The regulations, general provisions, and exceptions set forth in this chapter and in Chapter 14.66 shall apply in all planned unit developments.

(Prior code § 10-2.2401)

In certain instances the objectives of the zoning provisions may be achieved by the development of planned units which do not conform in all respects with the land use pattern designated on the zoning map or the district regulations prescribed by this chapter. A planned unit development may include a combination of different dwelling types and/or a variety of land uses which complement each other and harmonize with existing and proposed land uses in the vicinity. In order to provide locations for well-planned developments which conform with the objectives of the zoning provisions, although they deviate in certain respects from the zoning map and the district regulations, the council is empowered to grant use permits for planned unit developments provided the developments comply with the regulations set forth in this chapter.

(Prior code § 10-2.2402)

A.

A planned unit development may be permitted upon the granting of a use permit in accordance with the provisions of this chapter.

B.

The planned unit development districts shall be designated as follows:

(Prior code § 10-2.2403)

(Prior code § 10-2.2404)

A.

The minimum site area shall be five acres unless the site has frontage on Chester Circle, in which case the minimum site area shall be three gross acres.

B.

Standards for a PUD/RI Cluster shall be as set forth in Section 14.62.200 of this chapter.

C.

Standards for a PUD/SC District shall be as set forth in Section 14.62.210 of this chapter.

(Prior code § 10-2.2405)

A.

Unless otherwise prescribed in Sections 14.62.070 through 14.62.100 of this chapter, all standards for PUD/R, PUD/OA, and PUD/C developments regarding density, site dimensions, site coverage, yard spaces along boundaries, height of structures, off-street parking and loading facilities, and screening and landscaping shall be no less than the maximum prescribed by the regulations for the district which is comparable to the use proposed and by Chapter 14.66; provided, however, the standards for development of a site with frontage on Chester Circle shall be in accordance with city council approved development standards and regulations as required in Section 14.62.130(A)(1) of this chapter.

B.

Standards for a PUD/RI Cluster shall be set forth in Section 14.62.200 of this chapter.

C.

Standards for a PUD/SC shall be as set forth in Section 14.162.210 of this chapter.

(Prior code § 10-2.2406)

A.

In all PUD/R, PUD/OA, and PUD/C Districts, the maximum height of commercial, professional-administrative, and multiple-family structures shall be one story or fifteen (15) feet within one hundred (100) feet of the R1-10 District.

B.

Standards for the PUD/RI Cluster shall be as set forth in Section 14.62.200 of this chapter.

C.

Standards for the PUD/SC District shall be as set forth in Section 14.62.210 of this chapter.

(Prior code § 10-2.2407)

A.

Except as provided in subsection (B) of this section, the density in that portion of the PUD/R, PUD/OA, and PUD/C Districts devoted to single-family residential use shall not exceed the R1-10 District density regulations, and that portion devoted to multiple-family use shall not exceed the R3-5 District density regulations. If in a multiple-family development in the PUD/C District an increase of the density in the area adjacent to the commercial development is found to be desirable, and is found to be compatible with the objectives of the zoning as set forth in Article 1 of Chapter 14.02, the density may be increased, but not to exceed an average of three thousand five hundred (3,500) square feet per unit.

B.

When a site has frontage on Chester Circle, the density shall be as indicated in the general plan for the specific site and in accordance with city council approved development standards and regulations as required in Section 14.62.130(A)(1) of this chapter.

C.

Standards for a PUD/R1 Cluster shall be as set forth in Section 14.62.200 of this chapter.

D.

Standards for a PUD/SC shall be as set forth in Section 14.62.210 of this chapter.

(Prior code § 10-2.2408)

A.

Where the site of a planned unit development containing professional or administrative offices adjoins a single-family district, the front yard and side yards shall have a minimum depth of forty (40) feet, except on corner lots where the minimum width of the side yard adjoining the street shall be fifty (50) feet, and the rear yard shall have a minimum depth of fifty (50) feet.

