The purpose and intent of the Planned Development regulations contained in this chapter is to provide for land development consisting of a related group of residential housing types or commercial uses, including but not limited to, attached or detached single-family housing, cluster housing, patio homes, town houses, apartments, condominiums or cooperatives or any combination thereof and including related open spaces and community services consisting of recreational, commercial and offices, infrastructure, maintenance and operational facilities essential to the development, all comprehensively planned. Such land development normally requires deviation from the normal zoning regulations and standards regarding lot size, yard requirements, bulk and structural coverage in an effort to maximize the benefits accruing to the citizens of Visalia. (Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7410)

   For the purposes of this chapter the following definitions shall apply:

   "Density bonus" means dwelling unit increases based on project amenities provided as part of a planned development.

   "Dwelling unit" means one or more habitable rooms, designed for or used by one family for living and sleeping purposes and having only one kitchen or kitchenette. Dwelling unit can include various types including, but not limited to, attached or detached single-family homes, cluster homes, patio homes, town houses, condominiums, apartments, or cooperatives.

   "Environment, natural" means the physical condition of a proposed PD site prior to proposed

development; including, but not limited to, natural features such as waterways, vegetation, topographical features, and animal life.

   "Homeowner's association" means an incorporated entity formed under applicable laws and including all properties within a planned development. Such association normally maintains and administers the common open space associated with a planned development.

   "Lot or parcel net area" means the land area contained within the boundary of a lot or parcel. Land within public or private streets or property held in common for a particular development amenity is not considered as "net lot area."

   "Maintenance district" means an assessment district formed under applicable laws that pays for maintaining dedicated or private open space facilities.

   "Neighborhood commercial center" means a convenience shopping complex providing services within a neighborhood and meeting applicable ordinance and general plan requirements.

   "Open space" means the area within a planned development not occupied with structures, driveways or parking and storage areas.

   "Open space, common" means the area within a planned development under the control and ownership of a homeowner's association. Common open space may include recreation facilities, access and parking, paths, and storage areas.

   "Open space, usable" means the area within a planned development that is deemed suitable for use by the residents of the PD; not including parking areas, private patios, required building separations, parking and access, or storage areas.

   "Parking, guest" means designated off-street parking areas within a planned development reserved for guest or visitor parking.

   "Parking, required" means off-street parking areas within a planned development to be used for long-term storage of resident vehicles, recreational vehicles, boats and trailers.

   "Planned development" means a development that includes a mix of land uses and that requires a deviation from normal zoning standards regarding lot size, yard requirements, bulk and structural coverage and is subject to provisions of this chapter.

   "Planned residential development" means a planned development consisting of residential uses only and subject to the provisions of this chapter.

   "Planned unit development" means a planned development including two, or more, of the following uses: residential, commercial, professional office, quasi-public, and industrial.

   "Recreation facility" means an area within a planned development that includes recreational installations for common use. Such installations normally include such things as a swimming pool, recreation building, patio areas, tot lots, and exercise areas.

   "Site area, gross" means the total horizontal area included within the property lines of a proposed planned development after dedication of required right-of-way and open space areas. (Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7411)

   A planned development may be located in residential, commercial or industrial zone upon approval of necessary permits required under this chapter. Planned residential developments and planned unit developments may be located only in appropriate zones as follows:

   1.   A planned residential development may be allowed in any residential zone.

   2.   A planned unit development with commercial/industrial uses may be located where those uses are allowed in the underlying zone. (Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7412)

   The following is a list of development standards considered to be necessary to achieve the purpose and intent of this chapter:

   A.   Site Area.

   1.   The minimum site area for a planned residential development shall be one acre of gross site area.

   2.   The minimum site area for a planned unit development with residential uses shall be ten acres.

   3.   The minimum site area for a planned unit development without residential uses shall be five acres.

   4.   The minimum site area for a planned unit development with only industrial uses shall be twenty (20) acres.

   5.   Parcels smaller than the minimums stated above may be considered if the planning commission finds there are unique circumstances (shape, natural features, location, etc.) that would deprive the land owner of development potential consistent with other properties classified in the same underlying zone.

   B.   Density. The average number of dwelling units per net area shall not exceed the maximum density prescribed by the site area regulations or the site area per dwelling in which the planned unit development is located, subject to a density bonus that may be granted by the city council upon recommendation by the planning commission. A density bonus may be granted as part of a planned development based on the following guidelines:

   Percent of Net Site in            Area Percent of

   Usable Open Space            Density Bonus

   6% to 10%                  6%

   11% to 20%                  10%

   21% to 25%                  16%

   Over 25%                  20%

   C.   Usable Open Space. Usable open space shall be provided for all planned developments that include residential uses, except as provided in this section. Such open space shall include a minimum of five percent of the net site area of the residential portion of a planned development. The requirement for mandatory usable open space may be waived in developments wherein the net lot area of each lot meets or exceeds minimum standard in the underlying zone classification.

