Chapter 17.06 — URBAN RESERVE (UR) ZONE DISTRICT

The UR Zone District is applied as an interim holding zone to rural or agricultural areas located within the City's sphere of influence that are not planned for development by the General Plan. In the longer term, after existing developable areas are built out, the areas within the UR Zone District are expected to be planned to accommodate more intensive, fully serviced development as part of future General Plan updates. The UR Zone District is consistent with all General Plan designations. (Ord. 526 § 1, 2010)

Table 17.06.020 identifies the uses of land allowed by the UR Zone District. The last column of the table identifies a section of this title that references additional land use regulations or development standards that are applicable to that use. The applicable permit requirements for each use are established by the letter designations as follows:

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• "P" Designates a permitted use. New development requires a development plan review which is a ministerial staff review process that ensures compliance with all City development standards, pursuant to Section 17.35.010 .

• "ZC" Designates that a zoning clearance is needed, which is a ministerial staff review, pursuant to Section 17.35.020 .

• "U" Designates that a use permit is required, pursuant to Section 17.35.030 .

• Blank Not an allowable use in the C Zone District.

(Ord. 526 § 1, 2010)

(Ord. 526 § 1, 2010)

Chapter 17.07. PLANNED DEVELOPMENT (PD) ZONE DISTRICT

The PD Zone District is intended to provide for flexibility in site planning and design for residential, commercial, industrial and mixed use projects that encourage and facilitate creative design and use of land in the City which may otherwise be stifled by the standardized zone districts. The resulting projects should be of equal or greater quality than would result from utilizing a standard zone district. The PD Zone District is consistent with all General Plan designations provided that, upon adoption of this zone district, a finding is made that the permitted use or combination of uses and their permitted density and intensity of development are within the range anticipated by the appropriate General Plan designation(s).

(Ord. 526 § 1, 2010)

Any use or combination of uses which are arranged and designed in such a manner as to result in a development which is internally compatible, compatible with neighboring uses and consistent with the General Plan. The density and intensity of the uses shall be limited to that allowed by the General Plan.

(Ord. 526 § 1, 2010)

Development standards shall be determined for each PD Zone District based on the merits of the project, provided that the resulting project is equal to or exceeds the quality that would result from utilizing standard zone districts.

(Ord. 526 § 1, 2010)

Applications for the PD Zone District shall be considered amendments to these Zoning Regulations and shall be processed pursuant to the provisions of Chapter 17.36 . (Ord. 526 § 1, 2010)

Applications for a PD Zone District shall contain a full description of all types of uses, the proposed development standards and a site plan for the project. The description, standards and all plans shall include detailed information needed to evaluate the project, including building elevations and site design standards for roads, parking landscaping, signage, etc., phasing plans, if any, and any other information deemed necessary by the Community Development Director. (Ord. 526 § 1, 2010)

Approval of a PD Zone District can be made only upon making all of the following findings:

• A. The project is consistent with the General Plan and any applicable specific plan.

• B. All of the development standards applied to the PD Zone District will result in a project that meets or exceeds the quality expected of a project allowed by a standard zone district(s).

• C. There are adequate public services, facilities and utilities available to properly serve the project.

• D. All impacted streets will be within acceptable levels of service.

• E. The proposed uses, location, size, design features and operational characteristics will be compatible with the surrounding neighborhood.

• F. The establishment, operation and maintenance of the use(s) and facilities will not be detrimental to the public's health, safety and general welfare.

• (Ord. 526 § 1, 2010)

Prior to issuance of any building permits, detailed development plans shall be submitted to the Community Development Director for review and approval for substantial compliance with the approved planned development.

(Ord. 526 § 1, 2010)

If construction has not commenced within two years of the effective date of the PD Zone District and every two years thereafter, until the project is completed, the Planning Commission shall review the project to determine if a zone change to amend the PD or otherwise change the zoning to a more appropriate zone district may be warranted. If it is determined that a revision should be considered, the Planning Commission shall authorize a rezoning process to proceed, as provided in Chapter 17.36 . For purposes of this section, commencement of construction means installation of a building foundation.

(Ord. 526 § 1, 2010)