Planned unit developments, involving the careful application of design, are encouraged to achieve a more functional, aesthetical pleasing and harmonious living and working environment within the city which otherwise might not be possible by strict adherence to the regulations of this title. The planned unit development district is designed to accommodate various types of developments, such as neighborhood and district shopping centers, professional and administrative areas, multiple housing developments, single-family housing developments, commercial service centers and industrial parks, or any other use or combination of uses which can be made appropriately a part of a planned unit development. The planned unit development district is intended to enable and encourage flexibility of design and development of land in such manner as to promote its most appropriate use; to allow diversification in the relationship of various uses, structures and spaces; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural and scenic qualities of open space and offer recreational opportunities close to home; to enhance the appearance of neighborhoods through the preservation of natural green spaces; and to counteract the effects of urban congestion and monotony.

The proposed development shall be designed to produce an environment of a stable and desirable character and shall provide standards of open space and permanently reserved areas for off-street parking adequate for the occupancy proposed, and at least equivalent to those required elsewhere by the provisions of this title for such use. In case of residential development, it shall include provisions for recreation areas to meet the needs of the anticipated population.

Any land use permitted by this title may be considered as a use within the planned unit development district.

(Ord. 148—76 (part), 1976: Ord. 45—63 §4.32(1), 1963).

A planned unit development may be located in any district upon the amendment of Ordinance 45—63 to provide for redistricting as a planned unit development district, otherwise designated as a PD district.

(Ord. 148—76 (part), 1976: Ord. 45—63 §4.32(2), 1963).

Any land use permitted by this title may be considered as a use within a planned unit development (PUD) district provided such use is shown on the development plan. A use permit is required for each subsequent use or groups of uses within a multi-use planned unit development. A use permit is not required for a single use planned unit development. A "single use" is defined as a use or group of uses intended as the primary use of the parcel. Uses subordinate to the identified primary use are subject to a use permit.

The minimum site area for a planned unit development shall be determined by the minimum conventional zoning site area for the types of uses proposed within the development.

The standards of site area and dimensions, site coverage, yard spaces, distances between structures, off-street parking and off—street loading facilities and landscaped areas need not be equivalent to the standards prescribed for the regulations for other districts which involve similar uses if the applicant has demonstrated, by his design proposal, that the objectives of this title will be achieved.

The average population density per net acre may not exceed the maximum population density prescribed by the site area regulations or the site area per dwelling regulations of other comparable districts, unless the applicant can demonstrate, by his design proposal and such additional evidence as may be submitted, that the objectives of this title will be achieved. Since planned unit developments may also involve the subdivision process, the applicant must be prepared to show what changes in conventional street and lot design will be necessary to achieve the desired goals.

(Ord. 148-76 (part), 1976: Ord. 45-63 §4.32(5), 1963).

No use shall be permitted, and no process, equipment or material shall be employed, which is found by the planning commission to be objectionable to persons residing or working in the vicinity or injurious to property located in the vicinity by reason of odor, fumes, dust, smoke, cinders, dirt, refuse, water-carried wastes, noise, vibration, illuminations, glare, unsightliness or heavy truck traffic or to involve any hazard of fire or explosion.

(Ord. 148-76 (part), 1976: Ord. 45-63 §4.32(6), 1963).

The regulations provided in Chapter 18.36 shall control the procedure for making application for and processing of an amendment of Ordinance No. 45-63 for zoning as a planned unit development district, subject to the following exceptions:

A.

The application shall be accompanied by a development plan of the entire planned unit development, drawn to scale and showing the contours of the site in intervals of not more than five feet and provisions for: draining of surface waters, watercourses; railroad and public utility rights-of-way; streets; driveways and pedestrian walks; off-street parking and loading facilities; reservations and dedications for public uses; private uses, including dwelling types, not layout, locations, heights and elevations of structures and landscaped areas.

B.

In addition to the data prescribed in Chapter 18.36 and subsection A of this section, the application shall be accompanied by a tabulation of the area proposed to be devoted to each land use and a tabulation of the average population density per net acre and per gross acre in the area or areas proposed to be devoted to residential use.

C.

When a planned unit development involves proposals which necessitate the filing of a tentative subdivision map and which would also necessitate the granting of exceptions of the regulations of the subdivision ordinance, the city council, on the recommendation of the planning commission, may grant tentative approval of the proposal. Where such tentative approval is requested by the applicant, the requirements of subsections A and B of this section may be waived temporarily, provided the applicant submits the following:

1.

