Chapter 84.18 — PLANNED DEVELOPMENT STANDARDS

The purpose of this Chapter is to provide standards for applicants that desire to develop under the provisions of Planned Development Permits (Chapter 85.10). The standards in this Chapter are intended to promote a more efficient use of the land and to create a more desirable and affordable living environment by providing greater design flexibility than would be possible through the strict application of standard development regulations required by a land use zoning district.

(Ord. 4011, passed - -2007)

(a) Compliance with the General Plan . The provisions in this Chapter apply to development in any land use zoning district in compliance with the application requirements identified in Chapter 85.10 (Planned Development Permit). Strict compliance with the purpose and intent of the General Plan shall be required. Only uses allowed in the land use zoning district for which the planned development is proposed shall be allowed.

(b) Authority of the Commission to Recommend Alteration to Standards . The Planning Commission may recommend alteration of adopted standards in the Preliminary Development Plan, for approval by the Board of Supervisors.

(c) Authority of the Board to Alter Standards . Unless specifically changed within this Chapter, adopted County ordinances, standards and policies shall apply to a planned development project, including those identified in this Development Code and the General Plan. The Board of Supervisors may alter adopted standards in the Preliminary Development Plan, where the Board finds that the altered standards would more adequately serve the purpose and intent of the planned development provisions of the Development Code. Any alterations to these standards must be made consistent with the findings required in § 85.10.050(b).

(Ord. 4011, passed - -2007; Am. Ord. 4205, passed - -2013)

(a) Size. A minimum site of five acres shall be required for a residential, commercial, industrial, and/or mixed-use development.

(b) Density . Unless modified by the Board as described in § 84.18.020(c), the total density of a planned development shall be determined by the land use zoning district applicable to the subject property. Increased densities may be granted by the review authority through the bonus density or transfer of density authorized by the General Plan and implemented by this Development Code under the Housing Incentives Plan in Chapter 83.03 (Affordable Housing Incentives - Density Bonus), or a Specific Plan. However, density increases shall not be granted for that portion of a planned development for which only a Preliminary Development Plan has been approved. Parcel sizes smaller than those required by the land use zoning district may be approved for a Planned Development provided the overall parcel density is not exceeded, except as otherwise allowed by this Development Code and/or the General Plan. The maximum unit allowable dwelling densities shall be as follows:

Maximum Unit Allowable Dwelling Density*

Average Slope

(1) Transfer of Density . A 100 percent transfer of the density indicated on the General Plan official land use zoning district shall be allowed within a planned development project, provided all other performance criteria are met. The maximum allowable density transfers shall be determined by the table above. This transfer of density may include a transfer of density from adjacent property for which development restrictions in favor of the planned development project have been obtained.

(A) To be eligible for density transfer, adjacent private lands shall meet the following criteria:

(I) Private lands from which the density is being transferred shall be free of hazards or other physical constraints that prohibit the construction of residential dwellings.

(II) Private lands from which the density is being transferred shall be shown on the General Plan as developable for residential dwellings.

(B) Open space within the project that has been created as a result of a density transfer shall be common open space. However, in those circumstances when it is infeasible or impracticable for a private organization to adequately maintain and preserve the land as open space, the land may be dedicated to the public for open space purposes.

(C) Transferable density on slopes within a Fire Safety Overlay shall be determined by the formulas in § 82.13.050 (General Development Standards).

• (2) Bonus Density .

(A) An additional bonus in dwelling-unit density, up to 10 percent above that indicated in the General Plan Land Use Zoning District for the area, may be granted by the review authority provided one of the following criteria is

met:

(I) A publicly valuable resource is provided, preserved, or enhanced that would otherwise require the expenditure of public monies.

(II) A public or quasi-public feature is provided above and beyond the normal expectations.

(III) An amenity, convenience, or excellence in design is provided above and beyond normal expectations.

(B) The granting of density bonuses shall further the purpose and intent of the planned development provisions of this Development Code and the General Plan.

• (c) Accessory Uses in Planned Residential Developments (PRD’s).

(1) Accessory uses allowed in the RS (Single-Family Residential) land use zoning district shall be allowed in a planned residential development, provided that the accessory uses are compatible with the approved PRD development plan.

(2) When the underlying land use zoning district allows the keeping of horses, and where the density of a planned residential development project does not exceed four dwelling units per acre, horses shall be allowed in a PRD project as follows:

(A) On parcels 20,000 square feet or greater subject to the regulations of the RS (Single-Family Residential) land use zoning district.

• (B) Where parcels are less than 20,000 square feet, horses shall be allowed subject to the following conditions:

• (I) Horses shall be clustered onto common parcels.

• (II) The maximum density of horses shall not exceed four horses per gross acre of common parcel area.

• (III) Standards and regulations of the Environmental Health Services Division shall apply.

(IV) Maintenance and management of the clustered facilities shall be provided by the property owners’ association.

(d) Phased Development. In a phased development, safeguards shall be required in the form of easements or bonds or other commitments for open space requirements that will protect the integrity of the total project.

• (e) Subdivision. When a tentative subdivision map is filed with a planned development project, before recordation of the final subdivision map, the following items shall be filed with the appropriate agency:

• (1) Documentation of easements, covenants, deeds, and Property Owner Association by-laws, restrictions, and articles of incorporation.

(2) Sureties and performance bonds covering open space areas, dedicated public improvements, and other items as determined by the review authority. The amount of the performance bonds shall be reviewed annually by the appropriate agency.

