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HomeMy WebLinkAbout94 - Ordinances ORDINANCE NO. 94 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING ZONING ORDINANCE AMEND- MENT NO. 79-05 ESTABLISHING STANDARDS AND REVIEW PROCEDURES FOR PLANNED COMMUNITY DEVELOPMENTS. The City Council of the C~ty of Rancho Cucamonga does ordain as follows: SECTION l: Purposes: A. The Planned Community Zone is included in the Zoning regulations to achieve the following purposes. 1. To promote and protect the public health, safety, and welfare. 2. To implement the objectives and policies of the General Plan. 3. To safeguard and enhance environmental amenities and the quality of development. 4. To attain the physical, social, and economic advan- tages resulting from comprehensive and orderly planned use of land resources. 5. To lessen congestion and assure convenience of access; to secure safety from fire, flood, and other dangers; to provide for adequate light, air, sun- light, and open space; to promote and encourage conservation of scarce resources; to prevent over- crowding of land and undue concentration of popula- tion; to facilitate the creation of a convenient, attractive, and harmonious community; to attain a desirable balance of residential and employment opportunities; and to expedite the provision of adequate and essential public services. 6. To facilitate development within the City in accor- dance with the General Plan by permitting greater flexibility and encouraging more creative and imaginative designs for major urban development projects subject to large-scale community planning. 7. To promote more economical and efficient use of the land while providing a harmonious variety of ~ousing choices and commercial and industrial activities, a high level of urban amenities, and preservation of natural and scenic qualities of open space. 8. To provide a process for initiation, review, and regulation of large-scale comprehensively planned urban communities that affords the maximum flexi- bility to the developer within the context of an over-all development program and specific, phased development plans coordinated with the provision of necessary public services and facilities. SECTION 2: General Requirements A. A Planned Community Zone shall include a minimum area of 300 contiguous acres, under single ownership or otherwise subject to unified planning, construction, and develop- ment by a person, corporation, or other entity; property owned by public utilities, local districts or local governments will not be counted toward the 300 acre minimum, but may be used as a connector of single owner- ship. B. A Planned Community Zone shall be established upon appli- cation of a property owner, in accordance with the procedure set forth in Section 61.0221 of the San Bernardino County Code as adopted by Ordinance 17 of the City of Rancho Cucamonga, and subject to the following provisions: 1. Submission of a Development Plan for consideration by the Planning Commission and approval of the City Council~ pursuant to this ordinance. 2. Determination by the Council that the establishment of the zone and approval of the Development Plan shall: a. Provide for the development of a comprehensively- planned urban community within the zone that is superior to development otherwise allowable under alternate regulations. b. Provide for development within the zone in a manner consistent with the General Plan and with related development and growth management policies of the City. c. Provide for the construction, improvement, or extension of transportation facilities, public utilities, and public services required by development with the zone. SECTION 3: Use Regulations A. Allowable uses in each Planned Community Zone shall be as established by a Development Plan Text approved by the City Counci~l. The Development Plan Text may incorporate uses by reference to specific base zone provisions, or may establish specific use lists with definitions pertain- ing thereto. B. Existing uses within the Planned Community Zone at the time of its establishment shall be deemed allowable and incorporated in the Development Plan, unless termined discontinued, or changed pursuant to a specific time schedule incorporated in the Development Plan Text. C. Unless otherwise provided by the Development Plan Text, public utility facilities and publicly-owned facilities shall be allowable subject to a Conditional Use Permit. D. Unless otherwise provided by the Development Plan Text, accessory uses or facilities shall be subject to the same use regulation provisions as the principal use or facility. E. Unless specified as subject to a Conditional Use Permit, each allowable use in the Planned Community Zone shall be subject to Director Review. F. Home Occupations pursuant to Ordinance No. 72 shall be allowable in each Planned Community. SECTION 4: Site Development Regulations and Performance Standards A. Planned Community Zone and all uses therein shall be designed and developed in a manner compatible with and complementary to existing and potential development in the general vicinity of the zone. Site planning on the perimeter shall provide for the mutual protection of the zone and surrounding property from potential adverse influences. Ordinance No. 94 Page 3 B. There shall be no minimum area, width, or depth require- ment for individual lots, except as established by a Development Plan, a Conditional Use Permit, Director Review or by Location and Development Plan. C. There shall be no minimum yard requirement for individual lots except as established by a Development Plan, a Conditional Use Permit, Location and Development Plan, or by Director Review. D. There shall be no minimum usable open space requirement for individual lots, except as established by a Development Plan, a Conditional Use Permit, Location and Development Plan or by Director Review. E. There shall be no maximum height or coverage requirement %r individual lots, except as established by a Development Plan, a Specific Plan, Community Plan, a Conditional Use Permit, Location and Development Plan or by Director Review. F. The maximum number of dwelling units within a Planned Community Zone shall not exceed the number of units indicated by the General Plan for property within the zone designated for residential use by the General Plan, provided that the distribution of units within the zone and the maximum or minimum residential density on any individual site or within designated portions of the zone shall be governed by the Development Plan, Location and Development Plan, Conditional Use Permit, or Director Review