Contra Costa County Municipal Code § 84-66.1404 Latitude of regulations

(a) The final development plan drawn to scale, shall:

(1) Indicate the metes and bounds of the boundary of the subject property together with dimensions of lands to be divided;

(2) Indicate the location, grades, widths and types of improvements proposed for all streets, driveways, pedestrian ways and utilities;

(3) Indicate the location, height, number of stories, use and number of dwelling units for each proposed building or structure;

(4) Indicate the location and design of vehicle parking areas;

(5) Indicate the location and design of proposed landscaping, expert for proposed single-family residential development;

(6) Indicate the location and design of all storm drainage and sewage disposal facilities;

(7) Provide an engineer's statement of the proposed grading;

(8) Indicate the location and extent of all proposed land uses;

(9) Indicate the location of any residential dwellings proposed to be used as new sales models.

(b) In addition, the final development plan shall be accompanied by:

(1) Elevations of all buildings and structures other than single-family residences;

(2) A statement indicating procedures and programming for the development and maintenance of public or semipublic areas, buildings and structures;

(3) A statement indicating the stages of development proposed for the entire development;

(4) A statement indicating if any new residential dwellings are proposed to be used as sales models and asking approval of that use;

(5) Any additional drawings or information as may be required by the planning commission at the time of any public hearing in the matter.

(Ords. 87-43 § 3, 79-74: § 84-66.102: prior code § 8166(d): Ord. 1743).

(a) The final development plan shall be submitted to the planning commission for approval, as with use permit applications, except it is the commission which hears and reviews it. The commission's decision may be appealed to the board of supervisors in accordance with Article 26-2.24, otherwise it becomes final.

(b) A final development plan may be approved by the planning commission for a portion or unit of the approved preliminary development plan, in accordance with the sequence of units authorized by its conditions of approval, or upon a showing of both good cause and that the proposed portion or unit would, standing by itself, constitute reasonable and orderly development in relation to the entire development.

(Ords. 79-74, 76-26 § 3, 76-25 § 3: § 84-66.014: prior code § 8166(e): Ord. 1743).

(a) Combination. An applicant for rezoning to the P-1 district may submit simultaneously and in combination with the zoning application or thereafter but before the board's final zoning decision, an application for approval of a final development plan for the entire property. The application and proposed final development plan shall comply with the requirements of Sections 84-66.006 and 84-66.1202.

(b) Procedure. Such a combined final development plan application shall be processed, noticed, and heard by the planning commission. The commission's decision shall be a recommendation to the board of supervisors which shall make the final decision on the final development plan along with the rezoning pursuant to Article 84-66.10.

(Ord. 79-74).

Article 84-66.14. Plan Objectives, Regulations and Evaluations

To achieve design and aesthetic quality for large-scale integrated developments and/or general plan special areas of concern, the following design objectives shall be met:

(1) Building bulk, height, land coverage, visual appearance from adjacent land, and design compatibility with existing adjoining development and land which will remain, shall be considered and controlled;

(2) A development's design should successfully integrate individual buildings and building groups with the surrounding development, other physical features in the area, and existing development which will remain;

(3) The design of structures should provide for harmonious composition of mass, scale, color, and textures, with special emphasis on the transition from one building type to another, termination of groups of structures, relationships to streets, exploitation of views, and integration of spaces and building forms with the topography of the site and the urban or suburban character of the area.

(4) Provisions are to be made for an efficient, direct and convenient system of pedestrian circulation, together with landscaping and appropriate treatment of any public areas or lobbies.

(5) Off-street parking and loading areas should be integrated into the overall vehicular circulation system.

(Ord. 79-74).

The planning commission may recommend and the board of supervisors may adopt as part of the preliminary development plan, and may require in the final development plan, standards, regulations, limitations and restrictions which are either more or less restrictive than those specified elsewhere in this ordinance code, and which are designed to protect and maintain property values and community amenities in the subject community, and which would foster and maintain the health, safety and general welfare of the community, including and relating to but not limited to the following:

(1) Height limitations on buildings and structures;

(2) Percent coverage of land by buildings and structures;

(3) Parking ratios and areas expressed in relation to use of various portions of the property and/or building floor area;

(4) The location, width and improvement of vehicular and pedestrian access to various portions of the property including portions within abutting streets;

(5) Planting and maintenance of trees, shrubs, plants and lawns in accordance with a landscaping plan;

(6) Construction of fences, walls and floodlighting of an approved design;

(7) Limitations upon the size, design, number, lighting and location of signs and advertising structures;

(8) Arrangement and spacing of buildings and structures to provide appropriate open spaces around same;

(9) Location and size of off-street loading areas and docks;

(10) Uses of buildings and structures by general classification, and by specific designation when there are unusual requirements for parking, or when use involves noise, dust, odor, fumes, smoke, vibration, glare or radiation incompatible with present or potential development of surrounding property:

(11) Architectural design of buildings and structures;

(12) Schedule of time for construction and establishment of the proposed buildings, structures, or land uses or any stage of development thereof;

(13) Requiring of performance bonds to insure development as approved; and

(14) Requiring that where any residential dwelling unit (one-family dwelling or duplex) or units are approved to be used as a sales model or models at least one such unit have a sprinkler system installed therein meeting the standard specified in Chapter 718-6.

