This chapter provides standards and guidelines for multi-family development to assist the designer/developer in understanding the City's clearly stated goals and objectives for high-quality multi-family residential development. These standards and guidelines shall be utilized during the design of the project as well as during the City's development review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.
(Ord. 24-13, 10/1/2024)
A. 
These standards and guidelines shall apply to all proposed multi-family residential projects, where allowed in compliance with Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards). Multi-family residential projects shall include projects in which two or more attached or detached dwelling units are located. Multi-family residential projects may include apartments or condominiums.
B. 
Any addition, remodeling, relocation, or construction requiring a building permit shall adhere to these standards.
C. 
Low-cost housing projects are entitled to density bonuses or other incentives identified in Chapter 17.310 (Affordable Housing – Density Bonuses).
D. 
In the event of a conflict between these standards and the development standards in Chapter 17.215 (Residential Zones), the development standards in Chapter 17.215 (Residential Zones) shall prevail.
E. 
The provisions in this chapter are activated by "shall" when required; "should" when recommended; and "may" when optional.
(Ord. 24-13, 10/1/2024)
A. 
Projects of up to 499 units shall be subject to the site plan and design review process in compliance with Chapter 17.630 (Site Plan and Design Review).
B. 
Projects of 100 acres or more, or 500 units or more, shall be required to file either an application for approval of a:
1. 
Planned development permit in compliance with Chapter 17.620 (Site Plan and Design Review); or
2. 
Specific plan in compliance with Chapter 17.635 (Specific Plans).
(Ord. 24-13, 10/1/2024)
This section provides standards for minimum amenities required for multi-family residential development.
A. 
Between three and 30 units. Development consisting of three to 30 units shall provide at least three of the following recreational amenities:
1. 
Large usable open lawn area of 2,500 square feet; one of the dimensions shall be a minimum of 50 feet.
2. 
Enclosed tot lot with multiple play areas.
3. 
Spa or pool.
4. 
Barbecue facility equipped with grill, picnic benches, etc.
B. 
Between 31 and 99 units. Developments consisting of 31 to 99 units shall provide at least another set of three amenities similar to the above, or equivalent (i.e., a total of six amenities). The two sets shall include at least one pool.
C. 
Between 100 and 199 units. Developments consisting of 100 to 199 units shall provide at least five of the following recreational amenities or equivalent, as approved by the review authority.
1. 
A large usable open lawn area of 5,000 square feet; one dimension of which shall be a minimum of 100 feet.
2. 
Multiple enclosed tot lots with multiple play equipment. The tot lots shall be conveniently located throughout the site with adequate consideration given to safety and supervision. The number of tot lots and their location shall be subject to approval of the review authority.
3. 
A pool(s) and spa(s) of sufficient size and design to serve the number of units in the development as determined by the review authority.
4. 
A multi-purpose community center equipped with a kitchen, defined areas for games, exercises, meetings, etc. with a minimum of 1,500 square feet.
5. 
Barbeque facilities equipped with multiple grills, picnic benches, etc., conveniently located throughout the site. The number and location shall be subject to approval of the review authority.
6. 
Court facilities (e.g., basketball, handball, soccer, tennis, volleyball, etc.).
7. 
Jogging and walking trails with exercise stations.
8. 
Water features using re-circulated water (e.g., fountains, ponds, streams, waterfalls, etc.).
D. 
Between 200 and 499 units. Developments consisting of 200 to 499 units shall provide at least another set of those specified in Subsection C, above, for each 100 units above the first 200, as determined by the approval authority.
E. 
500 units or more. Developments 100 acres or more or 500 units or more shall file a planned development permit in compliance with Chapter 17.620 (Planned Development) or a specific plan in compliance with Chapter 17.635 (Specific Plans) and proposed amenities shall be approved through the planned development or specific plan process.
F. 
Location and design. The location of all recreational facilities shall consider the peace, safety and privacy of tenants. Projects designed for a variety of tenants (e.g., families, singles, seniors, etc.), shall provide appropriate facilities for each area of the project. Projects designed for a specific market group shall provide facilities suitable for that market.
G. 
Other amenities. The review authority may consider other facilities to satisfy the above requirements.
H. 
Maintenance. All recreation areas or facilities shall be maintained by a private homeowner's association (HOA), property owners, or a private assessment district.
I. 
