Article 9 — Residential Planned Development Zones (R-P-D)

* Article 9 consisting of Sections 9-4.901 through 9-4.904, recodified from Sections 8137 and 8137.1 through 8137.3, T.O.O.C., as amended by ordinance Nos. 95, 117, 229, 189-NS, effective February 11, 1971, 203-NS, effective April 22, 1971, 220-NS, effective August 19, 1971, 311-NS and 312-NS, effective November 2, 1972, 354-NS, effective March 22, 1973, and 376-NS, effective May 31, 1973, Section 9-4.905, added by ordinance No. 354-NS, effective March 22, 1973, and Section 9-4.906, added by Ordinance No. 163-NS, effective August 27, 1970, as amended by Ordinance Nos. 220-NS, effective August 19, 1971, 311-NS and 312-NS, effective November 2, 1972, and 354-NS, effective March 22, 1973, amended in its entirety by Section I, Ordinance No. 459-NS, effective July 4, 1974.

The intent and purposes of the Residential Planned Development Zone are as follows:

(a) 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 by the enforcement of more rigid standards;

(b) To assure conformance of the project with the stipulations of the General Plan with respect to use, density, open space, circulation, public facilities, and the preservation of natural features, as well as with the standards, principles, and goals as set forth within the General Plan;

(c) To maximize the preservation and development of a natural landscaped public and private open space areas. Such areas may include, but not be limited to, scenic easements, historical areas, scenic areas, active and passive recreational areas, pedestrian ways, equestrian and hiking trails, plazas, and distinct spatial separations between pedestrian and vehicular areas;

(d) To provide for an orderly and cohesive urban growth and physical development pattern in the City by discouraging fragmentation with unrelated elements and encouraging the efficient delivery of City services;

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

(f) To encourage the optional utilization of the land to provide a degree of diversity of dwelling unit types, sites, and a range of rents or sales prices;

(g) To relate the residential development to public and private support services through the submittal of a fiscal impact report (cost-revenue analysis) to determine the effect on such services and City revenues;

(h) To promote an equitable distribution of public facilities by encouraging developers to provide such facilities as allowed by the Government Code of the State in order to avoid the overcrowding of existing facilities used by established residents and provide for a balance of community services;

(i) To provide a planning process involving public participation in the review of residential projects; and

(j) To provide the City and developer with reciprocal latitude to consider alternate standards in return for increased amenities to serve the inhabitants of the development and surrounding areas.

The Commission may grant a residential planned development permit for land in the R-P-D Zone which the Commission finds meets the requirements of this article. The Commission may impose such additional conditions and requirements upon a residential planned development permit as the Commission finds are reasonable and necessary to carry out the purposes and requirements of the R-P-D zone.

(§ I, Ord. 459-NS, eff. July 4, 1974)

Only the uses identified in Article 21 of this chapter as being permitted in the Residential Planned Development (RP-D) Zone shall be established or maintained on property located therein, subject to the permitting requirements and limitations set forth in said Article 21.

(§ I, Ord. 459-NS, eff. July 4, 1974, as amended by § VII, Ord. 834-NS, eff. June 21, 1983, §§ 2 and 5, Ord. 989-NS, eff. February 23, 1988, § 6, Ord. 1379-NS, eff. August 9, 2001, § 18, Ord. 1392-NS, eff. June 7, 2002, § 1, Ord. 1401NS, February 6, 2003, § 10, Ord. 1412-NS, eff. August 14, 2003, and § 12, Ord. 1620-NS, eff. August 12, 2016)

(§ I, Ord. 459-NS, eff. July 4, 1974, as amended by § III, Ord. 779-NS, eff. June 11, 1981, § VI, Ord. 815-NS, eff. September 7, 1982, § 6, Ord. 858-NS, eff. April 24, 1984, § 15, Ord. 1178-NS, eff. April 27, 1993, § 9, Ord. 1189-NS, eff. November 2, 1993; § 7, Ord. 1273-NS, eff. January 8, 1997, § 6, Ord. 1306-NS, eff. November 20, 1997, § 19, Ord. 1392-NS, eff. June 7, 2002, § 20, Ord. 1412-NS, eff. August 14, 2003, § 8, Ord. 1555-NS, eff. May 13, 2011; § 10, Ord. 1614-NS, eff. April 22, 2016, and repealed by § 13, Ord. 1620-NS, eff. August 12, 2016)

Unless otherwise specifically waived or modified by the Commission, the following development standards are established as the minimum deemed necessary to ensure the public health, safety, and welfare within the R-P-D Zone and to accomplish the intent and purpose of this article:

(a) Construction sequence. The applicant shall submit a construction sequence for the land covered by the permit showing the order in which particular structures will be constructed, and, upon the approval of the sequence, the applicant shall not deviate from such sequence without written approval by the Community Development Director. At no time shall there be more than an average of the allowable units per net acre constructed, or under construction, on the portion of the land which has been developed or is under development.

