Chapter 9.42

PLANNED UNIT DEVELOPMENT (PUD) PERMITS

Sections:

• 9.42.010 Purpose. 9.42.020 Application procedure. 9.42.030 Allowed planned unit developments. 9.42.040 Prohibited planned unit developments. 9.42.050 Site area.

• 9.42.060 Findings.

• 9.42.070 Conditions of approval.

• 9.42.080 Notice of decision.

• 9.42.090 Appeals.

• 9.42.100 Life of permits and extensions of time.

9.42.110 Revocation.

Planned unit developments (PUDs) are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living environment within Avenal that otherwise might not be possible by strict adherence to the standards of the base residential, commercial and industrial zones. The PUD Overlay zone is intended to allow some flexibility in the zoning district development standards with special consideration and review for new development of residential subdivisions.

• A. Applications for a planned unit development (PUD) overlay shall be filed and processed pursuant to the applicable sections of Chapter 9.70 and Chapter 9.84.

• d. In addition to the standard application information required, the Director, after reviewing the site plan of the proposed PUD, shall list any unique, additional information necessary to review a proposed PUD before deeming the application complete.

A planned unit development may be utilized to achieve one or more of the following objectives:

• A. To permit a site within more than one zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.

• e. To permit development intensity greater than would otherwise be permitted by the implementation of the standards of the zone district in which the site is located.

• f. To permit the lot patterns of size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located.

• g. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title.

• h. To permit variations to the standard local street cross-sections.

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• i. To permit private streets and gated neighborhoods.

• j. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.

A planned unit development is prohibited from being used to achieve one or more of the following:

• A. To add land uses that are not otherwise permitted in the zone district in which the PUD is located.

• k. To increase residential densities beyond the maximum allowed by the General Plan.

• l. To modify sign standards or provisions in Chapter 9.56.

• m. To modify parking and loading standards or provisions in Chapter 9.54, except as stated in Section 9.42.030.

• A. The minimum site area for a planned unit development shall be four acres, except that there shall be no minimum site area requirements if the site is an infill development site.

• n. The site area may be made up of more than one parcel, however, all parcels in the PUD shall be contiguous.

• A. Before a PUD can be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 9.70:

  1. The location and design of the PUD is in accordance with the purpose of this title.

  2. The PUD is being proposed to achieve one or more of the objectives identified in Section 9.42.030.

  3. The location and design of the PUD and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare of the community to properties or improvements in the vicinity.

  4. The location and design of the PUD will not generate more traffic than the streets in the vicinity can carry without congestion and will not overload utilities.

  5. That PUD’s population density, site area and dimensions, site coverage, yard spaces, the height of structures, distances between structures, off-street parking and off-street loading facilities, landscaped areas, and street design will produce an environment of stable and desirable character consistent with the purpose of this title.

  6. The combination of different dwelling types, architectural appearance, and/or varieties of land uses in the development will complement each other and will harmonize with the existing and proposed land uses in the vicinity.

• C. A PUD may be denied if the reviewing authority finds one or more of the findings in this section cannot be made.

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The reviewing authority may place conditions of approval on the PUD that promote well-planned neighborhoods, protect the public interests, health, safety, convenience, or welfare of the city, or mitigate any impacts to surrounding properties.

A notice of decision of a planned unit development overlay shall be processed consistent with Chapter 9.70.

Appeals to a decision of the reviewing authority of a planned unit development permit shall be submitted and processed consistent with the procedures in Chapter 9.70.

The initial life and subsequent extensions of time for a planned unit development use permit shall be per Chapter 9.70.

Revocation of an approved planned unit development permit shall be conducted consistent with procedures and notice requirements in Chapter 9.70.

The following development standards together with applicable standards specified in the singlefamily residential base zone shall apply to all land and structures within this planned development overlay district.

1. Density. The total number of dwelling units in a planned development shall not exceed the maximum number permitted by the General Plan or operative plan density for the total area of the planned development designated for residential use.

2. Height. The maximum height of a structure shall be consistent with the requirements of the base zone.

3. Setbacks. The minimum setbacks for Planned Developments shall be as follows:

   • a. Front: 10-feet

   • b. Side: 5-feet

   • c. Street side/corner: 10-feet

   • d. Rear: 10-feet

   • e. Garage: 20-feet

     • i. Planned Developments shall provide a minimum of two covered parking spaces as well as a paved driveway to accommodate two uncovered parking spaces.

• I. Parking. Parking shall be provided as required in Chapter 9.54.

• J. Architectural Elevations

The elevation drawings of dwellings to be constructed in the planned development combining district shall be those traditional to Avenal and the San Joaquin Valley. Architectural historians familiar with the San Joaquin Valley have identified several styles common to the region. These

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include but are not limited to Craftsman, Art Deco, Victorian, Prairie, Spanish, and Spanish Revival to name a few.

K. Streets and Alleys

1. In order to take advantage of passive solar opportunities, most subdivision streets and alleys shall be oriented east to west.

2. Single family residential subdivisions may have local streets that have a minimum right-of-way width of 56 feet, 32 feet paved width. Tree-lined parkways shall be installed in this right-of-way. The parkway shall have a minimum width of 5 feet; the sidewalk minimum width shall be 5 feet.

3. Single family residential subdivisions may have cul-de-sac streets that have a minimum right-of-way width of 52 feet, 28 feet paved width. Tree-lined parkways shall be installed in this right-of-way. The parkway shall have a width of 5 feet; the sidewalk minimum width shall be 5 feet. All cul-de-sac streets shall provide for a pedestrian opening at the end of the cul-de-sac when there is an opposing street, park or other type of public right-of-way or open space feature.

4. Alleys are permitted within residential subdivisions. Alleys shall have a minimum right-of-way of 24 feet and a minimum paved width of 20 feet. A concrete vee gutter is required in the middle of the alley. The non-paved portion of the right-of-way shall be landscaped and provided with irrigation. The City may require that maintenance of this landscaping be provided by a Landscape and Lighting District, Homeowner’s Association or similar instrument. Garbage pickup shall not be permitted in the alleys.

• L. Passive Solar Design

1. Eighty percent of garages shall be situated on the west side of a residence that is located on an east/west street and on the south side of the residential dwelling that is located on a north/south street.

   2. Minimal glazing (windows) will be permitted on west-facing residential walls.

• M. Neighborhood Pocket Parks

One lot of not less than the average lot size for the subdivision for every 30 lots within a subdivision shall be dedicated and improved as a neighborhood pocket park, unless the City finds that a pocket park is not necessary because of the location of a community park. Where the City finds that a park is not necessary, an in-lieu open space fee shall be paid. The amount of said fee shall be determined by the city engineer and shall be identified in a subdivision agreement.

Neighborhood pocket parks shall be centrally-located within the subdivision and shall have a minimum parcel size of 10,000 square feet.

• N. Residential Unit Design

  1. Residential dwelling units situated on corner lots shall be designed so that the garage and the front door face different streets.

  2. Alleys may be incorporated into the design of a subdivision. The garages of residential dwelling units that back up to an alley shall open up to the alley, not the street.

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3. A residential dwelling unit is permitted to be built on a property line if there is a minimum distance of 10 feet between said unit and a structure on the adjacent lot.

4. All front yards and street side yards shall be landscaped and shall be provided with an automatic irrigation system. A minimum of one, 15-gallon tree per 25 lineal feet of street frontage shall be required of each lot. A 24-inch box tree shall be planted on each corner lot within the subdivision. Not more than 50 percent of the landscaped portion of the front yard area shall be planted with turf.

• O. Other Development Standards. Other development standards shall be as prescribed by the PD Plan.

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