The purpose of the planned residential development provisions is to provide for greater flexibility in the design of residential developments and the promotion of a more efficient, aesthetically pleasing and desirable use of land. It is intended that developments proposed under the provisions of this chapter shall be planned and designed in a manner that will retain the general configuration of the natural terrain and existing plantings in order to maintain and enhance the locally recognized values of community appearance. (Ord. 1000 § 52.50, 1955)

"Planned residential development" means a development located on a site approved as a subdivision, to be constructed by a person or corporate body, involving a variety of residential structure types, planned as a total entity and, therefore, subject to approval, development and regulation as one land use complex. (Ord. 1000 § 52.51(A), 1955)

A planned residential development may be permitted in any residential or agricultural district. Such a development shall have sufficient land area to meet the objectives and standards set forth in this section and sections 18.144.020 and 18.144.040 through 18.144.060 of this chapter. The requirements and procedures established herein shall prevail over any conflicting requirements of this title, or those in the laws and ordinances governing the subdivision of land. (Ord. 2136 § 2, 1990: Ord. 1000 § 52.51(B), 1955)

The planning commission shall review the site plan and elevations for the proposed development to determine its conformity with the standards set forth in the city's general plan, the regulations of sections 18.144.020 through 18.144.060 of this chapter, and recognized principles of urban design, land use planning, circulation, and landscape architecture. The commission may approve the proposed plan, impose essential conditions regarding the layout, circulation and methods of operation and maintenance of the proposed development and, in addition, the commission may require that appropriate and enforceable deed restrictions acceptable by the city be filed with the county recorder. The commission may disapprove the plan if, in their opinion, the application does not comply with any of these criteria. (Ord. 1000 § 52.51(C), 1955)

   A.   The maximum number of dwelling units per acre of net development area for sites under fifteen percent (15%) slope shall be as follows:

 

 

Densities within the R-R, A-1 and A-2 are established by the zone classification.

   B.   The maximum number of dwelling units per area for sites with an average slope of fifteen percent (15%) or over shall be in accordance with the HD hillside development district, chapter 18.138 of this title.

   C.   "Net development area" is defined as the gross area of the site less land area required for completion of perimeter streets and/or streets required by the circulation element of the general plan and less land area within the project set aside for schools, churches, flood control improvements, and other nonresidential uses. Common open space shall be considered in calculating the gross area of the site. Public parks if included as part of the open space shall also be considered in calculating the gross area of the site. (Ord. 2136 § 3, 1990: Ord. 1000 § 52.51(D), 1955)

The location and distribution of the various permitted dwelling unit types shall be approved by the commission. Particular attention will be given to those units to be located on the perimeter of the site, taking into consideration the relationship and compatibility of such dwelling to the character and future development of surrounding properties. The commission may require that only single-family detached dwellings be located in those areas of the site where other types of permitted dwelling units are determined to be not in conformity with the character of the adjacent area. (Ord. 1000 § 52.51(E), 1955)

No building, structure or land shall be used, and no building shall be erected or structurally enlarged except for the following purposes:

   A.   Principal Permitted Uses:

      1.   Attached and detached single-family homes, townhouses, patio houses or combinations thereof not exceeding four (4) units in any one group shall be permitted, and such other uses as are permitted in the zone in which the planned residential development is to be located;

      2.   For the purposes of this title, all permitted dwelling types are considered to be single-family in nature. Each unit shall be a separate and complete entity extending from the lowest floor level to the highest point of the building. There shall be no placement of separate dwelling units above one another in order that each unit will be directly accessible to private, ground level open spaces;

      3.   Where dwelling units and/or accessory structures abut on adjacent lots, such dwellings or structures shall be structurally independent, with not less than one inch (1") of separation between them;

      4.   Citrus and avocado groves and other agricultural uses as permitted by the underlying zone.

   B.   Accessory Uses: In addition to the accessory uses permitted in the district, the following uses are permitted only where they are an integral part of the planned development and are maintained as an integral part thereof, and where the purpose of such facilities is to provide for the residents of the development rather than the general public:

Citrus and avocado groves.

Private parks, parkways, walking and riding paths.

Recreation buildings, structures and areas.

