HomeMy WebLinkAbout91-134 - Resolutions RESOLUTION NO. 91-134
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF
DEVELOPMENT CODE AMENDMENT 91-02, AMENDING TITLE 17 OF
THE RANCHO CUCAMONGA MUNICIPAL CODE REGARDING VARIOUS
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR
MULTI-FAMILY RESIDENTIAL DISTRICTS, AND MAKING FINDINGS
IN SUPPORT THEREOF.
A. Recitals.
(i) The City of Rancho Cucamonga has filed an application for
Development Code Amendment 91-02 as described in the title of this
Resolution. Hereinafter in this Resolution, the subject Development District
Amendment request is referred to as "the application. "
(ii) On April 24, and continued to May 8, June 12, July 10, August
14, August 22, and September 11, 1991, the Planning Commission of the City of
Rancho Cucamonga conducted duly noticed public hearings on the application.
On September 11, 1991, the Commission concluded said hearings.
(iii) All legal prerequisites to the adoption of this Resolution have
occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the
Planning Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts
set forth in the Recitals, Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Commission
during the above-referenced public hearings on April 24, May 8, June 12,
July 10, August 14, and September 11, 1991, including written and oral staff
reports, together with public testimony, this Commission hereby specifically
finds as follows:
a) That the Amendment will provide for development of a
comprehensively planned urban community within the District that is superior
to development otherwise allowable under alternate regulations; and
b) That the Amendment will provide for development within the
District in a manner consistent with the General Plan and with related
development and growth management policies of the City.
3. Based upon the substantial evidence presented to this Commission
during the above-referenced public hearings and upon the specific findings of
facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and
concludes as follows:
PLANNING COMMISSION RESOLUTION NO. 91-134
DCA 91-02 - CITY OF RANCHO CUCAMONGA
September 11, 1991
Page 2
a) The Amendment is in conformance with the General Plan.
b) The Amendment will not create a significant adverse effect
on the environment.
4. This Commission hereby finds and certifies that the project has
been reviewed and considered in compliance with the California Environmental
Quality Act of 1970 and, further, this Commission hereby recommends to the
City Council that a Negative Declaration be issued.
5. Based upon the findings and conclusions set forth in paragraphs
1, 2, 3, and 4 above, this Commission hereby resolves as follows:
(a) The Planning Commission hereby recommends that the City
Council approve and adopt Development Code Amendment 91-02 to modify the
Municipal Code per the attached Ordinance.
(b) That a Certified Copy of this Resolution and related
material hereby adopted by the Planning Commission shall be forwarded to the
City Council.
6. The Secretary to this Commission shall certify to the adoption
of this Resolution.
APPROVED AND ADOPTED THIS 11TH DAY OF SEPTEMBER 1991.
PLANNING COMMA/SION OF THE CITY OF RANCHO CUCAMONGA
if
BY: ALL. L'`, Skald
r L-rry T� cNiel, Chairman
4//r ATTEST: - �,ff 0,
BraW, ry
I, Brad Buller, Secretary of the Planning Commission of the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and
regularly introduced, passed, and adopted by the Planning Commission of the
City of Rancho Cucamonga, at a regular meeting of the Planning Commission held
on the 11th day of September 1991, by the following vote-to-wit:
AYES: COMMISSIONERS: CHITIEA, MCNIEL, MELCHER, VALLETTE
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: TOLSTOY
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT CODE
AMENDMENT 91-02, AMENDING TITLE 17 OF THE RANCHO
CUCAMONGA MUNICIPAL CODE, REGARDING VARIOUS DEVELOPMENT
STANDARDS AND DESIGN GUIDELINES FOR MULTI-FAMILY
RESIDENTIAL DISTRICTS, AND MAKING FINDINGS IN SUPPORT
THEREOF.
A. Recitals.
(i) On April 24 and continued to May 8, June 12, July 10, and August
14, August 22, and September 11, 1991, the Planning Commission of the City of
Rancho Cucamonga conducted a duly noticed public hearing with respect to the
above-referenced Development Code Amendment. Following the conclusion of said
public hearing on September 11, 1991, the Planning Commission adopted
Resolution No. 91-134, thereby recommending that the City Council adopt
Development Code Amendment No. 91-02.
(ii) On , 19 , the City Council of the City of
Rancho Cucamonga conducted a duly noticed public hearing and concluded said
hearing prior to its adoption of this Ordinance.
(iii) All legal prerequisites prior to the adoption of this Ordinance
have occurred.
