The purpose of this district is to establish a needed level of preplanning for the development or redevelopment of land and to encourage innovative design solutions while retaining positive land use relationships and compatibility of uses. Specifically, this chapter seeks to facilitate the variation of standards of the Zoning Code under proper planning, to achieve, where appropriate, unique and innovative community design whenever it can be demonstrated that such variation will result in an environment superior to that possible under the normal application of standards.

(Ord. No. 2020-1059, § 1, 3-23-2020)

The following general provisions shall apply to all P-C zones:

A.

A P-C zone may be established only on a parcel or parcels of at least one acre.

B.

P-C zones shall comply with the general plan.

C.

Development of a P-C zone may proceed by phases. Such phases shall be reasonable and logical in size, shape, and function, and in relationship to other development units within the Zone.

D.

All land in a proposed P-C zone shall be held in one ownership, under unified control, or have the written consent or agreement of all owners of property proposed for inclusion in the development.

E.

Fortunetelling and related activities as defined in chapter 5.12 of this Code shall not be permitted in any P-C zone.

F.

The City may initiate a P-C zone where, in the opinion of the City, the establishment of such Zone is in the best interest of the City.

G.

The Director of Community Development may authorize the review of the master plan and development plan simultaneously.

H.

Adult businesses as defined in chapter 5.15 of this Code shall be permitted in any P-C zone, where M-1 or M-2 uses are approved or contemplated by the general plan.

I.

Aviaries shall be permitted in any P-C zone, subject to the provisions of section 18.28.050.

J.

Accessory dwelling units and junior accessory dwelling units shall be permitted in any P-C zone, subject to the provisions of section 18.28.060.

K.

Mobile home parks shall be permitted in any P-C zone, subject to the development standards of section 18.28.070.

(Ord. No. 2020-1059, § 1, 3-23-2020)

An application for a planned community zone shall be accompanied by a master plan (maps and explanatory text) for the entire area and such other material as specified by this chapter. A master plan need not be prepared when the City initiates the rezoning.

A.

Requirements. The project master plan shall, when required, set forth the following:

1.

Location and boundaries for the area proposed for the planned unit development.

2.

Present an approximate proposed topography of the area including natural features that are to be retained (i.e., stands of trees, rock outcroppings, streams, etc.).

3.

Proposed uses of all land including, but not limited to, residential, commercial and professional centers, public buildings, school sites, recreational facilities, and all common open spaces.

4.

Proposed densities of all areas indicated for residential development.

5.

Proposed property development standards as applicable in section 18.13.050 of this chapter. All mobile home parks shall also comply with the property development standards of section 18.28.070 of this title.

6.

The location and width of all public and private streets.

7.

General site data, including acreage in total development, total acreage in each density classification, school sites, and total acreage devoted to common open space.

B.

Application procedure.

1.

The property owner of record, or his authorized agent, may submit an application and master plan for planned community zoning to the Planning Commission. The Planning Commission shall hold a public hearing on such project master plan and may approve or conditionally approve the project master plan if it finds the criteria set forth in this chapter have been satisfied.

a.

The City may initiate a rezoning to P-C in accordance with the procedures as set forth in this Code.

2.

The Planning Commission may deny the application if it finds that any of the required criteria have not been satisfied or that the project master plan would be detrimental to the public peace, health, safety, or welfare.

3.

The decision and findings of the Planning Commission shall be forwarded along with the project master plan to the City Council. The City Council shall hold a public hearing and either approve, conditionally approve, or deny the project master plan. The decision of the City Council shall be final.

4.

Public hearing procedures shall be governed by the procedures outlined in chapter 18.32 of this title.

5.

An application for a planned community zone shall be accompanied by a filing fee as established by resolution from time to time by the City Council.

6.

An adopted master plan may be modified upon approval by the Community Development Director. Such modification shall be approved only when the Community Development Director deems the modification to be minor in nature.

(Ord. No. 2020-1059, § 1, 3-23-2020)

After the establishment of a P-C zone by the acceptance of a master plan a development plan which is in conformance with the approved project master plan shall be filed with the Planning Commission. A master plan need not be on file when the City initiates the rezoning to Planned Community, and instead, a development plan shall be judged upon its merits in accordance with the intent of the Planned Community Zoning.

A development plan may cover all or a portion of the area included in the P-C zone. No building permit shall be issued for any new building or structure unless a development plan has been approved pursuant to this title. Residential remodels, additions, and accessory structures and similar modifications are not subject to a development approval or conditional use permit. An approved development plan may be modified upon approval by the Director of Community Development. Such modification shall be approved only when, in the opinion of the Director of Community Development, such modification is deemed minor in nature. The development plan shall be subject to a conditional use permit in the P-C zone.

