Chapter 19.770 — SITE PLAN REVIEW PERMIT

The site plan review permit process is established to meet certain community goals that include the following:

A.

To ensure that the highest quality of land planning is incorporated into development projects;

B.

To ensure that new projects are compatible with existing neighborhoods in terms mass, scale and functionality;

C.

To ensure that development occurs with due regard to environmental factors;

D.

To provide for public improvements necessitated by the development; and

E.

To promote orderly, attractive and harmonious development, and promote the general welfare by preventing the establishment of uses or erection of structures that are not properly related to or that would adversely impact their sites, surroundings, traffic circulation or environmental setting.

(Ord. 7573 § 1(Exh. A), 2021; Ord. 7331 §112, 2016; Ord. 6966 §1, 2007)

A.

General process. Site plan review permit (SPR) applications shall be processed in accordance with the discretionary permit processing provisions as set forth in Chapters 19.650 (Approving Authority), 19.660 (General Application Processing Procedures), 19.670 (Notices and Hearings), 19.680 (Appeals), 19.690 (Effective Dates) and other applicable chapters of the Zoning Code.

(Ord. 7573 § 1(Exh. A), 2021; Ord. 7331 §112, 2016; Ord. 6966 §1, 2007)

The following commercial or mixed-use projects require a site plan review permit:

A.

Commercial. In addition to any other permits required by the Zoning Code, no new building, structure, exterior alteration or enlargement of an existing building or structure exceeding 10,000 square feet shall be commenced in the Commercial Regional Center Zone (CRC) (Chapter 19.110) until a Site Plan Review Permit has been granted pursuant to this chapter.

B.

Mixed-Use. In addition to any other permits required by the Zoning Code, no new building, structure or exterior alteration or enlargement of an existing building or structure exceeding 20,000 square feet of nonresidential space or 20 residential units, whichever is greater, shall be commenced in any Mixed-Use Village or Urban Zones (Chapter 19.120) until a site plan review permit has been granted pursuant to this chapter.

C.

Planning Commission requirement. The Planning Commission, at its discretion, may require a site plan review permit as a condition for any project.

D.

Exemption.

1.

Any site plan review included as part of the review for conditional use permits, minor conditional use permits and planned residential development permits and design review is subject to the requirements of Chapters 19.730 (Minor Conditional Use Permit), 19.760 (Conditional Use Permits) and 19.780 (Planned Residential Development Permit) and is therefore exempt from the requirement of a separate site plan review permit unless such site plan review is deferred at the time of approval of such permits.

2.

Stand-alone multi-family or age-restricted senior residential uses in any Mixed-Use zone are permitted by right subject to Chapter 19.710 - Design Review, and do not require a Site Plan Review.

(Ord. 7573 § 1(Exh. A), 2021; Ord. 7487 § 26, 11-5-2019; Ord. 7408 §1, 2018; Ord. 7331 §112, 2016; Ord. 7235 §19, 2013; Ord. 7091 §13, 2010; Ord. 6966 §1, 2007)

In order to achieve the purposes of this chapter, the approving or appeal authority may require reasonable conditions of approval on a site plan review permit including, but not limited to the following.

A.

Special conditions or requirements to revise the site plan, that are more restrictive than the development standards in the underlying base zone or including, but not limited to, the following:

Building height, bulk or mass;

Setbacks;

Lot coverage;

Lighting;

5.

Private and common open space and/or recreational amenities;

6.

Screening, including garages, trash receptacles, or mechanical equipment;

7.

Landscaping;

8.

Fencing plans;

9.

Parking, access and on-site circulation;

Pedestrian circulation;

Grading;

Street dedication and improvements;

13.

Public improvements either on or off the subject site that are needed to service the proposed development;

14.

Project phasing;

15.

Any other revisions to the site plan or operational conditions deemed necessary to further the purposes of this title.

B.

Reduced development standards for affordable housing projects in accordance with the provisions of Chapter 19.545 (Density Bonus).

(Ord. 7660, § 17, 2024; Ord. 7573 § 1(Exh. A), 2021; Ord. 7331 §112, 2016; Ord. 6966 §1, 2007)

19.770.050 - Findings.

The Planning Commission may approve a Site Plan Review for development upon making the following findings:

A.

The proposed development is consistent with the General Plan, any applicable specific plans and the intent and purpose of the base zone.

B.

The proposed development, as conditioned, will not have substantial adverse effects on the surrounding property or uses, and will be compatible with the existing and planned land use character of the surrounding area.

