La Canada Flintridge
City Zoning Code
City Zoning Code
CHAPTER 11
12 RPD RESIDENTIAL PLANNED DEVELOPMENT ZONE
§ 11.12.010 Purpose.
This zone is established for residential development consistent with the multifamily residential designation of the general plan. Minimum densities should be 20 dwelling units per acre and maximum densities shall be 30 dwelling units per acre. Except for density bonus projects, residential densities which exceed the general plan land use designation are not permitted.
The residential planned development zone (RPD zone) is established to achieve the following:
A.
To encourage compatibility of multifamily projects with adjacent uses;
B.
To promote high standards of site planning, architecture and landscape design;
C.
To provide opportunities for design flexibility while maintaining high quality in multifamily residential developments;
D.
To avoid overloading of utilities;
E.
To provide for orderly transition between the types of residential land uses, and between residential and commercial land uses, as outlined in the land use element of the general plan;
F.
To promote internal compatibility of each project's architecture, landscaping, and use of open space to achieve a high quality residential environment;
G.
To assure that sufficient open space is provided for both private and common areas.
This chapter contains not only development standards (mandatory or "shall" statements), but also guidelines ("should" statements). Any departure of design guidelines should be utilized to effectively achieve quality and compatibility with the surrounding neighborhoods. |
(Ord. 199 § 1.2, 1991; Ord. 419 § 6, 2014)
§ 11.12.020 Permitted uses.
The following are permitted uses in the RPD zone:
A.
One detached single-family dwelling unit per lot;
B.
A duplex, triplex or multiple-family dwellings, apartments and dwelling groups containing two or more units;
C.
Residential condominium projects;
D.
Family day care home, small or large, as permitted by state law;
E.
Small and large residential care facilities;
F.
Riding and hiking trails, excluding trails for motor vehicles;
G.
Uses accessory to permitted residential uses, including, but not limited to, places of assembly such as common recreation rooms and community centers appurtenant to a project or similar facilities, and recreational facilities such as unlighted tennis courts and pools appurtenant to a project or similar facilities;
H.
Real estate tract offices, temporary. Such offices may remain on the site no more than six months after at least fifty percent of the project is sold.
(Ord. 199 § 1.2, 1991; Ord. 521, 6/4/2024)
§ 11.12.030 Conditional uses.
The following are permitted uses in the RPD zone if authorized by a conditional use permit.
A.
Social day care facilities for seniors and the developmentally disabled, serving seven or more persons;
B.
Parks;
C.
Religious facilities;
D.
Publicly owned uses necessary to maintenance of the public health, convenience or general welfare;
F.
Schools, through grade 12, including appurtenant facilities.
Any conditionally permitted uses are subject to the findings required by the La Cañada Flintridge zoning ordinance, pertaining to conditional use permits. Such uses also requiring construction are subject to approval of a planned development permit prior to any construction, in accordance with this chapter. |
(Ord. 199 § 1.2, 1991; Ord. 513-U § 5, 2023; Ord. 515 § 4, 2023)
§ 11.12.040 Single-family development standards and guidelines.
Single-family residential developments within the residential planned development zone shall comply with the zoning and development standards required of the R-1-5,000 zone, including, but not limited to, minimum lot area, setbacks, building height and bulk, and lot area ratio and floor coverage ratio.
(Ord. 199 § 1.2, 1991)
§ 11.12.050 Multifamily development standards and guidelines.
The following standards shall apply to all multifamily development in the residential planned development zone:
A.
B.
Siting Standards.
1.
The minimum setbacks are as follows:
a.
Front: 25 feet from arterial or collector street; 20 feet from local street (streets are defined in the general plan);
b.
Rear: 25 feet for principal buildings; 20 feet for accessory buildings, provided that, for accessory buildings adjacent to commercial properties, this setback may be reduced to ten feet;
c.
Corner side: 15 feet from arterial or collector street; ten feet from local street;
d.
Reverse corner side: 20 feet;
e.
Interior side: ten feet minimum; if adjacent to single-family residence, then 20 feet minimum for the second and third floors; provided, that for accessory buildings adjacent to commercial properties, this setback may be reduced to a minimum five-foot landscaped strip.
