§ 9-303

This Chapter provides procedures for establishing a Planned Development (PD) Zone to facilitate orderly development of larger sites in the County consistent with the General Plan, especially where a particular mix of uses or character is desired that can best be achieved through an integrated development plan. A Planned Development Zone permits greater flexibility and innovation in the design and processing of projects than would otherwise be allowed under base zone regulations in order to:

(a)

Facilitate efficient use of land, particularly for those parcels that are sufficiently unique in their physical characteristics or other circumstances to warrant special methods of development;

(b)

Simplify the processing of projects by providing a method of concurrent review of land use, subdivision, public improvements, and siting considerations;

(c)

Allow mixed use projects, containing residential, commercial, and/or civic uses, that are desirable and compatible with surrounding uses;

(d)

Enable diversity in housing types, styles, and price ranges;

(e)

Allow use of common open areas and the inclusion of other amenities in project design; and

(f)

Provide for the development of sites while protecting open space resources.

The Planned Development zone may be applied to parcels carrying any General Plan designation, except the Commercial Recreation designation. The minimum area for a Planned Development zone is 10 acres, unless the applicant can show that a PD zone established on an area of less than 10 acres would meet the intent and the provisions set forth in this Chapter.

Each Planned Development Zone approved by the Board of Supervisors on or after December 29, 2022, the effective date of the ordinance, codified in this Title, shall be shown on a reference map with an "-PD" designator, numbered and identified sequentially by order of enactment and reference to the resolution approving the plan.

The uses permitted in the Planned Development Zone shall be those uses recommended by the Planning Commission and approved by the Board of Supervisors, provided such uses are consistent with General Plan policies for the area.

Density bonuses may be awarded to a Planned Development Zone, provided the Planned Development Zone meets the intent of this Chapter, conforms to General Plan, and does not exceed the maximum density for the General Plan designations that apply within Planned Development Zone shown in the table below.

TABLE 9-304.040: MAXIMUM RESIDENTIAL DENSITY & PD ZONE

(a)

Decision-Making Body. A Planned Development Zone must be adopted by the Board of Supervisors as a Zoning Map amendment. A public hearing before the Planning Commission for a recommendation is required prior to Board of Supervisors review.

(b)

Review Procedures.

(1)

Rezoning. An application for rezoning to a Planned Development Zone must be processed as an amendment to the Zoning Map, according to the procedures of Chapter 9-808, Development Title Text and Zoning Map Amendments, and must include a Planned Development Plan.

(2)

Planned Development Plan. A Planned Development Plan is required for all proposed Planned Development Zones with sufficient information to determine if the intent of this Chapter and the General Plan will be fulfand will be accepted and processed concurrently. Review of the Planned Development Plan will be in the same manner as a Conditional Use Permit application, pursuant to Chapter 9-802, Common Procedures and Chapter 9-804, Use Permits, with the following modification:

(A)

Additional information is required to be submitted as part of the Plan in order to determine if the intent of this Chapter and the General Plan will be fulfilled.

(3)

Tentative Subdivision Map. When development in a Planned Development zone requires the submission of a tentative subdivision map, this map and all supporting documents must be prepared and submitted concurrently with the application for rezoning to a Planned Development Zone.

(4)

Master Plan. A Master Plan may be submitted as a Planned Development plan, with additional engineering detail provided in "unit plans."

(c)

Initiation. An amendment to rezone to a Planned Development Zone must be initiated by property owner. If the property is not under a single ownership, all owners must sign the application, and submit a map showing the extent of ownership.

(d)

Application Content. An application for a Planned Development Zone must be filed with the Community Development Department, accompanied by the required fee. Applications must contain all of the following:

(1)

Legal Description. A legal description of the site and a statement of the number of acres contained therein.

(2)

Title Report. A title report verifying the description and the ownership of the property.

