31.1 P - PLANNED DEVELOPMENT

31.1.1 Purpose. The purpose of these provisions is to encourage planned developments, and to allow flexibility in the administration of the development standards in this division for the purpose of: (Former Section INL#315-4(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.1.1 Permitting more flexibility to cope with difficulties due to topography and other natural or manmade features; (Former Section INL#315-4(a)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.1.2 Provide for clustered development in concert with the provision of residential amenities such as open space, recreation areas, and neighborhood commercial services; (Former Section INL#315-4(a)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.1.3 Encourage a more creative approach to land development through waiver of development standards and application of less rigid development criteria where such flexibility can better provide for the protection and enhancement of designated sensitive habitats and cultural resources provided all the required findings for approving subdivisions can be made. (Former Section INL#315-4(a)(3); Ord. 519, Sec. 515, 5/11/ 65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.5.1 Landscaping should be used to enhance privacy, and to give visual order to the development. (Former Section INL#315-4(f)(5); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.5.2 All multifamily units of four (4) or more dwellings should have laundry facilities, either as a common laundry room or in-unit connections for washers and dryers. A rule of thumb for common laundry facilities is one washer/dryer in a four (4) plex, and one additional washer/dryer for each additional six (6) units, although family units will probably require more. (Former Section INL#315-4(f)(5); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.5.3 One (1) or more areas within a project should be set aside for trash collection and recycling collection. These areas should be conveniently placed, screened off from sight, directly accessible for the garbage and recycling trucks, and sited where early morning collection will not disturb residents. (Former Section INL#315-4(f)(5); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.5.4 All utilities should be placed underground. (Former Section INL#315-4(f)(5); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.5.5 Surcharge retention swales should be used to collect and dissipate stormwater runoff. (Former Section INL#315-4(f)(5); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.2.1 These regulations shall apply to areas designated “P” on the Zoning Maps. (Former Section INL#315-4(b)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.2.2 These regulations may be applied where any of the following conditions prevail, provided the Director and the applicant agree that to do so would be in the public interest and best interests of the applicant: (Former Section INL#315-4(b)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/ 98)

31.1.2.2.1 Any site where more than four (4) dwelling units, commercial buildings, or industrial buildings or combination thereof are proposed; (Former Section INL#315-4(b)(2)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

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31.1.2.2.2 The development proposal is within a residential zone and includes residential and nonresidential development; (Former Section INL#315-4(b)(2)(b); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.2.2.3 Any site or development proposal where application of these regulations would provide a better means of carrying out the intent of the County General Plan. (Former Section INL#315-4(b)(2)(c Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.3 Minimum Lot Size Requirement. Planned Unit Developments shall be permitted on lots of 20,000 square feet or larger. (Former Section INL#315-4(c); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.4 Permitted Uses. The principally permitted uses in the applicable zoning district shall also be permitted in the Planned Unit Development. Other uses consistent with the applicable Plan designation may be permitted with a Use Permit. (Former Section INL#315-4(d); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98, Amended by Ord. 2313A, 12/16/03)

31.1.5 Modifications of Development Standards. The following development standard modifications may be approved by the Planning Commission reviewing the Planned Unit Development permit applications: (Former Section INL#315-4(e); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.1 Applicable residential density standards may be increased by as much as twenty-five percent (25%) if the development incorporates extraordinary public benefits such as enhancement of sensitive habitats, visual resources, or cultural resources, development and maintenance of public access to recreational areas, or at least forty percent (40%) of the total lot area of the PUD is reserved for common open space areas which conform to all the following requirements: (Former Section INL#315-4(e)(1)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.1.1 They must be useable and available to occupants of the PUD. (Former Section INL#315-4(e)(1)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.1.2 They must average at least 100 feet in width. (Former Section INL#315-4(e)(1)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.1.3 At least one-half of the required open space shall have an overall finished grade not to exceed ten percent (10%) and shall be suitably improved for its intended purpose. (Former Section INL#315-4(e)(1)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.1.4 All lawn and landscaped areas within the required common open space shall be provided with a permanent watering system adequate to maintain such areas in a healthy condition. (Former Section INL#315-4(e)(1)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.2 The twenty-five percent (25%) density bonus limit in paragraph 31.1.5.1 is the maximum density bonus permitted; it may not be combined with any other density bonus allowed by County or