Where windows of primary living areas (living or dining rooms) face side property lines, a separation of at least 20 feet shall be provided.
In any case, a ground-level porch, uncovered or covered and open on three sides, may encroach into the front, side, corner side and reverse corner side setbacks by up to ten feet.
2.
Building Separation. Where windows of primary living areas face walls of other units, a minimum separation of 20 feet shall be provided.
3.
The standards for landscaping and open space are as follows:
a.
Area. A total of a minimum 35% of the site area shall be provided as landscaping and usable open space. Of this required landscaping and usable open space, at least 50% of said area must have an average slope of ten percent or less.
b.
Use. All open space must be outdoor area on the ground which is open to the sky and which is designed and used for outdoor living and/or recreation, whether such area is paved or not, and shall not include parking or vehicle circulation areas.
c.
Maintenance. All landscaped areas shall be permanently maintained with proper care, weeding, pruning and irrigation. Plants shall be replaced as necessary to maintain conformance with approved landscaping plans.
d.
Street Trees. Street trees shall be provided and continuously maintained by the property owner. Street trees shall be selected and located in accordance with the city's standards for street trees, as maintained by the director of public works.
e.
On-Site Trees. Any removal or pruning of existing trees shall conform to the requirements of the city's tree preservation ordinance, (adopted by Ordinance No. 178 and any successor thereto).
f.
Landscape guidelines are contained in a separate section of this chapter.
4.
View Preservation. Building(s) should be placed in a manner which minimizes blockage of neighboring views, especially those portions of any view which are central to the total view, and/or are viewed from primary outdoor and indoor living areas (living rooms, dining rooms or foyers). Landscaping height at maturity should be consistent with preservation of neighboring views.
5.
The standards for parking are as follows: Minimum parking required:
a.
Resident parking:
0 to 1-bedroom units: one space per unit;
2-bedroom units: two spaces per unit;
3-bedroom units: two and one-fourth spaces per unit;
4 or more bedroom units: two and one-half spaces per unit.
b.
Guest parking: one-fourth spaces per unit, in addition to resident parking required in subsection (5)(a).
c.
At least one parking space per unit shall be covered. Guest parking may be uncovered.
d.
The minimum number of parking spaces provided may be reduced for affordable housing units, senior housing units, or under other appropriate circumstances when written evidence justifying the reduction is provided and approved by the decisionmaker.
Separation. Parking areas, including internal circulation areas, parking spaces and turnaround areas, shall be separated from any public rights-of-way by a minimum eight-foot wide (inside dimension) planter area or landscape strip, except at driveway and walkway openings. Parking spaces shall not be permitted in front or side setbacks.
Landscape Buffer. A minimum five-foot landscaped buffer shall remain between any uncovered parking space and the property line.
Safety. All landscaped areas adjacent to parking, circulation and vehicle storage areas shall be enclosed by a raised six-inch concrete curb or low wall.
Compatibility. The design of the parking areas should be integrated into and compatible with the design of the overall project, and must be considered in making the findings regarding internal compatibility of the project, as stated elsewhere in this chapter.
6.
Watercourse Protection.
a.
Blockage. Blockage of watercourses, canyons or streambeds is prohibited, and any alteration of such features is discouraged.
b.
Approval of Other Agencies. Development in the vicinity of blue line streams is subject to Army Corps of Engineers and California Department of Fish and Game approval prior to any issuance of grading or building permits.
C.
Building Height Standards.
1.
Maximum height of principal buildings and structures: 30 feet maximum outward facing wall height; 35 feet maximum roof height. Heights are measured from lowest finished grade adjacent to or directly below the building face.
2.
Maximum height of accessory structures: 15 feet.
3.
Maximum building bulk: all properties abutting properties which are zoned R-1 or foothill community district (FCD) are subject at those zone boundaries to requirements of the Municipal Code regarding building bulk (angle plane).
D.
Architectural Design Guidelines. The following design guidelines shall apply to all projects under this section other than single-family residential projects:
1.
Architectural features should be internally consistent, complement the character of the surrounding uses, and be compatible with the design, quality, and scale of buildings in the area.
2.