Waiver. Proposed affordable housing projects may request a waiver of specific requirements as an incentive in compliance with Chapter 17.310 (Affordable Housing Density Bonus).
(Ord. 24-13, 10/1/2024)
This section provides standards in addition to the standards in Article 2 (Zones, Allowable Uses, and Zone-Specific Standards) and Article 3 (Site Planning and Development Standards).
A. 
Required unit sizes and types. Each multi-family development shall provide a variety of unit types including studio, one-bedroom, two-bedroom, and three or more bedroom apartments. At least 30% of the total number of units should exceed 700 square feet in area, except for senior residential projects pursuant to Section 17.430.300 (Senior Residential Projects), or projects eligible for affordable housing -- density bonus pursuant to Chapter 17.310 (Affordable Housing – Density Bonus).
B. 
Parking. Parking shall be provided and landscaped in compliance with Chapter 17.330 (Off-Street Parking and Loading Standards) and the following additional standards:
1. 
Garages shall be equipped with garage door openers.
2. 
At least one enclosed parking space for each unit shall be available exclusively for parking.
3. 
Enclosed parking spaces shall not be used for commercial uses or storage related to a business.
4. 
Enclosed parking shall be attached to each unit or shall be conveniently located to each unit.
5. 
Guest parking shall be provided evenly throughout the development and shall be screened from street view by being located within the interior of the project or screened by low walls, berms, and landscaping.
6. 
Parking for recreational vehicles shall be secured and shall be located away from view of residential units, where feasible.
7. 
The architecture of separate parking structures shall be consistent with the architecture of the primary structures in materials and design.
C. 
Private open space. Useable private open space shall be provided in compliance with Chapter 17.215 (Residential Zones) and the following additional standards:
1. 
Private open space shall mean contiguous space, excluding required structure separation and setback areas. Private open space may be fenced yard areas, patios, decks or balconies oriented for maximum privacy for the units they are designed to serve.
2. 
Private open space shall be accessible to only one dwelling unit by a doorway or doorways to a habitable room or hallway of the unit.
3. 
Private open space located on the ground level (e.g., yards, decks and patios) shall have no dimension less than 10 feet. Private open space located above ground level (e.g., balconies) shall have no dimension less than six feet.
4. 
Driveways, parking spaces, or other areas designated for operational functions are not considered open space.
D. 
Common open space. Useable, landscaped and unified common open space shall be provided in compliance with Chapter 17.215 (Residential Zones) and the following additional standards:
1. 
Common open space shall be conveniently located in relation to the units for which they are designed to serve and shall be accessible to all occupants of the development.
2. 
Common open space should consist of both passive and active areas. Active areas shall be developed with amenities as required in Section 17.420.040 (Minimum Amenities). Passive areas may contain benches, barbeque facilities, picnic benches, community gardens, and similar amenities in peripheral locations but shall not constitute more than 50% of the total requires common open space.
3. 
The location of all common open space and recreational facilities shall consider the peace, safety and privacy of tenants. Projects designed for a variety of tenants (e.g., families, singles, seniors, etc.), shall provide appropriate facilities for each area of the project. Projects designed for a specific market group shall provide facilities suitable for that market.
4. 
Common open space areas shall have a minimum dimension of 15 feet.
5. 
Open space surfaces shall include a combination of lawn, garden, hardscape or other serviceable dust-free surfacing. The slope shall not exceed 10%.
6. 
Projects consisting of 101 or more dwelling units shall provide a minimum of two common open spaces, with a minimum area of 1,600 square feet each.
7. 
Driveways, parking spaces, roads, alleys, utility areas, or other areas designated for operational functions are not considered open space.
8. 
All common open space, recreation areas and/or facilities shall be maintained by a private homeowner's' association (HOA), property owners, or a private assessment district.
9. 
Proposed affordable housing projects may request a waiver of specific requirements as an incentive in compliance with Chapter 17.310 (Affordable Housing – Density Bonuses).
E. 
Pedestrian facilities. Pedestrian access shall be provided throughout the development connecting streets, roadways, driveways, alleys, etc., with common open spaces and amenities as deemed appropriate by the approval authority. Walkway width shall be a minimum of five feet.
F. 
Multi-family setbacks. The Setback standards identified in Table 4-3 apply to the RVH, RH, and RM Zones.
