Chapter 18.16
DYKSTRA RANCH PLANNED UNIT DEVELOPMENT (PUD-X)

Sections:

18.16.005    Purpose.

18.16.010    Intent.

18.16.015    Phasing of development.

18.16.020    Amendment required.

18.16.025    Permitted uses.

18.16.030    Prohibited uses.

18.16.035    Residential development standards.

18.16.040    Recreational facilities.

18.16.045    Development adjacent to sensitive habitat.

18.16.050    Preservation of streams, wetlands habitats, and lake.

18.16.055    Preservation of the pond.

18.16.060    Development above the one hundred sixty-foot contour.

18.16.065    Grading, soils, and drainage.

18.16.070    Streets, traffic, and circulation.

18.16.075    Water and sewer service.

18.16.080    Noise.

18.16.005 Purpose.

The purpose of this planned unit development plan is to guide the orderly development of the Dykstra Ranch property consistent with the goals, objectives, and policies of the city local coastal plan and municipal code.  The development standards set forth herein represent the required conditions imposed upon the development in conjunction with the approval of the vesting tentative map, the mitigation measures set forth in the certified final environmental impact report, and the requirements of the site and design permit.  (1996 zoning code (part)).

18.16.010 Intent.

It is the intent of the city and the property owner that the Dykstra Ranch property shall be a detached single-family residential development clustered within dedicated open space areas.  The planned unit development plan will serve as the zoning ordinance for the one hundred fifteen acre Dykstra Ranch property as shown on the Dykstra Ranch planned unit development plan, incorporated herein as Exhibit A attached to the ordinance codified in this chapter.  Prior to issuance of any permits for development on the property, all appropriate conditions set forth herein and in the final subdivision map shall be incorporated into the final project plans.  (1996 zoning code (part)).

18.16.015 Phasing of development.

This development is to be constructed in phases.  It is recognized that there are several requirements contained herein that obligate the developer to receive approval from the city and various state and federal agencies for future phases.  These requirements shall be fulfilled prior to the issuance of any permits or entitlements to develop future phases.  (1996 zoning code (part)).

18.16.020 Amendment required.

In the event that proposals for subsequent phases of development result in a conflict with the provisions contained herein, an amendment to this planned unit development plan shall be approved by the city in accordance with the provisions of the municipal code.  (1996 zoning code (part)).

18.16.025 Permitted uses.

The following uses are permitted within the Dykstra Ranch planned unit development:

A.    Single-family residences on separate lots;

B.    Accessory uses which are directly related to and incidental to the primary residential use of the property, including but not limited to living quarters for persons employed as service to the residents;

C.    Public parks and recreational facilities as shown on the Dykstra Ranch planned unit development plan;

D.    Private parks and open space as shown on the Dykstra Ranch planned unit development plan;

E.    Community centers, tennis courts, and other private recreational facilities owned and operated by the homeowners association for the use and enjoyment of the residents;

F.    Public utility structures and facilities required for the service of the development;

G.    Temporary sales centers, construction yards and structures, signs and other facilities required for the development and marketing of the property.  All signs and any temporary structures or construction yard sites intended to exist for more than one year shall be subject to the approval of the community development director;

H.    Other uses which in the opinion of the community development director are consistent with the intent and purpose of this planned unit development plan.  (Ord. C-2015-04 §1(part), 2015; 1996 zoning code (part)).

18.16.030 Prohibited uses.

Any retail, office, or commercial activity or use is prohibited in the Dykstra Ranch planned unit development, including any home occupation that would require deliveries to the residence, or any employees, patrons, visitors to the residence with the express intent of participating in the business activity.  (1996 zoning code (part)).

18.16.035 Residential development standards.

The following design and development criteria shall be incorporated into any proposed residential construction:

A.    Minimum Lot Size.  The minimum lot size for any residential development site shall be six thousand five hundred square feet, with a minimum average lot width of sixty-five feet.  A minimum frontage of thirty feet shall be provided on any street or cul-de-sac.

