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HomeMy Public PortalAboutOrdinance 6073. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 3.6 17 18 19 ORDINANCE NO. 607 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BEAUMONT, CALIFORNIA, AMENDING ORDINANCE 490 AND BEAUMONT MUNICIPAL CODE TITLE 17 BY ADDING SECTIONS 17.20.200, 17.20.205, 17.20.210, 17.25.300, 17.25.305, 17.25.310, 17.25.315, 17.25.320, 17.25.325, 17.35.010, 17.35.015, 17.35.020, 17.35.025, AND 17.35.030, RESIDENTIAL HOUSING DEVELOPMENT (R -HD), COMMERCIAL GENERAL (C -G) AND PLANNED UNIT DEVELOPMENT, (PUD). THE CITY COUNCIL OF THE CITY OF BEAUMONT DOES ORDAIN AS FOLLOWS: SECTION 1: Sections 17.20.200, 17.20.205, and 17.20.210, are are added to read as shown on Exhibit "A" attached hereto and made a part hereof by reference. SECTION 2: Sections 17.25.300, 17.25.305, 17.25.310, 17.25.315, 17.25.320, 17.25.325, and 17.25.340 are added to read as shown on Exhibit "B" attached hereto and made a part hereof by reference. SECTION 3: Sections 17.35.010, 17.35.015. 17.35.020, 17.35.025, and 17.35.030 are added to read as shown on Exhibit "C" attached hereto and made a part hereof by reference. MOVED, PASSED and ADOPTED this 27tixlay of August, 1984. YOR OF THE CITY OF BEAUMONT 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 CERTIFICATION I► Irene Joyce Sweene , City Clerk of the City of Beaumont DO HEREBY CERTIFY that the foregoing Ordinance was introduced at a regular meeting of the City Council of said City held on the lith day of Aug_ , 1984, and was duly adopted upon second reading on the 27thday of August, 1984, upon the following roll call vote: AYES: Councilmen Lowry, May, Russo, Mitchell and Mayor Thompson. NOES: None. ABSTAIN: None. ABSENT: None. CITY OF BEAU NT 17.20.200 RHD Zone (Residential Housing Development) - Intent. The RHD zone is intended to protect established medium density neighborhoods of multiple -family dwellings and to provide space suit- able in appropriate locations for additional housing developments of this kind such as duplexes, patio homes, garden apartments, townhouses condominums and similar dwellings along with appropriate community facilities. 17.20.205 Permitted Uses. In the RHD zone, no building shall be erected, reconstructed or structurally altered, nor shall any building or land be used for any purposes except as hereinafter specifically provided and allowed by this Chapter. -1.) PRINCIPAL PERMITTED USES. The following uses are permitted without requiring specific Planning Comm. approval. 1. Any principal permitted use in the RHD zone subject to the same conditions prescribed therein. -2.) PLOT PLAN USES. The following uses are permitted sub- ject to the approval of a Site Plan pursuant to Chapter 17.70 of this ordinance. The Site Plan approval may include conditons requiring fencing and landscaping of the parcel to assure that the use is compatible with the surrounding area. 1. Any Site Plan use permitted in the RHD zone subject to the same conditons prescribed therein. 2. Two (2) family dwellings, multiple family dwellings, bungalow courts and apartment houses. 3. Boarding, rooming, and lodging houses. -3.) CONDITIONAL PERMIT USES. The following uses are permitted subject to the approval of a Conditional Use Permit pursuant to Chapter 17.70 of this ordinance. 1. Any Conditional Use permitted in the R -SF zone subject to the same conditions prescribed therein. 2. Condominiums. -4.) PUBLIC USES. The following uses are permitted subject to the approval of a Public Project Permit pursuant to Chapter 17.70 of this ordinance. 1. Governmental uses. 2. Public Utilities. 17.20.210 Site Development Standards. -1.) NET LOT AREA AND DIMENSIONS. let lot size shall not be less than three thousand five hundred seventy-five (3,575) square feet, with a minimum average lot width of fifty-five (55) feet and a minimum average lot depth of sixty-five (65) feet. EXHIBIT "A" a iioor arca 0/ uvv �...> If the unit has two be ooms, the area shall. be not less than 800 squat feet. b. If the unit has only one bedroom, the area shall be not less than six hundred and fifty (650) square feet. c. If the unit has only a living room -bedroom combination, the area shall be not less than five hundred (500) square feet. -2.) SETBACKS AND YARD. Minimum yard requirements shall be as follows: 1. Front yard setback: fifteen (15) feet. 2. Rear yard setback: Ten (10) feet except that interior lots which border upon an alley may have an accessory structure used for parking provided it sets a minimum of five (5) feet off the alley line. 3. Side Yard setbacks: a. Interior side yard setbacks shall be not less than five (5) feet on each side, except that on Interior lots of seventy (70) feet or more in width side yard set backs shall be at least 10% of the average lot width for both sides. Two-story residences shall.. have 10 foot side yard setbacks