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HomeMy WebLinkAboutOrd 490-1963 ORDINANCE NO. %90 AN ORDINANCE AMENDING ORDINANCE NO. 353 AS AMENDED ENTITLED "ZONING(I~/)INANCE OF THE CITY OF SOUTH SAN FRANCISCO" BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO THAT ORDINANCE NO.353 AS AMENDED ENTITLED "ZONING ORDINANCE OF THE CITY OF SOUTH SAN FRANCISCO" IS HEREBY AMENDED AS HEREINAFTER SET FORTH: SECTION I. SECTION 4.2 IS HEREBY AMENDED TO READ: Section 4.9. Planned Community District or P-C District. 4.21. Purpose. The purposes of the Planned Community District are to: (a) Establish appropriate zoning regulations for large tracts of land which are under unified ownership or develop- ment control, to permit the long term development of such tracts with a variety of uses of land while insuring that: 1. The development will be consistent with the adopted general plan of the City. 2. The tract will be planned and development exe- cuted in a manner to provide an environment of stable quality and desirable character within the tra¢~. 3. The development when completed will be compatible with present and probable future uses in the surrounding area as a whole. (b) Provide reasonable assurance to the developer that planned unit development plans prepared in accordance with an approved general development plan and the terms and conditions of the Ordinance establishing the P-C zone will be acceptable to the City. (c) Provide for a zoning and general plan for develop- ment of large tracts of land, which will serve as a guide for preparation and filing of planned unit plans required by this Ordinance. 4.22. General Procedure. (a) Application. An application for P-C zoning consist- ing of a verified petition, a general development plan and general development schedule in form and content as herein- after set forth shall be filed with the Planning Commission. (See Section 4.24) (b). Hearing and Recommendation. The Planning Commission upon receipt of the documents set forth in Subsection (a) shall hold hearings, make a report of findings and determin- ations and recommendations as hereinafter set forth and sub- mit same to the City Council as prescribed by Section 6.63 of the Zoning Ordinance. (c) City Council Hearings and Actions. The City Council shall follow the procedure set forth in Section 6.64 of the Zoning Ordinance as amended upon receipt of the report and recommendations from the Planning Commission. (d) Plans for Planned Units may be submitted concurrently with the application for P-C zoning but no action on any planned unit shall be final until the P-C district zon- ing has been established by Ordinance. 4.23. General Conditions andReKulations. The regulations set forth in this section shall apply in all P-C districts and shall be subject to the provisions of Section 5 of this Ordinance, ex- cept that where a conflict in regulations occurs, the regulation specified in this section shall apply. (a) Establishment of P-C Districts. Residential P-C Dist~icts may be established on parcels of land which con- tain sixty or more acres and which are suitable to permit the development of a complete neighborhood or community or a major section thereof having a range of dwelling types to- gether with necessary local shopping facilities and off- street parking, parks, playgrounds, schools and other com- munity facilities; and other uses consistent with the adopted general plan of the city. Commercial-Industrial P-C Districts may be established on parcels of land which con- tain sixty or more acres of land and which are suitable to the development of a complete Commercial-Industrial Com- munity of major section thereof having a range of uses con- sistent with the adopted general plan of the city. (b) Area Characteristics. The area included within a P-C District shall be: 1. Bounded by major thoroughfares or other physical features or by political boundaries or a combination thereof, 3. or 2. Comprise a unit which because of size, shape and physical characteristics requires development in accord- ance with a comprehensive plan. 3. Shall be free from features forming barriers to community or neighborhood cohesiveness. (c) Acreage Requirements. A P-C District shall include sixty or more acres of contiguous land. (d) Ownership and Control. At the time of application the tract or parcel of land involved must be either in one ownership or the subject of an application filed jointly by the owners of all the property included (the holder of a written option to purchase land and a redeveloper under con- tract with the redevelopment agency to acquire land by pur- chase or lease shall for purposes of such application be deemed to be an owner of such land) or be the subject of an application filed by any governmental agency including the redevelopment agency of the city. Subsequent to the establishment of a P-C District, disposal of any lands, property or estates in such District shall be in such units and manner as prescribed in the approved general develop- ment plan, the conditions and requirements attached thereto, the terms of the Ordinance establishing the P-C zone, and shall be subject to the procedures and requirements of the Subdivision Ordinance of the