A.

The planned development district is hereby established as a city zoning district classification. It may be referred to as planned development zone, planned development district or as PD district or PD zone.

B.

Every PD district shall, in all cases, be combined with an alternative base zoning district or districts. Any zoning district set forth in Section 17.06.010 may be utilized as a base district. Prior to development, the zone shall be referred to by the symbol for its base district followed by its planned district designation (e.g., R-1 (PD)).

C.

The PD district shall be individually designed to meet the needs of the property so zoned. It shall be adopted by a zoning ordinance which incorporates by reference a general development plan for the entirety of the subject property. The general development plan shall include drawings and text as specified by Section 17.38.020.

D.

Development of the subject property can hereafter occur only pursuant to an effective PD permit issued in strict conformity with the adopted general development plan or alternatively, in accordance with requirements for the base district.

E.

Under no circumstances shall the city ever be required to issue a PD permit. The discretion to grant or deny such permit is absolute and nothing contained in this title shall be deemed or construed to limit this discretion in any way whatsoever. Unless and until a PD permit has been issued and becomes effective, the subject territory may be used only as allowed in the base district alone.

A.

The PD planned development district shall be individually designed to meet the needs of the property so zoned. It shall be reflected in the general development plan which is adopted as part of any planned development zoning ordinance. The general development plan shall include:

1.

All public and private use areas appropriately mapped, clearly identified and shaded, including:

a.

All permitted residential land uses, including size and unit type (single-family detached, single-family attached, multiple-family, etc.),

b.

All permitted commercial and industrial land uses, including size and type (retail commercial, office, manufacturing, etc.),

c.

Landscape areas, common open space, private open space, and public open space,

d.

All public streets, private streets and driveways within the proposed PD zone, labeled "public street," "private street" or "driveway" with total right-of-way width dimensioned,

e.

All public and private streets adjacent or within one hundred feet of the proposed PD zone, labeled "public" or "private" and showing dimension from street centerline to ultimate right-of-way edge;

2.

A use table which identifies each permitted use and the area of each use and includes a statement of the standards of residential, commercial and/or industrial density, and building, parking, vehicular circulation and landscaping intensity;

3.

Notes which specify:

a.

Development standards, including:

i.

All setbacks,

ii.

Building heights (stories and feet),

iii.

Parking (number of spaces and ratios), and

iv.

Minimum lot size and dimensions, if applicable,

b.

Where landscaping is to serve a particular function, such as a screen or buffer of something specific, or as a focal point or frame, the particular function and landscape concept shall be identified. Where landscaping is proposed in the public right-of-way, the maintenance responsibility shall be specified,

c.

Clear descriptions of any required off-site work, including street and infrastructure improvements,

d.

Noise attenuation requirements, if any, and

e.

Any other matters specified by the city council;

4.

Additional graphic (i.e. mapped) information as applicable, including:

a.

The location of the closest buildings, both existing and approved, on adjacent properties,

b.

All existing structures which are to be retained,

c.

All significant existing natural features, or within fifty feet of the planned development zoning district, including:

i.

Protected trees (twenty-four inches diameter or larger) and any smaller trees which are significant by virtue of their species, location and/or significance to the site due to the limited amount of existing vegetation,

ii.

Creeks and waterways, and

iii.

Rock outcroppings,

d.

The location and required height of sound walls,

e.

Topography contours, sufficient to describe terrain, where site is adjacent to creek or has an existing overall slope of more than two percent, and

f.

Proposed grading if any cut or fill slope exceeds eighteen inches;

5.

Building elevations which illustrate the intended architectural style and character and the size, materials and general detailing of buildings. Building design will be finalized at PD permit stage.

B.

At the time of submittal of an application for PD zoning, the director may expressly exempt the applicant from submitting information specified above where such information is deemed by the director not to be applicable to the project during the general development phase.

C.

Nothing herein shall preclude the director, the planning commission or the city council from requiring any additional information to be shown on the general development plan.

(Ord. 16.83 § 1 (part), 1991)

No building, structure or land shall be used and no building or structure shall be erected, enlarged or structurally altered, or demolished in any planned development district, except in accordance with the provisions hereinafter set forth in this chapter.