Swimming pools. (Ord. 2136 § 4, 1990: Ord. 1000 § 52.51(B), 1955)

All uses and structures not listed as permitted in section 18.144.070 of this chapter are hereby deemed to be specifically prohibited. (Ord. 1000 § 52.53, 1955)

The following property development standards set out in sections 18.144.100 through 18.144.280 of this chapter shall apply to all land and building in a planned residential development. (Ord. 1000 § 52.54, 1955)

   A.   Individual lot areas may be reduced below the minimum standard required for the zone upon the finding by the city council that the provisions of this chapter are satisfied. Individual lots shall comply with all required setbacks, yard areas and private outdoor living areas required by the zone. (Ord. 2404 § 1, 1999: Ord. 2136 § 5, 1990: Ord. 1000 § 52.54(A), 1955)

Lot widths and depths may be reduced below the standard of the district; however, to preserve and maintain the quality of the zone and surrounding neighborhoods, all lots abutting a dedicated public street shall have a lot width not less than the minimum required for the zone. Certain exceptions may be approved by the commission where it can be shown that a reduction in lot width will not adversely affect the character and quality of the surrounding neighborhood. (Ord. 1000 § 52.54(B), 1955)

Population density for planned residential developments varies in accordance with the density permitted for the zone in which the site is located. (Ord. 1000 § 52.54(C), 1955)

Maximum coverage by planned residential development structures is thirty percent (30%) of the total project area. (Ord. 1000 § 52.54(D), 1955)

For planned residential developments, the height provisions of the zone shall apply. (Ord. 1000 § 52.54(E), 1955)

The minimum front yard provisions of the zone in which the site is located shall apply to all lots, whether abutting a public or private street. (Ord. 1000 § 52.54(F), 1955)

   A.   The side yard provisions of the zone in which the site is located shall apply to all properties in the planned development which abut property not a part of the development.

   B.   For the remainder of the development, the side yard(s) for a residence or a group of residences may be modified as follows:

      1.   For a single-family detached residence on a separate lot, the side yard(s) in a planned residential development may be reduced below that required by the underlying zone district, subject to approval by the planning commission pursuant to the conditional use permit. Where the side yard(s) does not permit the parking of recreational vehicles, then the CC&Rs for the project shall prohibit the parking of such vehicles on separate lots within the development. No window or door openings are permitted on the zero setback line.

      2.   For attached single-family residences or patio houses and townhouses, both interior side yards between structures in a series or group may be reduced to zero, provided the exterior side yards of the series or group are set back a distance not less than ten feet (10') for each story of height of each building series or group. No window or door openings are permitted on the zero setback line. (Ord. 2459 § 1, 2000: Ord. 1000 § 52.54(G), 1955)

The rear yard provisions of the zone in which the site is located shall apply. (Ord. 1000 § 52.54(H), 1955)

   A.   For accessory buildings, the provisions of the zone in which the site is located shall apply.

   B.   Garages or carports for attached dwellings in any series or group shall not front on any public or private street. (Ord. 1000 § 52.54(I), 1955)

The provisions of chapter 18.164 of this title shall apply. In addition, an appropriate number of off street parking spaces shall be provided to compensate for the reduction in on street parking resulting from the less linear feet of streets typically associated with planned residential developments. The number and distribution of such required additional spaces shall be determined by an analysis of the plan by the planning department. (Ord. 1000 § 52.54(J), 1955)

Projects processed under these regulations shall meet one of the following open space standards as described below:

   A.   Properties Under Fifteen Percent Slope: Not less than twenty percent (20%) of the gross land area shall be developed in common, landscaped, recreational open space. Such open space shall contain a minimum dimension of fifty feet (50'), and be accessible to each lot through a system of public or private walkways. Open space areas may include swimming pools, putting greens, court games, and other recreational leisure facilities. Such areas shall be identified as permanent open space on the final tract map. Open space calculations shall not include buildings, private patios, balconies, driveways, and off street parking areas.

