There is created, as an overlay zone, the planned development overlay zone (hereafter "overlay zone"). Properties shall be classified in the overlay zone in the same manner as property is reclassified from one zone classification to another in the manner set forth in Chapter 17.64 of this code. When property has been classified in an overlay zone, it shall be designated upon the official zoning map of the city adopted pursuant to Section 17.12.020 of this code, by adding thereto the parenthetically enclosed letters "PD" after the zoning symbol which indicates the zone in which the property to which it relates is classified pursuant to this code.

The overlay zone as created by this chapter shall be applied only to properties which are classified in zones R-3, C-3, C3-R, T, CM or M zones.

The purpose of the adoption of the provisions of this chapter is to provide, as to properties, which are classified in the overlay zone:

Uses which shall be permitted on any property which is classified in the overlay zone shall be limited to those principal and accessory uses which are allowed pursuant to the underlying zone classification of property.

No person shall construct or maintain any building, structure or use on any lot which is included within the overlay zone unless such building, structure or use is allowed pursuant to the underlying zone classification of such lot. Further, no person shall construct or maintain any building, structure or use on any lot included within the overlay zone until a development plan therefor has been approved pursuant to the provisions of this chapter.

No permit or other entitlement shall be issued to allow the construction, reconstruction or relocation on any lot within the city, of any building or structure, nor shall any use be commenced or permitted on any lot within the city which is included within the overlay zone unless a precise plan of development therefor ("plan") has been approved in the time and manner set forth in this chapter.

The director shall make available to all persons requesting the same, appropriate application forms for plan approval. No such application shall be accepted for filing unless the same is accompanied by a filing and processing fee in the amount set by the city council.

The provisions of this title shall apply to the development of all lots which are classified in the overlay zone, except where a plan, as approved, makes such development standards inapplicable to such uses. Notwithstanding any other provisions of this chapter, no use shall be permitted pursuant to an approved plan which is not a use permitted by the underlying zone classification of the lot or lots to which the plan relates.

No person shall construct or maintain a building or structure or commence or maintain a use of a lot which is subject to an approved plan except in accordance with such plan.

A plan which is approved pursuant to the provisions of this chapter shall be in full force and effect for a period of 12 months from and after the date of its approval by the planning commission or by the city council on appeal. Within such period of time, the development allowed pursuant to such plan shall be commenced in accordance with the plan or the plan shall be deemed to have expired at the end of such period of time. The director, for good cause, may extend the period of time pursuant to this section for a reasonable period of time not to exceed an additional six-month period. The development under a plan shall be deemed "commenced" within the meaning of this section, if the permittee has been issued a valid building permit or other entitlement which allows the construction of a building or a structure as permitted under the plan. If such a building permit or other entitlement expires pursuant to applicable laws, the approved plan shall also be deemed to have expired.

A plan approved pursuant to the provisions of this chapter may be modified by the planning commission, upon a showing of good cause therefor. Modification proceedings can be commenced either by the permittee or by the director. No modification shall be granted unless and until the planning commission conducts a public hearing noticed in the time and manner required for the initial plan approval process and finds, based upon the evidence presented, that good cause exists for the proposed modification.