Glenn County Municipal Code § 15.48 Part 1 Standard Land Use Districts

The intent and purpose of the PDR district are as follows:

1. To provide a means for encouraging creative and innovative developments that are environmentally pleasing through the application of imaginative land planning techniques not permitted within other residential zones with fixed standards;

2. To assure conformance of the project with the county general plan with respect to use, density, open space, circulation, public facilities and the preservation of natural features;

3. To maximize public and private open space areas including, but not limited to the following: scenic easements, historical areas, scenic areas, active and passive recreational areas, pedestrian ways, equestrian and hiking trails, plazas, environmentally sensitive areas and distinct spatial separations between pedestrian and vehicular areas;

4. To provide for an orderly and cohesive growth and physical development pattern and the efficient delivery of county or community services;

5. To encourage the design of all residential planned developments to be compatible with both existing and potential land uses, including a proper functional relationship with such adjacent areas;

6. To encourage the optimal use of land to provide a full range of dwelling unit types, sites, rents and sales prices;

7. To assess the residential development’s impacts on public and private support services through the submittal of cost/revenue analyses;

8. To promote an equitable distribution of public facilities by encouraging developers to provide educational recreation, water and wastewater, fire protection and other public services in order to avoid the overcrowding of existing facilities used by established residents and provide for a balance of community services;

9. To provide the county and developer with alternative standards in return for increased amenities to serve the inhabitants of the development and surrounding areas. (Ord. 1183 § 2, 2006)

• 15.48.060 Application Procedure For Rezoning And The General Plan Of Development

Applications for PDR zoning shall be for a parcel or contiguous parcels of five acres or more. (Ord. 1183 § 2, 2006)

1. A rezoning application to PDR shall be accompanied by a general plan of development for the entire parcel(s) unless the rezoning is publicly initiated and implements language included in an approved general or community plan.

2. A conditional use permit for specific plan of development shall be required for the portion of the parcel(s) to be developed.

3. General plans and conditional use permits for specific plans of development shall be approved prior to any development.

4. Ministerial permits such as grading, building and health department permits shall not be issued prior to approval of a conditional use permit for specific plan of development. (Ord. 1183 § 2, 2006)

Notwithstanding Section 15.48.030, the following uses are permitted in any PDR district provided that such uses are not inconsistent with an approved general or specific plan of development:

1. One single-family dwelling or mobilehome;

2. Crop and tree farming and animal husbandry;

3. Agricultural and residential accessory uses and accessory structures, including barns and stables;

4. One foster or small family home, family care home, or small family care home not to exceed six persons in addition to the resident family;

5. One second dwelling subject to Chapter 15.175. (Ord. 1263 § 21, 2017; Ord. 1183 § 2, 2006)

The following uses shall be permitted by general and specific plans for development in the PDR district:

1. All those uses permitted in the residential districts and private storage facilities for exclusive use by the residents of the development;

2. For projects with a minimum of one hundred dwelling units, all those uses permitted in the local commercial district. The gross lot area of the LC uses shall not exceed eighty square feet per dwelling unit;

3. For projects with a minimum of fifty acres and two hundred dwelling units, all those resort commercial uses permitted in the highway and visitor commercial district;

4. Recreation facilities including, but not limited to, tennis courts, golf courses, swimming pools, equestrian trails, fitness trails, boat docks, marinas, playgrounds and parks;

5. Community facilities such as day care centers, meeting rooms and clubhouses for use by residents of the development;

6. Temporary model home complexes and real estate sales offices only for the limited purpose of conducting sales or rental of lots or units within the PDR district. (Ord. 1183 § 2, 2006)

1. Preapplication meeting(s). Prior to preparation of the application for rezoning and the general plan of development, the applicant shall attend a preapplication meeting(s) with the planning authority staff. Purposes to be served by the preapplication meeting include the following:

   1. To explain the purpose of the planned development residential district;

   2. To review the project’s consistency with the county general plan;

   3. To review the county code requirements;

   4. To provide a review of the applicant’s conceptual design and development objectives.

2. Application. Application shall be made on forms provided by the planning authority and accompanied by all fees, information and supplemental plans required by the district or the subdivision ordinance. No applications shall be accepted until the applicant has complied with subsection A of this section. (Ord. 1183 § 2, 2006)

PDR may be phased if phasing is approved as part of the general plan of development. Specific plans of development and tentative final map proposals shall conform to the phasing of the approved general plan of development. (Ord. 1183 § 2, 2006)

All developments proposed under the PDR district shall include open space for active and passive use by the residents of the development. The amount to be provided shall be determined as follows:

1. Each single-family dwelling on each lot in a subdivision shall have a minimum of one thousand square feet of usable open space. If a dwelling is on a lot contiguous to permanent open space available to and usable by adjacent owners or the public, the area of required usable open space may be reduced by not more than twenty-five percent.