A.

The development plan shall set forth the following and shall be presented in the form as may be required by the Director of Community Development.

1.

The exact boundaries and legal description of the property to be developed.

2.

All proposed improvements that are to be constructed on the land and their precise locations including (but not limited to) all residential and nonresidential structures, recreational facilities and typical plans showing walls, fences, trash areas, streets, and walk areas.

3.

Common open space showing size, grades and function upon completion where appropriate.

4.

The location and dimension of all off-street parking facilities, public and private.

5.

Location and size of all public and quasi-public sites if applicable.

6.

A tabulation of the percentage of total building coverage of the development.

7.

A tabulation of densities within each project area or sector.

8.

Building elevations of typical architectural styles to be constructed.

9.

A schematic landscaping plan indicating the type and size of plant material to be used, and method of providing permanent maintenance to all planted areas and open space.

10.

Floor plans of typical dwelling units, the unit size in square feet and the amount and private open space in square feet.

11.

If applicable, a subdivision map showing land divisions. The tentative and final subdivision map shall comply with the State Subdivision Map Act and title 17 of this Code with the following exceptions:

a.

All lots less than 20 acres may not be required to front on a publicly maintained right-of-way.

b.

Design requirements.

c.

Unless an earlier expiration date is specified in the permit, any permit issued in conjunction with a tentative subdivision map shall expire no sooner than the approved tentative map, or any extension thereof.

12.

A proposed construction schedule from ground breaking to occupancy.

B.

The following design guidelines are established for all P-C zones:

1.

The overall plan shall achieve and integrate land and building relationship.

2.

Private and public open spaces, pedestrian and vehicular circulation facilities, parking facilities and other pertinent amenities when proposed by the applicant or required by the City shall be an integral part of the landscape and particular attention shall be given to the retention of natural landscape features of the site. When the design consists of single-family dwellings with private open space, such private open spaces fronting public or private roads shall be landscaped.

3.

The layout of structures and other facilities shall affect a conservation in street and utility improvements.

4.

Recreational areas proposed by the applicant or required by the City shall be generally dispersed throughout the development and shall be easily accessible from all structural units.

5.

Architectural unity, as well as the establishment of varying architectural styles and environmental harmony within the development and within the surrounding properties, shall be attained.

6.

Fencing and screening shall be incorporated in the design, when proposed by the applicant or required by the City.

C.

Accessory structures in residentially designated parcels shall be subject to provisions defined in 18.02.010 and listed in section 18.28.060.

(Ord. No. 2020-1059, § 1, 3-23-2020)

The following property development standards shall apply to all land and buildings in the P-C zone, with the exception of mobile home parks.

A.

Lot areas. No requirements for individual dwelling units, however, the total lot area of the P-C district shall not be less than one acre.

B.

Lot coverage. In the area covered by the development plan, exclusive of all rights-of-way, the maximum lot coverage shall be as approved by the Planning Commission or City Council as established by the general plan, except for residentially designated parcels which shall comply with the following lot coverage standards:

1.

Single-family units. The maximum allowable lot coverage by structures for all uses shall be 40 percent.

2.

Two-family units.

a.

For interior lots, 50 percent;

b.

For corner lots, 45 percent.

3.

Medium density multiple-family units.

a.

For interior lots, 50 percent;

b.

For corner lots, 45 percent.

4.

Medium high density multiple-family units.

a.

For interior lots, 60 percent;

b.

For corner lots, 54 percent.

C.

Lot dimensions. All lot dimensions shall be as approved by the Planning Commission.

D.

Setback requirements. All setback requirements in the P-C zone shall be as approved by the Planning Commission, excluding requirements for accessory structures, minor alterations and additions, which shall comply with the following requirements:

1.

Single-family units. The setback requirements are listed in subsection 18.08.060.D.

2.

Two-family units. The setback requirements are as listed in subsection 18.09.060.D.

3.

Medium density multiple-family: The setback requirements are as listed in subsection 18.10.060.D.

4.

Medium high density multiple-family units: The setback requirements are as listed in subsection 18.11.060.D.

E.

Distance between buildings. No requirements, except that all buildings shall be shaped, designed, and organized to allow adequate access of persons, light, and air as approved by the Planning Commission or City Council.

F.

Floor area ratio requirements. As approved by the Planning Commission.

G.

Building height requirements. As approved by the Planning Commission, except any area that falls within the area designated as an airport overlay zone shall comply with the height limitations prescribed by that zone, if they are more restrictive than those prescribed by the master plan.

H.

Population density. The population density for all residential uses shall not exceed the density as established by the general plan.

I.

