A. General. The development standards listed below apply to any PRD.
1. Lot area:
Lots in a PRD zone are exempt from the minimum lot area and width requirements of this title; however, there shall be a ground lot for each dwelling unit.
2. Density:
a. The density of a PRD zone shall be determined at the time of concept plan approval in accordance with Section 15.20.080 of this chapter.
b. In all cases the concept plan must be compatible with the topography of the site, the surrounding area, the General Plan, and Specific Plan if applicable, so that the common open space and recreational area and the enclosed private outdoor space provide adequate benefit to the occupants of such developments. Where applicable, the concept plan shall also be consistent with the Greenbelt Concept of the General Plan.
c. In cases where the site involves significant topographic variation, the Planning Commission and/or City Council may require an example of a conventionally-designed project using the existing or surrounding zoning on the site in order to evaluate what density would realistically be obtainable on the site under conventional zoning.
3. Permissible site coverage:
a. The maximum area that may be covered by dwelling units, parking areas, and interior driveways shall not exceed 60 percent of the net land area of the PRD. Net land area is defined as the gross land area minus any dedications or an easement that effectively prohibits construction in the easement area.
b. Remaining oil production facilities, when shown as open space on the concept plan in accordance with Section 15.20.080 of this chapter, shall remain common open space in perpetuity and shall be so specified in a Development Agreement.
4. Setbacks:
a. When the PRD has a common property line with another residential zone, the buildings in the PRD zone shall be set back at least 20 feet from the common property line.
b. A setback for a building in a PRD zone with ground floor line elevations lower than the ground floor line elevations of buildings on adjacent residential property may be reduced one-half foot for each foot difference in the ground floor line elevations.
c. When the PRD has a common property line with a non-residential zone or with land specified as private common open space, a building on the PRD-zoned lot shall be set back at least 10 feet from the rear property line and shall be set back at least 5 feet from the side property line.
d. All buildings in a PRD zone shall be set back at least 15 feet from any perimeter public right-of-way. Perimeter walls shall be set back at least ten feet from any public right-of-way, and the intervening area shall be landscaped.
e. Open lattice patio covers shall be set back at least five feet from a side and rear property line.
f. The setback for a garage that faces an interior street shall be either less than ten or more than 20 feet from the back of sidewalk (or curb face where there is no sidewalk).
g. The Director of Development Services may waive setback restrictions for an accessory structure from a property line with a common area lot.
5. Height:
a. The height of the buildings shall be considered as part of the concept plan approval, subject to a maximum of two stories or 30 feet in height, except that a building constructed into hillside of greater than 20 percent slope may be a maximum of three stories or 40 feet in height.
b. A basement or garage with more than one-half of its height under natural grade as defined in Chapter 15.04 of this title shall not count as a story.
6. Acoustic analysis required:
All residential developments shall be subject to an acoustical analysis as specified by Subsection 15.17.040.H of this title.
B. Specific standards for a Single-family Greenbelt development:
The development standards listed below shall apply to Single-family Greenbelt developments and are in addition to those listed in subsection 15.20.050.A of this chapter.
1. Distance between buildings:
a. Single-family Greenbelt dwelling units on separate lots shall front on streets built to full city street standards.
b. Single-family Greenbelt dwelling units shall have minimum separations of 40 feet rear-to-rear, 30 feet side-to-rear, and ten feet side-to-side.
c. Specific locations of the homes on the lots may be altered from the approved concept plan, subject to the above criteria and the approval of the Director of Development Services.
2. Pedestrian access:
a. All dwelling units shall be connected to the common recreational areas and perimeter public streets by a pedestrian walkway system located, where possible, in separate greenbelts. Where a dwelling unit faces both sides of conventional streets, sidewalks shall be constructed on both sides of said streets. The entire sidewalk and walkway system shall be depicted on the concept plan and specifically approved.
b. A PRD of ten or less residential lots that meets or exceeds the minimum lot area of the preexisting and surrounding zoning of the site may have the pedestrian access requirements reduced or waived upon request to the Planning Commission and/or City Council as part of the concept plan approval process specified in Section 15.20.080 of this chapter.
3. Open space:
a. Every project shall have a minimum of 800 square feet of usable open space per dwelling unit, plus an additional 200 square feet of usable open space for each bedroom over one in said dwelling unit.
b. At least 40 percent of the total required usable open space shall be in common in accordance with the definition and limitations contained in Subsection 15.17.040.E of this title with the exception that one area of common usable open space of at least 10,000 square feet shall be provided in a primary common recreational area. Multiple common open space recreational areas shall be dispersed throughout the project.
c. Remaining usable open space shall be distributed on individual lots in the form of fenced yards, patios, decks, balconies and similar outdoor areas.
d. A PRD of ten or fewer residential lots that meets or exceeds the minimum lot area of the preexisting and surrounding zoning of the site may have the common usable open space requirement reduced or waived upon request to the Planning Commission and/or City Council as part of the concept plan approval process specified in Section 15.20.080 of this chapter.
