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102-MCA-2010-06 Planned Development.pdf ORDINANCENO. 11-2073 ANORDINANCEOFTHECITYCOUNCILOFTHECITYOFCUPERTINO AMENDINGTOCHAPTER 19.48 (PLANNEDDEVELOPMENT(P)ZONES), CHAPTER 19.72 (PRIVATERECREATION(FP)ZONE),CHAPTER 19.124 (PLANNED DEVELOPMENTPERMITS,CONDITIONALUSEPERMITSANDVARIANCES)AND CHAPTER 20.04 (SPECIFICPLANS)OFTHECUPERTINOMUNICIPALCODETO BECONSISTENT WITHTHE 2010 HOUSINGELEMENT. THECITYCOUNCILOFTHECITYOFCUPERTINOORDAINSASFOLLOWS: Section 1.Statement of Purpose. This ordinanceamendmentclarifieslanguageregarding storageandparking ofvehicles. Section 2.CodeAmendment. 1.Chapter19.48,entitled“PlannedDevelopment(P)Zones,”oftheCupertinoMunicipalCode, isamendedtoreadas shownin Exhibit 1; 2.Sections19.72.040and19.72.050inChapter19.72,entitled“PrivateRecreation(FP)Zone,” oftheCupertino MunicipalCodeareamended,toreadas shownin Exhibit2; 3.Chapter19.124,entitled“PlannedDevelopmentPermits,ConditionalUsePermitsand Variances,” oftheCupertino MunicipalCodeisamended,toreadas shownin Exhibit 3;and 4.Section20.04.040inChapter20.04,entitled“SpecificsPlans,”oftheCupertinoMunicipal Codeisamended,toreadas shownin Exhibit 4. Section 3.Severability. ShouldanyprovisionofthisOrdinance,oritsapplicationtoanypersonorcircumstance,be determined byacourtofcompetentjurisdictiontobeunlawful,unenforceableorotherwisevoid, thatdeterminationshallhavenoeffectonanyotherprovisionofthisOrdinanceorthe applicationofthisOrdinancetoanyotherpersonorcircumstanceand,tothatend,theprovisions hereofareseverable.TheCityCouncildeclaresthatitwouldhaveadoptedthisordinanceand eachsection,subsection,sentence,clause,phraseorportionthereofirrespectiveofthefactthat anyoneormoresections,subsection,sentenceclause,phrasesorportionsbedeclaredvalidor unconstitutional. Section 4.EffectiveDate. ThisOrdinanceshalltakeeffectandbeinforcethirty(30)daysfromandafteradoptionas providedbyGovernmentCodeSection 36937. Section 5.Certification. TheCityClerkshallcertifytothepassageandadoptionofthisOrdinanceandshallgivenotice ofitsadoptionasrequiredbylaw.PursuanttoGovernmentCodeSection36933,asummaryof thisOrdinancemaybepublishedand postedinlieu of publicationand posting oftheentiretext. 1 O RDINANCE N O.11-2073 Section 6.CEQA. Becausethisordinancemakespurelyproceduralchanges,andimprovementstoreadability,this ordinanceisexemptfromCEQAreview pursuanttoCEQAGuidelines section 15061(c)(3). Section 7.Continuity. TotheextenttheprovisionsofthisOrdinancearesubstantiallythesameaspreviousprovisions oftheCupertinoMunicipalCode,theseprovisionsshallbeconstruedascontinuationsofthose provisionsand notasamendments oftheearlierprovisions. INTRODUCEDataregularmeetingoftheCupertinoCityCouncilthe4thdayof January2011andENACTEDataregularmeetingoftheCupertinoCityCouncilonthis____of __________ 2011 bythefollowing vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST:APPROVED: CityClerkMayor,City ofCupertino 2 E XHIBIT 1 CHAPTER 19.48:PLANNEDDEVELOPMENT(P)ZONES Section 19.48.010Purpose. 19.48.020Applicability ofregulations. 19.48.030 Establishment of districts–Permittedandconditional uses. 19.48.040ZoningorPrezoning. 19.48.050PlannedDevelopmentPermit. 