88.0515 General Regulations. — Yucaipa Zoning Code

(a) Density

The total density of a planned development shall be determined by the following.

(1) General Plan Official Land Use District for the Particular Property Increased densities may be granted by the reviewing authority through the bonus density or transfer of density provisions authorized by the General Plan and implemented by the Development Code or by 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. Lot sizes smaller than those required by the Land Use District may be approved for a Planned Development provided the overall lot density is not exceeded, except as otherwise allowed by this Code and/or the General Plan. (2) Density Transfers

One hundred percent (100%) transfer of the density indicated on the City of Yucaipa General Plan Official Land Use District is permitted within the project, provided all other performance criteria are met. This transfer of density may include a transfer of density from adjacent property for which development restrictions in favor of this project have been obtained.

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

(I) Private lands from which the density is being transferred must 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 must be shown on the General Plan as developable for residential dwellings.
(B) All open space within the project which has been created as a result of a density transfer must be common open space, provided, however, in those circumstances when it is infeasible or impracticable for a private organization to adequately maintain and preserve the land as open space, such land may be dedicated to the public for open space purposes.
(3) Density Bonus
(A) An additional bonus in dwelling unit density, up to 10% above that indicated in the General Plan Official Land Use District for the area, may be granted by the reviewing authority, provided one of the following criteria is met.
(I) A publicly valuable resource is provided, preserved, or enhanced which would otherwise require the expenditure of public monies.
(II) A public or quasi-public item is provided above and beyond the normal expectations.
(III) An amenity, convenience, or excellence in design is provided above and beyond normal expectations.
(B) In all cases, the granting of density bonuses must further the purpose and intent of the Planned Development provisions of this Code and the General Plan.
(b) Accessory Uses Permitted in Planned Residential Developments
(1) All accessory uses permitted in the RS District shall be permitted in a Planned Development, provided that such accessory uses are compatible with the approved PD development plan.
(2) When the underlying land use district permits horse raising, and where the density of a Planned Development project does not exceed four dwelling units per acre, horses shall be permitted in a PD project as follows.
(A) On lots 20,000 square feet or greater, subject to the regulations of the RS District
(B) Where lots are less than 20,000 square feet, horses shall be permitted subject to the following conditions:
(I) Horses shall be clustered onto common lots.
(II) The maximum density of horses shall not exceed 3.2 horses per gross acre of common lot area.
(III) All standards and regulations of the Community Development Department shall apply.
(IV) Maintenance and management of the clustered facilities shall be provided by the property-owners’ association.
(c) Phasing

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.

(d) Subdivision

When a tentative subdivision map is filed with a planned development project, prior to 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 reviewing authority; the amount of the performance bonds shall be reviewed annually by the appropriate agency.

(e) Revision of Approved Development Plans

No revisions may be made in an approved Planned Development Site Plan or Final Development Plan before, during, or after the construction of a planned development, except upon application by the applicant to the appropriate reviewing authority, under the procedures provided below.

(1) Minor revisions such as in the location and siting of building and structures may be authorized by the City Planner if required by engineering or other circumstances not foreseen at the time the development plan was approved. These revisions shall be made prior to recording the final subdivision map or the issuance of any building permits, whichever occurs first.

(2) Major revisions such as changes in use, any significant rearrangement of lots, blocks and building tracts, any substantial changes in the provision of common open spaces, and all other modifications shall be approved by the reviewing authority authorized to approve the plan being revised. The reviewing authority shall hold a public hearing to consider such major revisions. No amendments may be made in the approved development plan unless they are shown to be required by changes in conditions that have occurred since the development plan was approved or by changes in the General Plan, Specific Plan, or area plan.