B. Ordinance.
The City Council of the City of Rancho Cucamonga ordains as follows:
Section 1: This Council hereby specifies and finds that all of the
facts set forth in the Recitals, Part A, of the Ordinance are true and
correct.
Section 2: This Council hereby finds and certifies that the project
has been reviewed and considered in compliance with the California
Environmental Quality Act of 1970, and further, this Council hereby issues a
Negative Declaration.
Section 3: The Rancho Cucamonga City Council finds as follows:
a) The proposed Amendment would not have significant adverse
impacts on the environment nor the surrounding properties;
and
b) The proposed Amendment is in conformance with the General
Plan.
Section 4: The City Council of the City of Rancho Cucamonga hereby
approves Development Code Amendment 91-02 as follows:
CITY COUNCIL ORDINANCE NO.
DCA 91-02 - CITY OF RANCHO CUCAMONGA
Page 2
a) Title 17 of the Rancho Cucamonga Municipal Code is hereby
amended by modifying Table 17.08.040B - Basic Development
Standards, and Table 17.08.040C - Optional Development
Standards, attached hereto as Exhibits "A" and "B" and
incorporated herein by this reference.
b) Title 17 of the Rancho Cucamonga Municipal Code is hereby
amended by modifying Section 17.08.040G - Recreation
Area/Facility, attached hereto as Exhibit "C" and
incorporated herein by this reference.
c) Title 17 of the Rancho Cucamonga Municipal Code is hereby
amended by modifying Section 17.08.040K - Visitor Parking,
attached hereto as Exhibit "D" and incorporated herein by
this reference.
d) Title 17 of the Rancho Cucamonga Municipal Code is hereby
amended by adding a new Section 17.08.040E, and Table
17.08.040(E) - Building Separations Standards, attached
hereto as Exhibit "E" and incorporated herein by this
reference, and all subsequent sections renumbered
accordingly.
e) Title 17 of the Rancho Cucamonga Municipal Code is hereby
amended by adding Section 17.08.040R - Amenities, attached
hereto as Exhibit "F" and incorporated herein by this
reference.
f) Title 17 of the Rancho Cucamonga Municipal Code is hereby
amended by modifying Section 17.08.050F1d(3) - Absolute
Policies, to read as follows:
An entire site plan shall be oriented so that the
activities and functions are aligned hierarchically -
placing those least compatible furthest from the
common boundary between land uses and those most
compatible near that boundary (i.e. , single story
adjacent to single story) .
g) Title 17 of the Rancho Cucamonga Municipal Code is hereby
amended by modifying Section 17.08.090 - Design Guidelines,
attached hereto as Exhibit "G" and incorporated herein by
this reference.
Section 5: The City Clerk shall certify to the adoption of this
Ordinance and shall cause the same to be published within 15 days after its
passage at least once in the Inland Valley Daily Bulletin, a newspaper of
general circulation published in the City of Ontario, California, and
circulated in the City of Rancho Cucamonga, California.
TABLE 17.08.040 - B BASIC DEVELOPMENT STANDARDS
(N/R= Not Required) VL L LM M MH H
LOT AREA: 22500 8000 6000 3AC 3AC 3AC
Minimum Net Acerage (L) (L) (L)
MINIMUM NET 20000 7200 5000 3AC 3AC 3AC
(L) (L) (L)
NUMBER OF DWELLING UNITS (A)