19.48.010Purpose. A. Theplanneddevelopment(P)zoningdistrictisintendedtoprovideameansofguiding landdevelopmentorredevelopmentoftheCitythatisuniquelysuitedforplannedcoordination oflandusesandtoprovideforagreaterflexibilityoflanduseintensityanddesignbecauseof accessibility,ownershippatterns,topographicalconsiderations,andcommunitydesign objectives. B. The planneddevelopmentzoning districtis specificallyintendedtoencouragevarietyin thedevelopmentpatternofthecommunity;topromoteamoredesirablelivingenvironment;to encouragecreativeapproachesinlanddevelopment;toprovideameansofreducingtheamount ofimprovementsrequiredindevelopmentthroughbetterdesignandlandplanning,toconserve naturalfeatures,tofacilitateamoreaestheticandefficientuseofopenspaces,andtoencourage thecreation of public orprivatecommon open space. 19.48.020Applicability ofRegulations. Nobuilding,structureorlandshallbeusedandnobuildingorstructureshallbeerected, enlargedorstructurallyaltered,ordemolished,inanyplanneddevelopmentzoningdistrict, exceptinaccordancewiththe provisions setforthinthischapter. 19.48.030Establishment ofDistricts–Permitted andConditionalUses. A.Planned developmentzoning districtsmay beestablished,modified orremovedfromthe zoningmap,andtheregulationsapplicabletoanyplanneddevelopmentdistrictmaybe established,modified ordeletedinaccordwiththe procedures describedinthischapter. B.AllPdistrictsshallbeidentifiedonthezoningmapwiththelettercoding“P”followed byaspecificreferencetothegeneraltypeofuseallowedintheparticularplanningdevelopment zoningdistrict.Forexample,aplanneddevelopmentzoningdistrictinwhichtheusesaretobe generalcommercialinnature,wouldbedesignated“P(CG).”Aplanneddevelopmentzoning districtinwhichtheusesareintendedtobeamixofgeneralcommercialandresidentialwould be designated“P(CG/Res).” C.PermittedusesinaPzoningdistrictshallconsistofalluseswhicharepermittedinthe zoningdistrictwhichconstitutesthedesignationfollowingthelettercoding“P.”Forexample, thepermittedusesinaP(CG)zoningdistrictarethesameuseswhicharepermittedinaCG zoning district. D.ConditionalusesinaPzoningdistrictshallconsistofalluseswhichrequirethe issuanceofaconditionalusepermitinthezoningdistrictwhichconstitutesthedesignation followingthelettercoding“P.”Forexample,theconditionalusesinaP(CG)zoningdistrictare 1 O RDINANCE N O.11-2073 thesameuseswhichrequireaconditionalusepermitinCGzoningdistrict.Eachconditionaluse inaPzoning districtrequiresa separateconditional use permit. E. ThegeneralcategoryofusesinaPzoneshallbedefinedatthetimeoftheconceptual plan,andshallbeconsistentwiththeadoptedGeneralPlanrelativetothepropertyinthe application.Thedevelopmentstandardsandregulationsofthepermittedandconditionaluses shall beestablishedinconjunctionwiththeapproval oftheconceptualand definitive plans. 19.48.040Zoning or Prezoning. A.Application-TheapplicantforaPzoningdistrictshall,atthetimeoftheapplication, submittotheDirectorofCommunityDevelopmentaconceptualdevelopmentplan,whichwill includeageneraldescriptionoftheproposeduses,theproposedtraffic-circulationsystem,a topographicalmapofthesiteandtheneighboringproperties,alandscapingplan,andanyother informationrequiredbytheDirectorofCommunityDevelopment,thePlanningCommission,or theCityCouncil.TheDirectorofCommunityDevelopmentshallprovidetheapplicantwitha detailedlist ofinformationrequiredforaconceptual development plan. B.ProcessandReviewAuthority – 1.Applicationsforthezoning,prezoningorrezoningofpropertyshallbeprocessedinthe manner prescribedinChapter 19.120 -,AmendmentstotheZoning MapsorZoningRegulations. 