Chapter 17.40 — RESIDENTIAL PLANNED DEVELOPMENT OVERLAY ZONE (RPD)

The purpose and intent of the Residential Planned Development Overlay Zone is to provide maximum flexibility in the encouragement of creative, innovative, and quality new single-family (attached or detached) infill development, in the Single Family (R-1) Zone. The Residential Planned Development Overlay process is intended to be a voluntary procedure that a property owner would elect to enter. It should be noted that the Residential Planned Development Overlay Zone opportunity does not apply for Agriculture Estate (A-E) Zoned property. (Prior code § 19-8.1)

All uses permitted, and/or permitted with the approval of a Conditional Use Permit, in the underlying zone to which the Residential Development Overlay Zone is applied, shall be permitted and/or permitted with the approval of a Conditional Use Permit as specified in the underlying zone. It is not the intent of the Residential Planned Development Overlay Zone to prohibit uses that are otherwise permitted or permitted with the approval of a Conditional Use Permit in the underlying zone.

(Prior code § 19-8.2)

The Residential Plan Development Overlay shall be designated on the official zoning map and shall apply to property that has been designated with the abbreviation "RPD" appended to the base zoning district on the official zoning map. For example, a Low Density Residential Zone, or R-1, would show on the official zoning map as R-1 (RPD). (Prior code § 19-8.3)

• A. In addition to any other entitlement required by applicable law including, without limitation, the Government Code, all property designated as residential planned development overlay is required to obtain Site Design Review for any new residential development.

• B. Development plans submitted for Site Design Review must conform with the development standards in this chapter only. A Site Design Review may not be used to consider any proposed changes in land use; ministerial permitting or review; or other deviations from the zoning regulations in this title.

(Prior code § 19-8.4; Ord. 1369 § 7, 1/28/19)

The Site Design Review process consists of the following:

• A. Complete Site Design Review Application. The application for a Site Design Review must be made on forms supplied by the Director, and with the accompanying materials and exhibits as follows:

  1. Fully Completed Site Design Review Application. A fully completed Site Design Review application together with an application fee in an amount established by City Council resolution.

  2. Fully Dimensioned and Scaled Site Plan. A fully dimensioned and scaled site plan accurately identifying placement of all proposed development, existing site features (e.g., trees, driveway approaches, walls, fences, and similar items), and structures and improvements that are immediately adjacent to the project site. The called-out plan dimensions must be consistent with the indicated development plan scale.

  3. Fully Dimensioned and Scaled Floor Plans. Fully dimensioned and scaled floor plans for each floor plan model proposed.

  4. Fully Dimensioned and Scaled Building Elevations. Fully dimensioned and scaled building elevations for each proposed structure. The building elevations must show all building elevations. The building elevations must match the floor plans in detail such as the location of building openings (e.g., windows and doors). The called-out plan dimensions must be consistent with the indicated development plan scale. Building elevation plans must also call out building materials, window and door types, roof materials and similar items.

  5. Material Board. A sample building material board must be submitted for the proposed development. Material board must contain sample building materials proposed to be utilized on the building exteriors. Materials samples must include, without limitation, roof material chips, stucco and plaster samples, texture coat samples, rock, brick or similar samples and proposed colors. The dimension of the material board cannot exceed a dimension greater than 11 inches by 17 inches.

  6. Additional information, exhibits or materials as deemed necessary by the Director.

• B. Site Design Review Approval Procedure. The following procedure will apply to Site Design Review applications made under this chapter. A zone change application to adopt the RPD Overlay Zone may be processed concurrent with the Site Design Review requirements as provided in this title. If no zone change is required to implement the provisions of this title, then a Site Design Review may be submitted as an individual application.

  1. Recommendation to the Planning Commission. After evaluating the application, the Director will make a recommendation to the Planning Commission to either approve, approve with conditions necessary to protect the public health, safety and general welfare, or deny the Site Design Review application.

2. Planning Commission Review. Upon receipt of the Director's recommendation, the Planning Commission will review and evaluate the Site Design Review application. If the Planning Commission finds that the application complies with the findings stated in Section 17.40.060, the provisions and intent of the Residential Plan Development Overlay Zone, and that such conditions as recommended by the Director are acceptable, the Planning Commission may recommend approval of the Site Design Review to the City Council. If the Planning Commission deems necessary, additional conditions, alterations of recommended conditions, or development plan alterations or revisions may be required.