(3)

Project Narrative. A generalized narrative describing the location of the site, its total acreage, and the existing character and use of the site and adjoining properties; the concept of the proposed development, including proposed uses and activities, proposed residential densities, if appropriate, and physical land alteration required by the development; and the relation of the proposed Planned Development Zone to the General Plan.

(4)

Development Schedule. A development schedule, including anticipated timing for commencement and completion of each phase of development, tabulation of the total number of acres in each separate phase and percentage of such acreage to be devoted to particular uses, and an indication of the proposed number and type of dwelling units by phase of development, if applicable.

(5)

Maps and Diagrams. Maps, diagrams, and other graphics necessary to establish the physical scale and character of the development and to demonstrate the relationship among its constituent land uses, buildings and structures, public facilities, and open space. These graphics must, at a minimum, include:

(A)

A map showing the perimeter boundaries of the project site, the perimeter of the ownership, the location and dimensions of any existing property lines and easements within the site, and all uses and structures within a 300-foot radius of the project area boundaries;

(B)

Existing and proposed changes in the topography of the site, including the degree of land disturbance, the location of drainage channels or water courses, and the direction of drainage flow in one-foot contour intervals on areas of cross-slopes of less than five percent, at two-foot intervals on areas of cross-slopes of five to 10 percent, and at five-foot intervals on areas of cross-slopes exceeding 10 percent;

(C)

A circulation diagram indicating proposed movement of vehicles, goods, and pedestrians within the district and to and from adjacent areas, including streets and driveways, sidewalks and pedestrian ways, and offstreet parking and loading areas;

(D)

A site plan indicating existing and proposed uses, location and dimension of buildings and structures, gross floor area of existing and proposed structures, identification of structures to be demolished or removed;

(E)

Detailed engineering site plans, including proposed finished grades and all public improvements as well as estimates of grading volume (cut and fill), with accompanying grading sections or other technical drawings acceptable to the Director of Public Works;

(F)

Detailed engineering plans for the provision of public utilities for the site, including provisions for off-site connections and facilities necessary to serve the site;

(G)

A detailed tabulation of the proposed densities of dwelling units, bedroom count, building coverage, paving coverage, landscaped areas, parking dedication, and height of structures;

(H)

Lighting for the building(s), parking areas, open space areas, and pedestrian travel areas;

(I)

Reservation of land for public uses, including schools, parks, playgrounds, and other open spaces;

(J)

Dimensioned building elevations showing proposed architectural concepts, color program and material samples; and

(K)

A master sign program, including the size and location of all proposed signs.

(6)

Open Space and Landscaping Plan. An existing and proposed open space and landscaping plan including landscape concept and type of plant materials, recreation area, parking, service areas, and other public area used in common and a description of intended improvements to and maintenance of the open areas of the development

(7)

Other Information. Any other information deemed necessary by the Zoning Administrator to ascertain if the project meets the required findings for a Planned Development Plan and re-zoning.

A Planned Development Plan and rezoning will only be approved if the Planning Commission and the Board of Supervisors make all of the following findings:

(a)

Plan Consistency. The proposed development is consistent with the General Plan, including the height, density, and intensity limitations that apply unless these limitations are to be amended;

(b)

Site Suitability. The site is physically suitable for the type and intensity of the land use being proposed;

(c)

Infrastructure Improvements. Adequate transportation facilities, water supply, wastewater disposal services, and stormwater management facilities exist or will be provided in accordance with the conditions of Planned Development Plan approval to serve the proposed development; and the approval of the proposed development will not result in a reduction of transportation service for all modes of travel or public services so as to be a detriment to public health, safety, or welfare;

(d)

Land Use Compatibility. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area as shown in the General Plan; and

(e)

Public Benefit. The proposed development is demonstratively superior to the development that could occur under the standards applicable to prior zones and will achieve superior community design, environmental preservation, and/or substantial public benefit. In making this determination, the following factors will be considered:

(1)

Appropriateness of the use(s) at the proposed location and compatibility with adjacent uses.

