Chapter 18.35
HILLSIDE PLANNED UNIT DEVELOPMENT DISTRICT (HPUD)
Sections:
18.35.010 Specific purposes.
18.35.020 Applicability.
18.35.030 Land use regulations for HPUD district.
18.35.040 Development regulation for HPUD district.
18.35.050 Design standards.
18.35.060 Concept plan.
18.35.070 Planning commission, architectural review commission and city council action.
18.35.080 Zoning map designation.
18.35.090 Development plan and architectural review permit review.
18.35.010 Specific purposes.
In addition to the general purposes listed in PHMC § 18.05.020, the specific purposes of the Hillside Planned Unit Development district are to:
A. Preserve the physical and visual identity of the hills and ridgelines of Pleasant Hill and the natural geologic conditions consistent with the city-wide design guidelines while allowing controlled development.
B. Utilize performance standards and specific regulations to ensure that utilization of land for urban purposes is kept in balance with the need to conserve natural resources and protect life and property from natural hazards.
C. Ensure orderly and thorough planning and review procedures that will result in quality urban design. (Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-10.1, 1996; 1991 code § 35-10.1)
18.35.020 Applicability.
The HPUD district shall be imposed upon any parcel site that has a general plan residential land use designation with an average slope of 15% or greater. Residential parcels, with an average slope of 15% or greater, which are subdivided to their maximum density and in a zoning district other than HPUD shall be subject only to PHMC § 18.35.040.B, D and E and PHMC § 18.35.050. (Ord. 710 § 35-10.2, 1996; 1991 code § 35-10.2)
18.35.030 Land use regulations for HPUD district.
Schedule 18.35.030 sets forth the land use regulations for the HPUD district as established by letter designations as follows:
“P” designates use classifications permitted in residential districts.
“U” designates use classifications permitted on approval of a use permit.
“T” designates use classifications permitted on approval of a temporary use permit.
“L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule.
“P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use.
The uses listed are based on the use classifications set forth in PHMC Chapter 18.15. Use classifications not listed are prohibited unless authorized by zoning administrator resolution under PHMC § 18.15.010. The “Additional Use Regulations” column includes specific limitations applicable to the use classifications or refers to regulations located elsewhere in this chapter.
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SCHEDULE 18.35.030 HPUD DISTRICTS: LAND USE REGULATIONS |
P Permitted U Use Permit Required T Temporary Use Permit Required L Limited (see specific limitations listed following schedule) |
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|---|---|---|
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HPUD |
Additional Use Regulations |
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Residential Uses |
|
|
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Accessory dwelling unit |
P |
See PHMC § 18.20.095. |
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Congregate care, limited |
U |
|
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Day care, limited |
P |
|
|
Home occupation |
U |
See PHMC § 18.20.070. |
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Residential care, limited |
P |
|
|
Single-family residential |
P |
|
|
with boarder or lodger |
P |
No more than 3 boarders or lodgers in rooms with no kitchen facilities. |
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Public and Semipublic |
|
|
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Day care, large family |
U |
See PHMC § 18.20.080. |
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Day care, general |
U |
|
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Park and recreational facilities |
U |
|
|
Public safety facilities |
U |
|
|
Religious assembly |
U |
|
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Residential care, general |
U |
|
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Schools, public or private |
U |
|
|
Utilities, major |
U |
|
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Utilities, minor |
P |
|
|
|
||
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Commercial Uses |
|
|
|
Animal sales and service |
L-1 |
Only animal boarding and riding academies. |
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Horticulture, limited |
P |
|
|
|
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Accessory Uses |
P/U |
L-2 |
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Temporary Uses |
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|
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Agricultural sales |
T |
|
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Commercial filming, limited |
T |
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Personal property sales |
P |
|
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Street fairs |
T |
|
|
|
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Nonconforming Uses |
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See PHMC Chapter 18.65. |
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HPUD District: Additional Use Regulations |
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|---|---|
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L-1 |
The keeping of large animals on a site of at least one acre is permitted with no more than two large animals per acre. Any barn, stable or other structure used to house large animals shall be located at least 100 feet from the boundary line of a street or public road and at least 50 feet from a side, front or rear property line. |
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L-2 |
Domestic and small animals are permitted, except no more than three mature dogs and no more than five mature cats or rabbits and five hens may be kept, harbored, possessed or maintained on any parcel. Farm animals including roosters, geese, turkeys, pigs, goats and sheep are not permitted. |
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(Ord. 915 § 10, 2017; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-10.4, 1996; 1991 code § 35-10.4)
