A. Multi-Family Development Standards:
1. General Provisions: The specific purposes of the multiple residential district regulations are to:
a. Provide appropriately located areas for multiple-family dwellings that are consistent with the general plan and the standards of public health and safety established by this code;
b. Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, population density, traffic congestion and other adverse environmental impacts;
c. Provide sites for public and semipublic land uses needed to complement residential development or requiring a residential environment; and
d. Ensure the provisions of public services and facilities needed to accommodate planned population densities.
2. Development Standards: All multi-family housing projects shall comply with applicable site development standards of this code. In addition, the following standards shall apply to multi-family projects:
TABLE 2-13
MULTI-FAMILY DEVELOPMENT STANDARDS
Development Feature | Required Standards | |||||
Development Feature | Required Standards | |||||
Separation between buildings | 2 Units | 3 Or More Units | Between Accessory And Other Buildings | |||
15 ft. | 25 ft. | 15 ft. | ||||
Minimum dwelling unit size | Studio | 1 Bedroom | 2 Bedroom | 3 Bedroom And Larger | ||
500 sq. ft. | 650 sq. ft. | 750 sq. ft. | 1,000 sq. ft. | |||
Required open space: | 2 To 3 Units | 4 Or More Units | Waiver Of Private Open Space | |||
Private open space: Minimum square feet | 450 sq. ft. per unit 15 ft. (minimum dimension) | First floor: 150 sq. ft. per unit Second floor: 75 sq. ft. per unit | Private open space may be waived if the dwelling unit size of the units built is at least 200 sq. ft. larger than the minimum dwelling unit size specified above | |||
Common open space: Minimum size | All multi-family developments, with the exception of duplexes and triplexes (2 to 3 units), shall provide not less than 30% of the net site area as common usable open space | |||||
Required amenities: Number and size of required amenities | 2 To 3 Units | 4 To 10 Units | 11 To 50 Units | 51 To 100 Units | 101 To 200 Units | |
Private outdoor space 450 sq. ft. | 200 sq. ft. minimum space for each amenity | |||||
1 | 2 | 3 | 4 | |||
3. Common Usable Open Space Standards: Common usable open space shall meet the following requirements:
a. Usable open space areas shall not include rights of way, vehicle parking areas, areas adjacent to or between structures less than fifteen feet (15') apart, required front setbacks, private open space areas, or areas with slopes exceeding fifteen percent (15%);
b. Such areas shall be planted with turf or ground cover, or other landscape material that will control dust;
c. Such areas shall be screened from the streets and adjacent sites;
d. Common usable open space areas shall be unobstructed except by improvements that enhance the usability, such as swimming pools, fountains, sunshades, and plantings.
e. See table 2-13 of this section for common open space required.
4. Required Amenities: The following amenities are required for multi-family residential projects:
a. All multi-family housing developments shall provide recreational amenities with the site which may include: swimming pool and spa; fitness room, clubhouse; tot lot with play equipment; daycare center; picnic shelter/barbecue area with seating; court game facilities such as tennis, basketball, or racquetball, softball or baseball fields.
b. The type of amenities shall be reviewed and approved with the site plan and design review process for the project. Additional amenity(ies) may be required if the planning commission determines that the proposed amenity(ies) are not of a quality that is in keeping with the number of dwelling units/scope of the project.
c. See table 2-13 of this section for number and size of required amenities.
5. Landscaped Setback Required: A minimum landscape setback area of fifteen feet (15') as measured from the property line shall be provided along each street frontage of the project.
6. Permitted Installations Within The Required Building Setback Lines: Unless specifically regulated by another section of this code or the town code, permitted installations within the required building setback lines may include landscaping, garden walls, retaining walls, parking lots, recreational facilities (side and rear only), entry statements (decorative block/stucco, boulders, signage), sidewalks and driveways, underground utilities, lighting and similar fixtures.
7. Pedestrian Circulation: An interior walkway system with a minimum width of four feet (4') shall be incorporated into the project for the purposes of providing direct access to and from all individual dwelling units, trash storage areas, parking areas, recreational areas and other outdoor common areas.
8. Parking: The number of required parking spaces shall be in conformance with the parking code in chapter 9.33 of this title.
