Woodland Hills City Zoning Code

1. Traditional zoning, with its rigid separation of uses into different zones under very restricted placement controls, has now been recognized as being inappropriate to many medium and large scale developments. Planned developments, which modify the traditional forms of zoning, permit a developer to secure advantages which can be passed on to the general public by virtue of more desirable economic development.
2. The planned unit development (PUD) standards are a supplementary list of overlay zoning standards which apply to properties simultaneously with one of the other zoning districts established in this title, hereinafter referred to as the underlying zoning district. For properties approved for PUD designation, these PUD standards modify the regulations listed for the underlying zoning district.
3. The PUD standards are provided as a design option, intended to permit flexibility in the regulation of land development to encourage innovation in land use, and variety in design, layout and type of structures constructed; to preserve significant natural features and open space; to promote efficient provision of public services and utilities; to minimize adverse traffic impacts; to provide adequate housing; to encourage development of convenient recreational facilities; and to encourage the use and improvement of existing sites when the uniform regulations contained in other zoning districts alone do not provide adequate protection and safeguards for the site or its surrounding areas.
4. The standards are intended to accommodate development on sites with significant natural, historical and environmental features as noted in the general plan, on land which exhibits difficult development constraints, and/or to provide the opportunity to mix compatible uses or residential types, and/or allow clustering of residential units to reduce construction costs and to preserve common open space and natural features. The PUD standards shall not be sought primarily to avoid the imposition of standards and requirements of other zoning classifications rather than to achieve the stated purposes herein set forth.

HISTORY:

(Ord. 1993-05, 6-16-1993)

1. Scope: The objectives, principles and standards are intended to guide the applicant in the preparation of the land use and development plan, and they shall be used as the basis for the evaluation of the plan by the planning commission and city council.
2. Objectives: The following objectives shall be considered in reviewing any application for any PUD in order to realize the inherent advantages of coordinated, flexible, comprehensive, long range, planning and development of such planned development:
3. Provide more desirable living environments in the city by preserving the natural character of open fields, stands of trees, drainage courses and similar assets.
4. Encourage, with regard to residential use, the provision of open space and the development of recreational facilities in a generally central location within reasonable distance of all living units.
5. Encourage developers to use a more creative and imaginative approach in the development of residential areas.
6. Continue to require underground utilities which can be more efficiently designed when master planning a larger area.
7. Allow phased construction with the knowledge that subsequent phases will be approved as originally planned and approved by the city.
8. Reserve adequate land areas for schools, parks and other public uses.

HISTORY:

(Ord. 1993-05, 6-16-1993)

The following procedure shall be followed when applying for a residential PUD:

1. Preapplication Conference: Before submitting an application for approval of a PUD, the applicant shall confer in a meeting with the planning commission to obtain information and guidance regarding land development regulations, the general plan and the application process. At the preapplication conference, the applicant shall submit a preliminary sketch plan for the proposed PUD, containing both maps and written statement. All maps shall show enough of the surrounding area to demonstrate the relationship of the PUD to adjoining uses, both existing and proposed.
2. The maps, which are a part of the preliminary sketch plan, may be in general, schematic form and must contain the following:
3. A recent map of the site, reflecting area, size and boundary line dimensions.
4. Existing and proposed land uses and their approximate locations.
5. Existing topographic character of the site.
6. The character, approximate net residential density and expected final population of the proposed PUD.
7. Circulation patterns, including pedestrian walkways and arterial, collector or local streets.
8.  Any proposed public use areas, including schools, parks, open space, etc.
9. Existing areas which are unbuildable, such as steep slopes, drainage courses, etc.
10. The written statement to be included, along with the preliminary sketch plan, must contain the following information:
11. An explanation of the character of the PUD, the manner which it is has been planned to take advantage of the PUD regulations, the manner in which it reflects the purpose and objectives of the PUD as stated in this article and its conformance to the general plan.
12. A statement of ownership or option to purchase of all land within the proposed PUD.
13. A general indication of the expected schedule of development.
14.  Planning Commission Review: Following the preapplication conference, the applicant shall submit the preliminary sketch plan, including maps and written statement, in five (5) copies to the planning commission. The planning commission shall review the preliminary sketch plan to determine its conformance with the purpose and objectives of sections 10-10A-1 and 10-10A-2 of this article, and the city general plan.
15. Application:
16. Upon completion of the preliminary review process, including the preapplication conference and planning commission review, an application may be submitted to the planning commission. A public hearing shall be held by the planning commission before approval of PUD. Notification of the public hearing shall be published in a newspaper of general circulation in the city and be either mailed or personally delivered to persons to whom real property is assessed within three hundred feet (300') of the boundary of the property on which the PUD is to be located, and to the occupants of all structures within three hundred feet (300') of that property. Notice is to be given in accordance with state law before the application will be considered. The notice is to describe the nature of the PUD, the property on which the PUD will be located, and is to state the place and time of the public hearing and indicate when and where written comments will be received concerning the request. If the planning commission approves the PUD, it may recommend any conditions or modifications it deems necessary.
17. In cases where a preliminary site development plan is submitted with the PUD application and a public hearing held, a second public hearing may be waived by the planning commission for the final site plan for each phase of the development. In cases where the PUD applicant proposes to complete the PUD in one phase, requiring only the submittal of a final site plan, a public hearing shall be held by the planning commission.
18. Such application shall include a final site plan containing the information set forth in chapter 12 of this title. If the PUD is to be built in phases, a preliminary site development plan designating various use areas may be approved. A final detailed site plan shall then be required before the approval of each phase. The following information shall be provided:
19. A development schedule indicating:
20. Approximate date for commencement of construction.
21. Stages or phases in which the project will be built and the expected starting and completion dates of each stage.
22. Size and location of each area of common use for recreation or open space purposes which will be complete at each stage.
23. Agreements, provisions or other covenants which will govern the use, maintenance and continued protection of the PUD and any of its common uses or open space areas.
24.  City Council Approval: After receipt of the recommendation from the planning commission, the city council shall review the application, site plan recommendations and shall make its finding as to denial, final approval or approval with modifications. The latter approval with modifications shall not be considered as final approval until the applicant submits, in writing to the city council, acceptance of the modifications. A site plan incorporating the modifications shall be presented to the zoning enforcement officer. No building permits may be issued until final approval has been rendered by the city council on the entire site plan and any associated rezoning matters. When the PUD with its site plan is approved by the city council, the detailed final site plans for each phase of a multi-phase PUD shall be reviewed and must be approved by the planning commission. After final approval, the following conditions shall apply where applicable:
25. Where the provisions of the subdivision regulations for the city shall apply, the applicant shall submit the information and plans as may be required and all other local procedures or regulations pertaining to plat approval.
26. The city council shall cause to have legal documents or contracts prepared which involve the city and are required as a result of the conditions contained in the final approval. All contracts shall be executed and recorded in the office of the county recorder.
27. The zoning enforcement officer shall inspect the development at each stage to ensure reasonable compliance with the conditions of final approval, the final site plan and the approved schedule of improvements. Any changes in the final site plan shall be approved by the planning commission in accordance with chapter 12, site plan review, of this title.