B.

Where the site of a planned unit development containing commercial uses adjoins a single-family district, the front yard shall have the same minimum setback as prescribed for the district in which it is located, the side yards shall have a minimum width of forty (40) feet, except on corner lots where the minimum width of the side yard adjoining the street shall be fifty (50) feet, and the rear yard shall have a minimum depth of fifty (50) feet.

C.

Standards for the PUD/SC District shall be as set forth in Section 14.62.210 of this chapter.

(Prior code § 10-2.2409)

A.

The requirements set forth in Section 14.66.210 shall apply for the PUD/R, PUD/OA, and PUD/C Districts.

B.

Standards for a PUD/R1 Cluster shall be as set forth in Section 14.62.200 of this chapter.

C.

Standards for a PUD/SC shall be as set forth in Section 14.62.210 of this chapter.

(Prior code § 10-2.2410)

A.

To ensure privacy, screen unsightliness, and insulate against noise, adequate screening shall be provided where the site of a planned unit development adjoins a single-family district.

B.

The screening required by this section shall consist of masonry walls, board fences, compact evergreen hedges, or any combination of such elements which may be found appropriate by the planning department.

C.

In the PUD/R, PUD/OA, and PUD/C Districts, the required front yard, the required rear yard on a double frontage lot, and the required side yard on the street side of a corner lot shall be landscaped and permanently maintained.

D.

No portion of an area in which landscaping is required shall be used for vehicle parking.

E.

Where the site of any PUD/R (excepting PUD/R development on Chester Circle), PUD/OA or PUD/C District abuts a single-family district, the ten (10) feet abutting the property in the single-family district shall have a six foot solid fence or wall outside a planting screen of evergreen trees or bushes of a variety, height, and spacing as required and approved by the planning department, all of which shall be permanently maintained by the property owner. Such ten (10) foot planting strip shall be used exclusively for landscaped purposes. For PUD/R developments on Chester Circle, the screening standards shall be in accordance with city council approved development standards and regulations as required in Section 14.62.130(A)(1) of this chapter.

F.

Standards for a PUD/R1 Cluster shall be as set forth in Section 14.62.200 of this chapter.

G.

Standards for a PUD/SC shall be as set forth in Section 14.62.210 of this chapter.

(Prior code § 10-2.2411)

The following conditions shall be required for planned unit developments:

A.

That the site and structures be in single ownership, unless otherwise excepted by the commission and council;

B.

That no use shall be permitted and no process, equipment, or materials shall be employed which are found by the commission to be objectionable to persons residing or working in the vicinity by reason of odor, fumes, smoke, dust, cinders, dirt, refuse, water-carried wastes, noise, vibration, illumination, glare, unsightliness, or heavy truck traffic or to involve any hazard of fire or explosion; and

C.

That no more than five persons shall be engaged in the production, repair, or processing of materials, except that this provision shall not apply to bars, restaurants, and soda fountains.

(Prior code § 10-2.2412)

The official development plans shall be adopted in the following manner. The requirement for review of preliminary plans on Chester Circle may be waived at the discretion of the planning commission.

A.

Petitions. The property owner shall file the following plans and documents with the planning department in accordance with instructions provided by the planning department:

1.

A written document to be entitled "Development Standards and Regulations" and containing the basis for the planned unit development, its relationship to adjoining areas, delineation of uses, intensity of uses, development standards, circulation, design criteria, procedures for development review and special conditions.

2.

A preliminary plan for the proposed planned unit development (may be a sketch map drawn to scale) showing:

i.

A general land use plan for the proposed district indicating the use of each area;

ii.

Any areas proposed to be dedicated or reserved for interior circulation, public parks, playgrounds, school sites, or public buildings or otherwise dedicated or reserved to the public;

iii.

A general circulation plan indicating the proposed movement and relative volumes of vehicles, goods, and pedestrians within the district and to and from adjacent public thoroughfares;

iv.

The stages to be built in progression, if any;

v.

