§ 17.26

This Chapter lists the land uses that may be allowed within the special purpose zoning districts established by Section 17.20.020 (Zoning Map and Districts), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.

The purposes of the individual special purpose zoning districts and the manner in which they are applied are as follows.

A.

OS (Open Space) District. The OS district is applied to sites with open space, parks, and recreational facilities of a landscaped, open character having a minimum contiguous site area of two acres. The OS zoning district is consistent with and implements the Open Space land use designation of the General Plan.

B.

PS (Public and Semi-Public) District.

1.

Purpose. The PS district is intended to provide a specific base zoning district for large public or semi-public land uses that may not be appropriate in other base zoning districts, and to allow:

a.

Consideration of the establishment or expansion of a large public or semi-public use at rezoning hearings rather than at Conditional Use Permit hearings only, and give notice to all of the extent of a site approved for a large public or semipublic use by delineating it on the Zoning Map; and

b.

The Commission and Council to consider the most appropriate use of a site following discontinuance of a large public or semi-public use without the encumbrances of a base district that may or may not provide appropriate regulations for reuse of the site.

The PS zoning district is consistent with and implements the Institutional land use designation of the General Plan.

2.

Applicability. The PS district is applied to sites with a contiguous area of two acres or more, including alleys, streets, or other rights-of-way. Persons wishing to establish public or semi-public uses on sites of two acres or more after the above date may apply for a zone change in compliance with Chapter 17.74.

C.

PD (Planned Development) District.

1.

Purpose. The PD zoning district is intended for sites where an applicant proposes and the City desires to achieve a particular mix of uses, appearance, land use compatibility, or special sensitivity to neighborhood character. The specific purposes of the PD district are to:

a.

Establish a procedure for the development of large parcels of land in order to reduce or eliminate the rigidity, delays, and inequities that otherwise would result from application of land use regulations and administrative procedures designed primarily for small parcels;

b.

Ensure orderly and thorough planning and review procedures that will result in quality urban design;

c.

Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenity;

d.

Allow certain types of development consistent with the general plan that can be acceptable at a specific location only under standards significantly more restrictive than those of a base district in which the use is permitted;

e.

Provide a mechanism whereby the city may authorize desirable developments in conformity with the general plan without inviting speculative rezoning applications that if granted, often could deprive subsequent owners of development opportunities that do not necessarily result in construction of the proposed facilities;

f.

Encourage allocation and improvement of common open space in residential areas, and provide for maintenance of the open space at the expense of those who will directly benefit from it;

g.

Encourage the preservation of serviceable existing structures of historic value or artistic merit by providing the opportunity to use them imaginatively for purposes other than that for which they were originally intended; and

h.

Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods.

The PD zoning district is consistent with all land use classifications of the General Plan.

2.

Applicability.

a.

No new applications for PD zoning districts shall be initiated unless an application was filed with the Planning and Community Development Department prior to February 27, 2023.

b.

Minimum site area. Initially, the PD district shall be applied only to sites of two acres or larger, provided that the site may thereafter be subdivided in compliance with an approved PD Plan. PD zoned lots created as a result of the implementation of this title are not subject to the two-acre minimum.

3.

Procedures.

a.

The Commission shall consider an application for reclassification to a PD zoning district in compliance with Chapter 17.74 (Amendments) and shall, at the same time, consider the proposed PD plan accompanying the application in compliance with Chapter 17.76 (Public Hearings).

(1)

A PD with a proposed increase in the FAR or residential density, as allowed in Section 17.26.020(C)(3)(b), shall be reviewed by the Design Commission prior to consideration by the Commission. The Design Commission shall advise the Commission as to whether the architectural design of the proposed PD is contextual and of a high-quality.

b.

A recommendation of the Commission to reclassify to a PD zoning district shall be accompanied by a recommendation on the PD plan.

c.

The Council shall consider the Commission's recommendation to reclassify the subject property to a PD zoning district in compliance with Chapter 17.74 (Amendments).

d.

Revision. An application for a revision to an existing PD plan shall be considered by the Commission at a public hearing with notice given as identified for a Conditional Use Permit in compliance with Chapter 17.76 (Public Hearings).

e.

Renewal.

(1)

The Commission may renew a PD plan if it finds the renewal consistent with the purposes of this Subsection.

(2)

Application for renewal shall be filed in writing with the Department not less than 30 days and not more than 60 days before expiration of the PD plan.

4.

PD zoning district regulations and accompanying PD plan.

a.

Land use regulations. No use other than an existing use as of the effective date of the ordinance enacting this Subsection shall be allowed in a PD zoning district except in compliance with a valid PD plan. Any allowed or conditionally allowed use authorized by this Subsection may be included in an approved PD plan, but only when it is deemed consistent with the General Plan.

b.

