Chapter 18.30
PLANNED UNIT DEVELOPMENT (PUD) AND PRECISE PLAN DISTRICTS (PPD)
Sections:
18.30.010 Specific purposes.
18.30.020 Land use regulations.
18.30.030 Land use and development regulations for existing PUD or PPD district.
18.30.040 Development regulations.
18.30.050 Concept plan.
18.30.060 Planning commission, architectural review commission and city council action.
18.30.070 Zoning map designation.
18.30.080 Development plan and architectural review permit review.
18.30.010 Specific purposes.
In addition to the general purposes listed in PHMC § 18.05.020, the specific purposes of the planned unit development and precise plan districts are to:
A. Establish a procedure for the development of large parcels of land in order to reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small parcels.
B. Ensure orderly and thorough planning and review procedures that will result in quality urban design.
C. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenities.
D. Encourage allocation and improvement of common open space in residential areas, and provide for maintenance of the open space at the expense of those directly benefiting from it.
E. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods. (Ord. 710 § 35-9.1, 1996; 1991 code § 35-9.1)
18.30.020 Land use regulations.
No use other than an existing use is permitted in a PUD district except in accord with a valid PUD or specific plan. Any permitted or conditional use authorized by this title may be included in an approved PUD plan or an adopted specific plan consistent with the general plan land use designation(s) for the property. (Ord. 710 § 35-9.2, 1996; 1991 code § 35-9.2)
18.30.030 Land use and development regulations for existing PUD or PPD district.
Land use and development regulations for a PUD or PPD existing as of October 21, 1995 (the date of adoption of Ordinance No. 710) shall be determined in accordance with the following schedule unless the existing PUD or PPD has an adopted land use and development schedule. In the event of a conflict between applicable zoning district regulations, the more restrictive provisions shall apply unless otherwise determined by the zoning administrator based on physical site characteristics.
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SCHEDULE 18.30.030 PUD AND PPD DISTRICTS LAND USE AND DEVELOPMENT REGULATIONS
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General Plan Designation and Base District(s) |
Applicable Zoning Designation |
Schedules |
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Single-Family Low Density |
R-20 and R-15 |
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Single-Family Medium Density |
R-10 and R-10A |
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Single-Family High Density |
R-7 and R-6 |
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Multiple-Family Very Low Density |
MRVL |
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Multiple-Family Low Density |
MRL |
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Multiple-Family Medium Density |
MRM |
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Multiple-Family High Density |
MRH |
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Commercial/Retail |
RB |
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Office |
PAO |
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Limited Industrial |
LI |
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Park |
R-20 |
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Open Space |
R-20 |
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(Ord. 856 § 2 (Exh. A), 2011; Ord. 796 § 6, 2005; Ord. 710 § 35-9.3, 1996; 1991 code § 35-9.3)
18.30.040 Development regulations.
A. Minimum area. The minimum area of a PUD district shall be four contiguous acres. The city council may approve a PUD district that contains less than four acres, but at least two acres, upon a finding that special site characteristics exist, and at least one acre when the project site is located in a nonresidential general plan land use classification, upon a finding that special site characteristics exist.
B. Residential unit density. The total number of dwelling units in a PUD plan shall not exceed the minimum number permitted by the general plan for the total area allocated to residential use unless findings under Government Code section 65589.5 are met and in no instance shall the maximum number of dwelling units exceed the maximum permitted by the general plan unless a density bonus is approved under PHMC § 18.20.150.
C. Performance standards. The performance standards prescribed by PHMC § 18.50.060 apply.
D. Other development regulations. Other development regulations shall be as prescribed by the PUD or specific plan.
E. Accessory dwelling units. Any accessory dwelling unit or units approved within a PUD shall comply with all applicable regulations contained in PHMC § 18.20.095. (Ord. 938 § 7, 2020; Ord. 915 § 9, 2017; Ord. 856 § 2 (Exh. A), 2011; Ord. 772 § 3, 2003; Ord. 710 § 35-9.4, 1996; 1991 code § 35-9.4)
18.30.050 Concept plan.
Each rezoning to PUD shall have a written concept plan adopted as part of the ordinance. The concept plan shall include a text and diagram or diagrams that specify:
A. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan.