2.Uponfinalapprovaloftheapplication,theCityCouncilshallenactanordinancezoning orprezoningthesubjectpropertyorpropertiesasaplanneddevelopmentzone,incorporating within such ordinancetheconceptual planandconditions ofapproval. C.Findings–Nosuchordinancemaybeadoptedunless,inadditiontomakingthefindings requiredbyChapter19.120,AmendmentstotheZoningMapsorZoningRegulations Ordinance,,thefollowingfindingsaremade: 1.Thattheconceptualdevelopmentplanattachedtotheapplicationisconsistentwithboth theGeneralPlanandany underlyingzoningdesignationwhichregulatesthe site; 2.Thattheconceptualdevelopmentplanprovidesforanorganizedandunifiedsystemof landusesandlanduseintensitieswhichwouldbecompatiblewiththesurrounding neighborhood; 3.Thattheconceptualdevelopmentplanforaresidentialuseensuresthattheproposed developmentprovidesadequateactiveandpassiveorientedopenspacewithinthedevelopment tosatisfytheneedsoffutureresidentsand,further,thattheproposeddevelopmentprovides adequatelandscapingthatwillfunctioninamannerwhichwillenhancetheindividual developmentandthecommunityasawhole; 4.Thattheconceptualdevelopmentplanensuresthatthelocationofthesitewithrespectto majorthoroughfaresandusesoutsidethezonewouldnotcreateundueandunreasonabletraffic congestioninthearea; 5.Thattheconceptualdevelopmentplanmakesprovisionsforadequateparking,waste disposaland undergrounding of utilities. D.Modifications-Anymodificationoftheconceptualplanrequiresthesubmissionofa rezoningapplication. 2 O RDINANCE N O.11-2073 19.48.050.PlannedDevelopmentPermit. A.ProcessandReviewAuthority-Priortoanydevelopmentwithinaplanned development zoningdistrict,theapplicantmustobtainaplanneddevelopmentpermitapprovingthe developmentpursuanttotherequirementsofChapter19.124,PlannedDevelopmentPermits, ConditionalUsePermitsandVariances. B.CombinedApplications-Nothinginthischapterisintendedtoprohibitacombined applicationforzoningandplanneddevelopmentpermittobeconsideredatthesamepublic hearing.CombinedapplicationsshallbeprocessedandreviewedasprovidedbySection 19.04.090,CombinedApplicationforLandUseEntitlements. 3 E XHIBIT 2 CHAPTER 19.72:PRIVATERECREATION(FP)ZONE 19.72.040ConditionalUses–UsePermitRequired. Thefollowingusesmaybepermittedinprivaterecreation(FP)zones,subjecttothesecuring ofaconditionalusepermitineachseparatecase.AttheinceptionofarezoningtotheFP classification,suchrezoningshallbeaccompaniedbyasimultaneousrequestforusepermit approval.TheusepermitreviewprocedureshallbeasdescribedinChapter19.124,Planned DevelopmentPermits,ConditionalUsePermitsandVariances. A.OutdoorUsesPermitted byConditionalUsePermitIssuedbythePlanningCommission: 1.Equestriancenterincludingridingacademies, stablesand horserental, 2.Practicerangeforarcheryorfirearms, 3.Golfcoursewith orwithout drivingrange, 4.Swimandracquetclub, 5.Swimming, diving orrelated sportscenter, 6.Picnicareas, 7.Racquet sportscenterfortennis,racquetball, badmintonand similaractivities, 8.Specialtyoutdooractivitycenterencompassingoneormoreofthefollowingorsimilar uses: a.Roller skating, b.Skateboarding, c.Lawn bowling, bocce ball, d.Miniaturegolf, e.Waterslide, 9.Commercialathleticfieldfor one ormore ofthefollowing or similar uses: a.Baseball, softball or battingcagetraining, b.Football, c.Soccer, d.Volleyball, e.Field hockey, f.Basketball, 10.Amusement parkswithorwithoutrides orliveentertainment, 11.Bicyclemotocrosscourse/go-carttrackorsimilarspecialtyraceway,butexcluding facilitiesforracing ofautomobiles ormotorcycles, 12.Airsportsfieldforhanggliding,ultralightaircraftorballooning,butexcludingcommon carrier passengeraircraftservice, 4 O RDINANCE N O.11-2073 13.OtheroutdoorrecreationuseswhicharefoundbytheCityCouncilorPlanning Commissiontobeofsimilarintensityandcharacteristicsofusetothoseenumeratedinthis