18.35.040 Development regulation for HPUD district.
A. Residential unit density. The number of residential units allowed on a site in the HPUD district shall be computed based on the average percent of slope of the natural terrain of the site and the allowable density per net acre associated with that average percentage, as shown in Schedule 18.35.040. Any existing legal parcel within the HPUD district, with a slope equal to or greater than 15% and containing less than 15,000 square feet of gross lot area, may be developed with one single-family dwelling unit (and, if approved, an accessory dwelling unit) subject to compliance with all other applicable development standards and design guidelines. Fractional average percent of slope shall be rounded upward to the next whole number, but the maximum number of units allowed on a site in the HPUD district shall not be rounded upward to the nearest whole number. Schedule 18.35.040 also shows in column (2) the average lot area that must be achieved for each slope percentage based upon the maximum allowable density.
B. Performance standards.
1. Grading. On parcels with 15% to 29.9% slopes, the grading is limited to no more than 30% of the gross site area. On slopes in excess of 29.9%, the grading is limited to no more than 15% of the gross site area.
2. Impervious surface coverage. Impervious surfaces are those which do not absorb water; including all buildings, parking areas, driveways, roads, sidewalks, and any areas of concrete or asphalt. On parcels with 15% to 29.9% slopes, the impervious surface coverage is limited to 15% of the gross site area. On slopes in excess of 30%, the impervious surface coverage is limited to 8% of the gross site.
3. Noncompliance. If the grading or impervious surface coverage standards are not met, allowable density shall be reduced until both standards are met.
C. Reduced density for environmental impact mitigation. The planning commission shall reduce the allowable number of residential dwelling units allowed on a site upon finding that such reduced density is required to preserve the physical and visual identity of the hills and ridgelines, protect natural vegetation including trees, retain scenic corridors, or provide for adequate drainage or appropriate internal circulation, and upon making the required findings under Government Code section 65589.5.
D. Maximum number of stories and maximum building height. No dwelling or structure shall exceed a height of 35 feet.
E. Other development regulations. The requirements and standards for yards or setbacks applicable to a hillside planned unit development are those standards set forth for the R district(s) similar in nature and function to the proposed planned unit development unless modified by the design standards in PHMC § 18.35.050. The requirements and standards for public improvements are those which apply in other R district(s) in the city, unless modified by the planning commission because of special topographical and design considerations.
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SCHEDULE 18.35.040 HPUD DISTRICT: SLOPE/DENSITY REGULATIONS |
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|---|---|---|
|
Average Percent Slope |
(1) Allowable Density |
(2) Average Lot Area Required |
|
15 |
2.904 |
15,000 |
|
16 |
2.848 |
15,294 |
|
17 |
2.734 |
15,932 |
|
18 |
2.614 |
16,664 |
|
19 |
2.489 |
17,501 |
|
20 |
2.360 |
18,457 |
|
21 |
2.227 |
19,559 |
|
22 |
2.000 |
21,780 |
|
23 |
1.954 |
22,292 |
|
24 |
1.815 |
24,000 |
|
25 |
1.678 |
25,959 |
|
26 |
1.541 |
28,267 |
|
27 |
1.406 |
30,981 |
|
28 |
1.275 |
34,164 |
|
29 |
1.147 |
37,977 |
|
30 |
1.025 |
42,497 |
|
31 |
0.908 |
47,973 |
|
32 |
0.798 |
55,209 |
|
33 |
0.696 |
62,586 |
|
34 |
0.601 |
72,479 |
|
35 |
0.515 |
84,582 |
|
36 |
0.438 |
99,225 |
|
37 |
0.372 |
117,096 |
|
38 |
0.315 |
138,285 |
|
39 |
0.270 |
161,081 |
|
40 |
0.236 |
184,576 |
|
41 |
0.213 |
204,507 |
|
42 |
0.201 |
216,716 |
|
43 or more |
0.200 |
217,800 |
(Ord. 915 § 11, 2017; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-10.6, 1996; 1991 code § 35-10.6)
18.35.050 Design standards.
A. Grading. Streets, buildings, and other manmade structures shall be designed to complement the natural terrain and landscape.
B. Ridge views. The location of structures shall not disrupt the natural silhouette of prominent ridges as viewed from a public street.
C. Landscaping. Landscaping of areas around structures shall provide a smooth transition and blend into the natural landscape. Native and other drought-tolerant plants shall be used except immediately adjacent to residential structures. Graded areas shall be replanted to protect them from soil erosion and to eliminate visual scarring.
