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HomeMy WebLinkAboutOrdinance 1445 N.C.S. 11/03/1980r: {, PLK:dh 10/2/80 Page 1 ARTICLE 19 P -C PLANNED COMMUNITY DISTRICT SECTION 19-100 PURPOSE OF THE PLANNED COMMUNITY DISTRICT - The Planned Community District provisions are intended to establish a needed level of pre- planning fo.r develo Anent of large tracts of land and to encourage innovative design solutions while retaining good land use relationships and'compatibili.ty of uses. A specific function is to facilitate, the .variation :of standards- of the Zoning_and Subdivision Ordinances, under proper planning, to achieve unique and innovative community design wherever it can be demonstrated that such variation will. result in an environment superior to that possible under normal applica.tion,;of standards. The P -C District is -intended to be empl..oyed principally at the developing fringe of'the urban area where large tracts of agricultural or vacant Tands are being urbanized. The purposes of the P -C District are more particularly the following: 19-101 To permit and encourage the unified planning of large areas in order to achieve the variety of land uses and residential types. which such large scale planning makes 'possible. 19-102 To provide the land developer with assurance that the overall plan as approved under the P -C District regulations may be carried out, unit by unit, over a period of years; and likewise to provide the City with the assurance that the increments of development over the years will, in terms of planning and quality of development, be in accord with the originally approved•P-C'District Plan. 19-103 To permit and encourage planning for the proper relationship between the land within the.P-C Di,stric,t and the existing or anticipated development in the surrounding area. 3t .PLK::dh 10/2/80 Page 6. SECTION, 19-200 GENERAL -PROVISIONS The, following regulations shall apply to all P -C Districts and said',Distr'icts sha Il' be, subject to all -other provisions of this ordinance except that where conflict in regulations occurs,. the regulations speciffed,.in this section shall.a,pply-:, 19--201 No P -C Di,strict shall be established on any,,parcel of less than, forty (40) acres. 19-202 the P-C.District sfiall.be in conformity with the.General Plan of Petaluma.. 19-203, DevelopmeM of,a P -C: Pistrict shall, proceed by increment5.. Such incremental- units,.shall be reasonable and logical in size; shape and function, and* in relationshi p to other - devel"opment units nits withtn the Distridt- Application for a P -'U -D Zone,, in accordance With Section 19-700 and a subdivision, plan if necessary, or both shall be su-bmitted for each development uni t.. 19-204 The P -C Di strict -Pl'an shall contain sufficient information -and detail as, to th e ty pe s a_hd, arrangement of land uses-; the height',, bulk and siting and the use or reuse of structures; the alignment and di'mi'ensions of streets and 'rights of way, the size,. location, and use of open spaces;, the provision of public. facilitIes, and services, and -a -n other relevant .information:; iV to enable the Planni-ng CommissI,"on and City Council to make, the findings, s -et forth :in Section 19-500 herein. SECThON 19'-300 APPLICATION AND ACCOMPANYING MATERIAL 19-301 Application for the establishment ofa R -C District shall. be made to the Planning Commission by one or more private land owners,,, their authorized agent or -developer, . All land within the boundaries of the proposed 'P -C District shall be 'held in PLK:d.h 1.0/2/80 Page 3 the applicant's ownership or under- unified control. Application shall be made on prescribed forms, and shall beaccompanied by a filing fee:. The filing fee for the establishment of a P -C Di 'strict shall be established by resolution of the City Council from time to time hereinafter enacted. 19-302 The application shall be -accompanied by a Planned Community Program which shall comprise the following elements: t A. A General Development Plan;, being a map or maps drawn to a su_'table scale., showing at least the following. The boundary of the proposed district; the topographic character of the land; any major regrading intended; the general existing and proposed uses of the land; and sufficient.informati-on as to character, of such uses so that compatibility can be determined; the approximate location of major and secondary trafficways; any public uses proposed, such as schools, parks, playgrounds, trails, or other- recreational facilities; and, for residential uses; the approximate location of' different types 'or densities of' dwelling units. Where appropriate, said plan'shal-1 include the recommendations as