Table 4-3
Setbacks for Multi-Family Residential Projects
Setback
Standard
Front
20 ft. minimum — Single-story
25 ft. minimum — Two-story or greater
Side
10 ft. minimum — Single-story
15 ft. minimum — Two-story
25 ft minimum — Three story or greater
Street Side
15 ft. minimum — Single-story
25 ft. minimum — Two-story or greater
Review Appendix 1 of the Landscape Design Guidelines for possible greater setback requirements on certain streets.
Rear
10 ft. minimum — Single-story
15 ft. minimum — Two-story
25 ft minimum — Three story or more greater
G. 
Minimum separation between structures. The separation distances identified in Table 4-4 (Minimum Separation Between Multi-Family Structures) shall apply to parcels containing two or more dwelling units that are located in separate detached structures. The separation shall be between opposite exterior walls. Walls shall be considered opposite if a perpendicular line drawn in a horizontal plane from one structure intersects another structure's wall. The front side of a unit is the side containing the primary entrance to the dwelling unit. See Figure 4-1 (Minimum Separation Between Multi-Family Structures).
Table 4-4
Minimum Separation Between Multi-Family Structures
Structure Type
Minimum Separation
Figure Symbol
1-story and 2-story structures
Structure Orientation
Side-to-Side
15 ft.
A
Rear-to-Rear
15 ft.
B
Front-to-Rear
25 ft.
C
Front-to-Front or Interior Courtyard Space
25 ft.
D
All Other Orientations
15 ft.
E
Greater than 2-story structures adjacent to 1-story and 2-story structures
Increase the above distances by 5 ft. or setback stories above second story by 5 ft.
Non-habitable structures
10 ft.
Figure 4-1
Minimum Separation Between Multi-Family Structures
H. 
Landscaping. Required setback areas and open space areas shall be landscaped and maintained in compliance with Chapter 17.325 (Water Efficient Landscape and Irrigation) and the requirements outlined in this chapter.
I. 
Storage space. Each dwelling unit shall be provided a minimum of 120 cubic feet of secured storage space. The storage space may be within a fully enclosed garage as long as the storage space is in addition to the parking space(s) required. The storage space may also be located on a patio, balcony, or deck as long as it is in addition to the required private open space. Cabinet and closet space within the dwelling unit shall not count towards meeting this requirement.
J. 
Laundry facilities. Each dwelling unit shall be provided with hook-up for washing machine and clothes dryer in the interior of the unit or common laundry facilities, adequately dispersed throughout the development, shall be provided on-site.
K. 
Trash enclosures. Trash enclosures shall be provided in compliance with Section 17.305.130 (Solid Waste/Recycled Materials Storage).
(Ord. 24-13, 10/1/2024)
These objective design standards provide clear and concise direction for the development, renovation, and expansion of multi-family developments. The primary focus is to construct a high-quality residential environment that is compatible with the surrounding community. See Section 17.420.020 for meanings of "shall", "should", and "may."
A. 
General building form.
1. 
Corner buildings at street intersections shall incorporate architectural elements including prominent towers, cornice features, roof shapes and roof line variation.
2. 
Unbroken wall planes shall not exceed 30 feet. Articulations through the use of varying setbacks, building entries and recesses or structural bays are required to avoid long unbroken building expanses. Minor breaks shall be a minimum of one-foot deep and four-feet wide.
3. 
For every 100 feet of building length, there shall be a plane-break along the façade comprised of an offset of at least five feet in depth by 25 feet in length. The offset shall extend from grade to the highest story.
4. 
The main building entry shall be clearly identifiable through the use of lighting, landscaping and architecture.
5. 
For residential projects three stories or taller, development shall use one or more of the following or similar strategies: utilize roof forms and pitches that are similar to those of other structures in the neighborhood; integrate upper floor units into the roof form; step back upper floors above the third story; use a different material on the top floor walls to visually make the building seem lower.
B. 
Building height and massing.
1. 
Projections, recesses and overhangs shall be used to provide shadow and depth.
2. 
For row-type townhouses, each unit shall be varied in height and setback.
3. 
Structures three stories or taller should emphasize horizontal planes through the use of trim, awnings, eaves, or other ornamentation, or a combination of complementary colors.
4. 
The upper story of buildings three stories or taller shall be stepped back to reduce the scale of facades facing single-family residences, streets, courtyards, or open space areas.
