The purpose of the planned development (PD) overlay district is to promote development designs that respond to significant planning-related issues facing Valley cities, including the need to protect air quality, reduce urbanization of agricultural land, housing affordability, traffic, aesthetics and the desire to promote more livable neighborhoods.

The planned development overlay district is structured to produce a comprehensive development that is superior to traditional development that results from the application of conventional zoning standards. (Ord. 2025-01 § 2 (Exh. 1), 2025)

The PD overlay district can be combined with any single-family, multifamily, commercial or industrial district identified in the zoning ordinance. For purposes of identification on the zoning map, an established PD overlay district shall be prefixed with the zoning notation of the district with which it is combined (e.g., R-1-6 (PD) or C-2 (PD)). (Ord. 2025-01 § 2 (Exh. 1), 2025)

Uses permitted in the PD zone are those listed on the permitted use list of the underlying district with which the planned development district is being combined. (Ord. 2025-01 § 2 (Exh. 1), 2025)

Uses permitted subject to a conditional use permit are those listed on the conditional use list of the underlying district to which the planned development district is being combined. (Ord. 2025-01 § 2 (Exh. 1), 2025)

As part of an application for a zoning ordinance amendment to reclassify property to the planned development overlay district, the applicant shall submit to the city a development plan, which shall include the following:

A.    Legal description and boundary survey map of the exterior boundaries of the land to be developed.

B.    A comprehensive description of zoning standards of the underlying zone to which flexibility is being requested.

C.    A site plan of the project that shows information that is required, consistent with Chapter 17.55 (Site Plan Review) of this title. If the project includes a subdivision, then a tentative subdivision map must be submitted, consistent with requirements of Title 16.

D.    Architectural facade drawings of structures and other major building features of the project.

E.    A phase plan, if applicable.

F.    The location and general arrangement of all open space, landscaping and hardscape areas.

G.    An infrastructure and utilities plan. (Ord. 2025-01 § 2 (Exh. 1), 2025)

No development shall be constructed on any lot or site in this district until a development plan has been submitted and approved consistent with site plan review (Chapter 17.55) or a parcel or subdivision map (consistent with Title 16, Subdivisions), as the case may be, as well as a conditional use permit, consistent with Chapter 17.57 (Conditional Use Permits). (Ord. 2025-01 § 2 (Exh. 1), 2025)

The following additional development standards together with applicable standards specified in the underlying base zone shall apply to all land and structures within this planned development overlay district, unless flexibility in standards has been clearly identified as part of the development application.

A.    The minimum site area of a planned residential development shall be one acre.

B.    All PD projects shall adhere to the city’s design guidelines that are applicable to the underlying zone.

C.    For residential projects, an increase in density may be granted, provided the resulting project does not exceed density standards of the general plan land use category that applies to the site. An increase in density is not intended to simply allow the project to obtain more lots or units. Increased density must be balanced by the provision of design features that would not otherwise be provided and which further the purpose of this title. Further, no residential lots smaller than five thousand square feet shall be permitted.

D.    A reduction in street width may be requested as long as a finding can be made that the request furthers the intent of the PD zone and the request complies with street safety standards.

E.    A reduction in yard setbacks may be requested as long as a finding can be made that the request furthers the intent of the PD zone.

F.    At least five percent of the gross area of the site, excluding public streets, parking lots and required setback areas, shall be improved for common open and recreational space.

G.    The conservation of natural site features such as topography, vegetation and water courses shall be considered in the project design. (Ord. 2025-01 § 2 (Exh. 1), 2025)

The planned development zone should not be viewed as simply a way for a project to have more lots and smaller lots. In order to assist the city council and planning commission to be able to make the finding that the project design is “superior” the city may apply additional design requirements, including but not limited to the following elements:

A.    Compliance with architectural facade styles that are considered native and historic to Dinuba and California (illustrated in the Dinuba residential design guidelines), such as:

1.    Spanish;

2.    Craftsman;

3.    Mediterranean;

4.    Victorian;

5.    Tudor cottage.

B.    Homes with large, usable front porch on the front facade and the garage set back behind the front plane of the dwelling.

C.    Streetscape and traffic calming measures such as:

1.    Antique-style pedestrian-scale street lamps;

2.    Bulb-outs at intersections;

3.    Roundabouts and traffic circles;

4.    Stamped and colored cross walks;

5.    Enhanced landscaping.

D.    Other features determined to be appropriate and desirable. (Ord. 2025-01 § 2 (Exh. 1), 2025)

A planned development district may be established after the planning commission and the city council, respectively, have made the following findings:

A.    That the area proposed to be so zoned is generally suitable for the proposed project but for reasons affecting public health, safety, comfort, general welfare and orderly community growth or to promote innovative development that responds to community needs, it is appropriate to classify such area within the planned development district, subject to a development plan provided for in this chapter.

B.    That the proposed project authorized by the planned development zone will provide benefits and safeguards equal to or greater than those that would be provided by the regulations applicable to the underlying zone district, with respect to public health, safety, comfort and general welfare and orderly physical growth and development of the city.

C.    All owners of the property within the proposed planned development zone have consented in writing to the adoption of the district and development plan. (Ord. 2025-01 § 2 (Exh. 1), 2025)