Part 25 — PD—Planned Development District

• Former Part 25, Planned Development Residential District, codified from Ordinance No. 714-86 C-M, as amended by Ordinance No. 812-89, effective August 10, 1989, repealed and replaced in its entirety by Ordinance No. 918-93 C-M, effective April 8, 1993.

The purpose of the Planned Development District is to provide a technique to foster development plans for eligible lands which serve public objectives more fully than development plans permitted under conventional zoning regulations; and to establish criteria for identifying those parcels of land which are eligible for the special procedures available for creative

802

(Watsonville Supp. No. xx, 10-25)

14-16.2501

development plans requiring special review and approval procedures.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

• (d) Parking and loading;

• (e) Landscaping;

• (f) Open space;

• (g) Lot area;

The Planned Development District (PD) shall be combined with the underlying residential, commercial, or industrial districts currently in effect. The PD overlay district shall be designated by the use of the letters PD following the underlying zoning designation. The regulations of the underlying district may be superseded, modified or amended upon approval of the planned development as provided in this part. (§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

The intent of this overlay district is to ensure that: (a) Planned development zoning will be granted only where the subject parcel is large enough to make innovative and creative site planning possible; (b) Applicants shall have the professional capability to produce a creative plan;

(c) The public interest in achieving goals stated in the General Plan will be served more fully through the planned development process rather than through application of conventional district regulations;

(d) The advantages to landowners afforded by the planned development process will be balanced by public benefits;

(e) Natural or man-made features and resources of the site such as topography, trees, watercourses, and the like are preserved; and

(f) A Planned Development Overlay District shall only be allowed in any existing zoning districts. (§ 1, Ord. 918-93 C-M, eff. April 8, 1993, as amended by § 2(3) (Exh. A), Ord. 1481-25 (CM), eff. October 9, 2025)

A Planned Development District may provide for modifications on district regulations, where appropriate, in the following areas:

• (a) Building setbacks;

• (b) Street standards;

• (c) Lot coverage;

  • (h) Height;

  • (i) Density (units/acre); and

  • (j) Use.

• (§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

An applicant for a Planned Development District must demonstrate the following before the application may be heard:

(a) Land area. The land subject to planned development applications comprises one acre or more of buildable land.

(b) Land ownership. The applicant owns or controls the land subject to the Planned Development zoning application.

(c) Development team. A development team of design professionals (architect, landscape architect, planner, civil engineer, soils engineer, solar energy expert, as appropriate) with the expertise and experience to carry out the intent of the permit has been engaged.

(d) Justification. All aspects of the proposed development which represent a departure from strict application of district regulations shall be explained in the application and reasons given why the proposed development plan affords greater public benefits than would be achieved through application of conventional zoning regulations. (§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

(a) Process. Generally, utilization of the Planned Development District zone will involve the following process: general development plan and PD zoning approval at public hearings by Planning Commission and City Council; specific development plan approval through special use permit issued by the City Council at public hearing; issuance of building permits.

(b) Phased Development. A proposed phased development shall be accompanied by a schedule

803

(Watsonville Supp. No. xx, 10-25)

14-16.2506

establishing approximate dates when each phase shall be complete. Each phase of a phased development shall be independently self-sufficient, and include at least its pro rata share of total planned common space, facilities, and services.

(c) Provision, operation and maintenance of common areas. Where common areas of facilities are proposed, an operation and maintenance program shall be prepared prior to the issuance of the planned development permit.

(d) Applicable district regulations. Regulations and standards of the underlying district shall apply except where departures from strict application of district regulations are authorized by the planned development permit.

(e) Legal advertising. All aspects of a proposed project which represent a departure from district regulations shall be set forth in the legal advertising of such proposed project.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

General development plan required. An application for adopting a PD district shall be accompanied by a graphic general development plan which, if approved by the Planning Commission and City Council, shall become a part of the zoning map.

(a) The graphic general development plan shall show the following information presented in graphic and schematic form and at a scale satisfactory to the Zoning Administrator with a reduced reproducible print of the approved drawing suitable to the Zoning Administrator for publication purposes.