Permitted per acre UPTO2 UpTo4 UpTo6 UpTo11 UpTo19 UpTo27
MINIMUM DWELLING UNIT SIZE:(I)
Single Family Attached and 1,000 SOFT. (H) Regardless Of District
Detached Dwelling
MULTIPLE FAMILY DWELLINGS(J)
EFFICIENCY/STUDIO 550 SOFT. Regardless Of District
ONE BEDROOM 650 SO.FT. Regardless Of District
TWO BEDROOM 800 SQ.FT. Regardless Of District
THREE OR MORE BEDROOMS 950 SOFT. Regardless Of District
LOT DIMENSIONS - - -
Minimum width(@ Required 90 Avg. 65 Avg. 50 Avg. N/R N/R N/R
Front Setback) Vary+/- 10 Vary+/- 5 Vary+/- 5
MINIMUM CORNER LOT WIDTH 100 70 50 N/R N/R N/R
MINIMUM DEPTH 150 100 90 N/R N/R N/R
MINIMUM FRONTAGE 50 40 30 100 100 100
(@ Front Property Line)
MINIMUM FLAG LOT FRONTAGE 30 20 20 50 50 50 -
(@ Front Property Line)
SETBACKS:(B)
Front Yard (C,E) 42 Avg. 37 Avg. 32 Avg. 37 Avg N/R N/R
VARY+/-5 VARY+/-5 VARY+/-5 VARY+/-5
CORNER SIDE YARD 27 27 22 27 N/R N/R•
INTERIOR SIDE YARD 10/15 5/10 5/10 10 N/R N/R
(D)
REAR YARD 30 20 15 J 10 N/R N/R
AT INTERIOR SITE BOUNDARY 30/5 20/5 15/5 1(5/5 15/5 15/5
( Dwelling UniVAccessory Bldg.) (D) (D) (D)
EXHIBIT " A l "
TABLE 17.08.040 - B BASIC DEVELOPMENT STANDARDS (Continued)
(N/R = Not Required) L LM M I MH H
RESIDENTIAL BUILDING SEPARATIONS N/R N/R Required Per Section 17.08.040-E
HEIGHT LIMITATIONS 35 35 35 35 40 55
(F) (F) (F)
LOT COVERAGE ( maximum%) 25% 40% 50% 50% 50% 50%
OPEN SPACE REQUIRED
Private Open Space 2,000/N/R 1,000/ N/R 300/150 225/150 150/100 150/100
(Ground Floor/Upper Story Unit)
COMMON OPEN SPACE (A)
(Minimum %) N/R N/R N/R 30% 30% 30%
USEABLE OPEN SPACE (A)
(Private and Common) 65% 60% 40% 35% 35% 35%
RECREATION AREA/FACILITY N/R N/R N/R Required Per Section 17.08.040-H
LANDSCAPING (G) (G) (G) Required Per Section 17.08.040-G
AMENITIES N/R N/R N/R Required Per Section 17.08.040-R
A. EXCLUDING LAND NECESSARY FOR SECONDARY STREETS AND ARTERIALS AND IN HILLSIDE AREAS SHALL BE DEPENDENT ON THE
SLOPE/CAPACITY FACTOR CONTAINED IN SECTION 17.24.080-B .
B. AS MEASURED FROM THE ULTIMATE CURB FACE ON PUBLIC AND PRIVATE STREETS.REFER TO TABLE 17.08.040-D FOR ADDITIONAL SETBACK.
C. VARIABLE FRONT YARDS ALLOWED PURSUANT TO SECTION 17.08.060-H.
D. ADD TEN (10)FEET IF ADJACENT TO VL,L OR LM DISTRICT .
E. LESS THAN EIGHTEEN(18)FEET FROM BACK OF SIDEWALK REQUIRES AUTOMATIC GARAGE DOOR OPENERS.
F. LIMIT ONE(1)STORY WITHIN ONE HUNDRED(100)FEET OF VL OR L DISTRICT FOR MULTIPLE FAMILY DWELLING.
G. PERIMETER LANDSCAPING AND INTERIOR STREET TREES .
H. A SINGLE FAMILY DETACHED DWELLING LESS THAN ONE THOUSAND(1000)SQUARE FEET MAY BE AUTHORIZED WHEN A DEVELOPMENT
EXHIBITS INNOVATIVE QUALITIES IN TRACT ,PLOT AND ARCHITECTURAL DESIGN THROUGH THE APPROVAL OF A CONDITIONAL USE PERMIT .
I. SENIOR CITIZENS PROJECTS ARE EXEMPTED FROM THIS REQUIREMENT .
J. TO ASSURE THAT SMALLER UNTS ARE NOT CONCENTRATED IN ANY ONE AREA OR PROJECT,THE FOLLOWING PERCENTAGE LIMITATIONS OF
THE TOTAL NUMBER OF UNITS SHALL APPLY:TEN(10)PERCENT FOR EFFICIENCY/STUDIO AND THIRTY FIVE(35)PERCENT FOR ONE
BEDROOM OR UP TO THIRTY FIVE(35)PERCENT COMBINED .SUBJECT TO A CONDITIONAL USE PERMIT .THE PLANNING COMMISSION MAY
AUTHORIZE A GREATER RATIO OF EFFICIENCY OR ONE(1)BEDROOM UNITS WHEN A DEVELOPMENT EXHIBITS INNOVATIVE DESIGN
QUALITIES AND A BALANCE MIX OF UNIT SIZES AND TYPES .