city. (e) Effect of Establishing a P-C District. A Planned Community classification establishes the general nature, design and character of development permitted in the District, and provides for development of the district only through planned units as set forth in the Zoning Ordinance, which units more particularly establish the nature, design and character of the development. (f) Uses Permitted, General. When in conformity with the adopted General Plan of the city, subject to author- ization by the terms of the Ordinance establishing the P-C District, the following uses are permitted upon ob- taining a Use Permit: 1. Residential planned unit 2. Commercial planned unit development 3. Crop and tree farming, truck gardening, flori- culture and grazing pending the development of the lands for the purposes set forth in the general development plan. 4. Excavation and grading and removal of excavated materials from the site in conjunction with the execution of an approved general development plan. Said Use Permit shall contain provisions substantially in accord with the City's Grading Ordinance· (g) Schedule of Basic Population Density and BuildinK CoveraRe ReRulations. The following table sets forth the basic population density, and building coverage regul- ations for P-C Districts located within neighborhoods of the density categories recommended by the General Plan: Neighborhood Mmximum Building Density Category Population Coverage Density Limit Low Density 20 35% Medium Density 25 35% High Density 30 40% The Planning Commission may recommend and the Council may authorize higher densities than those set forth above when it is demonstrated that,in the specific case, with the added development proposed in the P-C District, the popul- ation density in the entire developed proportion of the neighborhood unit in which the P-C District is located will not exceed the gross density recommended for the neighbor- hood unit by the General Plan. (h) Required Distances Between Buildings in DwellinK Groups. Except as hereinafter provided~ distances between opposing walls of buildings in dwelling groups shall be not less than those set forth below: Neighborhood Walls with Walls with Other Walls Walls Density ~iving Room Bedroom With Without Category Windows Windows Windows Windows Low 40 24 10 6 Medium 36 18 10 6 High 36 18 10 6 Where opposing walls differ in regard to type of window openings, the largest required distance shall govern, except where the wall opposite is without windows~ the distance may be reduced to the average of the distances required for the types of wall conditions involved. The required distances between buildings as set forth above shall be increased one foot (1') for each four feet (4') the building exceed thirty feet (30') in height. Where buildings are unequal in height, the average height shall be used. (i) Yards. Along all P-C District boundaries, yards shall be provided which are not less in dimension than required for the abutting property in the adjoining districts. 4.24. Application: The application for establishment of a P-C District shall be made by all the owners as set forth in Section 4.22 (a) and shall be accompanied by the filing fee required by Section 6.6. (a) Petition. The petition shall set forth the following: 1. Names, addresses and extent of interest owned in the parcel proposed for P-C District zoning 2. A legal description of the parcel and a statement of the number of acres contained therein 3. A Title Report verifying the description and vestees 4. Title and other data identifying the general develop- ment and general development schedule 5. A description of the method whereby the landscaped areas adjacent to building sites and landscaped open areas are to be established and maintained 7. 6. A declaration as to whether the parcel is to remain under the same ownership and control or to be divided into smaller units during or after development and the manner and method of said division. 7. A copy of any proposed deed restrictions and covenants proposed to be recorded. 8. A copy of any association, articles of incorporation and by-laws and, should there be none, then a statement of the proposed contents. (b) General Development Plan. The General Development Plan shall include: 1. Topography and Grading Plan. A map showing by contour lines the existing topographic character of the land and the con- tours to which it will be graded. The contour intervals and amount of detail shown shall, in the opinion of the City Engineer, be adequate to provide a basis for determining general physical feasibility of the proposed development. The Planning Commission may require a soils and grading analysis by a competent soils en- gineer. 