(Ord. 4011, passed - -2007; Am. Ord. 4043, passed - -2008; Am. Ord. 4205, passed - -2013; Am. Ord. 4334, passed - -2017)

(a) Circulation and Parking .

• (1) Vehicular Circulation Pattern . The vehicular circulation pattern shall be designed to:

• (A) Provide adequate vehicular access to and within the project, in compliance with adopted County standards.

• (B) Coordinate with external transportation networks in terms of location and loads.

• (C) Integrate with the natural landscape and, where possible, parallel the natural drainage system.

• (D) Comply with the noise level standards outlined in § 83.01.080 (Noise).

(E) Have two points of vehicular ingress and egress from surrounding streets, one of which may be emergency only for the planned development project, and each phase of the project. Where the applicant can show that this is a physical impossibility, the appropriate fire authority may modify this requirement.

(F) Allow private streets as acceptable if they are built to County standards and are inspected by the County. However, rights-of-way shall not be accepted by the County nor shall private streets be accepted as part of the County maintained road system.

• (2) Pedestrian Circulation Pattern . The pedestrian circulation pattern shall be designed so that:

• (A) It is separated from vehicular traffic where possible and it discourages pedestrian crossing of the vehicular network, except at controlled points that are designed for pedestrian safety.

• (B) Hard-surfaced, safely lighted pedestrian access to common open space, recreational areas, community facilities, and other logical terminal points shall be provided.

• (3) Common Off-Street Parking Areas . Common off-street parking areas shall be designed so that:

• (A) They provide adequate, convenient, well-marked, and safely-lighted parking.

• (B) With the exception of enclosed parking structures, they shall contain appropriate landscaping to minimize the effect of large areas of asphalt or concrete.

(4) Parking Spaces Required per Unit . Two parking spaces per dwelling unit shall be provided. Tandem parking shall not be allowed except in mountain areas. Guest parking, either on-street or in common parking areas, shall be provided at a ratio of one space per two dwelling units.

• (b) Open Space .

(1) Open Space Defined . For the purposes of this Chapter, open space within a planned development shall be the total area of land or water within the boundaries of a planned development, designed and intended for use and enjoyment as open space areas.

• (A) Open space within a planned development shall include the following:

• (I) Area of the site not covered by structures, paved areas or accessory structures, except recreational structures.

• (II) Land that is accessible and available to all occupants of the development for which the space is intended.

• (B) Open space within a planned development shall not include:

• (I) Proposed and existing street rights-of-way and private streets.

• (II) Open parking areas, driveways.

• (III) School sites.

• (IV) Commercial, industrial, or office areas, and their structures, accessory structures, parking, and loading facilities.

(2) Minimum Open Space Required for Planned Development . A residential planned development project shall have a minimum of 40 percent private and common open space, not including balcony area.

(3) Minimum Open Space Required for each Dwelling Unit . Each dwelling unit shall have a minimum contiguous private open space area as follows:

• (A) Ground Floor . 225 square feet.

• (B) Upper-Story Dwelling without Ground Floor . 60 square feet.

(4) Management of Common Facilities . Provisions for the maintenance and management of the common open space and common facilities shall be reviewed and approved by the Commission. The approval shall be based on the following criteria:

(A) The applicant shall establish a property owners' association before the selling of a parcel or the occupancy of a dwelling unit.

(B) The property owners’ association by-laws, restrictions, and articles of incorporation shall include the necessary regulations required by the Federal Housing Administration. Other standards shall be approved by the reviewing County Housing Authority.

• (c) Site Resource Utilization .

(1) The planned development shall be designed and developed to minimize the cutting of trees, disturbance of ground cover, cut and fill work, drainage alteration, and hillside development. Removal of trees shall be in compliance with County permit procedures.

(2) New earthwork and exposed slopes shall be suitably stabilized in compliance with Chapter 83.08 (Hillside Grading). Scarred and erosion-prone areas shall be stabilized with appropriate planting.

• (d) Site and Structure Relationship .

(1) The spacing of structures shall be governed by the requirements for adequate light and air, proper access, fire regulations, and the need for visual and auditory privacy.

(2) Whenever possible, dwelling units shall be arranged to take advantage of views and vistas with consideration given to “micro” (subsections of the planned development) elements (e.g., climate control, pleasing relationships of structure, mass, etc.).

• (3) The planned development shall be designed to minimize the likelihood of criminal activity by:

• (A) Minimizing those areas that are neither clearly private nor public.

• (B) Planting landscaping to ensure that maximum observation is obtained while providing the desired degree of aesthetics.

• (4) Structure height, bulk, and “micro” coverage are regulated only to the extent that ensures that they meet the performance criteria identified in this Subdivision (e).

• (5) Structures for human habitation shall not be placed in an environmentally hazardous, fragile, or unique area.

• (e) Perimeter.

(1) Adjacent properties to the planned development shall be protected from adverse influences of traffic, land use, structure scale, and density by the combined use of screening, setbacks, and land use location.

(2) Perimeter planning and coordination are required to ensure continuity in the community facilities and services. The applicant shall demonstrate that the development proposal can be adequately served by community facilities and services without undue public expenditure.

(3) Planned development projects that are within Fire Safety (FS) Overlay shall develop perimeter areas in compliance with § 82.13.060 (FS1, FS2, and FS3 Development Standards).

(Ord. 4011, passed - -2007; Am. Ord. 4205, passed - -2013)