Note: Prior history: Prior Code § 9-117 and
Ords. NS 988 and CS 106.
The regulations set forth in this chapter shall apply in all P-D districts and shall be subject to the provisions of Chapter 21.08 and other provisions of this title not inconsistent with the specific regulations set forth in this chapter.
(Ord. CS 556 §1, 1994)
The application of the conventional regulations can stifle creative
planning and design efforts. The P-D district zoning is generally
intended to apply to larger scale, integrated development as a means
of providing opportunities for creative and cohesive design concepts.
The district is intended to allow modification of requirements established
by other districts and diversification in the relationship of different
uses, buildings, structures, lot sizes and open spaces, while ensuring
compliance with, and implementation of, the general plan. Additional
objectives of the P-D district include the provision of development
consistent with site characteristics, creation of optimum quantity
and use of open space, encouragement of good design and promotion
of compatible uses.
(Ord. CS 556 §1, 1994)
When projects are located in a city or special district sphere
of influence, connection to public sanitary sewer and approved public
water systems shall be mandatory in all P-D districts where or when
such facilities are available. Package sewer treatment facilities
may be allowed when public sanitary sewer is not available. Sanitary
sewer is generally considered as being available whenever an existing
sewer system is located within two thousand six hundred forty feet
of any part of the parcel on which the project is located. If access
to public sanitary sewer is denied then package sewer treatment facilities
may be accepted.
(Ord. CS 556 §1, 1994)
All uses, when consistent with the general plan, shall be allowed
in P-D districts subject to the approval of the development plan by
the planning commission.
(Ord. CS 556 §1, 1994)
Minimum lot size, setback and parking requirements, and maximum
height, density and percentage of coverage shall be established for
each P-D district by the development plan approved by the planning
commission.
(Ord. CS 556 §1, 1994)
P-D district zoning shall be adopted or changed in the same
manner as prescribed by this title concerning zoning district amendments.
No P-D district zoning shall be adopted unless a development plan
has been approved for the area.
(Ord. CS 556 §1, 1994)
An application for P-D zoning shall be made to the planning
commission and shall include and be accompanied by a development plan.
The purpose of such plan is to indicate within stated limits, as proposed
by the applicant, the height of proposed buildings and the general
appearance of proposed structures to the end that the entire development
will have architectural unity and be in harmony with surrounding developments.
The development plan shall be adopted by resolution and the P-D district,
when established, shall become part of the zoning map of the county
as provided for in this title.
A.
The
development plan shall include:
1.
A
map showing any street system and lot design proposed within the area.
Any areas proposed to be dedicated or reserved for parks, parkways,
playgrounds, school sites, public buildings and other such uses must
be shown. Compliance with this requirement shall not be construed
to relieve the applicant from compliance with the subdivision regulations
or any other applicable regulations of the county;
2.
A
plot plan for each building site in the proposed P-D district. The
plot plan shall show the approximate location of all proposed buildings,
indicating maximum and minimum distances between buildings, and between
buildings and property or building site lines and the location of
all active or abandoned wells, septic systems and irrigation lines.
For residential projects plans may show typical plot plans;
3.
Elevations
and colored illustrative drawings or perspective drawings of all proposed
structures. Such drawings need not be working architectural drawings
but shall contain sufficient architectural detail to identify roof
treatments, exterior wall treatments, etc.
All of the following plans and diagrams shall be required or
similar information may be required to be included on the plot plan
or appended thereto:
a.
Off-street parking and loading plan, including provisions for truck
parking and loading where appropriate,
b.
A circulation diagram indicting the proposed movement of vehicles,
goods and pedestrians within the P-D zone and to and from adjacent
public thoroughfares. Any special engineering features and traffic
regulation devices needed to facilitate or insure the safety of this
circulation pattern shall be shown,
c.
Landscaping and tree planting plan, typical street cross-sections
to indicate relationship to landscaping,
d.
A map showing the existing and proposed topography of the area at
one-foot contour intervals, (unless the slope is twenty percent or
greater, in which case intervals of five feet are acceptable) and
trees over six inches in diameter measured four feet aboveground,
f.
In areas of industrial development prevailing wind direction, air
currents and adjacent development, existing or proposed,
g.
Location of all sound walls, decorative and privacy walls:
(Ord. CS 556 §1, 1994; Ord. CS 610 §1, 1996)
Any subsequent amendments in the development plan shall be submitted
to the director of planning and shall be treated as follows:
A.
If
the proposed amendments do not involve new uses, the director of planning
shall have authority to approve such amendments; provided, that the
proposed amendments conform in principle to the approved plan.
B.
If
the proposed amendments do not in the opinion of the planning director
conform to the development plan, the proposed amendments shall be
referred to the planning commission and may be approved in accordance
with the procedure set forth in this title for use permits.
C.
If
in the opinion of the planning director, the proposed amendments are
of such a size or nature as to change the character of the development
plan, such amendments will be referred to the planning commission
and board of supervisors as a request for adoption of a new development
plan according to procedures set forth in this title for zoning changes.
(Ord. CS 556 §1, 1994)
A.
An
application for P-D district zoning shall be accompanied by a development
schedule indicating to the best of the applicant's knowledge the approximate
date when construction of the project can be expected to begin, the
anticipated rate of development, and the completion date. The development
schedule, if approved by the commission, shall become part of the
development plan and shall be adhered to by the owner of the property
and successors in interest. Cash shall be posted or a savings and
loan certificate or letter of credit or a performance bond issued
by a corporate surety company, in an amount to be determined by the
director of public works, to cover the cost of public improvements
adjacent to the proposed development prior to the issuance of the
building permit for first phase construction. The planning commission
shall have authority to compare, from time to time, the actual development
accomplished in the various P-D zone districts with the approved development
schedules.
B.
Upon
request by the property owner and for good cause shown, the planning
commission may extend the time limits of the development schedule;
provided, that any request for an extension of time limits shall be
on file in the office of the director of planning prior to the expiration
of any time limit required by the development schedule.
(Ord. CS 556 §1, 1994)
Each P-D district map shall be numbered, the first adopted being
shown on the zoning map as P-D(1) and each map subsequently adopted
being numbered successively.
(Ord. CS 556 §1, 1994)
If any portion of the approved development plan, development
schedule or any exhibits attached thereto are not met or complied
with, the planning commission may initiate proceedings under Chapter
21. 1 08 to rezone the property to the zone classification it held
prior to being zoned P-D or other appropriate zone classification.
(Ord. CS 556 §1, 1994)
Minimum parcel sizes for parcel maps or subdivisions within
an approved P-D zoning district shall be determined by the planning
commission. Such parcels created shall be consistent with an approved
development plan indicating the specific future use of each parcel.
(Ord. CS 556 §1, 1994)