HISTORY:

(Ord. 1993-05, 6-16-1993)

In an effort to preserve the natural amenities of the city for the benefit of all, the general plan for the city has proposed flexibility in the future development of residential areas. Among the design concepts effective in this preservation effort are cluster types of single-family subdivisions in which housing units are arranged in groups, with clusters separated from each other by common open space.

1. Purpose: It is the purpose of this section to encourage more imaginative and livable housing environments with the residential districts, as noted, through a planned reduction, or averaging, of the individual lot area requirements for each zone district. Such averaging or reduction of lot area requirements shall only be permitted when a landowner, or group of owners acting jointly, can plan and develop a tract of land as an entity and thereby qualify for regulation of that tract of land as one complex land use unit, rather than an aggregation of individual buildings located on separate, unrelated lots. Under these conditions, approval may be granted for the construction and occupancy of a PUD; providing the standards, procedures and requirements set forth in this article are met.
2. Qualifying Conditions: Any application shall meet the following conditions to qualify for consideration as a residential PUD:
3. The PUD site shall be located within an R1-2 or R1-1 district. Setbacks listed in the schedule found in 10-8-5 for PUDs will govern unless they are changed or modified in this planned unit development zone section.
4. The PUD site shall not be less than fifty (50) acres, except for the original plats A and B where the minimum PUD site allowed shall be five (5) acres.
5. Public water and arrangement for county approved wastewater treatment shall be available to serve the PUD site.
6. The overall density requirements of the residential district in which the PUD is located shall be met.
7. Permitted Uses: The following uses of land and structures may be permitted within a residential PUD:
8. Any permitted use within the residential district in which the PUD is located.
9. Clustering of single-family dwellings shall be permitted, provided the density of the total PUD does not exceed the overall density permitted within the residential district in which the PUD is located. This will be a maximum of one (1) unit per acre in the R1-1 and R1-40 districts and one unit per two (2) acres in the R1-2 and R1-80 districts.
10. Customary accessory uses, as permitted in districts where located.
11. Development Requirements: As applicable, the following regulations supersede the regulations otherwise provided for in the underlying residential zoning district:
12. Site Acreage Computation: The total site acreage minus roads shall be the basis for computing the total housing units permitted within the PUD overlay district.
13. Multiple Zoning Districts: If the project is located in more than one zoning district, the number of allowable dwelling units must be separately calculated for each zoning district, then combined to determine the project density.
14. Density Bonuses:
15. An applicant may receive a density bonus not to exceed a total of thirty percent (30%) of the base density of dwelling units otherwise allowed for the R1-2 or R1-80 districts by complying with the policies and procedures set forth below. In addition to the requirements set forth below, any PUD applicant requesting density bonuses in the R1-2 or R1-80 districts shall have a minimum of fifty (50) acres. All other applications for PUD approval shall comply with the minimum acreage requirements as set forth in subsection B2 of this section.
16. The percentages reflected in subsections D3b(1) through D3b(6) of this section are intended to constitute percentages of the total density bonus available and an applicant must address all categories in order to receive the full density bonus:
17. Up to forty percent (40%) by providing and dedicating to the city open space, including both active and functional open space, as well as passive or visual open space to promote the purposes and objectives of this article and the general plan of the city. Open spaces which are used primarily for recreational uses may be considered as fulfilling part of the open space requirement. In those instances, dedication to the city of such open space will not be required. Any land designated as open space shall be maintained as open space and may not be separately sold, subdivided or developed and shall not include roads, rights-of-way, lots or buildings for dwelling purposes. In granting such density bonuses and accepting dedication of open space, the city shall promote the development of a connected, linked system of open space.
18. Up to thirty percent (30%) by providing and dedicating to the city active, functional, useable open space areas which are reasonably accessible and provide public recreational access as part of a contiguous, connected, linked system throughout the community for uses, including, but not limited to, walking and riding trails or other public recreational facilities.