to desirable or compatible" uses in the area surrounding said development. B. A development schedule including: (1) A legal'd.escription of the district boundary, a descri pti'on .of the project including the size of -the area, the nature.'of, d`evel,opment or redevelopment, proposed, the dis"'posit:on of lands -proposed for public fac-iliti'es. (2) The anticipated timing for each unit of the district. proposed to be developed separately, PLK.:dh 10/2/80 Page 4 and the delineation -of such development units which shall be integral. units planned for development at different stages.; and the approximatesize in acres of each unit. 19-303 Each subdivision tentative map submitted to the Plann'i-ng Commission in accordance with the laws of the City shall be reviewed by the P1anni.ng Commission to. determine if the development which the, subdivision will bri,ng about is in. conformity with the. -General Revelopment Plan: Schedule;. If the proposed subdivision. is i;n substantia -1 accord with, the General Development -Man and Development Schedule, and if it meet& all other applicable regulations �o.f :the Subdivision Ordinance, it shall be approved. There -shall bea subdivision map recorded;, pursuant to the Petaluma Subdivision Ordinance prior to issuance -of any building permi`ts., except that building permits; for. no more than four ,(.4) structures (i.e. model - homes) ,may be issued subsequent to the 'approval of a tentative subd'ivi`sion map. These structures shall not be sol -d, rented Or accepted until the final map is recorded. A..tentative s'ubdiviso'n ma;p "shall not be approved until zoning for the project has been finally approved. Provisions shall be made for Contin-uity of.existing public street&, access to adjoining property, and conformance with any 'plan adopted by the City of' Petal uma as a master plan of highways or ,element thereof. SECTION D-400 ADDITIONAL MATERIAL - Additional.material and information shall be provided for specific types of uses -as follows: 19-401 For P -C Districts or secti.o.ns thereof for which residential development is proposed, the Planned Community Program shall contain at least the following informatiion: PLK::dh 10/2/80 Page 5 19-401.1 The approximate :number of dwelling units exi.sti ng and/or proposed by type of .dwel l in,g. This may be stated as a range with the maximum and minimum, number, of units of each type. 19-401,_2 The approximate total population existing and anticipated in, the entire development and in each unit thereof:. This may be stated' as a -range with a maximum and minimum number of families or persons. . 19'-.401.3 The area included in the entire development and each unit ' thereof and the total density, i.e., the number of 'persons or number of families proposed per gross acre. 19401.4 A general. indication of architectural d`esign,,-site design, parking, etc:. for each type of dwelling proposed to 'be 'included . 19-40L. s' Publ is faci1 i ties such .as parks and schools proposed to be established, ma: ntai.ned or removed, and private fa:cilities such as office and commercial facil'i'ties proposed to be established, maintained or removed. 19-4'01.6 A general tndica.tion of the design and improvement standards intended for each class of res'i'dential streets. 19-402 For P -'C' D:istri'cts. or sections, thereof for which commercial development is -proposed, the Planned Community Program shall contain at lea t the foll'owi.ng information: 19-402':1 The approximate office. and/or retail sales 'floor area and totaa area for existing and proposed commercial devel.;o;pment. 19-402.2 The types and locations of uses pro posed. to -.be, included i n the development. 19-402'. 3 19-403 19-403.1 19-403.2 PLK:dh 10/2/80 Page 6 The general standards of height, open space,, buffering, land- scaping, pedestrian and vehicular circulation,. off-street parking and l'oading, signs, and nuisance control's intended for Bevel o'pment. For P -C Districts or sections thereof for whi-chi industrial development -'is proposed, the Planned Community Program shall contain at least the.fol'lowing information: The approximate total area proposed for each use. The 'types of uses proposed to be included in the develo,pment:. 19-403.3 The anticipated number of persons to be 'employed i.n the, entire develo-pment and in e'achmajor section thereof. This maybe stayed as a range. 19-403.4 The methods proposed to control or limit dangerous or ob- jectton'able elements,, as specified in Section 22-200, if any, which may be causedor.emi'tted by :the 'proposed uses. 19-403.5 The approximate standards of height,, open 'space,, buffering, l.andscap,i.ng, pedestrian and vehicular c,ircul.a,tion., off-street parking and loading, signs, and nuisance controls intended for the devel o.pment. 