K. IN HILLSIDE AREAS.HEIGHTS SHALL BE LIMITED TO THIRTY(30)FEET AS SPECIFIED IN SECTION 17.24.070-D.1 .
L. ON EXISTING LOTS OF RECORD,PARCELS LESS THAN THREE(3)ACRES AND LESS THAN THE REQUIRED MINIMUM FRONTAGE MAY ONLY BE
DEVELOPED AT THE LOWEST END OF THE PERMITTED DENSITY RANGE .
EXHIBIT " AX'
TABLE 17.08.040 - C OPTIONAL DEVELOPMENT STANDARDS
(WR= Not Required) - L LM M - MH H
MINIMUM SITE AREA
(Gross) 5AC SAC SAC 5AC SAC
LOT AREA Variation Variation
(Minimum Net Average) Required (I) Required SAC SAC
NUMBER OF DWELLING UNITS(A)
(Permitted per Acre) Up To 4 Up To 8 Up To 14 Up To 24 Up To 30
MINIMUM DWELLING UNIT SIZE:(J)
Single Family Attached and 1,000 SOFT. (G) Regardless Of District
Detached Dwelling
MULTIPLE FAMILY DWELLINGS (K)
EFFICIENCY/STUDIO N/R 550 SOFT. Regardless Of District
ONE BEDROOM N/R 650 SO.Ff. Regardless Of District
TWO BEDROOM N/R 800 SOFT. Regardless Of District
THREE OR MORE BEDROOMS N/R 950 SO.Fi. Regardless Of District
LOT DIMENSIONS -
Minimum width(@ Required Variation (I) Variation N/R N/R
Front Setback) Required Required
MINIMUM DEPTH Variation Required In N/R N/R
Single Family Subdivisions
SETBACKS:(B)
Local Street 42 AVG. (I) 42 AVG. 42 AVG. 47 AVG.
VARY+/-5 VARY+/-5 VARY+/-5 VARY+/-5
PRIVATE STREET OR DRIVEWAY 32 AVG. 15 AVG. - 5 5 5
VARY+/-5 VARY+/-5
(E) (E) (E) (E)
CORNER SIDE YARD 17 10 5 N/R N/R
(E) (E) (E)
INTERIOR SIDE YARD 5/10 (I) 10 N/R N/R
- (H) (D,H)
AT INTERIOR SITE BOUNDARY 20/5 15/5 20/5 20/5 20/5
(Dwelling Unit/Accessory Bldg.) (D) (D) (D)
EXHIBIT " B I "
TABLE 17.08.040 - C OPTIONAL DEVELOPMENT STANDARDS (Continued)-
(N/R= Not Required) L LM M MH • H
RESIDENTIAL BUILDING SEPERATIONS 25 25 Required Per Section 17.08.040-E
OTHER 10 10 Required Per Section 17.08.040-E
HEIGHT LIMITATIONS 35 35 35 40 55
(C) (C) (C)
OPEN SPACE REQUIRED
Private Open Space 1,000/N/R 300/150 225/150 150/100 150/100
(Ground Floor/Upper Story Unit)
COMMON OPEN SPACE (A)
(Minimum %) 5% 10% 35% 35% 35%
USEABLE OPEN SPACE (A)
(Private and Common) 60% 45% 40% 40% 40%
RECREATION AREA/FACILITY N/R Required Pursuant To Section 17.08.040-H
LANDSCAPING (F) Required Pursuant To Section 17.08.040-G
FRONT YARD LANDSCAPING Required Pursuant To Section 17.08.040-F
ENERGY CONSERVATION N/R Required Pursuant To Section 17.08.040-I
-
AMENITIES N/R N/R Required Per Section 17.08.040-R
A. EXCLUDING LAND NECESSARY FOR SECONDARY STREETS AND ARTERIALS AND IN HILLSIDE AREAS SHALL BE DEPENDENT ON THE
SLOPE/CAPACITY FACTOR CONTAINED IN SECTION 17.24.080.040-B .
B. AS MEASURED FROM THE ULTIMATE CURB FACE ON PUBLIC AND PRIVATE STREETS.REFER TO TABLE 17.24.08.040-0 FOR ADDITTIONAL
SETBACK INFORMATION.
