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A final development plan shall expire two years after date of approval or at an alternate time specified as a condition of approval, unless there has been any activity in that P-D District (e.g., a use permit has been approved or building permit issued for any development phase of the P-D) or an extension has been granted. Preliminary development plans shall expire one year after date of approval unless application for final development plan approval is submitted.
(Ord. 897-C-S, passed 10-25-94)
A final development plan approval may be extended by the Planning Commission for a two-year period without notice or public hearings, if the findings required remain valid and application is made at least 30 days prior to expiration. The Planning Commission may modify the final develop-ment plan and/or add conditions of approval at this time based on this review.
(Ord. 897-C-S, passed 10-25-94)
(A) A request for modifications to the conditions of approval for a final development plan shall be treated as a new application, unless the Zoning Administrator finds that the changes proposed would be non-controversial, minor, do not involve substantial alterations or additions to the plan, and are consistent with the intent of the original approval.
(B) If an application for a final development plan is denied, no new application for the same, or substantially the same, final development plan shall be filed within one year of the date of last denial, unless the denial was made without prejudice.
(Ord. 897-C-S, passed 10-25-94)
ARTICLE 24: HILLSIDE PLANNED DEVELOPMENT DISTRICT
(A) The Hillside Planned Development District (HPD) is intended to promote a more harmonious visual and functional relationship between the natural and built environments.
(B) The district shall provide for the following:
(1) The preservation of significant features of hillside areas, such as drainage swales, streams, steep slopes, ridgelines, rock outcroppings and native vegetation;
(2) The encouragement in hillside areas of an alternative and varied development approach that would provide the maximum in safety and human enjoyment while utilizing the opportunities presented by the natural terrain;
(3) The concentration of dwelling units and other structures through clustering so as to preserve the most sensitive terrain in its natural state;
(4) A mixture of housing stock so as to provide variation in appearance;
(5) Compliance with the land use densities specified in the General Plan with the understanding that in areas featuring steeper slopes, densities shall diminish as the slope of the terrain increases;
(6) Consistency with the Open Space Element of the General Plan and evidence that detailed and effective arrangements for the preserva-tion, maintenance and control of open space and recreational lands are provided;
(7) The minimization of grading and cut and fill operations consistent with the retention of the natural character of the terrain; and
(8) The minimization of water runoff and soil erosion problems in the modification of the terrain to meet on-site and off-site development needs.
(Ord. 897-C-S, passed 10-25-94)
(A) This section shall apply to those hillside areas in which one or more of the following apply:
(1) A predominant portion of the area has slopes in excess of 10%;
(2) A significant area of slopes of 25% or greater are located in the area; or
(3) A significant ridgeline, hilltop, or exposed slope is located in the area.
(B) Applicability for a particular area shall be determined by the Zoning Administrator and may be appealed to the Planning Commission and City Council. The provisions of this section shall not apply to those parcels of record for which a tentative map or final development plan has been approved and for which a plan or map has not expired. All such parcels of record shall be permitted at least one dwelling unit unless such right is or has been previously waived by scenic easement, deed of development rights, or other device.
(Ord. 897-C-S, passed 10-25-94)
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