3. City Council Review. Upon receipt of the Commission's recommendation, the City Council will review and evaluate the Site Design Review application. If the City Council finds that the application complies with the findings stated in Section 17.40.060, the provisions and intent of the Residential Plan Development Overlay Zone, and that such conditions as recommended by the Planning Commission are acceptable, the City Council may approve the Site Design Review pursuant to the findings and conditions of the Planning Commission. If the City Council deems necessary, additional conditions, alterations of recommended conditions or development plan alterations or revisions may be required.

4. The decision of the City Council is final. (Prior code § 19-8.5; Ord. 1321 § 9, 10/24/16; Ord. 1369 § 8, 1/28/19)

Site Design Review approval requires the following findings:

• A. The proposed project is compatible with the surrounding neighborhood and adjacent properties;

• B. The proposed project incorporates superior site design techniques that demonstrate innovative and creative utilization of design principles;

• C. The proposed project demonstrates superior architecture and the use of high-quality building materials, building fixtures and architectural treatments and amenities; and

• D. The proposed project has open space that is designed in a manner where the open space is functional and is grouped in a manner that maximizes the appearance and use of open space.

(Prior code § 198.6; Ord. 1369 § 9, 1/28/19)

Unless otherwise provided in this title, the provisions of the underlying base zoning district shall apply to all property with a residential plan development overlay designation. Deviation from the base zoning development standards may be allowed as provided in the following tables:

• I. Development Enhancement Menu

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Lot Reduction
(up to X square
Desirable Element Definition of Element feet per lot)
1. Function/Open Front porches must have a minimum of 8 feet and 35-50
Front Porch a minimum width of 12 feet. Porches must also be
raised a minimum of 18 inches above the finished
grade of the residence, and have a roof. The front
porch may NOT be enclosed.
2. Appearance of Any architectural articulation on the front of the 15-25
Front Porch/ residential structure which resembles a porch, but
Entryway does not necessarily comply with the requirements
of "Functional/Open Front Porch" above.

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Lot Reduction
(up to X square
Desirable Element Definition of Element feet per lot)
3. Double Front The use of double front doors or a single front door 25
Door/Single Door with decorative side-lites.
with Side-Lites
4. Mix of Building Builder must use 1 and 2 different exterior wall 40
Materials (other materials other than (or in conjunction with) stucco
than stucco) to earn this density bonus. Materials should be
consistently applied and should be chosen to work
harmoniously with adjacent materials. Piecemeal
embellishment does not qualify.
5. Garage Not Facing Garage doors must be located to the rear of the 50
Street residence and beyond the major plane of the
building that faces the street.
6. Detached "Alley All homes must have access from a rear alley. 100
Loaded" Garage
7. Exceed On-site For every one parking space provided by the 50
Parking developer which exceeds the City's parking
Requirement requirements, 50 square feet of lot reduction will
be awarded.
8. Lot Coverage Less Building coverage must be less than 45% of the 10
than the Percentage entire lot area (percentage designated in Chapter
Permitted in the 17.16 of the City Zoning Code). Builder will be
City Zoning Code awarded 10 square feet of lot reduction for every
increment of 5% under the permitted percentage.
9. Open Space Over Developer must provide at least 10% over the 50
the Minimum minimum required open space.
Requirement
10. Licensed All plans and conceptual elevations to be prepared 25
Professionals by appropriate licensed professional. For example:
American Institute of Architects (A.I.A).
11. Varied Side Yard Bonus to any development where 50% or greater 25
Setbacks of the cumulative length of all building elevation
surfaces that abut a side yard setback exceed the
minimum required standard. Note: The portions of
the cumulative building elevation surfaces that
exceed the minimum side yard setback must
exceed the minimum standard by 18 inches or
greater.