19-404 For.P-C Districts or units thereof containing institutional, recreational or other public, or quasi=public development, the Planned Communi'ty Program shall contain the following in- formation: 19-40.4,.1 -General types of uses proposed in the entire development and each .major ,sect'ion thereof.. PLK.:dh 10/2/80 Page 7' 19-404.2- S=i,gnificant relevant information with respect, to school enrollment, residence, employment, attendance, or other social or economic characteristics of development;. 19-4.04.3 The approximate: standards of height., open s -pace, buffering, landscaping, pedestrian and; vehicular circulation, off-street parking and locaing, and signs intended for the de,ve]opment,.. S'E'CTTON 19-500 FINDINGS REQUIRED-- Before °recommend:ing approval or modified approval of.an application for 'a proposed P -C. District, the Planni'ng Gommiss.on shall- 19-501, hall 19-501. That the :development proposed is In ,substantial harmony with. the General Plan of the City of Petaluma, and.is or can be coordinated with .existing and planned development of the S'urroundi`ng areas_. That. the., streets: and thoroughfares ,proposed are suitable .and adequate, to serve, the proposed uses and the ancipa:ted traffic which will be ,generated thereby. 19-504.1 1.9-503.2' The 'facts submitted 'with the a pplIcati on and presented at the hearing establ i'sh. that: Development of the P` -C, District will be initiated within a reasonable time by submittal of an application fora Planned .Un,i t Development Permi t, or, other a pprapri ate Action. I -n, the case of proposed, °residen ial develo;pment,, that such development will constitute a residential environment of sustained desirabili`'ty and stability; that it will be in harmony -with the character of the surrounding area; and that the sites° proposed for public facil, i ti'e's, such as schools, PLK:dh 10/2/80 Page 8 playgrounds.and parks` are adequate to serve the anticipated population and , are acceptable to the public authorities having jurisdiction thereof. 19-503.3 ;In the case of proposed industrial or research uses, that such development will be appropriate, in area, location and overall planning -to the purpose intended.; that the design and development standards are such as to create an industrial environment �'of' ,sustained desirability and. stability; and that such development will meet in performance standards established by Article 22. 19--503.4 In `the case"of proposed commercial, institutional, recreational, And other non-residential uses, that such development will be appro,pri:ate, in area, location, and overall planning to the purpose. intended; and -.that such developmentl will be in harmony with'the character of the surrounding areas. SECTION 19-600 ESTABLISHMENT OF`DISTRICT - If the Planned Community Program as 5.ubmitted ins such that the Planning Commission can, make the findings set fo.r, th i°n. Section 19-500, or if after negotiation with the developers the Program can be modified in, such a way as to enable the findings to be made, the Planning commission shall recommend the establishment of the Planned Community District. in accordance with the procedure set forth in Section 19. Upon establishment of the District, the proposals and standards of the Planned Community Program shall constitute the official development policy of the City of Petaluma within the boundaries of the District. Thereafter: 19-601 Development of a P -C District shall be in conformity .with the provisions of Section'19-70.0 through Section 19-705 of this ordinance. '19-602 To carry out the purpose of the P -C -District, as defined in Secti'on'19-100, the Development Plan and Schedule may be PLK:dh 10/2/80 Page 9 implemented by the filing of a tentative subdivision map for all or a portion of the area if necessary, and the filing for a P -U -D 'Distri:ct classi'fi,cation: -The methods to implement and carry out the. purpose of the P -C District shall be reviewed by the Planning Commission.for conformity to the General Plan and DeveTo°pment Schedule established. 