approval pursuant to the Development Plan. G. All public streets within or abutting the development shall be dedicated and improved to City specifications for that particular classification of street. Private streets within the development shall be permanently reserved and maintained for their intended prupose by means acceptable to and enforceable by the City. Con- sideration of other forms of access, such as pedestrian ways, courts, plazas, driveways, horse trails, bike trails, or open parking lots offered for dedication may be made at the time of the Development Plan and Text consideration as a means of meeting requirements for open space or park dedication requirements. H. All development within a Planned Community Zone shall relate harmoniously to the topography of the site, shall make suitable provision for the preservation of water courses, drainage areas, wooded areas, rough terrain, and similar natural features, and shall otherwise be so designed inasmuch as possible, to use and retain natural features and amenities to the best advantage. I. Mechanical and electrical equipment, including air con- ditioners, antennas, pumps, heating or cooling or venti- lating equipment, exterior lighting, or similar equipment shall be located and operated in a manner so as not to unreasonably disturb the peace, quiet, and comfort of neighboring residents. Excluding roof-mounted solar collector panels and decorative exterior lighting, all such equipment and devices shall be screened from view from any abutting street, and shall not be located in a street yard. J. All areas for storage of maintenance equipment, and all service areas including refuse storage and collection facilities, shall be enclosed by a fence, wall, or landscape screen. Page 4 K. All uses within a Planned Community Zone shall provide off-street parking and loading facilities pursuant to 61.0219(b) of the San Bernardino County Code as adopted by Ordinance 17 of the City of Rancho Cucamonga. The applicant may apply for and receive administrative relief from Section 61.0219(b) at the time of Development Plan Tentative consideration by the Planning Commission and approval by the City Council when verified proof has been submitted through specific examples of existing projects and/or expert testimony that supports reduced parking standards or stalls. L. The proposed means for assuring continuing existence, maintenance and operation of the various common elements and facilities. M. Additional site development regulations and performance standards applicable to individual uses or to designated portions of a Planned Community Zone may be established by the Development Plan, Conditional Use Permit, Location and Development Plan, or Director Review approval pursuant to the Development Plan. SECTION 5: Pre-Application Procedure A. Prior to submitting an application for a Planned Community Zone, the applicant or prospective developer should hold preliminary consultatlons with the Director of Community Development and other City officials to obtain information and guidance before entering into binding commitments incurring substantial expense in the preparation of plans, surveys and other data. Such preliminary consul- tatlons should be relative to a conceptual development plans which includes, but is not limited to, the follow- ing: 1. Proposed land uses to be developed within the zone. 2. Development concepts to be employed. 3. Schematic maps, illustrative material, and narrative sufficient to describe the general relationships between land uses, and the intended desgin character and scale of principal features. 4. A preliminary time schedule for development, includ- ing quantitative data, such as population, housing units, land use acreage, and other data sufficient to illustrate phasing of development and potential impact on public service requirements. B. Following initial preliminary consultations pursuant to this section, the Director may require submission of a competently prepared housing market analysis, demonstrat- ing the need for housing by price range and number of dwelling units. Such analysis may be requested as a part of the pre-application review procedure, may be made a requirement for submission of an application for a Planned Community Zone or may be requested as part of the environ- m~ntal assessment or EIR. C. Following initial preliminary consultations pursuant to this section, the Director may require submission of a competently prepared commercial market analysis for any proposed shopping center of major commercial uses, showing the need for such uses in the location requested and the inadequacy of existing zoned sites to meet this need. The market analysis shall include, but not be limited to, the following: Ordinance No. 94 Page 5 1. Determination of potential trade area. 2. Estimates of existing and future population of the trade area. 3. Determination of existing and potential effective buying power in the trade area. 4. Determination of the net potential customer buying power for the proposed commercial development. Such analysis may be requested as a part of the pre- application review procedure, or may be made a requirement for submission of an application for a Planned Community zone, or may be requested as part of the environmental assessment or EIR. D. Following initial preliminary consultation pursuant to this section, the Director may require presentation of the conceptual development plan to the Planning Commission. Such presentation shall be for information purposes only, and shall be in addition to subsequent public review requirements pursuant to an application for a Planned Community Zone and submission of Development Plan. SECTION 6: Development Plan A. The Development Plan to be submitted with an application for a Planned Communlty Zone shall include the following: 1. A boundary survey map of the property and a calcu- lation of the gross land area within the proposed zone. A tentative subdivision map may be substituted if the applicant proposes to subdivide the property. 2. A topographic map and general grading concept plan with specific sections for sensitive areas, as determined by the Grading Committee for the property and adjacent land within 100 feet of the property, shown at contour intervals not to exceed 2 feet for natural slopes over 2% or less. For natural slopes over 2% contour interval shall not exceed 5 feet. 3. Maps and supporting tabulations showing the current General Plan land use designation, the current zoning classification, and the current land use within the proposed zone and on adjacent sites within 300 feet. The location of structures and other significant improvements shall be shown. 