(b) Parking spaces. The number of parking spaces required shall be based on the requirements by type of residential development as set forth in Sec. 9-4.2402 of this chapter. The Commission may require additional uncovered parking spaces when it is found that such parking is necessary for the development, taking into consideration the availability of on-street parking facilities in and adjacent to the development. All covered parking shall be obscured from the public view where visible from perimeter streets by means of a wall enclosure or landscape screening consisting of dense vegetation and earth mounding.

(c) Open parking areas, driveways, and parking lots. The general requirements for open parking areas, including driveway and parking lots, shall be as follows:

(1) Size. Each off-street parking space shall be at least nine (9’) feet by twenty (20’) feet, exclusive of drives and aisles. The twenty (20’) foot depth may be reduced to eighteen (18’) feet, and bumper stops may be waived; provided the parking space faces a minimum six (6’) foot wide planter for each row of parking, and the area of car overhang will not damage or interfere with plant growth and its irrigation. Concrete bumper guards or wheel stops shall be provided for all parking spaces where deemed necessary by the Community Development Director, i.e., to channelize traffic flow, protect structures and landscaping, and prevent overhang into a pedestrian area, except as otherwise set forth in this subsection or for parallel parking.

(2) Improvements. Improvements shall conform to those requirements set forth in subsection (1) of subsection (c) of Section 9-4.2404 of Article 24 of this chapter.

(3) Driveways.

(i) Each entrance and exit to a parking lot shall be constructed and maintained so that any vehicle entering or leaving the parking lot shall be clearly visible at a distance of not less than ten (10’) feet to a person approaching such entrance or exit on any pedestrian walk or footpath.

• (ii) Exits from parking lots shall be clearly posted with “Stop” signs.

• (iii) Appropriate directional signs shall be maintained where needed and as required by the Community Development Director.

• (iv) Driveway access to parking spaces for single-family dwellings shall not be less than ten (10’) feet in width throughout, and turnaround areas may be used for the required parking spaces.

• (v) Driveway and vehicular access ways shall have thirty-six (36') feet of pavement width when:

• (aa) The design indicates that parallel parking may occur which is permitted on one side of the driveway only;

• (ab) A hazardous type of construction is allowed;

• (ac) Access drives are longer than one hundred fifty (150') feet, or structures are three (3) stories or more in height and are located on both sides of the drive; and

• (ad) It is a main access route through the proposed development, which route either directly or indirectly services the entire project.

• (vi) Driveways and vehicular access ways may have thirty (30’) feet of pavement width when:

• (aa) The design indicates that perpendicular parking will not allow parallel parking, and structures are not over two

• (2) stories in height on both sides of the access drives;

• (ab) Structures are not more than two (2) stories in height and have tuck-under parking on one side of the access drive and a carport or open parking on the opposite side. All parking shall be perpendicular parking; and

• (ac) Access driveways are not more than one hundred fifty (150') feet in length, and structures are not more than three (3) stories in height.

• (vii) Driveways and vehicular access ways may have twenty-five (25’) feet of pavement width when the driveways are used strictly for vehicle parking, and the driveway is not used for direct access to any structure within the project. All parking shall be perpendicular.

• (4) General conditions. Access requirements for all residential planned development permits shall be as follows:

• (i) At least two (2) different routes of entrance and exit for emergency vehicles where streets are longer than 800 feet; and

• (ii) Cul-de-sacs shall be limited to eight hundred (800’) feet in length and shall be terminated by a turnaround not less than eighty (80’) feet in diameter, or a hammerhead, or T-shaped turnaround area.

• (5) Circulation.

• (i) No parking spaces shall be located so that a vehicle will maneuver within ten (10’) feet of a vehicular entrance to the property.

