The intent of these provisions shall be:

1. To facilitate the development of the various commercial and related activities permitted pursuant to Part 2 when situated in a harmonious, integrated, safe and convenient environment, and
   
2. To establish guidelines pertaining to the design, approval, construction and maintenance such projects.

(Ord. 95-22, 8/22/95)

The following buildings, structures and uses of land may be permitted within a Planned Commercial Development.

1. Any use permitted within the underlying zone subject to compliance with the applicable terms and conditions for such use.
   
2. Other uses which are determined by the Planning Commission to be similar to and compatible with the foregoing uses and in harmony with the intent of the zone.

(Ord. 95-22, 8/22/95)

The procedure leading to approval shall be the same as for Planned Residential Developments as set forth in DCA 3.09.

(Ord. 95-22, 8/22/95)

Each Planned Commercial Development Project shall contain not less than three (3) acres. The City Council may make exceptions to this minimum if the City may be better served by a Planned Commercial (PCD) type development.

(Ord. 95-22, 8/22/95)

1. Layout. The layout and design of each project shall provide for safe and convenient access and circulation within the project and between contiguous projects.
2. Separate Utility Services Required. Each separately owned structure within a project shall be served by individual water and sewer service lines. Provided, where several structures within a project are to remain in single ownership the City may authorize the use of a single connection therefore, subject to the providing of adequate assurances of continued unified ownership.
3. Off-street Parking. Adequate off-street parking shall be provided for each structure in accordance with the provisions of DCA Title 6. When the documentation and layout so provide parking may be combined with other structures in the project. Parking areas shall be subordinate in visual impact to pedestrian areas.
4. Disposal of Surface Water. The plan shall provide for the disposal of surface water generated as a result of the development on-site.
5. Landscaping. Not less than twenty (20) percent of the area contained in the site shall be landscaped, part of which shall include a landscaped strip at least ten (10) feet wide around the outside perimeter of the site. All territory located within a SLO Sensitive Lands Overlay Zone shall be included in the open space area. A landscaping plan shall be submitted per DCA 3.13.
6. Outside Storage Prohibited. There shall be no storage of merchandise materials, refuse, or equipment outside of enclosed buildings.
7. Signs. Business signs must comply with the Alpine City Sign Ordinance.
8. Building Setback. The Planning Commission shall review all proposals for new commercial structures, or the commercial conversion of existing structures, to assure protection of abutting residential dwellings.
   
   All buildings shall comply with the following setbacks:
   1. Front setback shall be not less than thirty (30) feet from the property line on all streets. No portion of the any setback area adjacent to a street shall be used for off- street parking.
   2. In commercial developments adjacent to other commercial areas, the side yard and rear yard setbacks will be not less than 20 feet unless recommended by the Planning Commission and approved by the City Council where circumstances justify.
   3. Where a commercial zone abuts a residential zone, the side yard and rear yard setbacks will be not less than 20 feet unless recommended by the Planning Commission and approved by the City Council where circumstances justify.
   4. Building Height. The maximum height of any dwelling or other main building shall be thirty-four (34) feet, as determined in accordance with the provisions of DCA 3.21.080. (Ord 96-15, 12/18/96)
   5. Architectural Criteria. Commercial buildings shall comply with the following architectural design criteria. (Preliminary architectural design drawings of all building elevations shall be presented to the Planning Commission for review).
      1. The exterior of all commercial buildings shall be finished predominantly with wood and/or brick, stucco or stone or similar materials according to guidelines in the Historical/Commercial/Residential Ordinance. Pitched roofs are preferred.
      2. The architectural styles of the business district should be consistent and harmonious. The style of building design and trim should be compatible with the relatively uncomplicated, rural, small town character of Alpine. Extremely irrelevant, contrived or inconsistent styles will be discouraged.
   6. Nuisances Prohibited. No land or building shall be used in any manner so as to create dangerous, injurious, noxious or otherwise objectionable fire, explosive, or other hazard, noise, or vibration, smoke, dust, odor, or other form of air pollution; liquid or solid refuse or wastes; or other substance, condition or element in such a manner or in such an amount as to effect adversely the surrounding area or adjoining premises.

(Ord. 95-22, 8/22/95)

The following improvements shall be constructed in all developments. All such improvements shall meet minimum City standards and shall be completed within one year from the date of approval of the final plat by the City Council. Financial assurances (bonds) guaranteeing the construction of all required improvements shall be submitted and approved as a condition of final approval and shall be administered in the same manner as for subdivisions.

1. Streets and travelways and off-street parking areas.
   
2. Water and sewerage mains and facilities.
   
3. Fire hydrants.
   
4. Any required drainage or flood control structures.
   
5. Any required restoration of cut and fill slopes.
   
6. The costs of installing landscaping and common facilities within any common open space
   area.

(Ord. 95-22, 8/22/95)

The following documents and statements shall be submitted as part of the application for approval, as applicable.

1. Organizational documents (Articles of incorporation, by-laws etc.), where project is to be owned by more than one entity or person
   
2. Open space preservation documents.
   
3. Water rights conveyance documents.

(Ord. 95-22, 8/22/95)

Water rights shall be conveyed to the City in accordance with the provisions of DCA 4.07.230, or DCA 3.21.070, as applicable. Where the proposed development anticipates the buildings to be located on common property (i.e. Condominium Ownership) the lot area used to determine the amount of water right required to be conveyed pursuant shall include the territory occupied by the dwelling and the area proposed to be occupied as open space.

If it is proposed that a specific open space area remain in its natural, unimproved state, the developer may petition the City Council, following a recommendation from the Planning Commission, for a variance to the water requirement. The request shall be evaluated according to the following criteria:

1. The open space is a naturally wooded are with indigenous plants and trees such as scrub oak that will not need to be water, or;
   
2. The open space is in the flood plain and the trees and vegetation will receive sufficient water from naturally occurring streams.

(Ord. 95-22, 8/22/95)