§ 313-31 “P” Combining Zone Designations

313-31 “P” Combining Zone Designations

31.1.1 Purpose. The purpose of these provisions is to encourage planned developments, and to allow flexibility in the administration of the development standards in this Division for the purpose of: (Former Section CZ#A314-62(A))

31.1.1.1Permitting more flexibility to cope with difficulties due to topography and other natural or man-made features; (Former Section CZ#A314-62(A)(1))

31.1.1.2Providing for clustered development in concert with the provision of residential amenities such as open space, recreation areas, and neighborhood commercial services; (Former Section CZ#A314-62(A)(2))

31.1.1.3Encouraging a more creative approach to land development through waiver of development standards and application of less rigid development criteria where such flexibility can better provide for the protection and enhancement of designated sensitive habitats and cultural resources provided all the required findings for approving subdivisions can be made; (Former Section CZ#A314-62(A)(3); Amended by Ord. 2167, Sec. 35, 4/7/98)

31.1.2.1The regulations shall apply to areas designated “P” on the Zoning Maps. (Former Section CZ#A314-62(B)(1))

31.1.2.2These regulations may be applied where any of the following conditions prevail, provided the Director and the applicant agree that to do so would be in the public interest and best interests of the applicant: (Former Section CZ#A314-62(B)(2))

31.1.2.2.1Any site where more than four (4) dwelling units, commercial buildings or industrial buildings or combination thereof are proposed; (Former Section CZ#A314-62(B)(2)(a))

31.1.2.2.2The development proposal is within a residential zone and includes residential and nonresidential development; (Former Section CZ#A314-62(B)(2)(b))

31.1.2.2.3Any site or development proposal where application of these regulations would provide a better means of carrying out the intent of the County General Plan. (Former Section CZ#A314-62(B)(2)(c))

31.1.3 Minimum Lot Size Requirement. Planned Unit Developments shall be permitted on lots of 20,000 square feet or larger. (Former Section CZ#A314-62(C))

31.1.4 Use Types Permitted. The principally permitted use types in the applicable zoning district shall also be permitted in the Planned Unit Development. Conditionally permitted use types may be permitted with a Use Permit. (Former Section CZ#A314-62(D))

31.1.5 Modifications of Development Standards. The following development standard modifications may be approved by the Planning Commission reviewing the Planned Unit Development permit applications only if it is determined that the means of accommodating the proposed development standard modifications would not have an adverse effect on coastal resources. If, however, the County determines that the means for accommodating the proposed development standard modifications proposed by the applicant would have an adverse effect on coastal resources, the County shall not grant the development standard modification: (Former Section CZ#A314-62(E))

31.1.5.1 Residential Density Standards. (Former Section CZ#A314-62(E)(1))

31.1.5.1.1Applicable residential density standards may be increased by as much as twenty-five percent (25%) if the development incorporates extraordinary public benefits such as enhancement of sensitive habitats, visual resources, or cultural resources, development and maintenance of public access to recreational areas, or at least forty percent (40%) of the total lot area of the PUD is reserved for common open space areas which conform to all the following requirements: (Former Section CZ#A314-62(E)(1)(a); Amended by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.1.1They must be useable and available to occupants of the PUD. (Former Section CZ#A314-62(E)(1)(a); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.1.2They must average at least 100 feet in width. (Former Section CZ#A314-62(E)(1)(a); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.1.3At least one-half of the required open space shall have an overall finished grade not to exceed ten percent (10%) and shall be suitably improved for its intended purpose. (Former Section CZ#A314-62(E)(1)(a); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.1.4All lawn and landscaped areas within the required common open space shall be provided with a permanent watering system adequate to maintain such areas in a healthy condition. (Former Section CZ#A314-62(E)(1)(a); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.2The twenty-five percent (25%) density bonus limit in paragraph 31.1.5.1.1 may be combined with any other density bonus allowed by County or State regulations so long as densities greater than 35% would not result and the means of accommodating the density bonus would not have an adverse effect on coastal resources as that term is defined in Section 112.1.6.5 and would be consistent with all applicable LCP policies and development standards. (Former Section CZ#A314-62(E)(1)(b); Added by Ord. 2167, Sec. 35, 4/7/98, Amended by Ord. 2383, 2/27/07)