Architectural Extensions. The planning commission may allow architectural extensions to a maximum height of 40 feet above grade and up to 20 feet in width or depth as part of an approved residential development permit. Such extensions are best used in meaningful locations, such as street corners, major building corners, entries and vertical circulation elements. Architectural extensions shall not be used for inhabited floor area above the highest floor level of the attached unit.
3.
Roof Materials. Glossy roofing materials are prohibited from public views.
4.
Parapets. Where a parapet has its thickness exposed to view, as when it is stepped or gabled, each visible side should be made to appear substantial.
5.
Façade Elements. Carefully detailed elements, such as deep openings, reveals, shadow lines, articulation of edges and surface breaks, and pilasters, are encouraged, with emphasis given to the tops of buildings through cornice or eave treatments. Alcoves, benches, gates, sconces, wall fountains, and such features are encouraged as façade elements.
6.
Modulation. An additional setback of at least eight feet extending at least 20 feet should be provided for each 80 feet of building frontage.
7.
Entry Articulation. Entries should be the focus of the architecture of their respective elevations. Landscaping, hardscaping and architecture should be integrated to feature entries as dominant elements of the design. For this reason, porches may encroach in the front and side setbacks as stipulated elsewhere in this chapter.
8.
Balconies. Balconies are encouraged as amenities to the units and enhancing elements within the building façades; provided, that:
a.
The balconies are provided with a level of detailing, such as molding and reveals appropriate to their visibility;
b.
Where balconies are used, they are integrated into the overall design of the building without becoming the dominant element of the architecture. This integration should include expression of vertical alignment through articulated vertical connecting elements such as reveals, columns or pilasters;
c.
Any scuppers and dividing panels are integrated with the balcony design; and
d.
Adequate privacy is provided.
9.
Exterior Stairs. An enclosure or a landscaping barrier should be provided wherever there is less than seven feet vertical clearance below the stairs.
10.
Color. Light reflectance value should not exceed 80% for walls or 50% for visible roofs.
E.
Landscaping Guidelines. The following are guidelines for landscaping of multifamily developments.
1.
The selection and arrangement of plant materials should landscape the open space to support recreation activities appropriate to the density and type of the residential development.
2.
The augmentation of open space by retaining unfenced or unimpeded areas to the adjoining property is encouraged where adjacent developments are of similar density or character. Otherwise, a landscaping buffer or decorative wall barrier shall be provided within five feet of any property line on all sides abutting adjacent developments. The buffer shall be six feet high in all areas except the front setback, where its maximum height shall be three feet six inches.
3.
A minimum of 60% of the front setback area shall be landscaped.
4.
Plants shall be established and maintained in accordance with the approved plan.
5.
An automatic timed irrigation system appropriate to the plant materials used shall be provided for all landscaped areas.
7.
Trees.
a.
Sizes and quantities of new trees and existing trees to remain should maximize retention and planting of mature trees, with a guideline of 25% of the new and existing trees to be either mature or of minimum 36 inch box size at planting.
b.
Number. At least one tree shall be provided or retained per each 800 square feet of landscape area.
c.
Height and Canopy. At least one tree should be capable of attaining at maturity the combined height-and-canopy measures of 120 feet.
d.
Rooting. A minimum of 50% of the required trees should be planted in the ground.
e.
View Preservation. Landscaping height at maturity should be consistent with preservation of neighbors' views.
F.
Slope Factor Guideline. As average lot slope increases, lowered allowable density, lot coverage, and floor area ratio should be considered per the following Table 1. This applicable slope factor determines the effective guideline for each criterion as follows:
Minimum lot size and dwelling units per acre guideline:
Underlying number of units per acre, divided by slope factor;
Allowable lot coverage or floor ratio:
Underlying standard by site size, multiplied by site size, multiplied by slope factor.
Table 1. Slope factor as related to average slope | |
|---|---|
Slope (%) | Slope Factor |
20 or less | 1.00 |
21 | 0.99 |
22 | 0.98 |
23 | 0.97 |
24 | 0.96 |
25 | 0.95 |
26 | 0.94 |
27 | 0.93 |
28 | 0.92 |
29 | 0.91 |
30 | 0.90 |
31 | 0.88 |
32 | 0.86 |
33 | 0.84 |
34 | 0.82 |
35 | 0.80 |
36 | 0.78 |
37 | 0.76 |
38 | 0.73 |
39 | 0.70 |
40 | 0.67 |
41 | 0.64 |
42 | 0.60 |
43 | 0.57 |
44 | 0.54 |
45 | 0.50 |
46 | 0.45 |
47 | 0.40 |
48 | 0.35 |
49 | 0.30 |
50 or more | 0.20 |
G.