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Lot Reduction
(up to X square
Desirable Element Definition of Element feet per lot)
12. Varied Building A minimum of 3 building elevations of all 25-50
Elevation Plane(s) proposed residential units must have articulated
building elevations that incorporate features such
as varying building elevation plane depth, bay
windows, corbels, cornice treatments and similar
architectural details.
13. Different Building Each residential unit within the project site has a 25
Elevation different building elevation design.
Appearance
14. Decorative Developer must use paving material other than 10
Hardscape for plain asphalt or concrete. Interlocking unit pavers
Driveways are preferred, but stamped, colored concrete is
acceptable. A minimum of at least 30% of the total
surface area of the driveway must be comprised of
decorative hardscape material in order to be
eligible for this category.
15. "Bermuda Driveway(s) must have a central grass strip. 10
Driveway"
16. Curved or Curvilinear or curved driveways where the 25
Curvilinear alignment of the structures are not in a straight
Driveway line.
17. Landscape Parkway must provide a minimum of 4 feet of 25
Parkway landscaping between the right-of-way and
pedestrian path.
18. Increased Front Front setback must exceed the requirement Discretionary
Yard Setback mandated by the City Zoning Code. Note: The depending upon
amount of square foot reduction awarded is the amount of
discretionary, and in direct correlation as to the setback.
volume of additional setback proposed beyond the (Maximum 50
minimum front yard setback requirement. square feet)
19. Undulating Front Setbacks must be staggered and/or undulating, and Discretionary
Yard Setback be greater than the minimum front yard setback depending upon
requirement. Note: The amount of square foot the amount of
reduction awarded is discretionary, and in direct setback.
correlation as to the volume of setback that is (Maximum 50
varied or undulates beyond the minimum front square feet)
yard setback requirements.

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Lot Reduction
(up to X square
Desirable Element Definition of Element feet per lot)
20. Undulating Setbacks must be staggered and/or undulating, and Discretionary
Setback(s) From be greater than the minimum setback requirement depending upon
Existing for adjacent buildings. Note: The amount of square the amount of
Development foot reduction awarded is discretionary, and in setback.
direct correlation as to the volume of setback that (Maximum 50
is varied or undulates beyond the minimum square feet)
setback requirement.
21. Roof Design/ The use of varying roof planes and ridgelines on 25
Variation in the the roof design to eliminate a constant roof
Roof Plane ridgeline. The use of dormers and similar design
features may also be proposed for this category.
22. Upgraded Roof The use of quality roof materials that is not asphalt. 25
Materials The roof material must be rated for a minimum of
30 years.
23. Combining two Combining adjoining parcels where the minimum 200
parcels parcel width is 150 feet as measured at the front
property line. The project site must exceed a
minimum parcel width of 150 feet or greater for a
distance of at least 75% of the depth of the deepest
portion of the project site. Note: For the purposes
of this category, the term "project site" means both
(or all) parcels intended for development.
24. Combining more Combining more than 2 adjoining parcels to create 400
than two parcels a development parcel where the minimum parcel
width is 200 and the minimum project site size is
one acre. The project site must exceed a minimum
parcel width of 200 feet or greater for a distance of
at least 75% of the depth of the deepest portion of
the project site. For the purposes of this category,
the term "project site" means all the parcels
intended for development.
25. "Value Open An open space area, located not within a front yard 100
Space" or street side yard setback, where the minimum
open space area is 1,000 square feet. This category
is in addition to the minimum open space area
requirements.

II. Encroachments and Exceptions Menu

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Allowable
Encroachment
Desirable Element Definition of Element or Exception
1. Open Front A covered and open front porch may encroach into 6 foot
Porches a required setback. In no case may the covered and maximum.
open front porch be closer than 3 feet to a property
line. In order to be eligible for this exception, the
minimum depth of a covered and open front porch
shall be at least 8 feet and the minimum width shall
be at least 12 feet.
2. Bay Windows Bay window(s) may encroach into a required As necessary.
setback, but not be closer than 3 feet to a property
line. In order to be eligible for this exception, the
bay window must be constructed of vinyl or wood.
3. Chimneys and Chimneys and fireplaces may encroach into a As necessary.
Fireplaces required setback, but not be closer than 3 feet to a
property line. In order to be eligible for this
exception, there must be a wood-burning capable
fireplace within the structure.
4. Arbors, Decorative Decorative arbors, trellises, pole-mounted yard Discretionary,
Yard Lights, lights, and similar decorative features may be depending upon
Trellis Features located within a required front or street side yard design.
and Similar Items setback.
5. Building Height Maximum building height may be exceeded when Discretionary,
proposed in conjunction with an overall Site depending upon
Design Review application. design.
6. Open, Solid and/or Open, solid and/or decorative community walls Discretionary,
Decorative and fences, not in excess of 6 feet in height, may depending upon
Community Walls be placed within the front 20-foot setback (as design.
Or Fences measured from the property line adjacent to the
public street), or secondary street setback (as
measured from the property line adjacent to the
secondary public street).
7. Decorative Community decorative entrance features, such as Discretionary,
Community Gates, gates, overhead trellises, and similar features may depending upon
Overhead Trellises, be placed within a required street side setback and design.
and Similar exceed 6 feet in height.
Features

(Prior code § 19-8.7; Ord. 1369 § 10, 1/28/19)