• (ii) A turnaround area shall be provided of at least twenty-five (25’) feet for ninety (90) degree parking, eighteen (18’) feet for sixty (60) degree parking, fourteen (14’) feet for forty-five (45) degree parking, and twelve (12’) feet for thirty (30) degree or parallel parking (provided there are at least four (4’) feet between each two (2) parallel spaces). (iii) The length of all private driveways connecting with major private roads and all public streets shall be a minimum of twenty (20’) feet.

• (6) Landscaping.

(i) Five (5%) percent of any open parking and driveway areas containing parking spaces for at least ten (10) vehicles, and not more than twenty-one (21) vehicles, shall be landscaped. Ten (10%) percent of any open parking and driveway areas containing more than twenty-one (21) parking spaces shall be landscaped. Such landscaped areas shall be distributed through the entire parking area as required by the Community Development Director. All such required landscaped areas shall be computed on the basis of the total amount of parking and driveway areas provided (except spaces provided for enclosed vehicle storage areas).

(ii) Four (4) copies of separate landscape and irrigation plans meeting the City’s standards shall be submitted, with a landscape plan check fee as specified in the City’s Master Fee Resolution, to the Community Development

Department and be approved by the Landscape Supervisor before issuance of an occupancy permit.

(iii) Landscape trees shall be selected and planted in such a manner as to minimize root damage to parking lot hardscape. All trees planted shall be from the planting pallets contained within the Forestry Master Plan unless another species is approved by the Community Development Director. Trees known to have shallow or invasive roots shall not be planted within parking lot areas. Tree species should be chosen to maximize canopy coverage of parking lot areas. Trees shall be provided with a minimum four (4’) foot by six (6’) foot planting hole (six (6’) feet by six (6’) feet preferred) or the largest planting area possible within any landscape design. In addition, deep root watering methods shall be designed and incorporated to supply water for parking lot trees and root guards shall be placed behind any curb in the vicinity of the planted tree(s).

(iv) No approved landscaping shall be removed or tree pruned of live tissue in any parking lot area without the written authorization of the Community Development Department upon the submittal of a tree pruning proposal by a certified arborist or landscape architect. Topping of trees or pruning to reduce canopy coverage within parking lots is prohibited.

(v) Plant material of a drought tolerant nature shall be used to the greatest extent possible in any parking area landscape design and planting.

(vi) Approved landscaping shall be permanently maintained in accordance with Section 1-6.01(e) of this Code. Any redesign or alteration of an existing project landscaping shall be subject to approval of the Community Development Department and shall be accomplished through the filing of a Landscape Plan Check application, provided such alteration is consistent with all City codes, policies, and project entitlement conditions.

(d) Height, yards, and setbacks.

(1) Building height. Refer to Sec. 9-4.2501(a) of this chapter for standards pertaining to building height in the R-PD zone.

• (2) Yards.

(i) Front yards. Front yards shall have a minimum of a twenty (20’) foot setback to all structures when adjacent to any public street, but this may be reduced to fifteen (15’) feet except where adjacent to primary or secondary highways and provided the structures are staggered by ten (10’) feet or more.

(ii) Side yards.

(aa) Apartment dwellings shall have side yards of fifteen (15’) feet or more, and the sum of the yards to the nearest foot shall equal or exceed thirty (30’) feet.

(ab) Single-family detached dwellings shall have a minimum side yard of five (5’) feet for one-story walls, or portions thereof, and a minimum of ten (10’) feet for two (2) story walls, except in the case of zero lot line dwellings or other types of housing utilizing a wall constructed on the lot line. Directly opposite side walls shall have a minimum separation of ten (10’) feet for one-story walls and twenty (20’) feet for two-story walls. Single-family detached dwellings built as zero lot line dwellings shall have a minimum side yard as specified in Section 9-4.904(d) (2)(ii)(ad) of this section.

(ac) “Townhouse” or “rowhouse” dwellings shall provide a side yard as required by the Uniform Building Code and by the residential planned development permit conditions.

(ad) Zero lot line dwellings that have no side yard on one side of the structure shall have a minimum side yard of ten (10’) feet on the opposite side of the structure. In addition, if the zero lot line dwelling is greater than one story in height, the second story shall be set back at least ten (10’) feet from the property line upon which the structure directly abuts.

(iii) Rear yards.

(aa) Rear yards for multiple-family or townhouse dwellings shall be specified as part of the residential planned development permit where deemed necessary by the Commission.

