Residential Master Plan (RMP) districts in Healdsburg are specifically envisioned as a mechanism to preserve and/or create distinctive, high quality, single- or multi-family residential developments that meet or exceed the goals of the General Plan. The provisions of this district are intended to encourage preservation of existing amenities and creation of new amenities; provide for a variety of housing types and densities; reduce environmental impacts; and achieve superior relationships among uses, both within and surrounding the district. Residential Master Plan districts are to be used where traditional zoning districts do not accommodate these goals.
(Ord. 950 § 2 (Exh. A § 1000), 1998)
The following regulations shall apply within RMP districts, which districts shall also be subject to other provisions of this article, except that where conflict in regulation occurs, the requirements specified in the approved RMP plan shall apply.
A. 
The minimum area on which an RMP district may be established is one acre of contiguous land. However, an RMP district may be established for an area of less than one contiguous acre upon a finding that the property is suitable as an RMP district by virtue of its relationship to adjacent parcels and their development plans (existing or proposed), unique historical character, topography, landscaping features, or by virtue of its qualification by a unique or isolated problem area.
B. 
Standards for lot area, frontage and width, coverage, density, yards, building heights, landscaping and parking for uses in an RMP district shall be the standards of the zoning district governing uses most similar in nature and function to the uses proposed in the RMP district. Exceptions to these standards may be allowed by the planning commission and the City Council when it can be demonstrated that such modified standards would result in more desirable development and are warranted in terms of the relationship of the total proposed development or units thereof to the General Plan.
C. 
All land designated as parks and/or open space shall be conveyed, at the option of the City, by one of the following:
1. 
To trustees provided in an indenture establishing an association of property owners or similar organization, subject to covenants running with the land, satisfactory to the City attorney, that restrict the open space in a manner that assures its continuing use for its intended purpose, and that provide a legal means for the City to enforce these provisions.
2. 
To the City in a manner satisfactory to the City Council.
D. 
The streets, bike paths and pedestrian ways within and bordering an RMP district shall be offered for dedication to the City. Standards for public improvements shall be governed by applicable ordinances and laws of the City or shall be as established by the City public works department for the development under consideration.
E. 
Departures from standards ordinarily required in other districts, and permitted in the initial approval of an RMP district, shall not be considered as precedent setting in terms of other applications that may be brought before the City.
(Ord. 950 § 2 (Exh. A § 1005), 1998)
A. 
Establishing an RMP District classification for any parcel or parcels of property within the City may be initiated by the planning commission or the City Council in accord with the procedures prescribed in Chapter 20.28 HMC, Article VII. If the City initiates the zoning process, the RMP zoning classification shall be established prior to the approval of a development plan and policy statement.
B. 
An application for the establishment of an RMP district may be made by one or more private property owners. The application shall be submitted on prescribed forms signed by the owner(s) of every property within the boundaries of the proposed RMP district. If the owner or owners initiate the zoning process, the RMP zoning classification shall not be established until the preliminary review, development plan and policy statement are also submitted and approved as specified in HMC § 20.08.262, § 20.08.265 and § 20.08.270.
C. 
In the event that an owner of a parcel of property in an RMP district, which district encompasses additional lands under different ownership, desires to submit a development plan and policy statement for his or her property independently of other properties within the district, said owner may apply for an exception permit prior to or concurrently with the filing. The granting of an exception permit shall exempt the applicant from the requirement of submitting a coordinated preliminary development plan for all of the land within the district and shall allow said applicant to include only his or her property within such plan submission. Otherwise, said applicant shall be bound by all of the provisions of the RMP district.
D. 
Application for said exception permit may be made to the planning commission. The planning commission shall grant such exception only if all of the following findings are made:
1. 
An undue hardship exists for the applicant;
2. 
The granting of the exception is necessary for the preservation and enjoyment of substantial property rights of the applicant; and
3. 
The granting of the exception, under the circumstances of the particular case, will not adversely affect the health, safety or welfare or be detrimental to persons, property or improvements in the vicinity.
E. 
Any action taken by the planning commission in granting such an exception may be appealed to the City Council pursuant to the provisions of Chapter 20.28 HMC, Article III.
(Ord. 950 § 2 (Exh. A §§ 1010, 1015, 1020), 1998)
Prior to accepting an application for an RMP district or development plan and policy statement, the applicant shall submit a preliminary development plan for conceptual review and comment by the planning commission.
(Ord. 950 § 2 (Exh. A § 1025), 1998)
An application for an RMP district classification shall be accompanied by the following.
A. 
A written and/or diagrammatic project description that provides sufficient information to evaluate the merits of the proposed zoning. Application requirements shall be in accordance with the project application submittal requirements as determined by the planning and building director. In addition, an application for an RMP district shall include the following items:
1. 
A site features map depicting the existing topography, structures, and natural features, including areas of significant vegetation. Properties within 300 feet of the site shall be included on the site features map.
2. 
The description of the infrastructure necessary for each phase of the proposed project.
3. 
A statement as to how a proposed residential project will comply with the City's inclusionary housing requirements.
4. 