regardless of parcel width. b. Corner lots shall have a street side yard of at least ten (10) feet in width. c. On blocks with no access to alley there shall be side yard setback of ten feet on one side and ten (10%) percent of the average lot width for the other side yard setback. Two-story residences shall have ten (10) foot side yard setbacks on both sides. -3.) ZERO LOT LINE MODIFICATION. When a zero lot line design is used, the following stipulations shall apply: 1. Front yard setback: either a.) 22 foot plus setback with a mandatory variable of two feet from dwelling to dwelling (e.g. 22 feet, 25 feet, 23 feet, 25 feet, etc.) or, b.) 5 to 7 foot setback with a mandatory variable of one foot from dwelling to dwelling pro- vided each unit is supplied with an automatic garage door openers. 2. Side Yard setbacks: Zt.o one side, 15 feet the other side yard. 3. Rear yard setback: either a.) In combination with the 22 foot plus design, a five foot (5') rear yard or, b.) In combination with the 5 to foot design, a fifteen (15) foot rear yard. -4.) BUILDING HEIGHT. No building in the RHD zone shall exceed two (2) stories or thirty-five (35) feet whichever is lesser in height. -5.) OFF STREET PARKING. Automobile storage space shall be provided as required by Chapter,17.40 of this ordinance. -6.) LANDSCAPING. The provisions of Chapter 17.45 of this ordinance shall apply. 17.25.300 C -G Zone (Commercial -General) - Intent. The C -G zone is intended to provide for and encourage the orderly development of general commercial uses, with a wide variety of goods and services for the residents of the entire City, with provisions designed to insure that such commerce will be efficient, functionally related, and compatible with adjacent non-commercial development. 17.25.305 Permitted Uses. In the C -G zone, no building shall be erected, reconstructed or structurally altered, nor shall any building or land be used for any purposes except as hereinafter specifically provided and allowed by this Chapter. -1.) PRINCIPAL PERMITTED USES. No uses are permitted without requiring specific Planning Commission approval. -2.) SITE PLAN USES. The following uses are permitted subject to the approval of a Site Plan pursuant to Chapter 17.70 of this ordinance. The Site Plan approval may include conditions requiring fencing and landscaping of the parcel to assure that the use is compatible with the surrounding area. More than one use shall be permitted on a lot. -3.) COMMERCIAL USES. Commercial uses in this zone include all uses which can be characterized as: 1. providing any variety of goods and services to the surrounding community; 2. providing adequate traffic circulation improvements and parking facilities for the customers of these commercial uses, and 3. having operating hours which maximize -to the extent possible- the use by the residences in the area to these commercial uses. Examples of such uses, but not limited to these uses are: clothing stores, grocery stores, hotels, appli- ance stores, general department stores, and those activities determined by the Planning Director to be "substantially similar" to the listed examples and in complete accord to the goals and objectives of this zone. 17.25.310 Accessory Uses Permitted. All manufacturing, processi or compounding of products other than those activities found by the Planning Director to be customarily incidental or essential to the primary commercial use shall not be permitted. Customarily incidental and/or essential manufacturing uses shall further be restricted as follows: -1.) No more than five persons shall be engaged in this incidental manufacturing. -2.) Such incidental uses shall not generate disruptive and/or injurious levels of: noise, odor, dust, smoke, vibration, or other objectionable conditions. The EXHIBIT "B" use of any toxic or hazardous materials or operation of any hazardous equipment shall be forbidden. -3.) The Planning Director with the aid of other experts shall determine if any incidental manufacturing use will be likely to cause or pose a threat to the health, safety and welfare of surrounding neighborhoods. 17.25.315 Conditional Permit Uses. The following uses are permitted subject to the approval of a Conditional Use Permit pursuant to Chapter 17.70 of this ordinance: -1.) Adult entertainment businesses provided that such businesses are 1,000 feet or more from all schools, churches, and public buildings. -2.) Swap meets. -3.) Bars, cocktail lounges, and entertainment facilities (including but not limited to: dancing clubs, roller- skating rinks, ice-skating rinks, live performing theaters, and movie theaters). -4.) Educational institutions. -5.) Churches, temples and other places of religious worship. -6.) Any hospital or other facility that is licensed by the California Department of Public Health, or by the California Department of Mental Hygiene, not including a family care, foster home or group home that serves six or fewer persons. -7.) Any home or other facility for the aged or for children that is licensed by the California Department of Social Welfare or by the Riverside County Department of Public Welfare, not including a home or facility that serves six or fewer children or aged persons. -8.) Halfway houses. 