§ 16.26

Two development pattern options are acceptable. One pattern is the traditional, uniform development design pattern. The second pattern is a planned development pattern which is designed to conform to physical constraints and opportunities afforded by the site.

(Ord. 550 (part), 1994).

A.

The city will permit traditional, grid-based, uniform development if all of the following site conditions exist:

1.

No natural area in the development exceeding a ten-percent slope;

2.

Absence of one-hundred-year floodplain, natural spring, seasonal stream course of wetland;

Absence of established natural tree cover or groves of trees the mature individuals of which have trunk diameters exceeding six inches at three feet above ground level;

4.

No evidence of unstable surface or subsurface geology that cannot be stabilized through methods recommended by a qualified professional;

5.

No evidence of rare or endangered plant or animal species;

6.

No riparian habitat as delineated on maps or as defined in text adopted by the city.

B.

Permitted Densities and Design. Where a uniform development pattern is approved by the city, the maximum densities will be allowed, as specified by the appropriate zoning district classification.

C.

Density Bonuses (Affordable Housing). In order to achieve the goals and objectives of the environmental conservation policies of the land use element and the affordable housing requirements of the housing element density, bonuses may be allowed. The city may allocate these bonuses as specified by Chapter 4.3 of the State Planning, Zoning and Development Law. Government Code Section 65915.

To qualify for affordable housing density bonuses, the development proponent must agree to provide all additional bonus units in the form of units determined to be needed by the housing element of the general plan.

(Ord. 550 (part), 1994).

16.26.030 - Planned development pattern.

A.

A planned development pattern will be required by the city whenever local site conditions indicate a need for environmental conservation due to an unstable, hazardous or ecologically sensitive landscape. Design review by the city will be required and will be consistent with all policies and standards of the PD use permit provisions of city regulations.

B.

Conditions Requiring a Planned Development Pattern. Where the conditions listed below are found on a project site development shall conform to a plan submitted to the planning commission. This plan shall conform to the city's design review guidelines and planned development use permit zoning regulations. The plan shall also include conditions applied to development relating to density, grading, land cover, landscaping, improvements, erosion control and/or surface restoration.

Natural area within the project site exceeding ten percent slope;

2.

One-hundred-year floodplain, natural spring, seasonal stream course or wetland;

3.

Natural tree cover or stands of trees, the mature individual of which have trunk diameters exceeding six inches at three feet above ground level;

4.

Evidence of highly erodible soils or unstable surface or subsurface geology;

5.

Evidence of rare or endangered plant or animal species;

6.

Presence on site of a greenway overlay designated in general plan or zoning district text and/or maps;

7.

Presence on site of a noise corridor overlay designated in general plan or zoning district text and/or maps;

8.

Annexation or prezoning is requested.

C.

Permitted Density and Design. Where a planned development pattern is approved by the city, the maximum density will be established as specified by the appropriate zoning district and as specified in these land development policies in Part III. (Design Policies for Environmental Conditions Requiring Planned Development Pattern).

(Ord. 550 (part), 1994).

Chapter 16.27 - GROUND COVER STANDARDS

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