C.

The proposed development is appropriate for the site and location. In mixed-use zones, the proposed development fosters a mixture of variety of land uses within the zone and the general vicinity and contributes to a synergistic relationship between uses.

D.

Buildings within a mixed-use development project must be compatible with each other and be designed as an integrated, unified project. All proposed development must meet the design standards and guidelines in Section 19.120.070 (Design Standards and Guidelines).

(Ord. No. 7701, § 46, 2025)

Chapter 19.780 - PLANNED RESIDENTIAL DEVELOPMENT PERMITS

19.780.010 - Purpose.

A.

These Planned Residential Development (PRD) regulations are established to allow for flexibility and creativity in design of single-family residential developments, and for the application of unique development standards that reflect special property conditions. Specifically, Planned Residential Development Permits are intended to achieve the following:

1.

In all applicable zones:

a.

Address the need to provide mechanisms to assist in producing a diversity of single-family residential housing and product types;

b.

Provide an incentive for clustered property development of environmentally and topographically constrained land in order to minimize the impacts of development on more environmentally sensitive portions of that land, particularly in the RC Zone;

c.

Allow the development of small-lot infill subdivisions in existing neighborhoods, thereby allowing a more efficient and creative use of often difficult to develop properties when the proposed development is designed in a manner that is compatible with all existing development in the vicinity;

d.

Encourage and allow more creative and imaginative project design by allowing increased development densities. In return, planned residential developments are required to incorporate open space, amenities for recreational and visual enjoyment and superior design features, which are encouraged, but not required of standard single-family residential developments;

e.

To provide increased opportunities for home ownership consistent with the objectives of the City's General Plan; and

f.

Assist in the preservation and enhancement of valuable natural areas, where appropriate and especially in the RC Zone.

2.

In the RC Zone: PRD's in the Residential Conservation Zone (RC) shall be established consistent with General Plan objectives and voter approved initiatives (Proposition R and Measure C) to protect prominent ridges, hilltops and hillsides, slopes, arroyos, ravines and canyons, and other areas with high visibility or topographic conditions that warrant sensitive development from adverse development practices, and specifically, to achieve the following objectives:

a.

To promote clustering of lots on less sensitive portions of the property to preserve valuable open space and wildlife habitat;

b.

To provide each individual lot with its own private open space areas preserving natural open space areas and features in common open space areas pursuant to Proposition R and Measure C; and

c.

To promote the preservation of viewscapes and low impact development.

(Ord. 7683, § 18, 2024; Ord. 7331 §113, 2016; Ord. 7027 §3, 2009; Ord. 6966 §1, 2007)

19.780.020 - Applicability and permit requirements.

A Planned Residential Development is permitted according to the following permit types:

1)

Planned Residential Development Permit.

a)

Permitted in single-family residential zones except the RA-5 zone.

b)

Consists of any number of dwelling units.

2)

Minor Planned Residential Development Permit (Minor PRD).

a)

Permitted in single-family residential zones except the RC and RA-5 zone.

b)

Consists of five to 16 dwelling units.

3)

Administrative Planned Residential Development Permit (Admin PRD).

a)

Permitted in single-family residential zones except the RC and RA-5 zone.

b)

Consists of four or fewer parcels.

Small Lot Subdivision Planned Residential Development Permit (Small Lot PRD).

a)

Permitted in multi-family (R-3) residential zones except for R-4.

b)

Consists of 16 or fewer dwelling units.

The Approving Authority shall review and evaluate a proposed project, including plot plans, architectural plans, grading plans, tract or parcel map, and proposed amenities, and shall approve, conditionally approve, or deny the proposed project, based on the findings and criteria indicated in Section 19.780.050.A for singlefamily residential zones or Section 19.780.055.B for R-3 zones.

(Ord. 7683, § 19, 2024; Ord. 7331 §113, 2016; Ord. 6966 §1, 2007)

19.780.030 - Procedures.

A.

General process. All Planned Residential Development Permit (PRD) applications shall be processed in accordance with the discretionary permit processing provisions as set forth in Chapters 19.640 (General Permit Provisions), 19.650 (Approving and Appeal Authority), 19.660 (General Application Processing Procedures), 19.670 (Public Hearings and Notice Requirements), 19.680 (Appeals), 19.690 (Effective Dates, Time Limits, and Extensions) and other applicable Chapters of the Zoning Code.

B.

