Chapter 17.24
PD OR PLANNED DEVELOPMENT DISTRICT
Sections:
17.24.020 Relationship of PD procedures to other ordinances.
17.24.070 Establishment and/or initiation.
17.24.080 Contents of the preliminary development plan.
17.24.090 Review and approval of the preliminary development plan.
17.24.100 Changes or modifications to the preliminary development plan.
17.24.110 Review and approval of applications to implement the preliminary development plan.
17.24.130 Proper subdivision required.
17.24.150 Commercial and industrial standards.
17.24.160 Designation of PD zone on zoning map.
17.24.010 Purpose.
The purpose of the planned development (PD) district is to promote diversity in the design of and diversification in the relationship of various buildings, structures, uses, and open space by permitting variations from the density, height, and other standards in the various zones; to simplify and streamline the processing of development proposals by concurrently reviewing land use, subdivision, public improvements and design considerations; to encourage a higher standard of performance and design than would otherwise be allowed; design flexibility by using performance standards; to promote mixed use development as a means of optimizing land utilization; to encourage diversity in housing types, styles and prices; and to ensure the provision of adequate public facilities, services and amenities in the design of development projects. (Ord. 495 § 1, 2005)
17.24.020 Relationship of PD procedures to other ordinances.
Compliance with the provisions of this chapter does not relieve the applicant from having to comply with any other applicable ordinance of the city. (Ord. 495 § 1, 2005)
17.24.030 Permitted uses.
The following are permitted uses:
A. Any use specified in this chapter establishing a specific PD zone;
B. Condominiums, townhouses, community apartment projects and stock cooperatives, whether residential or otherwise. These uses are permitted in the C-1 and C-M zones only with a PD zone;
C. All uses must meet the performance standards established in this title. In the case of a city-initiated PD, subsequent development plans must specify the types of uses anticipated. (Ord. 580 § 1 (Exh. A), 2019; Ord. 495 § 1, 2005)
17.24.040 Conditional uses.
A conditional use permit shall be required for any and all uses in a PD district that, in the opinion of the city planner, are not in conformance with the approved development plan. Site plan approval by the planning commission shall be required to allow review of location and layout of all proposed uses. (Ord. 495 § 1, 2005)
17.24.050 Hearing procedure.
All applicable PD zones shall be processed as zone boundary changes and PD zones, if adopted, shall become part of the zoning map of the city. The preliminary development plan, performance standards and phasing schedule for a PD zone shall be adopted by and become part of this chapter. (Ord. 495 § 1, 2005)
17.24.060 General criteria.
A. PD zone shall have a minimum lot area of one acre except no minimum lot area in the downtown area. For purposes of this section, the “downtown area” shall mean the properties within the area and on both sides of these district boundary streets: Main Street, Third Street and State Route 120.
B. PD zones may be established in any area of the city so long as they accomplish the purposes of this chapter and are consistent with the general plan and the underlying land use district. Land included within a PD zone is subject to the requirements and restrictions set forth in this chapter in addition to the underlying land use district; provided, however, that in granting a planned development permit pursuant to this chapter, the city may modify regulations (i.e., development standards) set forth in this chapter which would otherwise be applicable to the property. Modification to the allowed density or use of the property as specified in the general plan land use designation or underlying zoning district may be authorized or required in conjunction with the PD permit. However, no density increases can exceed those maximums listed in the general plan unless otherwise allowed by state statute.
C. All new residential projects over one acre (except in the downtown area) shall be required to have PD (planned development) overlay/combining zoning districts, except that multifamily housing, housing that is affordable to lower and moderate income households, and residential projects of 10 units or less shall be exempt from this requirement. (Ord. 557 § 1 (Att. A), 2016; Ord. 552 § 3, 2016; Ord. 551 § 3, 2016; Ord. 495 § 1, 2005)
17.24.070 Establishment and/or initiation.
A. PD districts may be established upon the application of a property owner or upon the initiative of the city council or planning commission in accordance with procedures established for zoning of property in this title.
B. Applications for PD zone classification are submitted to the planning department, including the preliminary development plan and supportive materials as specified in this chapter.
C. Staff shall review the material for completion of submittal requirements and adequacy of project design.
D. The planning commission shall review the application as preliminary development plan at a public hearing, and upon completion of its review forward the matter to the city council.
E. The city council shall be the deciding body of the application and preliminary development plan and the performance standards for the PD zone.
F. As a part of any approvals granted by the deciding body of applications submitted to implement the precise development plan, the deciding body shall make a finding that the application is in substantial compliance and conformance to the preliminary development plan. (Ord. 495 § 1, 2005)
17.24.080 Contents of the preliminary development plan.
A request for the establishment of a PD district shall be accompanied by the following information, unless the district is initiated by the city, in which case the requirements shall be the responsibility of any subsequent applicant.
