Walnut City Zoning Code
CHAPTER 6
24 RPD RESIDENTIAL PLANNED DEVELOPMENT ZONE
§ 6.24.010 Intent of zone.
A.
The intent and purpose of a Residential Planned Development Zone is to create a better living environment; to promote the achievement of residential land use amenities than could otherwise be obtained under conventional development; to achieve greater design flexibility of residential acreage than could otherwise be possible through the application of conventional residential zone regulations; to encourage well planned developments through creative and imaginative planning encourage well planned developments through creative and imaginative planning principals, practice and techniques; to reserve a greater proportion of open space land for recreation, conservation, parking and other similar uses than is otherwise required by conventional residential zone regulations; to provide for a more efficient, appropriate and desirable use of land which is sufficiently unique in its physical characteristics and other circumstances to warrant special methods of development; to provide areas of natural scenic beauty, vistas, land marks, promontories and other environmental features through integrated land planning, design and unified control of physical development patterns, and, to set forth use regulations and property development regulations that will best assure that the intent and purpose of this chapter is carried out.
B.
The regulations contained in this chapter for establishment of a residential planned development hereby set forth are to be minimum. During the course of applicable review procedures, as provided in this chapter, the development review board, Planning Commission and City Council may establish additional conditions or requirements including, but not limited to placement, location and distribution of density of dwelling units, as may be deemed essential and necessary to maintain, preserve, protect, perpetuate and promote the public health, safety and general welfare.
§ 6.24.020 Designation of zone.
A.
In the changing of zone classification to a designation of residential planned development, hereafter also referred to as RPD, the Planning Commission and City Council shall set forth for each parcel or lot of land in the RPD Zone, the minimum lot area to be applied, in the event the property is developed in a conventional R-1 manner as opposed to a residential planned development. This designation shall conform to one of the R-1 minimum lot areas of this code, i.e., R-1 (7200), R-1 (8500), R-1 (10,000), R-1 (15,000) or R-1 (20,000). In the event property is thereafter developed in a conventional manner, the development shall conform to the same limitations and conditions of the R-1 lot area.
B.
In addition thereto, at the time of change of zone to RPD, the Planning Commission and the City Council shall also designate the overall net acre density of the proposed residential planned development, which in no event shall exceed four and two tenths dwelling units per acre. The density factor, as well as the minimum lot area, shall be set forth in the following manner at time of the change of zone, e.g., RPD (10,000)—3.5.
§ 6.24.030 Permitted uses and procedures.
A.
Property in an RPD Zone may be used for:
1.
Any use permitted in an R-1 Zone, of the specific minimum lot size specified at the time of change of zone, e.g., RPD (10,000)—3.5, under the same limitations and conditions including area requirements, front, side, and rear yards, garages and auxiliary uses.
B.
Area Master Plan. A residential planned development application of an area greater than 40 acres shall be accompanied by an area master plan (maps and explanatory text), for the entire area to be developed or under one ownership, whichever is the larger area. The area master plan shall set forth the following:
1.
Location and boundary of the area proposed for the residential planned development.
2.
Present and proposed topography of the area including natural features that are to be retained (i.e., stands of tree, rock outcroppings, canyons, etc.).
3.
Proposed uses of all land including, but not limited to, residential, commercial and professional centers, school sites, public and private recreational facilities and all common open spaces.
4.
Proposed density of all areas scheduled for single-family residential development. The overall density of all residential development cannot exceed an average of four and two tenths units per net acre.
5.
Proposed site development standards for all residential and commercial development.
6.
The location of all major and secondary highways.
7.
A statement regarding compliance with the general plan of the City adopted in 1967 and amended from time to time.
C.
Area. The proposed development plan shall include a parcel of land containing not less than 10 acres; and exception to the 10-acre minimum is allowed when a new RPD is proposed adjacent to an existing RPD and it can be shown that the two developments can be blended.
D.
Density. The overall density of the proposed residential unit shall be that as set forth in the RPD zone designation, but in no event to exceed four and two tenths dwelling units per acre.
E.
Type of Structures.