subdivision; B.IndoorUsesPermittedbyConditionalUsePermitIssuedbythePlanningCommission: 1.Museumsand galleries, 2.Theatersforfilm, stageormusicentertainment, 3. Specialtyindooractivitycenterencompassingoneormoreofthefollowingorsimilar uses: a.Bowling, b.Video games, c.Pool, billiards, d.Martialarts, e.Ice orroller skatingrink, 4.Personalfitnessorsportstrainingcenterwithprimarylocationoffacilitiesandequipment enclosedwithina structure, 5.Dancehall orfacilityfordanceinstruction, 6.OtherindoorrecreationuseswhicharefoundbytheCityCouncilorPlanning Commissiontobeofsimilarintensityandcharacteristicsofusetothoseenumeratedinthis subsection. 5 E XHIBIT 3 CHAPTER19.124:PLANNEDDEVELOPMENTPERMITS,CONDITIONALUSE PERMITSANDVARIANCES Section 19.124.010Authority oftheDirector ofCommunityDevelopment. 19.124.020Applicationfor planneddevelopment permit. 19.124.030Applicationforconditional use permit or variance. 19.124.040ActionbytheDirector. 19.124.050Notice of public hearing. 19.124.060ActionbythePlanningCommission. 19.124.070ActionbytheCityCouncil. 19.124.080Planneddevelopmentpermitandconditionalusepermit–Findingsand conditions. 19.124.090Variance–Findingsandconditions. 19.124.100 Effectivedate. 19.124.110 Expiration,extensionandrevocation. 19.124.120 Expansion of planned development orconditional uses. 19.124.130Changeof use. 19.124.140Concurrentapplications. 19.124.010Authority oftheDirector ofCommunityDevelopment. Subjecttotheprovisionsofthischapterandgeneralpurposeandintentofthistitle,the Director ofCommunityDevelopmentmaygrantthefollowing: A.AnydevelopmentpermitswhichareauthorizedtobeissuedbytheDirectorpursuantto anyprovisionofthistitle.Allotherplanneddevelopmentpermitsandconditionalusepermits shall beissuedbyeitherthePlanningCommission ortheCityCouncil,asprovidedbythistitle; B.Avariancefromthesitedevelopmentregulationsandparkingandloadingregulations (exceptthosehandicappedparkingregulationsmandatedbyStatelaw)applicablewithinany districtestablishedbythistitle; C.Avariancefromthespecialconditionsthatapplytositedevelopmentandparkingand loadingregulations(includingconditionsattachedtoplanneddevelopments)applicablewithin any districtestablishedbythistitle. D.Arequestforreasonableaccommodationmadebyanypersonwithadisability,when thestrictapplicationoftheprovisionswithinresidentialdistricts,actasabarriertofairhousing opportunities, pursuanttoChapter 19.50. 19.124.020ApplicationforPlannedDevelopment Permit A.Anapplicationforaplanneddevelopmentpermit,maybemadebytheownerofrecord, or hisagent, of propertyforwhichthe planneddevelopmentis sought. 6 O RDINANCE N O.11-2073 B.ApplicationshallbemadetotheDirector,onaformprovidedbytheCity,andshall containthefollowing: 1.Adescriptionandmapshowingthelocationofthepropertyforwhichthepermitis sought; 2.Adefinitivedevelopmentplan,consistentwiththeconceptualdevelopmentplanand conditions ofapproval ofthezoning,fortheentire property; 3.Architecturaldrawings ofthe proposeddevelopment; 4. Maps showingthelocations of buildings; 5.Renderings showing buildingheightsand squarefootages; 6. Maps showingthe preciselocation ofroads, streets,alleysandaccess points; 7.Atrafficanalysis;and 8.Aconstructionplan, 9.SuchadditionalinformationastheDirectormaydeempertinentandessentialtothe application. C.ApplicationshallbeaccompaniedbythefeeprescribedbyCityCouncilresolution,no part ofwhich shall bereturnabletotheapplicant. 