   D.   Site Design Criteria.

   1.   Location of proposed uses and their relationship to each other with a planned development shall be consistent with general plan policies and ordinance requirements.

   2.   The natural environment of a site is to be considered as part of the design criteria. Such features as natural ponding areas, waterways, natural habitats, and mature vegetation are to be considered.

   3.   If a planned development is located adjacent to a major arterial street, or other existing possible land use conflict, adequate buffering shall be included in the plan.

   E.   Landscaping and Structural Coverage. Landscaping provided within a planned development shall conform to the general standards imposed by the underlying zone. Additional landscaping may be required as part of a planned development due to unusual circumstances.

   F.   Circulation.

   1.   Vehicle circulation shall be based on a street pattern as outlined within the circulation element of the general plan. Use of private streets and variations to normal city street standards are encouraged.

   2.   There shall be no direct vehicle access from individual lots onto major arterial streets.

   3.   Pedestrian access and bicycle paths should be incorporated within planned developments. Such paths and bikeways to be separated from vehicle streets when possible.

   G.   Parking.

   1.   Required parking shall conform with the existing parking standards required under the zoning ordinance.

   2.   Guest parking and storage parking shall be encouraged and may be required in planned development.

   3.   All parking shall be screened from adjacent public right-of-way. Such screening may include dense plantings, fences, landscaped berms, or grade separation.

   4.   Parking clusters shall be provided rather than large (single) parking areas.

   H.   Trash Enclosures.

   1.   Trash enclosures shall be provided as specified by the city solid waste department.

   2.   Such enclosures shall be screened from view from adjacent structures and roadways and be provided with solid gates. (Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7413)

   The following procedures specify the process for review of a planned development.

   A.   Pre-Application Review. Pre-application review shall be a two-step process including a mandatory meeting with the planning department and submittal of a concept plan to the site plan review staff. Such pre-application review shall include, but is not limited to, the following elements:

   1.   Site area and location;

   2.   Land use relationships within and outside the proposed site;

   3.   Circulation and access;

   4.   Environmental features;

   5.   Open space and project amenities;

   6.   Available and needed public improvements and facilities.

   B.   Application Process. After completing the pre-application review process the owner, or agent, shall file an application for a planned development. Such application submittal shall be processed as a conditional use permit and shall require a site plan review permit. The city planner shall determine the extent of development detail required as part of the application submittal. Such details may include, but is not limited to, the following:

   1.   Legal description and boundary survey map of the exterior boundaries of land to be developed;

   2.   A topographic map indicating anticipated grading or fill areas, groupings of existing trees, and other natural features;

   3.   For residential development:

   a.   The number and type of dwelling units. This may be stated as a range of maximum and minimum number of units by type,

   b.   The approximate total population anticipated in the entire development,

   c.   The proposed standards of height, open space, structural coverage, pedestrian and traffic circulation, and density within use areas;

   4.   For nonresidential uses:

   a.    Types of uses proposed within the entire area,

   b.   Anticipated employment base which may be stated as a range,

   c.   Methods proposed to control possible land use conflicts and environmental impacts,

   d.   The proposed structure heights, open space buffering, circulation, and parking/loading,

   e.   Pertinent social or economic characteristics of the development such as school enrollment, residence, employment, etc.;

   5.   A preliminary utilities report;

   6.   The location, area, and type of sites proposed for open space, recreational facilities, and public facilities;

   7.   The anticipated timing for each phase, if any, of the development.

(Ord. 2024-07 § 3 (part), 2024: Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: Ord. 9605 § 30 (part), 1996: prior code § 7414)

   Exceptions to the design criteria specified in Section 17.26.040 may be modified by the city council upon recommendation by the planning commission based on unique circumstances. Such exceptions shall be reviewed by the site plan review staff for comment prior to planning commission recommendation.

(Ord. 2024-07 § 3 (part), 2024: Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7415)

   Minor amendments to an approved planned development may be granted by the planning commission upon recommendation of the site plan review staff. Major amendments shall be processed as an amendment to a conditional use permit with required public hearings. Major amendments include, but are not limited to, the following:

   A.   Changes in residential density;

   B.   Changes in land use relationships;

   C.   Changes in the location and/or scope of open space;

   D.   Changes in circulation patterns;

   E.   Other changes as determined by the planning commission upon request.

(Ord. 2024-07 § 3 (part), 2024: Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7416)

   Once granted, a planned development approval shall be valid for a period of two years. Extensions may be granted by the planning commission for one year periods, not to exceed three such extensions. (Ord. 2017-01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7417)