(A)   The Planned Development (PD) overlay zone is established to allow alternative development standards to be applied in limited circumstances where a property or development would benefit from the application of unique and innovative design; to permit greater design flexibility than is feasible under the strict application of conventional zoning and subdivision regulations; and to assist in preservation of areas of natural scenic beauty.

   (B)   The PD overlay zone may only be used in conjunction with another zone. All regulations pertaining to the zone with which the PD overlay zone is combined will apply to the combined district, except that the specified requirements may be modified as provided for in this chapter.

(Ord. 1100, passed 7-6-04)

   The PD overlay zone may be considered for use only in the following circumstances:

   (A)   Where a property is proximate to public parks, public buildings, areas of public interest such as locations of natural beauty, of exceptional natural resources, and areas of historical significance;

   (B)   Where a disparity exists between adjacent zones warranting special conditions to protect the more restricted zone; and/or

   (C)   Where a new residential project or conversion of an existing residential use or uses proposes residential units on smaller lots than permitted in the zone but provides compensating open space and recreational facilities, provided overall density conforms to limits established in the Santa Paula General Plan.

(Ord. 1100, passed 7-6-04)

   (A)   Any proposal to apply the PD overlay zone to a property will require a zone change pursuant to the requirements of Chapter 16.210 (Zone Change) of this Title 16.

   (B)   An application for a zone change to the PD overlay zone will also require a concurrent planned development permit application. No planned development permit application may be submitted for a property that is not zoned PD or will not be so zoned concurrently with the planned development permit.

   (C)   No permit will be issued for the grading of land, for the construction, erection or moving of any building or structure, nor for the use of any land within the Planned Development Overlay zone unless a planned development permit was approved in accordance with the provisions of this chapter; provided, however, that additions of up to 600 square feet, or up to 30% of the existing square footage, whichever is less, to existing single-family dwellings or residential accessory structures on single-family lots, which said additions conform to all ordinances of the city, including the setback provisions of Chapter 16.13, and which are limited to a cut or fill of two feet for the building pad, are exempt from the requirements of obtaining a planned development permit.

   (D)   All PD overlay zone change and planned development permit applications must be filed pursuant to the requirements of Chapter 16.202 (Applications, Processing, Filing, and Fees) of this Title 16.

   (E)   The planned development permit submittal requirements are as follows:

      (1)   Context plan consisting of photos and analysis of surrounding properties.

      (2)   Detailed and fully dimensioned plot plan drawn to scale, clearly showing all property lines, existing and proposed buildings, structures, streets, sidewalks, walls, fences, recreational vehicle storage, patios, recreational area, lighting provisions, trash facilities, and other information necessary for plan review.

      (3)   A grading plan drawn to a minimum 5-foot contour, which indicates existing topography and proposed earth movement, finish grade elevations, proposed cut-and-fill slopes, necessary cross-sections, and the extent and method of drainage control.

      (4)   A map indicating existing and proposed utility systems and services which includes, but is not limited to, sewage, fire hydrants, water, gas, drainage, television reception, communication, and electrical systems capable of serving the entire planned development.

      (5)   A detailed landscaping plan showing the size, location, and type of landscaping proposed; the irrigation facilities; and method of maintenance thereof.

      (6)   Elevations of each building, structure, or groups of buildings shown on all sides.

      (7)   A full-color rendering that shows the general character of architecture and reasonably depicts the typical design layout for presentation to the Planning Commission. A colored photo (minimum size 8 inches by 10 inches) may be substituted for the original as the file copy.

      (8)   Computation of the amount of improved and unimproved open space in number of net square feet.

      (9)   Street cross-section details and approximate curb radii, including public and private streets, if applicable.

      (10)   Any additional materials as determined by the Planning Director to be necessary.

   (F)   All maps, plans, and diagrams must include reproducibles, except for the required colored renderings.

   (G)    All drawings must be on 24-inch by 36-inch sheets.