The land ownership;

vi.

A time schedule for development as provided in this article, including stage construction;

vii.

Tables showing the total number of acres and their distribution by use and the percentage designated for each dwelling type and for nonresidential uses, including off-street parking, streets, parks, playgrounds, schools, and common open spaces as shown on the preliminary plan;

viii.

Tables showing the overall density of proposed residential development and showing density by dwelling types;

ix.

The written consent of all persons owning an interest in such property;

x.

The preliminary elevation and plot plan; and

xi.

Such other information as the commission and council may require.

B.

Staff reports. Immediately after an application has been filed, the planning department staff shall review such petition and shall then prepare a written staff report to accompany the petition to the commission at the first public hearing. The staff report shall include at least the following:

1.

A map showing the existing zoning of the subject property and the adjoining properties, regardless of jurisdiction;

2.

A relatively current existing land use map of the area within one thousand (1,000) feet of the subject property;

3.

Comments (which may be illustrated with drawings or maps) as to whether the proposal generally conforms to the adopted general plan. This includes comments regarding the effect of the proposal on the circulation, density, and land use elements of the general plan;

4.

General design comments;

5.

Any other comments deemed appropriate by the staff; and

6.

Any illustrative drawings, maps, or plans deemed appropriate by the staff.

C.

Public hearing before the commission. At the time and place set for the public hearing before the commission (the notice of such hearing shall be as provided in Chapter 14.80) on an application for a planned unit development, the commission shall also consider, as part of the petition, the preliminary plan, time schedule, density, and staff report for compliance with the requirements of this article and shall:

1.

Recommend to the council approval of the tentative plans for the use permit based on specific findings to the following issues:

i.

Whether the proposed location of the confidential use is desirable or essential to the public health, safety, comfort, convenience, prosperity, or welfare;

ii.

Whether the proposed location of the conditional use is in accordance with the objectives of the zoning plan as stated in Chapter 14.02;

iii.

Whether the proposed location of the conditional use, under the circumstances of the particular case, will not be detrimental to the health, safety, comfort, convenience, prosperity, or welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity; and

iv.

Whether the proposed conditional use will comply with the regulations prescribed for the district in which the site is located and the general provisions of this chapter; or

2.

Disapprove the petition and abandon proceedings thereon. Denial by the commission shall be final; however, the applicant may appeal to the council. Such appeal shall be filed in writing to the city clerk within five days after the commission action.

(Prior code § 10-2.2413)

At the time and place set for the council hearing, the notice of such hearing to be as provided in Chapter 14.80, the council shall review the tentative plan for the planned unit development. The council shall consider the report of the commission and may accept, modify, or reject any recommendation of the commission. If the tentative plan is approved by the council, it shall continue the hearing to a date certain and refer the matter to the commission for a report with recommendations for final detailed architecture and site approval and recommendations regarding the commencement and completion dates.

(Prior code § 10-2.2413)

A.

The approval of a development plan and the granting of a use permit, including all conditions attached thereto, shall be binding upon the applicants and their successors and assigns; shall run with the land; shall limit and control the issuance and validity of certificates of occupancy; and shall restrict and limit the construction, location, use, and maintenance of all land and structures within the development.

B.

All use permits for planned unit developments shall receive a numerical designation, starting with number one, and continuing in numerical order. The number shall be placed upon the zoning map at the location of the planned unit development and shall become an official part thereof.

(Prior code § 10-2.2415)

Minor modifications in development plans may be permitted upon approval by the staff site control committee if the modifications will not result in changes in the uses or the character of the development, increases in coverage and/or density, increases in amounts of traffic generated, increases in parking or loading requirements, or reduction in the number of off-street parking and/or loading spaces.

(Prior code § 10-2.2416)

(As provided in Chapter 14.78 of this title.)

(Amended during 2/06 supplement; prior code § 10-2.2417)

(As provided in Chapter 14.68 of this code.)

