Article L — PLANNED DEVELOPMENT ZONE DISTRICT

SECTION:

9-1L-1: Purpose And Intent

9-1L-2: Applicability

9-1L-3: Adoption Of A Planned Development Zoning District And Accompanying Planned Development Plan 9-1L-4: Findings For A Planned Development Zone

The purpose of the Planned Development Zone District is to provide an opportunity for more efficient use of land, a better living environment, a superior site plan, and greater excellence of design than is otherwise possible through strict application of the Zoning Code. The Planned Development Zone is intended to ensure development that meets high standards of environmental quality; promotes public health and safety; provides for efficient use of the city's resources; and furthers the purpose, intent, goals, and policies of the General Plan. The Planned Development Zone is further intended to facilitate development that incorporates a program of amenities that exceeds what would otherwise be required by the Zoning Code, including but not limited to enhanced landscaping, sustainable development, additional and enhanced open space, and improvements to public facilities. (Ord. 19-1036)

A. Initiation: An application to reclassify property to a Planned Development Zone District or to amend an existing Planned Development Zone is processed as a Zoning Amendment in compliance with section 9-1C-6-I.

B. Application: A property owner may submit an application for a Zoning Amendment to change the zone designation of their property to Planned Development Zone for the purpose of developing a project that would not otherwise be possible through strict application of the Zoning Code, consistent with the requirements of this article. C. General Plan Consistency: A development project proposed under a Planned Development Zone must be consistent with the underlying General Plan land use designation and with all goals and policies of the General Plan, unless the Zoning Amendment application is accompanied by a General Plan Amendment application.

D. Minimum Site Area: A Planned Development Zone may only be requested for a property or contiguous properties with a gross land area of one (1) acre or greater.

E. Planned Development Plan Required: The rezoning of a site to the Planned Development Zone requires the simultaneous approval of a Planned Development Plan in compliance with section 9-1L-3.

F. Major Site Plan Review Required: A Major Site Plan Review must be approved prior to the issuance of grading or building permits for a project approved under a Planned Development Zone. Depending upon the nature and phasing of the project, the Major Site Plan Review application may be processed and approved in conjunction with the Zoning Amendment application or may be processed separately at a later time. For phased projects, the Planned Development Plan may specify the triggers and timing for subsequent Major Site Plan Review applications. (Ord. 19-1036)

A. Plan Adopted With Ordinance: The ordinance adopting the Planned Development Zone must incorporate a Planned Development Plan, which constitutes the zoning regulations for the property. The council may at its discretion impose conditions of approval on the development, which are included in the ordinance and become part of the Planned Development Plan.

B. Land Use Regulations: The Planned Development Plan must specify all land use regulations for the Planned Development Zone including all permitted and conditionally permitted uses. No use is allowed in a Planned Development Zone that is inconsistent with the underlying General Plan land use designation. The Planned Development Plan may specify by-right uses as well as uses requiring subsequent approval of a conditional use permit or temporary use permit.

C. Development Standards:

1. The Planned Development Plan must specify all development standards for the Planned Development Zone including but not limited to floor area ratio and residential density.

2. The floor area ratio of a Planned Development may not exceed the maximum floor area ratio allowed by the underlying General Plan land use designation, unless the applicant is seeking approval of a density bonus.

3. The residential density of a Planned Development Zone may not exceed the maximum density allowed by the underlying General Plan land use designation, unless the applicant is seeking approval of a density bonus.

D. Other regulations and procedures. A Planned Development Plan, including conditions of approval imposed by the council, may specify other regulations and procedures related to the implementation of the Planned Development Zone. This may include but is not limited to allowing or requiring phasing of construction, and triggers or thresholds for subsequent entitlements.

• E. Commission and Council Action:

1. The commission will consider an application for reclassification to a Planned Development Zone in the same manner as a zoning amendment and must, at the same time, consider the proposed Planned Development Plan.

2. The recommendation of the commission regarding the Planned Development Zone must be accompanied by a recommendation on the Planned Development Plan.

3. The council will consider the application and the commission's recommendation in the same manner as a zoning amendment. The Council's decision regarding the Planned Development Zone must be accompanied by the decision on the Planned Development Plan.

F. Zoning Map Designation: An approved Planned Development Zone will be indicated on the zoning map by the designation "PD" followed by an assigned identifying number.

G. Effective Date of Plan: A Planned Development Plan is effective on the same date as the effective date of the ordinance enacting the Planned Development Zone for which it was approved.

H. Interim Use of Property: The Planned Development Zone is not intended to prevent the continued use of the property in a manner consistent with the prior zoning designation until the project approved under the Planned Development Zone is constructed. Until such time that permits for construction are issued and work commences on the project authorized by the Planned Development Zone, the property may continue to be used pursuant to the use and development standards of the property's prior zone designation, as such standards existed on the effective date of the ordinance approving the Planned Development Zone. Provided, however, that no uses or structures on the property may be established, expanded, or modified in a manner that would require approval of a discretionary planning entitlement including but not limited to a Major or Minor Site Plan Review, Conditional Use Permit, or Variance, except as specified in the Planned Development Plan.

• I. Expiration, Extensions, and Revision:

1. Expiration: Approval of a Planned Development Plan expires on the latest of the following dates, unless permits for construction have been issued and work has commenced on the project:

• a. Two (2) years from the effective date of the ordinance approving the Planned Development Zone; or

• b. If the project includes a tentative parcel map or tentative tract map, the expiration date of the tentative map; or

• c. An expiration date specified in the Planned Development Plan.

2. Rezoning: Upon expiration of a Planned Development Plan, the city manager may initiate a zoning amendment to rezone the property to the zoning designation that existed prior to the approval of the Planned Development Zone.

3. Extension: A request to extend the expiration date of a Planned Development Plan must be filed in writing with the Department not less than sixty (60) days and not more than ninety (90) days before expiration of the Planned Development Plan. The council may at its discretion extend the expiration date of a Planned Development Plan if it determines that the applicant has diligently pursued construction of the project since the Planned Development Plan was approved, or that extenuating circumstances exist that warrant extension of the expiration date.

4. Revision to Approved Plan: An application to revise an approved Planned Development Plan will be processed and considered in the same manner as a new application. (Ord. 19-1036)

A Planned Development Zone may be approved if the council finds that it meets all of the following findings: A. The proposed project will produce a comprehensive development of superior quality and excellence of design that would not be possible under otherwise applicable zoning standards. This includes but may not be limited to appropriate variety of structure placement and orientation, appropriate mix of structure sizes, high quality architectural design and materials, significantly increased amounts of landscaping and improved open space, improved solutions for mobility and to the design and placement of parking and loading facilities, incorporation of enhanced amenities and/or facilities beneficial to the public, and appropriate project phasing.

B. The property is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.

C. Adequate public services and facilities exist, or will be provided, in compliance with the approved Planned Development Plan and conditions of approval, to serve the proposed development. The approval of the proposed development will not result in a reduction of public services to properties in the vicinity to be a detriment to public health, safety, and general welfare.

D. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriately buffered from the commercial use and is provided sufficiently enhanced amenities to create a comfortable and healthy residential environment and to provide a positive quality of life for the residents. The enhanced amenities may include but are not limited to additional landscaping, additional common and/or private open space and amenities, and private or separated entrances.

E. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection. (Ord. 19-1036)