19. Up to ten percent (10%) by exercising creativity, imagination and innovation in design layout and design guidelines and architectural standards for structures in order to preserve and enhance the natural character of the community and provide a more desirable living environment.
20. Up to ten percent (10%) by preserving natural vegetation and land cover in order to stabilize hillsides for drainage purposes, preserve wildlife corridors and habitat and promote the aesthetic value and natural character of the community.
21. Up to five percent (5%) by promoting effective and efficient transportation patterns, minimizing adverse traffic impacts and providing adequate access for fire protection purposes.
22. Up to five percent (5%) by promoting clustering and the efficient provision and delivery of public services and utilities.
23. Permitted Minimum Lot Area: Lot sizes within PUDs shall not be varied or reduced in area below the following standards:
24.  One-family detached dwelling: One-half (1/2) acre (or 21,780 square feet) in the R1-2 and R1-80 and R1-1 and R1-40 districts.
25. Permitted Minimum Lot Width: Lot width shall be a minimum of one hundred ten feet (110') in the R1-1 and R1-40 and R1-2 and R1-80 districts.
26. Permitted Minimum Yard Requirements: Each lot shall have at least the following minimum yards:
27. Front yard: Fifty feet (50') for R1-1 and R1-40 and R1-2 and R1-80 districts, but allowing thirty foot (30') setbacks may be allowed if approved by the planning commission at the time of final plat approval based on topography and slope in compliance with the wildland interface ordinance, if necessary to achieve minimum buildable area. The burden of proof shall be on the applicant to demonstrate why unique circumstances are presented in terms of topography and slope in order to achieve minimum buildable areas and subject to the discretion of the planning commission, which shall not be unreasonably withheld. The final plat or some other appropriate document to be recorded with the county recorder’s office shall depict any lots approved for thirty foot (30') front yard setbacks.
28.  Side yard: Fifteen feet (15') for R1-1 and R1-40 and R1-2 and R1-80 districts.
29. Rear yard: Thirty feet (30') for the R1-1 and R1-40 and R1-2 and R1-80 districts.
30.  Perimeter setback: The yard requirements at the exterior boundaries of the project shall not be less than the minimum yards required in the district where located.
31. Minimum Floor Area: The minimum required floor area shall be as follows:
32.  Single-family detached dwelling: Each dwelling unit shall have a minimum finished living area of one thousand four hundred (1,400) square feet for a single story dwelling with a minimum of one thousand two hundred (1,200) square feet on the ground floor for units of more than one story; plus a minimum of seven hundred (700) square feet on the second floor.
33. Signs: As provided in chapter 13 of this title.
34. Off-Street Parking: Requirements for an allowed use shall be determined from chapter 16 of this title.
35. Maintenance And Utilities: For any areas to be held under common ownership, a document showing the future maintenance provisions shall be submitted to the planning commission. Such provision shall include mandatory membership of all property owners in any association designed for maintenance of the common area.

HISTORY:

(Ord. 1993-05, 6-16-1993)

1. Specified: A planned unit development approved pursuant to this article shall be valid for one year from the date of final approval. If construction has not commenced and proceeded meaningfully toward completion by the end of this one (1) year period, the zoning enforcement officer shall notify the applicant of the expiration of approval for a planned unit development.
2. Phase Construction; Extension: If construction of a phase I has commenced within one (1) year, this shall satisfy the requirement even though the total PUD may be a number of years from completion. One year extensions of PUD approval may be granted by the planning commission for a period of up to three (3) years from the date of the original approval only with a written request from the owner. Upon expiration of special approval for a PUD, the land shall revert to the zoning district from which it was originally rezoned under this title.
3. Extensions: If construction has begun on an approved PUD within one (1) year, but no construction/improvements continues after the beginning of construction, said PUD owner may apply for one (1) year extensions up to three (3) years. After the three (3) year period has elapsed, the PUD shall revert to the zoning district from which it was originally rezoned under this title.
4. New Ownership: If the total PUD or any major part of the PUD (except individual lots) is sold, the new owner shall indicate in writing his willingness to abide by the originally approved final plan. If the new owner does not desire to build according to the approved final plan, a new preliminary plan shall be submitted in accordance with the requirements of this title.

HISTORY:

(Ord. 1993-05, 6-16-1993)