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15.17.070.  Site development standards for Multiple-family and Mobile Home zone classifications.
   The following development standards apply to the R-G, R-3R, R-3, R-3P, R-4, R-5 and R-MH zones.
   A.   Minimum lot size, minimum lot area per unit, and maximum lot coverage:
      1.   The minimum lot size, the minimum lot area per unit, and the maximum lot coverage for the R-G, R-3R, R-3, R-3P, R-4, R-5 and R-MH zones shall be in accordance with Table 15.17.070.A.
      2.   The minimum lot area per dwelling unit for property with an R-3 or R-3P zone shall be in accordance with Table 15.17.070.B.
      3.   Density bonus :
         a.   The permitted lot area per dwelling unit shall be 1,600 square feet per unit, regardless of bedroom mix, when at least 80 percent required parking is fully below natural grade.
         b.   The permitted lot area per dwelling unit shall be 1,600 square feet per unit, regardless of bedroom mix, when two pre-existing, legal lots are consolidated into one lot of 20,000 square feet or greater having access from a public alley.
 
Table 15.17.070.A
Area Requirements for Multiple-family Residential Zones
R-G
R-3R
R-3/ R-3P
R-4
R-5
R-MH
Minimum lot area
7,200
8,800
10,000
20,000
30,000
5 acres
Minimum lot area per dwelling unit
3,600
2,200
See
15.17.070.A.2
1,150
N/A
4,000
Maximum lot coverage
60%
60%
60%
60%
60%
70%
 
 
Table 15.17.070.B
Minimum Lot Area per Unit for R-3 and R-3P Zones
Type of Development
Lot Area Required per Dwelling Unit
Bachelor unit
1 Bedroom unit   
2 Bedroom unit   
3+ Bedroom unit
When subterranean parking is used
(See Subsection 15.17.070.A.3a)
When lots are consolidated
(See Subsection 15.17.070.A.3b)   
1,600 square feet
1,700 square feet
1,800 square feet
1,900 square feet

1,600 square feet

1,600 square feet
 
   B.    Building setbacks :
      1.   Building setbacks shall be as prescribed in Table 15.17.070.C.
      2.   One-story buildings may encroach into the required street setback, provided that the average setback for all buildings facing said street shall equal 15 feet or more and no building is less than 10 feet from the property line.
 
Table 15.17.070.C
Building Setbacks for the Multi-family Residential Zones
Minimum setback from a property line…
R-G, R-3R, R-3, R-3P, R-4 and R-5 Zones
R-MH Zone
...along a street:
Front yard
15
15
Side yard
15
15
Rear (through lot)
15
15
Garage door – swing out
25
25
Garage door – roll up
20
20
...along an alley:
Side or rear yard
See
15.17.070.B.5
5
Garage door
5
5
...along another property line (i.e. an interior lot line):
Side yard
See
15.17.070.B.5
10
Rear yard
See
15.17.070.B.5
0
Window separation requirements on the same property:
On the same property
See
15.17.070.B.4
N/A
Note:  All measurements are in feet.
 
      3.   When the combined area of the required setbacks from public streets exceed 25 percent of the total lot area, said setbacks may be reduced so as not to exceed 25 percent of the total lot area, subject to the approval of the Director of Development Services (see Figure 6).
            Figure 6
      4.   Windows of residential units on the same property may face each other, but they shall be separated by a minimum distance based on the type of room in where the window is located (living room/family room; bedroom/kitchen; stained glass/opaque/translucent/clerestory windows; or no windows) and the number of stories for the buildings.  Table 15.17.070.D shows the window-to-window separation requirements for units in buildings on the same property.
 
