Article 5 — Planned Development District

(a)

The Planned Development District encourages new developments to be consistent with smart growth objectives and implement integrated planning for land use, infrastructure, and the environment. These smart growth objectives are in line with the General Plan goals and policies, and the twelve (12) Smart Growth Principles of the San Joaquin Valley Blueprint.

(b)

The objectives of Planned Developments (PDs) are to:

(1)

Enhance and preserve the City of Coalinga's rural and small-town character, as described in the General Plan;

(2)

Protect the character of existing neighborhoods in proximity to Planned Developments;

(3)

Plan new development in a way that is compatible and connected with the City's existing development patterns;

(4)

Create clear community standards to avoid the proliferation of multiple areas with special zoning allowances;

(5)

Plan and cluster development in a way that avoids adverse impacts on natural resources and agricultural land, and conserve energy;

(6)

Provide opportunities for a diversity of housing types, and promote affordable housing in appropriate locations;

(7)

Create compact, village-scale mixed-use development as designated within the Master Plan Overlay areas in the General Plan land use map; and

(8)

Encourage creative design and layout of development, and efficient use of land.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

The Planned Development District applies to:

(1)

All projects and major subdivisions of twenty (20) acres or more.

(2)

All parcels and subdivisions within an approved Master Plan, in the Master Plan Overlay District.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Planned Developments shall be compatible with the traditional development and circulation patterns in the City of Coalinga, and be connected to the rest of the City.

(b)

Open spaces and amenities:

(1)

Planned Developments are required to set aside twenty (20) percent of land area as usable open spaces for residents in proportion to the size of the subdivision, or preserve natural open space compatible with the new residential uses (wetlands, forest, flood zones, light agricultural uses such as small orchards). Usable open spaces include:

a.

Public or semi-public parks with amenities,

b.

Open spaces where community activities could take place,

c.

Trails connecting the neighborhood with adjacent uses, for activities such as biking, walking, and jogging.

(2)

Support connectivity by designing the road network and pedestrian connections so as to connect and include the neighborhood in the wider City grid, according to the provisions of Section 9-4.305(a)(4), Pedestrian Connections.

(3)

Encourage biking and walking in the community by building continuous and connected sidewalks and bike paths.

(4)

Provide a variety of lot and home sizes.

(5)

Utilize parking reductions, shared parking and on-street parking standards where feasible for the development.

(c)

Where identified in the General Plan Land Use Map, include commercial and retail uses that serve the needs of the residents, at a scale appropriate for the City of Coalinga.

(d)

The design of Planned Developments should be compatible with the traditional architecture and rural character of Coalinga.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Site planning.

(1)

New subdivisions shall be planned as an extension of the community's pattern of streets, parks, lots and blocks. Infill housing shall be of similar scale, orientation and design as the existing structures.

(2)

Buildings shall be oriented so that outdoor space will visually connect between properties and extend a sense of open space, while maintaining a sense of privacy.

(3)

Private Open Space such as patios, gardens, recreation courts and play areas shall be placed in a manner to maximize use of sun and shade patterns, natural drainage and existing trees and vegetation.

(4)

Proposed buildings' plan shall preserve existing trees to the extent possible. Properties are encouraged to use native, drought-resistant species in their landscaping and buffering.

(b)

General building form.

(1)

The building's architectural style, visual bulk, massiveness, height, width and length shall be compatible with the neighborhood and harmonize with the existing residential structures of neighboring properties.

(2)

The building's mass, roof form and projecting elements shall be designed so as to minimize the visual impact of the building on the neighborhood. Rooflines shall be designed in ways that minimize interference with views from neighboring properties.

(3)

Open space and landscape areas should visually blend with adjacent properties and be consistent with the neighborhood and sensitive to the rural character of the City.

(4)

Architecture within a residential area shall reflect a common vocabulary of forms, details and materials, while creating a pleasing variety of homes.

(c)

Sustainability.

(1)

Installation of Solar Panels on buildings' roofs is encouraged, provided that it respects the proportion and shape of the roof, as well as the harmony of the building.

(2)

Principles of passive design should be considered when building new homes, such as orienting the building to benefit from sunlight and solar heat in winter while being protected from direct sunlight in summer, and use air and vegetation for natural cooling.

(d)

Streets and parking.

(1)

Streets shall be pedestrian-friendly with sidewalks, street trees and other amenities. Cul-de-sacs shall be minimized and width of street decreased inside residential neighborhood.

(2)

On-street parking shall be limited. New subdivisions shall consider alternative parking solutions including tandem parking, shared driveways, single car garages, using alleys as off-street parking, and other methods reducing the visual presence and areas reserved for cars on the street. Large parking lot areas shall be located in courts not visible from the street.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Applications for Planned Development must include the following:

(1)

A brief summary of the project and how it meets the requirements set forth in this article and follows the principles of Smart Growth;

(2)

A statement describing all proposed changes and modifications to the zoning requirements applicable to the district in which the project is located;

(3)

A statement describing any land set aside as conversation area or usable open space stating:

a.

Its size,

b.

Location,

c.

Current use,

d.

Future use,

e.

Management and Protection Plan,

f.

Ownership.

(4)

A site plan indicating the existing and proposed uses, gross floor area, lot coverage, height, parking and density, and a circulation plan;

(5)

Architectural plans indicating exterior elevations, floor plans, colors, material of buildings and structures.

(6)

Phasing plan and development schedule, including the construction schedule, and anticipated date of completion. Upon approval of the Planned Development, the phasing plan and development schedule shall become a part of the Planned Development and shall be adhered to by the property owner(s) of the PD, and any successors in interest.

(7)

A fiscal impact analysis shall be conducted for Planned Developments, unless a fiscal impact analysis has already been conducted for an approved Master Plan, which the Planned Development is part of. The fiscal impact analysis must:

a.

Estimate the population generated by the development, including any new residents, school-age children, and employees;

b.

Analyze the resulting public service costs required to serve this population, including the provision of water, sewer connections, roads, schools, and emergency services;

c.

Project the tax and other local revenues generated by the Master Plan;

d.

Compare development-induced costs to projected revenues, and address any shortfall.

(8)

The Community Development Director or his or her designee may require the submission of additional items considered necessary.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Applications for Planned Developments may be reviewed simultaneously with applications for Subdivisions.

(b)

For the Planned Development to be approved, the Planning Commission and the City Council shall find that:

(1)

The proposed Planned Development conforms to the General Plan;

(2)

The proposed Planned Development complies with the requirements and follows the principles of Smart Growth described in this chapter;

(3)

All documents required for the application have been completed and submitted to the City.

(4)

Based on the fiscal impact analysis, the proposed Planned Development will bring substantial tax and revenue benefits to the City of Coalinga that outweigh the public service costs required to serve the Master Plan area.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

Procedures for an amendment to an adopted Planned Development shall be initiated in the same manner as an application for a Zoning Map Amendment prescribed by Section 9-6.904, Application by Property Owner.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Expiration. A Planned Development shall become void two (2) years following the date of approval, unless actions specified in the conditions of approval have been taken or unless the original approval was for a stated period longer than two (2) years. An approved Planned Development may specify adherence to a development staging or phasing program.

(b)

Renewal. An approved Planned Development may be renewed for a period approved by the City Council after a duly noticed public hearing. Application for renewal shall be made in writing between thirty (30) and ninety (90) days prior to the lapse of the original approval.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)