It is the purpose of this chapter 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 land use district. This chapter shall set forth those requirements, design standards, and conditions by which planned development shall be regulated. For other regulations concerning Planned Developments, refer to Section 84.0250 in Division 4 of this Code.
(a)
Density. The total density of a planned development shall be determined by the following.
(1)
General Plan Official Land Use District for the Particular Property Increased densities may be granted by the reviewing authority through the bonus density or transfer of density provisions authorized by the General Plan and implemented by the Development Code or by 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. Lot sizes smaller than those required by the Land Use District may be approved for a Planned Development provided the overall lot density is not exceeded, except as otherwise allowed by this Code and/or the General Plan.
(2)
Density transfers. One hundred percent (100%) transfer of the density indicated on the City of Yucaipa General Plan Official Land Use District is permitted within the project, provided all other performance criteria are met. This transfer of density may include a transfer of density from adjacent property for which development restrictions in favor of this project have been obtained.
(A)
To be eligible for density transfer, adjacent private lands must meet the following criteria.
(I)
Private lands from which the density is being transferred must be free of hazards or other physical constraints that prohibit the construction of residential dwellings.
(II)
Private lands from which the density is being transferred must be shown on the General Plan as developable for residential dwellings.
(B)
All open space within the project which has been created as a result of a density transfer must be common open space, provided, however, in those circumstances when it is infeasible or impracticable for a private organization to adequately maintain and preserve the land as open space, such land may be dedicated to the public for open space purposes.
(3)
Density bonus.
(A)
An additional bonus in dwelling unit density, up to 10% above that indicated in the General Plan Official Land Use District for the area, may be granted by the reviewing authority, provided one of the following criteria is met.
(I)
A publicly valuable resource is provided, preserved, or enhanced which would otherwise require the expenditure of public monies.
(II)
A public or quasi-public item is provided above and beyond the normal expectations.
(III)
An amenity, convenience, or excellence in design is provided above and beyond normal expectations.
(B)
In all cases, the granting of density bonuses must further the purpose and intent of the Planned Development provisions of this Code and the General Plan.
(b)
Accessory uses permitted in Planned Residential Developments.
(1)
All accessory uses permitted in the RS District shall be permitted in a Planned Development, provided that such accessory uses are compatible with the approved PD development plan.
(2)
When the underlying land use district permits horse raising, and where the density of a Planned Development project does not exceed four dwelling units per acre, horses shall be permitted in a PD project as follows.
(A)
On lots 20,000 square feet or greater, subject to the regulations of the RS District.
(B)
Where lots are less than 20,000 square feet, horses shall be permitted subject to the following conditions:
(I)
Horses shall be clustered onto common lots.
(II)
The maximum density of horses shall not exceed 3.2 horses per gross acre of common lot area.
(III)
All standards and regulations of the Community Development Department shall apply.
(IV)
Maintenance and management of the clustered facilities shall be provided by the property-owners’ association.
(c)
Phasing. 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, prior to recordation of the final subdivision map, the following items shall be filed with the appropriate agency.
(1)
Documentation of easements, covenants, deeds, and Property Owner Association by-laws, restrictions, and articles of incorporation.
(2)
Sureties and performance bonds covering open space areas, dedicated public improvements, and other items as determined by the reviewing authority; the amount of the performance bonds shall be reviewed annually by the appropriate agency.
(e)
Revision of approved Development Plans. No revisions may be made in an approved Planned Development Site Plan or Final Development Plan before, during, or after the construction of a planned development, except upon application by the applicant to the appropriate reviewing authority, under the procedures provided below.
(1)
Minor revisions such as in the location and siting of building and structures may be authorized by the City Planner if required by engineering or other circumstances not foreseen at the time the development plan was approved. These revisions shall be made prior to recording the final subdivision map or the issuance of any building permits, whichever occurs first.
(2)
Major revisions such as changes in use, any significant rearrangement of lots, blocks and building tracts, any substantial changes in the provision of common open spaces, and all other modifications shall be approved by the reviewing authority authorized to approve the plan being revised. The reviewing authority shall hold a public hearing to consider such major revisions. No amendments may be made in the approved development plan unless they are shown to be required by changes in conditions that have occurred since the development plan was approved or by changes in the General Plan, Specific Plan, or area plan.
