A. 
It is intended that the PRD zone will result in projects which reflect comprehensively planned development and encourage imaginative planning and design that specifically relate to the topography and the natural characteristics of the site as well as the scale, density and type of development in the surrounding area. Depending upon the density, different PRD zones are consistent with different residential general plan designations. For example, the PRD low zone would be consistent with "low density residential.”
B. 
PRD development projects may be approved with greater flexibility in design and building relationships than are permitted within the usual requirements of the zoning and subdivision titles of the El Cajon Municipal Code when said flexibility is determined to be in the public interest and consistent with the general plan.
(Ord. 4950 § 3, 2010)
In a PRD zone, permitted uses are as follows:
A. 
Residential.
1. 
Planned residential developments; attached and detached units;
2. 
Small family day care home as defined in Chapter 17.105;
B. 
Agricultural.
1. 
Field and seed crops;
2. 
Truck crops;
3. 
Orchards and vineyards;
4. 
Pasture and range land;
5. 
Horticulture specialties;
6. 
Tree farms.
C. 
Home occupation businesses, subject to the requirements of section 17.225.050.
D. 
Keeping of chickens, subject to the provisions of section 17.205.065.
(Ord. 5072 § 26, 2018)
Uses permitted by conditional use permit are as follows:
A. 
Golf courses and country clubs;
B. 
The keeping of horses shall be limited to the PRD low-low zone and subject to the following:
1. 
The project shall include sublots, which have at least 10,000 square feet of net lot area,
2. 
Not more than one horse over one-year of age and offspring under one-year of age shall be permitted for every 10,000 square feet of lot area in each sublot,
3. 
Horses shall be kept and maintained in a designated stable area as follows:
a. 
Not within 100 feet of any structure used for human habitation, assembly, or place of business,
b. 
In such a manner as to prevent offensive odors, flies, dust, noise and other nuisances.
(Ord. 4950 § 3, 2010)
PRD project plans may only be approved in a PRD zone district. Accordingly, any application for a PRD project shall be processed in conjunction with a requested PRD zone reclassification pursuant to Chapter 17.20.
(Ord. 4950 § 3, 2010)
District requirements shall be as follows:
A. 
Area. The minimum district area is one acre, unless a smaller district area is expressly approved by the city council upon the recommendation of the planning commission.
B. 
Frontage. The minimum district frontage upon a dedicated public street shall be 20 feet, and such frontage shall be upon a street designed to carry the increased traffic generated by the district.
C. 
Setback. A setback of 10 feet shall be required along all interior district boundaries. A fence or wall may be required along the district boundary line to provide separation from or protection of adjacent properties. This fence or wall may be no higher than six feet with the type of fence or wall to be determined in conjunction with approval of a planned residential development.
(Ord. 4950 § 3, 2010)
A. 
Lots. There is no requirement for a minimum lot area of a planned residential development, except the minimum district requirement of one acre.
B. 
Sublots. A PRD may contain sublots, which may be of any reasonable area, width or configuration as determined in conjunction with approval of a planned residential development.
C. 
Subdivision Map. A tentative parcel map or tentative subdivision map which covers the exact boundaries of the PRD and indicates all sublots shall be approved and a final map recorded pursuant to the Subdivision Map Act and the Title 16 of the El Cajon Municipal Code.
(Ord. 4950 § 3, 2010)
A. 
The maximum number of dwelling units permitted in each of the PRD zones shall not exceed the following densities:
PRD low-low
3 units per net acre
PRD low
10 units per net acre
PRD low-medium
18 units per net acre
PRD medium
20 units per net acre
PRD high
30 units per net acre
B. 
When calculating net acres, dedications for public streets along the exterior boundaries of the PRD shall not be included as acreage. The rights-of-way of public or private streets and driveways within the PRD boundaries may be included as net acreage.
C. 
