The purpose of this chapter is to establish a Planned Development (PD) District 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 in order to:
A. 
Provide flexibility by allowing diversification in regulations such as building relationships, setbacks, height limitations, lot sizes, types of structures, parking and the amount and location of open space;
B. 
Insure substantial compliance with and implement the land use and density policies of the General Plan and any applicable Specific Plan;
C. 
Provide for efficient and cost-effective public facilities and services;
D. 
Allow for creative development projects that incorporate design features that are more sensitive to site conditions and provide greater amenities than would likely result from conventionally planned development; and
E. 
Protect public health, safety, and general welfare without unduly inhibiting developers attempting to secure the advantages of modern large scale site planning for residential, commercial, or industrial purposes.
(Ord. 1432 § 2, 2010)
All PD districts created after the adoption of this ordinance shall be noted on the Zoning Map by the designation “PD,” followed by the number of the Planned Development or Specific Plan based on order of adoption.
(Ord. 1432 § 2, 2010)
No use other than an existing use is permitted in a PD district except in accord with a valid PD Plan or Specific Plan. Any permitted or conditional use authorized by this Ordinance may be included in an approved PD Plan or an adopted Specific Plan consistent with the General Plan land use designation(s) for the property.
(Ord. 1432 § 2, 2010)
A. 
Minimum Area. The minimum area of a PD district shall be four contiguous acres; however, the City Council may approve a district smaller than four acres if it finds that rezoning to PD would provide greater benefits to the general welfare of South San Francisco’s 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 the City’s density bonus regulations for affordable housing and childcare (Chapter 20.390 (“Bonus Residential Density”)), the total number of dwelling units in a PD Plan 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 Section 20.300.010 (“Performance Standards”) apply.
D. 
Other Development Regulations. Minimum lot area, yard requirements, building heights, and other physical development standards shall be as prescribed by the PD Plan.
(Ord. 1432 § 2, 2010)
A. 
Decision-Making Body. A PD district 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. 
Rezoning. An application for rezoning to a PD district shall be processed as an amendment to the Zoning Map, according to the procedures of Chapter 20.550 (“Amendments to Zoning Ordinance and Map”) and shall include a Specific Plan or PD Plan.
2. 
PD Plan. The PD Plan shall be accepted and processed concurrently, in the same manner as a Conditional Use Permit application, pursuant to Chapter 20.450 (“Common Procedures”) and Chapter 20.490 (“Use Permits”), although additional information is required to be submitted in order to determine that the intent of this Ordinance and the General Plan will be fulfilled.
3. 
Tentative Subdivision Map. When a planned unit development 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 planned unit development.
C. 
Initiation. An amendment to reclassify property to PD shall be initiated by a property owner or authorized agent, 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. 
Pre-Application Procedure. Prior to submitting an application for approval of a PD, the applicant shall schedule a pre-application review conference with the Chief Planner pursuant to Section 20.450.003 (“Pre-application Review”) to discuss the general acceptability of the proposal, possible problems that may be encountered, and the need for any interagency coordination. Such preliminary consultations shall be relative to a conceptual development plan submitted by the applicant. At the Chief Planner’s option, the conceptual plan may be referred to the Planning Commission for preliminary comments. Such comments shall be considered advisory in nature and shall not constitute a recommendation of approval.
E. 
Application Content. An application for a PD shall be made on the prescribed form, shall be filed with the Planning Division, and shall be accompanied by a non-refundable processing fee as set forth in the Master Fee Schedule of the City of South San Francisco adopted by Resolution of the City Council. Applications for a PD shall contain all of the following:
1. 
Legal Description. A legal description of the parcel and a statement of the number of acres, or square feet if less than one acre, contained therein.
2. 
Title Report. A title report verifying the description and the ownership of the property.
3. 
Ownership Declaration. A declaration as to whether the parcel is to remain under the same ownership and control or to be divided into small units during or after development and the manner and method of the division.
4. 
Project Narrative. A generalized narrative describing the location of the site, its total acreage, and the existing character and use of the site and adjoining properties; the concept of the proposed planned unit development, including proposed uses and activities, proposed residential densities if appropriate, and physical land alteration required by the development; and the relation of the proposed planned unit development to the South San Francisco General Plan.
5. 
Development Schedule. A development schedule, including anticipated timing for commencement and completion of each phase of development, tabulation of the total number of acres in each separate phase and percentage of such acreage to be devoted to particular uses, and an indication of the proposed number and type of dwelling units by phase of development, if applicable.
6. 
