There is created a combining district to be known as PD planned development district, which may be combined with any of the basic zoning districts designated in this title and applied to any individual property.

The purpose of the PD district is to provide the City with a tool to review, guide and promote the orderly and beneficial development of those areas which may be of particular impact, value and benefit to the entire community.

The addition of a PD district designation to any basic zoning district shall not operate to reduce or eliminate any requirements established by the basic district regulations or other requirements contained in this title applicable to any district to which the PD district is added unless expressly provided herein; provided, however, that if any of the regulations specified in this chapter for a PD district conflict with the basic district regulations, then the regulations for the PD district shall apply.

No use shall be established or changed, or any building or structure constructed or altered, upon property in any zoning district with which a PD district is combined unless a special development permit is first issued by the Planning Commission or City Council. Unless a finding is made that the conditions set forth in Section 20.57.070 are met, neither the Planning Commission nor the City Council shall approve a special development permit even though the use for which such permit is sought is otherwise authorized by the basic district zoning regulations.

Following issuance of a permit:

In connection with the issuance of any special development permit, the Planning Commission or City Council may attach such conditions or requirements as the Planning Commission or City Council finds necessary to attain the objectives and purposes of this title, any applicable general or specific plan, and to insure that the general appearance of buildings and structures, and the uses to be made of the property to which the application refers, will not impair either the orderly development of, or the existing uses being made of properties.

Applications for a special development permit shall be filed with the Planning and Building Department on forms furnished for this purpose, and shall be accompanied by payment of the fee established for such applications by resolution of the City Council.

A site development plan shall be submitted in connection with each application at such scale and in such number of copies as may be required by the Director of Planning and Building, containing sufficient information to identify the following:

The Planning Commission shall hold a public hearing on each application as provided in Section 20.60.200. No special development permit shall be approved unless a finding is made that the establishment, maintenance or operation of the use applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort or general welfare of the persons residing or working in the neighborhood of such proposed use, not be detrimental or injurious to property and improvements in the neighborhood. Unless an appeal is filed, the action of the Planning Commission shall be final.

Notwithstanding any other provisions contained in this chapter:

An approved special development permit shall expire and become null and void if the permit has not been used within one year after the date such permit was approved. Commencement of construction of the buildings or structures, or the establishment of the use, which are the subject of the permit, constitutes commencement of the use of the permit.

A special development permit may be revoked by the Planning Commission or City Council after a public hearing thereon when the Planning Commission finds a violation of or a non-compliance with any conditions of the permit.

The Planning Commission action on a special development permit may be appealed to the City Council as specified in Chapter 20.100.

The action of the City Council in the case of an appeal shall be final.