When a PRD consists of property in more than one PRD zone, the maximum number of dwelling units shall be the total of the dwelling units permitted by each of the component PRD zones. The dwelling units in a PRD in more than one PRD zone may be distributed without regard to the boundaries of the component PRD zone, if the city council, makes the following findings:
1. 
The density transfer is compatible with existing development in the surrounding area; and
2. 
The density transfer is consistent with the general plan.
D. 
In all cases, the approved density shall be consistent with the general plan and compatible with existing development in the surrounding area.
(Ord. 4950 § 3, 2010)
A. 
All buildings and structures in a PRD must maintain a minimum setback of 10 feet from the PRD zone district boundary.
B. 
All buildings other than front-entry garages or carports shall maintain a minimum distance of 10 feet from the right-of-way of a public street or a private street or driveway.
C. 
All buildings other than front-entry garages or carports shall maintain a minimum distance of five feet from any sidewalk.
D. 
Front-entry garages and carports shall provide a minimum setback of 20 feet from the right-of-way of a public street.
E. 
Front-entry garages and carports shall maintain a minimum setback of 20 feet from the edge of a private street or driveway, unless a finding is made that a reduced setback will not result in unauthorized parking behind the garages or carports, which would block or hamper pedestrian or vehicular movement or unnecessarily affect visibility on the private street or driveway. The following issues shall be considered in making a determination to allow a reduced setback for front-entry garages and carports from a private street or driveway:
1. 
The length of the private street or driveway;
2. 
The overall project density and design;
3. 
Whether or not the private street or driveway provides a direct connection between public streets or high traffic volume private streets;
4. 
The provision of automatic garage door openers.
F. 
The minimum distance between any building used for human habitation and any other building on the same lot or sublot shall be 10 feet.
G. 
Two or more buildings or portions of buildings may be attached without observing the usual building setback requirements of the PRD zone, as long as the resultant structure complies with the California Building Code and the California Fire Code.
H. 
All other setbacks and distances between structures may be established as part of the project approval but are subject to California Building and Fire Code requirements. When considering building setbacks and distances between structures in a PRD, consideration shall be given to the overall project design and the relation of buildings to each other, to project topography, and to surrounding development.
(Ord. 4950 § 3, 2010; Ord. 4984 §§ 63, 64, 2013)
A. 
Lot coverage within a PRD shall include all buildings and accessory buildings. It shall also include one hundred percent of the area devoted to parking spaces in private driveways serving individual dwelling units, and fifty percent of the area devoted to common driveways and streets, including public and private streets that are within the exterior boundaries of the PRD. For the purpose of calculating lot coverage in a PRD, 50 percent of the parking areas that are directly adjacent to, and accessed from, a common public or private street or common driveway within the PRD shall count toward the maximum allowable lot coverage. However, 100 percent of any parking areas not located along a common street or driveway within the PRD shall count toward the maximum allowable lot coverage. Maximum lot coverage within a PRD shall not exceed the following percentages:
PRD Zone
Maximum Lot Coverage
PRD low-low
40%
PRD low
50%
PRD low-medium
55%
PRD medium
55%
PRD high
60%
B. 
If a PRD is in more than one PRD zone, the lot coverage limitations of each PRD zone shall be respected for the portions of the PRD in that zone.
(Ord. 4950 § 3, 2010)
A. 
The maximum building or structure height shall be 35 feet in all PRD zones except the PRD high zone in which the maximum building height shall be 45 feet.
B. 
If a PRD is in more than one PRD zone, the building height limitations of each PRD zone shall be respected for the portions of the PRD in that zone.
(Ord. 4950 § 3, 2010)
Parking requirements in a PRD are as follows:
A. 
In all PRD Zones, a minimum of two covered parking spaces (garage or carport) shall be provided for each dwelling unit.
B. 
Such required covered parking spaces shall be maintained solely for the purpose of parking motor vehicles, and such parking shall be maintained solely for the use of the residents of the PRD. The conversion of required covered parking spaces to any use other than the parking of motor vehicles shall be prohibited.