Table 15.17.070.D
Window-to-Window Separation Requirements for Units on the Same Property for Multiple-family Residential Zones Under Normal Design Circumstances
Window Types
Living/
Family Room
Bedroom/
Kitchen
Stained Glass, Translucent
and Clerestory*
None
One Story Building
Living/Family Room
18
16
13.5
12
Bedroom/Kitchen
16
12.5
11
9
Stained Glass, Translucent and Clerestory*
13.5
11
9
7
None
12
9
7
6
Two Story Building
Living/Family Room
30
26
22.5
20
Bedroom/Kitchen
26
22.5
19
15
Stained Glass, Translucent and Clerestory*
22.5
19
15
12
None
20
15
12
11
Three Story Building
Living/Family Room
38
33
28.5
25
Bedroom/Kitchen
33
31.5
24
19
Stained Glass, Translucent and Clerestory*
28.5
24
19
15
None
25
19
15
14
Four Story Building
Living/Family Room
43.5
38
32.5
29
Bedroom/Kitchen
38
32.5
27
22
Stained Glass, Translucent and Clerestory*
32.5
27
22
17.5
None
29
22
17.5
16.5
Five Story Building
Living/Family Room
47
41
35
31.5
Bedroom/Kitchen
41
35
29.5
23.5
Stained Glass, Translucent and Clerestory*
35
29.5
23.5
19
None
31.5
23.5
19
17.5
*Other than primary or secondary windows.
  Notes:  All measurements are in feet.
        The tiering of building separation is permitted according to the separation requirements of each
          story.
    The Director Development Services shall determine separation requirements for buildings higher
          than five stories.
      5.   Windows in multiple-family residential units that face either a side or rear property line or an alley are subject to specific setbacks based on the building's height and the type of room where the window is located.  Table 15.17.070.E shows the building setback requirement from a side or rear property line.  The required setback from a public alley is 50% of the value shown in Table15.17.170.E.
         a.   Notwithstanding this subsection, blank walls up to one story in height may be constructed on the property line.
         b.   Notwithstanding the above setback requirements, a reduction of interior setbacks may be requested up to a maximum of five feet if the street setback is increased on a one-for-one basis, as long as an interior setback of seven feet is maintained.
         c.   When a building has subterranean parking or a basement that elevates the first story at least three feet above natural grade, said subterranean parking or basement shall be considered one-half of a story for purposes of computing the required setback as shown in Table 15.17.070.E.
         d.   The tiering of building setbacks according to the setback requirements of each story is permitted (see Figure7).
            Figure 7
 
Table 15.17.070.E
Window-to-Property Line Setback Requirements for Multiple-family Residential Zones Under Normal Design Circumstances
Number of stories
Window type
1
2
3
4
5
Living/Family Room
7
12
19
29
41
Bedroom/Kitchen
5
9
14.5
21.5
30.5
Stained Glass,
Translucent and Clerestory
3.5
7.5
9.5
14.5
20.5
None
0
4.5
7
11
15.5
Notes:  All measurements are in feet.
    The tiering of stories is permitted according to the setback
      requirement of each story.
    The required setback from a public alley is 50% of the value shown
      in the table.
    The Director of Development Services shall determine the setback
      requirement for a building over five stories.
   C.   Maximum height requirements:
      1.   The height limitations for the R-G, R-3R, R-3, R-3P, R-4 R-5 and R-MH zones are shown in Table 15.17.070.F. In the case of a setback based on distance to a property with an R-1 zone, the building setback is measured from the closest point along the property line with the R-1 zone.
 
