Chapter 17.127 — PLANNED RESIDENTIAL DEVELOPMENTS

modified

While the strict application of zoning regulations may result in larger multiple-family housing projects, the Planned Residential Development process is intended to encourage more creative designs and a better environment through more flexible standards. The PRD process is further intended to facilitate development that provides a harmonious variety of housing choices, a higher level of residential amenities, and preservation of natural resources and open space. Through the Planned Residential Development process, projects should include a variety of dwelling unit types, site arrangement plans and greater amounts of open space for recreational and visual uses. In return, the applicant can receive flexibility in numerous development standards such as building placement, building separation, building setbacks and open space dimensions.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

Zoning. Planned Residential Developments shall only be permitted on property zoned Medium-density Multiple-family Dwelling (R-3), High-density Multiple-family Dwelling (R-4), Office Commercial (C-1), Neighborhood Commercial (C-2) and General Commercial (C-3).

B.

Land Area. For properties zoned R-3 and R-4, the minimum parcel size shall be one acre. For properties zoned C-1 and C-2 and C-3, the minimum parcel size shall be two (2) acres.

C.

Density. For properties zoned R-3, the minimum density shall be ten (10) units per acre. For properties zoned R-4, C-1, C-2 and C-3, the minimum density shall be twenty (20) units per acre.

D.

Open Space.

1.

A minimum forty (40) percent of the units shall have their entrances face directly onto a street or one or more main common open space area(s).

2.

Main common open space areas:

a.

Shall have a minimum dimension of twenty (20) linear feet horizontally in each direction (compared to fifteen (15) feet for a regular multiple-family project) with an unobstructed vertical height of seven (7) feet.

b.

have a minimum size of eight hundred (800) square feet.

E.

Dwelling Unit Type. All units shall be developed and sold for individual ownership.

F.

A Variance shall not be permissible to deviate from the requirements in this section.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

The rules and procedures for applications, records, investigations, notices and public hearings applicable to Planned Residential Developments shall be as follows:

A.

Applications. Applications for Planned Residential Developments shall be made on the appropriate form. The Community Development Director shall determine the minimum filing procedures, content and form of materials which must be submitted before the Planning Commission can review and take action on the request. The filing procedures and applications shall be published and made available to the public. No application shall be received unless it complies with all filing requirements. Refer to Section 17.10.080 (General Regulations—Projects with Multiple Applications or Actions) of this title if more than one application or action is needed for the project.

B.

Records. Applications filed pursuant to this chapter shall be numbered consecutively in the order of their filing and shall be part of the permanent official records of the Planning Commission.

C.

Public Notices. Public notices shall be provided and processed in a manner consistent with the provisions of Section 65090 and/or 65091 of the California Government Code as required, and shall be given by the methods specified as follows:

1.

Publish a notice once in a newspaper of general circulation in the city a minimum ten (10) days prior to each public hearing. The notice shall include the date, time, place of hearing and location of the property and the nature of the request.

2.

Mail a notice, postage prepaid, to the applicant and to owners of all properties within a specified radius:

a.

The notice shall be mailed a minimum ten (10) days prior to each public hearing. The applicant shall use the last known name and address of such owners as shown upon the last assessment roll of the city.

b.

The mailing radius shall be five hundred (500) feet of the exterior boundaries of the subject property. The Community Development Director may direct the applicant to increase the mailing radius, but in no event shall it be greater than seven hundred (700) feet.

3.

Post the Property. A minimum of one notice shall be posted along each street frontage. The posting shall be placed in the ground or on a fence, wall or building façade that is set back no more than ten (10) feet from the street property line.

D.

Public Hearings. Public hearings as provided for in this chapter shall be held before the Planning Commission at the time and place for which public notice has been given as before required in this chapter.

E.

Decisions. The Planning Commission shall make its decision by resolution.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

17.127.040 - Permitted exceptions.

modified

A.

Design Flexibility.

1.

Reduce yard setbacks, with exception to the front yard and any street side yard; however, in no event shall any hard setback be less than five (5) feet;

2.

Reduce upper floor building setbacks, provided the elevations have step backs and/or projections every twenty (20) feet;

3.

Reduce building separation requirements; however, in no event shall a separation be less than five (5) feet;

4.

Increase the lot coverage by up to five (5) percent;

5.

Reduce private open space dimensions; however, in no event shall a dimension be less than four (4) feet;

6.

Adjust the open space allocation between private open space and common open space; and

7.

For properties or project areas that are split zoned, the lot coverage, floor area ratio (FAR) and/or density may be transferrable from one zoning district to another, subject to the following:

a.

If planned residential developments are permitted in both zoning districts:

i.

The transferred lot coverage and/or density may extend a maximum two hundred (200) feet within the adjacent zoning district;

ii.

Structures within the transferred area shall comply with the maximum height and minimum ground floor setback requirements of the underlying zone. For all other development standards, the structures may comply with either zoning district; and

iii.

The transfer may be required as part of the planned residential development application.

b.

If residential uses are permitted in both zoning districts, but not planned residential developments. Comply with Section 17.12.070 (Rules and Measurements—Properties and Project Areas that are Split Zoned) of this title.

B.

Additional Standards. Any development standards not identified in this chapter shall follow the standards of the underlying zoning district.

C.

Additional Regulations. After reviewing an application for a planned residential development, the Planning Commission may, in its approval thereof, impose conditions or requirements in addition to or in excess of those specified in this chapter if it finds that such additional requirements or conditions are necessary for the protection of the public health, safety or welfare.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

Before a Planned Residential Development may be granted, the Planning Commission shall make all of the following findings:

A.

The Planned Residential Development will not be detrimental to the public health, safety or welfare or injurious to the subject property or other improvements in the vicinity;

B.

The Planned Residential Development is centered around common open space, recreational areas and/or the public streets;

C.

The subject property (or properties) are physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provision of utilities) for the requested/anticipated planned residential development. The internal street and walkway system is designed for the efficient and safe movement of vehicles, bicyclists and pedestrians;

D.

The planned residential development is demonstratively superior to the development that could have occurred under the standards applicable to the underlying zoning district, and will achieve superior community design, environmental preservation and/or substantial public benefit; and

E.

The planned residential development is consistent with the purpose, goals and policies of the city's general plan and Zoning Code.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

The planned residential development shall be valid for two (2) years after the effective date of approval by the Planning Commission Resolution.

B.

If the applicant has proceeded in good faith toward the implementation of the Planned Residential Development granted as determined by the Community Development Director, then the applicant may request a twelve-month extension of the Planned Residential Development. The applicant shall submit the request prior to the expiration date. The extension shall be considered by the Community Development Director within thirty (30) days of the request. The applicant may request additional extensions, which shall be considered by the Planning Commission.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

Planning Commission decisions regarding this chapter are appealable to the City Council. Refer to Section 17.10.100 (General Regulations—Ability to Appeal) of this title for additional information. For decisions that may be appealed by the public, the effective date of the decision shall not commence until the deadline to appeal has expired.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)