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State regulations if densities greater than 25% would result. (Former Section INL#315-4(e)(1)(b); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.3 If development is to be accomplished in stages, the development shall be coordinated so that the improvement of the common open space areas and the construction of dwelling units in order that each development stage may achieve a proportional share of the total common open space. (Former Section INL#315-4(e)(1)(c); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.4 Common areas must be owned, managed and maintained by the PUD owners association, public agency, or equivalent organization. (Former Section INL#315-4(e)(1)(d); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.5 The dedication or offer of dedication for an easement for coastal access or view shall not be considered to lower the area of a parcel for purposes of density calculation. (Former Section INL#315-4(e)(1)(e); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.1.6 Areas not designated for residential development in the General Plan shall not be included in calculating permitted densities. (Former Section INL#315-4(e)(1)(f); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.2 Lot Size Standards. The applicable lot size standards may be modified to carry out the intent of the Planned Unit Development Regulations, provided all other development standards set forth herein are met. (Former Section INL#315-4(e)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.3 Lot Coverage Standards. The applicable lot coverage standards shall apply, except that building coverage shall be calculated over the entire development instead of being applicable to each lot in the development. (Former Section INL#315-4(e)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/ 7/98)

31.1.5.4 Setback Standards. The applicable setback standards may be modified provided:

31.1.5.4.1 Lot coverage requirements herein are met; and (Former Section INL#315-4(e)(4)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.5.4.2 Setbacks for lots located in the perimeter of the development shall conform with the setback requirements stipulated for the zone. (Former Section INL#315-4(e)(4)(b); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6 Design Guidelines. These guidelines shall be considered by architects, engineers, and other persons involved in designing Planned Unit developments, and by the decision-makers reviewing them. The guidelines recognize that while few people are in complete accord on what makes a well-designed project, there is general agreement on a number of basic design principles, which are enumerated herein: (Former Section INL#315-4(f); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

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31.1.6.1 Natural Considerations. The starting point in any design should be maintenance of the prominent natural features of the site. (Former Section INL#315-4(f)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.1.1 Major trees and shrubs should be retained to the maximum extent possible, and should become the basis of the design of lots, roads, and other open spaces in the PUD. They add permanence and a sense of continuity to new developments, and new landscaping will take many years to provide the same benefits that mature existing vegetation will provide immediately. In some cases, native landscaping can be replaced in phases if part of a long-term plan to create a different landscaping effect. (Former Section INL#315-4(f)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

sense of continuity to new developments, and new landscaping will take many years to provide the same benefits that mature existing vegetation will provide immediately. In some cases, native landscaping can be replaced in phases if part of a long-term plan to create a different landscaping effect. (Former Section INL#315-4(f)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.1.2 New homesites should be sited and designed to concentrate development on level areas so that disturbance of steeper hillsides is minimized. Where the size and topography of the site requires development on hillsides, new construction and grading should follow the natural contours of the landscapes, fitting the site rather than altering the landform to accommodate buildings. (Former Section INL#315-4(f)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.1.3 To maintain ridgeline and hillside silhouettes, new development near ridgelines or steep slopes should be sited adjacent to existing major vegetation, where the major vegetation is retained. The height of buildings constructed near ridgelines should not affect the ridgeline silhouette. (Former Section INL#315-4(f)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.1.4 Natural slopes in excess of twenty-five percent should remain undisturbed. (Former Section INL#315-4(f)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.1.5 Disturbed areas not proposed for development should be renaturalized and revegetated as quickly as possible. (Former Section INL#315-4(f)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.2.1 Residences should take access from local roads serving a limited number of units. Few, if any, dwellings should front upon a collector street. This will restrict the amount of traffic in front of homes, which in turn promotes safety to children, pedestrians, pets, and even parked cars on the street. (Former Section INL#315-4(f)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.2.2 Where residential road construction of a two (2) lane travel way would eliminate large trees or other prominent natural features, or result in excess grading, roads should be divided to preserve those features. (Former Section INL#315-4(f)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/ 7/98)

Where shoulders are required for stormwater management on residential streets, the shoulders should be grass surfaced wherever possible. (Former Section INL#315-4(f)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

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31.1.6.2.4 Incorporating alleys into the transportation system serving smaller lots is encouraged since alleys can be a beneficial means of providing a second automobile access to narrow lots. Although it is generally more desirable for alleys to connect a street at both ends, in some cases, dead end alleys with turn-arounds may be permitted. (Former Section INL#315-4(f)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.3.1 Reducing the visual impact of lines of parked cars and expanses of asphalt can add more to the good looks of a building than anything else. (Former Section INL#315-4(f)(3); Ord. 519, Sec. 515, 5/11/ 65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.3.2 Shared parking areas such as parking courtyards are encouraged. (Former Section INL#315-4(f)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.3.3 Whenever possible, parking areas should be placed at the side or back of a building. (Former Section INL#315-4(f)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.3.4 To avoid the long, narrow, dreary look of carports found in some older apartment complexes, individual carports and garages should be designed to accommodate no more than four (4) vehicles. (Former Section INL#315-4(f)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.3.5 If a parking lot for five or more cars is within 20 feet of a street property line, a landscaped strip at least five feet wide should be provided between the parking lot and the street. This strip should have a fence, berm, wall or landscaping hedge that is three (3) feet high at the edge closest to the parking spaces. (Former Section INL#315-4(f)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/ 98; Amended by Ord. 2214, 6/6/00)

