Suisun City Municipal Code Ch. 18.72 Planned Unit Development Permit

The planned unit development (PUD) permit is designed and intended to provide for the orderly development of land in conformance with the comprehensive scheme contemplated by the land use element and other elements of the general plan of the city and specific plan, where applicable. The permit would allow a flexible design approach to the establishment of a community environment equal to or better than that resulting from the application of the minimum standards of this title. The permit is designed and intended to accommodate various types of development, such as neighborhood and district shopping centers, professional and administrative office areas, multi-family housing developments, single-family residential developments, commercial service centers, and light industrial parks, or any other use or combination of uses which can be made appropriately a part of a planned development.

(Ord. No. 743, § 3, 3-21-2017)

A PUD permits may be issued to property in any zone in accordance with this chapter.

(Ord. No. 743, § 3, 3-21-2017)

A. The approval of a PUD permit under the provisions of this chapter for any property shall be accomplished only following application of the property owner or his/her authorized agent, or by initiation of the planning commission or by direction of the city council for the planning commission to initiate such permit process in accordance with the procedures established in this chapter.

B. To apply for a PUD permit, the applicant shall file with the development services director an application for a PUD permit, together with a preliminary development plan as described in Section 18.72.040. Such application shall be processed in the manner prescribed by Chapter 18.73 for conditional use permits and this chapter.

C. Once the PUD permit is filed, the development services director will set up a preliminary meeting with the applicant to discuss PUD consistency with underlying general plan land use, zoning districts, and any specific plan or applicable ordinances and codes.

(Ord. No. 743, § 3, 3-21-2017)

A. An application for a PUD permit shall be accompanied by a preliminary development plan, drawn to scale, together with supporting data, and which shall include at least the following:

1. The boundaries of the property, together with the names, locations, and width of surrounding streets, existing easements, and the present use of adjacent properties;

2. A site plan depicting the location, elevation, and dimensions of all existing and proposed structures, parking areas, and other proposed uses on the subject property supplemented by a narrative description of all improvements proposed to be installed and the types of uses on each portion of the property;

3. A landscape plan, denoting the major landscape elements and concepts;

4. Schematic drawings, elevations and rendering depicting the architectural design of buildings and structures proposed to be constructed and written development standards which detail exterior construction materials and design;

5. Other data requested by the development services director relative to those requirements set forth in Section 18.72.040 which may be applicable to the proposed development or any previously approved application;

6. A schedule of time for construction for various portions of the development if the construction is proposed to occur in stages;

7. A completed and approved environmental document;

8. When applicable, supporting documents for a development agreement as required by Chapter 18.70 if such agreement is to be considered separately from the permit.

B. The preliminary development plan and all supplemental data thereto shall be filed as a permanent record with the development services director.

(Ord. No. 743, § 3, 3-21-2017)

Within 30 days of filing a PUD permit application, the director shall determine the completeness of the application. Where it is found to be an incomplete application, the director shall notify the applicant in writing, specifying what information, maps or other data would make it a complete application.

(Ord. No. 743, § 3, 3-21-2017)

A. Upon acceptance, the development services director shall transmit copies of the application to all departments and responsible permitting agencies, if necessary, for comment.

B. Upon completion of review and comment, the director shall set the matter for public hearing as prescribed in Title 7 of the Government Code, Section 65905.

(Ord. No. 743, § 3, 3-21-2017)

The planning commission shall hold at least one public hearing on the matter. Within 90 days of the close of the public hearing, the planning commission shall make such findings as are required by law and recommend to the city council that the permit be approved, approved subject to specific written conditions, or the planning commission may deny the application for cause. Such action shall be by resolution.

(Ord. No. 743, § 3, 3-21-2017)

Where the planning commission has recommended approval, with or without conditions, the director shall transmit the record of the planning commission action to the city clerk for the purpose of setting a public hearing before the city council. The hearing shall be set in the manner prescribed by Title 7, Section 65905 of the Government Code. The city council shall hold at least one public hearing on the matter and shall render its decision to approve, approve subject to conditions, or deny the application for cause, within the time limits prescribed by Title 7, Section 65950 or Section 65952.1 of the Government Code. The city council's action shall be by resolution with such findings as are required by law.

(Ord. No. 743, § 3, 3-21-2017)

Appeals shall be handled in the manner prescribed in Chapter 18.76, "Site Plan and Architectural Review Approval."