General Standards.
1.
In any building project, during construction and for 30 days thereafter, property in the project may be used for the storage of building materials and equipment used in the construction of the building project and for the contractor's temporary office, subject to approval of the director of community development.
2.
The storage of recreation vehicles within any multifamily project shall be permitted subject to the following provisions:
a.
Highway operative recreational vehicles, i.e., camper-trucks, motor homes, etc., shall be stored within the enclosed or covered parking spaces for each unit or placed within a separate storage area.
b.
Other recreational vehicles, consisting of, but not limited to, trailers, boats, etc., shall be stored within a separate storage facility within the project or at another appropriate off-site location.
c.
Storage areas for recreational vehicles shall be enclosed with a six-foot or higher decorative block wall or acceptable substitute which is screened by exterior landscaping, and shall be paved with concrete, asphalt or similar surface. The location and size shall be subject to the approval of the planning commission.
d.
No recreational vehicles shall be stored in designated guest parking areas.
3.
Any signage for the project shall conform to the requirements of the city's sign ordinance, Municipal Code Chapter 11.37.
4.
Equipment and utilities for all developments other than single-family residences shall meet the following standards:
a.
Ground-oriented building service equipment, including, but not limited to, air conditioning and heating units, utility connections, and service, shall not be visible from public right-of-way. However, such equipment shall be located for easily accessible service and located or screened to minimize noise offensive to the occupants and to neighboring properties.
b.
Roof-mounted mechanical equipment shall be prohibited.
c.
Exterior wall-mounted equipment and utility meters shall not be visible from the public right-of-way.
d.
All utility service controls and equipment, including, but not limited to, electrical, communication and cable television lines installed for the purpose of supplying service to any new construction within the city shall be installed underground on the property to be served and from the property to be served to the point of connection with the utility's distribution facilities in accordance with the rules approved by the Public Utilities Commission of the state.
5.
All multifamily developments shall provide one or more screened refuse area(s) with trash enclosure(s) in accessible locations and of sufficient size to accommodate the intensity of use, and to accommodate recycling containers in addition to general refuse or trash collection. Trash enclosures and refuse areas shall meet minimum standards, as follows:
a.
All refuse/recycling storage areas must be accessible for trash pick up method used, and shall be enclosed by screening materials compatible with the project and, to the extent feasible, should be situated out of public view.
b.
The area upon which trash bins or receptacles are stored and the access or pathway over which the bins or receptacles are moved for collection purposes shall be composed of a smooth, flat material such as concrete.
c.
Each refuse/recycling area shall be provided with a water line and drain for cleaning purposes, and self-closing solid gate.
d.
Refuse/recycling storage areas shall be screened by a trash enclosure wall constructed to a width, depth and height adequate to accommodate the number of trash bins or receptacles needed. Such enclosure walls shall be constructed of decorative blocks or other nonflammable material consistent in design, quality and color with the building(s) serviced by the area.
6.
Exterior lighting devices for multifamily project automobile parking lots and pedestrian walkways and entries shall:
7.
The city reserves the right to be a party to the covenants, conditions and restrictions.
(Ord. 199 § 1.2, 1991; Ord. 243 §§ 1—3 and 7, 1995; Ord. 419 §§ 7—15, 2014)
§ 11.12.060 Application requirements.
A.
Submittal Requirements. In addition to all materials required by the city's subdivision, building and grading regulations and environmental review procedures applicable to projects falling within the scope of this chapter, submittal of the following application materials shall be required for all projects provided for herein. The items listed in subsections (A)(1) through (3) of this section may be combined on one or more drawings.
1.
A site or plot plan, drawn to a scale prescribed by the city planner, but not less than a scale of one inch equals 100 feet, reflecting the proposed project, including representations of property lines and all recorded and proposed easements and public rights-of-way;
2.