17.25.320 Public Uses. The following uses are permitted subject to the approval of a Public Project Use Permit pursuant to Chapter 17.7 of this ordinance. -1.) Governmental Uses. -2.) Public Facilities. 17.25.325 Site Development Standards. -1.) LOT AREA AND DIMENSIONS. Lot size shall not be less than seven thousand (7,000) square feet, with a minimum average lot width of seventy (70) feet, and a minimum average lot depth of 100 feet, unless larger minimum lot area and dimensions are specified for a particular area or use. - 2.) SET BACKS, LOT COVERAGE AND YARD. There shall be a minimum fifty (50) foot front yard set back if on-site parking is to be provided in front of a business. If on-site parking is to be provided in another location the setback may be reduced to twenty-five (25) feet provided that the set back area is fully landscaped. There are no rear yard set backs. There are no side yard set backs on interior lot lines. On corner lot side yard set backs, there is a twenty-five (25) foot set back. Any portion of a building which exceeds 35 feet in height shall be set back from the front, rear and side lot lines not less than 2 additional feet for each foot by which the height exceeds 35 feet. The front setback shall be measured from any existing or future street line as shown on any specific street plan of the City. The rear setback shall be measured from the existing rear lot line or from any recorded alley or ease- ment; if the rear line adjoins a street, the rear setback requirement shall be the same as required for a front set- back. Each side setback shall be measured from the side lot line or from any existing or future street line within the lot as shown on any specific street plan of the City. -3.) BUILDING HEIGHT. All buildings and structures shall not exceed 75 feet in height. Buildings plans which propose structures greater than 75 feet must apply for a variance (see Chapter 17.70). -4.) OFF STREET PARKING. Automobile storage space shall be provided as required by Chapter 17.40 of this ordinance. - 5.) LANDSCAPING. The provisions of Chapter 17.60 of this ordinance shall apply. -6.) SIGNS. The provisions of Chapter 17.50 of this ordinance shall apply. -7.) OFF SITE IMPROVEMENTS. The provisions of Chapter 17.60 shall apply. 17.25.340 Uses Eligible for Fast Track Processing. Where pro- posed projects meet all of the following criteria, they shall be eligible for fast track processing. When a project is fast tracked, it is not required to obtain formal Planning Commission approval prior obtaining building permits. The Planning Director can approve the pro- ject and a seven working -day appeal period shall be observed. Project. eligible for fast track processing include: - 1.) PROJECT PROPOSED ON UNIMPROVED PARCELS (a completely new project) where all of the following can be found to be true: 1. The project is categorically exempt from CEQA. 2. The total square footage of all improvements (structures, parking lots, landscaping, walls, etc.) does not exceed six thousand (6,000) square feet. 3. No significant public controversy is known to exist either about the characteristics of proposed project or the site itself. -2.) PROJECT ADDITIONS PROPOSED FOR EXISTING DEVELOPMENTS. Where all of the following can be found to be true: 1. The project is categorically exempt from CEQA. 2. The total square footage of all additional improve- ments (structures, parking lots, landscaping, walls, etc.) meets the following criteria. Existing Total Total Additional Improvements Improvements on Site* Proposed for Site 100,000 - sq. ft. or 80,000 - 99,999 sq. 50,000 - 79,999 sq. 30,000 - 49,999 sq. 10,000 - 29,999 sq. 5,001 - 9,000 sq. less than 5,000 sq. greater ft. ft. ft. ft. ft. ft. 20,000 square 16,000 square 10,000 square 6,000 square 4,000 square 2,000 square 1,000 square feet feet feet feet feet feet feet *Square footage proportions between existing improvement categories (EIC) can be calculated so that an applicant can determine the maximum square footage allowed. To calculate: first, find the amount of square feet your project exceeds EIC's lowest figure. Take that number and find the percent you are of the EIC total range which you are in. Multiply that percentage times the total change in square footage between your "addition" square footage category and the next higher "addition" square footage category. Take this resulting amount and add to your "total addition" permitted. -3.) In either -1.) or -2.) above, no significant public controversy shall be known to exist either about the characteristics of the proposed project or the site itself. 