31.1.5.1.3If development is to be accomplished in stages, the development shall coordinate the improvement of the common open space areas and the construction of dwelling units in order that each development stage may achieve a proportional share of the total common open space. (Former Section CZ#A314-62(E)(1)(c); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.4Common areas must be owned, managed and maintained by the PUD owners association, public agency, or equivalent organization. (Former Section CZ#A314-62(E)(1)(d); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.5The dedication or offer of dedication for an easement for coastal access or view shall not be considered to lower the area of a parcel for purposes of density calculation. (Former Section CZ#A314-62(E)(1)(e); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.1.6Areas not designated for residential development in the General Plan shall not be included in calculating permitted densities. (Former Section CZ#A314-62(E)(1)(f); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.2 Lot Size Standards. The applicable lot size standards may be modified to carry out the intent of the Planned Unit Development Regulations, provided all other development standards set forth herein are either met, or modified pursuant to this subsection. (Former Section CZ#A314-62(E)(2))

31.1.5.3 Lot Coverage Standards. The applicable lot coverage standards shall apply, except that building coverage shall be calculated over the entire development instead of being applicable to each lot in the development. (Former Section CZ#A314-62(E)(3))

31.1.5.4 Setback Standards. The applicable setback standards may be modified provided: (Former Section CZ#A314-62(E)(4))

31.1.5.4.1Lot coverage requirements herein are met; (Former Section CZ#A314-62(E)(4)(a))

31.1.5.4.2Setbacks for lots located in the perimeter of the development conform with the setback requirements stipulated for the zone; (Former Section CZ#A314-62(E)(4)(b))

31.1.5.4.3removed (Former Section CZ#A314-62(E)(4)(c); Amended by Ord. 2167, Sec. 35, 4/7/98)

31.1.5.5 Permitted Principal Building Types. The applicable Building Type requirements shall apply except that the Hearing Officer may permit other Building Types as part of an approval of the Planned Unit Development Permit. (Former Section CZ#A314-62(E)(5))

