A planned development district is designed to provide various
types of land use which can be combined in compatible relationship
with each other as part of a totally planned development. It is the
intent of this district to insure compliance with the general plan
and good zoning practices while allowing certain desirable departures
from the strict provisions of specific zone classifications. The advantages
which are intended to result from the application of a planned development
district are to be insured by the adoption of a precise development
plan with a specific time limit for commencement of construction.
(Prior code § 159.65.010)
The following regulations and general rules set forth in this section and in Chapter
17.76 (Conditional Use Permit) shall apply in a planned development district. Where a conflict in regulations occurs, the regulations specified in this section shall apply. A planned development district may be approved in lieu of a change of zone (for mixed use projects) as specified in Chapter
17.88.
(Prior code § 159.65.020)
The Planning Commission and City Council shall find that the proposed uses as shown on a development plan for a planned development (PD) district are in conformity with the required findings and conditions as set forth in Chapter
17.76 (Conditional Use Permit), the General Plan and sound community development. Only those uses approved by the Planning Commission and City Council may be permitted in a PD district. The following types of uses may be permitted in a PD district.
A. Planned
residential development districts may include a multiplicity of housing
types; provided, the density does not exceed the general plan requirements.
Housing density may be increased in conformance with State and local
regulations if the district assists the City in meeting its housing
goals as set forth in the housing element of the general plan. The
form and type of development on a PD site boundary shall be compatible
with the existing or potential development of the surrounding neighborhoods.
B. A specific
commercial use for property adjacent to an existing commercial zone
may be approved as a PD when such property is to be used for additional
off-street parking or an extension of buildings proposed in the existing
commercial zone or in combination with residential uses. Where this
is permitted, the plan for the total property shall be submitted and
the applicant shall clearly detail, by engineering and architectural
specifications and drawings, the manner in which the subject area
is to be developed and the means that will be employed to protect
the abutting property and the health, safety, welfare and privacy
enjoyed thereon.
C. In
industrial zones, a property which combines industrial and service
commercial uses may be approved as a PD subject to the development
standards of the zone in which the planned district is located to
protect the health, safety and welfare of the area. Such PDs shall
be permitted on a major or secondary thoroughfare as indicated on
the general plan street plan or when these uses are integrated into
an overall development plan. In both instances the proposed use shall
not adversely affect the uses of properties in adjoining areas.
D. Additional
uses may be permitted in a PD, including churches, nursery and day
schools for pre-school children, when these uses are located on a
secondary or major thoroughfare as indicated on the general plan street
plan or when these uses are integrated into an overall development
plan and when in both instances the proposed use would not adversely
affect the uses of property in adjoining areas.
E. Planned
development districts may include a multiplicity of uses; providing,
the proposed uses are permitted by the subject zoning and/or general
plan regulations. The form and type of development on the site boundary
shall be compatible with the existing or potential development of
the surrounding neighborhoods.
(Prior code § 159.65.030)
The Planning Commission and the City Council shall establish
a full range of development standards appropriate to the orderly development
of the site which shall include the following:
A. Building
heights shall conform to the requirements of the underlying zoning
district unless modified by the Planning Commission and the City Council.
Structures which exceed permitted heights may be considered only when
such additional building height would: (1) not adversely affect the
uses of property in adjoining areas; (2) fit into the character of
the community; and (3) blend in with the natural surroundings.
B. Parking and loading requirements shall be subject to the requirements of Chapter
17.48, Off-Street Parking Standards. The Planning Commission and the City Council may modify such requirements based upon the submittal of a specific parking plan.
C. Front
yard setbacks compatible with the existing or potential development
adjacent and/or opposite from existing development shall be required
to provide for an orderly and uniform transition along the streetscape
to preserve, protect and enhance the properties adjacent to a proposed
PD. Nonperipheral areas of a PD shall not be subject to this requirement
but shall be determined by approval of the development plan by the
Planning Commission and the City Council.
D. Minimum
lot frontage not less than that of existing lots adjacent and/or opposite
from existing developments shall be required to provide for an orderly
and uniform transition along the streetscape to preserve, protect
and enhance the properties adjacent to a proposed PD. Nonperipheral
areas of a PD shall not be subject to this requirement but shall be
determined by approval of the development plan by the Planning Commission
and the City Council.
E. Open
space for planned districts shall be equal to or greater than the
minimum open space requirement for the zone in which a planned district
is located, unless otherwise approved by the Planning Commission and
City Council.
1. Protection
of natural landscape features such as watercourses, hillsides, sensitive
land area, existing vegetation, wildlife, unique topographical features,
and views shall be encouraged. Open spaces shall be integrated into
the overall design of the project.
2. Open
space for commercial, industrial and mixed uses shall be determined
by the development plan approved by the Planning Commission and City
Council.
(Prior code § 159.65.040)
A planned development which requires a subdivision map may include
the required map proceedings in the PD public hearing process.