1.
Detached single-family dwelling units.
2.
Attached single-family dwelling units.
3.
Accessory buildings.
4.
Recreation buildings and areas.
5.
Recreation courts, fields, courses and greens.
6.
Swimming pools.
7.
All permitted structures shall not exceed 35 feet in height.
8.
All dwelling units shall have a minimum floor area as follows:
a.
All detached dwelling units within any unit of development shall have an average square footage of 1,450 square feet. As used herein, floor area shall be defined as the area within the outside perimeter of the bottom plates of each floor, minus any garage or patio. The average floor area shall be computed from all proposed dwellings within any approved tentative tract, or if such tentative tract is partially recorded, the floor area shall be computed from all proposed dwellings within the partial recordation. No building permit or group of building permits shall be issued to a single applicant wherein the average floor area requirement, as stated herein, is not met, unless a previous building permit or group of building permits within the same tract, when averaged with the permits requested, meets the average floor area required herein.
b.
All attached dwelling units within any unit of development shall have an average square footage of 1,350 square feet. As used herein, floor area shall be defined as the area within the outside perimeter of the bottom plates of each floor, minus any garage or patio. The average floor area shall be computed from all proposed dwellings within any approved tentative tract, or if such tentative tract is partially recorded, the floor area shall be computed from all proposed dwellings within the partial recordation. No building permit or group of building permits shall be issued to a single applicant wherein the average floor area requirement, as stated herein, is not met, unless a previous building permit or group of building permits within the same tract, when averaged with the permits requested meet the average floor area required herein.
F.
Open Space. Open space, as defined in paragraphs (1)(a) through (e) of this subsection, shall comprise not less than 20% of the gross area. This requirement shall be in addition to any private individual open space provided within the development. Such private open space shall not be included when computing the 20% factor.
1.
In approving the conditional use permit, the following open space uses shall be considered by the Planning Commission and City Council and a determination made as to which of such uses shall, in their judgment, be necessary for the health, safety, use and enjoyment of the residential planned development or appropriate phase thereof:
a.
Common open space developed for recreational purposes.
b.
Areas of scenic or natural beauty forming a portion of the proposed development.
c.
Present or future recreational areas of a noncommercial nature including parks and playgrounds.
d.
Present or future hiking, riding or bicycle trails.
e.
Landscaped portions adjacent to streets or highways which are in excess of minimum required rights-of-way.
2.
In approving such open space, consideration shall be given to the project to be developed, the characteristics of such open space, the manner in which the open space is to be improved and maintained and such other information as may be deemed pertinent. Reservation of open space shall be made a condition or approval. Such reservation shall be by public dedication, establishment of a maintenance district, common ownership or other satisfactory means as approved by the City Council to insure the permanent reservation of, and where appropriate, perpetual maintenance of, required open space.
G.
Building Coverage. The area occupied by buildings and roofed structures shall not exceed 40% of the total gross area of the residential planned development.
H.
Parking. Provisions of Chapter 6.68 relating to dwellings, places of public assembly and similar uses shall apply; except, that the minimum required for a dwelling unit shall not be less than two off-street parking spaces in a garage per dwelling unit. The conditional use permit may modify the required number of parking spaces for recreational facilities where circumstances justify and may provide additional off-street parking for guests.
I.
Utilities. The applicant shall submit, and it shall be made a condition of approval, satisfactory evidence that the applicant has made arrangements with the serving utilities to install underground all new facilities necessary to furnish service in the development.
J.
Development Schedule. The conditional use permit shall contain an approved progress schedule indicating the development of open space related to the construction of residential dwelling units, which shall become a condition of approval. Where development is to be completed in phases, such development may be coordinated between phases as approved in subsection N of this section.
K.
Tentative Division of Land Map. A tentative map and a plot plan shall be filed indicating the precise location, width and type of improvements for private or public streets and pedestrian walks.
L.
Landscaping. A plan for landscaping and maintaining all open area, where appropriate shall be submitted and approved by the Planning Commission.
M.
