Chapter 18.21
PLANNED UNIT DEVELOPMENTS

Sections:

18.21.010    Purposes.

18.21.020    Planned unit development permit.

18.21.030    Submission and review of planned unit development permit application.

18.21.040    Concept plan review.

18.21.050    Concept plan review conference.

18.21.060    Determination of environmental effect.

18.21.070    Development plan review.

18.21.080    Development plan.

18.21.090    Development plan review conference.

18.21.100    Environmental impact report.

18.21.110    City Planning Commission decision.

18.21.120    Revised development plan review.

18.21.130    Revocation and expiration of development permit.

18.21.140    Extensions of time.

18.21.150    Appeals.

18.21.160    General development standards.

18.21.170    Permitted uses.

18.21.180    Setbacks and spacing between buildings.

18.21.190    Density.

18.21.200    Required open space and recreation facilities.

18.21.210    Circulation and access.

18.21.220    Applicability of general regulations.

18.21.010 Purposes.

The purpose of planned unit development approval is to allow diversification in the relationship of various buildings, structures and open spaces in planned building groups and the allowable heights of such buildings and structures, while ensuring substantial compliance with the regulations and provisions of this chapter, in order that the intent of this title in requiring adequate standards related to the public health, safety and general welfare shall be observed without unduly inhibiting the advantages of modern large-scale planning for residential, commercial or industrial purposes. Provisions for a more desirable living environment than would be possible through the strict application of the requirements of this title are encouraged. Developers are encouraged to use more creative approaches in the development of land, to encourage more efficient, aesthetic and desirable use of open areas and open land and to encourage variety in the physical development pattern of the City. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 38.]

18.21.020 Planned unit development permit.

It is the intent of these provisions that a planned unit development permit be regarded as a type of use permit and except as otherwise provided by the zoning ordinance, all provisions of the use permit procedure, Chapter 18.25 DMC, shall apply to planned unit development permits. It is the future intent of these provisions to coordinate the planned unit development permit procedure as closely as possible with the requirements of the subdivision ordinance, when applicable, and the environmental impact review process. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.030 Submission and review of planned unit development permit application.

A. Applications for planned unit development permits shall follow the provisions of Chapter 18.25 DMC, except that in lieu of the documents described in DMC 18.25.030, the applicant shall submit a concept plan comprising the following elements:

1. 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 planned unit 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 unit development to the City of Dixon General Plan.

2. A generalized site plan showing the entire parcel with schematic indications of approximate locations of buildings, public and private rights-of-way, parking and loading areas, public and private open spaces, walkways, planting areas, etc.

3. An environmental impact initial study as provided by CEQA guidelines and procedures.

B. By applying for the granting of a planned unit development permit, the applicant initiates a three (3) step review process comprising concept plan review, development plan review, and revised development plan review, which process must be completed prior to the issuance of a planned unit development permit. Each step of the review process is described in detail commencing at DMC 18.21.040. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.040 Concept plan review.

A. The concept plan review is designed to inform an applicant for a planned unit development permit of the applicable regulations of the City of Dixon, to inform the City Planning Department of the applicant’s intentions, and to provide an opportunity to identify environmental and other pertinent considerations associated with a proposed planned unit development before a substantial commitment of resources occurs.

B. Timing. Concept plan review shall be initiated by application for the granting of a planned unit development permit.

C. Elements of Review. Concept plan review includes the following elements: concept plan review conference held by the City Planning Department and a review of the environmental impact initial study and determination of impact by the City Planning Department. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.050 Concept plan review conference.

Upon receipt of an application for the granting of a planned unit development permit, the Planning Director shall schedule a concept plan review conference to be held within ten (10) days of the receipt of said application. At said conference, the applicant or his authorized agent shall present the concept plan submitted pursuant to DMC 18.21.030 and receive comments from the Planning Department staff attending the conference. At the discretion of and as deemed desirable and necessary by the Planning Director, representatives from other City or public departments, agencies, boards, or panels may be invited to attend the conference. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.060 Determination of environmental effect.

Following the submission of an environmental impact initial study pursuant to application for the granting of a planned unit development permit, and within the time limit prescribed by CEQA guidelines and procedures, the City Planning Department shall determine if the proposed planned unit development could have significant environmental effects and requires the preparation of an environmental impact report. If the proposed planned unit development is determined to require an environmental impact report, the applicant shall be required to fund the cost of the preparation of a draft environmental impact report. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.070 Development plan review.

A. Intent. Development plan review shall provide an opportunity for detailed review of proposed planned unit developments by City of Dixon officials and the general public.

B. Timing. Development plan review shall be initiated by the Planning Director after the completion of all of the elements of concept plan review, and upon the receipt from the applicant of a development plan.