9. Laundry Facilities:
a. Common laundry facilities of sufficient number shall be provided (facilities are required to be accessible, consistent with the California building code); or
b. Each dwelling unit shall be plumbed and wired for a washing machine and dryer.
10. Lighting: The following areas shall be lighted during the hours of darkness in a manner consistent with the outdoor lighting ordinance:
a. Private streets and drive aisles;
b. Parking areas;
c. Walkways or pedestrian paths;
d. Individual dwelling entries;
e. Addresses;
f. Recreational facilities;
g. Active outdoor play areas; and
h. Project entryways.
11. Trash Enclosures: One trash enclosure per ten (10) units shall be located at convenient distances from the buildings they serve and sited to minimize visual and odor impacts to abutting properties.
12. Buffer Areas: There shall be a minimum fifteen foot (15') wide planted buffer between new multi-family residential development and existing single-family developments or single- family land use districts.
B. Multi-Family Site Design Guidelines:
1. Purpose: The council finds that the general quality of multi- family development throughout the town necessitates the implementation of better development standards than currently exist. The lack of architectural articulation, landscaping, proper parking accommodations, suitable amenity packages and other design features adversely affects the quality of life for multi-family development residents and adversely affects property values in these areas. Multi-family housing design standards are necessary to improve and maintain the quality of multi-family housing for the safety and benefit of residents and for the preservation of property values in the vicinity of multi-family neighborhoods.
Further, and in general, multi-family and cluster housing, because of their higher densities, tend to generate large parking areas and a decrease in private open space. If not properly designed, parking facilities can dominate the site and relegate open spaces to leftover areas not related to the structure and not useful to the residents. Multi-family developments surrounded by high walls and parking lots or rows of carports along public streets are examples of undesirable design features. These design standards are intended to mitigate these undesirable design features and promote a pleasant residential environment within the context of higher density development within the town.
2. Objectives: The following are objectives of the design standards:
a. Introduce a clear and consistent set of standards designed to assist the development community in comprehending the town's intent in regulating design quality and ensuring that long term interests of the community are met;
b. Create an environmentally based set of standards intended to realistically reflect natural constraints and development opportunities;
c. Enhance and preserve neighborhoods and property values by providing good quality design;
d. Improve site planning and appearance through the application of modern and creative solutions to commonly repeated design problems found throughout the town.
3. Site Planning And Design: Multi-family residential developments shall be sited to respond to and respect property views, site features, existing topography, dwelling unit privacy and any adjacent existing development. The following multi-family site planning standards shall be used to create a safe, neighborhood environment in the project area:
a. Integrate Structures Into Natural Landforms:
(1) Site grading shall recognize existing natural landforms and drainage patterns by providing an appropriate transition of architectural elements to grade. For example, in larger developments use the natural features as amenities by leaving natural drainage swales or rock outcroppings undisturbed and orienting buildings and open spaces around them.
(2) Building pads and vehicle circulation shall generally follow contour lines rather than cross them. When a building must cross contour lines, step building pads down the slope rather than mass grading the site.
(3) The grading plan shall direct and provide for an adequate flow of surface runoff to catch or retention basins while contouring the land to blend with existing conditions at the boundaries of the site.
b. Neighborhood Compatibility: New multi-family residential development shall relate to adjacent single-family residential districts in the following ways:
(1) By stepping down the scale, height and density of buildings at the edges of the development when surrounding neighborhoods are of lower density or smaller scale. Step the building down at the ends or sides nearest the single-family unit to a height approximately equal to that of the adjacent single-family residence (or of typical single-family residences in the vicinity if adjacent to an undeveloped single-family zoning district).
(2) By incorporating architectural elements and materials that are similar to those used in the neighborhood.
(3) By including a front yard that is similar to a single-family residence.
(4) By locating parking areas within the project interior or at the side or back when necessary to achieve the "residential front yard" appearance.