19.124.030ApplicationforConditionalUsePermit orVariance. InadditiontoallinformationrequiredpursuanttoSection19.124.020,ApplicationforPlanned DevelopmentPermit,thefollowinginformationshall be provided: A.Iftheapplicationisforaconditional usepermit, plansand/ordescriptions ofexistingand proposedusesoftheproperty,anddescribingindetailthenatureoftheuseproposaltobe conducted on the property; B.Iftheapplicationisforavariance,plansand/ordescriptionsofexistingandproposed constructiononthepropertyinvolved,togetherwithastatementofthecircumstanceswhich justifythe variousapplications. 19.124.040ActionbytheDirector. A.UnlessotherwiseprovidedbySection19.04.090,CombinedApplicationforLandUse Entitlements,thefollowingactionsshallbetakenbytheDirectortoprocessanapplicationfora planned developmentpermit,conditional use permit or variance: 1.Uponreceiptofacompleteapplicationforaplanneddevelopmentpermit,conditionaluse permitorvariance,theDirectorshall,withinthirtydaysfromthedatetheapplicationis deemedbytheDirectortobecomplete,setadateforapublichearinguponthematterata regularorspecialmeetingofthePlanningCommission,unlesstheapplicationisdivertedfor administrativeapproval,pursuanttoChapter19.132,AdministrativeApprovalofMinor ChangesinProjects.Thepublichearingshallcommencewithinsixtydaysofthedateitis set.Iftheapplicationisforaplanneddevelopmentpermitforanindividualsingle-storyor two-storysinglefamilyresidencethatdirectlyincorporatesChapter19.28(SingleFamily Residential(R1)Zones)standards,theDirector shalldiverttheapplicationtobe processedas setforthinChapter19.134,ArchitecturalandSiteReview,forapprovalbytheDesign ReviewCommittee. 7 O RDINANCE N O.11-2073 B.TheDirectorshallendeavortoforwardawrittenreporttotheCityCouncilandPlanning Commissionoftheactionhe/shehastakenoneachapplicationforplanneddevelopmentpermit, conditional use permitsand variances. 19.124.050Notice ofPublicHearing. Noticeofanypublic hearingunderthischaptershallbegiveninthesamemannerasprovided inChapter 19.120, AmendmentstotheZoning MapsandZoningRegulations, ofthistitle. 19.124.060Decision afterHearing. A.Atthetimeand place setfor hearing,theDirector,PlanningCommission orCity Council,asthecasemaybe, shall hearevidencefor oragainst suchapplication.Withina reasonabletimeaftertheconclusion ofthe hearing,theDirector,Commission orCouncil shall makefindingsand shallrenderadecision on theapplicationwhichis supportedbytheevidence containedintheapplication or presentedatthe hearing. B.IntheeventthatthedecisionbytheDirector, ortheCommission,isafinal one,then such decisionis subjecttotheappeal procedurescontainedinChapter 19.136, Appeals. 19.124.070.ActionbythePlanningCommission. A.Forplanneddevelopmentpermits,thePlanningCommissionisthefinaldecisionmaking bodyiftheapplicationisfornewdevelopmentoflessthanfivethousandsquarefeetof commercialorlessthantenthousandsquarefeetforindustrialand/orofficeuse,orlessthan eightresidentialunits.Forallotherplanneddevelopmentpermitapplications,thePlanning Commission shallmakearecommendationtotheCityCouncil. B.ForallpermitssubjecttothisChapterexceptthoseregulatedbysubsectionAofthis section19.124.070,thereviewprocessshallbeasspecifiedintheChapterofthiscodethat specifiesthezoningclassificationthatappliestothe propertyin question. C.TheDirectorshallendeavortoforwardawrittenreportdescribingPlanningCommission decisionstotheCityCouncilwithinfivecalendardaysfromthedateofthedecision.Ifa PlanningCommissiondecisionisadvisorytotheCityCouncil,theDirectorshallendeavorto forwardthePlanningCommission’srecommendationsandfindingstotheCityCouncilwithin fifteen daysoftheCommission’s decision. 