(Prior code § 10-2.2418; Ord. No. 2015-414, § 12, 9-8-2015)

(As provided in Chapter 14.72 of this title.)

(Prior code § 10-2.2419))

In any R1 Districts, a PUD/R1 Cluster may be granted by the commission and council in accordance with the requirements set forth in this section.

A.

Intent. The intent of a PUD/R1 Cluster is to provide for flexibility and variety in the location of dwelling units on a lot and diversity of lot sizes, to promote a more desirable living environment, to encourage developers to use a more creative approach in land development in order to conserve natural features, and to facilitate the provision of more desirable, aesthetic, and efficient use of open space on parcels where natural features would be destroyed under normal subdivision practices.

B.

Standards. The following standards shall govern the issuance of a PUD/R1 Cluster:

1.

Uses permitted. One-family dwellings.

2.

Density. The maximum number of permitted dwelling units shall be calculated by subtracting twenty (20) percent of the gross area of the parcel and dividing the remainder by the required lot area per dwelling unit in the appropriate R1 District (ten thousand (10,000) square feet in the R1-10 District, fifteen thousand (15,000) square feet in the R1-H District, twenty thousand (20,000) square feet in the R1-20 District, and forty-three thousand five hundred sixty (43,560) square feet in the R1-40 District).

3.

Coverage. All buildings and structures shall not cover a total of more than thirty (30) percent of the net area. Roadways and streets shall not be deemed to be structures.

4.

Minimum lot area, yard requirements, and other setbacks. Minimum lot area, yard requirements, and other setbacks shall be as proposed by the applicant and approved by the commission and council and shall be consistent with the intent of this chapter.

5.

Public lands and open space. The applicant may be required to reserve sites for schools or such other public uses as may be determined by the commission and council to be necessary and to reserve adequate open space for the recreational and leisure use of the population that will occupy the cluster development which will enhance the present or potential value of abutting or surrounding development. Insofar as possible, the commission and council shall assure that natural features of the land are preserved and landscaping is provided. Provisions for the maintenance of open space shall be reviewed and approved by the commission and council. Documents dedicating development rights and provisions for the maintenance of open space and all other documents as submitted to the State Real Estate Commission shall be reviewed and approved by the city attorney.

6.

Parking. Two covered parking spaces shall be required for each dwelling unit.

7.

Circulation. There shall be adequate vehicular and pedestrian circulation facilities which shall be designed and arranged for safe and convenient use in accordance with accepted site planning standards approved by the commission and council. Street widths shall be a minimum of twenty (20) feet. Pedestrian walks, malls, and landscaped spaces shall be located and arranged to discourage the pedestrian use of parking and other vehicular areas and to protect pedestrian walks and areas from unnecessary exposure to the hazards of vehicular movement.

8.

Light and air orientation and design. Walls containing main window exposures shall be so oriented as to ensure adequate light and air, taking into consideration sun and other climatic features, such as prevailing breezes, shall be so arranged as to avoid undue exposure to the effects of traffic, loading, and parking facilities, and shall be so designed and oriented as to preserve visual and auditory privacy between buildings.

9.

Height. The maximum height shall be two stories or thirty (30) feet, whichever is the lesser. The maximum height of accessory structures shall be one story or twelve (12) feet.

10.

Landscaping. The commission and council may require landscaping in addition to such natural features as exist if, in their opinion, such additional landscaping is needed for the protection and comfort of those who are adjacent to or those who will occupy the proposed development. Such additional landscaping shall be approved by the building and planning department.

11.

Minimum site area. The minimum site area for a PUD/R1 Cluster shall be one acre in the R1-10 District; two acres in the R1-H and R1-20 Districts; and five acres in the R1-40 District.

12.

Procedure. Any person desiring a PUD/R1 Cluster shall file with the commission an application, the form of which shall be prescribed by the commission.

13.