B.    Building Footprints.  A building footprint shall be established for each lot and shall be shown on the final map.  All structures including the residence, detached garages, decks, privacy fencing, and accessory buildings or facilities shall be constructed within the building footprint for each lot as established on the final map.  The minimum standards or criteria for establishing the building footprint for each lot shall be as forth in this chapter.

C.    Residential Building Setbacks.

1.    All building setbacks shall be measured from the back of sidewalk where provided and from the back of curb where no sidewalk is provided;

2.    These standards shall apply to the residential structure, attached and detached garages, and all accessory buildings;

3.    No encroachments of any kind are permitted within any required yard setback area except:

a.    Eaves, which may encroach a maximum of two feet into any required yard setback area,

b.    Fireplaces and chimneys, which may encroach a maximum of two feet into any required yard setback area;

4.    A minimum front yard setback area of eighteen feet shall be maintained for all portions of the residential structure;

5.    Each lot shall maintain a minimum side yard setback area of five feet provided there is a minimum separation of fifteen feet between residential structures on adjacent or contiguous lots;

6.    A minimum rear yard setback area of twenty feet shall be maintained for all portions of the residential structure.  In those cases where the residential building site abuts a required habitat buffer zone or other environmentally sensitive area designated on the final map, the planning commission may establish a reduced or increased rear yard setback area, which shall be reflected on the building footprint established for the lot on the final map;

7.    All detached garages with the entry door parallel to the street shall maintain a minimum front yard setback area of eighteen feet, and shall have a sectional garage door;

8.    All detached garages with the entry door perpendicular to the street shall maintain a minimum front yard setback area of ten feet, and shall have a sectional door.  The driveway shall provide a minimum area of at least eighteen feet wide by eighteen feet deep for the parking of vehicles.  Where a driveway length of less than twenty feet is proposed a sectional garage door shall be provided.

D.    Building Height.

1.    No part of any structure except a chimney shall be permitted to exceed a maximum height of thirty feet, as measured from any portion of the building to the grade of the lot directly below any point from which a measurement of the building is taken;

2.    Chimneys may exceed the height limit only to the extent required to conform with the Uniform Building Code, but in no event shall the chimney exceed a maximum height of thirty-two feet as measured from the highest point of the chimney to the grade directly below;

3.    The mid-point of any roof line as measured between the ridge line or highest point of the roof and the end of the eaves shall not exceed a maximum height of twenty-five feet as measured from the grade directly below.

E.    Maximum Lot Coverage.  The maximum coverage permitted for the main dwelling and garage is thirty-five percent, with any accessory uses such as gazebos, patios, and decks required to meet the setback requirements set forth in subsection C of this section.

F.    Residential Parking Requirements.

1.    An enclosed two car garage with minimum interior dimensions of twenty feet by twenty feet shall be provided for each single-family residence;

2.    Guest parking shall be provided at a ratio of one space for each residence, and shall be shown on the final map as a part of the roadway easements subject to an irrevocable offer of dedication to the city.

G.    Fences.

1.    Perimeter fences located on side or rear property lines are prohibited;

2.    Privacy fencing shall be restricted to patio and court areas located within the building footprint for each lot as shown on the final map;

3.    Privacy fencing shall be limited to a maximum height of six feet as measured from the highest point of the fence to grade directly below.

H.    Landscaping:

1.    All introduced landscaping shall be of drought-tolerant species;

2.    Landscaping shall be designed and maintained to ensure adequate sight distance at all street corners and intersections.  (1996 zoning code (part)).

