Chapter 17.25
REGULATIONS FOR THE COMBINING ZONES
Sections:
17.25.040 Combining zones and respective designations.
17.25.050 Design review (D) combining zone.
17.25.060 Planned development (PD) combining zone.
17.25.010 General.
A combining zone is an additional zoning designation applied to some (but not all) properties. A combining zone modifies the allowed land use in some way when necessary for sound and orderly planning. The following regulations for each of the combining zones shall modify the regulations for the principal zones with which they are combined. All uses and development regulations for the principal zone shall apply in the combining zone except insofar as they are modified or augmented by the uses and regulations set forth in the combining zone regulations. [Ord. 279 § 2, 2011.]
17.25.020 Purpose.
The purpose of these regulations is to establish regulations for land use and development in special areas, as identified on the general plan and zoning maps. [Ord. 279 § 2, 2011.]
17.25.030 Applicability.
The combining zone regulations shall apply when any of the combining zones are combined with a principal zone by the Rio Dell City Council. The combining zone shall be appended as a suffix to the principal zone. When more than one regulation is applicable to the same subject matter within a zone, the most restrictive regulation is applicable. [Ord. 279 § 2, 2011.]
17.25.040 Combining zones and respective designations.
The following table lists the area combining zones and their respective designators:
|
Combining Zone |
Designation |
Code Section |
|---|---|---|
|
Design Review |
D |
|
|
Planned Development |
PD |
[Ord. 279 § 2, 2011.]
17.25.050 Design review (D) combining zone.
(1) Purpose and Intent. The purpose of the design review process is to promote orderly and harmonious growth within the City. The intent of the design review process is to establish discretionary review of development projects that require additional site and design considerations beyond conformance with minimum standards of the zoning code. This chapter also includes guiding principles and design concepts to be used by the designated approving authority in reviewing proposed projects for design consistency with the City’s standards.
(2) Design Review Applicability. These regulations shall apply to lands designated with the design review combining zone “D” on the zoning maps. In addition, except as otherwise exempt pursuant to subsection (3) of this section, design review is required for the following:
(a) Major subdivisions;
(b) Multifamily residential developments;
(c) Commercial development;
(d) Industrial development; and
(e) Public/quasi-public developments (e.g., public safety facilities, library, City facilities).
(3) Design Review Exemptions. The following structures and improvements are exempt from design review. However, such structures may require additional permits, such as a ministerial building permit to ensure compliance with adopted building code standards and applicable zoning code provisions.
(a) Additions to structures less than 10 percent of its existing size provided the improvements employ the same materials, colors and design as the original or existing construction and complements and is compatible with the character of the surrounding area, is not detrimental to the value of properties in the area and does not reduce the visual appearance of the area;
(b) Repairs and maintenance of site improvements or structures that do not add to, enlarge, or expand the area occupied by the land use, or the floor area of the structure. Exterior repairs that employ the same materials and design as the original construction are also exempt from design review;
(c) Interior alterations that do not increase the gross floor area within the structure, or change/expand the permitted use of the structure;
(d) Construction, alteration, or maintenance by a public utility or public agency of underground or overhead utilities intended to service existing or nearby approved developments (e.g., water, gas, electric or telecommunication supply or disposal systems, including wires, mains, drains, sewers, pipes, conduits, cables, fire-alarm boxes, police call boxes, traffic signals, hydrants, and similar facilities and equipment);
(e) Work or improvements that do not require building permits provided the improvements employ the same materials, colors and design as the original or existing construction and complement and are compatible with the character of the surrounding area, are not detrimental to the value of properties in the area and do not reduce the visual appearance of the area.
(4) Approving Authority. The approving authority for design review shall be the planning commission. The planning commission shall review and approve, conditionally approve, or deny design review applications using the guiding principles and design concepts, application review process, and findings identified herein. At any point in the future, the City Council may delegate the approving authority for design review to the City Council, a Design Review Committee, the Community Development Director and/or the City Manager. Subsequent delegation of approving authority shall be adopted by resolution, identifying the City’s designated approving authority, along with any special regulations for review and action on design review applications.
Design review approval is required prior to issuance of any ministerial building permits or site improvement plans and prior to or in conjunction with discretionary action of corresponding development applications (e.g., maps, conditional use permit, variance), except as otherwise exempted pursuant to subsection (3) of this section.