19-603 From. time to .time, the Planning Commission shall review each P -C District to determine whether substantial progress is being made in accordance with the Revelopment Schedule. Should the Planning Commission find that satisfactory, .progress is not, being made, the Commission:may, after notice and public hearing, recommend to'the City Council that the P -C District -be modified or terminated and replaced with standard zoning distri`cts., SECTION 19-700' P -C DISTRICT PROCEDURES - A P District, as set forth in this Article, may -be established in the following manner, and i'n compliance with Article 27. In case,of conflict between this article and Article, 27, this article shall prevail - 19 -701 Planning Commission action. `Following a public hearing, and upon making the requ,i`red find,n„g.s, the Planning Commission s°;ha1T make a recommendation to the City Council for approval or modified approval of a proposed P -C 'District; and shall also adopt a resolution recommending that the City.Council adopt the Planned Community Program_ as, submitted or.as.modified. Such recommendation and at least two (2) copies of the recommended Planned Community Program shall be forwarded to the City Council for its consideration., 19-702 If unable to make the required findings, the Plann`i`ng Commission shall deny said application, and no further action shall be taken -thereon, except upon timely appeal PLK-dh 10/2/80 Page: 10 19-703 Fol"T,owing its hearing, the Council may adopt an amendment to the Zoning Ordinance establishing' a P -C .D.,istr.ict, may deny the proposed amendment, or may adopt the . pro posed .amendmen.t with modi f i'cati ons . - 19-704 At the time of adoption of a P -C District amendment, the City Council'. shall adopt,,. by resolution, the Planned Community Program;; which resolution, I a , adopted or as may be thereafter modified,, in accordance with this section, shall establish `th-e regulations for said P -C District and shall become a part thereof., Upon the adoption of a P -C District amendment, 'the proposals and standards of the General Development Plan and Schedule as recommended by the Planning Commission and as approved by the City Council shall, ;become the official, develop ment policy of the City of Petaluma within the boundaries of the district. 19-705 Devel o anent i n a. Planned Community .District. Fo.l l owing the adoption of the P -C D,i'strict amendment and the Planned Community Program, all`. development within the district_ shall. be in sub- - stantial conformity with, the said adopted General Development Plan and Development Schedule .or such modifications thereto a°s may have been approved. Such development may proceed as follows: A. The app! i°can.t may, ;submit and' the Ci°ty may approve a. Planned Unit Development :applicati.on in conformity with the General' Devel`.opnent Pl'a'n for the area, together with any necessary tentative subdivision map a,p'pl i'cati'on. B. No work, including site grading or rough grading of streets`, or°'tree or brush removal other than that necessary for surveying, s_hal l be commenced; prior' to the procedures listed in this sec.ti'on. 19-706 19 707 PLK:,dh 10/12/80 Page 11 Failure to proceed,. A. Application for -and the; implementation of the first unit of a.Planned Unit District and for approval of any necessary tentative subdivision map shall be made within two (2) years of• the date upon which a P -C District was established. Application for and, implementation of subsequent units shall be made in keeping with the s.chedul•e establ i's.hed in the Development 'Schedule. B. Failure to make such applications may cause the Planning Commission to 'i'nitiate public hearings. to review the zoning Classification of the area, and to make recommendations to the City Council fo-r appropriate rezoning of the Aistr.ict. t Modifications of the General - Devel o pmen't Plan. A. From time to t-ime it may be necessary and .desi.rable to modify the approved General Development Plan, 'including the Development Schedule. Mod.ifi,catio.ns of such a plan may be initiated by the. Cityr Council, the .Planning Commission, or by the property owner, his authorized agent or Bevel o,per. 'B. Requests for modi'fica:t:ions shall be submitted to the Planning Commission. in written form and shall be accompanied by such additional maps, statements, or other information as may be ,requir.ed to support the proposed modification. The Planning Commission..shall consider the proposed modification at its next meeting. C. If the proposed modification involves an additi-on of a new use or group of uses not shown. on the original PCK:dh 10/2/80 Page 12 Generali Devel o'Oent Plan or the rearrangement of us,es: within the district, or, a public hearing, shall be. held ion the proposed modification. D. Modification of an approved General Development. Plan shall be made only 'be resolution of the•.City. Counc•i'l. Wrth; n tha rty' (3.0) days after rece♦i'pt of a recommendation from the Planning Commission, the City Council shall approve: or deny :the proposed modification. PLK.:dh 1`0/2/80 ARTICLE 19A PUD - PLANNED UNIT DISTRICT SECTION 19A-100 PURPOSE OF THE P=U-D--PLANNED UNIT DISTRICT- The P=U-D, Planned .Unit Di -strict'., i:s designed