Chapter 18.52 — RPD RESIDENTIAL PLANNED DEVELOPMENT ZONE

There is created an RPD residential planned development overlay zone. Whenever it is placed on the official zoning map, the designation RPD shall be indicated after the zoning designation of the underlying zone. The standards of the RPD zone may take precedence over the standards of the underlying zone if the planning commission determines that the imposition of the RPD standards will result in an enhanced development which is in keeping with the intent and goals of the city's general plan. Permitted uses in the RPD zone shall be permitted in addition to the uses permitted in the underlying zone. The RPD zone shall not be overlaid over a principal zone other than S-F or SF-A.

(Ord. 37 § 242.1, 1961; Ord. 291, 1970; Ord. 355 § 1, 1971; Ord. 638 § 1, 1978; Ord. 1226 § 1, 2014)

The purpose of the residential planned development zone is to promote residential amenities beyond those expected under a conventional development, to achieve greater flexibility in design, to encourage well-planned neighborhoods through creative and imaginative planning as a unit, and to provide for appropriate use of land which is sufficiently unique in its physical characteristics or other circumstances to warrant special methods of development. In implementing planned development, it is further declared that the purpose of this chapter is to reduce development problems in hillside areas and to preserve areas of natural scenic beauty through the encouragement of integrated planning, integrated design and unified control of development. This zone permits flexibility in site design and variety in development and further encourages the preservation of natural features in open space through innovative design and land planning.

(Ord. 37 § 242.2, 1961; Ord. 291, 1970; Ord. 355 § 1, 1971; Ord. 1226 § 1, 2014)

• A. Residential Uses. Any use permitted in the principal zone over which the RPD zone is placed is subject to all limitations and conditions of that zone.

• B. Open Space Uses. Noncommercial parks, gardens, playgrounds, golf courses and other open space uses are permitted in the RPD zone. Various noncommercial facilities such as clubhouses, swimming pools, tennis courts and horticultural conservatories may be included in such open space uses.

• C. Uses Permitted by Conditional Use Permit. If a conditional use permit has first been obtained as provided in Chapter 18.200 , property in the RPD zone may be used for a planned residential development subject to approval by the commission. Such approval by the commission shall be based upon findings that the plan complies with the purpose of planned residential development as set forth in Section 18.52.020 , provides as well or better for light and air, for public safety and convenience, the protection of property values and the preservation of general welfare of the community than if developed as provided in subsection A of this section, and shall be subject to all of the provisions of Section 18.52.020 .

• (Ord. 37 § 242.3, 1961; Ord. 291, 1970; Ord. 355 § 1, 1971; Ord. 1226 § 1, 2014)

The following development standards shall apply:

• A. Site Area.

  1. The minimum gross site area for an RPD zone shall be ten acres, except that sites with lesser area may be permitted when contiguous to an existing planned development and constitutes a logical extension in arrangement of buildings, facilities and open space.

  2. All of the area of dedicated street right-of-way entirely within the boundaries of the site may be included in determining the gross area of the zone for minimum site purposes.

• B. Density. When property in the RPD zone is developed pursuant to subsection C of Section 18.52.030 , the number of units for each acre shall be equal to the number preceding the letter "U" in the suffix to the zoning symbol. (Example: RPD-10U = 10 units per acre.)

• C. Site Coverage. Buildings and structures, which shall not include patios open on three or more sides, shall not occupy more than one-third of the gross area of the RPD zone.

• D. Building Height. A building, structure or portion thereof shall not exceed the following heights:

  1. Single-family dwellings: Two stories or thirty-five feet, whichever is less.

  2. Exceptions.

     • a. On slopes, single-family dwellings may be three stories in height on the downhill side providing they do not exceed two stories on the uphill side.

     • b. If a cantilever foundation is used on a hillside, the height shall be measured from the lowest point at which the foundation beams enter the hill.

     • c. If the downhill sides of the structure are enclosed on a monolithic foundation, the height shall be measured from the midpoint of that portion of the finished slope which is covered by the structure.

• E. Type of Structures. Dwelling units may be in detached single-family dwelling units or may be in attached single-family dwelling units provided that not more than four such units shall be attached in any manner so as to form a single building. The commission may approve places of public assembly, recreational buildings and accessory buildings if for the primary use of persons residing within the planned development project and located so as not to be detrimental to adjacent properties.

• F. Yards. The front, side and rear yard shall be as shown on the approved development plan. The commission in considering placement and type of structures may modify or require a greater depth for yards than would be required if developed as provided in subsection A of this section.

• G. Fences and Walls. Fences and walls shall be as shown on the approved development plan.

• H. Off-Street Parking. The provisions of Chapter 18.156 shall apply.

• I. Access.

  1. Vehicular Access.

     • a. There shall be vehicular access from a dedicated street or alley to off-street parking facilities on the property for which off-street parking is provided.

     • b. Vehicular access to lots fronting on a major or secondary highway shall be via an alley, service road, or other local street.

2. Pedestrian Access. There shall be pedestrian access from a dedicated street to property used for residential purposes. Driveways shall be considered pedestrian access.

   3. Fire Safety Access. An accessway not less than three feet in width shall be provided abutting each side lot line.

• J. Signs. The provisions of Chapter 18.152 shall apply.