(ab) Single-family detached dwellings shall have a minimum rear yard of at least twenty (20’) feet for one and two (2) story structures, and there shall be a minimum distance between directly opposite rear walls of at least forty (40') feet.

(iv) Yards: General.

(aa) No part of any structure shall be constructed less than twenty (20’') feet from any property line which is adjacent to a primary or secondary highway. If such structure exceeds a height of twenty-five (25’) feet, it shall be set back from the property line an additional five (5’) feet for each ten (10’) feet in height, or portion thereof, by which such structure exceeds twenty-five (25’) feet.

(ab) For single-family dwellings when walls facing different yards or walls of different heights are directly opposite, there shall be a minimum separation of the sum of one-half (1/2) the required distance that each wall would require if it faced on an identical wall. The walls of structures facing adjoining undeveloped land (including parks, greenbelts, channels, and the like) shall have a minimum of fifty (50%) percent of the applicable separation between opposite wall requirements unless adequate evidence is provided that future construction will conform to these requirements.

required distance that each wall would require if it faced on an identical wall. The walls of structures facing adjoining undeveloped land (including parks, greenbelts, channels, and the like) shall have a minimum of fifty (50%) percent of the applicable separation between opposite wall requirements unless adequate evidence is provided that future construction will conform to these requirements.

(ac) For single-family detached and townhouse dwellings, no accessory building or covered patio shall be erected closer than five (5’) feet to any side or rear property line. Such structure shall, however, observe the standard side yard requirements for corner lots (ten (10’) feet) on the street side. No covered patio shall cover more than forty (40%) percent of any required rear yard and no accessory building shall cover more than twenty-five (25%) percent of any required rear yard.

(e) Lot size, usable open space, and recreational requirements.

(1) There shall be provided for each single-family detached dwelling on each lot in a subdivision one thousand (1,000) square feet of usable open space, as defined in this subsection, plus an additional two hundred (200) square feet of usable open space for each sleeping room over two (2) in such dwelling. However, 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 (25%) percent.

“Usable open space,” for the purposes of this subsection, shall mean an open area on each lot for each single-family detached dwelling which is designed and intended to be used for outdoor living or recreation. An area of usable open space shall not exceed a grade of ten (10%) percent, shall have a minimum dimension of at least twenty (20’) feet, and shall be adequately screened from the view of the general public; provided, however, up to twenty-five (25%) percent of this requirement may be provided in a side yard with a minimum dimension of not less than ten (10’) feet for a dwelling facing upon and orienting to such side yard. “Usable open space” may include private deck areas or balconies with direct access to the dwelling and a minimum dimension of six (6’) feet and a minimum area of seventy

(70) square feet. “Usable open space” shall not include any portion of off-street parking spaces, driveways, turnaround areas, rooftops, required front yards or required side yards on the street side of a corner lot, covered patio pedestrian access ways between buildings, or any accessory building except those portions of any accessory building used for recreational purposes.

(2) There shall be an average of five thousand five hundred (5,500) square feet of lot area of a detached singlefamily dwelling unit in a residential planned development subdivision; provided, however, no lot area shall be less than five thousand (5,000) square feet.

(3) Wherever common greenbelts are provided contiguous to or integrated with lots containing detached singlefamily dwelling units in a residential planned development subdivision, such lots may be reduced to a minimum of five thousand (5,000) square feet without being computed within the average lot size as set forth in subsection (2) of this subsection. However, such greenbelt areas shall be:

(i) Less than ten (10%) percent grade;

• (ii) A minimum of five hundred (500) square feet for each contiguous lot;

• (iii) At least thirty (30’) feet wide; and

(iv) In addition to the usable open space requirements for such lot as set forth in subsection (1) of this subsection.

(4) All townhouse ownership units with a density of seven (7) units per net acre or less shall have a minimum private yard area of four hundred (400) square feet with a minimum dimension of fifteen (15’) 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 residential planned development permit.

(5) All apartment units shall have a minimum private patio or balcony area of one hundred (100) square feet and a minimum dimension of seven (7’) feet and with direct access to the unit.

(6) The provisions of Article 26 of this chapter relating to the dedication of land, payment of fees, or both, for park and recreational purposes shall be applicable to land for which R-P-D permits are required. Said provisions shall serve to supplement the on-site recreational facilities as required in each R-P-D permit. The applicant is also encouraged to provide on-site recreational facilities consisting of, but not limited to, those park elements as described in an adopted Council resolution for granting credit.

