The purposes of the special study area overlay district are to:
1. 
Designate the Hercules Properties, Inc. parcels as a "special study area" since these parcels contain the following characteristics:
A. 
Historic significance and existing historic buildings.
B. 
Opportunities for commuter rail station and transportation facilities such as other rail-oriented transit, water taxi/ferry station and marina.
C. 
Drainage and hydrology issues.
D. 
Bay frontage location.
E. 
Diversity of land uses.
F. 
Significant coordination with adjacent properties needed due to diversity of land uses and complex infrastructure requirements.
2. 
Strongly encourage cooperation and joint planning by and among owners of parcels within the special study area overlay district during the land use planning and entitlement process. This effort would include such items as master hydrology and circulation plans, joint studies and cooperative infrastructure development.
(ZO § 24.100; Ord. 515 § 2, 2018)
The special study area overlay district is established for the area and properties designated within the General Plan as Special Study Area No. 1 and Special Study Area No. 2.
1. 
The special study area overlay district is established in conjunction with other zoning districts designated for a property; the boundaries of the overlay may or may not coincide with other zoning district boundaries.
2. 
The overlay shall add to the requirements of whatever other zoning district designation or overlay district is applicable to the area or buildings within the overlay boundary.
(ZO § 24.200; Ord. 515 § 2, 2018)
Plans for all new and expanded development and uses within the overlay area shall be submitted to the Community Development Director as per Section 13-40.300. The following general conditions shall apply to all areas within the special study area overlay district.
1. 
All new and expanded development shall be subject to the plan review and permit conditions of the land use zoning district designated for the property.
(ZO § 24.300; Ord. 515 § 2, 2018; Ord. 553 § 2, 2024)
The standard performance standards for development specified in Chapter 13-31 shall be met along with the specific performance standards required for the land use and other overlay districts designated for the property. In addition, the following specific performance standards shall be met:
1. 
Prior to approval of a planned development plan for the Hercules Properties Inc. property that is currently being remediated, the City shall obtain copies of closure reports prepared by Cal-EPA certifying that the property has been remediated and poses no threats to public health.
(ZO § 24.400; Ord. 515 § 2, 2018)
The following uses may be permitted in the special study area overlay district:
1. 
Uses permitted by the land use zoning district designations and other overlay districts.
2. 
All residential property within the "southern slope" planned development will be either single-family medium density (7-12 units per acre) or multifamily low density (7-12 units per acre); a combination of product types is acceptable within the stated density range.
(ZO § 24.500; Ord. 515 § 2, 2018)
The property development regulations within the special study area overlay district are as per performance criteria set forth in this Chapter in combination with the regulations of the land use zoning district and other overlay districts designated for a property; provided, that where a conflict between the regulations in this Chapter and those in other provisions of the Zoning Ordinance occurs, the more restrictive regulation shall prevail.
(ZO § 24.600; Ord. 515 § 2, 2018)