A. Purpose: The purpose of this section is to provide standards for applicants that desire to develop under the provisions of chapter 9.67, "Planned Development Permits", of this title. The standards in this section are intended to promote a more efficient use of the land and to create a more desirable and affordable living environment by providing greater design flexibility than would be possible through the strict application of standard development regulations required by a zoning district.
B. Applicability: The provisions in this section apply to development in any residential zoning district in compliance with the application requirements identified in chapter 9.67, "Planned Development Permits", of this title. Strict compliance with the purpose and intent of the general plan shall be required. Only uses allowed in the zoning district for which the planned development is proposed shall be allowed.
C. Development Standards:
1. Size: A minimum site of five (5) acres shall be required for a planned residential development.
2. Density: The total density of a planned development shall be determined by the zoning district applicable to the subject property. Increased densities may be granted by the review authority through the bonus density or transfer of density authorized by the general plan and implemented by this development code under the housing incentives plan in chapter 9.47, "Density Bonus", of this title, or 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. Parcel sizes smaller than those required by the zoning district may be approved for a planned development provided the overall parcel density is not exceeded, except as otherwise allowed by this development code and/or the general plan. The maximum unit allowable dwelling densities shall be as follows:
TABLE 2-14
TRANSFER OF DENSITY
Maximum Unit Allowable Dwelling Density
1 |
Slope |
4.0 dwelling units per acre | 0% - less than 15% |
2.0 dwelling units per acre | 15% - less than 30% |
1.0 dwelling unit per 3 acres | 30% - less than 40% |
1.0 dwelling unit per 10 acres | 40% or greater |
Note:
1. The density shall not be more than the maximum allowed by the zoning district.
a. Transfer Of Density: A one hundred percent (100%) transfer of the density indicated on the general plan official zoning district shall be allowed within a planned development project, provided all other performance criteria are met. The maximum allowable density transfers shall be determined by the table above. This transfer of density may include a transfer of density from adjacent property for which development restrictions in favor of the planned development project have been obtained.
(1) To be eligible for density transfer, adjacent private lands shall meet the following criteria:
(A) Private lands from which the density is being transferred shall be free of hazards or other physical constraints that prohibit the construction of residential dwellings.
(B) Private lands from which the density is being transferred shall be shown on the general plan as developable for residential dwellings.
(2) Open space within the project that has been created as a result of a density transfer shall be common open space. However, in those circumstances when it is infeasible or impracticable for a private organization to adequately maintain and preserve the land as open space, the land may be dedicated to the public for open space purposes.
(3) Transferable density on slopes within a fire safety overlay shall be determined by the formulas in section 9.17.050, "Fire Safety Development Standards", of this article 2.
b. Bonus Density:
(1) An additional bonus in dwelling unit density, up to ten percent (10%) above that indicated in the zoning district for the area, may be granted by the review authority provided one of the following criteria is met:
(A) A publicly valuable resource is provided, preserved, or enhanced that would otherwise require the expenditure of public monies.
(B) A public or quasi-public feature is provided above and beyond the normal expectations.
(C) An amenity, convenience, or excellence in design is provided above and beyond normal expectations.
(D) The granting of density bonuses shall further the purpose and intent of the planned development provisions of this development code and the general plan.
(2) Density bonuses identified in state planning and zoning law, including section 65915 et seq., shall also be considered.
3. Accessory Uses In Planned Residential Developments (PRDs):
a. RS District: Accessory uses allowed in the RS (single-family residential) zoning district shall be allowed in a planned residential development, provided that the accessory uses are compatible with the approved PRD development plan.
b. Horses: When the underlying zoning district allows the keeping of horses, and where the density of a planned residential development project does not exceed four (4) dwelling units per acre, horses shall be allowed in a PRD project as follows:
(1) On parcels twenty thousand (20,000) square feet or greater subject to the regulations of the RS (single-family residential) zoning district.
(2) Where parcels are less than twenty thousand (20,000) square feet, horses shall be allowed subject to the following conditions:
(A) Horses shall be clustered onto common parcels.
(B) The maximum density of horses shall not exceed four (4) horses per gross acre of common parcel area.
(C) Standards and regulations relating to keeping of horses in section 9.08.020 of this chapter, animal keeping, shall also apply.
(D) Maintenance and management of the clustered facilities shall be provided by the property owners' association.
c. Phased Development: 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, before recordation of the final subdivision map, the following items shall be filed with the appropriate agency:
(1) Documentation of easements, covenants, deeds, and property owners' association bylaws, restrictions, and articles of incorporation.
(2) Sureties and performance bonds covering open space areas, dedicated public improvements, and other items as determined by the review authority. The amount of the performance bonds shall be reviewed annually by the appropriate agency.
D. Design Standards:
1. Authority Of Commission To Alter Standards: Unless specifically changed within this section, adopted town ordinances, standards, and policies shall apply to a planned development project, including those identified in this development code and the general plan. The commission may alter adopted standards, where, in the commission's opinion, the altered standards would more adequately serve the purposes and intent of the planned development provisions of this development code.