Table 15.17.070.F
Maximum Height Requirements for Multiple-family Residential Zones
Parameter
Reference Subsection
R-G, R-3R, R-3, R-3P, R-4, R-5 Zones
R-MH Zone
Maximum height limit within 50 feet of property with an R-1 zone classification
See
15.17.070.C.3
One-story
(20 feet)
35 feet
Maximum height limit between 50 feet and 100 feet of property with an R-1 zone classification
See
15.17.070.C.3
Two-story
(30 feet)
35 feet
Greater than 100 feet from a property with an R-1 zone classification
Unlimited
35 feet
      2.   If the multiple-family structures are down slope from an adjacent property that is zoned R-1 or R-1P and a grade differential of more than ten feet exists between the building pad elevations, the height limitations of the multiple-family structures are two stories within 50 feet of the R-1 or R-1P zoned property and three stories within 50 to 100 feet of the R-1 or R-1P zoned property. If a grade differential of more than 20 feet exists, a three-story multiple-family building is allowed within 50 feet of R-1 and R-1P zoned property.
      3.   In the multiple-family residential zones R-3, R- 3P, R-3R, R-4 and R-5, where subterranean parking is used, and such parking area is a basement as defined in Chapter 15.04, then the story above said basement shall be considered the first story of the structure.
   D.   Usable open space requirements:
      1.   In multiple-family developments in the R-G, R- 3R, R-3P, R-3, R-4 and R-MH zones, each dwelling unit shall be provided at least one area of private usable open space in the form of fenced or screened patios, decks, or balconies with minimum dimensions of at least six feet and a minimum area of at least 100 square feet. All such private open space areas may be counted on a one-for-one basis up to a total of one-third of the required open space.
      2.   In multiple-family developments in the R-5 zone, each dwelling unit shall be provided at least one area of private usable open space in the form of fenced or screened patios, decks, or balconies with a minimum dimensions of at least six feet and a minimum area of at least 67 square feet.  All such private open space areas may be counted on a one-for-one basis up to a total of one-third of the required open space.
      3.   First story patios, decks, or balconies that are elevated above natural grade by existence of subterranean parking or basement, shall not have dirt back-filled or deposited under the patios, decks, or balconies and retained within five feet of a property line. Patio decks or balconies elevated above natural grade shall be at least five feet from any property line.
      4.   Private usable open space shall not include any portion of off-street parking space, driveways, turnaround areas, required street setback area, or any accessory building or rooftops, except those portions thereof used for outdoor living or recreational purposes.
      5.   In R-5 zones only, and only in those R-5 developments containing no dwelling unit of over one bedroom, up to 25 percent of any landscaped or recreational area developed and maintained above grade on top of buildings or site structures may be counted as open space rather than as covered space in computing total site coverage, provided that the area so counted shall not total more than 50 percent of the required site open space.
      6.   In addition to private individual private open space areas as required by this subsection, multiple-family development shall also include common open space, as defined in Subsection 15.17.040.C, based on the number of units and bedroom mix in accordance with Table 15.17.070.G.
 
Table 15.17.070.G
Open Space Requirements per Unit for Multiple-family Residential Zones
R-G
R-3R
R-3/ R-3P
R-4
R-5
R-MH
No Bedrooms
600 sq. ft.
600 sq. ft.
400 sq. ft.
300 sq. ft.
200sq. ft.
750 sq. ft.
1 Bedroom
600 sq. ft.
600 sq. ft.
400 sq. ft.
300 sq. ft.
200 sq. ft.
750 sq. ft.
2 Bedrooms
800 sq. ft.
800 sq. ft.
600 sq. ft.
450 sq. ft.
300 sq. ft.
750 sq. ft.
3 Bedrooms
1,000
sq. ft.
1,000
sq. ft.
800 sq. ft.
600 sq. ft.
400 sq. ft.
750 sq. ft.
Additional bedrooms
200 sq. ft. each
200 sq. ft. each
200 sq. ft. each
150 sq. ft. each
100 sq. ft. each
N/A
   E.    Parking requirements:
      1.   Parking requirements for multiple-family dwellings in the R-G, R-3R, R-3, R-3P, R-4 and R-5 zone classifications shall be in accordance with Table 15.17.070.H.
 