C. Elements of Review. Development plan review includes the following elements: a development plan review conference; preparation and submission of a draft environmental impact report, if required, by the applicant; public review and response to the development plan and the draft environmental impact report through public hearing; preparation of the final environmental impact report; and decision by the City Planning Commission on the development plan and the final environmental impact report.

D. Coordination with Subdivision Ordinance. It is the intent of these provisions that subdivision review under the subdivision ordinance, if required, be carried out simultaneously with the review of the proposed planned unit development prescribed by this title. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 39.]

18.21.080 Development plan.

The development plan shall be prepared by the applicant based on the concept plan as revised during concept plan review. All elements required within the development plan shall be characterized as existing or proposed, and be sufficiently detailed to indicate intent and impact. The development plan shall include the following:

A. Statement of Intent. An overall development scheme which states the development intentions of the landowner respecting his property, including but not limited to the following: a statement of location and intensity of proposed uses and activities including public and private open spaces; a physical description of proposed facilities accommodating such uses, including types of buildings, structures and landscape and circulation elements; a statement of location and general configuration of lands to be dedicated for public open space and other public uses; a general designation of utilities; a general statement of the form of site management proposed in areas of significant natural resources; and a statement detailing the consistency of the proposed development project with major public development programs, including but not limited to freeways, highways, parks, trails, open space, utility transmission lines and the phased schedules of proposed major public facilities.

B. Site Plan Requirements. The statement of intent required in subsection A of this section shall be supported by such graphics as are necessary to establish the physical scale and character of the development and demonstrate the relationship among its constituent land uses, buildings and structures, public facilities, and open space. Said graphics shall as a minimum indicate: perimeter boundaries of the site; streets and driveways, sidewalks and pedestrian ways, and off-street parking and loading areas; location and approximate dimension of buildings and structures; utilization of buildings and structures, including activities and the number of living units; reservations for public uses, including schools, parks, playgrounds, and other open spaces; and major landscaping proposals. The Director may require graphics presenting additional information as he determines is necessary to support the statement of intent. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.090 Development plan review conference.

Upon receipt of the completed development plan, the Planning Director shall schedule a development plan review conference, to be held within thirty (30) days of the receipt of said plan. At least the following shall be considered at the conference: compliance of various elements proposed in the development plan with the planned unit development standards, commencing at DMC 18.21.160, and other applicable regulations and ordinances of the City of Dixon; new information, if any, not previously noted in the concept plan that would necessitate the inclusion of supplemental information in the environmental impact report; and particular subjects proposed in the development plan to receive special detailed attention in the environmental impact report. The development plan shall be made available for public review and comment concurrently with the release of the draft environmental impact report. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.100 Environmental impact report.

Following the review conference, a draft environmental impact report, if required, shall be prepared in accordance with CEQA guidelines and procedures. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.110 City Planning Commission decision.

In order to grant a planned unit development permit, the Planning Commission shall find the following as contained herein:

A. That the proposed development conforms to the City General Plan in terms of general location and general standards of development.

B. In the case of proposed residential developments, that such developments will constitute a residential environment of sustained desirability and stability, that it will be in harmony with the character of the surrounding neighborhood, and will result in an intensity of land utilization not substantially higher than, and standards of open spaces at least as high as, permitted or specified otherwise for such development in this title.

C. In the case of proposed commercial developments, that such developments are needed at the proposed locations to provide adequate commercial facilities of the type proposed, that traffic congestion will not likely be created by the proposed center, or will be obviated by proposed improvements and by demonstrable provision in the plan for proper entrances and exits, and by internal provisions for traffic and parking, and that the development will be an attractive and efficient center which will fit harmoniously into and will have no adverse effects upon the adjacent or surrounding area.

D. In the case of proposed industrial developments, that such development is fully in conformity with the applicable performance standards, and will constitute an efficient and well organized development, with adequate provisions for railroad or truck access, service and necessary storage, that such development will have no adverse effects upon adjacent or surrounding areas, and adequate provisions will be made for off-street parking and loading.

E. That the development of a harmonious, integrated plan justifies exceptions, if such are required, to the normal requirements of this title. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 40.]

18.21.120 Revised development plan review.

A revised development plan shall incorporate major revisions required by the City Planning Commission and must be submitted to the City Planning Department within ninety (90) days of the date of the City Planning Commission decision pursuant to DMC 18.21.110. Upon failure to obtain a planned unit development permit, the applicant shall not be permitted to submit a second revised development plan and if he desires to continue with the planned unit development, he must reapply for the granting of a planned unit development permit. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 41.]

