(A)   Planned developments, involving the careful application of design, are encouraged to achieve more functional, aesthetically pleasing and harmonious living and working environments within the city, which otherwise might not be possible by strict adherence to the regulations of this chapter.

   (B)   A planned development may include a combination of different dwelling types and/or a variety of land uses which by design are complementary and harmonious with existing and proposed land uses in the vicinity.

   (C)   In order to provide locations for the well-planned developments, the Planning Commission is empowered to grant use permits for planned developments in any district, subject to appeal to the City Council, and provided that the developments comply with the regulations prescribed in this article.

(`61 Code, § 25.14.1) (Ord. 915, passed 6-20-2000)

   A planned development shall include only those uses permitted, either as permitted uses or conditional uses, in the zoning district in which the planned development is to occur, subject to the following exceptions:

   (A)   For those planned developments located within R-1, R-2, R3 or R-4 districts, any use permitted or use permitted with a use permit in R-1, R-2, R-3, R-4 or C-1 districts;

   (B)   For those planned developments located within C-1, C-2, C-3 and FC districts, any use permitted or uses permitted with a use permit in C-1, C-2, C-3, FC and HC districts.

   (C)   For those planned developments located within M-1, M-2 districts, any use permitted or use permitted with a use permit in C-2 or C-3 districts.

(`61 Code, § 25.14.3) (Ord. 915, passed 6-20-2000; Am. Ord. 930, passed 7-3-2001; Am. Ord. 987, passed 9-16-2008; Am. Ord. 1035, passed 9-2-2014)

   The average residential density per net acre may not exceed the maximum residential density prescribed by the district for which the planned development is proposed, less any area proposed for commercial use, except that the dwelling units may be congregated within one or more buildings or “clustered” to make more efficient use of the terrain, to separate potentially conflicting land uses, provide open space or in order to otherwise minimize environmental effects.

(`61 Code, § 25.14.5) (Ord. 915, passed 6-20-2000)

   (A)   This alternative development process may be utilized on those parcels or combination of contiguous parcels that exceed 10,000 square feet in lot area. However, once planned development is approved, subdivision into individual lots smaller than 10,000 square feet may occur in accordance with the approved plan, the conditions of approval and subject to the following.

   (B)   The standards for site area, lot dimensions, site coverage, yard spaces, parking spaces, distances between structures and landscape areas need not be equivalent to the standards prescribed in the regulations of the district for which the planned development is located if the application has demonstrated that the objectives of the zoning ordinance and the objectives of this article will be achieved.

(`61 Code, § 25.14.7) (Ord. 915, passed 6-20-2000)

   If the planned development includes subdivision, either:

   (A)   A preliminary map showing lot design, street alignments, public utilities locations and conceptual grading plan shall accompany the application; or

   (B)   A tentative subdivision map shall be concurrently processed with the planned development use permit application.

(`61 Code, § 25.14.9) (Ord. 915, passed 6-20-2000)

   (A)   Application for planned development use permit shall be made to the Community Development Department in writing on a form prescribed by the Commission and shall be accompanied by plans and elevations necessary to show details of all proposed uses of buildings and property.

   (B)   The application shall be accompanied by a fee, to be fixed by resolution of the City Council, plus costs, no part of which shall be returnable to the applicant.

   (C)   The application shall be accompanied by the development plan of the entire site, drawn to scale and showing the contours of the site in intervals of not more than two feet. The plan shall indicate all existing and proposed watercourses, streets, parking and loading areas, structures, common areas, utility lines and rights-of-way, driveways, pedestrian walks, trees in excess of six inches (d.b.h.), railroads, airport safety zones, streetlights, fire hydrants, drainage easements and landscaping.

   (D)   The plan shall also include a tabulation of the area proposed to be devoted to each use and a tabulation of the residential density in the area or areas proposed for residential use.

(`61 Code, § 25.14.11) (Ord. 915, passed 6-20-2000; Am. Ord. 939, passed 5-20-2003; Am. Ord. 1018, passed 9-3-2013)

   Applications for planned use permits shall initially be reviewed for completeness. The applicant shall be notified within 30 days of the application date as to whether the application is complete, and if not complete, the items necessary to make the application complete.

(`61 Code, § 25.14.13) (Ord. 915, passed 6-20-2000)

   (A)   The project shall be reviewed by the TAC. The TAC shall recommend an environmental finding in accordance with the State Environmental Quality Act and approval, denial or no recommendation to the Planning Commission.

   (B)   The TAC may also recommend conditions or design alternatives in order to mitigate, or lessen any negative environmental, neighborhood or other effects expected to result from the project or in order to assure compliance with adopted standards.

(`61 Code, § 25.14.15) (Ord. 915, passed 6-20-2000)

   The Planning Commission shall conduct duly advertised public hearings on all applications for planned development use permits.

(`61 Code, § 25.14.17) (Ord. 915, passed 6-20-2000)

   The Planning Commission may approve a planned development use permit as the use permit was applied for or in modified form, on the basis of the application and the evidence submitted, if the Commission makes the following findings:

   (A)   The proposed location of the planned development is in accordance with the objectives of the zoning code;

   (B)   The proposed location of the planned development and the conditions under which it would be operated or maintained will not be detrimental to the public safety or welfare or materially injurious to properties or improvements in the vicinity;

   (C)   The proposed planned development will comply with the applicable provisions of this article;

   (D)   The standards of residential density, site area and dimensions, site coverage, yard spaces, structure heights, distances between structures, off-street parking and loading and landscaped areas will produce an environment of stable and desirable character consistent with the objectives of this chapter;

   (E)   The combination of different dwelling types and/or variety of land uses in the development will complement each other and will harmonize with existing and proposed land uses in the vicinity.

(`61 Code, § 25.14.19) (Ord. 915, passed 6-20-2000)

   (A)   The Planning Commission may approve, conditionally approve, disapprove or disapprove without prejudice an application for planned development use permit. The motion shall describe the basis for the decision, including whether or not the findings set forth in § 25.146 have been made.

   (B)   The decision of the Planning Commission shall be final unless appealed to the City Council.

   (C)   No building permit or business license shall be issued where a use permit for a planned development has been approved or conditionally approved by the Commission until ten days after the use permit has been granted by the Commission, and then only in accordance with the terms and conditions of the use permit granted, and then only if the approval or conditional approval of the use permit by the Commission has not been appealed to the Council.

   (D)   A private covenant listing the permitted use, any conditions, the applicant’s name, project site address, assessor’s parcel number and book and page of the recorded deed will be recorded with the County Recorder at the applicant’s expense.

(`61 Code, § 25.14.21) (Ord. 915, passed 6-20-2000)

   (A)   In any case where the conditions to the granting of a planned development use permit have not been, or are not, complied with, the Planning Commission shall give notice to the permittee of intention to revoke the permit at least ten days prior to a hearing thereon. Following the hearing, the Planning Commission may revoke the permit.

   (B)   In any case where a planned development use permit has not been used within one year after the date of granting thereof then, without further action by the Planning Commission, the planned development use permit granted shall be null and void.

   (C)   Should the use permit become null and void, be revoked or abandoned, a notice of recession will be recorded with the County Recorder by the Planning Department.

(`61 Code, § 25.14.23) (Ord. 915, passed 6-20-2000)

   Upon request submitted prior to the expiration of a planned development use permit, the Planning Commission may approve one or more 12-month extensions.

(`61 Code, § 25.14.25) (Ord. 915, passed 6-20-2000)