to allowinclusion. within its"boundaries a mixture of uses, :or unusual density, building intensity,, or design charac t'er'is'tics wh1ch would not normally be permitted in 'a single use district, and to govern the development, of residential projects subj;ec:t'to the Residential Development Control System,, Chapter 17.26 of the.Petaluma Municipal Code. Devel o`pment in this zone is al 1 owabl'e only after the -approval' by the City 'Council .of a, complete Unit .Development, Plan showing the internal design of the District, the interrelationship of use's., and their relation to the surrounding area.. SECTION 19A-200 ESTABLISHMENT OF A P -U -D DISTRICT- A;Planned Unit District may be e;stabl,ished or removed from the Zoning Map in accordance with the provisions et forth herein. No .minimum site area is estab"lished fo:r 6,P -0-D, ,District provided that the findings set forth in Section 19-300 can be made in each case'. 19A-201 Any and all compatible land uses are permitted in. a P -U -D D'i`strict, provided such use or uses have been shown on the Unit 'Development- Plan for the District .and approved pursuant to this chapter. 19A-202 An application for the creation of a P -U -D District shall be filed with the Planning Commission in form prescr-i bed by the City and sh:al'1 -be, accompanied by a Unit Development Plan as,. speci'fi.ed, herein. The Un.it Development.Pl.an shall consist of as many of the following as' are appropriate to the size and' nature of the proposed P -U -D and shall in any case ,provi'de all data required by the Planning Commission in.order to be able to arriveat the findings set forth in Section 19-300 herein:, PLK.dh 1,0/2/80 A. A map showing the street . system and lot design, if any, proposed wi'thi,n the district. Areas proposed to be dedicated or reserved for interior ci,,rculatl n, parks, school sites, public- build:in'gs and other such uses, must be shown. B. A map showing .the topography.of the proposed. P -U -D District.-, with contour intervals sufficient to meet 'al'l the °requirements of the City. C. A land us`e plan for the 'proposed district, precisely indicating the area or areas to be, used for each particular land use. D. A professional"'ly prepared 's'ite plan for each building site, .or sites, in the propo ed P -:U -D District. Said -site plan shall. be drawn to scale and shall show the location of all proposed buildings, including notation of minimum,dis;tances between buildings; and between buildings and building site and/or use boundaries.. E. An off-street parking and loading plan showing the 'ratio between off-street parking and loading spaces and building floor areas and/or the ratio of parking spaces to anticipated residents and employees, or other criterion required by the Commission. Such plan, shall be supported by data demonstrating the adequacy of the -parking for the demand generated by the use to which it pertains. F. A circulation diagram indicating the proposed movement of vehicles, goods,, and. pedestrians within the P -U -D 'District, and, to and from any adjacent public th,roughfares. Any s pec ial engi neeri.ng features and traffic-regul.ati ng devices needed to facilitate or.insure the safety and efficiency of the ci'rculati`on pattern shall be shown -2- PLK:dh 10/2/80 _ G. A professionally prepared landscape and tree planting plan. H. Professionally prepared elevations and/.or perspective ,drawings of all major proposed structures. Such drawings need not be the result of final arch'i`tectural plans', but must.be in adequate detail .to enable the Commission to determine, within reasonable limits, the height, bulk, and arrangement of the proposed buildings and their general appearance. 19A-203 There shall be a final subdivision map recorded., where appl-i_cable, pursuant to the Petaluma Subdivision Ordinance, prior to issuance of any building permits, except that in the case of residential developments, building permits for no more than four (4) model homes may be issued subsequent to the approval of a tentative subdivision map. These structures shall not be sold or occupied for residential purposes until the final subdivision map is recorded. Provisions shall be made for eontinua:ty of existing public streets, access to adjoining property and conformance with any plan adopted by the City of Petaluma as'a master plan of streets or element thereof as determined by the.Plannin.g Commission. 