C. LIMIT ONE(1)STORY WITHIN ONE HUNDRED(100)FEET OF VL OR L DISTRICT FOR MULTIPLE FAMILY DWELLING .
D. ADD TEN (10)FEET IF ADJACENT TO VL,L OR LM DISTRICT
E. LESS THAN EIGHTEEN(18)FEET FROM BACK OF SIDEWALK WITHIN CONDOMINUM.TOWNHOUSE OR APARTMENT REQUIRES AUTOMATIC
GARAGE DOOR OPENERS.GARAGE SETBACK IS TEN(10)FEET MINIMUM IF SIDE ENTRY GARAGE ARE USED PURSUANT TO SECTION 17.08.040-M
WITHIN SINGLE FAMILY DETACHED/SEMI DETACHED DEVELOPMENT.
F. PERIMETER LANDSCAPING AND INTERIOR STREET TREES .
G. A SINGLE FAMILY DETACHED DWELLING LESS THAN NINE HUNDRED(900)SQUARE FEET WILL REQUIRE THE APPROVAL OF A CONDITIONAL
USE PERMIT PURSUANT TO SECTION 17.08.030 .
H. ZERO LOT LINE DWELLINGS PERMITTED PURSUANT TO SECTION 17.08.040-P .
I. REFER TO TABLE 17.08.040-C.1 AND TABLE 17.080.040-C.2 .
J. SENIOR CITIZENS PROJECTS ARE EXEMPTED FROM THIS REQUIREMENT .
K. TO ASSURE THAT SMALLER UNTS ARE NOT CONCENTRATED IN ANY ONE AREA OR PROJECT,THE FOLLOWING PERCENTAGE LIMITATIONS OF
THE TOTAL NUMBER OF UNITS SHALL APPLY:TEN(10)PERCENT FOR EFFICIENCY/STUDIO AND THIRTY FIVE(35)PERCENT FOR ONE
BEDROOM OR UP TO THIRTY FIVE(35)PERCENT COMBINED .SUBJECT TO A CONDITIONAL USE PERMIT .THE PLANNING COMMISSION MAY
AUTHORIZE A GREATER RATIO OF EFFICIENCY OR ONE(1)BEDROOM UNITS WHEN A DEVELOPMENT EXHIBITS INNOVATIVE DESIGN
QUALITIES AND A BALANCE MIX OF UNIT SIZES AND TYPES .
L. IN HILLSIDE AREAS , HEIGHTS SHALL BE LIMITED TO THIRTY(30)FEET AS SPECIFIED IN SECTION 1724.070-D.1 .
EXHIBIT II B211
Section 17.08.040 - G
G Recreational Area/Facility. Where required in Table 17.08.040 - C , developer
shall provide recreational amenities in conjunction with common open space
as follows :
1. Development consisting of 30 units or less shall provide three of the
following recreational amenities :
(a) Large open lawn area , one of the dimension shall be a minimum of
50 feet .
(b) Enclosed tot lot with multiple play equipment.
(c) Spa or pool .
(d) BBQ facility equipped with grill , picnic benches , etc .
2. Development consisting of 31 units to 100 units shall provide another set
of recreational amenities as described in Section 17.08.040 - G1 , or
equivalent , as approved by the Planning Commission .
3. Development consisting of 101 units to 200 units shall provide five of the
following recreational amenities . or equivalent , as approved by the
Planning Commission :
(a) Large open lawn , one of the dimension shall be a minimum of 100
feet.
(b) Multiple enclosed tot lots with multiple play equipment.The tot lots
shall be conveniently located throughout the site. The number of tot
lots and their location shall be subject to Planning Commission
review and approval.
(c) Pool and spa .
(d) Community multi-purpose room equipped with kitchen, defined
areas for games, exercises , etc.
(e) BBQ facilities equipped with multiple grills, picnic benches, etc. The
BBQ facilities shall be conveniently located throughout the site. The
number of BBQ facilities and their location shall be subject to
Planning Commission review and approval.
(f) Court facilities ( e.g. tennis, volleyball, basketball, etc.).
(g) Jogging/walking trails with exercise stations.
4. For each 100 units above the first 200 units, another set of recreational
amenities as described in Section 17.08.040 - G3 shall be provided.
5. Other recreational amenities not listed above may be considered subject to
Planning Commission review and approval.
6. Related recreational activities may be grouped together and located at any
one area of the common open space.
7. Dispersal of recreational facilities throughout the site shall be required for
development with multiple recreational facilities.
8. All recreation areas or facilities required by this section shall be
maintained by private homeowner's association , property owner or
private assessment districts.
EXHIBIT " C "
Section 17.08.040 - K.