17.35 PUD Zone (Planned Unit Development) - Intent The intent of this zone is to better regulate, control and elevate the residential standards for the community. Because certain areas of our city have unique and/or noteworthy characteristics such as: geologic, topographic, land use, or other features requiring special development criteria, a more flexible yet more precise planning approach can provide us with the best land use design for an area. These zones allow a designer to combine different land uses in a harmonious way that result in a balanced and self-sustaining com- munity unit. 17.35.010 Permitted Uses. In the PUD zones, no building shall be erected, reconstructed or structurally altered, nor shall any building or land be used for any purposes except as hereinafter specifically provided and allowed by this Section. -1.) PRINCIPAL PERMITTED USES. There are no uses permitted without requiring specific Planning Commission approval. -2.) DEVELOPMENT PLAN USES. The following uses are permitted subject to the approval of a precise Development Plan pursuant to Section 17.70 of this ordinance. The De- velopment Plan approval shall include landscape and architectural conditions to assure that the development standards in these zones are of the highest standards. -3.) USE PERMITTED BY ZONE CATEGORY. The following are the density categories for residential development and the extent of multiple use permitted without reguiring a Conditional Use Permit: ZONE Maximum Dwelling Percent Units per Acre Multiple Use P -R -SF 5 70% -100% -Residential -SF 0% -30% -General Commercial P -R -HD 12 65% -100% -Residential -MF 0% -35% -General Commercial 0% -10% -General Industrial P -R -D•_ 20 60% -100% -Residential 0% -40% -General Commercial 0% -10% -General Industrial -4.) ACCESSORY USES PERMITTED. No accessory use shall be permitted unless a precise Development Plan is sub- mitted for the accessory use. Any accessory use shall be evaluated as to ability to be an integral part of the design and function of the existing development. EXHIBIT "C" 17.35.015 Conditional Permitted Uses. The following uses are permitted subject to the approval of a Conditional Use Permit pur- suant to Chapter 17.70 of this ordinance: ZONE P -R -SF P -R -HD P -R -D PERCENT MULTIPLE USE CHANGE WITH APPROVED CUP + 5% on Residential + 5% on Commercial +10% on Industrial + 5% on Residential + 5% on Commercial + 5% on Industrial + 5% on Residential T 5% on Commercial T 5`ro on Industrial - 2.) Density increases of up to 25% can be considered. Justification for such increases which clearly demonstrate the requested increase must accompany proposal. -3.) Changes in minimum open space required can also be reduced by a maximum of 15% if the applicant can provide sufficient justification lbr such a con- sideration. - 4.) Under the Conditional Use Permit, an applicant may also request modifications in the following de- sign standards: minimum building area, maximum building height, net lot area, required off-street parking and type, building and setback spacing. These modifications can be approved provided that the spirit and intent of this section and the Planned Development Chapter are complied with in the Development Plan. The Planning Commission may determine that certain setbacks be required within all or a portion of a Planned Development. 17.35.020 Public Uses. The following uses are permitted subject to the approval of a Public Project Use Permit pursuant to Chapter 17.7 of this ordinance. 1. Governmental uses. 2. Public Utilities. 17.35.025 Site Development Standards. -1.) NET LOT AREA AND DIMENSIONS: For Subdivisions: ZONE MINIMUM MINIMUM SETBACK HEIGHT NET LOT BUILDING AREA AREA P -R -SF 6,000 similar to similar to 3 stories (45 feet) R -SF R -SF* P -R -HD 3,575 similar to similar to 3 stories (45 feet) R -HD R -i0* *use the base zone for guidance; however, actual design of setbacks are the re- sponsibility of the applicant. -2.) MINIMUM OPEN SPACE REQUIRED. ZONE MINIMUM OPEN SPACE REQUIRED (net area) P -R -SF 52% * P -R -HD 45% * P -R -D 40% * For Subdivisions: Zone P -R -SF 500** minimum square feet per residential lot Zone P -R -HD 250** minimum square feet per residential lot ** This shall be developed into usable community open and recreation areas. The combined square footage of community area and residential lot area, not in- cluding streets rights-of-way, shall total not less than 6,000 square feet for P -R -SF zoning and 3,575 square feet for the P -R -HD zoning. The community areas shall be designated on the sub- division map and shall be located entirely within the subdivision development. -3.) OFF STREET PARKING. Automobile storage space shall be provided as required by Chapter 17.40 of this ordinance. -4.) LANDSCAPING. The provisions of Chapter 17.45 of this ordinance shall apply. -5.) SIGNS. The provisions of,Chapter 17.50 of this ordinance shall apply. ' -6.) OFF SITE IMPROVEMENTS. The provisions of Chapter 17.60 shall apply. -7.) BUILDING AREA. When multiple units are to be built on a lot under this classification, the following rules shall apply. 