2. All townhouse ownership units with a density of seven units per net acre or less shall have a minimum private open space of three hundred square feet per unit with a minimum dimension of fifteen feet and with direct access to the unit. Townhouse ownership units in excess of the density set forth in this subsection shall have private yard areas as required by the approved specific plan of development.

3. All apartment units shall have a minimum private open space or balcony area of one hundred square feet per unit and a minimum dimension of seven feet with direct access to the unit.

4. Common Open Space. Each planned residential development shall contain one or more large areas of land permanently reserved primarily for the leisure and recreational use of all the development’s residents and owned and maintained in common by them. Common open space shall be integrated throughout the development and easily accessible to all the residents.

5. Common open space may include the following:

   1. Land area of the site not covered by buildings, parking structures or accessory structures;

   2. Land which is accessible and available to all occupants of dwelling units for whose use the space is intended unless such land is in a category listed below;

   3. Commonly owned recreational structures and facilities including but not limited to clubhouses, tennis courts, swimming pools, golf courses and trails.

6. Common open space shall not include the following:

   1. Areas reserved for private open space;

   2. Proposed street rights-of-way;

   3. Open parking or recreational vehicle (RV) storage areas, driveways and sidewalks for dwellings;

   4. Areas reserved for school buildings, not including playground areas open to the public;

   5. Commercial areas including buildings, accessory buildings, parking and loading facilities for such commercial areas;

   6. Flood control and drainage channels improved with cement, riprap, or having a cross-section slope exceeding twenty percent;

   7. Areas with cross-slope in excess of thirty percent;

   8. Unsuitable land as determined by the planning commission.

7. The planning commission may determine that up to one-half of any body of water, natural watercourse and slopes over thirty percent grade may be included as common open space. In making this determination, the commission shall be guided by the following factors:

   1. The extent of these areas in relation to the area of the planned development; and

   2. The degree to which these areas contribute to the quality, livability and amenity of the planned development.

8. Public Open Space. As an alternative, or in addition to, common open space required in subsection (B) of this section, each planned residential development may propose one or more parcels of land which would be permanently dedicated in fee to the county or other public or private agency. Such areas will be for the use of the development’s residents in addition to the use by all county residents or for the protection of environmentally sensitive areas.

9. Required amount. The county shall specify the required amount of public and or common open space in a planned residential development at the time of approval of the general plan of development, but in no case shall the total amount of public and or common open space be less than thirty-five percent of the parcel. Determination of the appropriate amount of public and/or common open space shall be based on consideration of the factors listed below:

   1. The degree to which these areas contribute to the quality, livability and amenity of the planned development;

   2. The need to protect public use areas historically used by the public such as trails or beaches;

   3. The avoidance of siting of structures in hazardous areas or on steep slopes;

   4. The protection of environmentally sensitive habitat areas and archaeological sites;

   5. Protection of scenic areas of the site. (Ord. 1183 § 2, 2006)

1. Internal Access. All residential planned development proposals shall ensure that internal circulation systems are properly designed to serve the different types of proposed land uses, accommodate expected traffic flows, provide adequate emergency access to all buildings and structures, and provide for safe and convenient pedestrian access, whether the project is partially or fully implemented. In addition, the following access requirements shall apply:

   1. At least two different routes of entrance and exit for emergency vehicles shall be provided where streets are longer than eight hundred feet;

   2. Cul-de-sacs shall be limited to one thousand feet in length and shall be terminated by a turnaround not less than eighty feet in diameter.

2. External Access. The planning commission shall review development applications to ensure that projected traffic increases resulting from the project, when partially and fully implemented, will not significantly impact connecting streets, roads and existing and proposed land uses outside the project perimeter. The applicant shall propose measures acceptable to the county to reduce significant impacts to existing road networks or land uses outside the development itself. (Ord. 1183 § 2, 2006)

1. All public internal streets, roads and driveways serving the development shall be designed and constructed to county road improvement and design standards.

2. The use of private streets within planned residential developments shall be permitted upon approval by the planning commission. (Ord. 1183 § 2, 2006)

1. A general plan of development shall expire two years after its date of approval unless an application has been filed with the planning authority for a specific plan of development prior to expiration, or a time extension has been approved prior to the date of general plan of development expiration. The planning commission may, upon good cause shown, grant a time extension for one year.

2. A conditional use permit for a specific plan of development shall expire five years after approval unless, prior to the expiration date, substantial physical construction has been completed on the development or a time extension has been approved. The planning commission or board of supervisors may, upon good cause shown, grant a time extension for one year. (Ord. 1183 § 2, 2006)

After a general plan or conditional use permit for specific plan of development expires, a new general plan or conditional use permit for a specific plan of development application and fee must be submitted for reconsideration. The new application shall be subject to the same procedures and approval as the original application. (Ord. 1183 § 2, 2006)