A. The precise development plan shall consist of a map or maps, together with supplemental descriptive data, which shall show the location of all buildings and structures to be constructed upon the property and such other information as may be needed to fully describe and locate all features of the proposed development. The precise development plan shall substantially conform to and comply with the provisions of the preliminary development plan as approved and adopted by the planning commission.

B. Where phased development is to occur, the precise development plan may be filed in separate units or stages. However, the city will require information on all phases for the purposes of environmental review.

(Ord. No. 743, § 3, 3-21-2017)

Unless otherwise specified by the resolution of approval for the preliminary development plan, the precise development plan shall be reviewed for consistency with the preliminary development plan and completeness of its contents by the development services director. The director shall also refer such submittal to any statutorily responsible city agency, planning commission or the city council if such precise development plan is required to receive further approval. Where it is determined by the development services director that a precise development plan is consistent with the approved preliminary development plan, the director shall so certify in writing and within 30 days of that determination, send such certification to the applicant, any affected agency, and city department necessary.

(Ord. No. 743, § 3, 3-21-2017)

Where statutory or city council requirements place precise development plan approval or parts thereof in the jurisdiction of the planning commission or city council, the director shall make a report to the approving body as to the consistency of the precise development plan to the preliminary development plan. The action of the approving body shall constitute the city's findings regarding consistency.

(Ord. No. 743, § 3, 3-21-2017)

The precise development plan and all supplemental data, thereto, shall be filed as a permanent record with the development services director. After the effective date of the permit no grading shall be commenced nor shall any building or structure be erected, moved, altered, enlarged or rebuilt on such property except in compliance with the precise development plan as approved.

(Ord. No. 743, § 3, 3-21-2017)

The planning commission may adopt as part of the permit and the city council may adopt as part of any development plan agreement, as specified in Chapter 18.70, requirements, regulations, limitations and restrictions either more or less restrictive than those specified elsewhere in this title or, in the event of a development agreement, conditions more or less restrictive than specified in other regulations of the city. Such requirements, regulations, limitations and restrictions may include and relate to the following:

A. The number of residential dwelling units per acre, subject to the land use and housing elements of the general plan;

B. Percentage of coverage of land by buildings and structures;

C. Height and bulk limitations, arrangements, and spacing of buildings and other improvements;

D. Traffic control and arrangement, design and dimensions of streets, alleys, pedestrian ways, parking, and loading areas;

E. Screening of uses from each other and from adjacent areas, including use of fencing, walls and landscaping for those purposes;

F. Establishment and continuous maintenance of open space and other areas provided for use in common by deed, easement, or other form of agreement;

G. Architectural design and color of buildings and structures, including signs;

H. Planting and maintenance of trees, shrubs, plants, and lawns;

I. Measures designed to minimize or eliminate noise, dust, odor, fumes, smoke, vibrations, glare, or radiation that would have an adverse effect on the present or potential development of various portions of the property and surrounding properties;

J. Schedule of time for construction of the proposed buildings and structures, or any stage of development thereof;

K. Location, design, and installation of renewable energy generation facilities, utilities, public facilities, and easements.

(Ord. No. 743, § 3, 3-21-2017)

Where the PUD permit is used to impose special provisions regarding the design and development of a residential subdivision the tentative subdivision map as described in Division I of Title 17 shall constitute a part of the applicant's preliminary development plan and the final subdivision map as described in Division I of Title 17 shall constitute a part of the precise development plan.

(Ord. No. 743, § 3, 3-21-2017)

Following adoption of the preliminary development plan or precise development plan, as the case may be, the plan shall not be changed, amended, or altered in any manner except as set forth in this section. Any substantial change or alteration in the actual physical characteristics of the plan, its configuration, or uses shall amount to a new permit and shall only be accomplished, pursuant to a new application. Any other minor changes or alterations may be approved administratively, either with or without public noticing, as determined by the development services director.

(Ord. No. 743, § 3, 3-21-2017)

A. Any permit issued under the provisions of this chapter shall automatically terminate and the affected property shall automatically revert to its prior status at the end of two years following the effective date of the permit or amendment if a precise development plan has not been filed and approved in accordance with the preliminary development plan. The planning commission may extend the term of a preliminary plan upon a showing of good cause by the applicant.

B. Any development agreement adopted under the provisions of Chapter 18.70 which is terminated for any reason shall automatically terminate a permit and the affected property shall automatically revert to its prior status. Such revision shall also occur one year after approval of the precise development plan if the construction specified in the precise development plan has not been substantially commenced. The city council may extend the time to commence construction upon a showing of good cause by the applicant.

(Ord. No. 743, § 3, 3-21-2017)