In addition to the standards specified in Chapter 4 of this title, General Site Design and Development Standards, the following development standards shall apply to all residential projects of two or more units, including those projects that utilize modular units, mobile homes, or stock plans:
(b) Enclosed Storage - Accessible from Exterior. Each dwelling unit must be provided a minimum of 130 cubic feet of enclosed storage space, exclusive of closets located within units. Enclosed storage must provide an exterior entrance and may be located in either a principal or accessory building. Storage space for each unit or a portion thereof may be combined for the provision of bicycle parking and storage. All bicycle parking/storage must meet the following standards:
(1) Bicycle parking/storage must be enclosed, lockable, and located within the residential or accessory building on the ground floor unless the building includes elevator access to upper floors.
(2) Bicycle parking/storage must provide a minimum of one 110-volt electrical outlet and an additional outlet per 10 bicycle parking spaces for charging electric bicycles.
(3) Bicycle parking/storage racks must be designed to allow the user to lock the bicycle to the rack and keep at least one bicycle wheel on the ground or provide a means for the user to roll the bicycle onto a rack and lift it up to a second level.
(c) Outdoor Recreation or Gathering Areas.
(1) Size and Type of Open Space. Outdoor recreational or gathering open space must be provided at a ratio of 200 square feet per unit.
(i) Two-, three-, or four-unit projects must provide outdoor space as: (1) a private amenity designed for exclusive use of a dwelling unit; or (2) as common open space provided that no individual common open space area is less than 400 square feet; or (3) a combination of private and common open space provided no individual common open space is less than 400 square feet.
(ii) For developments of five to 9 dwelling units, outdoor space must be provided as common open space or a combination of private and common areas, provided no more than 50% of the open space is private and no common open space is less than 800 square feet.
(iii) For developments of 10 or more dwelling units, outdoor open space shall be provided as common open space or a combination of private and common areas, provided no more than 50% of the open space is private and no common open space is less than 1,000 square feet. Open space may include upper floor private or common gathering spaces.
(2) Private Open Space Standards. Any private outdoor open space used to satisfy subsection (c)(1) must meet the following standards:
(i) Minimum dimensions must be six feet (width and depth) in any direction.
(ii) The private open space must be adjacent to, and directly accessible from, the residential unit being served.
(3) Common Open Space Standards. Any common open space areas used to satisfy subsection (c)(1) must meet the following standards:
(i) Minimum dimensions must be 10 feet (width and depth) in any direction.
(ii) May be located at grade, on an upper floor terrace or courtyard, or a building rooftop, in the form of a roof deck.
(iii) May not be located in drainage basins with a depth of two feet or greater, areas without a flat bottom, and/or areas not accessible via pedestrian paths or trails to the units being served.
(4) Common Open Space - Required Amenities. All projects shall incorporate the number of common open space amenities indicated in Table 9-3.262-1, choosing from the options listed in respective subsections (i), (ii), and (iii) below.
Table 9-3.262-1: Minimum Number of Required Common Open Space Amenities by Project Size |
|---|
Project Size | Tier 1 | Tier 2 | Tier 3 |
|---|
2-4 units | 1 | 1 | 1 |
5-9 units | 1 | 2 | 1 |
10+ units | 1 | 2 | 2 |
(i) Tier 1 Amenities. Projects must incorporate, at a minimum, the number of open space amenities identified in Table 9-3.262-1 for Tier 1, choosing from the following list of amenities:
a. Open space that is designed as a courtyard entry for three or more units that is physically separated from the parking area and directly accessible from, and oriented towards, a public street with a pedestrian pathway. For flag lots, the courtyard and pedestrian connection must be oriented to a shared parking lot.
b. Shade covering a minimum of 50% of the outdoor common open space, which must include at least one canopy tree and may also be supplemented with shade covers.
c. Art installation, such as sculpture, murals, or water features. A mural must measure at least 120 square feet; sculptures (including any decorative base) and water features must have a minimum cumulative footprint of 25 square-feet and must be part of a communal amenity space.
d. Preservation of an on-site native tree, heritage tree, as defined in Chapter 9-11 (Native Tree Regulations), or other healthy, mature tree, defined as a non-protected tree with a diameter-at-breast-height (DBH) of 12 inches or greater.
(ii) Tier 2 Amenities. Projects must incorporate, at a minimum, the number of open space amenities identified in Table 9-3.262-1 for Tier 2, choosing from the following list of amenities:
a. Fixed or movable seating or outdoor dining areas such as picnic-style tables, at a ratio of no less than one seat per unit with a maximum of 15 seats per project.
b. An enclosed, off-leash dog run/relief/wash area that includes signage, pet waste bag, and disposal receptacle(s), and potable water connection for dog bowl refilling and dog wash capabilities.
c. Children's play area, subject to the following:
1. Projects of less than three units: at least one piece of permanent play equipment designed for children of all abilities and ages.
