17.24.050 Precise development plan combining district.
A. Purpose and Applicability. The purpose of the P-D district is to designate areas with unique site characteristics, sensitive environmental conditions, areas surrounded by sensitive land use or other conditions not otherwise addressed elsewhere herein. Creative design approaches and flexibility in development regulations may be used to ensure that developments in such areas are compatible with those constraints.
Each P-D district shall be designated as follows: R-1-P-D-01. This reflects the base zone district combined with a precise development plan overlay and the number assigned to the P-D district plan.
B. Permitted Uses and Permit Requirements. Uses permitted or conditionally permitted shall be those uses permitted by the base zone with which the P-D district is combined. Although the overlay is combined with a base zone, once applied, uses and development requirements shall be consistent with the approved precise development (P-D) plan permit. A P-D permit shall be approved currently with approval of the P-D combining district. P-D permit requirements are outlined below in subsection (D) of this section.
C. Development Standards. All development shall be consistent with the goals and policies of the general plan and with base zone uses. However development standards and lot sizes may deviate from the base zone and density transfers within the P-D area shall be allowed as long as the overall density of the general plan land use designation for the P-D area is adhered to. The following general development standards apply within the P-D combining district:
Development Standard | Requirement | Additional Requirements |
|---|---|---|
Lot Standards | ||
Minimum lot area | 5 acres | See 17.24.050(D) |
Parking | Determined by P-D Plan Approval | |
Landscaping | ||
Minimum Setbacks | ||
Front Side Rear | Determined by P-D Plan Approval | See 17.24.050(D) |
Structure Height | ||
Height | Determined by P-D Plan Approval | See 17.24.050(D) |
Number of stories | ||
1. Development proposed within a P-D district shall be superior to development that could occur under the development standards of the base zone district in at least two of the following ways:
a. Greater open space and common areas than required;
b. Greater landscaping than required that enhances the public street appearance (including street trees, benches, lights, special paving, water fountains, etc.) or increases landscape buffers with adjacent properties;
c. Design features beyond those required through the design district or subdivision regulations to achieve superior site and/or building design;
d. Greater connectivity to surrounding public streets, bike paths, pedestrian walkways, and public open spaces than required by zoning or subdivision regulations;
e. Enhanced environmental preservation by clustering development to preserve sensitive plant or wildlife habitat, biological resources, or contiguous open space;
f. Reduced impacts on surrounding properties, in terms of privacy, access to sunlight, shadow, views, building bulk, noise, or other types of negative impacts, beyond what would be achieved under existing requirements.
2. Development standards and criteria may be deviated; provided, that such deviations are identified in the permit application and justification provided to support all requested deviations to standards to the satisfaction of the planning commission.
D. P-D Plan Permit Procedures. No use shall be established, no development shall occur or grading permit shall be issued for any use or development within a P-D combining district until a P-D permit application has been submitted to and approved by the planning commission in accordance with the procedures set out in Chapter 17.74. The action of the planning commission may be appealed to the city council in accordance with Chapter 17.72.
1. Application Contents. An application for P-D site development review shall include the following:
a. Legal description of property;
b. Preliminary title report;
c. A site development plan drawn at the scale specified by the planning director, which includes the following information:
i. A detailed elevation of the proposed project;
ii. Topography and proposed grading;
iii. Proposed development in relationship to all surrounding development plans;
iv. The location, dimension and ground floor area, and uses of all existing and proposed buildings and structures on the subject property;
v. Proposed landscaping;
vi. Streets and existing and proposed driveways and curb cuts;
vii. Proposed dedications and improvements in accordance with applicable improvement standards for the area;
viii. Location, height and materials of walls and fences;
ix. Existing and proposed utility connections (locations of utility connections)
d. A narrative description of the proposed development including the development objectives, proposed mix of uses, target market, and timeframe of development.
2. Review and Approval Procedures.
a. Each application shall be reviewed by the planning director to ensure that the proposal complies with requirements of this section. Upon being deemed complete the application shall be scheduled for hearing before the planning commission concurrently with the commission’s review of the P-D combining district request.
b. The planning commission shall conduct a public hearing on an application for a P-D permit before making a decision on the application. Notice of the hearing shall be provided in compliance with Chapter 17.74.
c. The commission’s decision is appealable to the city council in compliance with Chapter 17.72.
3. Findings and Decision. Following a hearing, the commission shall record the decision in writing and shall incorporate therein the findings upon which the decision is based. The commission may approve and/or conditionally approve a P-D permit application in whole or in part.
4. Time Limit on Approval. If development approved in accordance with this chapter has not commenced within two years of the approval, the approval shall become null and void and of no effect, unless an extension has been requested and granted by the planning director. All requests for extensions must be in written form and must be received by the planning director. This provision shall also apply to any applications approved in conjunction with a tentative parcel map or a tentative tract map. In such case, the expiration period shall coincide with that of the approved tentative parcel map or the tentative tract map, as applicable.
5. Minor Plan Modifications. The planning director may approve minor plan modifications to an approved P-D site development plan in accordance with the procedures set out in Section 17.52.100, but only if the planning director can determine that the requested modification(s) do not constitute a substantial change in the approved project.
6. Permit Revocation and Modifications. Any permit issued pursuant to this chapter may be revoked or modified pursuant to Section 17.52.110. (Ord. 706 § 3 (Exh. A), 2019).