Chapter 18.56
PLANNED DEVELOPMENT – MASTER COMMUNITY ZONING DISTRICTS
Sections:
18.56.030 Size and use requirement.
18.56.050 Procedure for applying for PD-MC zoning district generally.
18.56.060 Master community plan – Submittal and approval procedures.
18.56.070 Master community plan – Contents.
18.56.080 Development area plans – Submittal and approval procedures.
18.56.090 Development area plan – Contents.
18.56.100 Development schedule.
18.56.110 Director of Community Development review not required.
18.56.120 Modifications to master community plan and development area plan.
18.56.010 Application.
The regulations set forth in this chapter apply to all planned development – master community (PD-MC) zoning districts. (Ord. 1746 § 2, 2-15-00).
18.56.020 Intent and purpose.
The PD-MC district is intended to create regulations for large-scale integrated development that is compatible with the existing community and that:
(a) Integrates uses that are not permitted to be combined in other zoning districts, and/or utilizes planning and design concepts that would be restricted in other zoning districts;
(b) Subdivides land or air space in a manner that results in units not having the required frontage on a dedicated public street;
(c) Will be developed in phases. (Ord. 1746 § 2, 2-15-00).
18.56.030 Size and use requirement.
The PD-MC zoning designation shall be available only for sites of at least twenty-five (25) contiguous acres where a mixture of residential with commercial, office, research and development and/or public uses is proposed. (Ord. 1746 § 2, 2-15-00).
18.56.040 Permitted uses.
Certain uses may be specifically permitted or permitted by use permit or may be disallowed from any PD-MC plan in accordance with provisions hereinbelow. The PD-MC approval by the City may also require that specific types of uses be incorporated into the overall plan.
(a) Any residential, commercial, office, research and development or public uses may be authorized if they are in harmony with other authorized uses and serve to fulfill the function of the planned development while complying with the City’s general plan.
(b) Massage establishments, as defined in SCCC 5.40.020(m), subject to SCCC 18.104.020.
(c) The following uses may be permitted in this zoning district if they are approved specifically through the zoning entitlement process or approved through a use permit process as specified in Chapter 18.110 SCCC, Use Permits:
(1) Auto service or repair;
(2) Drive-through restaurants and services;
(3) Beer and wine or alcoholic beverage service;
(4) Live entertainment and dancing.
(d) The following uses are prohibited:
(1) Auto sales;
(2) Appliances and bulk item sales;
(3) Industrial uses and uses involving quantities of hazardous materials that may have potentially significant health consequences;
(4) Wholesaling, warehousing and storage (indoor and outdoor) operations;
(5) Contractor’s yards and other similar uses;
(6) Other uses that, in the opinion of the City Council, are incompatible with the character and nature of the uses provided and approved in the master community plan. (Ord. 1746 § 2, 2-15-00; Ord. 2006 § 5, 10-8-19).
18.56.050 Procedure for applying for PD-MC zoning district generally.
Applications for a PD-MC district and subsequent site development shall be submitted as separate applications as provided in this article. Such applications are described as the master community plan and the development area plan. (Ord. 1746 § 2, 2-15-00).
18.56.060 Master community plan – Submittal and approval procedures.
An application for rezoning to a PD-MC zoning district shall include a master community plan that, if approved by the City Council, shall become a part of the zoning map of the City of Santa Clara through the procedures provided for by Chapter 18.112 SCCC, Amendments. The master community plan shall conform to the City’s general plan. Overall residential density shall conform to the City’s general plan, although individual housing types could be greater or less than the average. (Ord. 1746 § 2, 2-15-00).
18.56.070 Master community plan – Contents.
The master community plan shall include the following information, subject to the satisfaction of the Director of Planning and Inspection:
(a) A master community summary providing, in narrative form:
(1) A general description of the proposed development; including a legal description of the property in the district;
(2) Definitions of the land use designations (including density ranges and, in the case of residential designation, product types) shown on the master community graphics (as required by subsection (b) of this section);
(3) A table setting forth the minimum and maximum total dwelling units, the minimum and maximum nonresidential square footage, and the minimum acreage for open space, public uses and any other uses for the district at buildout;
(4) A description of:
(A) Residential neighborhoods;
(B) Mixed use neighborhoods;
(C) Commercial, office and/or research and development uses;
(D) Open space and parks;
(E) Public buildings and schools; and
(F) Any other proposed uses; and
(5) Financing, if any, for on- and off-site infrastructure improvements.
(b) Master community graphics showing generally:
(1) Land use designations for each distinct use in the master community district (each such designated area is hereinafter referred to as a “land use area”) and in adjacent areas outside the district;
(2) A public circulation system (including street classifications and cross sections, pedestrian paths and bikeways);
(3) Public buildings and schools;
(4) Open space and parks; and
(5) A preliminary public infrastructure plan (including drainage, sewerage, water, power and telecommunication utilities).
(c) A map showing the existing topography of the district at one-foot contour intervals, if required by the Zoning Administrator of the City of Santa Clara.
(d) Design guidelines and development standards for:
(1) Site Planning.