19A-204 Interior streets of a project shall be, improved in accordance with City subdivi,.sion street standards- The applicant may request some interior streets to be private; however, any modifications of City street standards for interi°or private streets must be noted on the plan and be acceptable to the Plahhlin,g Commission. All improvements of public and private streets shall be certified as meeting standards as noted on_ the plan as prepared by a registered civil engineer prior to final inspection and occupancy. -3- PLK:dh 10/2/80 19A-205 A management company or association •with -the unqual'i,fied right to "asses's the, owners of uni'ts. for ma' :n:tenance costs -of any common areas, and. facial i t-i:es; shall be establ i shed. and continuously mai'ntai'ned. The management company. or assoc'at,on shal l have the right to l i;';en the unnft:s of the, owners who defauat i'n the payment of th'r assessments.. Such lien shall. not be; subord, .hated to, any encumbrances: other than a first deed, of trust, provided such deed- of trust is made; in good faith and for value. Prior to, recordation of the fi>nal- subd.i'v i si:on map ar if :no .map. is necessary., i ssuance of the forst; building permit, the developer. sha.11 submit to and. rece ve, a,pproval of the C-i.ty Attorney `the. following .documents relating, to 'the project which are to be recorded art the time 0_f the record:i-ng of the final i$Ubd1Vl`sl'on map or if no such map i's; necessary;, at the time of issuance -of 'bui1di ng permits. .1. Form :of any conditions, covenants, and resaricti"'ons proposed for the, project 2 A sampl,,e, copy of the Art c;le of Incorporation of the. assoc .ation which will assure, the maintenance of the common: -a-real- and facjliti;es, if such association is to be i ncor: "porated.. 19A-206 An' a°ppl`ication, for. a P -U -D Zone .shall be accompanied by a devel'opmena schedule i':ndi:cating the elapsed -ti_me and -date on which construct on i s to 'begin, the anti c i gated rate of leveloanen;t; and ithe anti,cipate:d date of complet-ion. The B evel o Anent sc'hedul e, u'po'n. the recommendation. o`f the;; Planning 'C:ommission;, and when, approved by the: City Council, 'shall become a part of the. Unit. Devel 0pnent PIar and ;sha17' be ;adhered to by the . owner of the ;property ,n the: P -U -D -Rai stri;;ct and; hi`,s successors i,n interest. -4 PLKAh 10/2/80 Before an applic,atton for -the creation of a P4 -D District may be, accepted for . filing,, the applicant shall pay a filing fee as established by resolution of the City Council from time, to .time 'hereinafter I enacted,. SECTION 19A -*300 FINDINGS- - The Uh,it Develapment Plan, als.deifihed herein, may be a,pproved by the City Council wpo,n recommerida,tion of the, Planning Commission. In fecOmmendirng the 'approval of said Plan(, the C6ftikissib'6 must find that said. Plan 'c'l:ez(rl,y. results- n- -a. mor.eA'e:sirabl,e 'use of I a6d and a, better physical, e,nVironment. than would .be possible unddr%any sjnqlue zon,i-hg district; or cQMbinatton of i . on,ng Aistritts, 4nd in addition tvsuch general fi'n4tng,s,j_ the. Planntn.g -' CoMmi's,s,,i on and City Council s'hal'l, make the following speQ.1f-c fihdings: i A. Thatany P -'U-0 District` is, proposedon p-Qpertywhich ha,s a suitable re1ati on'S'hip t -o one (1), or more thorougbfare& A ftd that said tb,orqughfares areadleqpate, to. carry any additional traffic generated by th*e development. B. That the plan 4a.r theproposed development. presents a arfi'Iffed and -organ,ized arran9em6ht of bui1di.ng,s,.,an,d, service facill,tiles which are'appropriate: in rel,atibn toadjacent ur nearby prope-rles and, that adequate landscaping pi ng and/or, screening is i ncl u,ded if !qpte&sary to, insure compat-ibAlfty. C_ That the. natural' and scenic qual i. ti es, of the site,.- are protected, with adequate available pUbl it :and private spaces designated on the Unit Revelopmpnt Plan. D. That the} development of th6 subj,ect;p ro,pey`­-yj in the,, Manh6r, Pro=posed by the, applicant; will not be, detrimental, - _ t,Q the public Welfare,, will' be, Tn the, best interests, of the City and will, be, i'n keeping with, the general intent and', s'pi,ri t of the 'zona ng regVlatj'on of the City of Petaluma,, wl.th. the Petaluma General Plan,; and With any, &p.pl ickablle, 'EhVi fthm6nta,l Design Pl4ns, -adopted by, the City. = PLKd'h 10/2/$0 S:ECTION19A-400 = RESIDENTIAL UNITS_ Sl1BJE,CT T0, THE RESIDENTIAL, DEVELOPMENT CON,TROL_- SYSTEM - In.: cases where a proposed develo,;pment. in the V-U-D Zone, is subject td the Resi.denti'al ,Oevelor - _t' Control' System (:t -a�pter, 17'.26 of* the" Petaluma Munici'.pal. 