Norco City Zoning Code
CHAPTER 18
27 PD OVERLAY ZONE PLANNED DEVELOPMENTS
§ 18.27.02 Intent and Purpose.
The Planned Development Overlay Zone is designed to provide various types of land use which can be combined in compatible relationship with each other as part of a totally planned development. It is the intent of this zone to insure compliance with the General Plan and good zoning practices while allowing certain desirable departures from the strict provisions of specific zone classifications. The advantages which are intended to result from the application of the Planned Development Overlay Zone are to be insured by the adoption of a precise development plan with a specific time limit for commencement of construction.
§ 18.27.04 Applicability of Regulations.
The following regulations and general rules set forth in this Chapter, Chapter 18.47 (AMENDMENTS AND ZONE CHANGES) and Chapter 18.45 (CONDITIONAL USE PERMITS) shall apply to a Planned Development Overlay Zone. Where a conflict in regulations occurs, the regulations specified in this Chapter shall apply. When this overlay zone is applied, by the zone change process, the area so zoned shall have a "PD" in parenthesis added as a suffix to its base zone. In addition, each Planned Development Overlay Zone shall be consecutively numbered on the official zoning map. For example: A-1-20(PD-1) or C-2(PD-2).
§ 18.27.06 Uses Permitted.
In a Planned Development Overlay Zone, only those uses shown on the development plan for the particularly Planned Development may be approved by the Planning Commission and City Council after these bodies have made a finding that said uses are in conformity with the General Plan and sound community development.
§ 18.27.08 Limitation of Uses.
The following limitation for uses shall apply:
(1)
In residential zones there can be multiplicity of types of residential development provided the General Plan density designations are not violated, and further provided that, at the boundaries with existing residential development or where typical development is permitted, the form and type of development on the Planned Development Overlay Zone site boundary is compatible with the existing or potential development of the surrounding neighborhoods.
(2)
Other uses may be permitted in the Planned Development Overlay Zone, including commercial development, public and semi-public uses, and nursery and day schools for pre-school children, when these uses are located on an arterial or collector street as indicated on the General Plan, or when these uses are integrated into an overall development plan, and when in both instances the proposed use would not adversely affect the uses of property in adjoining areas.
§ 18.27.14 Structural Standards.
(1)
Maximum height, bulk, years, parking and loading requirements shall be established for each Planned Development Overlay Zone by the development plan approved by the Planning Commission and City Council.
(2)
Minimum Lot Frontage: To preserve and protect the value of properties adjacent to a proposed Planning Development Overlay Zone and to provide for an orderly and uniform transition, lots which will be adjacent or across the street from existing residential developments shall be required to be designed in a manner compatible with said existing lots.
§ 18.27.36 Usable Open Space.
A Planned Development which includes residential uses shall provide usable open space as follows:
(1)
When the proposed minimum lot area is reduced below the standards set forth in base zone in which the property is located, the amount of open space provided in excess of that on the lot shall be equal to or greater than the sum of all reduction of the required minimum lot size.
§ 18.27.42 Subdivision map.
All proceedings with regard to a tentative subdivision map and/or lot split submitted with an application for a Planned Development Overlay Zone shall be combined with those for a Zone Change and Conditional Use Permit.
§ 18.27.44 Establishment of a Planned Development Overlay Zone.
A Planned Development Overlay Zone may be established upon motion of the Planning Commission, City Council, or upon application of the property owner or owners in accordance with the procedures set forth in Chapter 18.47 (ZONE CHANGES) and Chapter 18.45 (CONDITIONAL USE PERMIT). Any development in a Planned Development Overlay Zone shall be subject to the requirements of this section and shall be in conformity with the requirements of the development plan adopted for such Planned Development Overlay Zone.
§ 18.27.46 Preliminary Development Plan Approval.
Prior to any development of property in the PD overlay zone for other than public use by a governmental agency, the property owner shall submit a Preliminary Development Plan to the Planning Commission for approval. This approval shall be limited to the general acceptability of the land uses, specific uses and densities proposed and their interrelationships. The Preliminary Development Plan application shall include the following:
(1)
Legal description of subject property.
(2)
A topographic map of the subject property or properties and adjacent property within a three hundred (300) foot radius of the subject property.
(3)
Proposed land uses showing locations of all buildings proposed specific uses, and generalized grading, including all significant cut and fill slopes.
(4)
A tabulation of the total land area and percent thereof designated for various uses.
(5)
General circulation pattern indicating both public and private vehicular, equestrian, and pedestrian ways.
(6)
Relationship to present and future land uses in the surrounding area and to the General Plan of the City of Norco.
(7)
A statement of provisions for ultimate ownership and maintenance of the development, including streets, trails, walks, structures, and common open spaces.
(8)
A preliminary report indicating provisions for storm drainage, sewage, disposal, and public utilities.
(9)
Delineation of development staging, if any.
(10)
Preliminary title report.