In lieu of the drawing of the site prescribed in paragraph (1) of this section, the application shall be accompanied by a schematic drawing, drawn to a minimum scale of one inch equals one hundred feet, showing the general relationships contemplated among all public and private uses and existing and proposed physical features.

2.

A written statement setting forth the source of water supply, method of sewage disposal, means of drainage, dwelling types, nonresidential uses, lot layout, public and private access, height of structures, lighting, landscaped areas and provisions for maintenance of landscaped areas, area to be devoted to various uses, and population density per acre and per gross acre contemplated by the applicant.

Upon approval of a tentative subdivision map in accordance with the procedures prescribed by the subdivision ordinance the applicant shall submit a detailed development plan in accordance with the requirements of subsections A and B of this section before the planning commission may issue a report recommending a final approval of the applicant's proposal.

D.

The planning commission may issue a report recommending a planned unit development as the application for such planned unit was applied for or in modified form if, on the basis of the application and the evidence submitted, the commission makes the following findings:

1.

That the proposed location of the planned unit development is in accordance with the objections of this title;

2.

That the proposed location of the planned unit development and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity;

3.

That the proposed planned unit development will comply with each of the applicable provisions of this section;

4.

That the standards of population density, site area and dimensions, site coverage, yard spaces, heights of structures, distance between structures, off-street parking and off-street loading facilities and landscaped areas will produce an environment of stable and desirable character consistent with the objectives of this title;

5.

That the standards of population density, site area and dimensions, site coverage, yard spaces, height of structures, distances between structures and off-street parking and off-street loading facilities will be such that the development will not generate more traffic that the streets in the vicinity can carry without congestion and will not overload utilities;

6.

That the combination of different dwelling types and variety of land uses in the development will complement each other and will harmonize with existing and proposed land uses in the vicinity;

7.

The proposed planned unit development or the first use or group of uses can be substantially completed with two years after the district is established.

E.

At the first regular city council meeting held more than ten days after a decision on such an application by the planning commission, the city council shall review the decision. The city council may affirm, reverse or modify a decision of the planning commission on an application for a planned unit development, provided that, if a decision denying such an application is reversed or a report covering a planned unit development is modified, the city council, on the basis of the record transmitted by the planning commission and such additional evidence as may be submitted, shall make the findings prerequisite to the approval of an application for a planned unit development as prescribed in subsection D of this section.

(Ord. 308-93 §1, 1993; Ord. 148-76 (part), 1976: Ord. 45-63 §4.32(7), 1963).

All that real property described as Parcels I and II, as shown on RSB 16, Page 116, in the records of the Siskiyou County recorders office, state of California, also known as assessor's parcel No. 60-441-180, recorded as a boundary line adjustment, document no. 93-007900.

A.

Category A uses permitted within the planned unit development include the following: (1) brewery and other food and beverage processing, manufacturing and packaging; (2) customer sampling of products produced, packaged, or warehoused on site (includes beer tasting); (3) retail sales of products produced, packaged, distributed or warehoused on site, and items related to same to be consumed off-site (includes beer mugs and steins, tee shirts, jackets, hats and gifts); (4) tourist-oriented retail (includes souvenirs, tee shirts, hats, gifts and novelties); (5) deli for off-site consumption of food and beverage; (6) distributing, warehousing and business-related equipment storage and vehicle parking; (7) general and professional office; (8) activities appurtenant to use permitted under this category; (9) caretaker apartment; (10) refrigeration and freezer services (cold storage and freezer lockers); (11) light manufacturing, processing, repair and fabrication involving only indoor activities (other than as set forth elsewhere in Categories A and B), environmental impacts to be considered - any of the following which cannot be mitigated to insignificant levels, noise, odor, dust, smoke, light, glare, traffic and vibration - uses are limited to those not containing significant amounts of hazardous materials; (12) telecommunications; (13) laundry and linen supply.

B.

Category B conditional uses permitted within the planned unit district include the following: (1) private parties and meetings, with catered food and beverages; (2) entertainment at private parties and private meetings; (3) education uses; (4) religious uses; (5) testing, research and development laboratories; (6) amusement - indoor; (7) medical laboratory; (8) general retail sales - indoor; (9) restaurant and other on-site consumption of food and beverage; (10) entertainment for general public; (11) all other commercial and industrial uses not set forth in Category A but similar thereto in environmental impact and compatibility, environmental impacts to be considered — any of the following which cannot be mitigated to insignificant levels, noise, odor, dust, smoke, light, glare, traffic and vibration — uses are limited to those not containing significant amounts of hazardous materials; (12) public utilities; (13) dry cleaners; (14) freight distribution; (15) rest/retirement home.