• (1) Proposed land uses;

(2) Location of buildings, structures and building groups;

(3) A tabulation of proposed dwelling unit density in residential areas;

(4) Proposed circulation systems including preliminary street cross-sections;

(5) Proposed parks, playgrounds, school sites and other open spaces;

(6) Location and type of existing and proposed landscaping, and identification of any existing trees to be removed;

(7) An economic feasibility analysis of proposed mixed uses;

• (8) Development phasing for entire project;

(9) Relation to future land uses in surrounding area as proposed in the general plan;

(10) Proposed off-street parking (ratio, locations, total number of spaces);

(11) Any additional data required by the Zoning Administrator as necessary to analyze the rezoning application;

(12) Elevations and perspective drawings of all proposed structures, such drawings need not be the result of the final architectural decisions and need not be in detail; the purpose of such drawings is to indicate within stated limits the height of the proposed buildings and the general appearance of the proposed structure, to the end that the entire development will have architectural unity and be in harmony with surrounding developments; and

(13) A written statement regarding all aspects of the proposed development which represent a departure from strict application of district regulations, including explanations and reasons why the proposed development plan affords greater public benefits than would be achieved through application of conventional district regulations.

(b) A PD District initiated by the Planning Commission or City Council will require a graphic general development plan only if so determined by the initiating body. In such cases the initiating body may require a graphic general development plan which contains all or only part of the required information as outlined in subsection (a) of this section.

(c) The Planning Commission and City Council may require such other information which, combined with the original information submitted, shall be for the purpose of ascertaining substantial conformity with the General Plan, and with the surrounding area.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

804

(Watsonville Supp. No. xx, 10-25)

14-16.2507

(a) Adoption of a Planned Development District shall be conducted according to procedure established in Part 10, Chapter 14-10 of this Code.

(b) Recommendation by the Planning Commission, adoption by Ordinance of a Planned Development District by the City Council, and issuance of a special use permit by the City Council after adoption of a Planned Development District shall in each instance be passed by at least five (5) affirmative votes.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

Before recommending or approving any Planned Development District and related development plan, the Planning Commission and the City Council shall find that:

(a) The District is:

(1) Consistent with the General Plan and/or the Local Coastal Land Use Plan, and/or adopted area plans when applicable; and

(2) Consistent with the purposes of this chapter and other applicable sections of this title.

(b) The General Development Plan:

(1) Includes planned variations to underlying district regulations which serve public purposes to an equivalent or higher degree than would underlying district regulations;

(2) Can be coordinated with existing and proposed development of surrounding areas;

(3) Overall, provides an amenity level and amount of open space greater than what would have been permitted by the underlying district regulations;

(4) If applicable, a final subdivision map for the proposed planned development shall be recorded within two (2) years of the expected date of adoption of the General Development Plan for the planned development;

(5) Is planned so that the total development in each individual development phase can exist as an independent unit; adequate assurance will be provided that such objective will be attained; that the uses proposed will not be detrimental to present and

planned surrounding uses, as shown in the General Plan, but will have a beneficial effect which could not be achieved without being located in a PD District;

(6) Includes streets and thoroughfares, suitable and adequate to carry anticipated traffic, and the proposed densities will not generate traffic in such amounts as to overload the street network outside the development;

(7) Is designed so that existing or proposed utility services and facilities and other public improvements are adequate for the population densities and land uses proposed;

(8) Is designed so that proposed ratios for off-street parking are consistent with parking regulations;

(9) Will not have a detrimental and unmitigable financial impact on the City. (§ 1, Ord. 918-93 C-M, eff. April 8, 1993, as amended by § 2(3) (Exh. A), Ord. 1481-25 (CM), eff. October 9, 2025)

After adoption of a Planned Development District, a special use permit issued by the City Council after public hearing shall be required for any and all uses in a PD District. Application for a special use permit shall be made no later than six (6) months after the PD District becomes effective. Failure to file a complete special use permit application will result in the expiration of the PD District as approved by the City Council, unless an extension in time is granted by the City Council.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993, as amended by § 2(3) (Exh. A), Ord. 1481-25 (CM), eff. October 9, 2025)

An application for a special use permit in a PD District shall include and be accompanied by a specific development plan which, if approved by the City Council, shall become a part of the use permit.