(11)
Generalized architectural concepts.
(12)
Any additional information which may be required to determine if the contemplated arrangement of uses makes it desirable to apply a Planned Development Overlay Zone classification to the area under consideration.
§ 18.27.48 Action by the Planning Commission.
Approval by the Planning Commission of the Zone Change Request and the Preliminary Development Plan in accordance with the procedures required by Chapter 18.47 (ZONE CHANGES) and Chapter 18.45 (CONDITIONAL USE PERMITS) of this ordinance shall constitute that body's approval of a Planned Development Overlay Zone.
In taking action, the Planning Commission may deny the Preliminary Development Plan as submitted and the establishment of a Planned Development Overlay Zone, or may recommend to the City Council approval of said plan and the establishment of a Planned Development Overlay Zone subject to specified amendments or conditions.
§ 18.27.50 Action by the City Council.
Approval by the City Council of the Zone Change Request and the Preliminary Development Plan in accordance with the applicable procedures of this ordinance shall constitute that body's approval establishing a Planned Development Overlay Zone; and the development plan shall, by reference, be incorporated into and become a part of the Planned Development Overlay Zone.
Any Planned Development Overlay Zone, established by the City Council shall be subject to all conditions imposed in the Preliminary Development Plan and shall be exempted from other provisions of this ordinance only to the extent specified. Said conditions shall include, but not be limited to, requirements that all common open space (including private streets, if any are proposed) shall be maintained in perpetuity by a city-approved property owner's association with mandatory membership and the right to impose liens, if necessary, for maintenance of the open space, the development rights over which (for other than scenic or recreational uses) shall be dedicated to the city.
§ 18.27.52 Final Development Plan Approval by the Planning Commission and City Council.
The applicant shall submit a final development plan and supporting evidence and documents for review by the City. Said final development plan shall be substantially in conformance with the approved preliminary plan. In the enforcement of this section "substantial conformance" shall be determined by the City Council after receiving a written report from the Planning Commission. The final development plan shall consist of:
(1)
A site plan, showing in detail the design and location of all functional use areas, such as parking areas, landscaped areas, recreational areas, auto, pedestrian and equestrian circulation, detailed grading plans, and showing buildings and their relationship to said functional areas and circulation;
(2)
A tabulation of the total land area and percent thereof designated for various uses;
(3)
Conceptual exterior building elevations;
(4)
Landscape plans showing type of ground surfacing, walls, fences, shelters and the details thereof as applicable;
(5)
Planting plan showing location, number, name and size of all trees, shrubs, and ground covers as applicable;
(6)
Irrigation plan as applicable;
(7)
Plans for the location, grades, widths and types of improvements proposed for all on and off-site streets, driveways, parking areas, pedestrian ways and utilities. Prior to the time of approval of the final development plan, the applicant shall make appropriate arrangements with the City Manager to insure the installation of the public improvements and grants of rights-of-way or easements or any other conditions deemed necessary by the City Manager to assure that development occurs in accordance with the approved Preliminary Development Plan;
(8)
Location, size, text and lighting of all signs as applicable;
(9)
A plan indicating all proposed lighting as applicable;
(10)
In addition, the final development plan shall be accompanied by:
(a)
Statement indicating the stages of construction proposed for the entire development,
(b)
Statement of provisions for ultimate ownership of all parts of development, including streets, trails, walks, structures, and open spaces, including suitable deed covenants providing for continuing use of property for open space purposes. The Commission may require as a condition of approval the recording of one (1) parcel where several existing legal parcels or lots are proposed to be combined,
(c)
Any additional drawings or information as may be required by the Planning Commission prior to the approval of the Final Development Plan.
(Ord. 335, Sec. 1, 1975)
§ 18.27.54 Modification of Final Development Plan.
The Final Development Plan may be modified by submitting a request for such modification according to the same procedures as is required in the initial review and approval process, including public hearings, by the Planning Commission and City Council in accordance with Chapter 18.45 (CONDITIONAL USE PERMITS) of this Ordinance.
§ 18.27.56 Termination of Proceedings.
If within one (1) year after the approval by the City Council of the Preliminary Development Plan, the Final Development Plan has not been submitted in the required form to the Planning Commission for approval, the procedures and actions which have taken place up to that time shall be null and void, the Planned Development Overlay Zone shall be terminated, and the suffix removed from the Zoning Map.
§ 18.27.58 Termination of Planned Development Overlay Zone.
If, in the opinion of the City Council, the owner or owners of property in the Planned Development Overlay Zone had not commenced substantial construction within one year from the date the final development plan is approved by the City Council or there has not been compliance with the requirements of a Council determined time schedule, the property shall automatically be set for hearing to consider a zone change to revert the property to its original zone classification, pursuant to Chapter 18.43 (HEARING AND APPEALS THEREFROM). Upon the recommendation of the Planning Commission and for good cause shown by the property owner, the City Council may extend the one year period required for commencing construction.