2. Site or Plot Plan. The site or plot plan shall be clear- ly and legibly drawn on a map not less than 18" x 26" in size and to a scale of not less than one inch equals one hundred feet (1" ' 100'), except that should the area exceed 200 acres, then the scale may be (1" Z 200'), and shall show: (a) The district name (b) Date of preparation (c) North Point (d) Scale (e) Names, addresses and telephone numbers of record owner and developer (f) Name and address of the person who prepared the map and the registration or license (g) District boundaries and acreage to the near- est one-tenth (1/10) per cent (h) Locations, names and present widths of adjacent streets . (i) Location of proposed streets and highways as shown on any precise plan or as Official Plan Lines (j) The approximate locations and widths of the streets and ways to be constructed in the proposed district (k) The location of existing and approximate location of proposed sewers, storm drains, fire hydrants, gas, water, power and telephone lines and other public utilities and the approximate widths and locations of all easements re- quired for same and any other existing easements (1) Approximate location and dimension of all lots. (m) A blank space of eighty (80) square inches in area, of suitable shape for certificates, conditions and approvals, etc. (n) The outlines of groves of trees and the approx- imate location of all other individual trees with a trunk diameter of eight (8~) inches or greater standing within the boundaries of the district (o) Landscaped and open areas which constitute part of a lot, or are adjacent to the lot, or are reserved as open green areas for the benefit of the district or section (p) Number of spaces and approximate location, dimensions and area of off-street parking (q) Public areas proposed, if any 3. Elevations and Prospective Drawings: Typical elevations of all proposed structures shall be submitted. Such drawings need not be the result of final architectural decisions and need not be in detail. The purpose of such drawings is to indicate within stated limits the height of proposed buildings and the general appearance of the proposed structures in order to deter- mine whether the entire development or section will have archi- tectural unity and be in harmony with surrounding developments. 4. General Development Statement: The General Development Statement shall contain: (a) The area of each unit of the district,~ and the percentage to be reserved as open green or landscaped areas (b) The land area proposed for private uses by type of use for the entire district and each unit (c) The land area and number of sites proposed for public uses of each type (d) The standards of usable private open space, building coverage, and population density proposed for each unit of the development (e) The number of dwelling units proposed by type of dwelling 10. (f) The total population anticipated in the entire district and in each unit (g) The amount and type of private recreation facil- ities proposed to be provided in conjunction with the de- velopment or any part thereof (h) The amount of floor area proposed in commercial buildings with a description of the general nature of uses proposed and the probable trade or service area for the commercial uses (i) The percentage of each lot to be occupied by a structure and percentage to be open and/or landscaped (j) The general character of public improvements and utilities proposed to be constructed and installed, time in which they are proposed to be completed and the methods of financing and dedicating said improvements (k) The method, source and adequacy of services or utilities to provide water, gas, electric power, telephone, sewage, drainage and fire protection to the area (c) General Development Schedule. The General Development Schedule shall indicate to the best of applicant's knowledge the approximate date on which construction of the project can be expected to begin, the anticipated rate of development and completion date. The De- velopment Schedule, if approved by the City Council, shall become part of the Development Plan and shall be adhered to by the applicant and his successors in interest. 11. 4.25. Public HearinKs; FindinKs Required; PlanninK Commission Action. (a) Public Hearings: The Planning Commission shall notice and hold public hearings as required by Section 6.6 of the Zoning Ordinance. Prior to noticing the public hearing, the Planning Officer shall transmit copies of the application to the depart- ment heads and other agencies deemed necessary for report and re- commendation. The department heads upon receiving the applic- ation shall make a report and recommendation to the Planning Officer within ten days after receipt thereof. (b) Findings Required: The Planning Commission may approve the Plan and Schedule and recommend same to the City Council upon finding and determining that: 1. The Application, General Development Plan and General Development Schedule in form and content comply with Section 4.2 et. seq. 2. The density proposed for the district conforms to the density prescribed by the adopted General Plan of the City. 3. An enforceable adequate program for construction and installation, and method of maintaining landscaped open areas has been proposed 4. Adequate public improvements and utilities are pro- posed and they are to the standards of the City 5. The sites proposed for public facilities, such as schools, playgrounds and parks, are adequate to serve the anti- cipated population and are acceptable to the public authorities having jurisdiction thereof 12. 