(2)

The mix of uses, housing types, and housing price levels.

(3)

Provision of units affordable to persons and families of low and moderate income or to lower income households.

(4)

Provision of and financing for infrastructure improvements.

(5)

Provision of landscaping, open space, and community facilities.

(6)

Overall contribution to the enhancement of neighborhood character and the environment of the County in the long term.

In approving a Planned Development Zone and related Plan, the Board of Supervisors may impose reasonable conditions deemed necessary to:

(a)

Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies that the County has adopted;

(b)

Ensure installation of all public facilities and improvements, both on-site and off-site, as required by the Planned Development Plan;

(c)

Ensure maintenance and management of all common open areas and protection of all open space resources; and

(d)

Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

The Board of Supervisors may require reasonable guarantees and evidence that such conditions are being, or will be, complied with.

Plans for a project in a Planned Development Zone shall be accepted for Zoning Compliance Review and planning and building permits or subdivision approvals only if they are consistent with an approved Planned Development Plan and any conditions of approval. No project may be approved and no building permit issued unless the project is consistent with the approved Planned Development Plan.

(a)

Expiration.

(1)

Planned Development Plan. A Planned Development Plan must be approved on the same date as the ordinance creating the Planned Development Zone and will also become effective concurrently. An approved Planned Development Plan will expire three years after the effective date unless actions specified in the conditions of approval have been taken, or a building permit has been issued and construction diligently pursued. An approved Planned Development Plan may specify a development staging program exceeding two years.

(2)

Tentative Map. Where a Tentative Map or Vesting Tentative Map has been approved in conjunction with a Planned Area Plan, the Planned Area Plan will expire upon the expiration of the Tentative Map or Vesting Tentative Map.

(3)

Phased Development. If the applicant intends to develop the project in phases, and the Board of Supervisors approves phased development, the Planned Development Plan remains in effect so long as not more than two years lapse between the end of one phase and the beginning of the next phase.

(b)

Renewal. An approved Planned Development Plan that has not been exercised may be renewed for a twoyear period by the Board of Supervisors if the Board finds the renewal consistent with the purposes of this Chapter. Application for renewal must be made in writing prior to the expiration date of the original approval.

Any changes or amendments to the Planned Development Plan shall be reviewed and approved, as follows. These procedures supersede provisions in Section 9-802.120, Modification of Approved Plans.

(a)

Changed Plans. Amendments to a Planned Development Zone or Planned Development Plan may be requested by the applicant or his/her successors. Amendments to the approved Planned Development Zone or Planned Development Plan will be classified as major or minor amendments by the Zoning Administrator.

(b)

Major Amendments. Major Amendments to an approved Planned Development Zone or Planned Development Plan will be considered by the Board of Supervisors at a duly noticed public hearing. An amendment will be deemed major if it involves one or more of the following changes:

(1)

A change in the boundary of the Planned Development Zone;

(2)

An increase or decrease in the number of dwelling units for the Planned Development Zone that is greater than the maximum or less than the minimum stated in the Planned Development Plan;

(3)

An increase or decrease in the floor area for any non-residential land use that results in the floor area exceeding the minimum or maximum stated in the Planned Development Plan by 10 percent or more;

(4)

Any change in land use or density that is likely to negatively impact or burden the transportation system or public facilities and utilities infrastructure; or

(5)

Any other proposed change to the Planned Development Plan or the conditions of approval that substantively alters one or more of its components, as determined by the Zoning Administrator.

(c)

Minor Amendments. Amendments not meeting one or more of the criteria listed in subsection B above will be considered minor if they are consistent with the original findings and conditions of approval. Minor amendments may be approved by the Zoning Administrator. The Zoning Administrator, at their discretion, may refer any request for a Planned Development Plan amendment to the Planning Commission for a decision, rather than acting on the proposed amendments.

Series 400: - Additional Use and Development Regulations Chapter 9-400 - General Site Regulations