Development plans. The application shall be accompanied by a development plan which shall meet all the requirements as to form and content of a tentative map of five or more lots required by the subdivision provisions set forth in Title 13 of this code. The development plan may be processed concurrently with a tentative map. The development plan shall be reviewed by the architecture and site control committee and shall include:

i.

Parcels of land intended to be dedicated or reserved for public parks, playgrounds, school sites, or otherwise dedicated or reserved to the public;

ii.

Open spaces set aside for the use of the residents of the development in common;

iii.

Types of dwellings and site locations therefor;

iv.

Locations of garages and parking;

v.

Pedestrian walks and malls and other trails;

vi.

The location of all walls, fences, and screen planting;

vii.

A preliminary tree planting and landscaping plan;

viii.

Preliminary plans and elevations of all buildings;

ix.

Drafts of appropriate restrictive covenants, drafts of documents providing for the maintenance of common open spaces, drafts of any dedications of open spaces and other properties, drafts of any dedications of development rights as required by this section, and any other documents to be submitted to the real estate commission of the state;

x.

Tables showing the total number of acres in the proposed development and the percentage designated for each of the proposed dwelling types and for nonresidential structures and uses, off-street parking, streets, parks, playgrounds, schools, and open spaces;

xi.

Tables showing the overall density of the proposed residential development and showing the lot area;

xii.

A time schedule indicating when construction is to begin, the anticipated rate of development, and the approximate completion date, including any stage construction; and

xiii.

A plan indicating the location of all existing trees, other than fruit or nut, and other prominent natural features.

14.

Fees. For the purpose of partially defraying the costs of processing an application for a use permit, a filing fee in an amount set by the council by resolution shall accompany the application.

15.

Staff reports. Immediately after an application has been filed, the planning department staff shall review such petition and shall then prepare a written staff report to accompany the petition to the commission at the first public hearing. The staff report shall include at least the following:

i.

A map showing the existing zoning of the subject property and the adjoining properties, regardless of jurisdiction;

ii.

A relatively current existing land use map of the area within one thousand (1,000) feet of the subject property;

iii.

Comments (which may be illustrated with drawings or maps) as to whether the proposal generally conforms to the adopted general plan, including comments regarding the effect of the proposal on the circulation, density, and land use elements of the general plan;

iv.

General design comments;

v.

Any other comments deemed appropriate by the staff; and

vi.

Any illustrative drawings, maps, or plans deemed appropriate by the staff.

16.

Public hearings before the commission. At the time and place set for the public hearing, the commission shall consider as part of the petition the preliminary plan, time schedule, density, and staff report for compliance with the requirements of this chapter. The notice of such hearing shall be as provided in Section 14.80.030 of this chapter for an application for a planned unit development. After the public hearing, the commission shall:

i.

Recommend to the council the approval of the tentative plans of the use permit based on specific findings to the following issues:

a.

Whether the proposed location of the conditional use is desirable or essential to the public health, safety, comfort, convenience, prosperity, or welfare;

b.

Whether the proposed location of the conditional use is in accordance with the objectives of the zoning plan as set forth in Article 1 Chapter 14.02;

c.

Whether the proposed location of the conditional use, under the circumstances of the particular case, will not be detrimental to the health, safety, comfort, convenience, prosperity, or welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity; and

d.

Whether the proposed conditional use will comply with the regulations prescribed for the district in which the site is located and the general provisions of this chapter; or

ii.

Disapprove the petition and abandon the proceedings thereon. Denial by the commission shall be final; however, the applicant may appeal to the council. Such appeal shall be filed in writing with the city clerk within five days after the commission action.

17.

Council action. At the time and place set for the council hearing, notice of such hearing to be as provided in Section 14.80.030, the council shall review the tentative plan for the planned unit development. The council shall consider the report of the commission and may accept, modify, or reject any recommendation of the commission. If the tentative plan for the cluster permit is approved by the council, it shall continue the hearing to a date certain and refer the matter to the commission for a report with recommendations for final detailed architecture and site approval and recommendations regarding the commencement and completion dates.