4. Entry Drives: The principal vehicular access into a multi- family development shall be through an entry drive rather than a parking drive. Entry drives provide access to parking areas free from parking and backing out movements, parking drives lead through parking stall areas and can be interrupted by vehicles pulling into or out of parking spaces. Colored, textured paving (i.e., interlocking pavers) treatment at the entry drives is encouraged.
a. Entry Statements:
(1) Entry Statement Standards: Projects with ten (10) or more units shall include vehicular and pedestrian entry statements that shall be consistent with the following:
(A) Provide one visually dominant entry to the development that conveys a sense of arrival;
(B) Entry statements shall provide an open view into the development with landscaping and project directories;
(C) Design the entry to provide a transition from the outside to an internal visual focus, such as landscaping, a water feature, sculpture or a building;
(D) Special attention shall be given to hardscape and landscape treatments at the entry to enhance the overall image of the development. An entry statement shall consist of at least two (2) of the following items:
(i) Hardscape structure (trellis, decorative, low garden wall with berming, guardhouse, decorative gate);
(ii) Specimen landscaping (large, distinctive vegetation, i.e., relocated Joshua trees) or mature trees;
(iii) Large boulder groupings;
(iv) Water saving and easy maintenance fountains;
(v) Textured or stamped concrete;
(vi) Monument signage with accompanying landscape and berming; or
(vii) Other comparable installations.
5. Clustering Of Units:
a. Consistent Application In Site Plan: The clustering of multi- family units shall be a consistent site planning element. Structures composed of a series of simple yet varied planes assure compatibility and variety in overall building form.
b. Perimeter Arrangement: Buildings shall be clustered to achieve a pleasing streetscape and visual variety at the perimeters of the development through variation in building siting, massing, orientation and landscaping.
c. Connections Between Building Clusters: In multi-building developments, pedestrian paths shall be provided to connect buildings in the development with one another, on site amenities and adjacent streets.
6. On Site Parking: In multi-family developments, there are generally three (3) ways to accommodate parking: parking drives, parking lots/courts, and garages within the residential structures. Projects with either long, monotonous parking drives or large, undivided parking lots are prohibited. The following standards shall be followed in the design of parking areas for multi-family developments:
a. Parking Lot Layout:
(1) In general, parking areas shall be visible from the residential units that utilize them.
(2) Locate required resident parking spaces convenient to the units they serve.
(3) The location of parking and drive aisles shall minimize the points of conflict between pedestrian and vehicular traffic.
b. Parking Area Landscaping:
(1) At least one landscape or shade tree shall be provided for every seven (7) spaces of open parking areas.
(2) Provide landscaped planters in parking areas to break up expanses of pavement.
(3) Parking drives, when located on the periphery of a project, tend to isolate the project from its surroundings. Perimeter parking drives are not desirable and shall be minimized. Where a parking area separates a group of dwellings from the street, pedestrian or bicycle paths consisting of contrasting paving material shall provide access from groups of dwellings to the street.
c. Parking Lots/Courts:
(1) Parking courts shall not contain more than two (2) adjacent double loaded parking aisles.
(2) The length of parking courts shall not exceed a length greater than one-half (1/2) the length of the lot where they are located.
(3) Parking courts shall be separated by structures or by a landscape buffer of at least thirty feet (30').
d. Garages/Carports:
(1) Incorporating carports into exterior project walls adjacent to streets is strongly discouraged.
(2) Provide a visual buffer between the fronts of carports and residential units by use of planting screens and/or architectural features.
(3) Provide landscaping on exposed sides of carport or garage structures.
e. Parking Within The Front Yard Building Setback: Parking may be located within the required front yard if it is completely screened from the street by either a landscaped hedge or a decorative, architectural screen wall, integrated into the architecture of the building by use of similar materials or accent treatments.
7. Connections Between Buildings: In multi-family developments with three (3) or more buildings, pedestrian paths to facilitate circulation between buildings shall be provided.
8. Access To Amenities: Provide a pedestrian path to facilitate access between residential units and parking areas, recreational facilities, mailboxes, common open space, and to connect the development to the townwide trails system where a project is adjacent to the system.
9. Arrangement Of Open Space: Required common open space shall be conveniently located for the majority of residents and private open spaces shall be located near the units they serve.
10. Visibility: Multi-family developments shall have secure open space areas and children's play areas that are visible from the units.
11. Location Of Amenities: Recreational amenities shall be located adjacent to designated open space areas wherever possible.
