The purpose of this chapter is to establish a Planned Unit Development (PUD) Overlay Zone that provides for one or more properties to be developed under a plan that provides for better coordinated development and incorporates development standards crafted to respond to site conditions in order to:
A. 
Provide flexibility in the development of residential properties with single-unit, duplex, and multi-unit housing types and provide desirable spatial relationships between buildings and structures on-site.
B. 
Encourage preservation and enhancement of natural beauty and the provision of landscaped open spaces for visual and recreational enjoyment.
C. 
Allow for creative development projects that incorporate design features that provide greater amenities and open space than would likely result from conventionally planned development and subdivisions under strict adherence to requirements of the base zone.
D. 
Ensure substantial compliance with and implement the land use and density policies of the General Plan and any applicable Specific Plan.
A PUD Overlay Zone shall be noted on the Zoning Map by the designation "PUD" followed by the maximum allowable density figure in residential units per acre. The PUD Overlay Zone is limited to properties within the RS Zones.
In addition to the uses allowed in the applicable base zone the following uses are permitted.
A. 
Planned unit development containing single-unit, two-unit, and multi-unit housing types and accessory buildings and uses such as recreation facilities, parking lots, carports and garages, private and public parks, open spaces, and areas for public and private use.
B. 
Large Family Day Care Homes.
C. 
Other uses as required by State law.
A. 
Residential Unit Density. Except where a density bonus is granted in compliance with Chapter 30.145, Affordable Housing and Density Bonus and Development Incentives, or State Bonus Density (California Government Code §65915), the total number of residential units shall not exceed the maximum number of lots which could be developed by way of the usual subdivision procedure, utilizing the existing zoning on the property and all subdivision design requirements for the total area of the planned development designated for residential use, excluding areas devoted to public street rights-of-way. Recreation areas are considered part of the residential use of the property. The Review Authority may establish a maximum density for the Planned Unit Development that is less than the maximum density of the base zone, based on consideration of the individual site characteristics such as topography, soil, relationship to existing neighborhoods, environmentally sensitive habitat, creeks and similar characteristics.
B. 
Development Setback. The following setbacks apply to the perimeter of the Planned Unit Development site. All other setback requirements of the base zone shall apply.
1. 
Front Setback. The front setback at the perimeter of the Planned Unit Development site shall be twice the required front setback of the base zone.
2. 
Interior Setback. There shall be interior setbacks of not less than 40 feet around the perimeter of the Planned Unit Development site.
C. 
Maximum Height. Structures shall not exceed 30 feet in height.
D. 
Units Per Building. No building shall contain more than four residential units.
E. 
Street Requirements. In order to provide flexibility of development and to preserve natural terrain features and open spaces, Planning Commission may grant waivers of City street design standards as may be deemed necessary to assure that the spirit and intent of this chapter are observed and the public welfare and safety secured.
F. 
Modification Limitation. No Variance or Modification shall be granted for maximum height, maximum number of four dwelling units per building, or maximum dwelling units per acre of the site area.
G. 
Landscape Buffer for Parking Areas and Driveways.
1. 
A landscaped area at least 10 feet wide shall be provided between any uncovered parking area or driveway and a property line.
2. 
A landscaped island at least four feet in all interior dimensions shall be provided between every eight consecutive parking stalls. Each landscape island shall contain a tree.
H. 
Parking. Two covered spaces shall be provided for each unit. One additional, uncovered, guest parking space shall be provided for every two residential units. Guest parking shall not be located in any driveway or other tandem configuration.
I. 
Open Space. A minimum of 50% of the net area of the site shall be open space devoted to setbacks, planting, patios, walkways, and recreation areas. For purposes of this calculation, net area is defined as the gross site area less all land covered by buildings, structures, streets, parking areas and access thereto.
1. 
Control of the design of open spaces is vested in the Planning Commission. Design shall mean size, shape, location and usability for proposed private, public or semi-public purposes and development.
2. 
Approval of such open spaces shall be restricted from further development.
3. 
Planned unit developments shall be approved subject to the submission of a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of such open spaces, recreational areas and communally owned facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect.
If the construction of the development is to occur in stages, the required open space or recreational facilities shall be developed, or committed thereto, in proportion to the number of residential units intended to be developed during any given stage of construction as approved by the Planning Commission. At no time during the construction of the project shall the number of constructed residential units per acre of developed land exceed the overall density per acre established by the approved Conditional Use Permit.
As a guarantee of good faith for the maintenance of the required open space or recreational facilities, the developer shall furnish one of the securities described below, or combination thereof, as approved by City, in an amount equal to one 100% of the estimated cost of such work. Such work shall consist of satisfactorily installing and maintaining the required open space or recreational facilities for as long as the use they are intended to serve is maintained.
A. 
Bond or bonds by one or more duly authorized corporate sureties.
B. 
A deposit, either with the City or a responsible escrow agent or trust company, at the option of the City, of money or negotiable bonds of the kind approved for securing deposits of public moneys.
C. 
An instrument of credit from one or more financial institutions subject to regulating by the State or Federal government and pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment.
A. 
Concept Review. Concept review by the Planning Commission is required prior to submittal of an application for a PUD Overlay Zone and Conditional Use Permit, pursuant to Chapter 30.205, Common Procedures.
B. 
Permits Required.
1. 
Zoning Amendment. An application for a classification as a PUD Overlay Zone shall be processed as an amendment to the Zoning Map, according to the procedures of Chapter 30.235, General Plan and Zoning Amendments.
2. 
Conditional Use Permit. A Conditional Use Permit shall be accepted and processed, pursuant to Chapter 30.215, Conditional Use Permits, for the PUD.
3. 
Tentative Subdivision Map. When an application for a PUD also requires the submission of a tentative subdivision map, this map and all supporting documents shall be prepared and submitted concurrently with the application of the PUD.
C. 
Required Findings. A Conditional Use Permit for a PUD shall only be approved if the following findings are made in addition to any other findings required by this Title:
1. 
The design of the development provides for close visual and physical relationship between residential units.
2. 
Landscaped open areas dominate the site development and provide substantial usable areas for passive or active recreational use.
3. 
Public views of the site are those that provide a sense of landscaped, open areas. Parking areas and building masses do not dominate the public view of the site.
4. 
The subject site is physically suitable for the type and intensity of the land use being proposed;
5. 
The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area; and
6. 
The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior design, environmental preservation or provision of open space.
D. 
Expiration.
1. 
Conditional Use Permit. A Conditional Use Permit associated with the PUD Overlay Zone shall be effective on the same date as the ordinance creating the PUD Overlay Zone for which it was approved and shall expire four years after the effective date unless actions specified in the conditions of approval have been taken, a building permit has been issued and construction diligently pursued, or a time extension pursuant to Section 30.205.120, Expiration of Permits, has been approved. An approved Conditional Use Permit may specify a development staging program exceeding four years.
2. 
Tentative Map. Where a tentative map has been approved in conjunction with a Conditional Use Permit, the Conditional Use Permit shall expire upon the expiration of the tentative map.
3. 
Phased Development. In the event that the applicant intends to develop the project in phases, and the City Council approves phased development, the Conditional Use Permit shall remain in effect so long as it is consistent with the approved phasing plan.
Development in the PUD Overlay Zone shall be reviewed for consistency with an approved permit and any conditions of approval. No development may be approved and no building permit issued unless the project is consistent with an approved permit and any conditions of approval.