The purpose of this chapter is to establish a Planned Development (PD) Overlay Zone that provides for one or more properties to be developed under a plan that provides for better coordinated development and incorporates development standards crafted to respond to site conditions to:
A. 
Promote the development of a cohesive and aesthetically pleasing urban structure;
B. 
Provide for greater flexibility in the design of the developments than is otherwise possible through the strict application of zone regulations;
C. 
Ensure compliance with the General Plan and provide various types of land use which can be combined in compatible relationships with each other as a part of a holistically planned development; and
D. 
Promote innovation and creativity in building design and development concepts.
(Ord. 19-1 § 3)
New development in a PD Overlay Zone requires a valid Planned Development (PD) Permit if it does not conform to the development standards in the PD Overlay Zone. Any permitted or conditional use authorized by this title may be included in an approved PD Permit consistent with the General Plan designation(s) for the property.
(Ord. 19-1 § 3)
A. 
Minimum Area. The minimum area of a PD Overlay Zone shall be one acre; however, the City Council may approve a smaller area if it finds that a PD would provide greater benefits to the general welfare of the West Sacramento residents and property owners than development under conventional zoning because of unique characteristics of the site or the proposed use.
B. 
Residential Unit Density. Except where a density bonus is granted in compliance with Chapter 17.23, Affordable Housing, Density Bonuses, and Incentives, the total number of dwelling units in a PD Overlay Zone shall not exceed the maximum number permitted by the General Plan density for the total area of the planned development designated for residential use, excluding areas devoted to public and private streets.
C. 
Performance Standards. The performance standards prescribed by Chapter 17.28, Performance Standards, apply.
D. 
Other Development Standards. Other development standards shall be as prescribed by the PD Overlay Zone. Where the PD Overlay Zone is silent regarding particular development standards, the development standards of the applicable base zone shall apply.
(Ord. 19-1 § 3)
A. 
Review Authority. A PD Overlay Zone must be adopted by the City Council. A public hearing before the Planning Commission is required prior to City Council review; and the Planning Commission shall make a recommendation to the City Council.
B. 
Review Procedures.
1. 
Zoning Amendment. An application for a PD Overlay Zone shall be processed as an amendment to the Zoning Map, according to the procedures of Chapter 17.44, Amendments to the General Plan, Zoning Code, and Zoning Map, and shall include a PD Permit.
2. 
PD Permit. The PD Permit shall be processed in the same manner as a Conditional Use Permit application, pursuant to Chapter 17.38, Use Permits.
3. 
Tentative Subdivision Map. When a PD Permit requires the submission of a tentative subdivision map, this map and all supporting documents shall be prepared and submitted concurrently with the application of the PD.
C. 
Initiation. An application for a PD Overlay Zone shall be initiated by a property owner or authorized agent, Community Development Director, Planning Commission, or the City Council. If the property is not under a single ownership, all owners must join the application, and a map showing the extent of ownership shall be submitted with the application.
D. 
Application Contents. A qualified applicant shall apply for a PD Overlay Zone on a form prescribed by the Planning Division accompanied by the required fee. The Planning Division may require an applicant to submit additional information and supporting data as considered necessary to process the application.
(Ord. 19-1 § 3)
A PD Permit and/or PD Overlay Zoning Amendment shall only be approved if all of the following findings are made:
A. 
The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply;
B. 
The subject site is physically suitable for the type and intensity of the land use being proposed;
C. 
Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;
D. 
The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;
E. 
The development generally complies with applicable adopted design guidelines; and
F. 
The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base zone, and will achieve superior community design, environmental preservation and/or substantial public benefit.
(Ord. 19-1 § 3)
In approving a PD Overlay Zone and/or PD Permit, the Review Authority may impose reasonable conditions deemed necessary to:
A. 
Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies that the City has adopted;
B. 
Achieve the general purposes of this title or the specific purpose of the zone in which the project is located;
C. 
Achieve the findings listed above; or
D. 
Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.
(Ord. 19-1 § 3)
A. 
Expiration.
1. 
PD Permit. A PD Permit shall expire two years after the effective date unless actions specified in the conditions of approval have been taken, or a Building Permit has been issued and construction diligently pursued. An approved PD Permit may specify a development staging program exceeding two years.
2. 
Tentative Map. Where a tentative map has been approved in conjunction with a PD Permit, the PD Permit shall expire upon the expiration of the tentative map.
3. 
Phased Development. If the applicant intends to develop the project in phases, and the Review Authority approves phased development, the PD Permit shall remain in effect so long as not more than one year lapses between the end of one phase and the beginning of the next phase.
B. 
Extension. The Director may approve extensions of time for PD Permits, including those approved by the Planning Commission or City Council, in accordance with the following:
1. 
Such extensions shall be approved only when it is found that the circumstances under which the permits were granted have not substantially changed.
2. 
Such extensions shall be approved for not more than two years.
(Ord. 19-1 § 3)
A. 
Amended Plans. Amendments to a PD Overlay Zone or PD Permit may be requested by the applicant or its successors. Amendments to the approved plan shall be classified as major or minor amendments. Upon receipt of an amendment application, the Director shall determine if the proposed amendment constitutes a major or minor amendment.
B. 
Major Amendments. Major Amendments to an approved PD Overlay Zone or PD Permit shall be considered by the City Council at a duly noticed public hearing. An amendment will be deemed major if it involves one or more of the following changes.
1. 
A change in the boundary of the PD Overlay Zone;
2. 
An increase or decrease in the number of dwelling units for the PD Overlay Zone that is greater than the maximum or less than the minimum stated in the PD Permit;
3. 
An increase or decrease in the floor area for any non-residential land use that results in the floor area exceeding the minimum or maximum stated in the PD Permit;
4. 
Any change in land use or density that is likely to negatively impact or burden public facilities and utilities infrastructure as determined by the Public Works Director;
5. 
Any change in land use or density that is likely to negatively impact or burden circulation adjacent to the PD Overlay Zone or to the overall major street system, as determined by the Public Works Director; or
6. 
Any other proposed change to the PD Permit or the conditions of approval that substantively alters one or more of its components as determined by the Director.
C. 
Minor Amendments. Amendments not meeting one or more of the criteria listed in subsection B shall be considered minor if they are consistent with and would not change any original condition of approval. Minor amendments may be approved by the Director.
(Ord. 19-1 § 3)
Plans for a project in a PD Overlay Zone shall be accepted for Planning and Building Permits or subdivisions only if they are consistent with an approved PD Permit and any conditions of approval or the PD Overlay development standards. No project may be approved and no Building Permit issued unless the project, alteration or use is consistent with an approved PD Permit or PD Overlay.
(Ord. 19-1 § 3)