   (H)   Each map, except elevations, must be drawn to an engineers' scale of no smaller than 1 inch equals 50 feet and no larger than 1 inch equals 10 feet.

   (I)   If more than one sheet for any exhibit is necessary, an index sheet must be used showing the relationship of each sheet.

(Ord. 1100, passed 7-6-04; Am. Ord. 1172, passed 7-2-07)

   (A)   In approving a planned development permit in a PD overlay zone in accordance with the overall purposes and standards of this chapter, the Planning Commission and City Council may impose special requirements and permit variations from the standards of the underlying zone as follows:

      (1)   Lot size and dimensions. The Commission or Council may allow for reduced lot sizes or lot dimensions, provided overall project density or intensity conforms to limits established in the Santa Paula General Plan.

      (2)   Traffic circulation and parking. The Commission or Council may require the provision of a reasonable number of off-street parking and loading spaces when not otherwise required for the zone when traffic conditions such as reduced or limited street capacity or a clustering of high-traffic generators are found to warrant same. The Commission or Council may require that parking areas, access, and traffic circulation patterns be designed to segregate pedestrians from vehicles, prevent traffic congestion within the parcel or on adjacent streets, and protect the privacy of abutting uses and residential streets.

      (3)   Building height. The Commission or Council may require, where the privacy of abutting parcels are threatened, a reduction in the building height limit normally permitted in a zone. In other situations where abutting property is not threatened and where additional building height will not present incompatibilities or general public health and safety concerns, heights in excess of the basic height limit of the zone may be permitted.

      (4)   Yard area.  

         (a)   The Commission or Council may permit modifications to the amount and disposition of yard space, provided that the aggregate yard area provided must be at least equal to the aggregate area required by the zones, and further provided that the yard areas at the boundary of the zone do not conflict with the required yards of any abutting zone.

         (b)   Interior yard space and other yard areas may be required to be increased where density, height, or similar matters have been increased.

      (5)   Landscaping. The Commission or Council may require additional landscaping to enhance the appearance of the use and the neighborhood.

      (6)   Appearance. The Commission or Council may require a design with orientation to provide for special treatment of buildings and structures and layout of open spaces to avoid potentially unsightly or undesirable aesthetic conditions.

      (7)   Other. The Commission or Council may impose other controls or allow other deviations from standard requirements to achieve project objectives, such as but not limited to permitted projections into required yards, fence heights, and permitted landscaping materials.

   (B)   The Commission and Council, in allowing for such modifications, must be guided by the overriding concern of community welfare expressed by the goals, policies, and objectives of the General Plan and other adopted policies.

(Ord. 1100, passed 7-6-04)

   (A)   Subsequent modifications or changes to an approved planned development permit will be processed in the same manner as the original application.

   (B)   If the character of the proposed change is of a nature that the intensity of the use of the parcel has not increased so as to have any additional adverse effect on abutting parcels, or the general health, safety, welfare and morals of the community, and where the initial conditions of approval are still adequate for the protection of same as determined by the Planning Director, the modification will be processed under a minor modification permit, pursuant to the provisions of Chapter 16.222 (Minor Modifications) of this Title 16.

(Ord. 1100, passed 7-6-04)

   (A)   After approval of a planned development permit, initiation of the improvements authorized therein must be begun within 12 months, unless some other period is specified by the Planning Commission, or the permit will become null and void.

   (B)   A planned development permit subject to lapse may be renewed for a single one-year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date, pursuant to the provisions of Chapter 16.222 (Minor Modifications) of this Title 16. Additional renewals will require a public hearing before the Planning Commission.

   (C)   The Planning Commission may grant or deny an application for renewal of a planned development permit. As part of its action, the Commission may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the planned development permit and surrounding properties.

   (D)   In the event the Planning Commission denies the owner's application for extension, the owner may appeal to the City Council.

(Ord. 1100, passed 7-6-04)