4. Floor/area ratio:
The total floor area, including garages and lofts of all dwelling units proposed in any phase of a PRD, shall not exceed .5 the total net area of the lots on which the dwelling units are proposed. However, lots adjacent to, or within 500 feet of and having direct access (without the necessity of crossing any streets) to a common developed recreational area or a separated walkway/greenbelt system leading to a common developed recreational area may be developed up to .6 of the total net lot area. A common developed recreational area means an area at least 10,000 sq. ft. and improved with a combination of passive and active recreation for the enjoyment of the residents of the PRD.
C. Specific standards for a Detached Cluster development.
The development standards listed below shall apply to a Detached Cluster development in addition to those listed in Subsection 15.20.050.A of this chapter.
1. Distance between buildings:
a. Detached Cluster dwelling units shall have minimum separations of 40 feet rear-to-rear, 30 feet side-to-rear, and ten feet side-to-side.
b. Specific locations of the dwelling units on the lots may be altered from the approved concept plan, subject to the above criteria and the approval of the Director of Development Services.
2. Pedestrian access:
All dwelling unit clusters, and all dwelling units on linear, non-cluster streets, shall be no further than across the cluster or across the street from a pedestrian walkway system connecting to the common recreational areas and perimeter public streets, and located, where possible, in separate greenbelts. The entire sidewalk and walkway system shall be depicted on the concept plan and specifically approved.
3. Private open space:
A minimum of 500 square feet of private, enclosed and on-lot usable open space shall be provided for each dwelling unit in the form of fenced yards, patios, decks, balconies and similar outdoor areas. Countable private open space areas must have a minimum dimension in any direction of at least ten feet except that decks and balconies that are six feet or more in depth may be counted as private open space.
4. Common open space:
a. At least 33 percent of the total lot area of a Detached Cluster PRD project shall be provided as common usable open space, meeting the requirements of Subsection 15.17.040.E of this title.
b. Common open space shall not include any fenced oil production facilities.
c. The street setback along perimeter public streets may be counted as visual open space on a one-for-three basis, as described in Subsection 15.17.040.E of this title.
d. The required common open space shall enclose the development "clusters," provide pedestrian walkways and shall contain multiple recreational facilities which shall be dispersed to ensure nearby pedestrian access.
e. Two-thirds of all dwelling units must be directly adjacent to property with an Open Space (O-S) zone or adjacent to common usable open space with a direct pedestrian access way to the primary pedestrian walkway system.
D. Specific standards for an Attached Cluster development:
The development standards listed below shall apply to an Attached Cluster development in addition to those listed in Subsection 15.20.050.A of this chapter.
1. Distance between buildings:
a. Dwelling units shall meet the separation criteria for the multiple-family residential zones, as specified in Section 15.17.070.B of this title, as a minimum.
b. Greater separations may be required on the concept plan, depending on the circumstances applicable to the specific project.
2. Pedestrian access:
All dwelling units shall be either directly connected, or across the access way from, a pedestrian walkway system connecting to the common recreational areas and perimeter public streets, and located, where possible, in separate greenbelts. The entire sidewalk and walkway system shall be depicted on the concept plan and specifically approved.
3. Private open space:
Each unit shall be provided with private open space as defined and required by Subsection 15.17.070.D of this title.
4. Common open space:
A minimum of 800 square feet of common usable open space per dwelling unit, plus an additional 200 square feet for each bedroom over one, shall be provided. The usable open space shall be provided in accordance with the requirements and limitations of Subsection 15.17.040.C of this title.
E. Landscaping requirements:
1. All public right-of-way setbacks shall be landscaped except for pedestrian and vehicular access ways, parking areas, or other non-irrigated areas designed for non-development (e.g. existing native vegetation).
2. All open parking areas (e.g. non-structured, non-garage) shall be landscaped such that:
a. Planters with a total landscaped area equaling a minimum of 25 square feet per parking space, or 8% of the square footage of the open parking area, whichever is greater, shall be provided and distributed throughout the open parking area; and
b. Trees with a total shaded area (e.g. the area under the tree canopy or dripline 15 years after installation) equaling a minimum of 50% of the square footage of the open parking area shall be provided and distributed throughout the open parking area.
3. Landscaping and irrigation shall be provided for landscaped areas pursuant to Chapter 15.50 for the following:
a. Installation of new landscaped areas; or
b. Rehabilitation of existing landscaped areas where affected landscaped area is equal to or greater than 2,500 square feet; or
c. Installation of a new landscape area or areas less than 2,500 sq. ft. in aggregate may opt to comply instead with the prescriptive measures contained in Chapter 15.50 Appendix A.; or
d. New or rehabilitated projects using treated or untreated graywater or rainwater captured on site, any lot or parcels within the project that has less than 2,500 square feet of landscape area and meets the lot or parcel’s landscape water requirement (Estimated Total Water Use) entirely with the treated or untreated graywater or through stored rainwater captured on site is subject only to Appendix A Section (5).
4. The governing documents of a common interest development (e.g. community apartment projects, condominium projects, planned developments, and stock cooperatives per Civil Code Section 1351) shall not prohibit or include conditions that have the effect of prohibiting the use of low-water use plants as a group or restricting compliance with a local water-efficient landscape ordinance or water conservation measure.
(Ord. 3226 (part), 2016; Ord. 3134 (part), 2009; Ord. 2982, 2001)