(f) Space allocation formula. The formula set forth in this subsection is an evaluative tool to assist in determining the adequacy of space relationships involving structural covering, paved areas, and the open space system based on the density category of each project. The definition of the space allocation components consists of:

(1) Structural coverage: all buildings, including carports and garages;

• (2) Paved areas: driveways and parking areas; and

(3) Open space: all greenbelts, private yards, and open areas which are not less than fifteen (15’) feet in dimension and are not located in the setback area adjacent to frontage streets that are public rights-of-way.

The following is a breakdown of the formula which should be used as a guideline in composing and evaluating the plot plans for each project:

(g) General standards.

(1) All new and existing utilities adjacent to or on the subject property shall be placed underground unless otherwise waived through the approval of an underground utility waiver application.

(2) All oak trees on the subject property shall be preserved in accordance with Article 42 of this chapter. Such trees shall be integrated within the landscaping plan, unless otherwise authorized for removal or relocation by an oak tree permit.

(3) The expiration of permits and the time extensions therefor shall be as set forth in Section 9-4.2811 of Article 28 of this chapter.

(4) For townhouse and apartment projects, adequate trash areas shall be provided and enclosed by a six (6’) foot high decorative block or slumpstone wall in locations approved by the Community Development Director. Adequate solid gates and vehicular access to such areas shall be provided. This may be waived where individual pick-up service to the units is provided.

(5) All surface-mounted mechanical equipment, including transformers, terminal boxes, or meter cabinets, shall be screened by landscaping and/or treated to match the materials and colors of the surrounding buildings.

(6) There shall be no open storage of materials or equipment within the project area except as approved by each permit.

(7) The storage of recreational vehicles within this zone shall only be permitted subject to the following provisions: (i) Single-family residences. Recreational vehicles may be stored on a lot occupied by a single- family detached home subject to the provisions of Section 9-4.2503(d). Recreational vehicles may also be stored within a common storage facility, as provided herein.

(ii) Multiple-family residences. Recreational vehicles may only be stored within an enclosed or covered parking space, or within a common storage facility, as provided herein.

(iii) Common storage facilities. Recreational vehicles may be stored in a separate common storage facility for a development within the Residential Planned Development Zone. The storage facilities shall be enclosed with a six (6') foot or higher decorative block wall with exterior landscaping, and the location and size shall be subject to the approval of the Commission.

(iv) Relationship to prior entitlements. The regulations of this subsection shall supersede conflicting conditions of any Residential Planned Development permit granted prior to December 1, 2005, where the conditions may prohibit the storage of recreational vehicles or restrict the storage to a greater degree than provided by this section.

(8) The Commission may allow minor specified commercial uses, subject to the approval of a special use permit (within an area covered by the residential planned development permit) when the Commission finds that:

(i) The commercial uses are primarily designed for the use of residents within the permit area; and

(ii) The proposed commercial uses are incidental to, and compatible with, the nature and type of development proposed for the permit area.

(9) Approved landscaping shall be permanently maintained in accordance with Section 1-6.01(e) of this Code. Any redesign or alteration of an existing project landscaping shall be subject to approval of the Community Development Department and shall be accomplished through the filing of a Landscape Plan Check application, provided such alteration is consistent with all City codes, polices, and project entitlement conditions.

(h) Building expansions and other improvements within existing townhouse, multi-family condominium, and apartment projects.

(1) Proposed expansions and improvements limited to an individual townhouse or multi-family condominium unit shall be reviewed and processed in accordance with the provisions of Article 18 (Design Review: Requirements and Procedure), including the filing of a Precise Plan of Design application where required by that article. Applications for modifications that deviate from any development standard shall require the filing and processing of a major modification application.

(2) Proposed expansions and improvements that involve more than one individual townhouse or multi-family condominium unit, or that involve the common area of a townhouse or condominium project, or that involve improvements or expansions at an apartment building or project shall be processed as a modification to the underlying Residential Planned Development permit. Applications for said modifications may be processed as minor modifications where they comply with all the conditions and limitations set forth in this chapter and the guidelines and standards adopted pursuant to Section 9-4.1806 of this chapter. In other cases, filing and processing of a major modification application is required.