1. Each unit of a group of two or more shall have a floor area of not less than the following: a. If the unit has two bedrooms, the area shall be not less than 800 square feet. b. If the unit has only one bedroom, the area shall be not less than six hundred and fifty (650) square feet. c. If the unit has only a living room -bedroom combination, the area shall be not less than five hundred (500) square feet. - 8.) DISTANCE REQUIRED BETWEEN MAIN BUILDINGS. No three- story building shall be closer than thirty (30) feet to any other main building on the same lot. No two- story main building shall be closer than twenty (20) feet to any other main building on the same lot. No one-story building shall be closer than ten (10) feet to any other one-story main building on the same lot. - 9.) COMMON OPEN SPACE AREA DEFINED. The required common open space shall be land areas that are not occupied by buildings, structures, parking areas, driveways, streets or alleys. Landscaped roof areas or decks may not be calculated as part of the required open space. Said open space shall be devoted to land- scaping, preservation of natural features, patios, and recreational areas and facilities. At least fifty (50) percent of the required open space shall be designed for the common use of the residents of the Planned Development. In projects consisting of small -lot single-family subdivisions, the front yard areas may be included in the calculation of common open space, if said areas are landscaped and main- tained in common. Common open space may be distri- buted throughout the Planned Development and need not be in a single large area. The remaining required open space shall be equall provided to each dwelling unit. Each dwelling unit shall be provided with a private open space with no dimension less than ten (10) feet. All or part of the area required may be provided in the common open space for multiple -story apartments or condominiums where dwelling units have no ground floor access, or where for other reasons the Planning Commission finds that the provision of all or part of the required private open space in the aforementioned manner is impractical or undesirable. In such cases, each dwelling unit above the first floor shall be provided with patio or deck area of not less than one hundred (100) square feet. The required area may be provided in one or more patios or decks. In such cases, each dwelling unit shall be provided with a private patio or deck with no dimension less than (5) feet. -10.) CALCULATING RESIDENTIAL DENSITIES. Planned Developmen Residential Density in Mixed Use Projects -the density the residential component of a mixed use Planned Devel ment shall be calculated by dividing the total number of dwelling units proposed by that portion of the tota site area devoted to residential uses, including required parking, landscaping, open space, and driveways to serve the residential component. -11.) PERPETUAL MAINTENANCE ARRANGEMENT. A Planned Re- sidential Development shall be approved subject to submission of Conditions, Covenants and Restrictions, setting forth a plan or manner of private permanent care and maintenance of open spaces, parking areas and private streets, recreational and communal facilities. No such agreement by residents of the Development shall be acceptable until approved by the City Attorney as to legal form and effect, and until approved by the Planning Director as to the suitability of the agreement for the proposed areas. The developer shall file a description of covenants to be submitted with the application for a tentative tract map. The provisions shall include but not be limited to the following: 1. The homeowners association shall be established prior to the sale of dwelling units. 2. Membership shall be mandatory for each buyer and any successive buyer. 3. The Open Space restrictions shall be permanent. 