31.1.6 Design Guidelines. These guidelines shall be considered by architects, engineers, and other persons involved in designing Planned Unit Developments, and by the Planning Commission and Board of Supervisors in reviewing them. The guidelines recognize that while few people are in complete accord on what makes a well designed project, there is general agreement on a number of basic design principles, which are enumerated as follows. Consideration of these guidelines does not eliminate or supersede the need to comply with all other applicable requirements of the certified LCP (Former Section CZ#A314-62(F); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.1.1The starting point in any design should be maintenance of the prominent natural features of the site. (Former Section CZ#A314-62(F)(1); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.1.2Major trees and shrubs should be retained to the maximum extent possible, and should become the basis of the design of lots, roads, and other open spaces in the PUD. They add permanence and a sense of continuity to new developments, and new landscaping will take many years to provide the same benefits that mature existing vegetation will provide immediately. In some cases, native landscaping can be replaced in phases if part of a long-term plan to create a different landscaping effect. (Former Section CZ#A314-62(F)(1); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.1.3New homesites should be sited and designed to concentrate development on level areas so that disturbance of steeper hillsides is minimized. Where the size and topography of the site requires development on hillsides, new construction and grading should follow the natural contours of the landscapes, fitting the site rather than altering the landform to accommodate buildings. (Former Section CZ#A314-62(F)(1); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.1.4To maintain ridgeline and hillside silhouettes, new development near ridgelines or steep slopes should be sited adjacent to existing major vegetation, where the major vegetation is retained. The height of buildings constructed near ridgelines should not affect the ridgeline silhouette. (Former Section CZ#A314-62(F)(1); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.1.5Natural slopes in excess of twenty-five percent should remain undisturbed. (Former Section CZ#A314-62(F)(1); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.1.6Disturbed areas not proposed for development should be renaturalized and revegetated as quickly as possible. (Former Section CZ#A314-62(F)(1); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.2.1Residences should take access from local roads serving a limited number of units. Few, if any, dwellings should front upon a collector street. This will restrict the amount of traffic in front of homes, which in turn promotes safety to children, pedestrians, pets, and even parked cars on the street. (Former Section CZ#A314-62(F)(2); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.2.2Where residential road construction of a two lane travel way would eliminate large trees or other prominent natural features, or result in excess grading, roads should be divided to preserve those features. (Former Section CZ#A314-62(F)(2); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.2.3 Shoulders tend to visually widen the road, and encourage higher speeds as a result. Where shoulders are required for stormwater management on residential streets, the shoulders should be grass surfaced wherever possible. (Former Section CZ#A314-62(F)(2); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.2.4Incorporating alleys into the transportation system serving smaller lots is encouraged since alleys can be a beneficial means of providing a second automobile access to narrow lots. Although it is generally more desirable for alleys to connect a street at both ends, in some cases, dead end alleys with turnarounds may be permitted. (Former Section CZ#A314-62(F)(2); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.3.1Reducing the visual impact of lines of parked cars and expanses of asphalt can add more to the good looks of a building than anything else. (Former Section CZ#A314-62(F)(3); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.3.2Shared parking areas such as parking courtyards are encouraged. (Former Section CZ#A314-62(F)(3); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.3.3Whenever possible, parking areas should be placed at the side or back of a building. (Former Section CZ#A314-62(F)(3); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.3.4To avoid the long, narrow, dreary look of carports found in some older apartment complexes, individual carports and garages should be designed to accommodate no more than four vehicles. (Former Section CZ#A314-62(F)(3); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.3.5If a parking lot for five cars is within twenty (20) feet of a street property line, a landscaped strip at least five (5) feet wide should be provided between the parking lot and the street. This strip should have a fence, berm, wall or landscaping hedge that is three (3) feet high at the edge closest to the parking lot. (Former Section CZ#A314-62(F)(3); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.3.6A screening device not less than six (6) feet high should be provided along all interior property lines where a parking lot for five (5) or more cars adjoins a property line of a residential use. Raised earth mounds with landscaping may be used in place of fencing. (Former Section CZ#A314-62(F)(3); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.3.7To avoid unwarranted noise or light, no parking lot for five (5) or more cars should allow the front of parked cars to be within fifteen (15) feet of the front of a living unit. (Former Section CZ#A314-62(F)(3); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.4.1Buildings should be compatible in design to development nearby. Building size is not necessarily a major concern in design; the size of large buildings can be visually reduced by providing changes in the depth of the facade (both vertical and horizontal), and changes in facade materials. (Former Section CZ#A314-62(F)(4); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.4.2Buildings should be made compatible in style to nearby development through the use of similar roof types, siding materials, color schemes, architectural details, and landscaping design. (Former Section CZ#A314-62(F)(4); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.4.3Living rooms, and eating and sleeping areas should face toward gardens and open areas and away from streets and parking areas. (Former Section CZ#A314-62(F)(4); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.5.1Landscaping should be used to enhance privacy, and to give visual order to the development. (Former Section CZ#A314-62(F)(5); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.5.2All multifamily units of four (4) or more dwellings should have laundry facilities, either as a common laundry room or in-unit connections for washers and dryers. A rule of thumb for common laundry facilities is one washer/dryer in a four-plex, and one additional washer/dryer for each additional six units, although family units will probably require more. (Former Section CZ#A314-62(F)(5); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.5.3One or more areas within a project should be set aside for trash collection and recycling collection. These areas should be conveniently placed, screened off from sight, directly accessible for the garbage and recycling trucks, and sited where early morning collection will not disturb residents. (Former Section CZ#A314-62(F)(5); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.5.4All utilities should be placed underground. (Former Section CZ#A314-62(F)(5); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.6.5.5Surcharge retention swales should be used to collect and dissipate stormwater runoff. (Former Section CZ#A314-62(F)(5); Added by Ord. 2167, Sec. 35, 4/7/98)