Table 15.17.070.H
Parking Requirements per Unit for Multiple-family Residential Zones
R-G, R-3R, R-3, R-3P and R-4 Zones
R-5 Zone
No Bedrooms
1 1/4 garage or carport1spaces plus 1/2 space open guest parking
1 ¾ spaces, open or covered, per dwelling unit
1 Bedroom
1 1/2 garage or carport1 spaces plus 1/2 space open guest parking
2 spaces, open or covered, per dwelling unit
2 Bedrooms
1 3/4 garage or carport1 spaces plus 3/4 space open guest parking
2 ½ spaces, open or covered, per dwelling unit
3 or More Bedrooms
2 garage or carport1 spaces plus 1 space open guest parking
3 spaces, open or covered, per dwelling unit
1 In accordance with Section 15.17.080.B.2.b
      2.   Parking requirement reductions:
         a.   In R-5 zones only and only in those R-5 developments containing dwelling units of not more than one bedroom each, the required parking may be reduced upon the approval of a Conditional Use Permit to a minimum of not less than one space per two dwelling units.
         b.   In the R-3, R-4 and R-5 zones, a reduction to one space per four dwelling units may be granted to federally and state subsidized retirement complex with the approval of a Conditional Use Permit.  In reviewing the Conditional Use Permit, the factors to be considered shall include, but not be limited to, the projected population of the proposed development, the design of the building or development in relation to the ability to provide additional parking if needed, the possibility of contractual limitations on the ownership of vehicles, and the site's proximity to shopping facilities, schools, recreation, and cultural opportunities.
   F.   Fences and walls:
      1.   Fences and walls shall be regulated as outlined in Section 15.17.050.G.
      2.   A fence or wall over three feet in height and located within the required building setback area from a public street shall be subject to the approval of the Director of Development Services.
   G.   Landscaping:
      1.   All street and alley setbacks shall be landscaped except for pedestrian and vehicular access ways, parking areas, or other non-irrigated areas designed for non-development (e.g. existing native vegetation).
      2.   All open parking areas (e.g. non-structured, non-garage) shall be landscaped such that:
         a.   Planters with a total landscaped area equaling a minimum of 25 square feet per parking space, or 8% of the square footage of the open parking area, whichever is greater, shall be provided and distributed throughout the open parking area; and
         b.   Trees with a total shaded area (e.g. the area under the tree canopy or dripline 15 years after installation) equaling a minimum of 50% of the square footage of the open parking area shall be provided and distributed throughout the open parking area.
      3.   Landscaping and irrigation shall be provided for landscaped areas pursuant to Chapter 15.50 for the following:
      a.   Installation of new landscaped areas; or
      b.   Rehabilitation of existing landscaped areas where affected landscaped area is equal to or greater than 2,500 square feet.
      c.   Installation of a new landscape area or areas less than 2,500 sq. ft. in aggregate may opt to comply instead with the prescriptive measures contained in Chapter 15.50 Appendix A..
      d.   New or rehabilitated projects using treated or untreated graywater or rainwater captured on site, any lot or parcels within the project that has less than 2,500 square feet of landscape area and meets the lot or parcel’s landscape water requirement (Estimated Total Water Use) entirely with the treated or untreated graywater or through stored rainwater captured on site is subject only to Appendix A Section (5).
      4.   The governing documents of a common interest development (e.g. community apartment projects, condominium projects, planned developments, and stock cooperatives per Civil Code Section 1351) shall not prohibit or include conditions that have the effect of prohibiting the use of low-water use plants as a group or restricting compliance with a local water-efficient landscape ordinance or water conservation measure.
   H.   Development standards for the Mobile Home (R-MH) zone:
      1.   Any mobile home park shall have frontage on and vehicular access to a street having a minimum right-of-way width of 80 feet.  No vehicular access way shall be permitted except on such street and only one vehicular access way shall be permitted per street frontage.
      2.   A decorative wall shall normally be constructed and maintained around the perimeter of mobile home parks except that along any public street it shall be set at the rear of the required setback. Under most circumstances said wall shall be six feet in height, however, the requirement for fencing and the type and height of such fencing may be varied in conformance with special topographical conditions, existing fences, or specific design goals of the developer, subject to the approval of the Director of Development Services.
      3.   All required setbacks and all incidental open space within the mobile home park shall be landscaped and maintained in accordance with an approved landscaping plan.
      4.   Fire prevention and security features shall be provided in all mobile home parks as required by the Fire Chief.
(Ord. 3254 § 3, 2018; Ord. 3226 (part), 2016; Ord. 3134 (part),  2009; Ord. 2982, 2001)