805

(Watsonville Supp. No. xx, 10-25)

14-16.2511

(a) The specific development plan shall include: (1) A map showing the existing topography and the proposed topography of the development at one-foot contour intervals;

(2) A map showing;

(i) Any street system and lot design proposed with the development;

(ii) Vehicular/pedestrian/bicycle circulation; (iii) Parking areas and proposed parking ratios (off-street/on-street), all parking aisles, stall and curve radii dimensions and landscaped areas;

(iv) Any areas proposed to be dedicated or reserved for parks, parkways, playgrounds, school sites, public buildings and other such uses; (v) Landscaped public open space; (vi) Landscaped private open space;

(3) A plot plan for each building site or sites showing the approximate location of all proposed buildings indicating distances between buildings, structures and property lines;

(4) A detailed tabulation of the resultant densities of persons and dwelling units;

(5) A written statement regarding all aspects of the proposed development which represent a departure from strict application of district regulations, including explanations and reasons why the proposed development plan affords greater public benefits than would be achieved through application of conventional zoning regulations;

(6) Any or all of the following plans, diagrams and information shall also be required, to be included when appropriate on the plot plan or appended thereto:

(i) Off-street parking and loading plan; (ii) A circulation diagram indicating the proposed movement of vehicles, goods and pedestrians within the PD District, and to and from adjacent public thoroughfares. Any special engineering features and traffic regulation devices needed to facilitate or ensure the safety of the circulation pattern shall be shown;

(iv) Engineering site plans including detailing proposed finished grades and all public improvements;

(v) Engineering plans for the provision of public utilities for the site, including provisions for off-site connections and facilities necessary to serve the site;

(vi) Elevations and perspective drawings of all proposed structures. Such drawings need not be the result of the final architectural decisions and need not be in detail. The purpose of such drawings is to indicate within stated limits the height of the proposed buildings and the general appearance of the proposed structure, to the end that the entire development will have architectural unity and be in harmony with surrounding developments;

(vii) A written statement describing the disposition of recreation and open space areas. Such statement shall include proposals for ownership, development and maintenance.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993, as amended by § 2(3) (Exh. A), Ord. 1481-25 (CM), eff. October 9, 2025)

(a) Applications for rezoning to the Planned Development District shall be made on forms prescribed by the Zoning Administrator.

(b) The preferred application processing approach is for concurrent review and action on the PD rezoning application and special use permit. An applicant has the option of submitting a general development plan for prior approval of the PD District. The purpose of such option is to allow

(iii) Landscaping and tree planting plan showing the approximate location and type of plan materials to be installed;

806

(Watsonville Supp. No. xx, 10-25)

14-16.2512

conceptual approval and clarification of development issues on complex applications where an applicant desires such approval and clarification before embarking on detailed project plans. Under such option, approval of the PD District must be followed by an application for a special use permit, filed within six (6) months after the PD District becomes effective.

(c) The special use permit shall require the submittal of a specific development plan and approval by the City Council after a public hearing. While the PD District is intended to resolve issues pertaining to use, environmental review, General Plan policy and other policies, the special use permit approval is intended to implement the PD District and establish the precise site and building plan.

(d) An application for a special use permit in a PD District shall be accompanied by a development schedule indicating to the best of the applicant’s knowledge the approximate date on which construction of the project will commence, and completion date. The development schedule, if approved by the City Council, shall become a part of the specific development plan and shall be adhered to by the applicant of the property in the PD District and any successors in interest. The special use permit shall become null and void unless foundations are set within twelve (12) months of the granting of the permit. Extensions may be granted in the discretion of the City Council not to exceed a cumulative total of three (3) years in annual extensions not to exceed one year. Compliance with the phasing schedule consists of filing subdivision map and use permit applications and actively pursuing subdivision map and use permit applications and actively pursuing permit approval within the time permitted by the phasing schedule.

(§ 1, Ord. 918-93 C-M, eff. April 8, 1993)

Application for modifications to an approved planned development special use permit shall be submitted to the City Council. Such applications shall include all plans, maps, studies and reports that may reasonably be required to make the determina-

tions called for in the particular modification request.

(a) Modifications to a special use permit project, prior to construction, shall be processed in accordance with Section 14-10.609 of this title (Modifications of Terms or Conditions).

(b) Before recommending approval or approving a modification, the City Council shall find that:

(1) Proposed modifications maintain the original purpose and reasons for approval of the Planned Development District and are consistent with the original conditions of approval;

(2) All proposed modifications meet the regulations for the district in which the planned development is located, unless such modifications conform with previously approved planned variations;

(3) Proposed modifications maintain usable open space originally approved for the site. (§ 1, Ord. 918-93 C-M, eff. April 8, 1993)