Chapter 8.32
PLANNED DEVELOPMENT ZONING DISTRICT
8.32.010 Purpose.
The purpose of this Chapter is to:
A. Establish a Planned Development Zoning District through which one or more properties are planned as a unit with development standards tailored to the site.
B. Provide maximum flexibility and diversification in the development of property.
C. Maintain consistency with, and implement the provisions of, the Dublin General Plan and applicable Specific Plans.
D. Protect the integrity and character of both residential and non-residential areas of the City.
E. Encourage efficient use of land for preservation of sensitive environmental areas such as open space areas and topographic features.
F. Provide for effective development of public facilities and services for the site.
G. Encourage use of design features to achieve development that is compatible with the area.
H. Allow for creative and imaginative design that will promote amenities beyond those expected in conventional developments.
8.32.020 Intent.
The intent of this Chapter is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts.
8.32.030 Applicability.
The provisions of this Chapter shall be applicable to property only upon designation of the site as a Planned Development Zoning District pursuant to procedures set forth in Chapter 8.120, Zoning Ordinance Amendment. A Planned Development Zoning District shall be established by the adoption of an Ordinance reclassifying the property to such district and adopting a Development Plan. A Development Plan shall constitute a District Planned Development Plan as required by Chapter 11.2.7 of the Eastern Dublin Specific Plan. The Development Plan shall establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District, and may be adopted in stages, as follows:
A. Stage 1 Development Plan. A Stage 1 Development Plan shall be adopted for the entire Planned Development District site with the reclassification of the property to the Planned Development Zoning District. The plan shall establish the permitted, conditionally permitted, and accessory uses, Stage 1 site plan, site area and proposed densities, maximum number of residential units and non residential square footages, a phasing plan and a Master Landscaping Plan; statements regarding consistency with General Plan and Specific Plans, and consistency with Inclusionary Zoning regulations, an aerial photo, other information necessary for the review of the proposed project; and any provisions as further described in the Application section below.
B. Stage 2 Development Plan. A Stage 2 Development Plan for all or a portion of the entire Planned Development District site may be adopted with the Stage 1 Development Plan at the time of the Zoning Ordinance Amendment, or may be adopted at a subsequent time as a separate Zoning Ordinance Amendment(s) pursuant to Chapter 8.120, Zoning Ordinance Amendment. A Stage 2 Development Plan shall establish permitted, conditionally permitted, and accessory uses, Stage 2 site plan, site area and maximum proposed densities, maximum numbers of residential units by type and non residential square footages for each use, development regulations, architectural standards, preliminary landscape plan, other information necessary for the review of the proposed project; and any provisions as further described in the Application section below. All Subdivision Maps, Conditional Use Permits, and Site Development Reviews within a Stage 2 development area shall be consistent with that Stage 2 Development Plan. Where phased development of the Planned Development Zoning District is proposed, Stage 2 Development Plans may be requested by the developer for portions of the property within the Planned Development Zoning District. Ministerial and discretionary permits may be issued only for those portions of a Planned Development District for which a Stage 2 Development Plan has been adopted.
8.32.040 Application.
The Planned Development Zoning District may be requested pursuant to Chapter 8.120, Zoning Ordinance Amendment, and Chapter 8.124, Applications, Fees, and Deposits, in the form specified by the City of Dublin. The application shall be sufficient to demonstrate compliance with the Dublin General Plan and applicable Specific Plans, and shall (subject to modification by the Director of Community Development and or the Planning Commission) include the following:
A. Stage 1 Development Plan. The Stage 1 Development Plan shall include all of the following information and materials for the entire Planned Development Zoning District site:
1. Statement of proposed uses. A written Statement of Proposed Uses, including permitted, conditional, and accessory uses.
2. Stage 1 Site Plan. A Stage 1 Site Plan showing the location and arrangement of existing and proposed land uses, and proposed development stages for the entire Planned Development Zoning District, and uses and structures within 300 feet beyond the district boundary; location of public uses including but not limited to parks, schools, and trails; proposed entry monuments; existing and proposed locations of freeways, arterials and collector streets.
3. Site area, proposed densities. Gross and net area of site; maximum densities for residential and non-residential development, minimum densities where applicable for compliance with the Dublin General Plan or applicable specific plans; and maximum number of residential units and or maximum non-residential square footage.
4. Phasing Plan. A phasing plan shall show the boundaries, timing and sequencing, gross and net areas and densities, and non-residential square footages, for development within the entire Planned Development Zoning District. It shall also include existing and proposed land uses; major features of the circulation system including any existing and proposed freeways, arterials, and collector streets; other infrastructure requirements including water supply, wastewater collection, treatment and disposal, and drainage systems.