(Ords. 87-43 § 4, 79-74: § 84-66.1404: prior code § 8166(f): Ord. 1743).

When approving and adopting the rezoning application, the preliminary development plan or the final development plan, the planning commission and/or board of supervisors as the case may be, shall be satisfied that:

(1) The applicant intends to start construction within two and one-half years from effective date of zoning change and plan approval;

(2) The proposed planned unit development is consistent with the county general plan;

(3) In the case of residential development, it will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community;

(4) In the case of the commercial development, it is needed at the proposed location to provide adequate commercial facilities of the type proposed, and that traffic congestion will not likely be created by the proposed center, or will be obviated by presently projected improvements and by demonstrable provisions in the plan for proper entrances and exits, and by internal provisions for traffic and parking, and that the development will be an attractive and efficient center which will fit harmoniously into and will have no adverse effects upon the adjacent or surrounding development;

(5) In the case of proposed industrial development, it is fully in conformity with the applicable performance standards, and will constitute an efficient and well organized development, with adequate provisions for railroad and/or truck access service and necessary storage, and that such development will have no adverse effect upon adjacent or surrounding development; and

(6) The development of a harmonious, integrated plan justifies exceptions from the normal application of this code.

(Ord. 79-74: § 84-66.020: prior code § 8166(g): Ord. 1743).

Article 84-66.16. Termination

(a) Reversion. P-1 district shall become null and void, and the land use district classification shall revert to the immediately preceding zoning, designation if either:

(1) Within eighteen months after the effective date of the establishment of the P-1 district and/or the approval of the preliminary development plan (whichever is sooner), a final development plan is not submitted to the planning commission, or

(2) Within twelve months after the planning commission's approval of the final development plan, the construction specified in the final development plan has not been commenced.

(b) Time Limit Exception. The time limitation in subsection (a)( 1) of this section applies only to the first final development plan of a unit of a phased preliminary development plan; it does not apply after approval and implementation of such first final development plan.

(c) Extensions. Upon showings of good cause, the board of supervisors may grant not more than five extensions of the time limitations set forth in subsection (a), each for no more than one year and all extensions totaling five years or less.

(Ords. 79-74, 76-26 § 4, 76-25 § 4: § 84-66.022: prior code § 8166(1): Ords. 71-17, 1743).

Article 84-66.18. Plan Changes

(a) Changes. Changes, in the approved preliminary development plan and its conditions of approval, may be approved by the planning commission, as with land use permit applications except that it is the commission which hears and reviews them. The commission's decision may be appealed to the board of supervisors in accordance with Article 26-2.24, otherwise it becomes final.

(b) Rezoning. When substantial changes in the preliminary development plan involve a reduction of or addition to its land area, then a rezoning application shall be submitted for consideration.

(Ord. 79-74, 76-26 § 2, 76-25 § 2: § 84-66.010: prior code § 8166(c): Ord. 1743).

(a) Review, Hearing. The zoning administrator shall review approved final development plan applications for modification pursuant to and otherwise regulated by the land use permit provisions of Chapter 26-2, for which the zoning administrator may schedule a public hearing and shall do so if the zoning administrator determines that a substantial modification is being requested in an approved final development plan.

(b) Findings. In approving the modification application, the zoning administrator shall find that it is consistent with the intent and purpose of the P-1 district and compatible with other uses in the vicinity, both inside and outside the district.

(c) Conditions. The zoning administrator may impose reasonable conditions and limitations to curry out the purpose of the P-1 district when approving any modification.

(Ord. No. 2024-23, § III(Exh. A), 12-3-24; Ord. 79-74: § 84-66.016: prior code § 8166(1): Ord. 1743).

Article 84-66.20. Variance Permits

(a) Procedure. Variance permits to modify the provisions contained in Article 84-66.6 may be granted in accordance with Chapters 26-2 and 82-6.

(b) General Plan Consistency. Such variance permit shall not be granted by the planning agency hearing the matter unless it finds that the variance is consistent with the general plan.

(Ord. 79-74).