(Prior code § 159.65.050)
A. A planned development district may be established through application of the property owner or the owner’s legal representative or the City Council in accordance with the public hearing procedures of the Conditional Use Permit as set forth in Section
17.76.040, compliance with the requirements of the California Environmental Quality Act, and the approval of a development plan (map and text). A planned development district may be approved in lieu of a change of zone (for mixed use type of projects) as specified in Chapter
17.88.
B. Development
in a planned development district shall be subject to the requirements
of this section and shall conform to the specifications of the development
plan (map and text) as approved by the City Council.
1. Plan
Development Plan—Approval by the Planning Commission and City
Council. The applicant shall submit a development plan package to
the Department of Planning and Building for approval by the Planning
Commission and City Council. A map and/or site plan of the subject
property shall conform to the requirements of the application checklist
provided by the Department of Planning and Building.
Approval by the Planning Commission and City Council of the development plan in accordance with the public hearing procedures required by Chapter
17.104 shall constitute approval of a planned development district. The development plan shall, by reference, be incorporated into and become a part of the planned development district.
2. Modification of Final Development Plan. The approved development plan may be modified by submitting a request for such modification according to the same procedure as is required in the initial review and approval process, including public hearing by the Planning Commission and City Council in accordance with Chapter
17.104. Minor architectural or site changes not affecting the intent of the PD may be approved by the Planning Commission in accordance with the public hearing procedures required by Chapter
17.104. No Council action is necessary for minor changes except appealed decisions.
(Prior code § 159.65.060)
Each planned development district shall be numbered, the first being shown on the official zoning map as PD(1) and each district subsequently applied for being numbered successively. All approved planned development districts, including planned development districts in lieu of changes of zone, shall be shown on the official zoning map of the city. Designation of a planned development district on the official zoning map shall not constitute an amendment of the official zoning map, except PDs approved in lieu of a change of zone as provided in Chapter
17.88.
(Prior code § 159.65.070)
A development plan shall become valid 15 calendar days after
the date of the decision by the City Council.
(Prior code § 159.65.080)
A. The
City Council may extend a development plan time limit following the
consideration of an application for same at a duly noticed public
hearing upon making a finding that such extension is justified and
not detrimental to the public safety and welfare.
B. The
City Council may approve, approve with conditions, or deny the request
for time limit extension. If approved, the length of the extension
granted shall not exceed the length of time granted the original development
plan approval.
(Prior code § 159.65.090)
A. A development
plan shall lapse and become null and void 5 years from the date the
development plan was approved by the City Council or within the time
set by Planning Commission or City Council approval, unless the right(s)
granted therein have become vested (commenced substantial construction;
building permits for commercial/industrial projects and final maps
for residential projects) or the time limit is extended by the City
Council.
B. If
a planned development district lapses or is declared null and void,
a new application may be filed and hearings shall be held in accordance
with this section. If such a lapse or declaration occurs, all activity
authorized by the planned development district, except that specifically
approved by the City Council to prevent significant loss and/or to
insure the public safety and welfare, shall cease.
C. For
any phased planned development, cessation of development for a period
of 2 years or more shall require Planning Commission review and approval
prior to further development of the district unless part of an approved
development agreement.
D. Planned
development districts which are approved in conjunction with an approved
disposition and development agreement (DDA) and/or subdivision map
shall not terminate if substantial construction has commenced prior
to the termination of the DDA and/or subdivision map.
E. Any
PD which has not started construction within the time constraints
of this chapter shall revert to the original zoning designation and
the designation shall be removed from the zoning map.
(Prior code § 159.65.100)
The following information is required for submittal of a development
plan application:
A. Proof
of title to all the property contained in the application and authorization
of the legal owner(s).
B. A completed
application form.
C. Plans
to scale as follows:
1. Commercial
Developments.
a. Site plan showing general building locations, service and loading
areas, access points, location of buildings on adjacent lots, parking
areas, on-site circulation, location, height, and type of walls, landscaped
areas, proposed drive-through areas.
b. A discussion of the proposed architectural theme, including available
elevations, maximum building and wall height, and sign program.
c. Landscaping plans showing general landscaping theme, including use
of type of landscaping materials or berms to convey theme or image.
d. Phasing plan (if needed).
e. A deposit/fee as required by City Council resolution.
f. Information as required for a public hearing (See Section
17.104.020).
2. Residential
Developments.
a. Site plan showing use locations such as open space and residential.
b. Landscape plans showing general character of streetscapes and other
landscape elements.
c. Circulation plan showing vehicular, golf cart path, pedestrian, and
bicycle circulation systems.
d. Plan illustrating general wall theme.
e. Phasing plan (if needed).
f. A deposit/fee as required by City Council resolution.
g. Information as required for a public hearing (See Section
17.104.020).
D. An
Environmental Application. Supplemental documents may be required
and may or may not be prepared by City staff at the discretion of
the Director of Community Development.
E. Other
information as required by the Director of Community Development.
(Prior code § 159.65.110)