Planned residential developments (PRDs) are custom zones designed to accommodate specific projects, providing development standards that vary from the standard requirements of the City's residential zoning districts. A PRD can be used to address site-specific conditions or can be proposed to allow the development of residential products than cannot be accommodated by standard residential zoning.
(Ord. 247, 1/15/2025)
A. 
PRDs may be established on any property designated by the General Plan for residential use.
B. 
The PRD is a replacement for standard residential zoning and shall be designated as PRD on the zoning map. If a property does not have the PRD Zoning designation, the applicant shall be required to process a Change of Zone in accordance with Chapter 17.145 (Development Cide and Zoning Map Amendments) of this Title.
C. 
The total number of dwelling units in a PRD project may not exceed that which would be permitted by the general plan land use designation for the property. The permitted density may be reduced from the maximum potential per the General Plan if it is determined to be necessary to achieve compatibility with the area in which the development is located.
D. 
A variety in housing types is desired to provide visual interest and provide a range of housing types within the community.
E. 
PRDs may not be used to establish different permitted and/or conditional uses than are included in the City's standard residential zoning districts.
F. 
A subdivision map is required to process a PRD and shall prepared substantially in accordance with the conditions of approval thereof and the requirements of this section, shall be recorded pursuant to Title 16 of the municipal code.
(Ord. 247, 1/15/2025)
All PRDs shall include development standards (in written and/or illustrative form, as appropriate) for the following:
A. 
Yards Setbacks and Building Separations. Minimum setbacks must be established by the PRD. Setbacks should be based on the proposed residential product type and configuration, topography and compatibility with the area in which the development is located.
B. 
Height Limits. All PRDs shall establish height limits for all types of structures. Maximum permitted height limits lower than those permitted in standard zoning districts may be established if it is determined to be necessary for a planned development to achieve compatibility with the area in which the development is located.
C. 
Open Space. All PRDs shall include standards for open space, recreation, and community amenities.
D. 
Maintenance of Common Areas. All PRDs must provide a mechanism for the funding of ongoing maintenance of common areas in a manner acceptable to the City.
E. 
Community Design and Unit Placement. All PRDs must include standards for the design and placement of individual housing units and/or multifamily buildings. These standards must ensure that privacy from unit to unit and from unit to private open space is maximized, including window placement and orientation of units. These standards shall seek to minimize conflict between pedestrian and auto movements and to reduce the visual prominence of garage doors for individual units.
F. 
Other Standards. All PRDs must identify the standard zoning district to be consulted for standards (such as permitted and conditionally permitted uses) which are not addressed in the PRD.
(Ord. 247, 1/15/2025)
The following development standards shall apply to all PRDs, whether or not they are included in the PRD document:
A. 
Screening. A six-foot-high masonry wall shall be constructed on any project boundary line where it is determined necessary to protect the adjacent property and ensure compatibility with the area in which the development is located.
B. 
Setbacks at Project Boundaries. In no case shall building setbacks from a project's exterior streets and boundary lines be less than 10 feet. All other setbacks and building separations shall be established by the site plan and development standards of the PRD.
C. 
Minimum Open Space Requirement. Not less than 40% of the net area of a project shall be used for open area or recreational facilities, or a combination thereof. The net area of a project shall be determined by excluding all streets, drives, and automobile storage areas. Neighborhoods should be arranged around common open space and amenities to create a sense of place.
D. 
Streets and Circulation. All streets shall be designed and constructed in accordance with City standards. The circulation plan shall demonstrate a hierarchal street pattern design to promote a sense of place and provide a logical progression to community amenities and project entrances.
(Ord. 247, 1/15/2025)
The following specific requirements apply to all PRD developments intended for senior citizens:
A. 
Design. The overall development shall be designed for ease of use by persons of advanced age. Not less than one accessible route for handicapped persons to all on-site facilities shall be provided. Where public facilities exist, such as bus stops, sidewalks and drop-off zones, accessible routes for handicapped persons shall be provided.
B. 
Location. Developments shall be located in areas which offer services to the aged, such as transportation, shopping, recreation, and nutrition programs.
C. 
Elevators. No building shall be constructed that exceeds one story in height unless it contains elevators for the use of the occupants. Residential buildings which exceed one story shall provide additional elevators if they are needed due to the number of units or project design proposed. Elevators shall be spaced in order to minimize the walking distance from the elevators to the residential units.
D. 
Recreation. Common recreational facilities or buildings designed for senior citizen use shall be provided for the use of the occupants.
E. 
Medical. Medical offices and convalescent facilities, not including hospitals, may be required for the use of the occupants.
F. 
Handicapped Units. At least 10% of the residential units shall be adaptable for handicapped persons. Those units shall meet the standards set forth in the California Code of Regulation, Title 24.
(Ord. 247, 1/15/2025)