31.1.6.3.6 A screening device not less than six (6) feet high should be provided along all interior property lines where a parking lot for five or more cars adjoins a property line of a residential use. Raised earth mounds with landscaping may be used in place of fencing. (Former Section INL#315-4(f)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.3.7 To avoid unwarranted noise or light, no parking lot for five or more cars should allow the front of parked cars to be within fifteen feet of the front of a living unit. (Former Section INL#315-4(f)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.4.1 Buildings should be compatible in design to development nearby. Building size is not necessarily a major concern in design; the size of large buildings can be visually reduced by providing changes in the depth of the facade (both vertical and horizontal), and changes in facade materials. (Former Section INL#315-4(f)(4); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

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31.1.6.4.2 Buildings should be made compatible in style to nearby development through the use of similar roof types, siding materials, color schemes, architectural details, and landscaping design. (Former Section INL#315-4(f)(4); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.6.4.3 Living rooms, and eating and sleeping areas should face toward gardens and open areas and away from streets and parking areas. (Former Section INL#315-4(f)(4); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.1 Access. Planned Unit Developments shall be appropriately located with respect to streets and highways or other transportation facilities so as to direct access. Entrances and exits for automotive vehicles shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to pedestrians, passing traffic, or to traffic entering and leaving the development. Merging and turnout lanes shall be required where existing or anticipated flows of passing traffic or traffic from or to the Planned Unit Development indicate the need for such lanes. (Former Section INL#315-4(g)(1); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.2.1 Roads, pedestrian and bikeway paths shall be an integrated system designed to provide efficient safe circulation to all uses. Pedestrian/bikeways shall be clearly signed and have adequate crossing facilities where warranted. (Former Section INL#315-4(g)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

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31.1.7.2.2 Developments should be designed to minimize the length of road and encourage smooth traffic flow with controlled turning movements and minimum hazards to pedestrians, passing traffic, or to traffic entering and leaving the development. Merging and turnout lanes shall be required where existing or anticipated flows of passing traffic or traffic from or to the Planned Unit Development indicate the need for such lanes. Developments should be designed to minimize the length of roadway. (Former Section INL#315-4(g)(2); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.3 Siting of Roadways and Parking Areas. Siting of roadways and parking areas shall be consistent with the character of the site, avoiding excessive cuts and fills. (Former Section INL#315-4(g)(3); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.4 Parking Standards. The following will be the minimum off-street parking requirements for dwelling units and permitted commercial uses in a residential Planned Unit Development: (Former Section INL#315-4(g)(4); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.4.1 Parking spaces for permitted uses, shall be provided in accordance with the Off-Street Parking regulations. (Former Section INL#315-4(g)(4)(a); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.4.2 Off-street parking shall be designed and located in accordance with the Off-Street Parking and Loading Standards except that: (Former Section INL#315-4(g)(4)(b); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.4.2.1 Off-street parking may be clustered in parking pods in proximity to the dwelling units they serve; and (Former Section INL#315-4(g)(4)(b)(i); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.4.2.2 Off-street parking for guests may be required up to a maximum of one (1) space per two (2) dwelling units (Former Section INL#315-4(g)(4)(b)(ii); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.7.5 Recreational Vehicle Parking. Sufficient parking space may be required for storage of residents’ recreational vehicles. If required, a recreational vehicle parking area shall be located so as to be compatible with the surrounding land use. If located along the outer fringe of the PUD, it shall be adequately screened from vision from the adjacent properties. (Former Section INL#315-4(g)(5); Ord. 519, Sec. 515, 5/11/65; Amended by Ord. 2166, Sec. 20, 4/7/98)

31.1.8 Owners Association. A non-profit incorporated owners association or an alternative acceptable to County Counsel, shall be required if other satisfactory arrangements, such as County Service Area, have not been made for improving, operating and maintaining common facilities, including open space, streets, drives, service and parking areas, and recreation areas. (Former Section INL#315-4(h); Ord. 519, Sec. 515, 5/11/65)