A. Scale, north (true) arrow, and title block.
B. Name and address of owner, applicant, project engineer, and project architect.
C. Vicinity map and legal description.
D. Boundary lines and dimensions of the property, with an indication of the surrounding land uses and lot configuration.
E. Location of any creeks, streams, existing trees greater than four inches in diameter, and groupings of trees (other than orchard trees).
F. Existing topographical information at an appropriate scale, and any other unique natural features.
G. Location and dimension of all existing and general location of proposed buildings; vehicle and pedestrian circulation ways, recreational amenities, parking areas, landscaped areas, and any other purposeful uses on the project. If development is to occur in phased construction, such phases shall be identified. If project is to contain detached single-family residential units, precise elevations and plot plans shall be part of the preliminary plan.
H. Types of proposed uses and physical relationship of different land uses and where applicable, proposed densities in residential areas, and range of lot sizes.
I. Calculation of total area and percentage of the total area devoted to building coverage, parking, circulation, and usable open space. An indication of the total number of buildings proposed shall be provided.
J. Schematic drawings and renderings depicting architectural design of buildings and structures proposed.
K. Location and source of all utilities, including water, sewer, storm, and communication.
L. Preliminary subdivision illustrating proposed and possible future lot lines and areas as appropriate.
M. Supplemental written material, to include:
1. A statement of planning objectives to be achieved, and a description of the character of the proposed PD development district.
2. A development scheme, indicating all phasing of construction.
3. A statement of the applicant’s purpose with regard to the sale or lease, and provisions for maintenance of the common area and features.
4. An explanation of commercial and industrial uses.
5. A statement as to what the benefits to the community are from the development and justification for the project.
N. All environmental documentation as required by the California Environmental Quality Act (CEQA).
O. All application materials and development filing fees. (Ord. 495 § 1, 2005)
17.24.090 Review and approval of the preliminary development plan.
The procedure for review and approval to establish a PD district for construction of a planned development is as follows:
A. The completed application for a PD zone classification shall be submitted to the planning department, including the development plans, supportive materials, and environmental documentation.
B. The application shall be submitted to and reviewed by the city planner. The city planner shall review all materials for completeness, compliance with applicable requirements, and adequacy of project design and conformance with the purpose of the PD zone.
C. Upon completion of this review and preparation of this chapter with performance standards, the application and preliminary development plan shall be submitted to the planning commission for review at a public hearing.
D. Upon completion of the planning commission hearing, the matter shall be forwarded to the city council as required by applicable codes and ordinances.
E. The city council shall review the matter at public hearing as the deciding body, and may adopt this chapter establishing the PD zone. (Ord. 495 § 1, 2005)
17.24.100 Changes or modifications to the preliminary development plan.
Major modifications to the preliminary development plan must be reviewed and processed as if a new application was being submitted. Minor modifications and corrections that do not change the purpose or overall design of the preliminary development plan may be approved by the city planner. However, the city planner must notify the planning commission and city council of all such modifications or corrections. (Ord. 495 § 1, 2005)
17.24.110 Review and approval of applications to implement the preliminary development plan.
Within one year of the effective date of the ordinance codified in this chapter, the applicant shall have filed with the planning department all necessary applications and supportive materials as required by this chapter to complete the precise development plan. This may include site plan approval, tentative map approval, or other discretionary permits as required by applicable ordinance. Failure to provide required applications within that one-year period without receiving a time extension from the planning commission shall result in a reversion of the pertinent zoning to the previous zoning district. This reversion clause shall not apply to city-initiated rezonings. (Ord. 495 § 1, 2005)
17.24.120 Affordable housing.
The preliminary development plan for any residential development shall ensure that the provision of housing on-site, affordable to low and moderate income families, is included pursuant to Chapter 17.50 EMC. (Ord. 495 § 1, 2005)
17.24.130 Proper subdivision required.
Land zoned PD may not be used in the manner provided in the underlying zone unless the land is subdivided in conformity with the regulations of the applicable zone and EMC Title 16, Subdivisions. No subdivision or site plan application shall be acted upon for real property being considered for PD zoning until such time as the PD zoning has been adopted. (Ord. 495 § 1, 2005)
17.24.140 Density limits.
Where residential development is proposed as part of the PD, the residential portion of the development shall not exceed the density limits established in the general plan except for the provision of affordable housing as described in the State Government Code. (Ord. 495 § 1, 2005)
17.24.150 Commercial and industrial standards.
A. Setback Requirements. Commercial and industrial development is encouraged to use a variety of building setbacks through the development of open plazas, pedestrian malls, outdoor employee areas and other public spaces and uses, with adequate landscaping to help create visual interest.
B. Lot Coverage. Basic lot coverage will be dictated by the parking requirements, as stated in Chapter 17.43 EMC, but in no case shall building coverage exceed 70 percent. (Ord. 495 § 1, 2005)
17.24.160 Designation of PD zone on zoning map.
Each PD zone shall be numbered, the first adopted being shown on the zoning map as PD-1 and each zone subsequently adopted being numbered successively. (Ord. 495 § 1, 2005)