6. The streets and thoroughfares proposed are suitably located and adequate to carry the anticipated traffic thereon 7. Any proposed commercial development is needed at the proposed location to provide adequate commercial facilities of the type pro- posed 8. The development will not generate traffic which will be in excess of the capacity of streets in adjacent areas, or place an over- load on other public improvements and facilities 9, The proposed development will constitute an environment of sustained desirability and stability and will be in harmony with the character of the surrounding area 10. The proponents of the Planned Community Development intend and are capable of submitting specific unit development plans for the first unit of development within one year after establishment of the Planned Community District and of completing construction of said unit within two years after approval thereof 11. Construction of the public and private improvements in the whole district will be completed within five years after establishment of the Planned Community District except that the Planning Commission may consider the nature and size of the district as a basis for pro- viding time for completion up to ten years. 12. The uses and development proposed conform with the adopted General Plan of the City 13. Height, space between structures and open areas are within the limits of the following schedule: (a) As set forth in Section 4.23 (f) (b) As set forth in Section 4.23 (g) 13. 14. Adequate off-street parking has been provided of not not less than one and one-half spaces per dwelling unit except that the Planning Commission may in its discretion increase this require- ment to two parking spaces per dwelling unit and in either instance further require that one space be a garage and the additional space or part thereof be in an open parking area. 15. Whether a subdivision plat and proceeding should be re- quired pursuant to the Government Code and City's Subdivision Ordin- ance (c) Planning Commission Action: The Planning Commission may make the recommendations provided in Subsection (b) above upon making the required findings. If the Commission is unable to make the findings set forth above, it shall recommend disapproval. (d) Council Action: The Council upon receipt of the Planning Com- mission recommendations shall notice and hold public hearings as re- quired by Section 6.6 of the Zoning Ordinance. The Council may after hearings as required rezone the area P-C as proposed or modi- fy or disapprove the proposed rezoning. Should the Council approve the proposal, an ordinance shall be passed adopting the map approved by the Council as an amendment to the City's zoning map for said area and shall include in said ordinance the regulations for said district. 4.26. Modification or Amendment: The P-C District General Development Plan may be modified or the District may be amended. (a) Modification: The Planning Commission may issue a Consent to Modification of the General Development Plan, provided the modific- ation does not materially change the nature, character and design of the P-C District. The Consent to Modification shall 14. consist of a description of the modification and a plat or map illustrating the modification, and shall be dated and signed by the chairman of the Planning Commission and Planning Officer. A copy of the Consent shall be filed in Central Re- cords and the Clerk shall endorse on the original General Plan a reference to said Consent. (b) The P-C District may be amended in the manner provided for in Section 6.6 of the Zoning Ordinance; except that the application for amendment shall be accompanied by an amending application showing the specific changes sought in the applic- ation or part thereof and no amendment shall be approved unless the Planning Commission makes findings there~n as required under Section 4.2~ (a) for the original application. 4.27. Administration. The Planning Officer shall compare the actual development accomplished in the various P-C Districts or units of said Districts with the approved development schedules and shall report findings monthly to the Planning Commission. If in the opinion of the Planning Commission the owner or owners of property in any P-C District are failing or have failed to meet the approved schedule, the Commission may initiate proceedings to remove the P-C District from the Zoning Map. Upon the recommendation of the Planning Commission and for good cause shown by the property owner, the City Council may extend the limits imposed by the development schedule. II. SECTION 5 IS HEREBY AMENDED BY ADDING THERETO 5.7 THROUGH 5.77 AS HERE- IN SET FORTH. 15. 5.7. Purpose. Planned Unit Developments are permitted in order to allow diversification in use and in the relationships of various buildings, structures and open spaces in planned building groups and variations in the allowable heights of buildings and struc- tures, while insuring substantial compliance with the District Regulations and other provisions of this ordinance, in order that the intent of this ordinance in requiring adequate standards related to the public health, safety and general welfare may be observed without unduly inhibiting developers attempting to secure the advantages of modern large-scale site planning for residential, commercial or industrial purposes. Where use is made of the Planned Unit Development process, as provided in this section, a Zoning Permit shall not be issued for such development or part thereof until the said development has been approved as herein provided. 