Nevada City Planned Development (PD) Combining District
Nevada City includes a PD planned development combining district to provide design flexibility for integrated developments. Projects are reviewed via a conditional use permit and must demonstrate high standards for open space and historic harmony. Residential density is governed by the base zone, and the PD standards are mandatory for all condominium projects.
Yes, the Nevada City zoning code includes a PD planned development combining district. This designation is intended to provide flexibility in the design of integrated developments that might not be possible under a strict interpretation of standard district regulations [§ 17.68.230].
Purpose and Intent
The PD combining district is designed to encourage well-planned facilities through creative and imaginative planning. Its primary goals include:
- Providing flexibility for integrated development designs.
- Ensuring development remains in context with the general character of the city.
- Offering a variety of housing or land uses that harmonize with Nevada City’s historic character [§ 17.68.230, § 17.68.240].
Application and Designation
The PD designation is a "combining district," meaning it is attached to a base zoning district (e.g., a base zone with "-PD" added to it). While it can be applied to various properties, the code specifically encourages its use during the development of vacant lands [§ 17.68.230].
Additionally, the code mandates that all condominiums and community apartments must comply with the requirements of a residential planned unit development as set forth in the PD combining district [§ 17.104.020].
Development Standards
Developments within a PD district are typically reviewed under the conditional use permit process [§ 17.68.230]. Key standards include:
Density and Lot Size
- Residential Density: Density standards of the underlying base zone district apply to residential uses within a PD area [§ 17.68.250].
- Density Control: When used in conjunction with a Minimum Lot Area combining district, that specific designation establishes the allowed density for the development [§ 17.68.370].
Performance Requirements
To justify exceptions to normal regulations, a proposed PD project must demonstrate high overall performance standards in the following areas:
- Open Space: Preservation of existing trees and vegetation, and the addition of landscaping.
- Circulation and Parking: Efficient internal circulation and adequate off-street parking.
- Unity: The project must be harmonious, integrated, and consistent with the city’s historic character [§ 17.68.240].
Permitted Uses
- Base Uses: Land uses are generally governed by the base zoning district [§ 17.68.370].
- Accessory Uses: Uses solely for the convenience of the development's occupants may be permitted [§ 17.68.260].