Chapter 86.42
R-PCD – RESIDENTIAL, PLANNED COMMUNITY DEVELOPMENT ZONE
Sections:
86.42.020 Precise development plan (PDP).
86.42.030 Nonresidential uses.
86.42.040 Planning Commission and City Council action.
86.42.060 Development landscaping required.
86.42.010 Purpose and intent.
The purpose and intent of the R-PCD Zone regulations contained in this chapter are to provide for orderly, comprehensively planned residential development, including related open space and accessory community services consisting of desirable recreational and commercial facilities, as well as maintenance and operational facilities essential to the development. Such residential land development normally requires deviation from the normal zoning regulations and standards regarding lot size, yard requirements, bulk and structural coverage in an effort to maximize the benefits accruing to the citizens of the City especially for the preservation of site, view and physical access. (Ord. 1482)
86.42.020 Precise development plan (PDP).
Prior to any development occurring on any property designated R-PCD on the zoning map, the property owner or his authorized representative shall submit to the Community Development Department a precise development plan (PDP) prepared by a licensed engineer or architect which shall include the following information:
A. Legal description and boundary survey map of the exterior boundaries of land to be developed;
B. A topographic map indicating anticipated grading or fill areas and all groupings of existing trees and other natural features. A topographic map shall indicate two-foot contour intervals;
C. A preliminary report describing provisions for storm drainage, sewage disposal, water supply and other utilities and their location;
D. The number of dwelling units proposed by type of dwelling. This may be stated as a range with maximum and minimum number of units of each type;
E. The approximate total population anticipated in the entire development;
F. The proposed standards of height, number of stories, open space, structural coverage, pedestrian and traffic circulation and number of dwelling units per acre of residential development;
G. Pertinent social or economic characteristics of the development such as school enrollment, residents, employment, etc.;
H. The location, area, and type of sites proposed for public and private open space, recreational facilities, and schools (if any). For purposes of this section, open space may include, but is not limited to, swimming pools, pedestrian walkways, bicycle paths, boardwalks, driveways, arbors or shade structures designed as an integral part of the site’s landscaping. Open space shall not include dedicated or private streets, structures used for residential, commercial, professional or operational maintenance purposes, covered or uncovered required parking area or garages, but these must be shown on the precise development plan;
I. The anticipated time for each phase, if any, of the development, including approximate starting and completion dates;
J. Offers to dedicate those areas shown on the precise development plan as “public access area” in a form acceptable to the City Attorney.
86.42.030 Nonresidential uses.
For the commercial, commercial recreational or other nonresidential development portion of any proposed R-PCD Zone development, the following information is required:
A. Types of uses proposed in the entire area;
B. Anticipated total number of persons employed; may be stated as a range;
C. Methods proposed to control or limit dangerous or objectionable elements, if any, which may be caused or emitted by such proposed uses. Such dangerous or objectionable elements may include fire, explosion, noise or vibration, smoke, dust, odor, or other forms of air pollution, heat, cold, dampness, electrical or other disturbances, glare, or other substance or element which might adversely affect the surrounding area;
D. The proposed standards of height, number of stories, open space, buffering, pedestrian and traffic circulation, off-street parking and loading.
86.42.040 Planning Commission and City Council action.
The Planning Commission and City Council shall act upon the precise development plan in the manner prescribed by Chapter 86.55 CMC relating to special use permits. (Ord. 1956 § 18, 2004)
86.42.050 Minimum standards.
The following minimum development standards shall apply to any project in the R-PCD Zone:
A. All utility distribution facilities within the boundaries of the zone shall be located underground.
B. Off-street parking requirements shall be in accordance with the off-street parking performance standards of this title.
C. Design review shall be required in conformance with the provisions of this code.
D. In order to protect and preserve the scenic view of San Diego Bay and the metropolitan skyline beyond, and in order to provide for public access through the property identified in the General Plan as R-PCD, and in order to provide a buffer between more intense residential use and adjacent less intense residential use as identified in the General Plan, the precise development plan shall indicate the methods used to protect, provide or preserve such view and access.
E. No building or structure hereafter erected or structurally altered shall exceed 40 feet. (Ord. 1482)
86.42.060 Development landscaping required.
A minimum of 35 percent of the total site area of new residential developments and 15 percent of the total site area of new commercial developments (in both cases excluding waterways, and required streets and sidewalks) shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping. (Ord. 1586)