Any other information that the planning and building director determines to be necessary to properly evaluate the project.
B. 
A Policy Statement that sets forth the following items within each land use proposed in the Development Plan:
1. 
Principal permitted uses.
2. 
Accessory uses.
3. 
Uses permitted by conditional use permit.
4. 
A statement of provisions for ultimate ownership and maintenance of all parts of the development, including streets, structures, hillside areas (if such exist) and open spaces.
5. 
District regulations including:
a. 
Minimum lot sizes;
b. 
Minimum lot widths;
c. 
Maximum density;
d. 
Minimum setbacks, including yard setbacks from adjacent properties and between differing uses;
e. 
Maximum building heights;
f. 
Maximum lot coverage for structures, including paved areas, except for those on single-family detached residential lots;
g. 
Accessory building requirements, including setbacks, height limits and location;
h. 
Parking requirements;
i. 
Design guidelines;
j. 
List of district regulations or standards to be adopted by ordinance at the time of final approval.
C. 
A Development Plan consistent with the Policy Statement, which identifies the following items:
1. 
Proposed land use by type, acreage, residential densities and nonresidential uses, expressed in gross square footage of floor area; and
2. 
The proposed circulation pattern, indicating both public and private vehicular and pedestrian ways, preliminary locations and widths of streets and alleys, and estimated traffic generation as it affects public streets within and adjacent to the project; and
3. 
Site features that influence the development of the site.
4. 
Preliminary grading and drainage plan.
5. 
Preliminary sketch evaluations of all proposed buildings and structures from all major vantage points.
6. 
If a phased development, each phase shall be indicated including location, structures, infrastructure and timing.
D. 
The required filing fee deposit. Such fee deposits and any related costs may be apportioned between landowners, as they may agree upon, or may be apportioned by the proportionate parcel sizes of the property ownerships.
E. 
The planning commission or its appointed representative may waive any of the above required information items if, in the opinion of the representative, they are unnecessary or unreasonable under the circumstances.
(Ord. 950 § 2 (Exh. A §§ 1020, 1030), 1998)
A. 
In establishing the RMP district, the planning commission shall hold a public hearing on the proposed rezone and the Policy Statement and Development Plan if it is a property owner-initiated application. Following the hearing, the commission may recommend to the City Council approval, approval subject to conditions and/or modifications, or the commission may deny the zoning application. A denial of the application by the commission shall be final unless its decision is appealed to the Council.
B. 
A recommendation for approval or conditional approval may be made if the planning commission finds that the proposed RMP district will promote development or a distinctive project of the highest quality as evidenced by specific findings that may include the following:
1. 
The development proposed for an RMP district, or a given phase thereof, can be commenced within two years and substantially completed within four years of the establishment of the RMP district.
2. 
Each individual phase of development, as well as the total development, can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurances will be provided that such objective will be obtained; and that the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which could not adequately be achieved under other zoning districts.
3. 
The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the RMP district boundary.
4. 
Any exception from standard zoning development requirements is warranted by the design and amenities incorporated in the Development Plan in accord with adopted policies of the planning commission and the City Council.
5. 
The RMP district is in conformance with the General Plan and all other provisions of the Land Use Code.
6. 
The existing or proposed utility services are adequate for the population densities and nonresidential components of the Development Plan.
7. 
Natural amenities such as creeks, hillsides and significant vegetation are preserved.
C. 
Upon receipt of the planning commission's approval recommendation, the City Council shall proceed in accordance with the amendment procedure of Chapter 20.28 HMC, Article VII, and may approve, modify, or disapprove the Development Plan and Policy Statement. Approval of the Development Plan and Policy Statement constitutes the City Council's adoption of the necessary amendment of the zoning district map(s) establishing an RMP district. In approving or conditionally approving the application, the City Council shall make the same findings as set forth in subsection (B) of this section.
(Ord. 950 § 2 (Exh. A §§ 1035, 1040), 1998)
All development of property within an RMP district shall be in conformity with the approved Policy Statement and Development Plan. In the event an inconsistency is found between the Policy Statement and Development Plan, the regulations established in the Policy Statement shall govern development of the site. Any approved project shall be subject to design review in accordance with the requirements of Chapter 20.28 HMC, Article IV.
(Ord. 950 § 2 (Exh. A § 1045), 1998)
The adopted Development Plan and Policy Statement may be modified by submitting a request for such modification according to the same procedures as required in the initial review and approval process, except that minor modifications which do not increase the approved density of residential uses or change the approved land uses may be approved by the planning commission at the public hearing.
(Ord. 950 § 2 (Exh. A § 1050), 1998)
If within two years after the establishment of an RMP district and the approval of a Development Plan and Policy Statement by the City Council, the design review approvals have not been obtained and the construction specified in the Development Plan has not commenced, the planning commission shall review with the applicant(s) the reasons for not initiating the project development. The planning commission may initiate consideration of reclassification, hold a public hearing and make a recommendation to the City Council to reclassify all or part of the area to the original zoning district or other district(s) deemed appropriate by the planning commission.
(Ord. 950 § 2 (Exh. A § 1055), 1998)