C. 
Other Parking Requirements for All Residential Zoning Districts.
1. 
Additional parking for residents and/or visitors shall be provided at a ratio of one parking space for every dwelling unit. One additional required parking space may be located in the private driveway providing access to the required covered parking spaces for an individual dwelling unit, if there is at least a 20-foot setback between the covered parking space and the right-of-way of a public street or the edge of the private street or driveway closest to the covered parking space. Any sidewalk located along a private street or driveway shall be counted as part of the private street for the purpose of measuring such a setback from a required covered parking space. In no case shall a parking space be allowed to overhang an adjacent walkway or sidewalk. All other parking spaces pursuant to this subsection must be located in parking areas that are conveniently located near the units they are intended to serve. The parking areas shall be located so as to not interfere with on-site circulation.
2. 
Notwithstanding the above, these additional parking spaces may be provided as parallel parking spaces located on the private street or driveway in accordance with Section 17.165.160(B)(6).
3. 
Supplemental parking spaces shall be provided at a ratio of one-half parking space per dwelling unit with any fraction rounded up for all projects of up to 20 units. For those projects with more than 20 units, additional supplemental parking spaces at a ratio of one-quarter parking space per dwelling unit over 20 shall be provided and any fraction rounded up.
These spaces may be used for RVs, trailers, boats, additional resident or visitor parking, or a combination thereof, as approved in conjunction with a planned residential development.
Supplemental parking spaces shall be located in a parking area that is conveniently located. If the supplemental parking area or portion thereof is used for the storage of RVs, trailers, etc., it must be adequately screened from view by the use of view-obscuring fences, walls or landscaping. The location of all parking spaces shall be designated on the final site plan required by Section 17.165.210(F) and reflected in the covenants, conditions and restrictions (CC&Rs) required by Section 17.165.220 of this chapter.
(Ord. 4950 § 3, 2010)
The type of trash and recycling collection service (individual or common trash area) shall be determined at the time of project approval. If a common trash area is used, accommodation of recycling bins shall also be provided.
(Ord. 4950 § 3, 2010)
A. 
Parking Areas. All open parking areas containing five or more parking spaces that are not effectively screened from abutting residentially developed or residentially zoned property by permanent buildings or a 20-foot wide landscaped setback area, shall contain a six-foot-high solid masonry wall between the parking area and the residential property.
If the parking area is visible from a street, either public or private, it shall be screened from the street by a 42-inch-high solid masonry wall that is at least 10 feet from the exterior property line or private street right-of-way or by the use of alternative screening methods as approved by the city council.
The screening wall for parking areas visible from a public or private street is not required if the parking area is screened from the street with a landscaped area that is at least 20 feet in depth. No screening wall is required when the wall would be adjacent and parallel to the length of a parking space.
B. 
Project Boundary Fence or Wall. The construction of a project boundary fence or wall may be required in conjunction with approval of a planned residential development. The intent of this fence or wall is to provide separation from or protection of adjacent properties. This fence or wall may be no higher than six feet with the type of fence or wall to be determined in conjunction with approval of a planned residential development.
C. 
Private Yard Fencing. Fencing of private yards may be required in conjunction with approval of a planned residential development. The type and maximum height of this fencing shall be determined in conjunction with approval of the applicable planned residential development.
D. 
Reduction in Height of Wall or Fence. Walls or fences shall not exceed 42 inches in height within the area corresponding to the required exterior yard setback of any abutting residentially zoned or residentially developed property or any commercially zoned property developed with a setback.
E. 
Under no circumstances shall any fence, wall or hedge, regardless of its location, block pedestrian or vehicular visibility for safe circulation.
(Ord. 4950 § 3, 2010)
A. 
Common open space and recreational areas.
1. 
