Uses. Any use or combination of uses which are so arranged or designed as to result in an overall development in conformity with the standards, intents and purposes of the Blue Lake General Plan may be permitted with a use permit. A P-D Zone may be combined with any of the R, C, M or A Zones.

Development Plan. Applications for use permits for the development of land in Planned Development Zones shall be accompanied by a plan of the development. Such plan shall include a map or maps and such written material as may be required to show:

Conformity. All uses shall conform to the height, area, width, depth, ground coverage and yard regulations normally required for such uses, except where the overall development will be improved by a deviation from such regulations. In all cases, each structure shall conform to the precise development plan, which shall be made a part of the approved use permit.

Site Area. The site shall be at least two acres in area and shall have a frontage of at least 100 feet on a public street.

Site Area Per Dwelling Unit. For the purpose of determining the number of dwelling units permitted in a P-D Zone, all street rights-of-way or equivalent private vehicular access ways and all area occupied by nonresidential uses other than community open space occupied by landscaping, natural vegetation or water, and available for the use of all residents of the P-D Zone shall be subtracted, and the remaining area shall be divided by the minimum site area per dwelling unit required in the zone with which the PD Zone is combined. The maximum number of units that would be permitted if the site were not in a PD Zone may be increased by not more than 10%.

Open Space. In addition to the usable open space per dwelling unit required in the R-2 Zone and yards requiring adjoining walls with openings, a planned unit development containing dwellings shall include open space occupied by landscaping, natural vegetation or water, and available for the use of all residents of the P-D Zone, equal to not less than 10% of the minimum site area per dwelling unit in the zone with which the P-D Zone is combined times the number of dwelling units in the P-D Zone. The City Planning Commission shall require the appropriate location, development and provision for perpetual maintenance of the open space to serve the needs of residents of a planned unit.

One-Family Dwelling Sites. The site of one-family dwelling shall comply with all of the requirements for the R1 Zone except that one-family dwellings with no interior side yards shall be permitted on interior lots not less than 30 feet in width and 2,500 square feet in area, with a basic floor area not exceeding 100% of the site area. The minimum side yard on the street side of a corner lot that is the site of a one-family dwelling with no interior side yard shall be 12 feet, the minimum site width shall be 42 feet, and the basic floor area shall not exceed 75% of the site area.

Use Permit Required. No zoning shall be issued for any site in a P-D Zone until a use permit for the entire P-D Zone has been granted in accord with the provisions of Chapter 17.28.

Development Completion Period. Use permits may specify a development completion period of not more than three years, and provide for reversion to prior zoning classification unless an extension has been granted.

Action by Commission. In taking action, the Commission may deny a permit, may grant a permit as submitted or may grant a permit subject to additional conditions.

Public Hearings. No public hearing need be held, provided that no zoning amendment is required; provided, however, that a hearing may be held by the Commission in any case when it deems such hearing to be necessary in the public interest. Such a public hearing shall be held by publishing notice thereof at least 10 days prior to the hearing in a newspaper of general circulation printed and published in the City of Blue Lake.

Development Subject to Conditions. Any planned unit development, as authorized, shall be subject to all conditions imposed, and shall be excepted from other provisions of this chapter only to the extent specified in the permit.

Appeals. Appeals shall be governed by Section 17.28.050 of this title.

Revocation of Permit. A planned unit development permit may be revoked in any case where the conditions of such permit have not been or are not being complied with, in which case the Commission shall give the permittee notice of intention to revoke such permit at least 10 days prior to review of the permit by the Commission. After conclusion of such review, the Commission may revoke such permit if the Commission finds that a violation in fact exists and has not been remedied prior to such hearing.

Other Regulations.

Applicability. The following regulations shall apply in any zone which is combined with the D Combining Zone in lieu of the lot area requirements normally applicable. In no case shall the D Combining Zone be applied so as to allow the creation of lots smaller than the minimum lot size specified by the principal zone.

Density.