18.

Granting cluster permits. A PUD/R1 Cluster permit may be granted by the commission and council when development under such a permit would be consistent with the intent and requirements of this section. A cluster permit shall exempt the property from regulations otherwise applicable thereto only to the extent specified by the commission in its resolution recommending that the permit be granted.

19.

Submission to the council. All dedications of open space, development rights, and public areas shall accompany the final development plan upon submission to the council.

20.

Issuance of building permits. No building permit shall be issued until the cluster permit is issued and a final subdivision map, including the lot on which the building permit is desired, is approved and recorded. No building permit shall be issued unless the building permit is in accordance with the development plan which accompanied the application for the cluster permit.

21.

Subsequent subdivisions. Once a cluster permit is granted, an applicant need not secure another cluster permit for the property so long as the cluster permit has not expired or been revoked, whether a subdivision map has been approved or not.

22.

Changes after the issuance of permits. In the event the applicant shall desire to make any change, alteration, amendment, or extension in such residential development after a cluster permit has been granted by the commission and council, a written request shall be submitted to the commission and council. If, in the opinion of the commission and council, a requested change is sufficiently substantial to so warrant, the commission and council shall require the submission of an amended application for a cluster permit.

23.

Inspections of progress and compliance with approved plans. From time to time, the actual development accomplished shall be compared with the approved development plan by the building and planning department, and a report on the findings shall be made to the commission.

24.

Revocation. If it shall appear to the commission or council at any time after the issuance of a cluster permit for such residential development that any condition of such permit has not been or is not being complied with, the commission and council may initiate proceedings to revoke such cluster permit. The cluster permit shall be deemed automatically revoked if the use for which the permit was granted has either not been established within one year after the granting of the permit, or has ceased, or has been suspended for a period of twelve (12) consecutive months.

(Prior code § 10-2.2420)

A.

Purpose. The purpose of the PUD/SC District is to provide opportunity for the development of housing for persons sixty-two (62) years of age or older, or fifty-five (55) years of age or older if the senior housing project includes a minimum of thirty-five (35) units, under the auspices, ownership, and/or management of a responsible and competent organization. To assure the continued use of the project for this purpose, the developer shall be required to enter into an agreement with the city.

B.

Location. A PUD/SC project may be permitted only at locations designated in the Los Altos General Plan for senior citizen housing projects.

C.

Required conditions. The following conditions shall be required:

1.

Age restriction. At least one resident of each unit shall be sixty-two (62) years of age or older, or fifty-five (55) years of age or older if the senior housing project includes a minimum of thirty-five (35) units.

2.

Project amenities. In order to create a desirable living environment, the project shall provide a variety of common facilities consistent with the scale of development, such as a dining room, indoor and outdoor recreation areas, lounges, and meeting rooms. Medical care facilities are also permitted.

3.

Unit size. In order to provide the senior housing public with a choice of housing relative to family size and economic and social needs, the project shall provide a mix of unit sizes as approved by the planning commission and city council. Although a maximum unit size is not stipulated, it is not the intent of the PUD/SC zone to provide housing comparable in size with detached single-family homes.

4.

General screening standard. Every development shall provide sufficient screening to reasonably protect the privacy, safety, and environment of neighboring residential properties and shield them from adverse external effects of that development.

5.

Sites for screening of refuse collection. Every development will be required to provide suitable space for solid waste separation, collection, and storage, and shall provide sites for such that are located so as to facilitate collection and minimize any negative impact on persons occupying the development site, neighboring properties, or public rights-of-way.

6.

Lighting. Lighting within any lot that unnecessarily illuminates any other lot and/or substantially interferes with the use or enjoyment of such other lot is prohibited. Lighting unnecessarily illuminates another lot if: (i) it clearly exceeds the minimum illumination necessary to provide for security of property and the safety of persons using such roads, driveways, sidewalks, parking lots, and other common areas and facilities; or (ii) the illumination could reasonably be achieved in a manner that would not substantially interfere with the use or enjoyment of neighboring properties.