4, The City shall have standing for the maintenance of Common Areas. For these subdivisions that include community open or recreation areas, a community association with the un- qualified right to assess the owners of the residentia; lots for all maintenance operations and other costs of the common areas and facilities and the community association shall be established and continuously main tained. The association shall have the right to lien the lots of owner who default in the payment of their assessments. The associations's lien shall not be sub ordinate to any encumbrance other than a deed of trust or mortgage made in good faith and for value which is of record prior to the recordation of the final sub- division map, the developer shall submit for approval the Declaration of Covenants, Conditions, and Re- strictions for the project. The approved declaration shall be recorded at the time of the recording of the final subdivision map. The Planning Commission may also require dedicati of development rights or scenic easements to assure that common open space shall be maintained. In the event the common open space and recreational vehicle storage areas, and other facilities are not maintained in a manner consistent with the approved final Develop ment Plan, the City may at it•s option cause such maintenance to be performed and assess the costs to th affected property owner(s) or responsible association. -12.) HANDICAPPED/PEDESTRIAN AND BIKEWAYS CIRCULATION. Adequate and permanent access from public street to each family dwelling unit shall be provided for pedestrians and emergency vehicles. Handicapped access improvements shall be made throughout the development. Additionally, each unit shall have access to recreation facilities, common open areas and parking facilities. Bikeways are encouraged and should be separated from pedestrian and vehicular traffic. -13.) RECREATION FACILITIES. Recreation facilities shall be evenly distributed throughout the residential area. They should be centrally located for easy access by intended users. Recreation facilities should be de- signed to fulfill the needs of the intended residents for the particular area they serve. -14.) PERIMETERS. Where a Planned Development is adjacent to a General Plan designated street, a permanent open space at least twenty-five (25) feet in width shall be required along the property line(s). This area shall be kept free of buildings and structures and permanent- ly maintained in landscaping. If the design of this buffer area enhances the overall development plan and is readily accessible to the residents of the Planned Development, it may be included as partial fulfillment of the common open space requirements. -15.) PARKING AND STORAGE. (a) Parking shall be provided as per the off-street parking requirements found in Chapter 17.40. Parking for residential condominiums shall meet the standards set forth in section 13-828(f In addition, the Planning Commission may determine that storage areas for boats, trailers, campers and other recreational vehicles shall be required, where the necessity for such facilities has been demonstrate and where such facilities will preserve the required off-street parking for the use of automobiles. (b) All parking areas, covered or open, in any Planne Development shall be screened from view from any publi right-of-way. (Exception: Single-family, small lot subdivisions). -16.) VEHICULAR CIRCULATION. (a) Private roadways serving as access to or within a Planned Residential Develop- ment shall be provided with a minimum paved width equivalent to not less than•two (2) twelve foot (12') wide travel lanes. (b) A private access way exceedir one hundred fifty feet (150') in length but less than three hundred feet (300'') in length, shall be provide( with a curbed turn --around having a minimum radius of 38' (City street standard 800'). For those access ways exceeding three hundred feet (300') but less that six hundred feet (600'), there shall be provided a curbed turn -around having a minimum radius of forty (40')or an intertying loop circulation system. For those access ways exceeding six hundred feet (600'), there shall be provided an intertying loop circulation system. -17.) ENVIRONMENTAL PROTECTION. The Planned Development Project design should be adopted to the terrain and be compatible with the surrounding environment. Any unique, historic, or unusual features should be preserved within the open space area. The Development shall be well integrated with its settings, shall not require excessive earth moving or grading or destruction of desirable natural features nor be visually obstructive or disharmonious with surrounding areas and facilities and shall not substantially harm major views from adjacent boundarie Mixed use Planned Developments shall insure that the commercial and industrial uses do not adversely effect the residential component by producing irritant level: noise, dust, odor, fumes, smoke, vibration, glare or radiation. -18.) NOISE ATTENUATION. When in the opinion of the Planni. Director, a proposed Planned Development may be situa in a high noise environment which will adversely affe the peace, tranquility and privacy of its inhabitants an acoustical analysis shall be required. An acousti cal evaluation of the working drawings of the propose residential project shall be submitted to the Plannin Department by a licensed acoustical engineer prior to the approval of the project. The engineer shall certify that the construction will reduce interior noise levels to 45 CNEL or less and exterior noise levels in common and