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17.24. 010 Purpose and intent.

The intent of this chapter is to provide greater variety and flexibility in land development for the most appropriate use of land through special methods of development in residential zones without creating an unreasonable imposition on existing or planned land uses in and around the neighborhood concerned. It is the further intent of this chapter to provide that a general statement of modified development criteria is to be made at the time of mapping any residential planned development, to provide guidance for property owners and developers in submitting proposed plans for approval.

The residential planned development may be permitted in any residential zone in accordance with the provisions of this chapter. The property owner at all times has the right to develop property in accordance with the then existing zone, or the property owner may utilize the flexibility in the development of land through this residential planned development procedure.

Notwithstanding the use of the residential planned development procedure, the property owner shall be required to comply with all applicable state law and local ordinances, such as environmental impact report requirements and the requirements of the California Coastal Zone Conservation Act of 1972.) (Prior code Appx. A, § 7.5)

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17.24. 020 Permitted uses.

A. Single-Family Residential Planned Development (R-1PD).

1. Under a residential planned development, the following uses may be allowed in addition to those listed in the single-family residential zone (R-1):
   • a. Condominium.
2. Total floor area shall not exceed fifty (50) percent of the lot area.
3. Yard Requirements.
   • a. Open space (as defined in Section 17.04.040), and which includes that portion of land area set aside for open space must be at least thirty-five (35) percent of the lot.
   • b. Recreation space (as defined in Section 17.04.040), must be at least ten percent of lot area.

B. Two-Family Residential Planned Development (R-2PD).

1. Under a residential planned development, the following uses may be allowed in addition to those listed in the two-family residential zone (R-2):
   • a. Condominium;
   • b. Condominium units on parcels in excess of five thousand (5,000) square feet of lot area;
   • c. Separate dwellings on one lot where adequate permanent mutual access to front and rear of lot is provided for each dwelling;
   • d. Apartment buildings not exceeding six units per building on lots or parcels in excess of four thousand (4,000) square feet.
2. Total floor area shall not exceed eighty-five (85) percent of the lot area.
3. Yard Requirements:
   • a. Open space (as defined in Section 17.04.040), which includes that portion of land area set aside for recreation space and livability space, must be at least thirty-five (35) percent of the lot area.
   • b. Recreation space as defined in Section 17.04.040, must be at least ten percent of lot area, but not-less than two hundred (200) square feet per unit.

C. Multiple-Family Residential Planned Development (R-3PD).

1. Under a residential planned development, the following uses may be allowed in addition to those listed in the multiple-family residential zone (R-3):
   • a. Single-family dwellings on half lots fronting on alleys where a specific plan for widening said alley to at least twenty-five (25) feet and landscaping same has been adopted;
   • b. Condominiums or the conversion of multiple dwellings to condominiums on parcels in excess of five thousand (5,000) square feet of lot area, where:
   • i.--- The maximum density does not exceed the general plan density of dwelling units per acre,
   • ii.--- The minimum dwelling unit size is one thousand (1,000) square feet,
   • iii.-- No tandem parking is provided for project of four units or more,
   • iv.-- One visitor off-street parking space is provided for each six units,
   • v.--- Twenty-five (25) percent of the required recreation space is at ground level;
   • c. Condominiums.
2. Total floor area shall not exceed one hundred twenty-five (125) percent of the lot area.
3. Yard Requirements:
   • a. Open space (as defined in Section 17.04.040), which includes that portion of land area set aside for recreation space and livability space, must be at least thirty-five (35) percent of the lot area.
   • b. Recreation space (as defined in Section 17.04.040), must be at least ten percent of the lot area, or two hundred (200) square feet per dwelling unit.

D. Off-Street Parking. Two spaces shall be provided for each dwelling unit. E. Density. Dwelling unit density shall not exceed general plan designation for the property in question. F. Under a residential planned development, the following may be required:

1. Permanent irrigation facilities in all landscaped areas;
2. Access to public streets may be limited where vehicular and pedestrian safety so indicate;
3. Reasonable limitations upon the size, length, width and bulk of structures may be imposed in order to protect topographical assets or enhance the residential planned development;
4. Size of parking spaces may be varied where development warrants. (Prior code Appx. A, § 7.5-3)

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17.24. 030 Manner of approval.

Residential planned developments may be permitted in any residential zone when a conditional use permit for each such development is granted as provided in Chapter 17.56, as amended.

A. General Requirements. Unless the planning commission shall specifically waive or modify the requirement, an applicant for a residential planned development shall prepare and submit for its consideration a preliminary development plan as a part of his application. The final development plan as set forth below shall be in substantial conformity with the preliminary development plan and any amendments thereto. The planning commission may refer the preliminary development plan to committee for review and recommendation.

B. Permits. No permits shall be issued for the construction, erection or moving in of any building or structure, nor for grading other than of a general nature, nor for any use of land for which a land use permit is required by zoning regulations, except in conformance with the final development plan as approved by the planning commission.

Exception. Developments may be permitted without prior approval of a final development plan if such developments are in full conformity with the most restrictive requirements of the zone in which the subject development is located. (Prior code Appx. A, § 7.5-4)

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17.24. 040 Preliminary development plan.