D. Building design. To reduce visual impacts and the amount of grading, both upslope and downslope units are encouraged.
E. Street design. The pattern of roadways in the hillsides shall be based upon good engineering practice and upon the general policy of maintaining the natural environmental setting of the hillside. In response to this policy, public rights-of-way shall be aligned in a manner to avoid existing trees and riparian environments. In cases where it is necessary to place rights-of-way on or near the ridge tops, grading for roadways shall be minimized to reduce visual scarring. The specific road alignments shall be based upon the following constraints:
1. Volume of traffic;
2. Topography;
3. Public safety;
4. Lot size and on-street parking needs; and
5. Drainage requirements.
F. Visitor parking. Parking bays for visitor parking are encouraged.
G. Emergency access. Emergency access shall be provided to open space areas, especially to the rear of dwellings or dwelling groups.
H. Nonvehicular circulation. Separate pedestrian circulation and trail plans, according to the general plan, shall be provided.
I. Clustering. Encourage clustering of homes and require protection of natural features such as large trees, knolls, rock, outcroppings, riparian areas and scenic corridors. (Ord. 710 § 35-10.8, 1996; 1991 code § 35-10.8)
18.35.060 Concept plan.
The city council shall approve a concept plan at the same time that it adopts an ordinance establishing an HPUD district. The concept plan shall include a text and diagram or diagrams which specify:
A. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan.
B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities.
C. Standards and criteria by which development will proceed, and standards for conservation, development and utilization of natural resources, where applicable.
D. A development regulation schedule establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage and floor area ratios.
E. Design criteria and placement for all buildings and structures.
F. A statement of the relationship of the proposed rezoning to the general plan. (Ord. 710 § 35-10.12, 1996; 1991 code § 35-10.12)
18.35.070 Planning commission, architectural review commission and city council action.
Before planning commission consideration of a proposed HPUD district, the architectural review commission shall review the proposal and make recommendations to the planning commission. The planning commission shall consider an application for rezoning to an HPUD district as prescribed in PHMC Chapter 18.125, and shall at the same time consider the proposed HPUD concept plan accompanying the application. A planning commission recommendation to rezone to the HPUD district shall be accompanied by a resolution approving an HPUD concept plan.
A. Architectural review commission action. The architectural review commission may recommend approval or conditional approval of a proposed HPUD concept plan upon finding that:
1. The design of the structures conforms to the topographic features of the particular site;
2. The design of the structures enhances the natural attributes of the particular site;
3. The scale and bulk of the structures are appropriate to the particular site; and
4. The HPUD is in substantial compliance with city-wide design guidelines.
B. Planning commission action. The planning commission may approve or conditionally approve an HPUD concept plan upon finding that:
1. The HPUD concept plan is consistent with the adopted general plan and other applicable policies and is compatible with surrounding development;
2. Deviations from the base district regulations are justified by compensating benefits of the HPUD plan;
3. The HPUD concept plan includes adequate provisions for utilities services and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and
4. The HPUD concept plan has been reviewed by the architectural review commission.
C. City council action. After a public hearing, the council shall approve, modify, or reject the planning commission’s recommendation; provided, that a modification not previously considered by the planning commission shall be referred to the planning commission for a report prior to adoption of an ordinance amending the zoning regulations or map. Failure of the planning commission to report within 40 days after referral or such longer period as may be designated by the council shall be deemed approval of the proposed modification. Prior to adoption of an ordinance, the council shall make findings that the proposed regulation or map amendment is consistent with the policies of the general plan and the notice and hearing provisions of this title.
D. Concurrent submittal. A development plan, architectural review permit, use permit, and/or any associated permits may be submitted for review concurrently with an HPUD concept plan. In a concurrent submittal, the city council shall be the final decision-maker on all applications after considering recommendations from the planning commission and/or architectural review commission. (Ord. 902 § 6, 2016; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-10.14, 1996; 1991 code § 35-10.14)
18.35.080 Zoning map designation.
An HPUD district shall be noted by the designation “HPUD,” followed by the ordinance number of the rezoning approving the HPUD plan. (Ord. 710 § 35-10.18, 1996; 1991 code § 35-10.18)
18.35.090 Development plan and architectural review permit review.
Plans for a project in an HPUD district shall be accepted for final development site plan review as prescribed by PHMC Chapter 18.90 and architectural review as prescribed by PHMC Chapter 18.115, only if they are consistent with a valid HPUD plan.
Minor changes to an existing HPUD, as determined by the zoning administrator, shall not be subject to PHMC Chapter 18.115, Architectural Review Permits.
The zoning administrator shall determine what is major or minor and has the discretion to make minor changes to an existing HPUD. Any interested person may appeal the zoning administrator’s determination under PHMC Chapter 18.130. (Ord. 902 § 7, 2016; Ord. 710 § 35-10.20, 1996; 1991 code § 35-10.20)