A topographical map of the project site and all adjacent development located within 75 feet of the project's proposed boundaries. This map shall be drawn to the same scale as the site plan required in subsection (A)(1) above, with a maximum contour interval of ten feet, or less as prescribed by the director. The average slope of the property shall be identified on this map, calculated by the following formula:
S | = | 0.002296 x I x L |
A |
Where S = Average percent slope |
I = Contour interval in feet |
L = Summation of length of all contours in feet |
A = Area in acres of project being considered |
3.
A complete grading plan for the project, drawn to the same scale as prescribed above, unless no grading requiring a permit is proposed. A tabulation of the areas within each gradient category may be required as prescribed by the director;
4.
A landscaping plan which shall accurately show:
a.
Existing trees on the project site with a trunk diameter of two inches or greater at a height of four feet above grade, and/or having a vertical height from the ground level to treetop level of 15 feet or greater,
b.
Species of all such trees and their appropriate trunk diameter, height and condition,
c.
Final disposition of all existing trees,
d.
The type and extent of proposed vegetation, including provisions for ongoing maintenance and irrigation thereof,
e.
Mix and percentage of lot area used for landscaping and open space. Parking and vehicle circulation areas shall not be included in such calculations, and
f.
Evidence of slope stability through vegetation of created slopes.
This plan shall be drawn to or keyed to a master map the same scale as is prescribed for the application materials required by subsection (A)(1) above, and shall be completed by a professional landscape architect registered with the state of California; |
5.
A lighting plan showing the location, height, approximate brightness and style of all exterior lighting for the project;
6.
Elevation drawings at a scale of at least one-eighth inch equals one foot zero inches, with materials, colors, finishes, and critical vertical dimensions clearly indicated. As deemed appropriate by the director or designee, proposed and existing-to-remain landscaping at maturity shall be shown in a manner that allows full visibility of building elevations beyond. Indication of nearby structures or features offsite shall also be shown where deemed appropriate by the director or designee;
7.
Photographs of the site and its surroundings as prescribed by the director. Normally, such photos would include views of the site and properties adjacent for a distance of 300 feet from each end of the principal street frontage, as well as properties opposite the subject and adjacent properties. Photos should be mounted color prints, spliced from continuous views along the principal street(s), with a key map provided indicating relationship of views to parcels, streets and features;
8.
Color chips including reflectance values (LRVs) and keyed to elevation drawings;
9.
A completed residential development application and initial study questionnaire, on forms provided by the city;
10.
On sites with an average slope of 15% or greater, the applicant shall submit a hydrology report which shall include, but not be limited to:
a.
The hydrologic conditions on the site,
b.
Possible flood inundation,
c.
Downstream flood hazards,
d.
Natural drainage courses,
e.
Analysis of the project, including its septic system, in relation to Regional Water Quality Control Board standards,
f.
Design criteria to mitigate any identified hydrologic hazards consistent with applicable regulations,
g.
Account of all runoff and debris from tributary areas,
h.
Consideration for each lot or dwelling unit site in a proposed development project,
i.
Runoff and debris amounts computed using the Los Angeles County flood control district criteria, and
j.
A concluding statement evaluating the impact of the project on slope stability, water quality, and downstream drainage.
This investigation and report shall be completed by a professional civil engineer experienced in the science of hydrology and hydrologic investigation and who is registered with the state of California; |
11.
Where alteration to existing topography is proposed:
a.
A soils engineering report which shall contain, but not be limited to:
i.
Data regarding the nature, distribution and strengths of existing soils,
ii.
Relationship of soil characteristics to drainage related to lot coverage and landscaping/irrigation design,
iii.
Conclusions and recommendations for grading procedures,
iv.
Design criteria for any identified corrective measures, and
v.
A concluding statement evaluating the impact of the project on slope stability.
This investigation and report shall be performed by a professional soils engineer who is experienced in the practice of soil mechanics and who is registered with the state of California,
b.
A geology report which shall include, but not be limited to:
i.
The surface and sub-surface geology of the site,
ii.
Strike angle of bedrock strata,
iii.
Degree of seismic hazard,
iv.
Conclusions and recommendations regarding the effect of geologic conditions on the proposed development, and
v.
A concluding statement evaluating the impact of the project on slope stability;
12.
Cross sections of the site and nearby affected areas as prescribed by the director, showing all buildings, fences, walls and landscaping at mature height anticipated under the planting conditions onsite.