(5) Guiding Principles and Design Concepts. This chapter provides a set of guiding principles and design concepts setting forth various aesthetic and functional provisions to guide residential, commercial, office, industrial and public/quasi-public development in the City. The guiding principles are listed below. Over time, the City may, by ordinance amending this section, refine or expand these principles and concepts to reflect the changing desires of the community.
• To encourage high quality land/site planning, architecture and landscape design;
• To ensure physical, visual, and functional compatibility between uses; and
• To ensure proper attention is paid to site and architectural design, thereby protecting land values.
The designated approving authority under this chapter shall have the authority to apply the guiding principles flexibly to account for circumstances relating to the site, provided the required findings in subsection (8) of this section are made and using the following design concepts:
(a) Residential Subdivisions. The following design concepts generally apply to major subdivisions (e.g., five or more parcels) of land for residential purposes. Some of the design concepts will not apply to certain projects due to the size of the development. However, these concepts will be applied whenever possible in the design of residential and mixed use projects. The City encourages:
(i) A balanced mix of land uses, including housing, schooling, and parks/open space, to meet the needs of residents as appropriate based on project scale. Large scale development proposals should also provide for employment, commercial/retail, recreational and entertainment needs of community residents.
(ii) Pedestrian-friendly neighborhoods, which are walkable in size with an obvious center. The neighborhood center should be a place of social interaction with a combination of commercial, civic, cultural and recreational uses.
(iii) Housing diversity with a variety of housing types, sizes, and densities.
(iv) Vehicle, bicycle, pedestrian, and transit connectivity throughout the neighborhood and with the surrounding neighborhoods and uses. More specifically, neighborhoods should be designed with an interconnected street system that will blend well into the existing street system, diffuse traffic within the neighborhood, and minimize barriers within and between neighborhoods.
(v) Where feasible, joint-use of open space facilities such as drainage facilities, detention basins, utility corridors, etc., for trails, bikeways and parks.
(vi) Maintaining significant natural features (e.g., terrain, drainage, vegetation).
(vii) Minimization of urban runoff through the use of retention and detention facilities and the use of open bio-swale drainage channels.
(viii) Pedestrian-friendly streetscapes that may include orientation of homes to common areas, parks, or other open space areas.
(ix) Where feasible, design streets with separated sidewalks that incorporate a planter strip between the back of curb and sidewalk.
(b) Residential Multifamily. The following design concepts apply to the review of residential multifamily development. The City encourages:
(i) Mass, scale and architecture which is compatible with existing and adjacent neighborhoods. The intent is to encourage appropriate transitions between uses and structures of varying residential density and a general compatibility of architectural styles.
(ii) Original designs that are tailored to the site and discourage monotonous or institutional type buildings and site design.
(iii) Site designs that preserve, enhance and incorporate the significant natural features of a site as an element within the overall design.
(iv) High quality building designs that consist of durable and maintainable materials for the exterior treatment of the buildings that complement the building mass and articulation.
(v) The establishment of a streetscape presence and appearance through setbacks, landscaping, building placement, and architecture that defines the pedestrian and vehicular corridor and presents an appealing and continuous theme along a sidewalk, street or trail.
(vi) Landscaping that softens the appearance of pavement and structures, and provides an eventual tree canopy along the street and pedestrian walkways.
(vii) Ensure that design provisions do not preclude the development of multifamily housing affordable to all income levels.
(c) Nonresidential Site Planning. The following design concepts apply to site planning and design for nonresidential (commercial, office, industrial, and public/quasi-public) development. The City encourages:
(i) Design of new development with particular attention to compatibility between nonresidential and adjacent residential uses/properties within the project vicinity.
(ii) A unified design theme for integrated developments. All buildings within an integrated development shall be designed consistent with the approved design theme.
(iii) Pedestrian-friendly design which incorporates pedestrian amenities and outdoor gathering places into the project design with consideration given to the climate and planned use of space.
(iv) A streetscape appearance that defines the pedestrian and vehicle corridor and presents an appealing and continuous theme along a sidewalk or street.
(v) Office and light industrial parks and integrated employment campuses that provide outdoor areas for eating and sitting, retail and service venues as appropriate, and other amenities for project employees.
(vi) Design flexibility for mixed use development that ensures compatibility of use types and promotes beneficial relationships among uses.