Open space and recreational areas especially designed for common use, either for active recreational use or passive scenic view, which may include private front yards that are a part of a common landscape easement but which may not include any other private yards, patios or distances between buildings, shall be provided based upon the density of the project as shown on the following table and except as provided below:
PRD low-low
1000 sq. ft. per DU
PRD low
400 sq. ft. per DU
PRD low-medium
225 sq. ft. per DU
PRD medium
225 sq. ft. per DU
PRD high
225 sq. ft. per DU
Recreational areas meeting these requirements and designed for active recreational uses may be placed upon roofs of buildings or structures. Recreational areas so placed shall not contribute to lot coverage requirements.
2. 
Private rear yards for individual dwelling units in projects of 11 or more units and which have minimum dimensions of 10 feet by 10 feet (100 square feet minimum) may be counted as satisfying up to 50 percent of the common open space/recreational area required in subdivision (1) of this subsection. Private rear yards in projects of 10 units or fewer may satisfy 100 percent of the common open space/recreational area requirement in the same manner, subject to approval of the city council.
3. 
Scenic natural areas such as rock outcroppings, creeks, wooded areas, vistas or other features worthy of preservation may be required to be preserved in conjunction with the approval of a planned residential development.
4. 
Common open space and recreational areas shall be accessible to all dwelling units.
5. 
Landscaping shall form a continuous area between and around all buildings and shall be permanently maintained, including a permanent underground irrigation system.
6. 
At no time shall any open space or recreational area constitute a health, safety, or fire hazard or create a drainage problem.
B. 
Detailed landscaping and irrigation plans, prepared by a registered landscape architect, shall be required as a condition of approval for all projects, and shall comply with the requirements of Chapter 17.195 of this title. The landscaping and irrigation plans shall indicate the type, size, and number of all plants, and shall be designed to provide a permanent underground irrigation system, served by a dedicated water meter.
(Ord. 4950 § 3, 2010; Ord. 5018 §§ 51, 53, 2015)
A. 
Private streets and driveways shall be permitted within a planned residential development subject to the following criteria:
1. 
Engineering calculations for the private streets and driveways must be approved by the public works department.
2. 
The proposed private street and driveway widths and geometric designs shall relate to function, topography and proposed density;
3. 
The proposed private street and driveway structural design shall be related to on-site soil conditions and predicted traffic volumes.
4. 
Maintenance responsibilities for private streets and driveways must be assumed by a homeowner's association.
B. 
The following criteria shall be used to determine the widths of private streets and driveways:
1. 
A private street or driveway serving no more than two dwelling units shall have a minimum paved width of 16 feet, if the private street or driveway length is 150 feet or less and a minimum width of 20 feet, if the private street or driveway length is greater than 150 feet.
2. 
A private street or driveway serving from three to five dwelling units shall have a minimum paved width of 20 feet, if the private street or driveway length is 150 feet or less, and 22 feet, if the private street or driveway length is greater than 150 feet.
3. 
A private street or driveway serving six or more dwelling units shall have a minimum paved width of 22 feet, if the private street or driveway length is 150 feet or less, and 24 feet, if the private street or driveway length is greater than 150 feet.
NOTE: The length of a private street or driveway shall be that distance measured from the exterior or front property line of the project to the parking space that is most distant from the exterior or front property line and is served by the private street or driveway. In the case of a circular or looped street, the length is the total distance along the centerline of the circular or looped street from the exterior or front property line of the project.
4. 
All private streets and driveways shall be unobstructed for their entire length and shall provide a minimum 13 feet, six inches of unobstructed vertical clearance.
5. 
Any private street or driveway used as the backup or egress from any open/uncovered parking space or covered parking space, shall be a minimum of 24 feet wide for the entire width of the parking space plus four feet on either side of the entire width of the parking space.
6. 
Parallel on-street visitor or guest parking spaces may be permitted on either or both sides of a private street or driveway 24 feet in width as long as the visitor parking spaces are staggered along the length of the private street or driveway so as to not be opposite one another and as long as the width of the private street or driveway is increased by four feet for a minimum length of 35 feet for one visitor or guest parking space and 25 feet for each additional and adjacent visitor or guest parking space.
