This Section provides development and operation standards for multiple-family residential projects, addressing the requirements for private and common open space, laundry facilities, and other required project features in compliance with Article 2 (Zoning Districts, Allowable Land Uses and Zone-Specific Development Standards).
A. Open Space Requirements. All multiple-family residential projects shall provide permanently-maintained outdoor open space for each dwelling unit (private space), and for all residents (common space) as required in Chapter 17.210 (Residential Zoning Districts).
1. Configuration of open space.
a. Location on site. Required open space areas:
i. Shall be easily accessible.
ii. Shall be provided as continuous, usable site elements, which may include setback areas at ground level.
iii. Private open space shall be at the same level as, and immediately accessible from, a kitchen, dining room, family room, master bedroom, or living room within the unit. Variations from these dimensional and locational standards may be allowed, where it can be shown that the required private open space meets the intent and purpose of this section, as determined by the Director. Provision of private open space shall not reduce the common open space requirements of this section.
b. Rooftop open space. Private open space, and up to 40% of the common open space, may be located on a rooftop, provided that they:
i. Include substantial active or passive recreational facilities and/or landscaping, as approved by the Director.
ii. Are determined by the Director to be located and designed so as to not impair privacy or cause other nuisance problems for residents on the same site or on adjacent parcels.
iii. Comply with the limitations in Subsection 17.400.105.A.1.c. (Dimensions) below.
c. Dimensions. All open space areas shall be of sufficient size to be usable by residents, as determined by the Director.
i. Private open space areas shall have a minimum dimension of 7 feet, and a configuration that would accommodate a rectangle of at least 100 square feet.
ii. Common open space areas shall have a minimum dimension of 15 feet, which may include a combination of open space and adjacent setback area.
d. Uncovered areas required. At least 33% of the perimeter of the private open space of each unit, or 100% of the roof of the open space of each unit, shall be open to the outdoors. Reference to this requirement shall be included in the covenants, conditions, and restrictions of any common interest development.
2. Allowed uses. Required common open space:
a. Shall be available for passive and active outdoor recreational purposes, for the enjoyment of all residents of each multiple-family project.
b. Shall not include driveways, public or private streets, parking spaces, or utility easements where the ground surface cannot be used appropriately for open space, or other areas primarily designed for other operational functions.
3. Maintenance and control of common open space. Required common open space shall be controlled and permanently maintained by the owner of the property or by a homeowners' association. Provisions for control and maintenance shall be included in any property covenants of common interest developments.
4. Surfacing. Open space areas shall be surfaced with any practical combination of turf, paving, decking, concrete, or other serviceable material.
5. Landscaping. The applicant shall submit a landscape plan for approval by the Director. Landscape design, installation, and maintenance shall comply with Chapter 17.310 (Landscaping).
6. Slope. Required open space areas shall not exceed a slope of 10%.
B. Facility and Design Requirements.
1. Front yard paving. No more than 45% of the total area of the front yard setback shall be paved for walkways, driveways, and other hardcover pavement.
2. Laundry facilities. All residential developments with 4 or more dwelling units shall provide common laundry facilities, except developments with facilities provided within each unit.
a. Keyed access. Laundry facilities shall be provided with keyed access for tenants only.
b. Location. The facilities shall be evenly dispersed throughout the multiple-family development, and easily accessible to all tenants, as approved by the Director.
3. Outdoor lighting. Outdoor lighting shall be installed and maintained along all vehicular access ways and major walkways, in compliance with § 17.300.040 (Outdoor Lighting). The lighting shall be directed onto the driveways and walkways within the development and away from adjacent properties. Lighting of at least 1-foot candle shall also be installed and maintained within all covered and enclosed parking areas, and shall be screened to minimize glare onto public sidewalks and adjacent properties. All proposed lighting shall be shown on the required landscape plan.
4. Storage area. A minimum of 100 cubic feet of lockable storage area shall be provided for each dwelling outside of the unit, with a minimum dimension of 30 inches. The design, location, and size of the storage space shall be subject to the approval of the Director.
5. Solid waste recycling. Each project shall incorporate innovative designs, both interior and exterior, to make solid waste recycling more convenient and accessible to the occupants.
(Ord. No. 2005-007 § 1 (part))