Open Space Maintenance District. Special districts, such as park districts, lighting districts and open space maintenance districts (as provided by Chapter 2-5, Part 1 of Division 1 of Title 5 of the State Government Code), together with appropriate dedications for public ownership shall be provided and may include, but shall not be limited to, open land planting and maintenance, flood control facilities, lighting and local improvements.
N.
Distribution of Open Space.
1.
Planned development projects developed in phases shall be designed so that each successive phase will contain sufficient open space to independently qualify under the provisions of subsection F of this section. A conditional use permit may approve a division of open space encompassing more than one phase if the applicant submits development plans indicating and guaranteeing, to the satisfaction of the City Council, that the development will provide a better planned unit development within the intent of this section.
2.
Where a division of open space will encompass more than one phase, the applicant shall provide a map indicating cumulative allocation and utilization of open space for each successive phase in each subsequent application.
O.
Division of Lots or Parcels. In addition to a tentative division of land map when required by Section 6.04.030 regarding subdivision regulations where lots or parcels of land are to be sold or separated in ownership from other property in the development or applicable phase thereof, a map shall be submitted indicating the proposed boundaries of the lots or parcels of land to be sold or separated in ownership. Where the proposed division would create one or more lots or parcels of land having an area of less than that specified if developed as provided in subsection (A)(1) of this section, such map shall also delineate the relationship between such lots or parcels of land and open space provided as required in subsection F of this section. The conditional use permit shall consider whether the proposed separation provides as well or better for planned development within the intent of this section.
P.
Sale or Separation of Lots or Parcels. Where lots or parcels of land are sold or otherwise separated in ownership, no dwelling unit, lot or parcel of land for a residential building shall be sold or encumbered separately from an undivided interest in the open space appurtenant to such dwelling unit, lot or parcel of land where required by subsection F of this section. Such undivided interest shall include either: (1) an undivided interest in the open space; or (2) a share in the corporation or voting membership in an association owning the open space where approved as provided in subsection F of this section. This provision shall not apply when such required open space has been accepted for public dedication, where held in separate ownership with recreational rights to the required open space reserved to the lot owners and maintenance district or where other satisfactory means to insure permanent reservation of required open space have been approved by the Commission.
§ 6.24.040 Guidelines for RPD zone.
The Planning Commission and the City Council must consider the following guidelines and implement and incorporate these guidelines to the greatest extent feasible in approving any conditional use permit in the residential planned development zone, as follows:
A.
Natural topographic features should be conserved through various means so as to blend any manmade or manufactured slopes into natural topography;
B.
Significant natural topographic features, such as canyons, drainage swales, steep slopes, floodplains, view corridors, and scenic vistas and prominent ridge lines should be retained;
C.
Prominent landmark features, such as natural rock outcroppings, prominent trees and plant materials, and other areas of special natural beauty should be preserved and enhanced;
D.
The design and arrangement of single-family building sites utilizing variable lot sizes and setback variations should be incorporated to minimize grading;
E.
Variable lot sizes should be incorporated to reduce grading alteration on steeper, more pronounced natural terrain;
F.
Utilization of building designs, locations and arrangements should serve to avoid a continuous, hard skyline effect, and afford a view privacy and protection;
G.
Conservation of plant material, and the introduction of new plant material should be used to protect slopes from slippage and soil erosion, and to minimize the visual effect of grading and construction on hillside areas;
H.
Street designs and improvement should be selected to minimize the grading alterations and harmonize with natural contours and character of the hillsides;
I.
Where open space is designated within the plan, adequate methods of ownership to ensure continuity, conservation and maintenance of said open space should be provided;
J.
Contact should be made with the following agencies to obtain their comments concerning the proposed conditional use permit:
K.
The Planning Commission or the City Council should, where appropriate, require all owners and applicants to execute and record covenants, conditions and restrictions reciting and setting forth provisions necessary to assure construction, management, maintenance and conveyance of the projects and/or units are in compliance with the conditional use permit, the allocation of open space/developed area, and the requirements of the residential planned development zone. Said covenants, conditions and restrictions should be subject to the approval of the City.