(§ I, Ord. 459-NS, eff. July 4, 1974, as amended by § 1, Ord. 629-NS, eff. May 12, 1977, and §§ I and II, Ord. 997NS, eff. June 17, 1988, as amended by §§ 14, 15 and 17, Ord. 1217-NS, eff. October 28, 1994, § 1, Ord. 1314-NS, eff. March 5, 1998, and §§ 3, 4, Ord. 1414-NS, eff. October 2, 2003, as amended by Part 2, Ord. 1449-NS, eff. December 2, 2005, § 3, Ord. 1481-NS, eff. July 12, 2007, §§ 3 - 4, Ord. 1493-NS, eff. December 6, 2007, § 4, Ord. 1534-NS, eff. April 8, 2010, § 6, Ord. 1556- NS, eff. July 1, 2011, § 3, Ord. 1569-NS, eff. March 9, 2012, Part 17, Ord. 1610-NS, eff. January 15, 2016; and Part 11, Ord. 1614-NS, eff. April 22, 2016)

(a) The pre-application program provides an opportunity to establish a working relationship between the City staff and prospective applicants prior to filing a formal development request. A basic purpose for this procedure is to provide the staff the opportunity to inform the applicant’s design team regarding the City’s development policies, Code requirements, and other pertinent information which may affect the proposal during the early inception stages of a project. External relationships, including parks, schools, and major streets, will also be discussed. The steps of the preapplication program are as follows:

(1) The prospective applicant may request a work session involving the City staff to discuss the project’s conceptual design elements and the property owners’ development objectives prior to preparing specific project plans. (2) A preapplication session shall be required prior to filing the request in order to inform the prospective applicant regarding certain requirements before substantial expense in preparing the detailed plans is incurred and to avoid processing delays. Materials for the work session should include, but not be limited to, the following:

(i) A conceptual site plan drawn to scale, including the location and description of all the physical and natural elements within the project area. The relationship to surrounding properties and public facilities shall also be defined; and

(ii) The architectural theme and the project’s overall design characteristics shall also be identified on conceptual elevation plans and shall include specific exterior features.

The substance of the project details shown on these conceptual site and elevation plans will have a direct bearing on the amount of City staff input and guidance. It is, therefore, encouraged that the prospective applicant provide the staff with as much detailed information as possible.

(b) Applications for the approval of construction plans for four (4) or fewer single-family detached dwellings within the R-P-D Zone may be processed as an administrative approval. Applications for all other uses permitted in the R-P-D Zone shall require an application to the Commission for a residential planned development permit. Applications for administrative approvals and residential planned development permits under this subsection shall be submitted in the manner set forth in Article 28 of this chapter provided there will not be more than an average of the number of dwelling units per net acre as specified by the applicable R-P-D sub-zone.

(c) The applicant shall submit to the Commission complete development plans showing the proposed uses for the property, including the dimensions and locations of all proposed structures, parking spaces, streets, parks, playgrounds, school sites, and open spaces, and such additional information as may be requested by the Commission.

(d) The applicant shall submit a fiscal impact report for all residential planned development permits, the contents of which are set forth in this subsection. At the discretion of the Community Development Director, any of the following reports required to be submitted pursuant to the provisions of this section may be waived or the required content reduced if the reports would not be necessary in view of existing adequate capacity and the close proximity of urban services and facilities:

(1) Reports that describe the existing systems, community facilities, and services, to include: the vehicular circulation system, the sewer and water supply system; the flood control system; community facilities, i.e., schools, parks and recreation, open space, etc., and community services; i.e., police protection, fire protection, etc.

The reports for such systems, community facilities, and services shall state: the name of the responsible agency; the present capacity of the system; the present amount of demand or use of the system; the programmed additions of capacity; and the anticipated load resulting from the proposed development;

(2) Reports that describe the proposed systems, community facilities and services to be constructed and/or operated by the applicant. The reports for such systems, facilities, and services shall state: the name of the agency which will assume responsibility; the proposed capacity of the system; and the projected demand which is anticipated at the completion of the entire development;

(3) Reports that describe the total number of dwelling units and the percent of proposed dwelling units that are within each residential density category. Such reports shall identify and describe the potential assessed value as applied to the percentages of the proposed dwelling units that are within each density category. From this the applicant will derive the projected population of the proposed development by the proposed density categories and will project the general socioeconomic characteristics of the proposed new residents, i.e., the number of persons per dwelling unit, the number of school-aged children per dwelling unit, the average income, etc.; and

(4) Reports that describe the cost/revenue relationship for the existing and proposed public utilities, i.e., sewer and water, schools, community facilities and services, special districts, and service areas.