Map required. The application shall be accompanied by a tentative map that shall be filed with the Planning Division in accordance with procedures set forth in Chapter 18.080 of Title 18 (Subdivision Code).

C.

Phasing. If a Planned Residential Development is proposed to be constructed in phases, the proposed phasing schedule is subject to approval by the Director of Community & Economic Development.

D.

Planned Residential Development permit expiration. Time limits and extensions shall be the same as for the related subdivision, consistent with the provisions of Title 18 (Subdivision Code) prior to issuance of the first building permit. After the first building permit has been pulled the Planned Residential Development Permit is vested.

E.

Voting approval requirements. The decision of Planning Commission to grant a Planned Residential Development Permit shall require an affirmative vote of 2/3 of the membership present and voting.

(Ord. 7683, § 20, 2024; Ord. 7331 §113, 2016; Ord. 6966 §1, 2007)

19.780.040 - Permitted uses.

A.

Single-family dwellings attached or detached.

B.

Tiny home (foundation) in a tiny home community, except in the RC Zone.

C.

Related recreation and community facilities for the use of residents of the development and their guests.

D.

Natural open spaces.

E.

Golf courses.

F.

Multipurpose trails.

G.

Other uses as may be permitted as part of the planned residential development.

H.

In the single-family residential base zones, uses required by State law to be permitted in conjunction with a single-family residential use.

(Ord. 7528 §1(Exh. A), 2020; Ord. 7520 §1(Exh. A), 2020; Ord. 7408 §1, 2018; Ord. 7331 §113, 2016; Ord. 7027 §4, 2009; Ord. 6966 §1, 2007)

19.780.050 - Density and findings for single-family residential zones.

A.

Benchmark density and findings for approval. In all single-family residential zones, densities up to the densities shown in Table 19.780.050 B (PRD Benchmark and Bonus Densities) for the underlying zone in which the project is located may be approved with the granting of a Planned Residential Development Permit, Minor Planned Residential Development Permit, or Administrative Planned Residential Development Permit, provided that the Approving Authority determines, based on demonstrated evidence, the project complies with the following criteria and findings, and the intent, standards, and requirements of this chapter. Additional density up to the limit of the bonus density shown in Table 19.780.050.B may be considered if the project meets all the requirements stated in Section 19.780.050.E - Density Bonus for Superior Design.

Compliance with the following criteria shall be demonstrated for a proposed project to be approved, and the benchmark density to be granted. Failure to substantially meet or exceed all these standards shall result in disapproval of the project, or a lower density than the benchmark density.

1.

In all single-family residential zones, other than RA-5 and RC Zone:

a.

The property is well served by public infrastructure;

b.

The project enjoys good access to public services, including schools, shopping and public and semipublic facilities;

c.

The site is located on streets capable of accommodating the anticipated traffic. A traffic study may be required;

d.

The project complies with the purpose and standards of this chapter, demonstrates substantial compliance with the provisions of the Citywide Design and Sign Guidelines, and is in accordance with City Codes, which may include deviations by variances when required findings are made. Additional criteria used in evaluating the design of the project shall include, but shall not be limited to, the following:

i.

Varied placement of buildings demonstrating sensitivity to the natural topographic features of the site;

ii.

Relatively level land is set aside for active recreational pursuits;

iii.

Open space is distributed on the site and accessible to all units

iv.

An efficient circulation system consisting of both vehicular lanes and pedestrian walkways;

v.

Sensitivity to surrounding community and attention to the edge conditions, creating areas of transition from surrounding existing development to the proposed development; and

vi.

Where front porches are consistent with the style of the development, a minimum of two-thirds (⅔) of the total units shall provide front porches;

e.

The project proposes development in an environmentally and topographically sensitive manner in order to minimize the impacts of development on adjacent properties, and is designed in a manner that is compatible with the adjacent and existing development in the vicinity;

f.

The project provides amenities in compliance with this chapter, and that the amenities are consistent with the size and scale of the project, the project density, and neighborhood characteristics.

In the RC Zone:

a.

Retention of unique natural features, including arroyos, hillsides and rock outcroppings, in natural open space areas consistent with the grading ordinance;

b.

Placement of buildings demonstrating sensitivity to the natural topographic and habitat features of the site, including clustering of homes in less sensitive and less steep locations in order to preserve such natural features and valuable natural open space, both for wildlife habitat and visual aesthetic purposes;

c.

Provision of other amenities consistent with the RC Zone and as deemed appropriate for the project;

d.