Site plan approval. No application is required; however, approval shall be accomplished through approval of the conditional use permit required for the development plan. The Planning Commission shall have the approval authority of the architectural style and design of development within the P-C zoning district. Unless otherwise approved, single-family development shall provide a minimum of 6:12 pitch for roof systems.

J.

Yards, landscaping, open space requirements.

1.

Yards. All front, side, and rear yards shall be shown on the development plan and approved by the Planning Commission depending on the placement and type of structures.

2.

Landscaping.

a.

All open spaces shall be landscaped.

b.

A landscaping plan, including a permanent underground irrigation system which also shows finished grades for the entire project, shall be as approved Director of Community Development prior to the issuance of a building permit. All landscaped areas shall be maintained. Front yard and exterior side yard areas of single-family homes shall be landscaped and maintained. Where a single-family residence exists on a lot, a minimum of 50 percent of the required front yard of said lot shall be maintained as landscape area and in which mow strips shall not be permitted and no more than 50 percent of the front yard area shall comprise of concrete, asphalt, or hardscape material such as decorative rock or brick, or paving stones. All new development shall be consistent with the Ceres Water Efficient Landscape Guidelines and Standards and the State of California Model Water Efficiency Landscape Ordinance (MWELO) requirements. All landscaped areas that abut public property shall contain a four-inch raised planter box along the line of abutment.

c.

All private yards and open space facing or adjacent to a public or private roadway shall be landscaped and an underground irrigation system shall be installed prior to occupancy of the units. Such landscape plan and irrigation system are subject to approval by Director of Community Development and shall comply with the Ceres Water Efficient Landscaping Guidelines and Standards.

3.

Open space requirements.

a.

Private open space.

(1)

For all ground-level dwelling units, a minimum of 400 square feet of private open space per unit shall be provided.

b.

Common open space, where proposed by the applicant or required by the City, the minimum common open space requirements shall be as follows:

(1)

Single-family units: 35 percent of the gross designated single-family area.

(2)

Two-family units: 30 percent of the gross designated two-family area.

(3)

Medium density multiple-family units: 25 percent of the gross designated medium density multiple-family area.

(4)

Medium-high density multiple-family units: 25 percent of the gross designated medium-high density multiple-family area.

K.

Fences, hedges and walls. The type, size, and location of all fences, hedges, and walls shall be as shown on the approved development plan.

L.

Off-street parking requirements. Off-street parking for all uses shall be the same as the requirements specified for the same or similar uses in other sections of this title, as determined by the Director of Community Development, and comply with the standards established in chapter 18.25. The parking or storage of any vehicles within the front yard exterior side yard landscape areas of a single-family residence is prohibited.

M.

Off-street loading requirements. Off-street loading for all uses shall be the same as the requirements specified for the same or similar uses, as determined by the Director of Community Development.

N.

Access.

1.

Vehicular access.

a.

There shall be vehicular access from a dedicated street or alley to off-street parking facilities on property requiring off-street parking.

b.

All ingress to and egress from public property shall be in a forward motion, except for single- and two-family residences abutting on local streets.

2.

Pedestrian access. There shall be pedestrian access from a private or dedicated street to property used for residential purposes. A driveway shall be considered pedestrian access.

O.

Signing. All signage shall comply with chapter 18.26 of this title.

P.

Laundry, clothes drying areas, facilities. For all residential uses, each lot shall have adequate clothes drying facilities, as determined by the Planning Commission, which shall not be visible from adjacent, adjoining or public property.

Q.

Solid waste storage, disposal facilities.

1.

For all uses, no open storage of solid waste allowed.

2.

For all residential uses, each dwelling unit shall have a minimum of 12 cubic feet of enclosed and concealed trash containers.

3.

For all other uses, solid waste and disposal facilities shall be provided as determined by the Planning Commission, and sufficiently concealed from public view.

R.

Recreational Facilities. Recreational facilities shall be as approved by the Planning Commission.

S.

Park-in-lieu fees. Park land dedication or in-lieu fees shall be required of all new residential uses in the P-C zone, subject to credit for open space provided.

T.

Recreational vehicles and trailers. Parking or storage of recreational vehicles, motor homes, or other similar recreational equipment and trailers with the front yard area of interior lots and the front and exterior side yards of corner lots including driveways of said lots shall be prohibited. The placement of recreational equipment when stored within the side yard and rear yard area shall be screened from public view.

U.

Recreational storage area. The Planned Community development shall provide for an area, as approved by the Planning Commission sufficient in size to provide for the storage of recreational vehicles, mobile homes, or other similar recreational vehicles and trailers. Storage of such equipment and vehicles shall be used exclusively for said residents.

(Ord. No. 2020-1059, § 1, 3-23-2020)