5.71. Procedures. The following procedures shall apply to the estab- lishment of a Planned Unit Development in any Zoning District wherein it is a permitted use except that in a P-C District the terms of the ordinance establishing the District may set forth the requirements for permitting a Planned Unit Development in said P-C District, the regulations for which shall be substan- tially the same as the regulation set forth in the Planned Unit Development sections of the Zoning Ordinance. (a) Application: An application consisting of a verified petition of all the owners, a site' plan and architectural plans shall be filed with the Planning Commission. The form and con- tent of the petition and site plan are hereinafter set forth. 16. 1. Petition: The petition shall set forth the following: a. Names~ addresses and extent of interest owned in the parcel proposed for P.U. District zoning or permit b. A legal description of the parcel and a state- ment of the number of acres contained therein c. A Title Report verifying the description and vestees d. Title and other data identifying the general development and general development schedule e. The method whereby the landscaped areas adjacent to building sites and landscaped open areas are to be established and maintained f. A declaration as to whether the parcel is to remain under the same ownership and control or to be divided into smaller units during or after development and the manner and method of said division g. A copy of any proposed deed restrictions and cove- nants proposed to be recorded h. A copy of any association, articles of incorp- oration and by-laws and, should there be none, then a statement of the proposed contents 2. Site Plan: The site plan shall be clearly and legibly drawn on a map not less than 18" x 26" in size and to a scale of not less than one inch equals one hundred feet (1" . 100') and shall show: 17. a. The title of Planned Unit; date of preparation; north point; scale; names and addresses and telephone numbers of re- cord owners and developers; name, address and registration or license number of person who prepared the map; and a blank space of eighty (80) square inches in area, of suitable shape for cer- tification conditions and approval. b. Unit boundaries and acreage to the nearest one-tenth (i/lOth) per cent; lot lines and dimensions of all lots and area of each lot given to the nearest two (2) per cent of area; and landscaped and open areas which constitute part of a lot, or are adjacent to the lot or are reserved as open green areas for the benefit of the unit or district of which it is a part. c. Location, namem and widths of adjacent streets; proposed streets and highways as shown on any precise plan or as official plan lines; existing and proposed streets, ways sewers, storm drains, fire hydrants, gas, water, power and telephone, and other public utilities for the unit. d. The outlines of groves of trees and the location of all other individual trees with a trunk diameter of eight (8") inches or greater standing within the boundaries of the unit. e. Location, size, present use and proposed use of exist- ing and proposed buildings and structures, yards and open spaces, walls mhd fences. Height and materials shall be shown for build- 18. ings, structures, walls and fences. f. Location, dimensions of and number of spaces in existing and proposed off-street parking areas. g. Internal circulation for pedestrians and ve- hicles. h. Location of points of ingress and egress to public streets. i. Location, dimenaions and number of spaces for loading and the internal circulation for loading oper- ations. j. Location, size, height, type of materials and lighting of existing and proposed signs. k. Location and nature of street and area light- ing including types of hooding devices. 1. Plans showing existing grades and proposed finished grades and system of drainage. m. Street dedications proposed. 3. Architectural drawings and sketches indicating building floor plans and the exterior elevations of the building or structures proposed. 4. Other data necessary for the Commission and Council to make their required findings. 5. Subdivision Requirements: Should a subdivision of the unit be proposed or undertaken, the map and other regulations of the sub- division ordinance shall apply. 19. 5.72. General Requirements and Exceptions. (a) Planned Unit Developments in all districts shall comply with the following requirements: 1. The parcel on which the development is to be located shall be in one ownership or under unified control and include an area of at least four (4) acres except that an area may be less than four acres if it is bounded on all sides by streets, public open spaces, boundary lines of less restricted zoning districts, or natural features which tend to separate the par- cel from adjoiniqg land. 2. The proposed development shall be in conformity with the adopted General Plan of the City and shall conform with any applicable precise plans adopted in conformance therewith for the purpose of effectuating the General Plan. 3. The proposed development shall be designed to produce an e~vironment of stable and desirable character in harmony with the character of the surrounding area. 4. The spacing between main buildings shall be at least equivalent to the spacing which would be required between build- ings similarly developed under the terms of this ordinance on separate parcels, due consideration being given to building height and to the openness normally afforded by intervening streets and alleys. 