19.124.070ActionbytheCityCouncil. UponreceiptofarecommendationofthePlanningCommission,theCityCouncilmay approve,modify, or disapprovetherecommendation ofthePlanningCommission. 19.124.080PlannedDevelopmentPermit andConditionalUsePermit–Findings and Conditions. A. Thedecisionmakermaygranta planneddevelopment permit oraconditional use permit onlyifall ofthefollowingfindingsaremade: 1.Theproposeddevelopmentand/oruse,attheproposedlocation,willnotbedetrimental orinjurioustopropertyorimprovementsinthevicinity,andwillnotbedetrimentaltothepublic health, safety,generalwelfare, orconvenience; 2.Theproposeddevelopmentand/orusewillbelocatedandconductedinamannerin 8 O RDINANCE N O.11-2073 accordwiththeCupertinoComprehensiveGeneralPlan,underlyingzoningregulations,andthe purpose ofthistitle. B.Thedecisionmakermayimposewithreasonableconditionsorrestrictionsashedeems necessarytosecurethepurposeofthistitleandtoassureoperationofthedevelopmentand/or useinamannercompatiblewithexistingandpotentialusesonadjoiningpropertiesandinthe general vicinity. C.Permitsareapprovedforatwo-yearperiodoralongerperiodoftimetobedetermined bythedecision-makingbody. 19.124.090Variance–Findings andConditions. A.TheDirectormaygrantavariancefromthesitedevelopmentregulations,theparking andloadingregulationsorthespecialrequirementsofthistitleapplicablewithinanydistrict,if theDirectorfinds: 1.Therearespecialcircumstancesapplicabletotheproperty(includingsize,shape, topography,location orsurroundings)that do notapplygenerallyto propertyinthe same district; 2.Thespecialcircumstancesapplicabletothepropertydeprivethepropertyofprivileges enjoyedby other propertyinthe vicinityand underidenticalzoningclassification. 3.Theissuanceofthevariancewillnotconstituteagrantofspecialprivilegesinconsistent withthelimitationsuponotherpropertiesinthevicinityandzoninginwhichsuchpropertyis situated. 4. Thevarianceisnotbeingissuedforthepurposeofallowingausethatisnototherwise expresslyauthorizedbythezoneregulationgoverningthe parcelofthe property. 5.Thegrantingoftheapplicationwillnotbedetrimentalorinjurioustopropertyor improvementsinthevicinityandwillnotbedetrimentaltothepublichealth,safety,andgeneral welfare, orconvenience,andto securethe purpose ofthetitle. 19.124.100EffectiveDate. Aplanneddevelopmentpermit,conditionaluseorvarianceshalltakeeffecttenworkingdays followingthemailingofthenoticeofdecision,unlessanappealisfiledasprovidedinChapter 19.136,Appeals. 19.124.110Expiration,Extension andRevocation. A.Expiration. 1.Aplanneddevelopmentpermit,conditionalusepermitorvariancewhichhasnotbeen usedwithintwoyearsfollowingitsissuance,shallbecomenullandvoidandofnoeffect,unless ashorterorlongertimeperiodisspecificallyprescribedintheconditionsofsuchpermitor variance.Apermitorvarianceshallbedeemedtobe"used"whenactualsubstantialand continuousactivityhastakenplaceuponthelandsubjecttothepermitorvarianceor,inthe eventoftheerectionofastructureorstructures,whensufficientbuildingactivityhasoccurred andcontinuesto occurina diligentmanner. 2.Notwithstandingsubsection1ofthissection,iftheuseforwhichaconditionaluse permitwasgrantedandutilizedhasceasedorhasbeensuspendedforoneyearormore,said permit becomes nullandvoid. 