(vii) Where feasible, design streets with separated sidewalks that incorporate a planter strip between the back of curb and sidewalk.
(d) Nonresidential Architecture. The following design concepts apply to nonresidential (commercial, office, industrial, and public/quasi-public) development. The City encourages:
(i) High quality building designs that consist of durable and maintainable materials and that provide visual interest and diversity to the community.
(ii) Use of an architectural style and/or theme for new nonresidential development that is consistent for building elevations of a single structure or consistent among all buildings within an integrated development.
(iii) Design of buildings or structures that are sensitive to the neighborhood character with regard to scale, architectural style, use of materials and bulk.
(iv) Interesting and attractive architecture which includes varied relief of the facade elements and detailed articulation of the building features.
(v) Incorporate quality site design, including landscaping, signage and other elements of site design.
(6) Scope of Design Review. To implement the principles and concepts in subsection (5) of this section the scope of design review is listed below by land use type. Applications for design review shall include adequate information to evaluate the project. Specific application submittal requirements shall be listed on the application form distributed by the Planning Department.
(a) Neighborhood Design – Major Subdivisions.
Relationship of land uses and density;
Lot configuration and orientation;
Street design/relationship to existing street network;
Orientation to open space and significant natural features;
Bikeways, trails and pedestrian facilities and connectivity with other development.
(b) Multifamily Developments.
Architecture – style, mass and scale, articulation, materials, and relationship to surrounding use and style;
Site plan – unit placement, garage location;
Landscaping and lighting for multifamily developments;
Streetscape design;
Fences and walls;
Solar access and shading.
(c) Nonresidential Development (Commercial, Office, Industrial, and Public/Quasi-Public).
Architecture – style or theme, mass and scale, articulation, materials, relationship to surrounding use and style;
Site plan – building location/orientation to street, parking, grading, relationship to surrounding property;
Access – vehicular and pedestrian;
Pedestrian amenities;
Landscaping and lighting;
Edge treatment between uses and different zones;
Loading and services (trash and recycling);
Mechanical screening;
Signs.
(7) Design Review Process.
(a) Application Submittal. Design review applications shall be submitted to the Planning Department on a City application form. All plans shall be professionally drawn by qualified individuals, drawn at a reasonable scale to clearly identify the improvements and shall be on 18-inch-by-24-inch or 24-inch-by-36-inch paper and shall conform to the following requirements:
• Building plans and elevations shall identify the materials, colors, textures, etc.
• Landscaping plans shall include common name, botanical name, size of plants/trees at planting and maturity, location, spacing, lawns, hardscape, walkways, streetscape furniture (i.e., benches, bicycle racks, art, water features, kiosks, bus shelters, etc.), ground cover, weed treatment, finished contours, parking areas, curbs, gutters, sidewalks and the edge of pavement.
• Irrigation plans shall include location of sprinkler heads, and/or drip irrigation, location and size of irrigation pipe, water meters, backflow prevention devices, control valves, etc.
• Photometric plans shall include the type, location, height, style and limits of the predicted maintained lighting levels of the proposed lighting fixtures.
• Sign plans shall include the location, type (e.g., wall-mounted, monument, pylon), size, color, font styles and lighting details.
(b) Application Review. Design review shall generally occur within the framework of other project reviews/approvals associated with a given project. In such cases, the Planning Department shall circulate the project for review and comment by appropriate departments, entities, and agencies prior to public hearing by the designated approving authority. Where no other discretionary action is associated with a project that is subject to design review, the Planning Director shall, within 15 working days of application submittal, determine whether or not the application is complete. The applicant is encouraged to contact staff prior to submitting the application for a preliminary review of the project. The applicant shall be notified in writing of the determination of application completeness. Once any required review by related departments, entities, and agencies has been completed, the Planning staff shall prepare a report to the designated approving authority on the project with a recommendation for approval, conditional approval or denial of the design review application. Planning staff shall be responsible for assimilating the comments and recommendations of related departments and agencies into project modifications or conditions of approval, as well as to ensure conformance with applicable provisions of the municipal code, and any subsequently adopted standards, guidelines, or area plans.
(c) Environmental Review. The project shall be reviewed in accordance with the environmental review procedures of the California Environmental Quality Act (CEQA). Design review shall generally not result in the need for CEQA evaluation for a project that is otherwise exempt.