Maps and Diagrams. Maps, diagrams, and other graphics necessary to establish the physical scale and character of the development and demonstrate the relationship among its constituent land uses, buildings and structures, public facilities, and open space. Said graphics shall as a minimum indicate:
a. 
A map showing the perimeter boundaries of the project site, the perimeter of the ownership, the location and dimensions of any existing property lines and easements within the site, and all uses and structures within a 300-foot radius of the project area boundaries;
b. 
Existing and proposed changes in the topography of the site, including the degree of land disturbance, the location of drainage channels or water courses, and the direction of drainage flow;
c. 
Streets and driveways, sidewalks and pedestrian ways, and off-street parking and loading areas;
d. 
A site plan indicating existing and proposed uses, location and dimension of buildings and structures, gross floor area of existing and proposed structures, identification of structures to be demolished or removed, all existing and proposed fencing locations and heights, and all above and below ground utility facilities and improvements;
e. 
Lighting for the building and adjacent parking and pedestrian travel areas;
f. 
Utilization of buildings and structures, including activities and the number of living units;
g. 
Reservation for public uses, including schools, parks, playgrounds, and other open spaces;
h. 
Dimensioned building elevations showing proposed architectural concepts, color program and material samples; and
i. 
A comprehensive sign program including the size and location of all proposed signs.
7. 
Open Space and Landscaping Plan. An existing and proposed open space and landscaping plan including landscape concept and type of plant materials, recreation area, parking, service and other public area used in common on the property and a description of intended improvements to and maintenance of the open area of the property.
8. 
Other Information. Any other information deemed necessary by the Chief Planner to ascertain if the project meets the required findings for a PD Plan and re-zoning.
(Ord. 1432 § 2, 2010)
A PD Plan and re-zoning 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 district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered:
1. 
Appropriateness of the use(s) at the proposed location.
2. 
The mix of uses, housing types, and housing price levels.
3. 
Provision of units affordable to persons and families of low and moderate income or to lower income households.
4. 
Provision of infrastructure improvements.
5. 
Provision of open space.
6. 
Compatibility of uses within the development area.
7. 
Quality of design, and adequacy of light and air to the interior spaces of the buildings.
8. 
Overall contribution to the enhancement of neighborhood character and the environment of South San Francisco in the long term.
9. 
Creativity in design and use of land.
(Ord. 1432 § 2, 2010)
In approving a PD Plan and re-zoning, the City Council 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 Ordinance or the specific purpose of the zoning district 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. 1432 § 2, 2010)
A. 
Expiration.
1. 
PD Plan. A PD Plan shall be effective on the same date as the ordinance creating the PD district for which it was approved and 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 Plan may specify a development staging program exceeding two years.
2. 
Tentative Map. Where a tentative map has been approved in conjunction with a PD Plan, the PD Plan shall expire upon the expiration of the tentative map.
3. 
Phased Development. In the event that the applicant intends to develop the project in phases, and the City Council approves phased development, the PD Plan 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. 
Renewal. An approved PD Plan that has not been exercised may be renewed for a two-year period approved by the City Council after a duly-noticed public hearing. Application for renewal shall be made in writing between 30 and 120 days prior to expiration of the original approval. The City Council may renew a PD Plan if it finds the renewal consistent with the purposes of this chapter.
(Ord. 1432 § 2, 2010)
A. 
Changed Plans. Amendments to a PD district or PD Plan or Specific Plan 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 Chief Planner shall determine if the proposed amendment constitutes a major or minor amendment.
B. 
Major Amendments. Major Amendments to an approved PD district or PD Plan or Specific Plan 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 district;
2. 
An increase or decrease in the number of dwelling units for the PD district that is greater than the maximum or less than the minimum stated in the PD Plan or Specific Plan;
3. 
An increase or decrease in the floor area for any nonresidential land use that results in the floor area exceeding the minimum or maximum stated in the PD Plan or Specific Plan;
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 City Engineer;
5. 
Any change in land use or density that is likely to negatively impact or burden circulation adjacent to the PD district or to the overall major street system, as determined by the City Engineer; or
6. 
Any other proposed change to the PD Plan or Specific Plan or the conditions of approval that substantively alters one or more of its components as determined by the Chief Planner.
C. 
Minor Amendments. Amendments not meeting one or more of the criteria listed in subsection B above 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 Chief Planner.
(Ord. 1432 § 2, 2010)
Plans for a project in a PD district shall be accepted for planning and building permits or subdivisions only if they are consistent with an approved PD Plan or Specific Plan and any conditions of approval. No project may be approved and no building permit issued unless the project, alteration or use is consistent with an approved PD Plan or Specific Plan.
(Ord. 1432 § 2, 2010)