C. 
Public streets shall be designed to comply with the city's street improvement standards.
D. 
Adequate on-site turnarounds shall be provided as determined by the fire department.
E. 
Sanitary sewers and storm drains in private streets or driveways may be permitted, but shall be constructed to meet city standards. The maintenance of these private systems must be assumed by a homeowner's association.
F. 
The project engineer shall certify that the private streets or driveways have been constructed in accordance with the previously approved engineering design and calculations prior to the occupancy of any dwelling unit.
(Ord. 4950 § 3, 2010)
A. 
Concrete walkways shall be provided adjacent to all on-street parking areas, shall connect all building entrances, recreational buildings and parking areas, and shall have an unobstructed width of not less than (4) four feet.
B. 
When required as part of a planned residential development, hiking, equestrian and bicycle paths shall be of a width and constructed to the satisfaction of the city engineer.
(Ord. 4950 § 3, 2010)
Lighting adequate for pedestrian and vehicular safety and sufficient to minimize security problems shall be provided. However, in no case shall the required lighting create a nuisance on any adjacent property. An onsite lighting plan for all parking areas, pedestrian walkways and common open space/recreation areas shall be required prior to the issuance of building permits for an approved PRD.
(Ord. 4950 § 3, 2010)
All utility distribution lines within a PRD shall be placed underground. Those utility distribution lines along the perimeter of a PRD shall be placed underground as required by Title 16 of the El Cajon Municipal Code. A separate utility system shall be required for water, electric, gas, waste and vent services for each unit in a PRD. The systems shall be installed and operated pursuant to the applicable requirements and procedures of each utility or agency providing the services.
(Ord. 4950 § 3, 2010)
A. 
The architecture and design of a PRD shall be compatible with the terrain and existing surrounding development and shall be evaluated for conformance with the guidelines provided in Chapter 17.180.
B. 
The architecture and design will be considered along with the project site plan.
(Ord. 4950 § 3, 2010)
A. 
In addition to the required zone reclassification application, any application submitted for a Planned Residential Development shall be accompanied by a PRD plan consisting of a proposed site plan, building elevations, a materials/color board, a conceptual landscape plan, floor plans, and any other data determined necessary by the director to adequately evaluate the project for consistency with the applicable PRD development standards. In addition, the PRD plan shall be accompanied by a tentative subdivision map,
B. 
Proposed Site Plan and Tentative Subdivision Map.
1. 
The proposed PRD site plan shall be drawn to a standard engineering scale and shall reflect all proposed lots, buildings, streets, driveways, parking areas, landscaped areas, open space and recreational areas.
2. 
A tentative subdivision map or a tentative parcel map, as appropriate, shall be filed concurrently with the proposed site plan for the PRD and shall comply with the state Subdivision Map Act and the city's subdivision title.
3. 
The information shown on the proposed site plan shall be coordinated with the information shown on the tentative parcel or subdivision map.
C. 
Required Hearings. The proposed site plan and tentative map shall be considered at a public hearing by the planning commission, which shall recommend approval, conditional approval, or denial of the PRD to the city council. The city council shall hold a public hearing and make the final decision to approve, conditionally approve, or deny the project.
D. 
Required Findings. A PRD plan may be approved by the city council, if it makes the following findings with respect to the project:
1. 
The project is consistent with general plan land use map, and applicable general plan goals, policies and programs;
2. 
The project complies with the intent and purpose of the existing or requested PRD zone and all applicable development regulations governing planned residential developments;
3. 
Approval of the proposed project is in the public interest, convenience and general welfare;
4. 
Conditions of approval, where appropriate, have been incorporated to ensure the compatibility of the project with its environment and surrounding development.
E. 
Notices for public hearings required pursuant to this chapter shall be as provided as described in Chapter 17.25 of this title.
F. 
