Chapter 16.57
P-D DISTRICT
Sections:
16.57.005 Purpose of the P-D zone.
16.57.010 Establishment of a P-D zone.
16.57.020 Conditional uses.
16.57.030 Development regulations.
16.57.040 Identification of P-D zone.
16.57.050 Area limitation.
16.57.005 Purpose of the P-D zone.
The purpose of the P-D zone is to encourage the consolidation of smaller parcels into larger parcels to provide benefits to the city that could not otherwise be obtained. In order to obtain these benefits, the project plans should consider the inclusion of specific development controls to develop more usable open space, to provide efficient use of land, utilities, and circulation systems, to develop creative and integrated design and to allow for innovative and desirable mixed use developments that are consistent with the density and intensity requirements of the pre-existing zoning designation and with the aesthetic and environmental qualities of the community. (Ord. 863 § 22, 1994; Ord. 786 § 7 (part), 1988).
16.57.010 Establishment of a P-D zone.
Applications for the establishment of or reclassification to the P-D zone classifications must include a development plan as described in this chapter. The zone reclassification shall not be approved until a permit approving the development plan has been issued by the planning commission and the City Council.
The planning commission and City Council, after public hearings, may approve, disapprove, modify or attach conditions to a development plan. (Ord. 618 § 1 (part), 1978).
16.57.020 Conditional uses.
A use permit shall be required for any and all uses in a P-D zone. A use permit may be issued by the planning commission if the land uses and structures comply with the development plan and conditions thereof. (Ord. 618 § 1 (part), 1978).
16.57.030 Development regulations.
(a) Components. The development plan shall include all of the following:
(1) A plot plan map which shows:
(A) Existing and proposed public street and sidewalk improvements,
(B) Lot design,
(C) Areas proposed to be dedicated or reserved for any public use including, but not limited to, public utility easements, public buildings and public land uses,
(D) Parking and interior traffic flow, including parking ratios,
(E) Land used within five hundred feet of the external boundary of the P-D zone;
(2) Site details, including:
(A) Preliminary building plans, including generalized elevations,
(B) Maximum building heights,
(C) Maximum lot or area coverages,
(D) Minimum distance between structures,
(E) Minimum setbacks from interior lot lines,
(F) Minimum setbacks from street rights-of-way,
(G) Landscaping, screening and lighting,
(H) Population densities within the planned development zone,
(I) Floor area ratio of structures;
(3) Development schedule, including date of commencement of construction, annual accomplishment, and completion of planned development;
(4) Any other reasonably related information necessary for the planning commission and City Council to act.
(b) Standards.
(1) General Requirements. Setbacks, building heights, distances between buildings, lot coverage, parking requirements, and landscaping requirements shall be established by the planning commission for each planned development.
(2) Public Improvements. Improvement to full city standards for all public rights-of-way abutting and within the development shall be required. In addition, if determined necessary for proper traffic circulation, the applicant may be required to provide proper methods of ingress and egress to the development, including acceleration and deceleration lanes, and traffic devices including channelization.
(c) Revision of Plan. A public hearing by the planning commission and City Council shall be required prior to issuance of a permit for revisions of the development plan which involve changes in land use, expansion or intensification of development or a relaxation in the standards of development. All other revisions may be allowed after a permit is approved by the planning commission and City Council. A public hearing may be called regarding such changes if deemed necessary by the planning commission.
(d) Filing Fees. In addition to the fee required for reclassification of the zone, there shall be a fee established by the City Council to provide for publication costs and for the inspection of the development plans. Such fee shall not be required for revisions to the plan unless the planning commission or City Council required the holdings of a public hearing.
(e) Development Schedule.
(1) A development plan shall be accompanied by a development schedule indicating the approximate date when construction of the project can be expected to begin (which date shall be no later than one year from the effective date of the rezoning of the property), the anticipated rate of development, and completion date. The development schedule, if approved by the City Council, shall be adhered to by the owner of the property in the P-D zone and his successors in interest.
(2) Periodically the planning commission shall compare the actual development in the various P-D zones with the approved development schedules.
(f) Revocation.
(1) A P-D zoning designation shall be null and void if construction has not begun within one year from the date of the approval thereof or within any other time limit imposed by the planning commission or City Council. Upon expiration of the one-year period or other time period as may have been imposed, the property shall return to its former zoning designation.
(2) If, the owner is failing or has failed to meet the development schedule approved by the City Council, the city may initiate proceedings to rezone the property and revoke the approval of the development plan, or to amend the development plan.
(3) The council may extend the development schedule. (Ord. 786 § 7 (part), 1988; Ord. 618 § 1 (part), 1978).
16.57.040 Identification of P-D zone.
Each P-D zone shall be numbered, the first adopted being shown on the zoning maps as P-D(1) and each zone subsequently adopted being numbered consecutively. (Ord. 618 § 1 (part), 1978).
16.57.050 Area limitation.
Property within the area bounded by El Camino Real, Watkins Avenue, Southern Pacific Railway Tracks, and San Francisquito Creek may be placed in a P-D zone in accordance with the provisions of this chapter. No other property may be placed in a P-D zone. (Ord. 727 § 1, 1986).