There is implemented the PRD-D, planned residential development-detached district. Whenever placed on the land use zoning map, "PRD-D" shall be indicated as the district designation of the area over which it is placed, and the provisions of said "PRD-D" district shall apply.

(Ord. 799 (part), 1980)

A.

The city council finds that detached planned residential developments are different in several respects from conventional single-family residential developments and therefore require different regulations.

B.

The intent of this chapter is to develop standards, procedures and guidelines to provide a more flexible method whereby sufficiently large and properly located land areas can be developed, employing more innovative and imaginative land planning concepts than would be possible through the strict application of R-1 zoning subdivision regulations.

C.

The purpose of the ordinance codified in this chapter is to provide for the general control of design of detached planned residential development, including but not limited to cluster housing, in relation to adjoining areas in accordance with the basic purpose of the State Subdivision Map Act.

(Ord. 799 (part), 1980)

For the purpose of this chapter the following definitions shall apply:

A.

"Condominium" means an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in space in a residential building situated on real property. A condominium may include, in addition, a separate interest in other portions of such real property.

B.

"Condominium project" means the entire parcel of real property divided or to be divided, into condominiums, including all structures thereon.

C.

"Planned development" means single-family units proposed for construction, deviating from the requirements of the particular zone in which it is proposed to be located, and consisting of:

1.

Individual family living units under individual ownerships developed as a condominium or cluster housing; or

2.

A project in which an undivided interest in the land is coupled with the right to the exclusive occupancy of a designated dwelling thereon; or

3.

Other comparable facilities.

D.

"Community housing project" means a project in which an undivided interest in the land and common areas coupled with the right to the exclusive ownership of a designation dwelling unit therein.

E.

"Cluster housing project" means a grouping of lots of no specific area requirements but combined with common and private open areas to compute the density requirements of the planned residential development-detached zone. Residential structures on such lots need not cover the entire lot, but shall be detached units, and shall be limited to one or two stories in height.

F.

"Unit" means the element of a condominium or cluster project which is not owned in common with the owners of other condominiums or units in the project.

G.

"Common areas" means the entire project excepting all units therein granted or reserved to individual ownerships.

H.

"Conditions, covenants and restrictions" means conditions, covenants and restrictions of any condominium, or cluster project or any other planned development.

I.

"Association" means the organization of persons who own a lot, parcel, area, airspace, or right of exclusive occupancy in a unit of a condominium, cluster project or other planned residential development and have interest in the control of common areas of such projects.

J.

"Open space" means the land areas which are not occupied by buildings, structures, streets or alleys, excepting however, approved landscaped features and active recreational facilities when developed in accordance with the provisions of this chapter.

1.

"Usable open space" means the land areas meeting the qualifications and definitions of either usable common open space or usable private open space.

2.

"Usable common open space" means the open space which is suitably located and improved for common recreational purposes, active or passive, and accessible to each lot or dwelling within a development through a system of public or private walkways.

3.

"Usable private open space" means the open space which is designed and maintained for the sole and exclusive use of the occupants of not more than one dwelling and may include covered patio areas.

4.

"Active recreational areas" means the usable common open space which is developed with active facilities, such as swimming pools, tennis courts, recreational buildings, a clubhouse, or similar facilities.

(Ord. 799 (part), 1980)

The specific objectives of the planned residential development-detached ordinance are as follows:

A.

To encourage a more desirable living environment than would be possible through a strict application of the zoning code;

B.

To encourage a more efficient, aesthetic, and desirable use of the land;

C.

To encourage the reservation of a greater proportion of open spaces for visual and recreational uses;

D.

To encourage variety in the physical development pattern of the community;

E.

To ensure architectural unity and harmony within the development and with surrounding residential developments; and

F.

To ensure that these objectives are realized and that, in the process, the net density of any area within the R-1 (medium density residential) zones remain in conformity with the requirements of the general plan.

(Ord. 799 (part), 1980)

Detached single-family units, supporting housing, or transitional housing proposed as a condominium or cluster project or other detached planned residential developments are permitted in the planned residential development-detached zone (low to medium density residential), subject to the approval of tentative, final or parcel map, as may be required by law. This requirement is in addition to other review and approval procedures required by this chapter.