20. 5. The development shall not produce a volume of traffic in excess of the capacity for which the access streets are designed. Vehicular entrances and exits shall be carefully located and designated to minimize hazards. The Plan shall provide for safe, convenient internal circulation, pedestrian and vehicular. (b) A Planned Unit Development in a P-C District shall conform to the terms of the ordinance establishing the P-C District and, where not in conflict therewith, to the General Development Plan and General Development Schedule for the respective P-C District. (c) A Planned Unit Development in any other district shall con- form to all requirements of the Zoning Ordinance for such district, except as otherwise specifically permitted by this section. Planned Unit Developments in districts other than P-C Districts shall in addition to other requirements comply with the following: 1. Any buildings exceeding in height the limit nor- mally permitted in the district shall be so l~¢ated on the parcel so as to obviate the casting of unbroken shadows on adjoining parcels. 2. Yards which are not less in dimension than other- wise required in the district in which situated shall be provided along the parcel lines bounding each Planned Unit Development. 21. 5.73. Residential Planned Unit Development: Definition, Requirements and Exceptions: (a) A Residential Planned Unit Development is a development planned and executed as a unit and consisting of a single family, two-family or multiple dwellings or any appropriate combination thereof, together with related uses serving only the individual Planned Unit Development. (b) In districts other than ~-C Districts the total parcel area shall be not less than ninety per cent (90%) of that normally required in the district in which located for the same number of dwelling units of equivalent sizes. (c) The development shall include the provision for recreation areas adequate to meet the needs of the anticipated popul- ation of the development, or such areas as may be specified in the Master Plan or in the approved General Development Plan and General Development Schedule for any P-C District. (d) The development may include commercial and?professional uses as an integral part of a residential development; but such uses shall be planned and gauged primarily for the services and convenience of residents and people working within, although not residents of, the Planned Unit Develop- ment, and shall be authorized only to the extent that such uses are not available to the residents in reasonable proximity thereto. (e) Adequate off-street parking shall be provided of not less than one and one-half (1½) spaces per dwelling unit, ex- cept that the Planning Commission may in its discretion increase this requirement to two parking spaces per dwell- 22. lng unit and in either instance further require that one space be a garage and the additional space or part thereof be an open parking area. 5.74. Commercial-Industrial Planned Unit Development: Definition, Re- quirements and Exceptions. (a) A Commercial-Industrial Planned Unit Development is a development planned and executed as a unit and consisting of commercial or industrial uses or any appropriate com- bination thereof together with related uses. (b) The development shall make adequate provision for delivery and shipment of materials by truck or rail; standing space for service vehicles; parking for visitors, clients, customers and employees. In no case shall a lesser number of parking or loading spaces be provided than required by Section 4.1 for similar uses, and the Planning Commission may increase said requirements by fifty (50%) per cent. (c) Noise, dust, odor, smoke and vibration shall be limited or controlled so as not to be detrimental to uses within the development or adjoining properties. (d) Storage and handling of explosive or otherwise potentially dangerous materials shall be limited to the extent necessary to protect the public safety. 5.75. Amendment or Modification: A Planned Unit Development Plan and any requirements imposed as a condition of granting a Use Permit therefor may be amended or modified on application by the de- veloper, or through proceedings initiated by the Planning Commission or City Council. 23. The Procedure for amendment or modification shall be the same as required for the original application. 5.76 Expiration of Use Permit and Extension of Time: Unless an extension of time is granted by the City Council, a Use Permit for a Planned Unit Development shall expire one year after it is issued, if development pursuant to it has not commenced. 