B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities proposed to be located in the area covered by the plan and needed to support the land uses described in the plan.
C. Standards and criteria by which development will proceed, and standards for conservation, development and utilization of natural resources including geological features, where applicable.
D. A land use regulation schedule defining the permitted, conditional, temporary and accessory uses.
E. A development regulation schedule establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage and floor area ratios.
F. Design criteria for all landscaped areas, buildings and structures.
G. A statement of the relationship of the proposed rezoning to the general plan. (Ord. 928 § 8, 2019; Ord. 906 § 6, 2016; Ord. 710 § 35-9.6, 1996; 1991 code § 35-9.6)
18.30.060 Planning commission, architectural review commission and city council action.
Before the planning commission consideration of the PUD request for rezoning, the architectural review commission shall review and make recommendations to the planning commission. The planning commission shall consider an application for rezoning to a PUD district as prescribed in PHMC Chapter 18.125, and shall, at the same time, consider the proposed PUD concept plan or specific plan accompanying the application. A commission recommendation to rezone to a PUD district shall be accompanied by a resolution approving a PUD concept plan or recommending a specific plan.
A. Architectural review commission action. The architectural review commission may recommend approval or conditional approval of a concept plan upon finding that:
1. The design of the structures conforms to the topographic features of the particular site;
2. The design of the structures enhances the natural attributes of the particular site;
3. The scale and bulk of the structures are appropriate to the particular site; and
4. The landscape plan is appropriate to the particular site.
B. Planning commission action. The planning commission may recommend approval or conditional approval of a PUD plan and rezoning or recommend approval or conditional approval of a specific plan upon finding that:
1. The PUD plan or specific plan is consistent with the general plan and other applicable policies and is compatible with surrounding development;
2. The PUD plan or specific plan will enhance the potential for superior urban design in comparison with the development under the base district regulations that would apply if the plan were not approved;
3. Deviations from the base district regulations are justified by compensating benefits of the PUD plan or specific plan;
4. The PUD plan or specific plan includes adequate provisions for utilities services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and
5. The PUD plan or specific plan has been considered by the architectural review commission.
C. City council action. After a public hearing, the council shall approve, modify, or reject the planning commission’s recommendation; provided, that a modification not previously considered by the planning commission shall be referred to the planning commission for a report before adoption of an ordinance amending the zoning regulations or map. Failure of the planning commission to report within 40 days after referral or such longer period as may be designated by the council shall be deemed an approval of the proposed modification. Prior to adoption of an ordinance establishing a PUD or a resolution adopting a specific plan, the council shall make findings that the proposed regulation or map amendment and the PUD plan or specific plan is consistent with the policies of the general plan and the notice and hearing provisions of this title.
D. Concurrent submittal. A development plan, architectural review permit, use permit, and/or any associated permits may be submitted for review concurrently with a PUD plan. In a concurrent submittal, the city council shall be the final decision-maker on all applications after considering recommendations from the planning commission and/or architectural review commission. (Ord. 902 § 4, 2016; Ord. 710 § 35-9.8, 1996; 1991 code § 35-9.8)
18.30.070 Zoning map designation.
A PUD or PPD district shall be noted on the zoning map by the designations “PUD” or “PPD,” followed by the ordinance number of the rezoning. A specific plan shall also be noted on the zoning map. (Ord. 710 § 35-9.10, 1996; 1991 code § 35-9.10)
18.30.080 Development plan and architectural review permit review.
Plans for a project in a PUD or PPD district shall be accepted for development plan review as prescribed by PHMC Chapter 18.90 and architectural review as prescribed by PHMC Chapter 18.115 only if they are consistent with an approved PUD or PPD plan or specific plan. No project may be approved and no building permit issued unless the project, alteration or use is consistent with an approved PUD or PPD concept plan or an approved specific plan.
Minor changes to an existing PUD or PPD plan, as determined by the zoning administrator, are not subject to PHMC Chapter 18.115, Architectural Review Permits.
The zoning administrator shall determine what is major or minor and has the discretion to make minor changes to an existing PUD or PPD. Any interested person may appeal the zoning administrator’s determination under PHMC Chapter 18.130. (Ord. 902 § 5, 2016; Ord. 710 § 35-9.12, 1996; 1991 code § 35-9.12)