31.1.7 Circulation. (See also, Circulation Considerations, subsection 313-31.1.6.2 and Parking Considerations, subsection 313-31.1.6.3)

31.1.7.1 Access. Planned Unit Developments shall be appropriately located with respect to streets and highways or other transportation facilities so as to encourage smooth traffic flow with controlled turning movements and minimum hazards to pedestrians, passing traffic, or to traffic entering and leaving the development. Merging and turnout lanes shall be required if they are needed due to existing or anticipated flows of passing traffic, or traffic from or to the Planned Unit Development. The need for such lanes shall be determined by the Planning Division of the Community Development Services Department, in conjunction with the Department of Public Works. (Former Section CZ#A314-62(G)(1))

31.1.7.2.1Roads, pedestrian paths and bikeway paths shall be an integrated system designed to provide efficient and safe circulation to all uses. Pedestrian paths and bikeways shall be clearly signed and have adequate crossing facilities where warranted. (Former Section CZ#A314-62(G)(2))

31.1.7.2.2Developments should be designed to minimize the length of roadway, to encourage smooth traffic flow with controlled turning movements, and to minimize hazards to pedestrians, passing traffic, or to traffic entering and leaving the development. Merging and turnout lanes shall be required where existing or anticipated flows of passing traffic or traffic from or to the Planned Unit Development indicate the need for such lanes, as specified in subsection 31.1.7.1, Access. (Former Section CZ#A314-62(G)(2))

31.1.7.3 Siting of Roadways and Parking Areas. Siting of roadways and parking areas shall be consistent with the character of the site, avoiding excessive cuts and fills. (Former Section CZ#A314-62(G)(3))

31.1.7.4 Parking Standards. The following will be the minimum off-street parking requirements for dwelling units and permitted commercial uses in a residential Planned Unit Development: (Former Section CZ#A314-62(G)(4))

31.1.7.4.1Parking spaces for permitted uses, shall be provided in accordance with the Off-Street Parking Regulations. (Former Section CZ#A314-62(G)(4)(a))

31.1.7.4.2Off-Street parking shall be designed and located in accordance with the Off-Street Parking and Loading Standards except that: (Former Section CZ#A314-62(G)(4)(b))

31.1.7.4.2.1Off-street parking may be clustered in parking pods in proximity to the dwelling units they serve; and (Former Section CZ#A314-62(G)(4)(b)(i))

31.1.7.4.2.2Off-street parking for guests may be required up to a maximum of one (1) space per two (2) dwelling units. (Former Section CZ#A314-62(G)(4)(b)(ii))

31.1.7.5 Recreation Vehicle Parking. Sufficient parking space may be required for storage of residents' recreational vehicles. If required, a recreational vehicle parking area shall be located so as to be compatible with the surrounding land use. If located along the outer fringe of the Planned Unit Development, it shall be adequately screened from vision from the adjacent properties. (Former Section CZ#A314-62(G)(5))

31.1.8 Utilities. In addition to other requirements set forth herein, the following shall apply:

31.1.8.1All utilities shall be approved by the appropriate agencies; (Former Section CZ#A314-62(H)(1))

31.1.8.2All utility services should be placed underground, if required by the appropriate agencies; (Former Section CZ#A314-62(H)(2))

31.1.8.3Provisions shall be made for fire prevention, including service waterlines, and free emergency access for firefighting equipment around buildings; (Former Section CZ#A314-62(H)(3))

31.1.8.4Provisions shall be made for control of site storm water drainage. (Former Section CZ#A314-62(H)(4))

31.1.9 Owners Association. A non-profit incorporated owners association, or an alternative acceptable to County Counsel, shall be required if other satisfactory arrangements, such as County Service Area, have not been made for improving, operating and maintaining common facilities, including open space, streets, drives, service and parking areas, and recreation areas. (Former Section CZ#A314-62(I))