(a)
Unless specifically changed within this section, all adopted City ordinances, standards, and policies apply to a Planned Development project, including those set forth in the Yucaipa General Plan. The Planning Commission may alter adopted standards where, in their opinion, the altered standards would more adequately serve the intent and purposes of the Planned Development provisions of the Code.
(b)
Circulation.
(1)
The vehicular circulation pattern shall be designed such that the following are accomplished.
(A)
It provides adequate vehicular access to and within the project, in accordance with adopted City standards.
(B)
It is coordinated with external transportation networks in terms of location and loads.
(C)
It is integrated with the natural landscape and, where possible, parallels the natural drainage system.
(D)
It is designed such that the noise levels from vehicular traffic shall comply with the Noise Quality Standards of the Yucaipa General Plan.
(E)
The planned development project and each phase thereof has two points of vehicular ingress and egress from surrounding streets, one of which may be emergency only. Where the applicant can show that this is a physical impossibility, this requirement may be modified by the local Fire Authority or County Fire Warden.
(F)
Private streets are acceptable if they are built to City standards and are inspected by the City. However, right-of-way shall not be accepted by the City, nor shall private streets be accepted into the City-maintained road system.
(2)
The pedestrian circulation pattern shall be designed such that the following are accomplished.
(A)
It is separated from vehicular traffic where possible and designed to discourage pedestrian crossing of the vehicular network, except at controlled points which are designed for pedestrian safety.
(B)
Hard-surfaced, safely-lighted pedestrian access to common open space, recreational areas, community facilities, and other logical terminal points shall be provided.
(3)
All common off-street parking areas shall be designed such that the following are accomplished.
(4)
Two parking spaces per dwelling unit shall be provided. No tandem parking is permitted. Guest parking, either on-street or in common parking areas, shall be provided at a ratio of one space per two dwelling units.
(c)
Open space.
(1)
For the purposes of this chapter, 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.
(2)
A residential planned development project shall have a minimum of 40% private and common open space, not including balcony area.
(4)
Provisions for the maintenance and management of the common open space and common facilities shall be reviewed and approved by the reviewing authority. Such approval shall be based on the following criteria.
(A)
The applicant shall establish a Property Owners’ Association prior to the selling of any lot or occupancy of any dwelling unit.
(B)
The Property-Owners’ Association by-laws, restrictions, and articles of incorporation shall include the necessary regulations required by the Federal Housing Administration. Other standards may be approved by the reviewing Housing Authority.
(d)
Site resource utilization.
(1)
The planned development shall be designed and developed in such a manner as to minimize the cutting of trees, disturbance of ground cover, cut-and-fill work, drainage alteration, and hillside development. All tree removals shall be in accordance with City permit procedures.
(2)
All new dirt work and exposed slopes shall be suitably stabilized in accordance with Sections 68.001 through 68.024 of the City Code. Scarred and erosion-prone areas shall be stabilized with appropriate planting.
(3)
A drainage analysis shall be prepared and shall accompany the application for a planned development.
(e)
Site and structure relationship.
(1)
The spacing of buildings shall be governed by the requirements for adequate light and air, proper access, fire regulations, and by the need for visual and auditory privacy.
(2)
Whenever possible, dwelling units shall be arranged to take advantage of views and vistas with consideration given to “micro” (subsections of the planned development) climate control and pleasing relationships of building mass.
(3)
The planned development shall be designed to minimize the likelihood of criminal activity by the following methods.
(4)
Building height, bulk, and “micro” coverage are regulated only inasmuch as they meet the performance criteria set out above.
(5)
No structure for human habitation shall be placed in an environmentally hazardous, fragile, or unique area.
(f)
Perimeter.
(1)
Adjacent properties to the planned development shall be protected from adverse influences of traffic, land uses, building scale, and density by the combined use of screening, setbacks, and land use location.
(2)
Perimeter planning and coordination are required to assure 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.
(3)
Planned development projects which are within Fire Safety (FR) Overlay Districts shall develop perimeter areas in accordance with standards set forth in that element.