Provision that the development will not introduce non-native plants as defined by Table 6-2 of the Multiple Species Habitat Conservation Plan (MSHCP) into the landscape adjacent to the City's arroyos in perpetuity;

e.

Maintenance and management of all open space easements by a single entity for the entire project with an appropriate natural open space management plan;

f.

Superior design of individual dwelling site plans and building architecture, including such features as porches and garages set back from the street in comparison to the house, and detailed four sided, building treatments. Many of the desirable features are found in the adopted Citywide Design and Sign Guidelines. The design of custom homes will be reviewed as individual homes are submitted for design review approval prior to building permit issuance;

g.

Sensitivity to impacts of the development on surrounding uses, including linkages to natural open space areas where appropriate; and

h.

Streets serving the development shall be capable of accommodating the anticipated traffic.

B.

Maximum density. The maximum density of a PRD project shall be consistent with this chapter, the underlying General Plan land use designation(s), any applicable Specific Plan(s), as well as Table 19.780.050 B below.

Table 19.780.050.B

PRD Benchmark and Bonus Densities

C.

No PRD shall be granted approval if the project's base zone and General Plan land use designation are inconsistent, pursuant to General Plan Tables LU-5, LU-6 and LU-7.

D.

Transfer of density. When two or more General Plan land use designations or base zones exist within a planned residential development, the density may be transferred between designation and/or zones within the same development as necessary to provide for a superior development based upon good planning principles, and to promote the general welfare of the neighborhood and maximum benefit to the natural environment. In particular, such transfers are desirable

where density is transferred from steep, hillside land to flatter, less visually sensitive properties where significantly less grading is required. In the case of such a density transfer, the overall maximum density shall not exceed that otherwise permitted by the General Plan designation(s) (See 19.780.050.B). The only exception is that density cannot be transferred from a non-RC zoned property to an RC zoned property. For purposes of this section, a project may consist of more than one underlying legal parent parcel; however, such parcels must be contiguous unless separated by an existing public or private street.

E.

Density bonus for superior design. A PRD project may qualify for a density bonus up to the maximum shown in Table 19.780.050.B, provided that it meets the standards of Section 19.780.050.A, and satisfies the following criteria beyond those in 19.780.050.A.

1.

All single-family residential zones, other than RA-5 and RC:

a.

Except for Administrative PRD and Minor PRD projects, evidence that the project can be certified in LEED, National Green Building Standard, or an equivalent standard; and

b.

Except for Small Lot PRD projects, evidence shall be provided to document that the project includes a minimum of three of the following for Administrative PRDs, four of the following for Minor PRD, and five of the following for the PRD permit:

(1)

Designate all streets, sidewalks and trails that are built as part of the project or serving the project directly as available for general public use and not gated. Gated areas and enclaves are NOT considered available for public use.

(2)

Design the building orientation for solar design, including the following provisions:

a.

The glazing area on the north- and south-facing walls of the building is at least 50 percent greater than the sum of the glazing area on the east- and west-facing walls.

b.

The east-west axis of the building is within 15 degrees of due east-west.

c.

The roof has a minimum of 450 square feet of south-facing area that is oriented appropriately for solar applications.

d.

At least 90 percent of the glazing on the south-facing wall is completely shaded (using shading, overhangs, etc.) at noon on June 21 and unshaded at noon on December 21.

(3)

Locate the project within a one-quarter mile of 11 basic community resources (Table 19.780.050.A), within a one-half mile of 14 basic community resources (Table 19.780.050.A) and within a one-half mile of a major transit stop, as defined in California Public Resource Code Section 21064.3.

Table 19.780.050 A Basic Community Resources Arts and entertainment center Bank Community or civic center Convenience store Daycare center Fire station Fitness center or gym Laundry or dry cleaner Library Medical or dental office Pharmacy

Police station Post office Place of worship Restaurant School Supermarket Other neighborhood-serving retail Other office building or major employment center Note: Up to two of each type of community resource may be counted. For example, two restaurants within one-quarter mile may be counted as two community resources; four restaurants also count as two.

(4)

Locate trees or other plantings to provide shading for at least 50 percent of sidewalks, patios and driveways. Shading should be calculated for noon on June 21, when the sun is directly overhead, based on five year's growth.

(5)

Install light-colored high-albedo materials or vegetation for at least 50 percent of sidewalks, patios and driveways.

a.

Acceptable strategies include the following:

i.

White concrete;

ii.