(Ord. 799 (part), 1980)

(Ord. No. 1642, § 8, 7-14-20)

The following procedures shall be completed prior to the issuance of building permits:

A.

Preliminary Review. Prior to the filing of an application pursuant to this section, the developer or subdivider or his/her authorized representative shall meet in person with the city director of development services or his/her designated representative to discuss the proposed project so that the necessary sequential processing steps may be undertaken with a clear understanding of the city's attitude and requirements.

B.

Application Requirements. After the preliminary review, the applicant may file a request for a change of zone to a PRD-D zoning district pursuant to Chapter 18.48 of this code.

1.

All applications for a change of zone to a PRD-D district shall include the proposed development plan for the use of the property. Said plan shall be prepared in sufficient detail including proposed buildings and open space areas to properly advise the planning commission of the proposed development plan.

2.

Upon receipt of an application and development plan, the planning commission shall review the proposed development and forward its recommendations to the city council.

3.

Approval of the development plan shall not exceed a period of two calendar years.

4.

If the specified development has been completed in accordance with the approved plan within the time specified, the city will initiate the proceedings to place the property into a permanent PRD-D district.

5.

If the development is not completed as approved or within the time limits as specified in this section, the zoning on the property shall revert to the zone of the area prior to the application for the PRD-D district.

C.

If the application involves a tentative or final or parcel map, approval of said map is required pursuant to Title 17 of this code.

D.

Approval of the precise plan of design by the city's development review committee, pursuant to city council Resolution No. 2092. Approval under this subsection shall require the applicant to submit the following information:

1.

One copy of the completed precise plan of design form available from the planning division.

2.

Seven copies of a plot plan and elevation details to include the following information:

a.

Location and use or uses proposed for each existing and proposed structure in the project area. The number of stories, gross building area and proposed entrances;

b.

Calculations of the required and proposed amounts of open space, usable open space, usable common open space, building area and off-street parking;

c.

The location, size, height and type of all signs, walls and fences;

d.

The exterior elevations of all building proposed for construction showing the general design, architectural features and building materials;

e.

The location, size and dimensions of all yards, setbacks, common open space and all spaces between structures;

f.

Locations, dimensions and methods of improvement of all existing and proposed curb cuts, drive lanes, streets, alleys, parking areas, loading and storage areas, refuse pickup areas, sidewalks and means of access, ingress and egress;

g.

The location and design of all exterior lighting for the proposed development;

h.

The location, dimensions and method of improvement of all property to be dedicated to the public or any public utility;

i.

Location and width of all pedestrian walks and open areas for common use;

j.

Location of all existing and proposed physical features such as hydrants, utility facilities, drainage facilities and recreational facilities;

k.

Statements in writing of all declarations, restrictions, covenants, method or methods of managing the project and maintaining the common areas and elements located therein;

1.

A detailed plan of landscaping and of the sprinkling system providing water to all planted areas. The landscaping plan shall indicate the botanical and common names of all plants used, size of plants, spacing and number of each type used. The sprinkling system details shall indicate the type, number, size and location of all sprinkling devices and the size and location of all pipes used.

3.

Upon receipt of the completed application, the planning division will refer copies of the application to the development review committee (DRC) for its comments and recommendations.

4.

Within ten working days, following receipt of the application by the planning division, the development review committee will formally review the application.

5.

More than one meeting of the development review committee may be necessary to adequately review the application.

6.

The development review committee shall approve, conditionally approve, or recommend disapproval for each precise plan of design subject to this chapter. Following completion of the review process, the planning division shall prepare a report summarizing the decision and findings of the development review committee and forward this report to the applicant for review and concurrence.

7.

Approval of the precise plan of design does not become effective until the applicant has signed a statement acknowledging awareness and acceptance of any required conditions of approval.

(Ord. 1234 (part), 1995: Ord. 799 (part), 1980)

(Ord. No. 1645, § 3, 7-14-20)

Editor's note— Amendment from Ord. No. 1645, § 3, adopted July 14, 2020, not included as amendment is under further evaluaton.

