integrated relationship between the land, structures, and uses through innovative design.
3. 
Promote architectural variety while maintaining compatible styles and design.
4. 
Encourage mixed land uses where desirable and make them compatible with uses within and surrounding the PD combining zone.
5. 
Ensure safe and efficient circulation of motor vehicles, bicycles, and pedestrians with a minimum of interface between them, and minimize the use of motor vehicles within the development.
6. 
Encourage the assembly of smaller properties into larger unified developments.
7. 
Reduce speculative ventures by requiring that a Master Plan for development of the property be processed concurrently with the zone change application.
(Ord. 1976 § 2, 2019)
A. 
Approval Stages. The development approval process within a PD combining zone shall be in two stages:
1. 
First Stage. A conceptual master plan application for the entire property shall be submitted for processing concurrently with the PD zone change application.
2. 
Second Stage. After approval of the master plan and zone change applications by the Board, more detailed development plan and administrative permit applications shall then be processed for development of all or portions of the property. If approval of a tentative subdivision map is required for residential development, it may be processed in lieu of the development plan and Administrative Permit. However, the tentative subdivision map application shall provide the information required for a development plan in compliance with Section 18.20.030(E).
B. 
Master Plan.
1. 
The master plan application shall indicate how the property is proposed to be developed. The master plan may be conceptual and general in level of detail (see Section 18.20.030(C)). For example, the master plan may propose general standards and guidelines to be followed. Examples of these standards and guidelines are given in Section 18.20.30(C).
2. 
The master plan application shall be processed, reviewed, and acted on concurrently with the PD zone change at the public hearings before the Commission and Board in compliance with the provisions in Chapter 18.142 (Amendments).
C. 
Development Plan.
1. 
Each development plan application shall include precise parcel plans, elevation drawings of proposed structures, and other appropriate supporting material (see Section 18.20.030(E)).
2. 
A development plan may be approved by the Director through an Administrative Permit under Chapter 18.114 (Administrative Permits) if it conforms with and implements the approved master plan. If there is a question as to whether the proposed development plan conforms with the master plan, or if the application has caused sufficient controversy, the Director may submit the application to the Commission for action after a public hearing.
(Ord. 1976 § 2, 2019)
A. 
Master Plan Application Processing.
1. 
Development of land in a PD combining zone may occur by phases. The phases and the corresponding development schedule shall be clearly indicated in the master plan and be reasonable in size, shape, function, timing, and relationship to adjacent development.
2. 
Environmental review of the proposed development and CEQA documentation shall be accomplished to the maximum extent feasible at the zone change and master plan stage. This should provide for faster processing at the development plan approval stage with CEQA review limited to issues and level of detail not considered at the master plan stage.
3. 
Approval of the master plan shall be for two years. Extensions of time up to three additional years in one-year increments may be granted by the Director if requested in writing before the expiration date and if conditions in the area have not substantially changed and the master plan is still consistent with the General Plan and County ordinances, and payment of appropriate fees.
4. 
If the master plan time limit expires before the uses under an implementing development plan and/or tentative subdivision map are initiated, the Commission may initiate a zone change to consider rezoning the property to its original zone or another appropriate zone. The approval of the master plan shall be conditioned to this effect and recorded to advise any prospective property owner(s) of this entitlement limitation.
B. 
Master Plan Findings. The Commission shall recommend, and the Board shall approve or conditionally approve the master plan for the PD zone only upon first making all the following findings:
1. 
The master plan will provide for a higher standard or quality of development than typically found in the other zones and will meet the intent of the purposes specified in Chapter 18.142 (Amendments); and
2. 
Deviations from the requirements in the other zones of this Zoning Code that would normally apply are justified by general public benefits of the master plan.
C. 
Master Plan Development Standards and Guidelines.
1. 
The proposed categories of land use, residential housing unit densities, population densities, and building intensities shall be consistent with the standards in the General Plan and any adopted specific plan for the underlying land use designations.
2. 
Other standards and guidelines (i.e., parcel areas, parcel coverage, setbacks, heights of structures, and open space) shall be as approved by the Commission and Board as meeting the purposes of the PD combining zone. The following are general guidelines:
a. 
Site Design.
(1) 
Development should be oriented to the natural terrain by encouraging innovation and variety in site design, grading techniques, structures types, and spacing of structures.
(2) 
All structures should be shaped, designed, and organized to provide visual interest, a sense of identity, and to allow adequate access, light, and air.
(3) 
Structures should also be compatible in design, height, scale, and color scheme with structures in other phases of the development and with those in the surrounding area.
(4) 
Variety should be employed in structure forms to create a visual character and interest. Long, blank structure walls should be avoided.
b. 
Open Space. Significant natural areas of high historic, cultural or scenic value, hazard areas, and other areas not suitable for development should be preserved as parts of a comprehensive open space system with adequate provisions for control, operation, and maintenance.
c. 
Landscaping. See Chapter 18.36 (Landscaping).
d. 
Circulation.
(1) 
Street improvements, including fencing, sidewalks, signs, pathways, and lighting should be designed to help create a sense of identity and individual character for each development.
(2) 
In addition to sidewalks, pedestrian paths and bicycle trails should be integrated into the circulation plan for each development to the maximum extent possible.
e. 
Parking. Parking lots and vehicles should not be the dominant visual elements of a developed site. Several small parking areas separated by structures and landscaping are preferable to a single large parking lot.
f. 
Lighting.
(1) 
Lighting should be used to provide illumination for the security and safety of on-site areas (i.e., parking, loading, pathways, and work areas).
(2) 
The design of light fixtures and their structural supports should be architecturally compatible with the main structures in the development and should not impact adjacent properties.
g. 
Signs.
(1) 
There should be an overall sign program for the development. Signs should be compatible with structures and site design within the development relative to color, materials, placement, function, size and height.
(2) 
Where several tenants will occupy the same site, group and monument signs are preferred. The number of freestanding pole signs should be minimized.
h. 
Equipment Storage. Outdoor storage, solid waste enclosures, loading, and equipment areas, including roof-top equipment, should be properly screened from public view.
D. 
Development Plan Application Process.
1. 
A development plan should cover at least one phase of development described in the master plan and should conform to the approved development schedule; and
2. 
Approval of a development plan and administrative permit shall be for two years. Extensions of time up to three additional years in one-year increments on initiation of the uses in the plan may be granted by the Director if requested before the expiration date and if the master plan has not expired. If the use or uses authorized by the development plan and administrative permit are abandoned or discontinued and there has been no activity for a period of one year of more, the plan and permit shall become automatically void without further action.
E. 
Development Plan Development Requirements and Materials. A development plan and administrative permit application shall include all information prescribed on lists available from the Department.
(Ord. 1976 § 2, 2019)