Gray concrete;

iii.

Open pavers (counting only the vegetation, not pavers); and

iv.

Any material with a solar reflectance index (SRI) of a least 29.

(6)

Design the lot such that at least 70 percent of the built environment, not including area under roof, is permeable and designed to capture water runoff for infiltration on-site. Area that can be counted toward the minimum includes the following:

a.

Vegetative landscape (e.g., grasses, trees, shrubs, etc.).

b.

Permeable paving, installed by an experienced professional. Permeable paving must include porous above-ground materials (e.g., open pavers, engineered products) and a six-inch porous sub-base, and the base layer must be designed to ensure proper drainage away from the home.

c.

Impermeable surfaces that are designed to direct all runoff toward an appropriate permanent infiltration feature (e.g., vegetated swale, on-site rain garden, or rainwater cistern).

(7)

Design and install one of the following permanent erosion control measures:

a.

If portions of the lot are located on a steep slope, reduce long-term runoff effects through use of terracing and retaining walls.

b.

For every 500 feet of disturbed lot area (including the area under the roof), one tree, four 5-gallon shrubs, or 50 square feet of native groundcover shall be planted.

(8)

Design and install one or more of the following runoff control measures:

a.

Install permanent stormwater controls in the form of vegetated swales, on-site rain garden, dry well, or rain-water cistern, or equivalent designed to manage runoff from the homes.

b.

Install a vegetated roof to cover 50 percent or more of the roof area.

c.

Have the site designed by a licensed or certified landscape design or engineering professional such that it is demonstrated that all water runoff for the home is managed through an on-site design element.

(9)

Design and install a rainwater harvesting and storage system (including surface runoff and/or roof runoff) for landscape irrigation use. The storage system must be sized to hold all the water from a one-inch rainfall event (equivalent to 0.62 gallons per square foot of roof area used for capture), taking into consideration the size of the harvest system (i.e., 50 percent of total roof area).

(10)

Design the plumbing with irrigation system water supplied with municipal recycled water.

(11)

Construct the project to exceed Title 24 requirements by 20 percent or more.

2.

In the RC Zone: To protect prominent ridges, hilltops and hillsides, slopes, arroyos, ravines and canyons, and other areas with high visibility or topographic conditions that warrant sensitive development from adverse development practices, thus furthering the intent of Proposition R and Measure C and promoting clustering, all of the following are required:

a.

Require all designated open space areas to be managed and maintained under the stewardship of a recognized conservation group as approved by the Approving Authority, with an endowment to fund such stewardship entirely;

b.

The project shall provide at least six of the items listed in Section 19.780.050.E.1.b above; and

c.

The project shall provide evidence that unique natural features and steeper portions of the property are being preserved in open space, with lots clustered in the less steep portions of the site.

(Ord. No. 7701, § 47, 2025; Ord. 7683, § 21, 2024; Ord. 7481 § 2, 2019; Ord. 7331 §113, 2016; Ord. 7027 §5, 2009; Ord. 6966 §1, 2007)

19.780.055 - Density and findings for Small Lot PRD.

A.

Maximum density. The maximum density of a Small Lot PRD project shall be consistent with the underlying General Plan land use designation and any applicable Specific Plan.

B.

Minimum density. Small Lot PRD projects shall provide a minimum of 50 percent of the density of the underlying General Plan land use designation.

C.

Findings. Compliance with the following criteria shall be demonstrated for a proposed project to be approved. Failure to substantially meet or exceed all these standards shall result in disapproval of the project.

1.

The property is well served by public infrastructure;

2.

The project enjoys good access to public services, including schools, shopping and public and semipublic facilities;

The site is located on streets capable of accommodating the anticipated traffic. A traffic study may be required;

4.

The project complies with the purpose and standards of this chapter, demonstrates substantial compliance with the provisions of the Citywide Design and Sign Guidelines, and is in accordance with City Codes, which may include deviations by variances when required findings are made. Additional criteria used in evaluating the design of the project shall include, but shall not be limited to, the following:

a.

Open space is distributed on the site and accessible to all units;

b.

An efficient circulation system consisting of both vehicular lanes and pedestrian walkways; and

c.

Sensitivity to surrounding community and attention to the edge conditions.

5.

The project proposes development in an environmentally and topographically sensitive manner in order to minimize the impacts of development on adjacent properties, and is designed in a manner that is compatible with the adjacent and existing development in the vicinity.

(Ord. 7683, § 22, 2024)