The purpose of the P-C combined district is to provide the City the authority to modify standards of development in an underlying zoning district so as to achieve the following objectives:

(a)

To provide a means of guiding development or redevelopment of properties in areas of the City that are uniquely suited for a variety of design and development patterns and standards.

(b)

To provide greater flexibility of land use and design for a development that provides a public benefit that would not otherwise be attainable through strict application of the zoning regulations. A public benefit could include, but is not limited to, buildings that exceed the City's green building standards, provides community facilities that are open to the public, or allows for innovative in-fill design.

(c)

To encourage innovative design in a development that achieves one or more specific goals and policies of the General Plan that would otherwise not be attainable through strict application of the zoning regulations.

It is not the intent of the P-C district to allow more residential units than would normally be allowed by the existing residential zoning district on the property unless otherwise allowed by the General Plan.

In certain instances, the objectives of the Zoning Ordinance may be achieved by the development of a residential community primarily for a common green development or for persons desiring smaller residences or dwelling units than economically feasible under existing zoning districts, and which combines a number of uses in order to develop a living environment in conformity with the General Plan. The planned combined district is intended to accomplish this purpose and may include a combination of single or multiple dwelling uses together with ancillary uses of recreational centers, social halls, restaurants, medical centers and other related facilities. In order to provide locations for well-planned community facilities which conform with the objectives of the Zoning Ordinance, although they may deviate in certain respects from existing district regulations, property may be rezoned to a new combined residential district, provided the development complies with the regulations prescribed in this Article.

(Amended by Ord. No. 299, § 1, 9-19-2012)

A planned combined district may be combined with any zoning district upon the granting of a change of zone to a combined district in accord with the provisions of this Article. A planned combined district shall be designated by the symbol "P-C" following the zoning district designation with which it is combined.

(Amended by Ord. No. 299, § 1, 9-19-2012)

No use shall be established or changed upon the property with which the P-C district is combined unless approved on the basis of the general site development plan provided pursuant to Section 15-16.060(a). The types of uses which may be established or changed on the basis of such development plan include, but are not limited to:

(a)

Single-family, two-family or three-family dwellings, or a combination thereof, together with all other permitted uses in an R-1 district, shall be permitted in an R-1 district which is combined with a P-C district. The dwelling units shall be single-story unless otherwise approved by the Planning Commission.

(b)

Single-family and multi-family dwellings, or a combination thereof, together with all other permitted uses in an R-M district, shall be permitted in an R-M district combined with a P-C district. The dwelling units shall be single-story unless otherwise approved by the Planning Commission.

(c)

Community centers, private recreational centers, social halls, lodges, clubs, restaurants and medical centers, to be used by the residents of the planned combined district and their guests.

(Amended by Ord. No. 299, § 1, 9-19-2012)

(a)

Standards for the P-C district, including residential density, shall be consistent with the General Plan.

(b)

Except as provided for in [paragraph] (a) above, the City Council shall have authority to grant exceptions to the regulations in this Chapter pertaining to development standards without compliance with the provisions of Article 15-70 of this Chapter relating to variances.

(c)

The Planning Commission may recommend and the City Council may require any development on property as to which the P-C district has been combined, and as to which a general site development plan is required, to contain a common green and/or other common area features.

(Amended by Ord. 245, § 2(Att. A)(part), 2006; Ord. No. 299, § 1, 9-19-2012)

Editor's note— Sec. 1 of Ord. No. 299, adopted Sept. 19, 2012, amended article 15-16 in part by deleting § 15-16.040, which pertained to conditional uses, renumbering § 15-16.050 as 15-16.040. This deleting/renumbering subsequently resulted in the "reserving" § 15-16.050.

The procedure set forth in Article 15-85 of this Chapter shall apply to applications for a change of zone to a planned combined district (including Section 15-85.090, Conditional reclassification), subject to the following provisions:

(a)

The drawing to be furnished with the application shall be a general site development plan of the entire development drawn to scale and shall include all of the following information:

(1)

Proposed land use densities, building intensities and parking areas.

(2)

Proposed circulation pattern, indicating both public and private streets.

(3)

Proposed parks, playgrounds, and other open spaces.

(4)

General delineation and location of each and every building and structure, the proposed use of each building and structure and a schedule for the construction of each building and structure.

(5)

Any other information deemed necessary by the Community Development Director.

(b)

The Planning Commission may recommend and the City Council may by ordinance adopt a change of zone to a planned combined district as applied for or in modified and/or conditional reclassification form if, on the basis of the application and the evidence submitted, the Commission and/or the Council make the finding that the change is required to achieve the objectives of the Zoning Ordinance set forth in Section 15-05.020, and can make the following additional findings:

(1)

That the proposed location of the planned combined district is in accord with the objectives of the General Plan and the purposes of the zoning district in which the site is located.

(2)

That standards for the development will result in an aesthetic asset to the community and produce an environment of stable and desirable character consistent with the overall objectives of the General Plan and Zoning Ordinance.

(3)

That the uses in the development will complement each other and will not adversely affect existing and proposed land uses in the vicinity or the public health, safety and welfare.

(4)

The application of the combined district furthers two or more of the purposes contained within Section 15-16.010.

(c)

The owner may be required to enter into a written contract with the City agreeing to be responsible for the care, maintenance and operation of all areas, buildings and facilities not dedicated to public use, but intended for the common use within the development.

(Amended by Ord. 245 § 2 (Att. A) (part), 2006; Ord. No. 299, § 1, 9-19-2012)

All structures for multi-family and conditional uses in a planned combined district shall be subject to design review approval pursuant to Article 15-46 of this Chapter to the extent not precluded by another section of this Chapter or State Law. Single-family structures shall be subject to design review approval when otherwise required under the provisions of Article 15-45 of this Chapter to the extent not precluded by another section of this Chapter or State Law.

(Amended by Ord. No. 299, § 1, 9-19-2012; Ord. No. 399, § 1(Att. 1), 4-3-2024)

Editor's note— Sec. 1 of Ord. No. 299, adopted Sept. 19, 2012, repealed § 15-16-080, dedication of common green.