Chapter 21.11 — SPECIAL PLANNED DEVELOPMENTS (SPD)

A.

Purpose. The purpose of the special planned development (SPD) zoning overlay is to provide for innovation and flexibility in the design of residential, mixed-use, commercial, and industrial developments. Approval of a special planned development zoning overlay can allow modification of certain development standards as specified in Section 21.11.050 (Allowed Modifications to Development Standards), discourage/prevent premature subdivision of commercial and industrial land before a master development plan has been approved, and/or provide a conceptual review/approval process for projects that are filed in conjunction with subdivision applications.

B.

Applicability. The special planned development zoning overlay may be used in combination with any base zoning district. The special planned development zoning overlay functions as a negotiated exchange through which the city

can offer flexibility of certain development standards in exchange for specific project amenities (such as recreational facilities, usable open space, special design features).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Application. An application for a special planned development shall be filed and processed on the prescribed application forms in accordance with the procedures in Chapter 21.09 (Application Processing and Common Procedures). It is the responsibility of the applicant to provide evidence in support of the findings required by Section 21.11.060 (Required Findings). Initial review of the application, including time requirements and requests for information, shall be as provided in Section 21.09.060 (Initial Application Review).

B.

Review Authority. The city council shall act as the review authority for special planned development applications based on consideration of the requirements of this chapter.

C.

Additional Permit Requirements. Any parcel with a special planned development zoning overlay applied shall also require approval of either:

1.

A development plan (Section 21.16.010) with final site plan, landscape plan, and final architectural elevations and materials; or

2.

A master development plan (Section 21.16.030) with conceptual site plan, landscape concept and design guidelines. Subsequent to approval of a master development plan, a development plan (Section 21.16.010) shall also be required with final site plan, landscape plan, and final architectural elevations and materials.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.11.030 - Planning commission hearing and recommendation.

A.

Planning Commission Hearing. Before submitting a recommendation report to the city council, the planning commission shall conduct at least one public hearing in accordance with Chapter 21.26 (Public Hearings and Notice).

B.

Recommendation to City Council. Following the public hearing, the planning commission shall make a recommendation on the proposed special planned development to the city council. Such recommendation shall include the reasons for the recommendation and findings related to Section 21.11.060 (Required Findings) and Section 21.10.080 (General Plan Consistency Required for Zoning Amendments).

1.

Approval. If the planning commission has recommended approval of the proposed special planned development, the city council shall take final action pursuant to Section 21.11.040 (City Council Hearing and Action).

2.

Denial. If the planning commission has recommended against the proposed special planned development, the city council is not required to take any further action unless an appeal is filed in accordance with Chapter 21.25 (Appeals and Calls for Review).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.11.040 - City council hearing and action.

A.

City Council Hearing. After receiving the recommendation from the planning commission, the city council shall hold a hearing in accordance with Chapter 21.26 (Public Hearings and Notice). The notice for the hearing shall include a summary of the Planning Commission recommendation.

B.

City Council Action.

1.

Adopt, Modify, or Deny. After the conclusion of the hearing, the city council may adopt, modify, or deny the proposed special planned development.

2.

Referral to Planning Commission. If the city council proposes any substantial revision not previously considered by the planning commission during its hearings, the proposed modification shall be first referred to the planning commission for its recommendation in compliance with California Government Code Sections 65857. Failure of the planning commission to report back to the city council within the time limits identified in California Government Code Sections 65857 following the referral shall be deemed approval by the planning commission of the proposed modification(s).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Allowed Modifications. A special planned development zoning overlay may allow different development standards to be applied than are otherwise required in the base zoning district. A special planned development zoning overlay may be used to:

1.

Provide flexibility in minimum lot sizes, widths, and depths to result in a superior site design (such as to cluster lots to preserve natural resources) and may exceed maximum allowed density if consistent with general plan goals and policies;

Modify setback requirements to result in a superior site design (such as to permit zero lot line development design where appropriate);

3.

Modify the grading and hillside development standards of Chapter 21.47 (Grading and Hillside Development), if it can be demonstrated that such modifications will preserve the integrity of the existing topography and basic land form of the site, meet the intent of preservation of natural resources, and/or conserve/provide for open space;

4.

Modify sign standards of Chapter 21.52 (Signs) including sign area and height, as part of a master sign program;

5.

Modify parking standards of Chapter 21.48 (Parking and Loading Regulations) to allow alternate parking standards including quantity of spaces or alternative surface materials;

6.

Modify the types and intensities/density of land uses within any base zoning district (if in a commercial zoning district and proposing residential uses, coupled with allocation of surplus density units);

7.

In commercial and industrial zoning districts, limit the types and intensities of land uses within any zoning district through requiring a conditional use permit to be obtained before any new use may be established;

8.

Implement general plan policies that apply to specific issues not addressed by the base zoning district regulations;

9.

Establish specific building heights for an individual project where it is determined that allowing the buildings to exceed the height limitations of the zoning code would be appropriate based on due consideration of:

a.

The proportion, scale, and nature of the project;

b.

The visual quality and aesthetics of the project;

c.

The design of the project;

d.

The project's compatibility with the established character of surrounding development;

e.

The project's ability to not create an adverse visual impact or otherwise have a negative effect on public views from nearby roads and other public vantage points; and

f.

The project's risk to fire life-safety when considering building safety features and emergency response capability;

10.

Provide flexibility to modify other public improvements, such as the width and location of parkways and sidewalks when such modifications can be demonstrated to not adversely affect public safety; and

11.

Modify other zoning code standards also allowed to be modified by Section 21.16.020 (Development Plan Modifications).

B.

Prohibited Modifications. Special planned development zoning overlay shall not be used to:

1.

Create lots of less than the minimum size, width, and depth required for lots within the R-1 Zoning District where the finished graded slopes of a lot are ten percent or greater in slope (exclusive of 2:1 or lesser slopes approved for pads, benches, driveways, and usable yard areas); and

2.

Modify safety requirements for public improvements such as engineered street and driveway design or street widths.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

The city council shall make all of the following findings in order to approve or conditionally approve a special planned development application. The city council shall deny an application for a special planned development if it is unable to make any of the required findings applicable to that project, in which case it shall state the reasons for that determination.

A.

Consistency. The proposed special planned development is consistent with the goals and policies established by the general plan, particularly the purpose of the applicable land use category;

B.

Design or Public Benefit. The proposed special planned development will result in better, more creative, and higher quality architectural and site development design or greater public benefit than would otherwise be allowed under adopted development standards;

C.

Compatibility. The proposed special planned development is compatible with surrounding development;

D.

Sensitive to Topography and Natural Resources. The proposed special planned development is sensitive to the natural topography of the site, minimize alterations to the land, and maintain and enhance significant natural resources, including, but not limited to, oak woodlands, natural drainage ways and open space preservation;

E.

Circulation. The proposed special planned development's vehicular, bikeway, and pedestrian circulation system is designed to be efficient and well-integrated with the overall city circulation system; and

F.

General Welfare. The proposed special planned development does not pose adverse impacts on the public health, safety, and general welfare, nor on neighboring properties in particular.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.11.070 - Special planned developments established.

See Chapter 21.04 (Special Planned Developments Established).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)