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(A) Residential P-D Districts.
(1) P-D Districts containing residential components may be established on a parcel or parcels of land having a contiguous area of at least three acres. Within a Specific Plan Area, a P-D District containing residential uses may be designated for properties totaling less than three acres in size, provided the district is in substantial conformance with the Specific Plan.
(2) Each Residential P-D District established shall include specific development standards designed for that particular district, to include minimum lot sizes, setbacks and open space requirements, architectural and landscaping guidelines, and maximum building heights and lot coverages. In establishing these standards, the requirements for existing zoning and P-D Districts may be reviewed and modifications to these standards may be made as appropriate. Varying residential densities may be established for specific areas within each district. Once approved as part of a final development plan, all standards, densities, and other requirements shall remain tied to that plan and to the property designated by that district, unless formally amended by City Council action.
(3) The intent of the Residential P-D is to encourage a wider variety of densities, product types and setbacks than would otherwise be possible under conventional residential zoning. Single-family lot size shall vary between and/or within the P-D Districts to accommodate a range of economic needs. Furthermore, setbacks and garage door facilities to encourage non-auto oriented circulation within the development. Furthermore, the P-D process may be used to implement the various Specific Plans adopted by the city. Once established, the P-D District becomes, in effect, the zoning code for the area within its respective boundaries.
(B) Commercial/Industrial P-D Districts.
(1) P-D Districts which contain only commercial and/or industrial components shall have no minimum area requirements.
(2) As with Residential P-D Districts, all Commercial/Industrial P-D Districts shall include specific development standards relating to building setbacks and coverages, minimum lot sizes, and other design requirements for the components of that P-D District. Architectural and landscaping guidelines shall be developed for the P-D District which will encourage creativity of design and/or thematically unite the various elements of the district and these shall be made a part of the district’s final development plan. Substantial modifications to these standards shall only be allowed by City Council action.
(C) Mixed Use P-D Districts.
(1) A P-D District may possibly include mixed uses of residential and commercial within either the same or adjacent buildings within the district, so long as such mixed uses are consistent with the Master Plan and Specific Plan if applicable. Parking requirements for mixed use within the P-D District shall be as required in §§ 9-5.1701 et seq., and design standards for mixed uses shall be established as part of the district’s final development plan.
(2) Commercial and residential components within the same P-D Districts shall share a similar architectural theme and maximize pedestrian access between the two.
(Ord. 897-C-S, passed 10-25-94; Am. Ord. 2158-C-S, passed 12-11-18)
In situations where a subdivision of land (e.g., a tentative map) is undertaken in conjunction with the establishment or implementation of a P-D District, such subdivisions shall be processed concurrently and approved under the same resolution of approval.
(Ord. 897-C-S, passed 10-25-94)
Any and all uses otherwise permitted in the city may be included in a P-D District, provided such uses are shown on the approved final development plan for that district and are in accordance with the General Plan and any applicable Specific Plan.
(Ord. 897-C-S, passed 10-25-94)
In addition to the required application submittal forms available from the Community Development Department and specified supporting materials, the following shall also be required for all P-D District establishment requests and shall be approved by the Planning Commission as a part of the final develop-ment plan:
(A) A listing of the development standards proposed for the P-D District (e.g., setbacks, lot sizes, building heights);
(B) A phasing plan indicating the approximate date when construction of the first development phase of the P-D District is scheduled to begin and tentative completion dates for the remaining phases.
(C) A Stormwater Control Plan prepared by an engineer or equally qualified professional as determined by the City Engineer. The City Engineer may require that the storm water control plan be prepared by a licensed civil engineer. All architectural, civil engineering, and landscape site plans shall be consistent with the storm water control plan.
(Ord. 897-C-S, passed 10-25-94; Am. Ord. 1064-C-S, passed 12-13-05)
(A) A preliminary development plan must be prepared for all proposed P-D Districts containing residential components and Planning Commission approval of the preliminary development plan is necessary. P-D Districts containing only commercial and/or industrial uses are not required to undergo preliminary development plan review and may begin the review process at the final development plan stage. In considering the preliminary development plan at its public hearing the Commission shall determine whether or not the land uses suggested and their interrelationships are generally acceptable and may approve, modify or deny the proposal based on this review. In any case, approval of the preliminary development plan shall not constitute an endorsement of the proposal's precise location, extent of uses, configuration of parcels or engineering feasibility.
(B) Once a preliminary development plan for a residential P-D District has been approved by the Planning Commission, a final development plan may be submitted to the city. For P-D Districts that do not contain residential components, a final develop-ment plan may be submitted without a preliminary development plan. If subdivision within the district is necessary or if the plan will be implemented in phases then a tentative map is necessary and may be applied for at this time. Once the application has been deemed complete by staff a public hearing before the Planning Commission shall be scheduled. At this hearing the Commission will make a recommendation to the City Council based on a review of the environmental impacts of the plan, the appropriateness and interrelationship of the proposed uses, any effects on traffic circulation due to development of the plan, the quality of the suggested site plan design and other details of the proposed district. A favorable recommendation must include the findings listed in this chapter for a final development plan. In addition the Design Review Board must review all of the design features of a proposal (e.g., architecture, landscaping, signage) and any conditions of approval imposed by the Board shall be added to the recommendation to the Council. At its public hearing the Council may decide to approve or deny the final development plan or return the matter to the Planning Commission for further evaluation. If approved the property shall be rezoned as a P-D District and so indicated on the zoning map for the city.
(C) (1) A use permit shall be required prior to the construction of any phase of an approved P-D District. It is the intent of the use permit to further clarify the details of the development phase being considered and to ensure that each component complies with the established provisions of the district. The use permit is not intended to obtain further exactions of the developer but is to refine the final development plan and implement the conditions of approval attached to the final development plan. Use permit approval shall be required prior to final map recordation for all projects within a P-D District.
(2) A use permit may be granted by the Zoning Administrator or the Planning Commission, provided that the proposed development phase is in substantial conformance with any approved final development plan for that property and the conditions thereof. In approving a use permit for a phase of the P-D District the Zoning Administrator or the Planning Commission may add conditions of approval which are consistent with the intent and provisions of an approved P-D District and help to implement that district. For P-D Districts containing commercial and/or industrial components, a master use permit may be approved which will generally or specifically describe those tenants which may utilize those components.
(Ord. 897-C-S, passed 10-25-94)
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