(d) Notice and Hearing/Determination. Public notice and hearings for design review applications under consideration by the designated approving authority shall be conducted in accordance with Chapter 17.35 RDMC. The notice shall identify the subject parcel, describe the request, and identify the date of the meeting. The notice shall also identify the opportunity to provide input prior to the determination and the right to appeal the determination in accordance with this chapter.
(e) Appeals. Appeals shall be conducted in accordance with RDMC 17.35.060.
(8) Design Review Determination.
(a) Findings for Design Review Approvals. Design review approvals shall be granted only when the designated approving authority makes all of the following findings:
(i) The proposed project is consistent with the objectives of the general plan, complies with applicable zoning regulations, specific plan provisions, special planning area provisions, and is consistent with the applicable guiding principles and design concepts in subsection (5) of this section.
(ii) The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community.
(iii) The architecture, including the character, scale and quality of the design, relationship with the site and other buildings, building materials, screening of exterior appurtenances, exterior lighting and signing and similar elements establishes a clear design concept and is compatible with the character of existing or anticipated buildings on adjoining and nearby properties.
(iv) The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.
(b) Additional Findings for Residential Design Review Applications. Design review applications for single-family residential subdivision maps shall be granted only when the designated approving authority makes the additional finding that the residential subdivision is well integrated with the City’s street network, creates desirable neighborhood environments, reflects traditional architectural styles, and establishes a pedestrian-friendly environment.
(c) Conditions. The designated approving authority may require modifications to plans in whole or in part and may condition the design review application to ensure specific design features, construction materials, and conformance with all applicable provisions of this chapter.
(d) Permit Issuance. Approval of the design review application shall only become valid upon completion of the designated 10-day appeal period.
(e) Permit Term. Where design review is approved in conjunction with a related action, the design review approval shall remain valid for a period consistent with related review/approval. Where no other discretionary review/approval is required, the design review approval shall be valid for a period of three years from the date of final approval. [Ord. 309 § 1, 2013; Ord. 291 § 1, 2012; Ord. 279 § 2, 2011.]
17.25.060 Planned development (PD) combining zone.
(1) Purpose. To encourage a creative and more efficient approach to the use of land and to provide for greater flexibility in the design of integrated developments than otherwise possible through strict application of zoning regulations.
(2) Location. The PD overlay zone may be applied to parcels of land of any size in any zone which are found to be suitable for the proposed development.
(3) Permitted Uses. The permitted uses of land in a PD zone shall be any use or combination of uses and densities shown on the approved development plan which are so arranged and designed to provide a development which is in conformity with the general plan and which is consistent with the requirements of this chapter.
(4) Area, Height, Lot Width and Yard Requirements. All uses shall conform to the area, height, lot width and yard regulations required in the underlying zone except where the total development will be improved by a deviation from such regulations.
(5) Procedure. An application for the establishment of a PD zone shall also include an application for a conditional use permit for all proposed developments within the zone. The conditional use permit application shall be considered concurrently with the zoning request and shall be approved subject to approval of the zoning request. No conditional use permit filing fee shall be required in such event and the combined application shall be processed pursuant to the provisions of Chapter 17.35 RDMC. If the development is a large-scale residential project, the applicant may apply for a preliminary plan that outlines the concept of the project and states the number of dwelling units. A final plan can be submitted later which provides the details of the project.
(6) Standards and Criteria. The following typical kinds of deviations from the standards applying to the underlying zone may be approved by the Planning Commission if the overall design and aesthetics of the project would provide the following:
(a) Residential. The residential project will provide:
(i) In the case of single-family units, 50 percent of the units will be owner-occupied for the first year.
(ii) More private/public open space or more low/very low income housing than required by the housing element of the City general plan.
(b) Residential-Commercial Development. Mixed residential commercial development combines apartments and commercial facilities that are compatible and grouped in a well-designed project.
(c) Light Manufacturing. Well-designed and controlled groupings of research, service, or light manufacturing uses within an area containing visual amenities and features, such as selective occupancies, increased setbacks, and additional landscaping.
(7) Required Findings. The Planning Commission must find that any proposed development plan containing any modification in or deviations from the standards required in the underlying zone will result in:
(a) An improved project which is consistent with the regulations and provisions of the general plan;
(b) A project that meets the standards and criteria indicated in subsection (6) of this section. [Ord. 279 § 2, 2011.]