Sebastopol City Zoning Code
17.40 PC
Planned Community District
17.40.010 Purpose – Applicability.
The purpose of the PC Planned Community District is to allow for comprehensively designed and well-planned residential developments which create an integrated community wherein all land uses are planned and designed in a comprehensive “master plan” approach, including such aspects as roadways, open space, infrastructure, architecture, and landscaping. The Planned Community District provisions are intended to encourage, through utilizing freedom of design which may deviate from the strict requirements of, but which will surpass the quality required by, the zoning regulations, a variety of residential, commercial, industrial, or a combination of such uses within the same development. These provisions shall be applicable to all parcels within the PC District and shall establish all land use controls for property within the PC District. (Ord. 1111, 2018)
17.40.020 Permitted uses.
None. All uses require a conditional use permit. (Ord. 1111, 2018)
17.40.030 Conditionally permitted uses.
The following requirements and procedures shall apply to all uses within the PC District:
A. For all proposed uses a policy statement and development plan as set forth in SMC 17.40.060 shall accompany a rezone to PC District. Uses proposed within the plan shall be consistent with the General Plan land use designation for the subject property.
B. Prior to review and consideration by the Planning Commission, the policy statement and development plan shall be reviewed in concept only, as a referral matter, by the Design Review Board. Review of the proposal by the Design Review Board shall take into consideration the relationship of the proposed development to the surrounding area and the proposed project amenities to ensure that they are adequate for the development. The Board shall forward to the Commission their comments and recommendations, if any, as to the design aspects only of the proposal.
C. Applications for a conditional use permit may be made either simultaneous with or any time after City Council approval of the policy statement and development plan and rezone. Should a use, approved by conditional use permit, be changed at some future time to a similar use, no further conditional use permit shall be required. However, a change to a dissimilar and/or more intense use, provided it is consistent with the approved policy statement and development plan, shall be permitted only upon the approval of a new conditional use permit. Design review approval shall be required for all development proposals.
D. All development of property within a PC District shall conform to the approved policy statement and development plan.
E. Requests to modify, change, or revise any approved development plan or policy statement shall be processed in the same manner as any other change of zone application and shall be considered against the original development plan and policy statement and the conditions operating at the time the modification is requested, except that minor modifications which do not increase the approved density or change the approved uses may be allowed by Design Review Board approval. (Ord. 1111, 2018)
17.40.040 Development criteria.
The following development criteria and standards shall be adhered to in all PC Districts:
A. Buffering, which may include fencing, landscaping, or open space, between the proposed project and the surrounding area shall be provided by the proposed project so as to be compatible with adjacent uses.
B. Proposed projects shall provide amenities on site to include landscaping, parking, and, as appropriate, storage space for residential units.
C. A PC District is required to be a minimum of 12,000 square feet in size.
D. Proposed projects shall provide not less than 10 percent of the gross site area for private open space and/or community or site-user activity. Individual yards that comply with the guidelines set forth in SMC 17.20.040 may be counted toward this requirement. Such activity space may be planned and designed for active or passive recreational use by employees, site visitors, and/or the general public. The space shall be in addition to parking and storage areas. (Ord. 1111, 2018)
17.40.050 Minimum lot area, width and frontage.
A. Development standards shall be established for each PC District by the policy statement and development plan approved by the City Council. Development standards shall encourage creatively designed development that builds community and is sensitive to the environment.
B. Clustering, zero lot line, and other subdivision patterns are encouraged. However, setbacks and heights, at the periphery of the development, shall be compatible with the requirements established by the abutting zone district. (Ord. 1111, 2018)
17.40.060 Policy statement and development plan required.
An application for a rezone to a PC District shall be accompanied by a policy statement and a development plan for the district. However, when a rezone to the PC District is initiated by the Planning Commission or City Council, the requirements for a development plan may, at the discretion of the Planning Commission, be deferred until such time as a specific development proposal is presented. Under such circumstances, a policy statement which specifies the procedure and mechanism for the submittal to, and approval by, the City of Sebastopol shall be required.
A. The policy statement shall include the following:
1. Description of the location, size and existing character of the property and the surrounding area.
2. Provide a table that specifies the allowable uses, minimum lot sizes, building setbacks, building height, density of development, lot coverage, parking, open space, circulation requirements, landscaping, and other design, construction or control features of the proposed development.
3. Provide a statement defining the relationship of the proposed development standards to the zoning regulations for the underlying zoning district.
4. A statement of the assurances that common open space, common building space and common driveways or other circulation features will be permanently preserved and maintained. This statement shall include methods of maintenance of common areas, and financing provisions of same.
5. Timeline for project development.
B. The development plan shall include drawings showing:
1. The topography of the land.
2. The proposed buildings, creeks, drainage channels and other physical features on site or within 100 feet of the boundaries of the district.
3. A site plan showing the proposed buildings, parking areas, streets, open spaces, lot design, areas to be dedicated or preserved for public use.
4. Uses to be established in the various buildings and areas of the districts.
5. Preliminary sketch elevations of all proposed buildings and photographs of adjoining properties. In the case of single-family dwellings, submit representative elevations. (Ord. 1111, 2018)