7.

Maintenance of common areas, landscaping, improvements, and facilities. Maintenance of all common areas, landscaping, improvements or facilities required by this section or any permit issued in accordance with its provisions shall be required except those areas, improvements, or facilities with respect to which an offer of dedication to the public has been accepted by the appropriate public authority.

8.

Noise. No person shall operate, or cause to be operated, any source of sound at any location within the city or allow the creation of any noise on property owned, leased, occupied, or otherwise controlled by such person, which causes the noise level, when measured on any other property, either incorporated or unincorporated, to exceed standards as set forth in Chapter 6.16 of this title.

In order to attenuate noise associated with a senior housing development, walls exceeding six feet in height may be required. Other conditions may be applied such as, but not limited to, muffling of exterior air-conditioning facilities.

D.

Development standards. The following standards shall apply in the PUD/SC District:

1.

Density. The maximum density shall be as designated in the Los Altos General Plan for the specific site.

2.

Setbacks, floor area ratio, and coverage. Setbacks, floor area ratio, and coverage shall be established by the planning commission and city council upon review of a project proposed by an applicant and shall be consistent with the objectives of the zoning plan stated in Article 1 of Chapter 14.02. It is intended that at the perimeter of the project, the minimum setback requirements of adjoining residential zoning districts, or similar setbacks, will be observed.

3.

Height. No structure shall exceed two stories or twenty-seven (27) feet in height, whichever is the lesser. The daylight plane principle used in connection with single-family residential developments shall be observed in order to assure that the height and bulk of structures will not create an adverse impact on surrounding properties.

4.

Parking. Sufficient parking facilities shall be provided on-site to meet the parking needs of the project, including parking for residents, employees, and visitors. The developer shall be required to retain the services of a traffic engineering consultant (to be selected by and contracted through the city) for the purpose of determining the parking needs of the proposal project and the traffic impacts. The consultant's research shall include studies of the parking needs of similarly operated senior housing facilities in the region, taking into account the number of units, the size of the units, services provided, size of staff, overlapping shifts, visitor parking needs, and the proximity of the project to shopping and public transportation. The planning commission and city council will use the study results to determine the number of parking spaces to be required for the project.

5.

Landscaping. Landscaping shall be provided for the protection and comfort of those persons living adjacent to and within the project as well as for the environmental protection of the community. The landscaping shall be designed to provide privacy and/or buffering for adjacent neighbors and passersby.

E.

Design control.

1.

No structure shall be built or altered, including exterior changes in color, materials, and signage, except upon approval of the city planner for minor changes and architectural and site approval to be obtained as prescribed in Chapter 14.78 of this title for major changes.

2.

When the location of a senior housing project is within the context of a residential neighborhood, such as Hawthorne Avenue and Eleanor Avenue, elements of design shall retain the low-profile residential appearance, and surface materials shall only be those which are in keeping with the traditional materials of the neighborhood.

3.

When the location is within the context of a larger region, such as San Antonio Road and Edith Avenue or San Antonio Road and Chester Circle, a mixture of scales may be appropriate with some elements scaled for appreciation from the street and moving automobiles and others for appreciation by pedestrians.

4.

The proportions of building elements, especially those at ground level, shall be kept close to human scale by using recesses, courtyards, entries, or outdoor spaces.

5.

The proportions of building elements at a multifamily residential/single-family residential interface shall be designed to avoid unreasonable interference with views and privacy of the adjoining neighbors.

6.

Rooftop mechanical equipment must be within the height limit and screened architecturally from public view.

F.

Procedures for development plan approval. The procedure for approval of a PUD/SC project shall be in accordance with the provisions outlined in Sections 14.62.130 through 14.62.150 of this chapter. The requirement for a two-phase review of preliminary plans and final plans may be waived at the discretion of the city planner.

(Ord. 05-276 § 1; prior code § 10-2.2421)