5.77 BuildinR Plans and Permits, Reveiw by PlanninR Officer and Issuance of Endorsement: Prior to issuance of the Building Permit to applicant, the Building Inspector shall submit to the Planning Officer two sets of the plans and the permit he proposes to issue. The Planning Officer shall review the proposed permit and plans and determine whether they conform to the approved planned unit development plans. If they conform, the Planning Officer shall endorse approval on both cppies of the permit and plans, returnisg one set to the BuildirgInspector and retaining one set for the Planning Commission files. There shall be no changes made in the plans as approved by the Planning Officer unless they are submitted to the Planning Officer as hereinabove stated. (a) Verification of Construction: The Planning Officer and Building Inspector shall during the course of construction determine whether the construction is proceeding in accordance with the approved planned unit plan~, and should construction not be proceeding in accordance therewith, they shall exercise their powers to cause said construction to stop. -24- (b) Report reRardinK General Development Schedule: The Planning Officer shall file a monthly report with the City Council, Planning Commission and City Manager as to whether the construction in the Planned Unit Development is proceeding according to the approved schedule. III. SECTION 6.23 (a) IS HEREBY AMENDED TO READ. 6.23 Action by Commission (a) In order for it to recommend the granting of any use permit the findings of the Planning Commission shall be to the effect that the establishment, maintenance, operation or the use of the building for which a permit is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood of such proposed use, and will not be detri- mental or injurious to property and improvements in the neighborhood or the general welfare of the city. Where a use permit is requested for a Planned Unit Development findings shall also be made on the matters required to be set forth in the Application; on the Planned Unit Develop- ment's conformity to the relevant provisions of sections 5.72, 5.73 and 5.74, and as set forth below in order for the Planning Commission to nmke an affirmative recommenda- tion. 1. In case of residential development in districts other than P-C Districts that the total parcel area is not less than ninety per cent (90%) of that normally re- -25- quired in the District in which located for the same number of dwelling units of equivalent sizes. 2. That yards are provided along the parcel lines bounding such Planned Unit Development not less in dimemsion than otherwise required in the District in which situated. 3. That the spacing between main buildings is at leasg equivalent to the spacing which would be required be- tween buildings similarly developed under the terms of this Ordinance on separate parcels, due considera- tion being given to building height and to the openness normally afforded by intervening streets and alleys. 4. Buildings exceeding in height the limit normally per- mitted in the District, are so located on the parcel as to obviate the casting of unbroken shadows on ad- joining parcels. 5. That the proposed development is designed to produce an environment of stable and desirable character. 6. That the proposed development includes provision for recreation areas to meet the anticipated needs of the population or such areas as may be specified in the Master Plan or in the approved General Development Plan and Schedule for the P C District. 7. That %n enforceable adequate, method and program for construction, installation and maintenance of land- scaped open areas has been developed and presented. 8. That for any development in a P-C District the Planned Unit Development conforms to the terms of the ordinance establishing the district and where not in conflict -26- Therewith the provisions of the General Development Plan and Schedule for the District. IV. SECTIONS 3.22; 3.32; 3.43; 3.52; 3.62; 3.72 and 3.82 ARE HEREBY AMENDED BY ADDING THERETO THE FOLLOWING SUB-SECTIONS: 3.22 (g) Residential Planned Unit Development 3.32 (h) Residential Planned Unit Development 3.43 (e) Commercial Planned unit Development 3.52 (d) Commercial - Industrial Planned Unit Development 3.62 (e) Commercial - Industrial Planned Unit Development 3.72 (d) Commercial - Industrial Planned Unit Development 3.82 (d) Commercial - Industrial Planned Unit Development V. PUBLICATION AND EFFECTIVE DATE. The City Clerk of the City of South San Francisco shall certify to the passage of this Ordinance and cause same to be published in the Enterprise-Journal, a newspaper of general circulation published and circulated in said City, as required by law within fifteen days after its passage, and the Ordinance shall then take effect and be in force thirty days from and after its adoption. Introduced this 8~h day of April , 1963 . Passed and adopted as an Ordinance of the City of South San Francisco at a r~gular meeting of the City Council of the 27. City of South San Francisco this l~h day of April , 19 63 , by the following vote: AYES, COUNCILMEN Pa~ie~ E. NOES, " NO~ · City Clerk As Mayor of the City of South San Francisco, I do hereby ap- prove the foregoing Ordinance this l~th day of April , 19 63. Mayor 28.