• K. Utilities. The applicant shall submit to the commission, and it shall be made a condition of approval, satisfactory evidence that the applicant has made all arrangements with the serving utilities to install underground all new facilities necessary to furnish service to the development. This requirement may be waived where it would cause undue hardship or constitutes an unreasonable requirement.

• L. Tentative Subdivision Maps. A tentative subdivision map shall be filed when required by the subdivision ordinance of the city.

• M. Storage Facilities. There shall be a common area for parking of trailers, boats, campers, camper shells, motor homes and similar vehicles equal to one ten-foot by twenty-foot storage space for each six dwelling units or fraction thereof. Adequate access and maneuverability shall be provided. The area shall be enclosed with a six-foot-high, or greater, decorative masonry wall with perimeter screening landscaping. Landscaping shall include trees and shrubs and shall be sprinkled by an electric remote control sprinkler system. Gates shall be constructed of wood. The area shall be adequately lighted, provided with yard drains for adequate drainage and shall have electrical outlets and hose bibbs.

• N. Enclosed Storage. There shall be provided for each dwelling unit a storage area within the garage in the form of a loft or other usable area specifically set aside for storage purposes (a minimum of one hundred fifty cubic feet) in addition to utility areas.

• (Ord. 37 § 242.4, 1961; Ord. 291, 1970; Ord. 355 § 1, 1971; Ord. 421 § 3, 1973; Ord. 524 § 1, 1976; Ord. 664 § 1, 1979; Ord. 766 § 1, 1982;Ord. 1324, 6/10/2025)

In addition to the determination that the plan complies with the purposes of planned residential development, the commission shall find that the following specific objectives are satisfied by the plan:

• A. The overall plan should be comprehensive.

• B. In relation to the scope and complexity of the development, its size should be such as to effect an integral land-planning unit and provide for adequate open spaces, circulation, off-street parking and pertinent development amenities.

• C. Diverse functional elements should be well integrated, properly oriented, and properly related to the topographic and natural landscape features of the site.

• D. Developments should be well related to existing and planned land use and circulation patterns on adjoining properties and should not constitute a disruptive element with regard to the character of adjacent neighborhoods.

• E. The layout of structures should effect a conservation in street and utility improvements.

• F. The internal street system should be designed for the efficient and safe flow of vehicles without having a disruptive influence on the activities and functions of the common areas and facilities.

• G. Park and recreational areas and facilities should be located in close proximity to all dwelling units or easily accessible thereto.

• H. The various community facilities should be grouped in places well related to the open spaces and easily accessible to pedestrians.

• I. Architectural unity and harmony within the development and with the surrounding community should be attained as far as possible.

• (Ord. 37 § 242.5, 1961; Ord. 291, 1970; Ord. 355 § 1, 1971)

A minimum of twenty-five percent of the total lot or parcel shall be maintained as open space areas designated to the use and enjoyment by all residents, and developed for recreational and/or leisure time activities.

• A. Except as provided in Section 18.52.030 , open space areas shall be functional and integrate the total development.

• B. Except as provided in Section 18.52.030 , open space areas shall not include:

  1. Rights-of-way.

  2. Vehicle parking areas and accessways.

  3. Areas adjacent to, or between structures less than fifteen feet in width.

  4. Slope areas of more than eight percent grade.

• C. Open space areas may include swimming pools, tot lots, putting greens, court game facilities and recreational buildings. Natural canyons and similar natural features may be included in open space areas as approved by the planning commission, these areas to be cleared of debris, poison oak and similar fire and health hazards. Automatic sprinklers are to be provided at top of slope in canyon areas.

• D. The city shall be granted an easement or other interest limiting the future use of the open space and preserving open space.

• E. A declaration of covenants, conditions and restrictions relating to the management of the common areas and facilities, signed and acknowledged by those parties having any record title to the land to be developed, enforceable by the city shall be recorded.

  1. The declaration shall provide that an assessment for the purposes of care, maintenance and improvement of the common area and facilities upon any lot shall become a lien upon the lot and shall establish a method for making the claim and foreclosure including power of sale.

  2. The declaration shall also contain a prohibition against the use of any individual outdoor television or radio antenna. A central antenna shall be provided and shall be connected to each dwelling unit by underground wiring.

  3. The declaration may provide for termination of the covenants, conditions and restrictions at the expiration of the economic life of the project with the consent of the city council.

• F. Common open space shall be left in its natural attractive, unique or scenic state, or it shall be landscaped in accordance with a landscaping plan approved by the planning director.

• G. All improvements located within the common open space, such as landscaping, parks, recreational facilities, travelways and parking areas, shall be maintained in a safe condition and a state of good repair.

  1. Any failure to maintain such improvements located within the common areas shall be and is declared to be unlawful and a public nuisance endangering the health, safety and general welfare of the public and a detriment to the surrounding community.

  2. In addition to any other remedy provided by law for the abatement, removal and enjoinment of such public nuisance, the city, after giving proper notice, may cause the necessary work of maintenance or repair to be done, and the cost thereof shall be assessed against the owner or owners of the development.

• (Ord. 37 § 242.6, 1961; Ord. 492 § 1, 1975)

A building permit shall not be issued for any site within a proposed residential planned development unless a final subdivision map has been recorded in compliance with the subdivision regulations of

this code including all dedications and recreational facilities required by Section 17.36.010 . (Ord. 37 § 242.7, 1961; Ord. 291, 1970; Ord. 355 § 1, 1971)