(Ord. 16.83 § 1 (part), 1991)

A.

The PD district becomes effective if any of the following occur:

1.

A valid tentative map in compliance with the PD district is approved;

2.

A building permit is issued in compliance with a duly issued PD permit; or

3.

Institution of a use consistent with a duly issued PD permit.

B.

If the tentative map expires without a final map having been recorded, or if the building permit expires without construction having commenced, and if no use consistent with the PD permit has been instituted, the PD district shall not be deemed to be effective.

(Ord. 16.83 § 1 (part), 1991)

The use regulations for property located in a planned development district shall be as follows:

A.

Unless and until a planned development permit has been issued and is in effect, property in the district may be used only in a manner consistent with its base district.

B.

If a planned development permit is effective, no use other than the particular uses specified in the permit, shall be permitted and then only in compliance with all terms, provisions and conditions of said permit. Each permitted use shall be confined and limited to the particular location designated in said permit.

(Ord. 16.83 § 1 (part), 1991)

A.

Except where a planned development permit has been implemented, the regulations for development, advertising devices, off-street parking and off-street loading as provided in the base district zoning shall apply to all property located in territory located in the planned development district.

B.

Where a PD permit is in effect in a planned development district, the provisions of such permit shall prevail over the regulations of the base district zoning of the property. No structure, facility, improvement or advertising device of any kind shall be constructed upon such property except in strict compliance with all provisions of the PD permit. In particular:

1.

No structure, facility, improvement or advertising device shall be constructed except the particular structures, facilities, improvements, and advertising devices specified in such permit;

2.

Each structure, facility, improvement or advertising device shall have the exact height, floor area and dimensions specified for it in such permit;

3.

Each structure or facility used for off-street parking and off-street loading shall have the exact number of off-street parking and off-street loading spaces, and other areas, specified for it in such permit;

4.

Each structure, facility, improvement or advertising device shall be constructed at the particular location and cover the exact surface area designated for it in such permit; and

5.

Each structure, facility, improvement and advertising device shall be constructed and maintained in strict compliance with all conditions of the PD permit.

(Ord. 16.83 § 1 (part), 1991)

A.

Proceedings to zone property to a planned development district may be initiated by the city council, by the planning commission or by application joined in by all of the owners of the territory covered by the application.

B.

The provisions of Chapters 17.38 and 17.39 shall be applicable to planned development zonings and shall prevail over conflicting provisions of Title 17.

(Ord. 16.83 § 1 (part), 1991)

A.

Within a reasonable time after its hearing on such proceedings, the planning commission shall submit to the city council a written report of its recommendation on the matter. The commission may:

1.

Recommend that the property be zoned to the planned development district as proposed;

2.

Recommend that the property be zoned to the planned development district and recommend such changes to the proposed zoning as it deems appropriate. Without limiting the generality of the proceeding sentence, the commission may recommend that the city council:

a.

Zone all or only part of the property to the planned development district;

b.

Provide a base district zoning which differs substantially from the proposed base district zoning; and

c.

Include a general development plan which differs substantially from the proposed general development plan.

B.

The commission shall set forth the reasons for whatever recommendations it makes. The recommendations of the commission shall be advisory only and shall not be binding upon the city council in any way whatsoever.

(Ord. 16.83 § 1 (part), 1991)

A.

Within a reasonable time after the conclusion of its hearing on the matter, the city council shall take action on the application and the recommendations of the commission. The council may:

1.

Approve the proposed zoning to the planned development district;

2.

Deny the proposed zoning to the planned development district;

3.

Adopt an ordinance changing the proposed zoning in whatever way it deems appropriate regardless of how substantially this may differ from the proposed zoning. Without limiting the generality of the preceding sentence, such ordinance may:

a.

Zone all or only part of the subject territory to the planned development district,

b.

Provide a base district zoning which differs substantially from the proposed base district zoning, and

c.

Include a general development plan which differs substantially from the proposed general development plan.

B.

Failure of the city council to take any action within sixty days after the close of its hearing on the matter shall constitute a denial of any such zoning for the subject territory.

(Ord. 16.83 § 1 (part), 1991)