5. Master Neighborhood Landscaping Plan. Provide a Master Neighborhood Landscaping Plan showing parks, pedestrian circulation, landscaping, and hardscape proposed at the neighborhood level.
6. General Plan and Specific Plan Consistency. A written statement addressing consistency with all elements of the General Plan and any applicable specific plans.
7. Inclusionary Zoning Regulations. A written statement addressing compliance with the Inclusionary Zoning Regulations for the provision of affordable housing. This statement should supplement any statement regarding compliance with the Housing Element of the General Plan.
8. Aerial Photo. An aerial photo of the proposed district and 300 feet beyond its boundary showing sufficient topographic data to indicate clearly the character of the terrain; the type, location, and condition of mature trees, and other natural vegetation; and the location of existing development.
9. Other information. Other information as required by the Department of Community Development as necessary for the substantive and environmental review of the proposed project.
B. Stage 2 Development Plan. The Stage 2 Development Plan shall include the following detailed information and materials for all or a portion of the site, as applicable under any proposed or adopted phasing plan:
1. Statement of compatibility with Stage 1 Development Plan. A written statement demonstrating compatibility of the Stage 2 Development Plan with the Stage 1 Development Plan.
2. Statement of proposed uses. A written Statement of Proposed Uses, including permitted, conditional, and accessory uses.
3. Stage 2 Site Plan. A detailed site plan for all or a portion of the Planned Development Zoning District showing the location and arrangement of existing and proposed land uses on the site and within 100 feet beyond its boundary; existing and proposed circulation system; existing structures and proposed general building areas; contours; parking areas, driveways and loading areas in general; limits of grading; and phasing boundaries per the Stage 1 Development Plan.
4. Site area, proposed densities. Gross and net area of the Stage 2 site; maximum densities for residential and non-residential development by type, minimum densities where applicable for compliance with the Dublin General Plan or applicable Specific Plans; and maximum numbers of residential units by type and or maximum non-residential square footage for each use.
5. Development Regulations. Development regulations for lot areas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between residences, maximum lot coverage, common useable outdoor space, floor area ratios, height limits, parking, driveways, loading areas, signage, grading standards, and trash enclosures, accompanied by any necessary diagrams.
6. Architectural Standards. Area-wide and project-wide architectural standards, concepts, and themes.
7. Preliminary Landscaping Plan. A Preliminary Landscaping Plan implementing the Master Neighborhood Landscaping Plan, and complying with Chapter 8.72, Landscaping and Fencing Regulations.
8. Other information. Other information as required by the Department of Community Development as necessary for the substantive and environmental review of the proposed project.
8.32.050 Permitted Uses.
No use other than an existing use is permitted in a Planned Development Zoning District except in accordance with a Development Plan adopted pursuant to this Chapter.
8.32.060 General.
A. Minimum Area. The minimum area for a Planned Development Zoning District shall be 4 acres, however, a district may be less than 4 acres in size upon a finding by the Director of Community Development that there is a unique character to the site, to the proposed land use, or to the proposed improvements for which the Planned Development Zoning District is better suited than conventional zoning.
B. Densities, floor area ratios, and square footages. The densities in residential areas, and floor area ratios and square footages in nonresidential areas may not exceed the densities, floor area ratios, or square footages permitted in the Dublin General Plan and applicable Specific Plans for such uses.
C. Other Zoning Regulations. Except as specifically modified by a Planned Development District Ordinance, all development in the Planned Development District site shall be subject to the regulations of the closest comparable zoning district as determined by the Director of Community Development, and of the Zoning Ordinance.
D. Maintenance. Maintenance of all lands included within a Planned Development not utilized for building sites, public roads and public uses shall be assured by recorded land agreements, covenants, proprietary control or other stated devices which attain this objective. The proposed method of assuring the maintenance of such lands shall be included as part of the provisions of the Planned Development District Ordinance.
8.32.070 Action.
The Planning Commission and the City Council shall review any proposed Planned Development Zoning District Ordinance in accordance with the provisions of Chapter 8.120, Zoning Ordinance Amendment, and shall make the following additional findings:
A. The Proposed Planned Development Zoning District meets the purpose and intent of this Chapter.
B. Development under the Planned District Development Plan would be harmonious and compatible with existing and future development in the surrounding area.
8.32.080 Amendments.
The Director of Community Development by administrative action and or the Planning Commission by means of a Conditional Use Permit may approve minor amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. All other amendments to the adopted Planned Development Zoning District Ordinance shall be pursuant to Chapter 8.120, Zoning Ordinance Amendment.