2. Circulation And Parking:
a. Vehicular Circulation Pattern: The vehicular circulation pattern shall be designed to:
(1) Provide adequate vehicular access to and within the project, in compliance with adopted town standards.
(2) Coordinate with external transportation networks in terms of location and loads.
(3) Integrate with the natural landscape and, where possible, parallel the natural drainage system.
(4) The noise levels from vehicular traffic shall comply with the standards outlined in section 9.34.080, "Noise", of this title.
(5) The planned development project, and each phase of the project, shall have two (2) points of vehicular ingress and egress from surrounding streets, one of which may be emergency only, if approved by the fire department.
(6) Private streets are acceptable if they are built to town standards and are inspected by the town. However, rights of way shall not be accepted by the town nor shall private streets be accepted as part of the town's maintained road system.
b. Pedestrian Circulation Pattern: The pedestrian circulation pattern shall be designed so that:
(1) It is separated from vehicular traffic where possible and it discourages pedestrian crossing of the vehicular network, except at controlled points that are designed for pedestrian safety.
(2) Hard surfaced, safely lighted pedestrian access to common open space, recreational areas, community facilities, and other logical terminal points shall be provided.
c. Common Off Street Parking Areas: Common off street parking areas shall be designed so that:
(1) They provide adequate, convenient, well marked, and safely lighted parking.
(2) With the exception of enclosed parking structures, they shall contain appropriate landscaping to minimize the effect of large areas of asphalt or concrete.
d. Parking Spaces Required Per Unit: Two (2) parking spaces per dwelling unit shall be provided. Tandem parking shall not be allowed. Guest parking, either on street or in common parking areas, shall be provided at a ratio of one space per two (2) dwelling units.
3. Open Space:
a. Open Space Defined: For the purposes of this section, open space within a planned development shall be the total area of land or water within the boundaries of a planned development, designed and intended for use and enjoyment as open space areas.
(1) Open space within a planned development shall include the following:
(A) Area of the site not covered by structures, paved areas or accessory structures, except recreational structures.
(B) Land that is accessible and available to all occupants of the development for which the space is intended.
(2) Open space within a planned development shall not include:
(A) Proposed and existing street rights of way and private streets.
(B) Open parking areas, driveways.
(C) School sites.
(D) Commercial, industrial, or office areas, and their structures, accessory structures, parking, and loading facilities.
b. Minimum Open Space Required For Planned Development: A residential planned development project shall have a minimum of forty percent (40%) private and common open space, not including balcony area.
c. Minimum Open Space Required For Each Dwelling Unit: Each dwelling unit shall have a minimum contiguous private open space area as follows:
(1) Ground floor: Two hundred twenty five (225) square feet.
(2) Upper story dwelling without ground floor: Sixty (60) square feet.
d. Management Of Common Facilities: Provisions for the maintenance and management of the common open space and common facilities shall be reviewed and approved by the commission. The approval shall be based on the following criteria:
(1) The applicant shall establish a property owners' association before the selling of a parcel or the occupancy of a dwelling unit.
(2) The property owners' association bylaws, restrictions, and articles of incorporation shall include the necessary regulations required by the federal housing administration. Other standards shall be approved by the town.
4. Site Resource Utilization:
a. The planned development shall be designed and developed to minimize the cutting of trees, disturbance of ground cover, cut and fill work, drainage alteration, and hillside development. Removal of trees shall be in compliance with town permit procedures.
b. New earthwork and exposed slopes shall be suitably stabilized in compliance with chapter 9.20 of this article 2, hillside grading. Scarred and erosion prone areas shall be stabilized with appropriate planting.
5. Site And Structure Relationship:
a. The spacing of structures shall be governed by the requirements for adequate light and air, proper access, fire regulations, and the need for visual and auditory privacy.
b. Whenever possible, dwelling units shall be arranged to take advantage of views and vistas.
c. The planned development shall be designed to minimize the likelihood of criminal activity by:
(1) Minimizing those areas that are neither clearly private nor public.
(2) Planting landscaping to ensure that maximum observation is obtained while providing the desired degree of aesthetics.
d. Structure height, bulk, and coverage are regulated only to the extent that ensures that they meet the performance criteria identified in subsection C, "Development Standards", of this section.
6. Perimeter:
a. Adjacent properties to the planned development shall be protected from adverse influences of traffic, land use, structure scale, and density by the combined use of screening, setbacks, and land use location.
b. Perimeter planning and coordination are required to ensure continuity in the community facilities and services. The applicant shall demonstrate that the development proposal can be adequately served by community facilities and services without undue public expenditure.
c. Planned development projects that are within fire safety (FS) overlay shall develop perimeter areas in compliance with section 9.17.050, "Fire Safety Development Standards", of this article 2. (Ord. 253, 12-16-2014)