K Visitor Parking. For projects with private streets or driveways , visitor parking
required by Section 17.12.040 shall be provided in off-street visitor parking
bays within 150 feet of all dwelling units . Visitor parking shall be clearly
delineated through proper s e to the satisfaction of the City Planner.
Signage may include , but is not ited to: pavement marking , free standing
sign designating the stalls as visitor parking , and directory signs guiding
visitors to the visitor parking area.
EXHIBIT " D „
Section 17.08.040 - E
K ull
Bdtng SenaraHnnc Where required in Table 17.08.040 - B and C . this
section sets forth minimum requirements for building separation and setback
standards. .
TABLE 17.08.040 - E BUILDING SEPARATION AND SETBACK STANDARDS
DISTRICTS
• BUILDING SEPARATION AND SETBACK(A) M(C) MH (C) H (C)
( in feet )
BUILDING TO BUILDING (B)
1. FRONT TO FRONT
a. No patio or recessed patio 30 30 30
b. Between patio fence/wall less than 5 ft. in height(F)
- without sidewalk (F) 10 10 10
- with sidewalk (F) 15 15 15
c. Between patio fence/wall more than 5 ft. in height 20 20 20
d. Between balconies above patio fence/wall more
than 5 ft. in height 20 20 20
e. Between a patio fence/wall and a building wall i 20 20 20
• I. With common patio fence/wall 30 30 30
2. OTHER 15 15 15
•
BUILDING TO ONE-STORY DETACHED
GARAGE/CARPORT OR OTHER ACCESSORY 15 15 15
STRUCTURES(E)
BUILDING TO CURB (E) 15(D) 15 (D) 15 (D)
BUILDING TO CURB AT PROJECT ENTRY (patio wall 20 20 25
or fence shall not project into the setback area)
(A) BUILDING SHALL MEAN DWELLING UNITS.
(B) BUILDING SEPARATION STANDARDS FOR BUILDING TO BUILDING SHALL BE FOR
TWO-STORY DEVELOPMENT ONLY.
(C) ADD TEN FEET FOR EACH FLOOR/STORY ABOVE THE SECOND FLOOR/STORY FOR
THREE OR MORE SiORY BUILDINGS.
(D) ADD FIVE FEET FOR EACH FLOOR/STORY ABOVE THE SECOND FLOOR/S 1ORY UP TO
A MAXIMUM OF TWENTY-FIVE FEET FOR THREE OR MORE STORY BUILDINGS .
(E) PATIO WALL/FENCE AND PEDESTRIAN WALKWAY MAY PROJECT INTO THE SETBACK
AREA PROVIDED A MINIMUM 10 FOOT AREA SHALL BE MAINTAINED FREE AND
CLEAR FOR LANDSCAPING.
(F) BETWEEN BALCONIES ADD 5 FEET .
EXHIBIT " E I "
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EXHIBIT " Ea(
Section 17.08.040 - R
R Amenities.To enhance quality of life for multi-family development, additional
amenities shall be required as follows:
1. Storage space. Each unit shall be provided with a minimum of 125
cubic feet of exterior lockable storage space. The storage space shall be
located outside of the dwelling at grade or floor level and easily accessible
by the residents. The design of the exterior storage space shall be
architecturally integrated and/or compatible to the dwellings. The
individual storage space units can be located within the fully enclosed
garages designated for that dwelling unit.
2. Laundry facility. Each unit shall be provided with a hook- up for washing
machine and clothes dryer in the interior of the dwelling ; or , common
laundry facilities shall be provided and be equipped with washing
machines and clothes dryers at a rate of one washing machine and clothes
dryer per five units. Common laundry facilities should be conveniently
located for all residents within the complex. Common laundry facilities
can be within freestanding buildings , attached to dwelling units or within
the recreation room. The design of the common laundry facilities shall be
architecturally compatible to the dwellings.
EXHIBIT " F "
Section 17.08.090
Section 17.08.090 General Design Guidelines
A. Intent. The intent of the guidelines is to assist the developer in understanding and
comp ying with the City's standards for building and site design. The guidelines are
based upon corn munity design goals as expressed in the General Plan, and encourage
the orderly and harmonious appearance of structures and property along with
associated facilities, such as signs, landscaping, parking areas, and streets. The
guidelines establish a high standard for design quality but are flexible enough to
allow individual expression and imaginative solutions.
B. Applicability. The provisions of this section shall apply to all development within
all residential districts, unless otherwise specified herein. Any addition,
remodeling, relocation or construction requiring a building permit within any
residential district subject to Development/Design Review pursuant to Chapter
17.06 shall adhere to these guidelines where applicable.