18.16.040 Recreational facilities.

The following shall apply to the public and private recreational facilities within the Dykstra Ranch planned unit development:

A.    A clubhouse and community center may be provided for the project residents.  These facilities would be owned and maintained by the project homeowners association;

B.    The design and location of the clubhouse and community center shall be subject to the review and approval by the planning commission of a site and design permit as set forth in the city zoning code;

C.    Land shall be offered for dedication for public parks as provided for in the city municipal code.  Said offers of dedication may be phased in conjunction with the recordation of final maps;

D.    Private park and recreation facilities may be provided within the Dykstra Ranch planned unit development for the exclusive use of the residents of the project.  Any private park shall be owned and operated by the homeowners association and shall be shown on the final map;

E.    A recreational trail network for pedestrians may be provided within the open space areas.  Said recreational trail network shall be designed, constructed, and maintained in a manner consistent with the intent, purpose, and contents of this title.  Said trail shall provide a minimum width of three feet and shall be paved with crushed and rolled rock or other suitable all weather surface.  If deemed necessary and appropriate by the community development director, the proposed location of the trail shall be subject to the review and approval of the California Department of Fish and Game and the Army Corps of Engineers;

F.    If future conditions warrant, other recreational facilities may be provided for the residents of the development.  The community development director shall review any proposed public or private recreational facilities not specifically addressed in this title or shown on the Dykstra Ranch planned unit development plan.  If deemed necessary and appropriate, the community development director may require planning commission review and approval of a site and design permit in accordance with the provisions of the zoning code.  (Ord. C-2015-04 §1(part), 2015; 1996 zoning code (part)).

18.16.045 Development adjacent to sensitive habitat.

The final map shall show all of the riparian corridors and habitats and any other environmentally sensitive areas, and the extent of any required buffer zones.  The following standards shall be applied to all development within or adjacent to these areas designated on the final map:

A.    That there shall be no landform alteration or grading, no vegetation or soil removal of any kind, and no introduced landscaping planted within the buffer zones surrounding the environmentally sensitive habitat areas or riparian corridors as shown on the final map, except as may be required to correct drainage problems, repair erosion damage, remove hazardous conditions, and provide for fire safety.  Prior to the commencement of any activities within these areas as shown on the final map, the community development director shall review the details of the proposed activities.  If the community development director determines it to be necessary and appropriate, plans for the proposed activities shall be forwarded to the California Department of Fish and Game, Army Corps of Engineers, or any other county, state, or federal agency with review and/or permit authority over the proposed activities;

B.    That deed restrictions shall be recorded against all properties adjacent to or abutting the environmentally sensitive habitat areas and buffer zones ensuring that all purchasers and subsequent owners of the property are informed of the development restrictions in these areas;

C.    The United States Army Corps of Engineers has established jurisdiction over specified wetland areas located within the boundaries of the Dykstra Ranch planned unit development.  A Section 404 permit will be required prior to the approval of any final map that differs from the approved vesting tentative map.  Conditions of that permit shall be binding to all parties of the development of the site and shall be incorporated into the final map as conditions of approval.

D.    The California Department of Fish and Game has statutory jurisdiction over stream beds and other riparian areas.  A Section 1601 permit may be required prior to the approval of any final map if the area covered by the final map involves any stream bed or riparian area.  Conditions of that permit shall be binding to all parties to the development of the site and shall be incorporated into the final map as conditions of approval.  (Ord. C-2015-04 §1(part), 2015; 1996 zoning code (part)).

18.16.050 Preservation of streams, wetlands habitats, and lake.

The following shall apply to all development within the Dykstra Ranch planned unit development area:

A.    That approval by the United States Army Corps of Engineers is required for any activities involving the streams and drainage courses;

B.    Each development phase will require consultation with the California Department of Fish and Game to insure that the streams and habitats are adequately protected.  A Section 1601 permit issued by the Department of Fish and Game may be required for each phase of the development;

C.    That the discharge of any swimming pool water or any other materials into any of the creeks, streams, drainage courses, or the lake is strictly prohibited;

D.    That the proposed check dams in the intermittent creek channels shall be approved by the Department of Fish and Game and Army Corps of Engineers.  The existing dense vegetation shall be preserved to the maximum extent practicable.  Any required thinning of the existing vegetation shall be kept to a minimum in order to reduce potential erosion of the stream banks.  (1996 zoning code (part)).