A. The preliminary development plan shall consist of the following, submitted in eight copies:

1. A plot plan of the proposed development, showing:
   • a. The boundaries of property,
   • b. Topography,
   • c. Approximate ground floor area and location of all buildings, and
   • d. General circulation pattern;
2. A statement as to the architectural design and building heights proposed;
3. Statistical information, including the following:
   • a. Acreage or square footage in the property,
   • b. Floor area ratio, open space, and recreation space,
   • c. Number, size and type of dwelling units,
   • d. Occupant car ratio and total car ratio,
   • e. A schedule for development, including a construction sequence for the land covered by the residential planned development, showing the order in which particular structures will be constructed,
   • f. Any other related information reasonably necessary to enable the planning commission to make appropriate findings;
4. Location and height of all walls, fences and screen planting, including a detailed plan for the landscaping of the development.

B. Approval in principle of the preliminary development plan means that the land uses proposed and their interrelationship are generally acceptable. Approval is not an endorsement of precise location or extent of uses, or of engineering feasibility. Planning commission may not approve the preliminary development plan unless it finds that:

1. The preliminary development plan conforms to the general plan;
2. The character of the proposed development will enhance the surrounding neighborhood and is desirable and will promote stability;
3. Sufficient driveway widths are provided for traffic flow and maneuverability;
4. The development will not impose a burden on access traffic facilities, and increased densities will not generate traffic in such amounts as to overload the street network outside the proposed development;
5. Adequate provision has been made for maintenance of areas of parking, open space, landscaping and recreational facilities consistent with the anticipated population of the development;
6. The proposed development is not out of harmony with its surrounding neighborhood;
7. Provision has been made to provide adequate ingress and egress for fire-fighting equipment.

If a revised preliminary development plan is presented, it shall be processed in the same manner as the original plan or plans were processed. When approved, such revised preliminary development plan shall automatically supersede any previously approved preliminary development plan. (Prior code Appx. A, § 7.5-5)

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17.24. 050 Final development plan.

If the planning commission chooses to require significant modification before final approval, a final development plan may be required. Eight copies of a final development plan shall be submitted to the planning department, one copy of which shall be filed as a permanent record in the office of the planning department. The final development plan shall be subject to at least one public hearing with notice provided as prescribed in Chapter 17.68, as amended, and shall include:

A. A plot of the proposed residential planned development, drawn to appropriate scale, showing:

1. The boundaries of the subject property, topography, and a proposed grading plan,
2. The width, location and names of all surrounding streets,
3. The location, dimensions and uses of each existing structure on adjacent properties within fifty (50) feet of the boundary lines of the subject property,
4. The location of each existing proposed structure in the development area, the use or uses to be contained therein, the number of stories, gross building and floor areas, approximate location of

entrances thereof,

1. Location and height of all walls, fences and screen planting, including a detailed plan for the landscaping of the development,
2. Location and design of vehicle parking areas, including size and number of stalls and internal circulation pattern,
3. All streets, curb cuts, driving lanes and illumination facilities for same,
4. All pedestrian walks and open areas for the use of occupants and members of the public, and
5. Types of surfacing such as paving, turfing or gravel, to be used at various locations;

B. Schematic drawings and renderings to scale showing the architectural design of buildings and structures proposed to be constructed; C. Statistical information updated; D. Such information in revised form as was submitted with the preliminary development plan but has been changed with the approval of the planning commission; E. Any appropriate additional drawings or information as may be required by the planning commission. (Prior code Appx. A, § 7.5-6)

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17.24. 060 Commission decision.

Within four weeks after receipt of the final development plan, the planning commission shall consider said plan and shall approve, conditionally approve or disapprove the final development plan within a reasonable time thereafter.

The planning commission may impose those conditions which it considers necessary to protect the best interest of the city and to assure compliance with the general plan. The planning commission may require the conservation of open spaces or the dedication of scenic easements, Or both if the commission is of the opinion that either or both of these requirements will be necessary to insure the permanence of areas designated as open space.

No approval shall be given to a final development plan unless the planning commission specifically finds that such plan is in substantial conformity with the approved preliminary development plan.

When the commission's action is to approve a residential planned development, the commission shall, within ten days from the date of such action, forward to the city council a copy of said resolution, together with the complete file in the case. (Prior code Appx. A, § 7.5-7)

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17.24. 070 Final approval by city council.

Procedures for final approval by the city council shall generally be those set forth in Sections 17.66.110 through 17.66.140, as amended, pertaining to recommendations by the planning commission. (Prior code Appx. A, § 7.5-8)

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17.24. 080 Permits issued.

Upon final approval of the residential planned development by the city council, permits may be issued for grading, uses, buildings, and structures which are in substantial conformity with the approved final development plan and the conditions imposed, if any. Substantial conformity shall be determined by the planning commission. (Prior code Appx. A, § 7.5-9)

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17.24. 090 Appeal.

Any person may appeal the decision of the planning commission on any matter connected with the statement of development criteria, the preliminary development plan, or the final development plan, through procedures set forth in Chapters 17.54 through 17.58 as amended. (Prior code Appx. A, § 7.5-10)

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17.24. 100 Term of residential planned development.

If within six months after the final approval of the residential planned development the construction set forth therein is not begun, the residential planned development becomes null and void. The planning commission may extend the time to start construction upon a showing of good cause. (Prior code Appx. A, § 7.5-11)

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