12. Landscaped Areas:
a. Landscaping Considerations: Landscaping is used to frame, soften and embellish the quality of the environment, to buffer units from noise or undesirable views, to break up large expanses of parking, and to separate frontage roads within the development from public streets. To accomplish these design objectives, a landscape needs vertical elements. Trees and tall shrubs are needed in addition to ground cover and can also be used to provide shading and climatic cooling of nearby residential units.
b. Landscape For Screening And Privacy: Landscaping shall be used to maximize the privacy of adjacent single-family residences. A minimum of twenty percent (20%) of the trees used for screening purposes shall be twenty four inch (24") box size when installed.
C. Multi-Family Architectural Design Guidelines:
1. Dwelling Unit Architecture:
a. General: New multi-family residential development shall relate to adjacent single-family residential districts in the following ways:
(1) By stepping down the scale, height and density of buildings at the edges of the development when surrounding neighborhoods are of lower density or smaller scale. Step the building down at the ends or sides nearest the single-family unit to a height approximately equal to that of the adjacent single-family residence, or of typical single-family residences in the vicinity if adjacent to an undeveloped single-family zoning district.
(2) By incorporating architectural elements and materials that are similar to those used in the neighborhood.
b. Architectural Style: While there is no particular architectural style required for multi-family residential structures, the focus shall be on the development of a high quality residential environment that provides variety and visual interest while still creating an overall unified image. Desert appropriate architectural styles shall be used to blend the development into the natural desert environment to the greatest extent possible. Desert appropriate styles will respond to desert conditions such as sun, wind, heat and cold. In selecting an architectural style, compatibility with surrounding character, including compatible building style, form, size, color, materials and roofline, shall be considered.
c. Architectural Unity And Variation: Within multi-family developments containing several buildings, a common architectural theme among the buildings must be evident so that a unified image is presented. Within the unified image, each building should contain some identifying feature(s) that sets it apart from other buildings in the development so that an occupant can readily identify his/her building.
(1) Unified Development Image: An overall unified image in a development with several buildings can be achieved through the use of common elements and/or materials. Multi-family buildings in such a context shall incorporate the following design principles:
(A) Building form, roofline and primary materials shall represent a common theme throughout the development;
(B) A similar architectural character shall be provided on all sides of a building. Repeat details on all sides of a building; make them appear functional and real;
(C) Forms, colors, architectural details and landscape materials shall be consistent throughout the development. Variations for the purpose of establishing individuality among buildings within a group shall be consistent with an overall palette of materials and colors;
(D) Building entries shall be integrated into the building architecture. Upper decks, balconies, stair towers, utility closets and mechanical screening shall be integrated into the building architecture rather than add on elements to a finished facade or roof;
(E) Interior and exterior storage areas shall be integrated into the building design to make them compatible with the building architecture;
(F) Massing and scale.
Compatibility with adjacent single-family residential development: Because multi-family developments are frequently taller than one story, their bulk can be imposing to surrounding uses, especially single-family residential uses. The scale of multi-family developments shall be considered within the context of their surroundings. This section is not intended to limit two-story buildings but to provide transitions in rooflines and articulation of buildings and rooflines. The scale of multi-family structures shall relate to adjacent single-family residential structures in a manner consistent with this code.
(2) Mitigating Mass And Scale Of Unarticulated Building Planes:
(A) Blank end walls are not allowed. Instead, end walls shall be given some form of articulation or architectural treatment.
(B) Balconies, porches, patios and chimneys shall be integrated into multi-family structures to break up large wall masses, and to offset floor setbacks.
(C) Long barrackslike multi-family structures shall be avoided through the use of separations, changes in roof plane, horizontal offsets, and the inclusion of elements such as balconies, varied floor elevations, awnings, porches and patios.
(3) Support Facilities, Compatibility With Primary Structures: Support facilities such as laundry facilities, recreation buildings, sales/lease offices or temporary sales offices within multi-family developments shall be consistent in architectural design, form, colors and materials with the residential structures.
(4) Detached Garages: Detached garages shall be designed as an integral part of the architecture of projects and shall be similar in style, form, scale, color, detailing and materials to the primary structure.