(e) The applicant shall submit evidence showing that the proposed development is designed to be consistent with the provisions of Section 9-4.901 of this article.

(§ 1, Ord. 459-NS, eff. July 4, 1974, as amended by § 1, Ord. 626-NS, eff. April 21, 1977)

Only the uses identified in Article 21 of this chapter as being permitted in the Residential Planned Development Single-Family Detached (R-P-D-SFD) sub-zone shall be established or maintained on property located therein, subject to the permitting requirements and limitations set forth in said Article 21. All other provisions of this article shall apply in the R-P-D-SFD sub-zone.

(§ 1, Ord. 459-NS, eff. July 4, 1974, as amended by § 15, Ord. 1620-NS, eff. August 12, 2016)

The transfer of density within the confines of a residential planned development permit area shall be subject to review by the Commission to determine the appropriateness of transferring density from hillside terrain over ten (10%) percent slope to more developable land. The Commission shall find, before approving a residential planned development permit involving density transfer, that such a transfer of density is substantially in compliance with all the following criteria:

• (a) That the proposed plot plan density is in compliance with the provisions of the General Plan;

• (b) That the design and improvement of the proposed project is in compliance with the General Plan;

• (c) That the site is physically suitable for the type of development;

• (d) That the site is physically suitable to tolerate the proposed density of the development; and

(e) That the design of the proposed project and the improvement will not cause substantial environmental damage. (§ 1, Ord. 459-NS, eff. July 4, 1974)

Applicants for permits for lands zoned RPD-SP shall follow and be subject to an approved specific plan and, except as provided in this section as follows, shall be subject to all the other provisions governing the R-P-D Zones:

(a) No R-P-D permit shall be issued upon any portion of land zoned R-P-D with an "SP" designation until there has been submitted to the Commission a specific plan of the entire area, showing the proposed densities and the open space or park areas for all portions of such land, and the specific plan is approved by the Council.

(b) Any application for an R-P-D permit deviating from the approved specific plan shall require a new specific plan to be submitted and approved as a condition precedent for the issuance of the R-P-D permit; provided, however, the Community Development Director may approve up to a ten (10%) percent transfer of areas of density as approved on the specific plan so long as no other deviations are involved.

(§ I, Ord. 459-NS, eff. July 4, 1974, as amended by § 30, Ord. 1555-NS, eff. May 13, 2011)

(§ 1, Ord. 757-NS, eff. September 4, 1980, as amended by Ord. 867-NS, eff. September 4, 1984 and repealed by § 34, Ord. 1555-NS, eff. May 13, 2011)

(§ VII, Ord. 834-NS, eff. June 21, 1983; repealed by § 15, Ord. 1178-NS, eff. April 27, 1993)

(a) The standards referred to in subsection (b) may be applied to R-P-D Zones for construction of detached dwelling units on land zoned at a density greater than R-P-D four and one-half (4.5) dwelling units per net acre in “infill” areas, which are defined as being substantially surrounded by existing or approved development, to: (1) provide for more efficient land utilization for startup and retirement families, (2) substitute for single-family and multifamily attached dwelling units, (3) improve housing product with smaller lot sizes for variety within the City, (4) enhance streetscape variety within the City, (5) provide housing with less exterior yard maintenance and maintenance cost, (6) facilitate clustered development with greater expansion of common open space areas, (7) avoid the cost and added regulations by a homeowners association or condominium restrictions, and (8) simplify insurance requirements for homeowners.

(b) Reduced building setbacks, reduced driveway lengths, reduced guest parking, smaller lot sizes, reduced useable private open space, greater building heights but limited to two stories and different configurations of single-family detached dwelling units may be considered on property zoned for single-family attached and multi-family projects with an R-P-D sub-zone or Specific Plan designation with a density greater than four and one-half (4.5) dwelling units per net acre in “in-fill” areas. The development standards for such single-family detached projects shall be as established by the Planning Commission, with findings of justification for any modification from current R-P-D standards in conjunction with the approval of the R-P-D permit and the permit will comply with the intent and purpose of the R-P-D Zone and this section.

(§ 1, Ord. 1257-NS, eff. March 26, 1996)