Chapter 14.09.180
Planned Development (PD) Overlay District
Sections:
14.09.180.020 Permitting Authority.
14.09.180.030 Application Process and Review Procedures.
14.09.180.040 Planned Development Required.
14.09.180.050 Uses Allowed in a Planned Development.
14.09.180.060 Variations in Standards.
14.09.180.070 Findings Required for Approval.
14.09.180.010 Purpose.
A. A planned development allows for flexibility in applying zoning regulations to encourage innovation and creativity in project concept and design. Such flexibility may be demonstrated by allowing a combination of density patterns or variations in densities that are consistent with General Plan policies. A planned development may combine different dwelling types, or a mix of land uses or may utilize a density bonus or a density transfer provision within certain zone districts.
B. A planned development can be used like a specific plan or a policy plan by outlining individualized development standards which provide for the planning of large-scale projects. When enough detail is known about the whole of the project, the decision maker can approve a master planned development. Where the required level of detail is not known, a planned development may provide for the phased approval of projects.
C. In addition, the planned development process can encompass other approvals, such as a design review or a conditional use permit, into one comprehensive review, eliminating the need for separate applications and submittals. The regulations of this chapter are established to achieve the following purposes:
1. To implement the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Land Use and Development Code;
2. To establish the planned development, PD, designation to provide for specific project approvals, as well as a master planning process, and to facilitate the economical, efficient, and coordinated development of large areas of residential, commercial, or other nonresidential zoned lands;
3. To allow deviation from standard district regulations such as setbacks and lot area, to encourage flexibility and creativity in building design and site planning, and to promote a higher level of amenities beyond that expected in conventional developments, while still meeting the overall objectives of this division;
D. To encourage a mix of different dwelling types or a variety of land uses which complement each other and which are compatible with existing and future surrounding uses;
E. To provide for a process for density transfers from the AH, agricultural-hillside zone district; and
F. To streamline the development review process by providing for the concurrent processing of associated applications, such as a conditional use permit or a design review, thereby eliminating the need for separate applications and submittals.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.180.020 Permitting Authority.
Subject to the provisions of Division 14.01, Administration, the City Council is authorized to approve, approve with modifications, or deny a planned development. An application for a planned development may be processed concurrently with other development related applications. Each application shall be subject to the applicable approval or recommending authority as described in Division 14.01, Administration.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.180.030 Application Process and Review Procedures.
The application and review procedures, as described in Chapter 14.09.290 of this code, Design Review, shall apply to the planned development process. This includes, but is not limited to, information on fees, public notice, hearings, appeals, time extensions, and revocations. Chapter 14.09.290 of this code, Design Review, should be consulted for a thorough understanding of the review process as it pertains to the City of Vacaville.
A. A planned development may be approved, as described below:
1. Specific Project Approval. A planned development may be approved for an entire project; provided, that sufficient information, which includes, but is not limited to, a site plan, architectural design, size of facilities, traffic impacts, circulation plan, and site improvements, is provided for the whole project at the time of the initial submittal, and is provided at a level of detail which allows for the thorough analysis of project impacts and compliance with City standards;
2. Master Planned Development. For large projects where development may occur in phases, a planned development may be approved to establish a master plan for the entire project. In such cases, the initial phase of development must be approved as noted in subsection A.(1) of this section. A conceptual approval of the remaining phases may be addressed by the master planned development; provided, that sufficient project information is available which allows for the thorough analysis of the impacts of the entire project. Subsequent phases of the project shall be subject to a separate development application and approval process; and
3. A substantial change, as determined by the Director of Community Development, in the project description as originally approved shall require the filing of a new application for a planned development and a new approval.
B. The design review aspects for any unbuilt portion of a project that is approved in conjunction with a planned development shall expire 10 years after the original approval date, and a new design review approval shall be required.
C. The Director of Community Development may require that a tentative map application be submitted in conjunction with an application for a planned development.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.180.040 Planned Development Required.
A planned development shall be required for any development in a residential, agricultural hillside, commercial, or other nonresidential district, as described below.
A. A planned development shall be required for a residential development which meets any of the following criteria:
1. A single-family residential project with 50 units or more if exceptions to development standards or use restrictions are requested;
2. Multifamily projects of 10 units or more if exceptions to development standards or use restrictions are requested;
3. Mixed housing type projects consisting of attached and detached units;
4. Mixed-use projects consisting of residential uses with commercial, office, or business park development as follows:
a. When the multifamily uses are in a separate building(s) from the nonresidential uses;
b. When the multifamily uses are in the same building as the nonresidential uses and the project involves more than five units;
5. Projects utilizing a density transfer from a site in the AH agricultural hillside district to a site in a residential district;
6. Sites that were approved prior to the enactment of the ordinance codified in this section where a subsequent planned unit development was required as a condition of approval;
7. Projects involving a new tentative map and located in an area potentially subject to a natural or manmade geologic hazard, including hillside areas with slopes that are greater than 10 percent with a minimum vertical change of 25 feet or more;
B. A property owner may exercise the option of applying for a planned development for any other residential or nonresidential project in the appropriate zone district.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.180.050 Uses Allowed in a Planned Development.
A planned development shall include only uses that are allowed, either as permitted uses or conditional uses, in the underlying zone district in which the planned development is proposed to be located. A project combining residential with nonresidential uses may be located in a commercial district, in accordance with the provisions of the applicable zoning district.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.180.060 Variations in Standards.
Site standards and development standards, as established in this division, and variations in density may be modified with a planned development as follows:
A. Alternate standards may be approved if such standards are offset by the application of other improvements or increased standards elsewhere in the project which results in an overall benefit to the project.
B. Standards which may be modified include, but are not limited to, site area and minimum lot dimensions, site coverage, yard area and setbacks, heights of structures, distances between structures, off-street parking, off-street loading facilities, and landscaping.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.180.070 Findings Required for Approval.
A. The City Council, when approving a planned development, shall adopt findings of fact. These findings shall include, but not be limited to, the following:
1. That the proposed location of the planned development is in accordance with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Land Use and Development Code;
2. That the proposed location of the planned development and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare;
3. That the combination of different dwelling types or the variety of land uses in the development will complement each other and will be compatible with surrounding uses;
4. That the standards of density, site area and dimensions, site coverage, yard area, setbacks, height of structures, distances between structures, off-street parking, off-street loading facilities, and landscaping are compatible with surrounding neighborhoods;
5. That adequate public facilities, including water, sewer, parks, schools, and other facilities are available to serve the site or will be made available as a condition of approval to serve the proposed development, without adversely affecting the existing public facilities serving surrounding neighborhoods;
6. That projected traffic levels and levels of service are, or as a result of conditions of approval, will be consistent with the policies of the Transportation Element of the General Plan;
7. That the potential impacts to the City’s inventory of residential lands have been considered.
B. If a project is denied, the decision maker shall adopt findings for denial.
(Ord. 1972, Repealed and Replaced, 02/22/2022)