4. A land use plan identifying areas within the pro- posed zone and uses to be developed therein, sup- ported by proposed or projected acreage, population, housing units, employment, and such related planning and development data as the Director of Community Development may require. 5. A development plan indicating the general phasing or anticipated schedule, indicating the total phasing of the Planned Community and areas to be developed in phases and the anticipated time schedule for beginning of construction and for completion of each phase of ~evelopment including a pro rata share of amenities, parks and open space. This is a generalized schedule and may be adjusted according to market constraints as the Community develops. 6. A circulation plan, showing existing and proposed public and private streets, pedestrianways, trials, and related transportation access or circulation features required to serve the proposed development. The circulation plan shall be supported by schematic Page designs of principal traffic and circulation improve- ments, and such traffic engineering data as required by the director to demonstrate that existing and proposed facilities, both within and outside the zone, shall be adequate to serve land uses proposed by the Development Plan. 7. A preliminary report and overall plan describing anticipated requirements and proposed means of providing utility facilities and public services, including but not limited to, storm drainage, sewage disposal, water supply, parks and recreation, and school facilities. 8. An accompanying Development Plan Text setting forth the basic land use regulations, site development regulations and performance standards designed to govern each use area identified by the land use plan. The text need not incorporate the same level of detail as found in the regulations for base zones, but shall be as comprehensive as necessary to establish basic provisions and regulations which shall govern subsequent approval of specific tracts or developments within the Planned Community Zone. The text shall include, but not be limited to, the following provisions: a. A listing of allowable uses within each use area, ~ncluding such qualifying descriptions or definitions and requirements for Conditional Use Permits as may be applicable. b. Maximum and minimum regulations, as appropriate governing residential density, site coverage, lot size and dimensions, yard requirements, usable open space, landscaping, and performance standards. c. Required yards, landscaping or other site development regulations to be applicable adjacent to other zones at the perimeter of the Planned Community Zone. d. Supplemental illustrations as required, estab- lishing the basic architectural character and community environmental character and community environmental design qualities to be attained throughout the Planned Community Zone and within particular portions of the zone. 9. Such other information, such as a topographic model in areas of excessive slope, may be required by the Director of Community Development, the Planning Commission, or the City Council to permit complete analysis and appraisal of the development, and to facilitate adoption of the Planned Community Zone and the Development Plan by the City Council. SECTION 7: Adoption of Zone and Development Plan A. An application for a Planned Community Zone and the Development Plan submitted with the application shall be subject to review and approval in the same manner as prescribed in Section 61.0221 of the San Bernardino County Code as adopted by Ordinance 17 of the City of Rancho Cucamonga. Ordinance No. 94 Page 7 B. Each Planned Community Zone established shall be indicated on the Zoning Map by the letter upc" followed by a reference number identifying each separate zone. The Development Plan as modified and approved by the City Council, shall be considered to be a part of this ordinance, and shall be identlf~ed by reference to the corresponding designation of each specific Planned Community Zone on the Zoning Map. SECTION 8: Amendments to Development Plan A. A Development Plan may be amended in the same manner as provided by Section 61.0221 of the San Bernardino County Code as adopted by Ordinance 17 of the City of Rancho Cucamonga for a change of zone boundaries or for a change in the regulations applicable with a zone. Amendment of a Development Plan shall be subject to the same findings as prescribed for initial enactment of a Planned Community Zone and adoption of the Development Plan applicable to the Planned Community Zone. B. An amendment to a Development Plan may be initiated by the City Planning Commission or the Council, or may be initiated by the original applicant for the Planned Community Zone or a successor thereto, provided such applicant or successor has, at the time of application for an amendment, a continuing controlling interest in development or management of uses within the Planned Community Zone. SECTION 9: Review of Development Progress A. The Director of Community Development shall review each Planned Community Zone annually, and shall submit a report to the Planning Commission and City Council con- taining the following: 1. A summary of the development status within the zone and an assessment of progress during the year toward completion of development authorized by the Development Plan including adherence to development schedules and phasing. 2. A statement of any changes in land use and economic development trends, housing market indicators, commercial and industrial development rates, or programs for provision of public facilities and services which, in the opinion of the Director, vary significantly from those upon which the Development Plan were based, and which could affect adversely continued progress toward completion of development within the zone. B. A copy of the annual report of the Director shall be provided to the applicant and to such other interested parties or successors as deemed appropriate by the Director. Section 10: The Mayor shall sign this Ordinance and the City Clerk shall attest to the same, and the City Clerk shall cause the same to be published within fifteen (15) days after its passage, at least once in The Daily Report, a newspaper of general circulation published in the City of Ontario, California, and circulated in the City of Rancho Cucamonga, California. ~ PASSED, APP. RO~ED, AND ADOPTED this 6th day of February, 1980. AYES: Schlosser, Nikels, Palombo, Bridge, Frost NOES: None ABSENT: None (..,"'Lauren M. Wasserman, C~ty Clerk