(5) Dwelling Unit Access And Entries:
(A) Use In Providing Facade Articulation: Entry areas shall be utilized to articulate building faces through recesses, covered porches, or other architectural treatments in such a manner as to increase the sense of arrival.
(B) Provide Shelter: Entries shall provide shelter from natural elements such as sun, rain and wind.
(C) Shared Entries: Access points to residential units shall be clustered in groups of four (4) or less. The use of long, monotonous balconies and corridors resulting in a "motel" type of appearance is discouraged.
(D) Visibility: Whenever possible, entrances to individual residential units shall be plainly visible from the parking areas that serve them.
(E) Maximize Privacy: Entries to individual units shall be spaced as far apart as possible to maximize privacy.
(6) Roof: The pitch and form of roofs are a visible community feature. A range of roof forms and roof pitches can add an appealing visual impact to the community streetscape.
(A) Roof Overhangs: Broad roof overhangs when compatible with the basic architectural theme of the structure are recommended to produce interest and to respond to climatic conditions, especially when used in combination with courtyards, porch enclosures, balconies and recesses.
(B) Roof Materials: The roofing material shall be constructed of nonreflective fire retardant materials and exhibit muted earth tones.
(7) Exterior Stairs, Integrate With Building Architecture:
(A) In new buildings, simple, clean, bold projections of stairways integrated into the building architecture are encouraged to complement the architectural massing and form of the multi-family structure.
(B) Stairways integrated into the building architecture are encouraged in order to provide protection from natural elements such as sun and wind.
(C) Where modifications to existing multi-family residential structures include the addition of stairways, thin looking, open metal, prefabricated metal stairways shall be avoided. Instead, materials similar to the exterior of the building shall be used to architecturally link the stairway to the building.
(8) Walls And Fences: Fencing requirements shall remain flexible, but installations shall take advantage of the natural features of the site like topography and vegetation.
(A) Privacy Screening: Closed privacy fencing should be limited to the immediate area around the private open space areas or outbuildings. If wood fencing is proposed, the fencing shall be designed to withstand the frequent high desert winds. Chainlink is not permitted.
(B) Private Courtyards: Private open space courtyards utilizing decorative walls providing shelter from wind are strongly encouraged.
(C) Materials Within Front And Street Side Yard: All walls and fences within the front yard or street side yard setback area shall be constructed of decorative materials such as split face or slump stone block, river rock or other similar materials that complement the materials used on the building or as approved by the commission.
(D) Property Line Fencing: Property line walls and fences shall be constructed of decorative materials such as rail fencing or split face block or slumpstone, or incorporate decorative enhancements such as caps or pilasters. Property line fencing with unadorned solid wood or cinder block is prohibited.
(E) Articulation: Where any solid wall or fence exceeds forty feet (40') in length, the wall or fence shall be visibly articulated by pilasters or changes in the wall plane such as insets for plantings. Such articulation shall occur at a minimum of forty foot (40') intervals. All walls shall incorporate decorative caps.
2. Building Color:
a. Colors should be muted and lighter in value. Primary, bright, and fluorescent colors shall be avoided.
D. Multi-Family Infill In Single-Family Neighborhoods: New multi- family developments shall be integrated into an existing single- family neighborhood so that they are compatible with adjacent structures and fit within the context of the existing neighborhood. Below are additional standards for these developments:
1. Architectural Compatibility: New multi-family developments in existing single-family neighborhoods shall incorporate the architectural characteristics and maintain the scale of existing single-family structures on the site and on adjacent property; for example, building height, window and door detailing, facade decoration, materials, color, roof style, roof pitch, porches, etc.
2. Front Setbacks: Front setbacks for new multi-family developments in existing single-family neighborhoods shall be equal to or greater than the average front setbacks for the two (2) adjacent properties. If one or both of the adjacent properties are vacant, then the average front setback shall be calculated on the next adjacent occupied properties.
3. Site Design: The site design of new multi-family developments in existing single-family neighborhoods shall reflect the development patterns and scale of development of the surrounding neighborhood and any existing on site single-family structures, in terms of vehicular and pedestrian circulation, access, parking and landscaping. Any substandard conditions existing on the site shall be brought up to standard with the new development. (Ord. 253, 12-16-2014)