9 O RDINANCE N O.11-2073 3.Unlessavariancehasexpiredpursuanttosubsection1ofthissection,itshallcontinue toexistforthelifeoftheexistingstructureorsuchstructureasmaybeconstructedpursuantto thevarianceapprovalunlessadifferenttimeperiodisspecifiedinitsissuance.Avariancefrom theparkingandloadingregulationsshallbevalidonlyduringtheperiodofcontinuous operations ofthe useand/or structureforwhichthe variancewasissued. B.Extensions.Thedecisionmakergrantingtheoriginalplanneddevelopmentpermit, conditionalusepermitorvariancemay,withoutpublichearing,extendthetimefortheuseof suchpermitorvarianceforamaximumofoneyearonly,uponapplicationfiledbytheapplicant withtheDirectorpriortoexpiration.Upontimelyfilingofanextensionrequestwiththe Director,thetimeforwhichapermitorvariancemustbeusedshallbeautomaticallyextended untiltherequestis heard bythedecisionmaker. C.Revocation.Inanycasewhere,inthejudgmentoftheDirector,substantialevidence indicatesthattheconditionsofaplanneddevelopmentpermit,conditionalusepermitorvariance havenotbeenimplemented,orwherethepermitorvarianceisbeingconductedinamanner detrimentaltothepublichealth,safety,andwelfare,theDirectorshallsetadateforapublic hearingbeforethedecisionmakergrantingtheoriginalpermitorvariance,andnoticeapublic hearinginaccordancewithSection 19.124.050, Notice ofPublicHearing,ofthiscode. 19.124.120ExpansionorModification ofPlannedDevelopment orConditionalUse Permits. A.Anysignificantexpansioninbuildingsizeonsiteareaofaplanneddevelopmentorany significantincreaseofaconditionaluseshallnecessitatetheissuanceofanewplanned developmentpermitorconditionalusepermitfortheexpansioninaccordwiththeprovisionsof thischapter. B.Anymodificationtoapreviouslyapprovedplanned development permitshallrequirean applicationforamodificationtotheoriginalpermitandshallbeprocessedpursuanttothe requirementsofthisChapter,unlesstheapplicationisdivertedforadministrativeapproval, pursuanttoChapter 19.132,AdministrativeApproval of MinorChangesinProjects. C.Noapplicationsforaplanneddevelopmentpermitorconditionalusepermitshallbe necessaryforexistinguseswhichwerelawfulconformingpermittedusesandwhichwere renderedconditional byreasonofrezoningorchangetothistitle,providedthatanyexpansionin the building site or sitearea of such use shall be subjecttotheissuanceofaplanned development permit orconditional use permitinaccordwiththischapter. 19.124.130Change ofUse. 1. Achangefromaconditionaluseorapermittedusetoanotherpermitteduserequiresa modificationoftheplanneddevelopmentpermit,unlesstheproposedusedoesnotchangethe generalappearanceoftheprojectanddoesnotchangehowthepropertyinteractswith neighboringproperties. 2.Achangefroma permitted use oraconditionally permitted usetoa differentconditional userequirestheissuanceof separateconditionaluse permit. 19.124.140ConcurrentApplications. Notwithstandinganyprovisioninthistitletothecontrary,anyapplicationforaplanned developmentpermit,conditionalusepermitorvariancewhichwouldnormallybeissuedbythe 10 O RDINANCE N O.11-2073 DirectorofCommunityDevelopmentorthePlanningCommissionmay,atthediscretionofthe Director,beprocessedconcurrentlywithapplicationsforGeneralPlanamendments,zoning changes, subdivisionmaps or otherapprovalswhichrequireCityCouncilapproval. 11 E XHIBIT 4 CHAPTER 20.04:SPECIFICPLANS 20.04.040ZoningDistrictApplicableto a SpecificPlan. Allareasgovernedbyaspecificplanshallbezonedasaplanneddevelopment(P)zoning districtunderChapter19.48oftheCity’sOrdinanceCodeandallregulationsgoverninglanduse approvalsinaplanneddevelopmentzoneshallbeapplicabletospecificplans.Aproposalfor specificplanmaybecombinedwithanyapplicationforlanduseentitlementsintheCity’s planned developmentzoning districts. 12