(Ord. 315-93 § 3, 1993).

A.

Applicability of Regulations. The regulations in this section shall apply exclusively to the property defined within this planned development district known as the Mountain Meadows Subdivision. The planned development district shall be combined with the regulations of the low density residential (R-1) of Title 18 of the municipal code. The purpose of the planned development zone district is to provide development regulations based on the single-family residential zone district that preserves mature trees, reduces the visual impact of subdivision, avoids significant grading and reduces impacts to sensitive environmental areas while achieving a residential development in the city. This planned development zone district shall be applicable for the area described as assessor's Parcel No. 060-641-030, subdivided into Mountain Meadows Subdivision, further shown as Exhibit A, attached to the ordinance codified in this chapter, made a part hereof by reference.

The intent of the roadway design and lot configuration is intended to preserve mature trees and the visual appearance of the site while allowing for a reasonable density of residential development.

B.

Uses Permitted. The following uses are permitted in this planned development district:

1.

Single-family dwelling; provided only one such dwelling is permitted on a lot;

2.

Accessory buildings requiring a permit, only if constructed simultaneously with, or subsequent to, the main building on the same lot and within the building area shown for each parcel and on Exhibit B, lot grading plan, attached to the ordinance codified in this chapter, made a part hereof by reference;

3.

Accessory uses normally incidental to single-family residences;

4.

No provision is to be construed as permitting any commercial uses, including the storage or parking of commercial vehicles in excess of one and one-half ton carrying capacity, except private-passenger type vehicles;

5.

Home occupation meeting the requirements of Section 18.24.240;

6.

Attached second units meeting the requirements of Section 18.52.030;

7.

Small family care home;

8.

Small child day care use.

C.

Uses Permitted Subject to a Use Permit. The following uses are permitted subject to obtaining a use permit:

1.

Public parks, public schools and public playgrounds;

2.

Private residential recreation centers.

D.

Building Site Area. Development and grading may only occur within the area defined in Exhibit B, lot grading plan, attached to the ordinance codified in this chapter, made a part hereof by reference. Except as modified by the planning director to provide for unique lot shapes or building orientation, minimum building site area dimensions shall be as follows:

1.

Minimum lot width: sixty feet measured at the front yard setback line.

2.

Minimum lot depth: one hundred feet.

3.

Cut and fill slopes shall be designed and constructed not to exceed a vertical height of ten feet.

E.

Maximum Building Height. Building height limits shall be:

1.

Dwellings: thirty-five feet.

2.

Accessory: seventeen feet.

F.

Yard Requirements. Setbacks shall be:

1.

Accessory structures shall be located outside any required setback. No accessory structure shall be permitted within twenty feet of the front property line.

2.

For purposes of this district the front property line shall be the narrowest portion of the parcel adjacent to a public road.

3.

The planning director shall be permitted to allow encroachment of up to five feet into any front or rear yard setback for architectural features, topography, to avoid trees or encourage innovative design.

G.

Parking.

1.

Off Street. Minimum of two garaged off-street parking spaces, and two uncovered off-street parking spaces shall be provided for each housing unit.

2.

No parking shall be permitted on Mountain View Drive, Starburst Drive or Pinnacle Drive.

H.

Fences, Shrubs and Plantings.

1.

No solid fencing shall be permitted outside of the building lot area identified for each parcel in Exhibit B, lot grading plan, attached to the ordinance codified in this chapter, made a part hereof by reference.

2.

No ornamental landscaping shall be developed outside of the building lot area identified for each parcel in Exhibit B, lot grading plan attached to the ordinance codified in this chapter, made a part hereof by reference.

3.

Transitional slopes shall be replanted with self-sufficient trees, shrubs and ground cover that are compatible with existing surrounding vegetation in order to enhance the blending of manufactured and natural slopes.

4.

Fuel reduction and property management consistent with the recommendations of the California Department of Forestry and the fire department is permitted.

5.

Any irrigation outside of the building lot area identified in Exhibit B, lot grading plan, attached to the ordinance codified in this chapter, made a part hereof by reference, shall be drip or similar spot-specific irrigation system.

6.

Large retaining walls in a uniform plane shall be avoided. Retaining walls over five feet in height shall be divided into elements and terraces with landscaping to screen them from view. Generally, no retaining wall should be higher than ten feet. Where feasible, retaining walls should be constructed of the same materials or color as the primary buildings on the site. (see subsection N of this section).

