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.
(Ord. 1432 § 2, 2010)
A Specific Plan adopted by resolution of the City Council shall
be administered as prescribed by the Council, consistent with Government
Code Section 65450.
(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)
Failure to comply with any planned development permit condition is a violation of this chapter subject to Chapter 20.580 (“Enforcement and Abatement Procedures”).
(Ord. 1432 § 2, 2010)
A PD permit may be revoked or modified as provided by Section 20.580.006 (“Revocation of Permits”).
(Ord. 1432 § 2, 2010)