'Code;)-, the fol'lowtng additiona:l procedures shall occur. prior td •final review of 'the .U.nli't Development Plan and Zoning by the ;PjaIhhivng. Commission;: A., Each, projec-t appl',icastton shall be reviewed by .a j;otn't technical, committee consist:i ng of the members of thei,. PIa.nni°ng--,Commissi�on, and SAI te: Plan ands. Archittec.tu';ral - Comm"i ttee (SPARC)'.. The Comm t'tee sh;aal l meet as :establ ished, tn' its rules, and ,all developments for wht6h a: compl'ete a:pp1icat1,66 has 'been° su:bmi`tte_d; and for which Environmental; Documentation. his been completed, exce;pf for hearing requirement& `(i . e . a: ci r, cu l a.ted Draft, Env ikronmental . :lm pact Report or a `Prel'imi.na'ry Envrr:onmental Assessment suf'fcrent to: permit the Planning Commission to a°pprove a Negative Decl;arati"on) s:hal'l. ,be, rev`i'ewed,,at the; next. such B',. `In 'rev'iewi"ng the projects, t_fie'Committee- shall, evaluate Proj;ect desi';gn concept., and the poset'.tve -and negative effects its devel o pmen't, woOd have _ on `the qu_alI,ty of l,i fe fo;r its occupants and for neighboring .rare&&,. Deta'iled rati'n.g cri ter, a shall be .a'pproved by City Counci ] re-sol IWO, pr `.or to . re.v ew of any projec't,, 'toge'th'er with ',rulers, of Procedure: for conductof the Committee's business.. Pursuant to Petaluma Municipal Code Chapter 17.:26., the ra.ti'ng' criteria shal l also be used to, rank projects applying for `resi:denti'al allotments .for ;such purpose. If the, rating crf,'te ,a, are amended in a fa,shi;on wh-th will -cau`s'e a change iin the ,relative ranking, of projects 'competing - fo.r al lo'tmen;ts for, any construe;tion. Year, _al"i s,uc.h proj'ect's ;shallI-be reevaluated for-technical rating ('but not ,rez6ni:ng),.' pursuant. to the revised' criteria,, pri.or to a1lptment award. PLK:dh 10/2/80 G. Ratitg& of pro,7ec_:t shall be on a numeri,.cal basis, and shall include ;a, standard fo-r passing or failing a project. Projects rated as fail edshal l ..not proceed. further, unless .the technical .rating is 'overturned on appeal (whi;ch. Shall be made to the City Council), Projects rated as passed shall. be submi=tted. for final review of- t, h e fthe Devel opnent Plan and '.Zoni,ng pursuant to Sections 19A- 501 and. following. Reapplication, for projects which fail to achieve technical approval shall not, occur, i:n substantially the same; form prior to one, year from the date of . rejection. Projects With subsequently receive Rezon'i'ng and Unit ,Development Man Approval' will be :el i gi'b1e to compete pursuant to the Residential D,evelo.pment. Control System and Oal.l not be required to undergo further. review pursuant to. this Chapter i;n the event the developer fails to receive necessary allotments and wishes to reapply for a11o,tm,ents Tn subsequent years, so ° long as said rezoning and development. plan approval h&$ not ex pi' "red or been revoked. D. In the .event modification is requested for a project subject to' thi's section, resubmission for technical review shall be necessary only i.f the RTanning Commission finds' that. the modification, involves: the ,addition. of a new, use or group of uses_ not 'sh'own on the ori'gi.nal development plan or the modification involves -a su'bstantia.l .rearrangement or„redes.i,g.n of the Unit Develo.pnent Plan. SECTION 19A-.500 P -U -D DISTRICT.P-ROCEDURES - A P -U -D District as set forth in this arti'cl e, may be es,tab.l tshed' as follows and in compliance with Arti'c1 e 27. If any conflic ex 'sts between this art,icae and Article 27, this ar-ticl,e shall, prevai'1'. 1.9A7501. -Planning Commission Action. Following a publi°c h_eari',ng, and upon making the required find"i ng5.,, the Pla'nni'ng Commi's5i on Shall wmatke- a recommendation to the: City 'Counei`l for approval or 'modified approval of a proposed P -U -D -7- PLK:,dh 10%.2/:80 Di s�lrTct; and'. ,shal.1 recommend that, the City Council', approve the; Unit Development Plan as ,submitted or as mods f-ied. Su.c:h recommendati:o.n. and a, copy of the recommended Uait Deve-lo ent Plan ;shall be forwarded to; the :C:ity Council for its consideration. M-5'02 If u nabTe t'o. ma`ke. the required f i`nd.i ng,s , the. Rl ann,im, Commission shall deny both rezoning and. the Unit Dev0l.:opnent Plan and no fu'r-ther action sha„ll be taken thereon,, except upon timely appeal. 19X=5.03 - FolIowifng- it -s. `h'e'aring,, :the Council may, adopt an. amendment 'to- the, Zoning O;rdi,nance es a P -U -D D'istri�ctl, may deny the proposed -:amendment;,` o"r may adopt;. the pro;po`sed amendment with mod'i'fi.ca'tfons. 19A-504 = At: the time of ad,o;ption 'of` a P=U-D D 'sTtrict amendment, the -,city Council s,hal,l approve by resolution, the Unit Devel opment Plan; .which resol.uti on, as .adapted or .aS may be :thereafter' modified,, i,n accordance with; this section, shall establish ..t;he reg;u`latons ,fo'r sa,.d P -IJ -D D s;tret an°shat'l become a d par thereof : Upon the, adoption of 'a ;P -U -D Di s:tric't amendment:.,. and approval of the -Un it Development: Mai , the proposals and, standards 'of said. plan shall become theofficial :de velo,pment pol.Tcy of the C" ty: of 'Petaluma within, the boundaries of. .the P U -D -District.. 