private open space areas to 65 CNEL or less. Building occupancy will be granted up( submittal of a field test report from a licensed acoustical engineer certifying that the above standa have been met. The method of field testing shall be approved by the Planning Department. -19.) ENERGY EFFICIENCY. Units shall be oriented to facilitate energy efficiency. The design of units shall incorporate passive or natural heating and cooling design. Active solar heating systems are encouraged and appropriate. -20.) ARCHITECTURAL REQUIREMENTS. A licensed architect must propose a plan that demonstrates a compatibilit of design in relationship to the site structures anc elements as well as to;the surrounding existing or anticipated physical environment. Planned Development Projects may, and are encourage( to, depart from standard subdivision and housing design by providing a variety of lot sizes and hous types, as long as the overall residential density yield conforms with this Chapter as determined by underlying zoning and provided residential amenities which are established in amounts and locations, con- dusive to the establishment of a quality residential environment. -21.) FINDINGS. In approving a Planned Development Pro- ject, the following findings shall be made: 1. That the Plan is in substantialconformance with the General Plan of the City of Beaumont. 2. That the Plan meets the criteria and standards of this Chapter; 3. That the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic; 4. That existing or proposed utility services are adequate for the residential facilities proposed; 5. That any exception from standard Ordinance re- quirements is warranted by the design and ameniti incorporated in the Development Plan, in accord with the policy of the City Council; 6. That the overall design shall produce an attracti healthful, efficient and stable environment for residents. -22.) TRANSFER. An owner may transfer sections of the development. The transferee shall be required to de- velop the property in accord with the approved Tentative Tract Map or Planned Development. -23.) CONCLUSION. The exceptions to standards of this Chapter or to standards adopted by the Planning Commission or City Council shall be granted by the Planning Commission and City Council only in cases where these bodies find that such exceptions en- courage a more desirable environment, are planned an designed developments or units thereof, and are con- sistent with the purposes of the Planned Development concepts as stated in Chapter and section 17.35.005. 17.35.030 Uses Eligible for Fast Track Processing. Where proposed projects meet all of the following criteria, they shall be eligible for fast track processing. When a project is fast tracked, it is not required to obtain formal Planning Commission approval prior to obtaining building permits. The Planning Director can approve the project and a seven working -day appeal period shall be observed. Pro- jects eligible for fast track processing include: -1.) PROJECT PROPOSED ON UNIMPROVED PARCELS (a completely new project) where all of the following can be found to be true: 1. The project is categorically exempt from CEQA. 2. The total square footage of all improvements (structures, parking lots, landscaping, walls, etc.) does not exceed six thousand (6,000) square feet. 3. No significant public controversy is known to exist either about the characteristics of proposed project or the site itself. -2.) PROJECT ADDITIONS PROPOSED FOR EXISTING DEVELOPMENTS. Where all of the following can be found to be true: 1. The project is categorically exempt from CEQA. 2. The total square footage of all additional improve- ments (structures, parking lots, landscaping, walls, etc.) meets the following criteria. Existing Total Improvements on Site* 100,000 - sq. ft. or 80,000 - 99,999 sq. 50,000 - 79,999 sq. 30,000 - 49,999 sq. 10,000 - 29,999 sq. 5,001 - 9,999 sq. less than 5,000 sq. greater ft. ft. ft. ft. ft. ft. Total Additional Improvements Proposed for Site 20,000 16,000 10,000 6,000 4,000 2,000 1,000 square square square square square square square feet feet feet feet feet feet feet *Square footage proportions between existing improvement categories (EIC) can be calculated so that an applicant can determine the maximum square footage allowed. To calculate: first, find the amount of square feet your project exceeds EIC's lowest figure. Take that number and find the percent you are of the EIC total range which' you are in. Multiply that percentage times the total change in square footage between your "addition" square footage category and the next higher "addition" square footage category. Take this resulting amount and add to your "total addition" permitted. -3.) In either -1.) or -2.) above, np significant public controversy shall be known to exist either about the characteristics of the proposed project or the site itself.