18.16.055 Preservation of the pond.

A.    The following policies, programs, and requirements shall be conformed with at all times:

1.    The existing agricultural pond shall be retained and upgraded as a visual amenity and wildlife habitat;

2.    Swimming, boating, fishing, and any other form of contact or noncontact activity on or in the lake is strictly prohibited;

3.    Life safety and emergency equipment, including an emergency telephone shall be installed and maintained adjacent to the lake at a location approved by the police chief and fire chief;

4.    That all areas of the pond that are less than four feet in depth shall be lined with either a gas permeable membrane, concrete, cemented cobbles, or other material approved by the Department of Fish and Game and Army Corps of Engineers that will prevent aquatic plants from rooting on the pond bottom;

5.    That in order to limit the amount of nutrients entering the pond, a slight trough shall be constructed around the perimeter.  Surface runoff shall be collected in this trough and routed to the approved storm drain system;

6.    That in order to reduce the potential negative impacts from landscaping irrigation, all introduced plant species shall be of drought tolerant varieties;

7.    Pumps shall be installed to circulate the water in the pond to maintain the water quality.

B.    The developer shall enter into a contract with a qualified water quality expert and/or chemist, the form and content of which is satisfactory to the city attorney, that will provide the following services:

1.    At least once a month during the period between April and October the pond shall be examined by a qualified professional chemist or biologist.  Field data recorded at the time of the inspection shall include:

Field Data List

Water temperature

Clarity (Secchi disk)

Dissolved oxygen (mg/1)

Presence and extent of algae

Notable levels of sedimentation

2.    During each periodic inspection, two water samples shall be collected, one from each end of the pond.  Samples shall be taken from a depth of one foot below the surface in the upper half of the water column.  The two water samples should be analyzed for chlorophyll a, nitrate nitrogen, and total phosphorus;

3.    Should filamentous algae growth occur in notable quantities along the pond slopes, manual removal of the algal mass with long-handled rakes or nets shall be implemented as a first response.  If the growth is prolific across the pond, or if planktonic algae becomes sufficiently dense to begin forming mats, the application of the algaecide Cutrine may be used upon approval for each application by the Regional Water Quality Control Board and California Department of Fish and Game;

4.    Should the consultant determine that sedimentation is affecting the water quality of the pond, the pond may be drained only in the fall prior to the rainy season.  Accumulated sediment may be removed.

C.    The results of the above described monitoring program shall be forwarded to the community development director and the Regional Water Quality Control Board.  In the event that the Regional Water Quality Control Board determines that it is no longer necessary to continue this monitoring program, the developer may apply for an amendment to this planned unit development plan to delete this condition.

D.    That the developer shall provide financing for equipment and training to meet the Half Moon Bay fire protection district specifications in order to ensure that emergency rescue operations related to the pond are possible.  (Ord. C-2015-04 §1(part), 2015; 1996 zoning code (part)).

18.16.060 Development above the one hundred sixty-foot contour.

The following shall apply to all properties that have a portion of the lot above the one hundred sixty-foot contour:

A.    There shall be no landform alteration, grading, vegetation or soil removal, or above or below grade construction of any kind above the one hundred sixty-foot contour as shown on the final map except where and when necessary to correct or prevent erosion or other conditions related to the stability of the soils and the installation of facilities necessary to accommodate on-site drainage.  Where remedial work is performed above the one hundred sixty-foot contour, the site will be graded, planted, and otherwise returned to its natural state or as it existed prior to the commencement of the remedial work;

B.    That no part of any building footprint for any lot shall be permitted above the one hundred sixty-foot contour, as shown on the final map;

C.    That in order to ensure that development does not occur above the one hundred sixty-foot contour, deed restrictions shall be recorded against any lot which abuts or crosses the one hundred sixty-foot contour.  Said deed restrictions, the form and content of which is satisfactory to the city attorney, shall restrict all grading, landscape removal, and above or below grade construction activity or improvement of any kind to the one hundred sixty-foot contour or below.  Deed restrictions shall be recorded at the time final maps are recorded.  (1996 zoning code (part)).

