The RRMP District is intended to implement the General Plan's stated vision for the development of the Roddy Ranch Focus Area. The RRMP District shall encourage the use of flexible development standards designed to ensure the development of the district as a master planned community. The RRMP District shall be defined principally by large-lot estate residential development, in a resort style setting, clustered within natural and recreational open spaces and focused on the existing Roddy Ranch Golf Course. The general development standards applicable to the RRMP District are defined below. Specific development standards designed for the RRMP shall be implemented pursuant to a discretionary non-legislative final development plan prepared according the regulatory zoning parameters described in this article. Unlike the Planned Development Districts contemplated by Article 23 or the Hillside Planned Development Districts contemplated by Article 24, the RRMP District zoning designation is not an overlay district and is depicted on the city's zoning map.

(Measure K Initiative, adopted 11-8-05)

   The following uses are permitted within the RRMP District:

   (A)   Residential development is permitted within the RRMP District, provided it does not exceed a maximum of 700 dwelling units generally located lands not committed to open space nor having significant steep slopes or other significant environmental constraints. Of these 700 units, all or substantially all shall be estate residential; any balance shall be multi-family attached residential project types, as defined in the General Plan, in a resort style setting. Residential neighborhoods within the RRMP District are encouraged to be designed to provide high quality housing, including large-lot estate housing that provides "move up" opportunities for local residents. Residential development is encouraged to incorporate residential village themes, providing identifiable neighborhood areas within the planned community. The identity of individual neighborhoods should be reinforced with differing architectural styles and locations within the community.

   (B)   Commercial uses are permitted within the RRMP District provided they primarily serve local neighborhood needs (e.g., grocery, drug store, and personal services) and are limited to that which can be supported by residential and recreational uses within the district (e.g., 10 to 20 acres, approximately 100,000 to 225,000 square feet of gross leasable area). Visitor-serving commercial uses (e.g., hotel and restaurants) oriented toward the district's existing golf course are also permitted within the RRMP District. The hotel may include a maximum of 250 rooms with ancillary retail, conference, restaurant, and recreational uses. Visitor-serving commercial uses may occupy a total of 20 acres at a maximum building intensity of 0.50 floor area ratio.

   (C)   Uses otherwise permitted in the city may be included in the RRMP District, provided such uses are shown on the approved final development plan for the district and are in accordance with the General Plan.

(Measure K Initiative, adopted 11-8-05)

   (A)   A proposed final development plan for the RRMP District shall be submitted to city staff for review and recommendation by the Planning Commission and approval by the City Council. The Community Development Department shall, from time to time, issue reasonable application content requirements with which the proposed final development plan application must comply. The final development plan shall be subject to the Residential Development Allocation Program set forth in Article 40. Following a public hearing, the Planning Commission shall make a recommendation to the City Council based on substantial consistency with the General Plan and this article and a review of the environmental impacts of the plan, the appropriateness and interrelationship of the proposed uses, any effects on traffic circulation due to development of the plan, the quality of the suggested site plan design and other details of the proposed development plan. In considering the final development plan at its public hearing, the Commission shall also determine its appropriateness based on its ability to meet the purpose of this article. A favorable recommendation must include the findings listed in this article for the RRMP final development plan and any proposed conditions. In addition, the Design Review Board must review the design features of the proposal (e.g., architecture, landscaping, signage) and any conditions of approval imposed by the Design Review Board shall be included in the recommendation to the Council. At its public hearing, the Council may decide to approve, conditionally approve, or deny the final development plan or return the matter to the Planning Commission or the Design Review Board, as appropriate, for further evaluation.

   (B)   (1)   A use permit shall be required prior to the construction of any phase of the approved final development plan for the RRMP District. It is the intent of the use permit to further clarify the details of the development phase being considered and to ensure that each component complies with the established provisions of the final development plan, including any conditions of approval attached to the final development plan. The use permit is not intended to obtain further exactions of the developer but it is to refine the final development plan and implement the conditions of approval attached to the final development plan. Use permit approval shall be required prior to final map recordation for all projects within the RRMP District.

      (2)   A use permit may be granted by the Zoning Administrator or the Planning Commission, provided that the proposed development phase is in substantial conformance with the approved final development plan and the conditions thereof.

(Measure K Initiative, adopted 11-8-05)

   In situations where a subdivision of land (e.g., a tentative map) is undertaken in conjunction with the approval of the final development plan, such subdivision and approval may be processed concurrently.

(Measure K Initiative, adopted 11-8-05)

   Prior to recommending the final development plan to the City Council, and prior to the City Council's approval of the final development plan, the following findings shall be made, based on substantial evidence in the entire administrative record:

   (A)   The final development plan is substantially consistent with the requirements of the General Plan of the city.

   (B)   The final development plan is substantially consistent with the requirements of this article.

   (C)   The residential portions of the final development plan are substantially consistent with the following development guidelines:

      (1)   Single-family units (estate residential):

 

 

 

 

      (2)   Attached units (multi-family attached):

 

   (D)   The commercial portions of the final development plan are substantially consistent with the height and area regulations for the C-3 Service Commercial District zoning designation, as set forth in Chapter 5, Article 6, § 9-5.601 of the City's Municipal Code.

(Measure K Initiative, adopted 11-8-05)

   The RRMP District's final development plan shall expire five years after the date of its approval, unless there has been activity within the RRMP District (e.g., a use permit has been approved or a building permit issued for any development phase contemplated by the final development plan), an extension has been granted, or as otherwise provided by a development agreement.

(Measure K Initiative, adopted 11-8-05)

   A final development plan approval may be extended by the Zoning Administrator for a two-year period without notice or public hearings, if the required findings remain valid.

(Measure K Initiative, adopted 11-8-05)

   A request for modifications to the final development or any conditions of approval thereof shall be treated as a new application, unless the Zoning Administrator finds that the changes proposed are minor in the context of the overall final development plan and are consistent with the intent of the original approval.

(Measure K Initiative, adopted 11-8-05)