13.
Recommended for complete understanding of the proposal where appropriate, a three-dimensional scale model of the project site, onsite erection of a full-size mockup (either balloons denoting building corners or a story pole frame), perspective views, building plans or such other graphic information which in the director's judgment would aid in the city's review of the project. All graphic information shall be drawn to such scale as prescribed by the director;
14.
Where the impact of noncompliance with specified guidelines and/or standards of this chapter cannot be determined by the city following public review, the applicant will be required to provide alternative project plans which are in conformance with said guidelines and standards for the purpose of comparative evaluation.
B.
Waiver of Requirement for Application Materials. The requirement to submit any or all of the materials enumerated above may be waived by the director, under any of the following conditions:
1.
The materials are not applicable to the scope of the project and not pertinent to any of the findings contained in this section;
2.
The existence of reports covering the same subject matter on the same site;
3.
Inclusion of any or all of the above reports as part of an environmental impact report or negative declaration, if either is required or has been satisfactorily completed for the proposal on the site;
4.
The existence of a report as described in subsection (A)(10) of this section, previously prepared for a site or area adjacent to the project site, if the project site and such adjacent site or area may reasonably be expected to possess similar characteristics relative to the development issues addressed by this chapter.
(Ord. 199 § 1.2, 1991)
§ 11.12.070 Project evaluation.
All projects proposed for the RPD zone, other than single-family residences, are subject to review by the architecture review committee or its successor prior to review by the planning commission. The planning commission may, however, remand projects to the architecture review committee or its successor for final details, when appropriate.
Any proposed project which is a permitted use in the RPD zone and which requires a planned development permit as specified in this chapter shall be submitted for consideration by the planning commission for said permit. Any project which is a conditionally permitted use in the RPD Zone, and which also requires a planned development permit as specified in this chapter, shall be submitted simultaneously for consideration by the planning commission for both the conditional use permit and the planned development permit.
The planning commission, or the city council on appeal, may approve an application following the determination that the findings set forth in this chapter can be met.
(Ord. 199 § 1.2, 1991; Ord. 419 § 16, 2014)
§ 11.12.080 Findings required.
The planning commission, or the city council on appeal, may grant a planned development permit for a project in the RPD zone upon findings that the project meets the requirements of this section. Additional conditions and requirements may be imposed upon a planned development permit as the planning commission, or the city council on appeal, finds are reasonable and necessary to carry out the purposes and requirements of the RPD zone.
The following findings shall be made by the planning commission, or the city council on appeal, in order to grant a planned development permit:
A.
That the proposed development complies with the general plan and with the intent of the development standards of the RPD zone for protection of neighborhood character and preservation of the general welfare of the community;
B.
That the site plans, architectural design and landscaping plans of the project contribute to the RPD zone goals of:
1.
Compatibility with the density, character and design of any surrounding neighborhoods,
2.
Internal compatibility of the project's architecture, landscaping, and use of open space to achieve a high quality residential environment, and
3.
Sufficient open space provided for both private and common areas;
C.
That any departure from guidelines permitted by the planning commission, or the city council on appeal, should be utilized to effectively achieve quality and compatibility with the surrounding neighborhoods;
D.
That the project will not create a nuisance, hazard or otherwise compromise public safety.
(Ord. 199 § 1.2, 1991; Ord. 419 §§ 17—19, 2014)
§ 11.12.090 Granting of permits.
No occupancy permit shall be granted until plantings as approved on the landscaping plans are established, to be verified by two inspections approximately one month apart.
(Ord. 199 § 1.2, 1991)
§ 11.12.100 Appeals and call-up.
Actions by the city on development permits may be appealed by any person upon filing of written notice of such appeal to the city within 15 days of the action, as follows:
A.
Any action by the director of community development or the director of public works under this chapter is subject to appeal to the planning commission.
B.
Any decision of the planning commission under the provisions of this chapter is subject to appeal to the city council.
(Ord. 199 § 1.2, 1991; Ord. 413 § 11, 2013)
§ 11.12.110 Fees.
Reasonable fees may be imposed by resolution of the city council for review of project applications and appeals as provided for in this code.
(Ord. 199 § 1.2, 1991)