18.16.065 Grading, soils, and drainage.

The developer and any successors in interest or assigns shall be subject to the following minimum criteria for the initial and subsequent phases of development:

A.    That all site preparation and grading shall be in conformance with an approved grading plan, prepared by a licensed engineer based upon the Harlan, Miller, and Tait report dated June, 1986, or other geotechnical report approved by the city engineer;

B.    That an erosion control plan and a drainage plan shall be prepared by a licensed engineer that conforms with all applicable codes and policies of the city, the Association of Bay Area Governments (ABAG), the Department of Fish and Game, the Army Corps of Engineers, and the provisions of this chapter;

C.    That the recommendations contained in the Harlan, Miller, and Tait report dated July, 1987, or similar report approved by the city engineer, shall be incorporated into the proposed gully repair program;

D.    That a drainage plan shall be prepared by a licensed engineer.  This drainage plan shall include provisions for the reduction of soil creeping and other potential forms of weakening.  Surface and subsurface drainage facilities shall direct water into approved drainage systems, which may include the natural drainage channels and the existing pond;

E.    The major stream channels in the development areas shall be incorporated into the drainage system and may be modified as necessary, based upon approval by the Department of Fish and Game and Army Corps of Engineers.  (1996 zoning code (part)).

18.16.070 Streets, traffic, and circulation.

The following criteria shall apply to the initial phase of development and all subsequent phases:

A.    That all streets are to be private, subject to an irrevocable offer of dedication to the city, except for Foothill Boulevard, which shall be dedicated to the city;

B.    That the right of way for all roadways designated on any final map shall include adequate width for travel lanes, sidewalks on at least one side of the street, parking bays, and public utility easements;

C.    That all roadways shall be constructed to the design standards contained in the conditions of approval as shown on the vesting tentative map and any final maps.  Rolled curbs shall be used whenever possible, with vertical curbs used only when needed to control flow;

D.    That a street lighting plan for the entire development shall be prepared as a part of the initial street improvement plans;

E.    That Foothill Boulevard shall be constructed with a connection to Highway 1 and all intersection improvements at Foothill Boulevard and State Route 92 and the proposed Bayview Drive and Highway 1 shall be installed prior to the issuance of any building permits for any additional units after the first one hundred dwelling units are constructed;

F.    That in the event gated entrances are proposed for the development or any portion thereof the applicant shall submit detailed plans including the proposed operational characteristics of the entry system for approval by the planning commission and city council.  In the event entry gates are approved by the city, any public park and recreational facilities within the Dykstra Ranch planned unit development required by the city park dedication ordinance shall be replaced outside the development at a location approved by the city parks and recreation commission and city council, unless access and public parking is available from a dedicated public street.  (1996 zoning code (part)).

18.16.075 Water and sewer service.

Inasmuch as there is limited sewer capacity available and that drought conditions exist in California:

A.    That water saving devices such as low-flow shower heads and faucets and low-flush toilets shall be installed in all residences and common facilities such as the clubhouse.  (1996 zoning code (part)).

18.16.080 Noise.

In order to provide adequate protection from noise sources, the following situation standard shall be met for all residential structures:

A.    That any residence constructed on the site shall be designed in such a manner that the ambient noise level within the structure shall meet a Sound Transmission Class (STC) of fifty (forty-five if field tested and verified by a registered noise engineer to the satisfaction of the city engineer);

B.    That in the event the studies undertaken by the city’s noise consultant in preparing the noise element of the general plan it is determined that additional sound attenuation is necessary, the developer shall comply with any appropriate recommendations set forth in the draft noise element.  (1996 zoning code (part)).