In Open Space Lands, no structure shall be erected nor shall vegetation be modified, altered, or destroyed, provided that: (1) upon application to the Planning Commission as provided in Section 17.28.030, Use Permits, limited development for recreation, trails and picnic area may be permitted; (2) as to that area identified as number three on the map attached hereto, a City hall or any other municipal building shall be permitted without necessity for filing an application to the Planning Commission; (3) upon application to the Planning Commission, as provided in Sections 17.28.030 and 17.28.040, a permit to engage in the activities mentioned in this section—i.e., erection of structures or modification, alteration or destruction of vegetation—may be granted if in the opinion of the Planning Commission the granting of the permit will not result in unreasonable alteration to the Open Space Lands.

In those areas of Open Space Lands where there are presently existing structures, such as identified as number one and number two on the map attached hereto, nothing in this chapter shall restrict the present use thereof.

Designation of Landmark Sites and Historic Districts.

Initiation of Designation. Designation proceedings may be initiated by written application of the owner or owners of the property or by resolution of the Planning Commission or the City Council.

Procedure. Except as otherwise provided in this section, the proceedings for Historical Overlay or H Zone are the same as for any other zoning of land.

Exclusion from Zone on Showing of Hardship. If any affected property owner presents facts clearly demonstrating to the satisfaction of the Planning Commission or the City Council that inclusion of his or her property in an Historical Overlay or H Zone will work immediate and substantial hardship, the Planning Commission or the City Council may exclude the property from the Historical Overlay or H Zone.

Hearing by Planning Commission.

Designation by City Council. The City Council shall hold a public hearing as specified in Section 17.28.010(J) to determine the matter.

Notice of Designation by Council. When an Historical Overlay Zone has been designated by the Council, the City Clerk shall promptly notify the owners of the property included therein.

Design Review Approval. Design review approval as set forth in Section 17.16.120 shall be required for all properties subject to the Historical Overlay Zone. In evaluating applications, the Planning Commission shall consider the Standards for Review set forth in Section 17.16.120. None of the provisions of this title shall be used to prohibit the installation of solar heating and cooling devices on structures by the applicant; however, such equipment shall be subject to design review procedures.

Showing of Hardship in Cases of Proposed Alterations or Construction. If the applicant presents facts clearly demonstrating to the satisfaction of the Planning Commission that failure to approve his or her application will work immediate and substantial hardship because of conditions peculiar to the particular structure or other feature involved, and not created by an act of the owner, the Commission may approve the application even though it does not meet the standards set forth in either the enabling or designating ordinance. In this context, personal, family or financial difficulties, loss of prospective profits and neighboring violations are not justifiable hardships.

Good Repair. The City of Blue Lake encourages all persons in actual charge or possession of property in a designated Historical Overlay Zone to keep the resource in good repair. The City shall provide information to property owners to aid them in obtaining loans and grants for rehabilitation.

Appeals. Appeals from actions of the Planning Commission shall be governed by Section 17.28.050.

Criteria for Designating Historical Zones.

Applicability. The following regulations shall apply in the R-3, MU, O, and PD-R zones, when combined with the MF Combining Zone in lieu of the requirements normally applicable.

Density. A minimum of 16 dwelling units per acre (1 unit per 2,723 square feet of lot area) and a maximum of 20 dwelling units per acre (1 unit per 2,178 square feet of lot area), except as may be modified by State Density Bonus Law.

Percentage of Residential Development. A minimum of 50% of the square footage in a mixed-use development shall be residential. A development shall not be precluded from providing 100% residential square footage due to the requirements of the principal zone.

No Discretionary Review Required. Residential development in the MF Combining Zone shall be principally permitted and shall not require Site Plan Approval by the Planning Commission when at least 20% of the units are affordable to lower-income households. Projects qualifying under this subsection shall be processed ministerially through a zoning clearance or equivalent nondiscretionary approval.

Objective Design Standards. New residential or mixed-use structures or additions/renovations to existing residential or mixed-use structures in the MF Combining Zone shall be subject to the objective design standards applicable to the principal zone.