Chapter 18.60 — RESIDENTIAL PLANNED DEVELOPMENT, PRD

Sections

• 18.60.010 District established.

• 18.60.020 General plan consistency.

• 18.60.030 Purpose and objectives.

• 18.60.040 Acreage, density, and intensity requirements. 18.60.050 Permitted uses.

• 18.60.060 Development standards. 18.60.070 Application process.

Applicability of Regulations. The regulations in this section shall apply exclusively to the property defined within this planned development district known as the Residential Planned Development (RPD) district. The RPD district shall be applicable to the area described as Assessor's Parcel Numbers (APNs) 051391-010, 051-151-050, 051-161-110, and approximately 1.6 acres of APN 051-381-050, as shown as Exhibit A, attached to the ordinance codified in this chapter and incorporated herein by reference.

This RPD district is consistent with the Mixed Use - Planned Development land use designation.

• A. Purpose. The purpose of the RPD district is to encourage and facilitate residential development in close proximity to schools, parks, the library, clinic, and existing residential neighborhoods to facilitate walkability, promote pedestrian safety, and achieve a reduction in vehicle traffic resulting from future development.

• B. Objectives. The objectives of the RPD district are:

  1. Increase housing opportunities in the city.

  2. Maintain land use compatibility with existing neighborhoods and land uses adjacent to the planned development.

  3. Support flexibility in the design and development of the site through the use of “floating zones” that can be incrementally applied at the time of subdivision by the owner/applicant.

  4. Promote orderly development of the site and connectivity with surrounding areas.

  5. Encourage an attractive, healthy environment that supports a pedestrian-oriented and community-friendly atmosphere.

  6. Minimize automobile congestion by requiring safe and effective traffic circulation patterns and infrastructure, integrated pedestrian-friendly features, and adequate off-street parking.

• A. Prior to the subdivision of land within the RPD district, the following acreage, density, and intensity requirements shall be applied to the planned development:

  1. Residential Low Density (R-L) on approximately thirty-six (36) acres, as follows:

     • a. One (1) to seven (7) dwelling units per gross acre.

     • b. Minimum parcel size: Six thousand (6,000) square feet.

     • c. Maximum lot coverage: Forty (40) percent.

• B. Upon subdivision of land within the planned development, the following acreage, density, and intensity requirements shall be applied to the planned development:

  1. Residential Low Density (R-L) on approximately sixteen (16) acres, as follows:

     • a. One (1) to seven (7) dwelling units per gross acre.

     • b. Minimum parcel size: Six thousand (6,000) square feet.

     • c. Maximum lot coverage: Forty (40) percent.

  2. Residential Medium Density (R-M) on approximately twelve (12) acres, as follows:

     • a. One (1) to twelve (12) dwelling units per gross acre.

     • b. Minimum parcel size: Seven thousand (7,000) square feet.

     • c. Maximum lot coverage: Fifty (50) percent.

  3. Residential High Density (R-H) on approximately eight (8) acres, as follows:

     • a. One (1) to twenty (20) dwelling units per gross acre.

     • b. Minimum parcel size: Seven thousand (7,000) square feet.

     • c. Maximum lot coverage: Seventy-five (75) percent.

• C. The density and intensity for the parcels being created shall be determined by the property owner at the time of subdivision in a manner consistent with this chapter.

• D. Variations in the final acreages provided for in subsection B of this section may be approved by the city council when it is found that such variations:

  1. Are consistent with the purpose of this title pursuant to Section 18.04.030 (Purpose);

  2. Are consistent with the purpose and objectives of this chapter pursuant to Section 18.60.030 (Purpose and objectives);

  3. Address the community’s housing needs, as identified in the most recently adopted Housing Element; and

  4. Do not result in greater than a twenty (20) percent net reduction in the R-M or R-H acreage provided for in subsection B of this section.

The following table shall be used to determine whether a use is permitted (P), not permitted (N), or conditionally permitted (C) in a zone within the planned development. The city council may approve other uses determined to be similar to those listed in this section.

A. The following table shall be used to determine development standards in each zone of the planned development.

• B. Building and structures taller than established height limits may be permitted pursuant to Section 18.84.190 (Height limits).

• A. To minimize errors and streamline the application process, applicants should meet with planning staff prior to completing the application.

• B. Applications shall be determined complete, and all fees paid prior to processing.

• C. Application Requirements.

  1. Prior to development of properties within the planned development that includes subdivision of property, the owner/applicant shall submit an application to the city that includes the information required pursuant to Section 18.56.070 (Processing of an application for a planned development permit), except that the development plan required pursuant to subsection A of Section 18.56.070 may, at the owner/applicant’s discretion, be limited to only that area proposed for subdivision, provided that:

     • a. Each subdivision shall include a minimum of two (2) acres, not including remainder;

     • b. This chapter shall satisfy the requirements of subsection (A)(3) of Section 18.56.070;

     • c. Proposed water, wastewater, and stormwater facilities shall be determined by the city engineer to be consistent with existing and planned water, wastewater, and stormwater infrastructure and to support development of the site and surrounding area, as appropriate;

     • d. Proposed roadways, sidewalks, bike lanes, multiuse trails, and traffic control devices shall be determined by the city engineer to integrate with existing and planned transportation improvements, as appropriate; and

  • e. For every ten (10) acres of the planned development that are subdivided, not including remainders, the development plan shall include one half (0.5) acre of open space for the recreation needs of the anticipated population.

  • f. Where land is dedicated to the city for park and recreational purposes pursuant to this section, the subdivider shall without credit pay, and be responsible, for the improvement of the dedicated area, and including curbs, gutters, drains, street lights, traffic control devices, street trees, street paving, sidewalks and improved drainage identical to the standards of improvements required for the other areas of the subdivision, as well as other minimal improvements which the city council determines to be essential to the acceptance of the land for recreational purposes. All land offered for dedication for local park or recreational purposes shall have access to at least one existing or proposed public street; provided, however, that this requirement may be waived by the city council if it determines that public street access is unnecessary for the maintenance of the park area or use thereof by residents.

2. As appropriate to the type, scale, and phase of the development, the application shall also include all the following:

   • a. A legal description of the project site, and map indicating legal boundaries.

   • b. A plot plan of the land and area to be developed, indicating the location of proposed land uses, rights-of-way existing and proposed, including those adjacent to the site.

   • c. Copies of proposed tentative maps prepared consistent with state law.

• d. A topographical map indicating drainage features, trees, other natural features, and location of existing structures, if any.

  • e. A project map indicating parcel sizes, location, and type of proposed structures, number of dwelling units, parking areas, driveways, vehicular and pedestrian features, locations of entrances, building heights, and square footage.

  • f. Architectural drawings to demonstrate the concept and character of the proposed development, including aesthetics, neighborhood compatibility features, elevations, type of roofing and siding materials, lighting methods or fixtures, garbage enclosures, types and locations of signs, and other thematic illustrations.

  • g. Such additional information as may be required by the city council or staff.