C. Site Plan Design
1. Existing Site Conditions. Natural features should be used to an advantage as
design elements; such as, mature vegetation, landforms, .drainage courses,
grading, rock outcroppings and views. Conversely, undesirable site features
can be minimized through proper site planning and building orientation.
2. Building Orientation. Placement of the buildings shall be done in a manner
compatible with surrounding existing and planned uses and buildings. The
setback from streets and adjacent properties should relate to the scale of the
proposed building. Larger buildings require more setback area for a balance
-102-
EXHIBIT " G "
Section 17.08.090
of scale and compatibility with adjacent uses. Buildings should be oriented
along a north-south axis, as much as possible, to encourage energy
conservation. For multi-family development, attached dwellings should be
provided with relief and a sense of variety. This could be achieved by
staggering the units. The placement of buildings should relate to one another
and create a variety of view orientation for increased interest and openness.
This could be achieved by skewing or angling the buildings. Buildings should
be cluster around corn mon facilities.
3. Access/Circulation. The access and circulation should be designed to provide
a sate and etticient system for vehicles and pedestrians. Points of access
shall comply with city access regulations and shall not conflict with other
planned or existing access points. Two points of access shall be provided for
all but the smallest residential developments. The circulation system should
be designed to reduce conflicts between vehicular and pedestrian traffic,
minimize impacts on adjacent properties, combine access where possible, and
provide adequate maneuvering areas. Curvilinear streets are encouraged
whenever possible. Vehicular and pedestrian traffic shall be separated, to the
extent possible, through the use of a continuous system of public and private
sidewalks.
4. Parking Areas. Parking areas should be designed to minimize visual
disruption of the overall project design. Parking areas should be screened
from streets through combinations of mounding,landscaping,low profile walls
and grade separations. The design of parking areas should also minimize auto
noise, glare, and increases in ambient air temperature. This can be
accomplished through sound walls, screening with fences or hedges, trees, and
separation of parking spaces and driveways from residences.
(a) Site Design: Openness, reduced structure mass and convenience of
use should be characteristics of parking area design as implemented
by the following:
o Parking areas (open and covered) shall be designed to provide
parking spaces conveniently located to the units they are
intended to serve.
o Long, unbroken lines of opposing garages/carports on each
side of a drive aisle should be avoided. This type of design
results in a "constricted alley" atmosphere.
o Free standing garages/carports should be located not to
disrupt the primary view of residential structures.
o Views to landscaped areas should be maintained at the ends of
drive aisles. Vistas should not be obscured by facing garages
or carports.
o Planter breaks and special paving should be included along the
parking aisles. These features add interesting patterns to the
driveway/parkway area rhythm.
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o In order to open up more of the parking area to adjacent
landscaped areas and reduce the "alley" effect along the drive
aisle, offset facing garages/carports are encouraged on
lengthy drive aisles.
(b) Architecture: Garage and carport structures should exhibit designs
which are compatible, supportive and fully integrated into the
overall architectural theme as implemented through the following
provisions:
o Long structures present difficulties in keeping proportions
appropriate with the original design intent on the main
structures, and therefore, the garage/carport structures
should be limited to 8-12 cars.
o Recognize garage doors as an element of design rhythm and
use to create varying patterns. Extensive use of single width
garage doors should be avoided. The perception of increased
density can result from a parking area with large numbers of
garage doors. An overly repetitious pattern of doors can be
monotonous and should be avoided.
o "Flimsy", "stick-like" carport designs which portray an add-
on, non-permanent perception are of desirable characteristics
of a parking area. Substantial design elements should be
integrated into the structure to convey a more permanent
concept for the carports.
carport structure,
o Within multiple space garage structures, each car space
shall be separated with a solid wall except where two or
more spaces are designated to a single dwelling unit. For
single garage units, the inside dimension shall be increased
to a minimum of ten feet by twenty feet for convenience of
use.
5. Landscaping/Open Space. Landscaping and open spaces must be designed as
an integral part of project design and enhance the building design, enhance
public views and spaces and provide buffers and transitions where needed,
with emphasis on complementing grading and softening slope banks.
Landscaping must provide for solar access and shade to facilitate energy
conservation. Open space should be provided in concentrated areas large
enough to provide opportunities for active uses by groups.