(A) Site coverage;
(B) Setbacks;
(C) Building heights;
(D) Private outdoor areas, including open space and yards; and
(E) Parking;
(2) Architectural Character.
(A) Style;
(B) Scale; and
(C) Building materials;
(3) Landscaping;
(4) Signage; and
(5) Lighting. (Ord. 1746 § 2, 2-15-00).
18.56.080 Development area plans – Submittal and approval procedures.
(a) An application for development within a PD-MC district shall include a development area plan, which may be submitted at any time subsequent to submittal of the PD-MC district application. A development area plan shall be a minimum of twenty percent (20%) of the total acreage of the project or ten acres, whichever is less, unless the development area includes property designated for a public use on the master community graphics or is proposed for use as affordable housing, in which case no minimum acreage shall apply. The Director of Planning and Inspection has authority to waive this minimum acreage requirement under exceptional circumstances.
(b) Although not a legislative action, consideration of development area plans shall include notification to surrounding property owners and neighbors in the same fashion as the original master community plan hearings.
(c) The Planning Commission will consider the development area plan application concurrent with or after its consideration of the master community plan application or after Council action on the master community plan, and shall make a written recommendation on the development area plan to the City Council.
(d) In order to approve a development area plan application, the City Council shall find that the proposed development conforms to the master community plan approved by the City Council.
(e) The area of a single land use area in a development area plan may vary by up to fifteen percent (15%) from the area shown on the master community plan graphics; provided, that the overall minimum and maximum residential units, the overall minimum and maximum nonresidential square footage and the overall minimum public use open space acreage designated on the master community graphics are maintained.
(f) In the case of a residential land use area, the development area plan may allow for residential uses that are more or less dense than the density designated on the master community plan graphics; provided, that the overall residential density ranges designated for that land use area are maintained. (Ord. 1746 § 2, 2-15-00).
18.56.090 Development area plan – Contents.
The development area plan application shall include the following information, subject to the satisfaction of the Director of Planning and Inspection:
(a) A summary showing how the development area plan conforms to the master community plan, the total dwelling units in the plan by type (such as detached single-family, multifamily and the like), the square footage of nonresidential uses and a parking calculation of required and provided spaces by use.
(b) Development area plan graphics showing:
(1) Areas of proposed land uses, including open space;
(2) All streets, pedestrian ways and bike ways;
(3) A preliminary infrastructure plan;
(4) A proposed plot plan for each building site in the plan (or, in the case of single-family residences, a typical plot plan) showing the existing and/or proposed buildings (indicating maximum and minimum distances between buildings, between building and property or building site boundaries, percentage of building coverage and percentage of landscaping, if applicable), paving and areas to be landscaped;
(5) A parking and/or loading plan drawn to scale;
(6) Preliminary elevations of all proposed structures drawn to scale. The purpose of such drawings is to indicate the building heights, materials, fenestration, colors, and the general appearance of the existing and/or proposed structures so that the entire development will have architectural unity and be in harmony with surrounding developments;
(7) Preliminary floor plans of the proposed structures;
(8) Preliminary landscaping plan; and
(9) Fencing, trash disposal and recycling storage areas.
(c) A tentative subdivision map or vesting tentative map for the development area plan.
(d) A map showing the existing topography of the district at one-foot contour intervals, if required by the Zoning Administrator of the City of Santa Clara. (Ord. 1746 § 2, 2-15-00).
18.56.100 Development schedule.
Construction in each development area must begin within two years of final development area plan approval by the City Council.
For good cause shown by the developer, the Planning Commission may, at a public hearing, grant extensions of time for up to two years for each extension. An application for an extension must be filed within two years of the date of Council approval of the development area plan. (Ord. 1746 § 2, 2-15-00).
18.56.110 Director of Community Development review not required.
Notwithstanding SCCC 18.76.020, Architectural review process, no review by the Director of Community Development shall be required for any approvals or permits granted for development within a PD-MC district. The review of the development area plans by the Planning Commission and City Council shall constitute an equivalent of the review envisioned by Chapter 18.76 SCCC, Architectural Review.
After the initial approval and construction of the development area plan, remodels and additions to the buildings and sites in the master community plan shall be handled through the usual architectural review requirements of Chapter 18.76 SCCC, Architectural Review, in accordance with the design guidelines and development standards. (Ord. 1746 § 2, 2-15-00; Ord. 2011 § 11, 2-11-20).
18.56.120 Modifications to master community plan and development area plan.
Modifications to a master community plan shall be considered changes to the zoning map and shall be made in accordance with the procedures set forth in Chapter 18.112 SCCC, Amendments.
The Director of Planning and Inspection shall have the authority to grant minor modifications to a development area plan not to exceed ten percent of the number proposed for modification, limited to lot area, lot width, building height, setbacks, parking number or dimensions, building coverage, landscaping and fencing dimensions. Major modifications to a development area plan shall be made in accordance with the procedures set forth in SCCC 18.56.080, Development area plans – Submittal and approval procedures. (Ord. 1746 § 2, 2-15-00).