Final Site Plan. The final site plan shall be in substantial conformance with the approved proposed site plan. Any phasing of development shall be indicated and may require the approval of the city council (See Section 17.165.230(B)). The final site plan shall include the following elements:
1. 
External and internal property lines;
2. 
Public improvements including streets, driveways, curbs, gutters, sidewalks, street lights, drainage improvements, etc.;
3. 
All building footprints;
4. 
All streets, driveways, parking areas, pedestrian pathways;
5. 
All landscaped areas;
6. 
All easements, including landscape and common area maintenance easements;
7. 
All common areas, recreational facilities, and private yards.
G. 
A final parcel map or final subdivision map shall be recorded in conformance with the approved tentative parcel or subdivision map, and the appropriate number of copies provided to the city, prior to the issuance of any building permits.
(Ord. 4950 § 3, 2010; Ord. 5113 § 20, 2022)
When a planned residential development includes any land or improvements intended for common ownership and/or common maintenance including streets, driveways, parking areas, landscaping, fences, walls, buildings, utilities, recreational facilities or open space, the applicant shall submit proposed covenants, conditions and restrictions, which shall run with the land and which clearly set forth both the privileges and responsibilities involved in the common ownership and/or maintenance. The covenants, conditions and restrictions shall be reviewed and approved by the city attorney and the director of community development prior to the issuance of a building permit. A recorded copy of the approved covenants, conditions and restrictions shall be submitted to the city prior to the sale of any unit.
(Ord. 4950 § 3, 2010)
A. 
Private Improvements in Single-Phase Projects. The developer of a planned residential development shall complete the installation of all private improvements and any other private work required by the city in accordance with the final site plan prior to final occupancy clearance of all units when the project is developed in a single phase or when all building permits are issued simultaneously.
B. 
Private Improvements in Multiphase Projects. If a project consists of more than one phase, or if all building permits are not issued simultaneously, or if a single-phase project is changed to more than one phase, the developer of the planned residential development shall enter into an agreement with the city to guarantee the installation and completion of all private improvements and any other private work required by the city in accordance with the final site plan. The agreement shall be in the form of either:
1. 
Bonding. A bond guaranteeing faithful performance of the agreement and guaranteeing payment for labor and materials; or
2. 
Trust Agreement. A trust agreement evidencing that the estimated cost of the work or improvements has been deposited with an approved trustee.
C. 
In order to determine the amount of the bond or trust agreement, the developer shall submit separate cost estimates for each of the following private improvements:
1. 
Street and driveway paving, curbs, sidewalks, drainage structures and improvements, sewers, lighting, street signs;
2. 
All landscaping, including irrigation systems;
3. 
Undergrounding of utilities;
4. 
Visitor parking areas; and
5. 
Common recreational facilities.
D. 
Public Improvements in All Projects. The developer of a planned residential development shall enter into an agreement with the city whereby, in consideration of approval by the city, the developer agrees to complete the installation of certain public improvements and other work required by the city in accordance with the final development plan. All of the installation and other work shall be completed within the time specified in the agreement. To assure the city that this work will be completed and lien holders paid, the developer shall furnish the city with either:
1. 
Bonding. A bond guaranteeing faithful performance of the agreement and guaranteeing payment for labor and materials; or
2. 
Trust Agreement. A trust agreement evidencing that the estimated cost of the work or improvements has been deposited with an approved trustee.
E. 
In order to determine the amount of bond or trust agreement, the developer shall submit separate cost estimates for the following public improvements:
1. 
Improvements to be made within a public street such as curbs, sidewalks, street paving, drainage structures, sewers, street lights, traffic control devices, monuments and street signs;
2. 
Improvements to be made within an easement to be dedicated to the city such as sewer or drainage structures;
3. 
Earthwork and slope planting in public areas; and
4. 
Undergrounding of utilities in public rights-of-way.
The amount of such bond or cash deposited shall be determined by the city engineer or the city manager as to amount and adequacy.
(Ord. 4950 § 3, 2010; Ord. 5018 § 55, 2015)