(A) Application. In order to carry out an approved project plan, or where a project plan was not required, a development plan application shall be filed with the Planning Department. An application for a development plan shall be processed in the same manner as a project plan. The applicant shall be responsible for all costs associated with the review of the development plan. Since a project plan is not required when the project is proposed for a PD Overlay District established by the city, a development plan shall be judged upon its merits in accordance with the intent of the PD Overlay District.
(B) Scope of plan. A development plan may cover all or a portion of the area included in the PD Overlay District. No building permit shall be issued for any new building or structure unless a development plan has been approved as specified herein. The Director of Planning may modify an approved development plan only when such modification is deemed minor in nature.
(C) Development plan requirements. The development plan shall set forth the following and shall be presented in the form as may be required by the Director of Planning, and shall be substantially in conformance with an approved project plan:
1. The exact boundaries and legal description of the property to be developed;
2. The placement of all front, side and rear yards, including type of structures;
3. The type, size and location of all fences, hedges and walls;
4. All proposed improvements that are to be constructed on the land and their specific locations including, but not limited to, all residential and nonresidential structures, recreational facilities and typical plans showing walls, fences, trash areas, streets and walk areas;
5. Common open space showing size, general grades and function upon completion, where appropriate. A full site grading plan shall also be submitted;
6. The location and dimension of all off-street parking facilities, public and private;
7. Location and size of all public and quasi-public sites, if applicable (i.e., schools, churches, parks and the like);
8. A tabulation of the percentage of total building coverage (enclosed structures) of the development for each land use classification;
9. A tabulation of densities within each project area or sector;
10. Building elevations to be constructed (see subsection (D) of this section);
11. A schematic landscaping plan indicating the type and size of plant material to be used and the method of providing permanent maintenance to all planted areas and open space. This shall include a street tree planting plan in accordance with § 6-10-27 of this code;
12. Plans for installation of necessary utilities, including roadways, electrical, gas and cable television lines, storm drainage, water and wastewater. Where necessary to facilitate the development plan, off site improvements shall be noted;
13. If applicable, a subdivision map showing land divisions. The tentative and final subdivision map shall comply with the State Subdivision Map Act (Cal. Gov’t Code § 66410 et seq.) and Title 6 of this code with the exception that any permit issued in conjunction with a tentative subdivision map shall expire no sooner than the approved tentative map, or any extension thereof; and
14. An anticipated development schedule from groundbreaking to occupancy.
(D) Design guidelines. The City Council shall have the approval authority of the architectural style and design of the development within the PD Overlay District. The following design guidelines are established for all PD Overlay Districts.
1. The overall plan shall achieve a harmonious and integrated relationship between the land, buildings and uses.
2. Private and common open space, pedestrian and vehicular circulation facilities, parking facilities and other pertinent amenities when proposed by the applicant or required by the city shall be an integral part of the landscape and particular attention shall be given to the retention of natural landscape features of the site.
3. The layout of structures and other facilities which effect a conservation in street and utility improvements in relationship to other economic and environmental concerns shall be encouraged.
4. Recreational areas (active and passive) when proposed by the applicant or required by the city shall be generally dispersed throughout the development and shall be easily accessible from all residential units within a PD Overlay District. Recreational facilities shall be as approved by the Planning Commission.
5. Architectural variety, as well as the establishment of compatible architectural styles and environmental harmony within the development, shall be attained.
6. Fencing, walls and screening shall be incorporated into the design of the project when proposed by the applicant or required by the city.
7. All roof mounted heating and air conditioning and other mechanical equipment must be screened with solid material for a minimum line of sight of 20 feet.
8. Design plans shall be consistent with the city’s adopted design guide.
(Ord. 553, passed 8-16-2005)