2. Projects of five to nine units: at least two pieces of permanent play equipment designed for children of all abilities and ages, or the equivalent in size, scale, and recreation diversity.
3. Projects of 10 or more units: at least four pieces of permanent play equipment designed for children of all abilities and ages, or the equivalent in size, scale, and recreation diversity.
d. Sports court or other outdoor activity stations (ping pong, etc.).
f. Outdoor kitchen, subject to the following:
1. Equipment must be located at least 20 feet from adjacent existing or proposed residential units.
2. Barbeque with a permanent natural gas line installed.
3. A sink with waste line must be provided.
4. An electrical outlet must be provided within the gathering space.
g. Fire pit with permanent natural gas line installed located at least 20 feet from adjacent existing or proposed residential units surrounded by hardscape that allows for seating.
h. Patio area with a minimum 150 square feet and minimum dimension of 10 feet in any direction, constructed with decorative pavers or stamped/colored concrete without steps or grade changes more than five percent. Up to 50 square feet of the required area may be occupied by plantings and landscaping either in ground or potted.
i. Preservation of 25% of existing mature tree canopy over the entirety of the project site based on recommendations of a qualified arborist.
(iii) Tier 3 Amenities. Projects must incorporate, at a minimum, the number of open space amenities identified in Table 9-3.262-1 for Tier 3, choosing from the following list of amenities:
a. Vertical landscaping, either climbing or cascading vines or plants.
b. Community garden, which must include the following:
1. At least one potable water connection and irrigation to all gardening areas;
2. One potting station, including a table no less than two feet by four feet;
4. One tool storage structure that is either designed to match the main structure's appearance or is placed behind a principal building and designed and constructed with agrarian appearance, and sized adequately to contain gardening tools.
c. Flowering plants or edible landscape.
d. One hundred percent native, drought-tolerant plants and habitat, unless combined with edible landscape, in which case at least 75% must be native, drought-tolerant plants, with the remainder edible landscape.
e. Interpretive or educational information about geography, history, ecology, or indigenous history.
f. Nature trail measuring no less than one quarter mile in length, defined as a path through undeveloped (no buildings, pavement, or utilities), vegetated areas, used for walking and seeing plants and wildlife.
(5) Open Space Area - Additional Standards and Restrictions. Private and common open space areas intended to comply with subsection (c)(1) must meet the following standards:
(i) Except for trails, required open space areas must be located in a flat or terraced area of six percent slope or less;
(ii) Required open space areas must not be met with areas designed primarily as walkways to doors, or other areas that cannot accommodate people gathering and/or are meant for a different purpose (such as a passageway); and
(iii) If located in a primary, secondary, or corner street setback, open space use areas must be set back at least five feet from the property line/edge of right-of-way.
(d) Open Space Reductions. Open space requirements may be reduced as follows:
(1) Up to 25% of the required open space (subsection (c)(1)) may be reduced if the project site is located within 1,000 feet of a publicly accessible park, or up to 50% if located within 500 feet of a publicly accessible park.
(2) For developments of 50 units or more, up to 25% of the open space area may be satisfied with an indoor recreation area measuring at least 2,000 square feet and directly accessible to an outdoor common area.
(e) Transition Zones Adjacent to Single Family. See 9-4.130(j) (Transition to Abutting Rural and Single Family Uses).
(f) Laundry Facilities. Laundry facilities must be provided in the form of either: (1) laundry hook-ups within each individual dwelling unit; or (2) a shared laundry facility equipped with washers and dryers at a ratio of one washer and dryer for every six units.
(g) Maintenance Requirement. The site must be maintained and kept clear of any debris or storage including construction debris, unless part of an active, approved construction permit. All finishes, structures, paved areas, and landscaping must be repaired or replaced as needed. Any dead or non-thriving landscaping must be immediately replaced. All landscaping required for screening of any use, structure, or utility/mechanical equipment must be maintained at a height and density to achieve maximum screening while appearing groomed and orderly. Irrigation systems must be maintained to ensure long-term viability of the planted areas. All site lighting must remain in good working order. Movable furniture or amenities must be replaced by the owner when damaged. All frontage or on-site trees must be maintained in a manner that allows the tree to grow to its full natural height and natural canopy. No growth suppressants are permitted that result in stunting or modifying the natural growth pattern of the tree. Should such trees be maintained contrary to this condition, the owner will be responsible for replacement.
(1) RMF-24 properties identified in the Housing Site Inventory of the General Plan Housing Element shall be permitted "by right" and will not be subject to conditional use permit. Proposed planned development projects or other relief from property development standards on these parcels shall be subject to discretionary review per the requirements of the municipal code.
(Ord. 602 § 2, 2016; Ord. 614 § 4, 2017; Ord. 646 § 11, 2021; Ord. 671, 6/25/2024)