The development standards contained in this section shall apply to all detached planned residential developments.

A.

Site Area. The minimum gross site area within an R-1 zone when developed pursuant to this chapter, shall be five acres, except those sites with lesser area may be permitted when contiguous to an existing planned development and it constitutes a logical extension in arrangement of building facilities and open space.

B.

Density. Residential density shall not exceed the net density permitted under the adopted community general plan. For the purposes of this chapter, "net density" is defined as the average number of dwelling units per acre, exclusive of public streets, and other public rights-of-way.

C.

Minimum Dwelling Sizes. Minimum square footage of dwellings shall be determined by the planning commission at the time of application for a change of zone. Commission determination shall be based on the compatibility of the proposed dwelling sizes with adjacent existing dwellings. In no situation shall individual dwellings be less than one thousand two hundred square feet of living area, exclusive of garages, porches, eaves or similar features.

D.

Site Coverage. Buildings and structures, which shall not include patios open on three or more sides, shall not occupy more than thirty-five percent of the site to be developed of the PRD-D district.

E.

Building Height. A building, structure or portion thereof shall not exceed two and one-half stories or thirty-five feet, whichever is less.

F.

Type of Structures. Dwelling units shall be detached single-family units. The commission may approve places of public assembly, recreational buildings and accessory buildings if for the primary use of persons residing within the planned development project and located so as not to be detrimental to adjacent properties.

G.

Setbacks. Each dwelling unit and accessory structure shall have and maintain the following minimum setbacks from streets and distance between structures:

1.

The minimum front setback from a public street for all buildings and structures exceeding forty-two inches in height shall be not less than twenty-five feet. The minimum front setback from a private street shall not be less than thirty-seven feet from curb face.

2.

Minimum side setbacks between structures shall be ten feet.

a.

Structures situated on corner lots abutting a public street shall maintain a minimum fifteen-foot setback. Structures situated on corner lots abutting a private street shall maintain a minimum twenty-seven-foot setback from curb face.

b.

Private garages located in the side yard and opening into a public or private street shall maintain an eighteen-foot setback from said public or private street.

3.

The minimum rear setback from a major highway or other dedicated public street, shall be twenty feet. Minimum rear setback between structures shall be forty feet.

4.

The commission at the time of plot plan approval may modify these required setbacks based on submitted plans, and evidence that a deviation from these required setbacks will be in keeping with the goals and intent of this chapter.

H.

Fences and Walls. Fences and walls shall be as shown on the approved precise plan.

I.

Off-street Parking. The following minimum standards shall apply:

1.

Each dwelling unit shall have a private garage, the capacity of which shall not be less than two nor exceed three automobiles.

2.

One parking space for every five dwellings shall be provided for guest parking.

J.

Vehicular Circulation — Private and Public Streets. All primary and secondary streets either private or public shall be improved in accordance with city standards.

K.

Vehicular Circulation — Access from Public Streets.

1.

The city, upon review, may require modifications in the size, number, and location of access points and vehicle and pedestrian or multimodal on-site circulation systems in order to protect and enhance adjacent properties and protect the public safety and welfare. In this review, the following standards shall apply:

a.

Access to a planned residential development shall be permitted only from a public street. Direct access from major streets shall be prohibited except as follows:

i.

Where an existing development site has no alternative means of ingress and egress, the city may approve access from a major street;

ii.

Where evidence can be shown that access from a major street will not hazardously affect the function of the street or be detrimental to the safety of the motorists, the city may approve access from a major street.

2.

Access to On-site Parking Areas. Access to onsite parking areas shall be by means of either:

a.

A loop system, where each one-way road has a minimum width of twenty feet; or

b.

A driveway with a minimum width of thirty-two feet to permit two-way traffic; or

c.

Along all driveway and vehicular access ways that provide access for fire or emergency vehicles, there shall be a minimum vertical clearance of fourteen feet and horizontal clearance of twenty feet.

L.

Pedestrian Circulation. A pedestrian circulation system shall be incorporated into the residential development for purpose of providing direct access to and from all individual dwelling units, trash storage areas, parking areas, recreational areas and other outdoor living areas. The circulation system shall be developed with a combination of the following development standards:

1.