6. Fencing/Screening. Fences and walls are discouraged unless needed for a
specific screening or safety purpose. Where they are needed, color, material
and variation of the vertical and horizontal planes are needed to blend with
the site and building design. The use of any fencing or walls should be
consistent with the overall design theme.
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7. Lighting. Adequate on-site lighting should be provided to ensure a safe
environment while at the same time not cause areas of intense light or
glare. Fixtures and poles shall be designed and placed in a manner consistent
and compatible with the overall site and building design character.
8. Utilities and Ancillary Equipment. On-site utilities and equipment shall be
located in inconspicuous areas, away from public view. Where they are
located in public view, they shall be screened with a combination of material
that best suits the overall design theme.
9. Grading. Development should relate to the natural surroundings and minimize
grading by following the natural contours as much as possible. Graded slopes
should be rounded and contoured to blend with the existing terrain. Split-
level pads, built-up foundations, stepped footings, etc., can be used in areas
of moderate to steep gradient. Above all, grading shall be designed to
complement the project's orientation, scale, height, design and transitions
with surrounding areas.
10. Fire Safety. Development should be designed in accordance with Fire
District requirements for two points of safe and ready access. Areas
designated as high fire hazard areas should minimize fuel buildup around
residences through greenbelts or cultivated fuel breaks.
11. Transition of Density. The site plan should consider compatibility with
surrounding neighborhood through providing proper transition of density,
particularly on infill sites adjacent to lower densities. Comparable densities,
open space buffer zones, increased setbacks and architectural compatibility
are encouraged along com mon boundaries to provide proper transition of
density. Clustering units can provide large open space areas as a buffer.
12. Street Design. Vary street pattern to reduce streetscape monotony.
Curvilinear streets, cul-de-sacs, front yard landscaping, and single-loaded
streets are encouraged to provide streetscape variety and visual interest,
particularly in the Low-Medium District.
13. House Plotting. Clustering houses around common space, zero lot line,
reverse plotting, angling house to the street, and side entry garages may be
permitted if they provide streetscape variety and visual interest, particularly
in the Low-Medium District.
D. Building Design
1. Design Theme. A recognizable design theme shall be established which is
compatible with surrounding planned or existing developments and should be
based upon prominent design features in the immediate area (e.g., trees,
landforms, historic landmarks). Subtle variations are encouraged which
provide visual interest but do not create abrupt changes causing discord in the
overall character of the i m mediate neighborhood. It is not intended that one
style of architecture should be dominant but that individual structures shall
create and enhance a high quality and harmonious coin munity appearance.
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2. Architecture. The architecture should consider compatibility with
surrounding character, including harmonious building style, form, size, color,
material and roof line. Individual dwelling units should be distinguishable
from one another and have separate entrances. Shadow patterns created by
architectural elements such as overhangs, projection or recession of stories,
balconies, reveals, and awnings contribute to a building's character while
aiding in climate control. Further, changes in the roof level or planes provide
architectural interest. In particular, Low-Medium density and multi-family
residential development should be designed with upgraded architecture
through increased delineation of surface treatment and architectural
details. The architectural concept should also complement the grading and
topography of the site.
3. Scale. The mass and scale of the building should be proportionate to the site,
open spaces, street locations and surrounding developments. Setbacks and
overall heights should provide an element of openness and human scale.
Multiple family product type (i.e., apartment, condominium, townhouse) is
discouraged immediately adjacent to lower density single family areas. All
attached projects adjacent to existing one-story single family developments
shall be one story, unless the impact of two-story structures on the existing
one-story neighborhood is fully mitigated with emphasis on privacy, views,
and general compatibility. Buildings should emphasize horizontal as well as
vertical appearance. This could be achieved by the use of projections or
recessions of stories, balconies, windows and doors, and changes in roof levels
and planes. In particular for multiple family product type, buildings over
three stories should consider stepping back.
4. Materials and Colors. Colors, textures and materials shall be coordinated to
achieve total compatibility of design. The materials and colors chosen should
complement the building character.
5. Signing. Every building shall be designed with a precise concept for adequate
signing. Provisions for sign placement; sign scale in relationship with building
and readability shall be considered in developing the signing concept. While
providing the most effective signing, it shall also be highly compatible with
the building and site design relative to color, material and placement.
6. Equipment Screening. Any equipment, whether on the roof, side of building,
or ground, shall be screened. The method of screening shall be
architecturally compatible in terms of material, color, shape, and size. The
screening design shall blend with the building design. Where individual
equipment is provided, a continuous screen is desirable.
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