Development standards.

(1)

The FAR of a PD shall not exceed the FAR allowed on the Land Use Diagram for the project site unless approved by the City Council, but only as high as 3.0, and only when it can be shown the architectural design of the PD is contextual and of a high-quality.

(2)

The residential density of a PD shall not exceed the residential density allowed on the Land Use Diagram for the project site unless approved by the City Council, but only as high as 87 dwelling units per acre, and only when it can be shown the architectural design of the PD is contextual and of a high-quality. The residential density may also exceed that of the Land Use Diagram if the project is complying with the Density Bonus provisions of Chapter 17.42 (Affordable Housing Incentives and Requirements).

(3)

In the CD district, no PD plan may authorize a greater height than that permitted by Figure CDSP-8 Building Height, per Section 17.30.

(4)

The performance standards of Section 17.40.090 shall apply.

(5)

Other development regulations shall be as prescribed by the PD plan.

c.

PD plan.

(1)

A PD plan shall be defined as the ordinance adopting the PD zoning district as well as the accompanying conditions established by the Commission.

(2)

A PD plan shall be effective on the same date as the effective date of the ordinance enacting the PD zoning district for which it was approved and shall expire two years after the effective date or upon expiration of a tentative tract map, unless a Building Permit has been issued and construction diligently pursued to completion.

(3)

An approved PD plan may specify a phased development program exceeding two years.

(4)

Notwithstanding the provisions of this Subsection, converted accessory dwelling units, as defined in Section 17.80.020 and meeting the requirements of Section 17.50.275, are permitted in PD zoning districts that allow single-family residential uses.

(5)

Zoning map designation. A PD zoning district shall be noted by the designation "PD, (followed by the number of the PD district based on order of adoption.

(6)

Location of PD plans. A list of PD plans is contained in Appendix A. The file containing the land use regulations and development standards of the PD plan shall be maintained in the office of the Director and shall be available at the Permit Center.

(Ord. No. 7419, § 4, 2-26-2024; Ord. No. 7411, § 2, 4-3-2023; Ord. 7321 § 6, 2018; Ord. 7277 §§ 2—4, 2016)

17.26.030 - Special Purpose District Land Uses and Permit Requirements

A.

OS and PS districts.

1.

Permit requirements. Table 2-7 identifies the uses of land allowed by this Zoning Code in the OS and PS zoning districts, and the land use permit required to establish each use, in compliance with Section 17.21.030 (Allowable Land Uses and Permit Requirements). The following land use permit requirements are established by Table 2-7.

2.

Standards for specific land uses. Where the last column in the tables ("Specific Use Standards") includes a section number, the regulations in the referenced section apply to the use in addition to all other applicable provisions of this Zoning Code.

B.

PD district land uses and permit requirements. The land uses that may be allowed within the PD zoning district and the land use permit requirements for each use shall be determined through the process of rezoning property to the PD district.

(Ord. No. 7435, § 5, 10-28-2024; Ord. No. 7420, § 3, 4-15-2024; Ord. No. 7418, § 2, 2-26-2024; Ord. No. 7414, § 2, 9- 11-2023; Ord. 7326 § 6, 2018; Ord. 7313, § 4, 2017; Ord. 7300 § 4 (Exh. 3), 2017; Ord. 7255 § 3 (Exh. 2), 2015; Ord. 7169 § 5, 2009; Ord. 7164 § 5 (Exh. 3), 2009; Ord. 7160 § 9 (Exh. 3), 2009; Ord. 7099 § 6 (Exh. 5), 2007)

Subdivisions, new land uses and structures, and alterations to existing land uses and structures in all special purpose districts except PD (Planned Development), shall be designed, constructed, and/or established in compliance with the following requirements, the development standards (e.g., landscaping, parking and loading, etc.) in Article 4 (Site Planning and General Development Standards), and all other applicable requirements of this Zoning Code. Principal and accessory structures shall meet the same development standards unless otherwise modified in this Zoning Ordinance.

A.

Master Plan requirement.

1.

The Planning Director may require any use within the OS and PS districts to submit a Master Plan, in compliance with Section 17.61.050.

2.

The Planning Director may require any public or semi-public use to submit a Master Plan, in compliance with Section 17.61.050.

B.

OS and PS district development standards.

1.

Development standards shall be as specified by a Conditional Use Permit or Master Plan.

2.

Prior to the approval of a Conditional Use Permit or Master Plan, properties within the OS and PS districts shall be subject to the development standards of the most restrictive abutting zoning district.

3.

Development consistent with an approved Master Plan shall not be subject to Conditional Use Permit review.

4.

City projects shall comply with the public art design standards of Section 17.40.100.

(Ord. No. 7419, § 4, 2-26-2024.)

Chapter 17.28 - Overlay Zoning Districts