   B.   Properties With An Average Slope Of Fifteen Percent Or More: Not less than twenty five percent (25%) of the gross land area shall be in common open space. Not less than five percent (5%) of the gross land area shall be developed in common, landscaped, recreational open space. Such open space shall contain a minimum dimension of twenty five feet (25'), and be accessible to each lot through a system of public or private walkways. Open space areas may include swimming pools, putting greens, court games, and other recreational leisure facilities. Such areas shall be identified as permanent open space on the final tract map. Open space calculations shall not include buildings, private patios, balconies, driveways, and off street parking areas.

   C.   Preservation Of Citrus Groves: The city recognizes the desire to maintain citrus and avocado groves and other agricultural uses as a means to provide open space for the community. The open space requirement may be met by preserving citrus and/or avocado groves or other agricultural uses determined appropriate by the planning commission or city council, and assuring ongoing maintenance through a conservation easement or other legal mechanism to the R-E, R-A, R-R, A-1 and A-2 zones. A minimum of two and one-half (21/2) acres of citrus land must be provided and a minimum percentage of open space shall be provided as follows:

 

 

   D.   Definition Of Common Open Space: Common open space may include common areas held in common by associations and/or other perpetual open space guaranteed by acceptable legal mechanisms including public and private easements and conservation easements. If an applicant proposes to dedicate a portion of their site as public park lands, this area may be considered as common open space if determined to be appropriate by the planning commission. (Ord. 2136 § 6, 1990: Ord. 1000 § 52.54(K), 1955)

Each dwelling site shall have adequate and permanent ingress and egress easements from a dedicated public street. The conveyance of such easements shall be approved as to form by the city attorney. (Ord. 1000 § 52.54(L), 1955)

All streets within a planned residential development, whether public or private, shall have a curb to curb pavement width of not less than thirty six feet (36'). Special street cross sections with lesser paving width, such as a divided one-way, and modified street terminals such as a loop, may be permitted for private streets, provided accessibility and vehicular maneuverability are at least equivalent to a standard street. All streets, alleys and driveways, whether public or private, shall be improved in accordance with standards of the public works department. (Ord. 1000 § 52.54(M), 1955)

There shall be a concrete walkway system not less than five feet (5') in width extending throughout the site to serve as pedestrian access to a dedicated public sidewalk. (Ord. 1000 § 52.54(N), 1955)

A basic street system shall be dedicated to the city. Such system shall be not less than the minimum determined necessary by the public works department to properly serve the planned residential development and surrounding areas. All streets surrounding a planned residential development shall be dedicated. (Ord. 1000 § 52.54(O), 1955)

All storage and trash areas shall be located within enclosed areas completely screened from public view. Common storage and trash areas shall be within two hundred feet (200') of the dwelling served. (Ord. 1000 § 52.54(P), 1955)

In addition to standard streetlights for all dedicated streets, a system of adequate lighting shall be provided for all private interior streets and walkways. The spacing and height of all light support structures, and the intensity of all lights, shall be reviewed by the public works department to determine the adequacy of such lighting for safe pedestrian and vehicle circulation. (Ord. 1000 § 52.54(Q), 1955)

Each dwelling unit shall have a private outdoor living area with minimum dimensions of twenty five feet (25'). Such outdoor living area shall be located to the rear of the front setback line, and may not contain any detached accessory building, or be used for off street parking of motor vehicles. (Ord. 1000 § 52.54(R), 1955)

It is intended that there be a minimum of grading involved in the development of a planned residential development project. Where grading is found necessary to improve the overall development of the site, all cut and fill slopes shall not exceed three to one (3:1), i.e., three (3) horizontal to one vertical. In the HD (hillside development) district, a two to one (2:1) slope may be allowed by the planning commission when found to be in conformance with sections 18.144.010 of this chapter and 18.192.070 of this title. All other provisions of the Redlands grading code shall apply. (Ord. 2178 § 1, 1991: Ord. 1000 § 52.54(S), 1955)

An application for a planned residential development shall be in the form of a conditional use permit in accordance with the provisions of chapter 18.192 of this title. Such permit shall be subject to the additional requirements of this section and sections 18.144.300 through 18.144.410 of this chapter shall apply. (Ord. 1000 § 52.55(A), 1955)

   A.   The applicant shall submit a preliminary development plan to the planning commission for approval.

   B.   The development plan shall be accurately prepared to scale and contain the following information as well as that required in chapter 18.192 of this title:

      1.   Legal description or boundary survey map of the subject property;

      2.   Distribution of land uses, with a tabulation of the acreage designated for each type of use;

      3.   General circulation pattern indicating both public and private vehicular, bicycle, equestrian and pedestrianways;

      4.   The arrangement and dimensions of individual lots;

      5.   Location and arrangement of all structures;

      6.   Relationship of development to surrounding properties and uses;

      7.   Existing topography, with proposed grading and drainage plans;

      8.   Location of proposed common open spaces;

      9.   A statement of provisions for ultimate ownership and maintenance of the parts of the development, including streets, structures and open spaces;

      10.   The floor plans and elevations of all structures, other than detached single-family residential, to indicate architectural type and construction materials;

      11.   Street and walkway lighting, walkways, parking areas, landscaping, walls or fences, utility plan, and mailboxes;

      12.   Such other information as may be appropriate to assist in the consideration of the proposed development. (Ord. 2127 § 2, 1990: Ord. 1000 § 52.55(B), 1955)

The combined professional services of qualified urban planners, registered landscape architects, registered civil engineers, or licensed land surveyors, and licensed architects may be required for the project in the preparation of the development plan. (Ord. 2127 § 3, 1990: Ord. 1000 § 52.55(C), 1955)

The commission shall set forth such conditions as it deems necessary and reasonable to protect the best interests of the surrounding property or/and neighborhood, the general plan, or the intent thereof. (Ord. 2127 § 4, 1990: Ord. 1000 § 52.55(D), 1955)

If development is carried out in progressive stages, each stage shall be so planned that it shall be in conformity with the approved final development plan and all requirements set forth in the approval. The intent of the planned residential development provisions shall be fully complied with at the completion of any stage, and each stage shall provide required open spaces to serve the residents in that stage. (Ord. 1000 § 52.55(F), 1955)

A development schedule shall be filed concurrently with the development plan. The schedule shall indicate:

   A.   The approximate date for start of construction;

   B.   The stages in which the project will be built and approximate starting dates;

   C.   An anticipated rate of development and approximate dates for completion of each phase. (Ord. 2127 § 6, 1990: Ord. 1000 § 52.55(G), 1955)

   A.   A separate tentative map shall be filed for the total development or each approved stage. The tentative map may be filed concurrently with the development plan.

   B.   The final map shall show the building lines, common land, pedestrian easements, and other applicable features required in the approval of the development plan.

   C.   No building permit shall be issued until a final record map of each stage of the proposed development is approved as provided for in this chapter, and is recorded with the county recorder of San Bernardino County. (Ord. 2127 § 7, 1990: Ord. 1000 § 52.55(H), 1955)

The commission may require one or more of the following in instances where the proposed development appears to create special problems of traffic, landscaping or economic feasibility:

   A.   Circulation studies, prepared by a traffic engineer, showing the movement of vehicular and pedestrian traffic within the planned development, and to and from existing thoroughfares. Special engineering features and/or traffic regulation devices needed to facilitate or ensure safety of circulation may be required;

   B.   A landscaping and tree planting plan, prepared by a landscape architect;

   C.   An economic feasibility report or market analysis, prepared by a qualified economist. (Ord. 1000 § 52.55(I), 1955)

As a condition for approval of a development plan, the commission may require a contract with safeguards, satisfactory to the city attorney, guaranteeing completion of the development plan. (Ord. 2127 § 8, 1990: Ord. 1000 § 52.55(J), 1955)

No changes shall be made in an approved development plan unless submitted to and approved by the planning commission. No change shall be authorized which in any way is determined to be inconsistent with the purposes and intent of the development plan. (Ord. 2127 § 9, 1990: Ord. 1000 § 52.55(K), 1955)

The boundary of an approved planned residential development shall be outlined on the zoning map with the letters "PRD" noted after the zone classification (e.g., R-E PRD). Such designation is for identification purposes only and does not constitute an amendment to the official zoning map. (Ord. 1000 § 52.55(L), 1955)

Time limits for the conditional use permit shall be the same as those prescribed by the subdivision map act pertaining to tentative maps. (Ord. 2127 § 10, 1990: Ord. 1000 § 52.55(M), 1955)