18.21.130 Revocation and expiration of development permit.

A planned unit development permit may be revoked in any case where the conditions of such permit have not been or are not being complied with. The Planning Commission shall give to the permittee notice of intention to revoke such permit at least ten (10) days prior to the review of the permit by the Planning Commission. After conclusion of such review, the Planning Commission may revoke such permit.

In any case where a permit has not been used within six (6) months after the date of granting thereof, then without further action the permit granted shall be null and void. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.140 Extensions of time.

Extensions of time limitations in DMC 18.21.130 may be granted by the City Planning Commission upon the showing of good faith effort by the permittee to comply therewith and failure to comply by reason of conditions beyond the control of the permittee. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 42.]

18.21.150 Appeals.

Appeals to the actions of the Planning Commission may be taken in accordance with Chapter 18.40 DMC. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.160 General development standards.

A. A planned unit development shall consist of an integrated development located on a single tract of land, or on two (2) or more tracts of land not less than five (5) acres in area which may be separated only by a street or other right-of-way. In such development, the land and structures shall be planned and developed as a whole in a single development operation or a series of operations in accordance with a detailed, comprehensive development plan encompassing such elements as the location of structures, the circulation pattern, parking facilities, open space, and utilities, together with a program for provision, operation and maintenance of all areas, improvements, facilities and services provided for the common use of the persons occupying or utilizing the property.

B. A planned unit development shall be designed and developed in a manner compatible with and complementary to existing and potential residential development in the immediate vicinity of the project site. Site planning on the perimeter shall give consideration to protection of the property from adverse surrounding influences, as well as protection of the surrounding areas from potentially adverse influences within the development.

C. A planned unit development shall relate harmoniously to the topography of its site, make suitable provision for preservation of watercourses, wooded areas, rough terrain and similar natural features and areas, and shall otherwise be so designed as to use such natural features and amenities to best advantage. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.170 Permitted uses.

Uses not specified as permitted, or conditionally permitted by the use regulations of the zoning district in which the planned unit development is located, may be permitted as part of a planned unit development provided:

A. The uses permitted hereby are necessary or desirable and are appropriate with respect to the basic type of development.

B. The uses permitted hereby are not of such a nature, or so located, as to exercise a detrimental influence on the surrounding neighborhood.

C. Uses permitted hereby shall not be so extensive or in such a location as to become the dominant purpose of the planned unit development. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.180 Setbacks and spacing between buildings.

A. Spacing and distances between principal buildings shall be at least equivalent to those required by the zoning district in which the planned unit development is located unless the applicant demonstrates that:

1. A better or more appropriate design can be achieved by not applying the provisions of the zoning district; and

2. Adherence to the requirements of the zoning district is not required in order to ensure health, safety and welfare of the inhabitants of the development.

B. Setbacks between any principal building and any peripheral boundary of the development shall be equal to the minimum setback required by the zoning district in which the planned unit development is located, unless the applicant demonstrates that a better or more appropriate design can be achieved by the allowance of a reduced setback and adherence to the setback requirements of said zoning district is not required in order to ensure the health, safety and welfare of inhabitants of the development or the adjacent property.

C. Setbacks greater than those specified by the zoning district in which the planned unit development is located may be required where the intensity of development is greater than that of the adjacent property to such an extent that greater peripheral setbacks are needed in order to ensure the health, safety and welfare of the inhabitants of the development or the adjacent property. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.190 Density.

The density standard of the district or districts in which a planned unit development is located shall apply to residential use types located within this district or districts, except that density bonuses shall be available as provided in this title. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.200 Required open space and recreation facilities.

Open space and recreation facilities shall be provided which in terms of area and suitability will meet the needs of the inhabitants. In determining the requirement of open space and recreation facilities, the following shall be considered:

A. The master park and recreation plan of the City of Dixon.

B. The composition of the anticipated population of the development.

C. Such other factors and considerations which bear a reasonable relationship to the question of need for open space and recreation facilities therein. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.210 Circulation and access.

Major and local streets and the location of all buildings, parking areas, pedestrian ways, and utility easements shall be designed to promote the public safety, compatibility of uses and minimizing of friction between uses. Private streets may serve circulation and parking purposes if providing adequately for fire and police protection, rubbish collection and lighting. Circulation and parking areas shall be separated from recreational areas to facilitate safe vehicular movement. In the design of the circulation and parking plan, priority shall be given to pedestrian access and activity. Driveways and circulation roadways shall be designed to minimize traffic and congestion within the planned unit development and to minimize the amount of paving. Adequate access for fire and other emergency vehicles shall be provided on site. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.21.220 Applicability of general regulations.

A planned unit development shall conform to any applicable provisions of Chapter 18.22 DMC. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]