A sidewalk system shall be developed adjacent to all public streets with a minimum width of five and one-half feet in accordance with city standards.

2.

The interior walkway system shall include pedestrian walks or paths consisting of varying widths designed to provide curvilinear forms wherever possible. The minimum width of interior pedestrian walks and paths shall be four feet. Walkway systems shall utilize substantial materials such as concrete, brick, flagstone or other materials approved by the planning division.

M.

Signs.

1.

One indirectly illuminated monument sign per tract entrance. This sign shall only be utilized for the purpose of identification, which shall only contain the name and/or address of the development. The monument sign shall not exceed twenty square feet in aggregate area, or exceed five feet in overall height. Such sign shall be erected within a landscaped area and located at least fifteen feet from the curb face;

2.

In lieu of the monument sign as noted in subdivision 1 of this subsection, one wall sign per tract entrance, may be permitted. Such sign shall consist of individually mounted letters which identifies the name and/or address of the development. Such wall letters and numbers shall not exceed eighteen inches in height and shall be indirectly illuminated.

N.

Utilities. The applicant shall submit to the development review committee, and it shall be made a condition of approval, that the serving utilities will install underground all facilities necessary to furnish service in the development.

O.

Tentative Subdivision Maps. A tentative map shall be filed when required by the subdivision ordinance of the city. The lot sizes may vary and a standard dimension is not applicable.

P.

Storage Facilities. There shall be a common area for parking of trailers, boats, campers, camper shells, motor homes and similar vehicles equal to one ten-foot by twenty-foot storage space for each ten dwelling units or fraction thereof. Adequate access and maneuverability shall be provided. Such area shall be enclosed with a minimum six-foot high decorative masonry wall with perimeter screening landscaping. Landscaping shall include trees and shrubs and shall be maintained by an electric remote control sprinkler system. Gates shall be adequately lighted, provided with yard drains for adequate drainage, and shall have electrical outlets and hose bibbs.

Q.

Open Space Areas.

1.

A minimum of forty percent of the total project area shall be maintained as open space and shall be functional and integrated into the development. Open space areas shall not include:

a.

Rights-of-way;

b.

Vehicle parking and accessways, recreational storage and rubbish storage areas.

2.

A minimum of forty percent of the open space requirement shall be developed, landscaped and maintained for common open space for the exclusive use and enjoyment by all residents, and developed for recreational or leisure time activities.

The required common open space shall be functional and integrated into an aggregate area or areas. Common open space areas shall not include:

a.

Rights-of-way;

b.

Areas adjacent to, or between structures less than fifteen feet in width;

c.

Vehicle parking and accessways, recreational storage and rubbish storage areas;

d.

Private patio, atriums or gardens attached to individual dwellings;

e.

Slope areas of more than eight percent grade.

3.

Common open space areas may include swimming pools, tot lots, putting greens, court game facilities and recreational buildings.

a.

Common open space shall be developed and landscaped in accordance with a precise plan of design approved by the city.

(Ord. 1234 (part), 1995: Ord. 799 (part), 1980)

A development shall be approved subject to submission of a legal instrument setting forth a plan or manner of permanent care and maintenance of open spaces, recreational areas and communal facilities. No such instrument shall be acceptable until approved by the director of development services as to suitability for the proposed use of the open areas and the city attorney as to legal form and effect.

If the common open areas are to be conveyed to the homeowners' association, the developer shall file a declaration of covenants to be submitted with the application for approval, that will govern the association. The provisions shall include, but not be limited to the following:

A.

The homeowners' association shall be established prior to the sale of the last dwelling units;

B.

Membership shall be mandatory for each buyer and any successive buyer;

C.

The open space restrictions shall be permanent;

D.

Provisions to restrict parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project;

E.

If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions and restrictions and reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development.

(Ord. 1234 (part), 1995: Ord. 799 (part), 1980)

A building or grading permit shall not be issued for any site within a proposed planned residential development unless a final subdivision map has been recorded in compliance with the subdivision regulations of the city.

(Ord. 799 (part), 1980)