I.

Accessory Buildings. The requirements for accessory buildings in this PD district are as provided in subsections (B)(2) and (B)(3) of this section.

J.

Home Occupation Permits. The requirements for any business conducted within a residence in this PD district are as provided in Section 18.24.240 of this title.

K.

Manufactured Housing. The requirements for manufactured housing in this PD district are provided in Section 18.24.270 of this title.

L.

Right-of-Way Widths. Except as modified as needed to ensure safe and efficient traffic through the district, the requirements of right-of-way widths shall be as follows:

1.

The road right-of-way shall be sixty feet in width and developed to the low density Siskiyou County Standard Roadway, Plate 1A;

2.

The roadway standard shall be modified at all intersections to widen the radius to fifty-foot on the inside of the paved turn;

3.

All cul-de-sacs shall be constructed to a sixty-foot radius, fifty-foot pavement with four-foot shoulder consistent with Plate 4 of the Siskiyou County Road Standards;

4.

Street lighting shall be prohibited;

5.

The roadway standard may need to be widened in the vicinity of each fire hydrant.

M.

Site Lighting. Permanent outdoor lighting shall be twelve feet or less in height unless it meets one or more of the following criteria:

1.

Fully shielded with a non-adjustable mounting; or

2.

Lighting for parking and vehicle circulation areas in which case heights up to a maximum of twenty feet may be allowed; or

3.

Building mounted lighting directed back at a sign or building facade; or

4.

Lighting on above grade decks or balconies shall be fully shielded.

a.

Outdoor lighting with HID light sources in excess of thirty-five watts (bulb or lamp) shall be prohibited. In addition, incandescent light sources including halogen shall not exceed fifty watts.

b.

All light sources that are not fully shielded shall use other than a clear lens material, as the primary lens material, to enclose the light bulb to minimize glare from a point source.

c.

Landscape lighting is limited to thirty-five watts per fixture per one hundred fifty square feet of landscaped area (as measured in a horizontal plane).

5.

Security lights shall be restricted as follows:

a.

The point light source shall not be visible from adjoining lots or streets.

b.

Floodlights must be controlled by a switch or preferably a motion sensor activated only by motion within owners property.

c.

Timer controlled flood lights shall be prohibited.

6.

Photo-cell lights shall be allowed under the following circumstances:

a.

At primary points of entrance (e.g., front entries) or in critical common areas for commercial and multifamily properties;

b.

Where the light sources are fully-shielded by opaque material (i.e., the fixture illuminates the area but is not itself visibly bright);

c.

The light source shall be fluorescent (or compact fluorescent) to eliminate excess electricity consumption;

d.

Lights must be fully shielded, down directed and screened from adjacent properties in a manner that limits light trespass to 0.1 of a foot candle as measured at the property line; and

e.

Light intensity shall not exceed ten-foot candles measured three feet above finished grade.

i.

Building mounted flood lights fully shielded, downward directed lights using a light of fifty watts or less.

ii.

Motion sensor lights may be permitted, but only where the sensor is triggered by motion within the owner's property lines.

iii.

Light trespass at property lines should not exceed 0.1 of a foot candle as measured at the brightest point.

N.

Building Materials. The form, mass, and profile of the individual buildings and architectural features should be designed to blend with the natural terrain and preserve the character and profile of the natural slope. Some techniques which may be considered include:

1.

Split pads, stepped footings and grade separations to permit structure to step up the natural slope;

2.

Detaching parts of a dwelling (e.g., a garage);

3.

Excessive cantilevers should be avoided on downhill building elevations;

4.

Structures should be placed partly underground or utilize below grade rooms to reduce effective bulk and to provide energy efficient and environmentally desirable spaces. However, the visible area of the building shall be minimized through a combined use of re-grading and landscaping techniques;

5.

Roofs on lower levels should be used as the deck open space of upper levels;

6.

Exterior structural supports and undersides of floors and decks not enclosed by walls shall be permitted provided fire safety and aesthetic considerations have been adequately addressed;

7.

Building materials and color schemes should blend with the natural landscape of earth tones and natural vegetative growth;

8.

No reflective roofing or siding materials shall be used in construction;

9.

To the extent possible, the width of a building measured in the direction of the slope, shall be minimized in order to limit the amount of cutting and filling and to better "fit" the house to the natural terrain;

10.

Structures should be placed to minimize disturbance of natural vegetation on slopes of ten percent or greater.

(Ord. 372-2006 § 2, 2006).