19A-505: = Devel o -Anent_ i n a Planned Un it-, Dev;el o pment D .`strict. -Following the adoption of the P: -.0-D D'istri-ct amendment. and the; approval. of the,'Unit Development P1a`n, all.d0velO; 6n..f.withi'h the d str ..ct shall. be th subst'ant,ial conformity with the said adopted Unit Develo;pnen.t Plan o:r such m0ificati'ons thereto -'as may have been approved=. Such. deve 100en•t may proceed as fo I lows-: A_ `Should the subdi,vi's,ion of Tand be necessary to the carrying outof 'the. Unit D,eVel o°pnent, Plan,; the alppl i`cant- may_ 'su_bmit °and, the City may: approve,, a ten ati:ve'; su;bdivi's: on ” map In. conform.i ty 'wi t the Jn i t D:evelo pment- iPl,an 'for ;the a reaT. . PLK'-dh 10/2/80 R. -Shoulid' no sUbdlviston of land be required,, 'the a'p.plJcant grading — may a,pply., for-buildi' pprmllS radng Permit, s4, or any other permil-s required rryIng out.,of o red for the ca t .,of th Unit Develo,pme.nt Plan. C. 'No work-,, including site grading or rough grad i,ng Of s: Ve 0 ets or., tree, or bfUsh removal other than that necessary_ for sOrveytng, shall be commenced, prior to one .or the Other of, the. procedu,res listed i,n Subsections A or B above. 19A;-.506 Fa i I ure toL'Pro'ceed', Appliidtilon for subdivision approval, or ed, applicat'ion for a 1 if _no .sulbd,ivls46nisl fnvOTV building permit..,,shall be -made withi'n, one year after,establishment of aL P -U -D District by the C'ItY7 Cou^ncI 1 Failure to make such appl i cati on, may cause the" Planning Commis,ston to initiate review of the zoning 'class i;f'l c°ati,bn ff-the _area, and to recommend to the 'Cjty-C-,Qunc;1! the A,ppOprfate: rezoning of t -he d i str,i,c t. 15,A-508 Mod'i f fc-at-Ions. of 'the Unit. Development PI an. From time, to time it may be necessary and desfra'61-e to modify the approved Uin i t Deve1o,pent-Plan.0 Mb.difftations of sucb.a plan may be initiated by the City. Counl0l, the,'PIanhihg Comintstion, or by the 'property owner,' h.ts authorized agen.t ordeveloper... Modif4ta&J,on of' -the Unit b6veloAnent 'P1anshall be subject 'to th,e,. same findIftgs as, we%re, reqvired for the original, approval of the Plan - Requests. ,for modtfit-'atfons shall 'be submitted. to the' Planning Commissfon, in 'Written form, :andshall be, accompanied "by such additional. ma,ps,, statlemionts:, or other information a's may ..be required to support the proposed modification.. -9- PLK:, dh 10/2'/,80' 19A-509 If the proposed modification I' nVolves 'an- addition of -a_ne�w ' u.s,e or :group of uses not shoWh .�on the original Unit Develo pmerft Plan, 'or the rearrangement of u.ses witbiTn the di,,Stri'ct, of if th. e PIannJ ng Commi sston for any other reason deems it necessary, a, pu,61i.c hea'ri,'hg sha:111, be, held -.on the, proposed modification, and a recommendati on made, there'on,'to the City CouncJ I 19A-510 Modificati on of an aI pprOved' Un,i t DeVe. o pimont P1 an shal I be made onlyby resolution of t City C -,,C ou nc i 1, Within thirty (30)days after 'receipt of a rec6mmendat-m4.from the Planning; Commi"ssi;on, the -City Council s h1a Il approve, or deny the proposed mad i f it -a V on.. SECTION_' 19A-00 :PERMITS - Upon'the, approval of, a P44, District :as, provi'ded .,hereib no Building,�t, PermiA, Zoning Permit or other -er.type of permit, shall be i s'sved for any use; or structure .in a -P44;District. 'unl e5s ,such use :or structure confdrms in all respects toy the Unit, Rev e'I o pme na Man as° approved' by', the C - ity- - 'Cou,nqil,l SECTION 10-700 CHANGES IN. UNIT bEVELOPMENT PLAN Changes 'j,n,- the Unit Develognent ?Ian shal 1 be, con'si4ered as ch"4nges in 'the Zo.,nIng Map and shall be made in accordance with "the 060,,,stons,.of this- a,rtfije a,nd ordi nance.. SECTION 19A-800 'INSPECTION BY ZONING ADMIMSTRATOR (Di'reoto.r of Community Rev.ef&pment,.,a',nd' Planning), .shall compare the acfU'a] doVelqpent accompli -shed Th �a:nY P -U -D Dfstric,-vi,th the apprQved Unit Development Plan and; shall report his f i nd;i.n-gs 'to,, the. PI awflIng 'CoMm'i ss .on:. SECTION' 19A-900 MLLOW-UP Ifs, in the opinforn of the Plafinling.'Cbmtssi.on., the, owner :of' the rt any P -U -D t. 'is fai"Itng, to conform to. the .,Pro P6 y 1,�n c �,S,ir - approved Unit Devel,opmen-t' Phan, the .Commison may ifiItitale proceedings to removeDistrict-the -.0 D . destgnat-ion frOff the Zoning Map ,or may initiate proceedings for an amendment to the Unit Development, Plan; in. order' 'to achieve the necessary c. bm'pll "a n c e,.