5. 
In addition to required wall offsets, street-facing front facades shall provide additional articulation elements, including, but not limited to: a covered porch, a recessed entrances, bay windows, or integral planters.
C. 
Roof forms.
1. 
Buildings shall be designed using at least two different roof forms to visually break up the massing of the building (i.e. gabled, hipped, shed).
2. 
Roof levels, pitch directions and forms on large buildings, 4,000 square feet or greater, shall be varied to decrease the apparent scale of the building.
3. 
Roof-mounted equipment shall be screened using materials consistent with the materials used for the building.
D. 
Windows and doors.
1. 
Building walls along all street frontages shall have windows at all floors above ground level.
2. 
Window and door type, material, shape, and proportion shall complement the architectural style of the building.
3. 
Trim surrounds shall be provided at all exterior window and door openings. In lieu of exterior window trim, windows can be recessed from the wall plane.
E. 
Entryways.
1. 
Entries to individual units shall be easily identifiable, distinguishable, and oriented to the street whenever possible.
2. 
Main entries and lobbies shall be oriented toward primary street frontages or open space areas that connect directly to the primary street. Where there are multiple buildings in a project, entries may also be oriented to internal circulation streets or pathways that connect directly to a street.
3. 
Individual ground-floor residential entries shall be located on quieter frontages where possible. Where they need to be located on larger streets, entries shall be set back from the sidewalk a minimum of five feet and provided with landscaping and/or low fencing to provide a transition space.
4. 
Long, monotonous balconies and corridors that provide access to multiple units shall be avoided. Instead, access points shall be clustered.
5. 
Main building entries shall be defined by use of architecturally-compatible elements including one or more of the following: canopies, arches, arcades, porticos, posts, awnings, decorative lights, small entry plazas, and vertical massing.
F. 
Garages and carports.
1. 
Minimize garage doors along street fronts.
2. 
Garage doors shall be recessed into the garage wall a minimum of four inches to provide shadow relief.
3. 
Carports and detached garages shall be constructed of materials and colors complimentary to the architecture style of the project.
(Ord. 24-13, 10/1/2024)
This section provides standards and guidelines that are intended to assist the applicant in understanding the City's clearly stated goals and objectives for high quality multi-family development. The design guidelines are general and may be interpreted with some flexibility in their application to specific projects. The guidelines will be utilized during the City's development review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. See Section 17.420.020E (Meanings of "shall," "should," and "may").
A. 
Building orientation.
1. 
Building entries shall face the primary street with pedestrian access provided from sidewalks to all building entries, parking areas, and publicly accessible open spaces. For larger sites with multiple buildings, building entries may also be oriented to face internal open spaces, paseos, and recreational amenities.
2. 
A minimum of 60% of the street frontage shall be devoted to buildings located between the minimum and maximum front setback lines fronting the primary street. The remaining 40% may be devoted to parking.
3. 
Parking areas, covered and uncovered, shall be screened from public street frontages. Screening may be accomplished through building placement, landscaping, fencing, or some combination thereof. Landscaping for screening purposes shall be no less than four feet tall.
4. 
If adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property line. This can be accomplished through: stepbacks of upper stories; window placement; use of clerestory windows, glass block or opaque glass; or mature landscaping within the rear or side setback areas.
B. 
Site layout.
1. 
Controlled entrances to parking facilities (gates, doors, etc.) shall be located a minimum of 20 feet from both the street property line and the back of public sidewalk, in order to accommodate a minimum of one vehicle entering the facility.
2. 
Arrange buildings to provide functional and accessible outdoor spaces to all residents.
3. 
Locate surface parking to the sides and rear of the lot with building massing oriented to the street, to the greatest extent possible. Provide parking lots with adequate auto and pedestrian-scale lighting and security as a safety feature. All lighting shall be directed downward and shielded so as not to spill over onto neighboring properties in compliance with Section 17.300.080 (Outdoor Light and Glare).
4. 
Landscape screening and/or fencing at least six feet high is required between residential and nonresidential uses.
5. 
Site layout strategies shall be implemented to preserve natural landforms and rock outcroppings.
C. 
Site access.
1. 
Face building entries so they are visible from the street and connect to the public sidewalk.
2. 
Allow pedestrian movement to and along sidewalks to be clear and unobstructed.
3. 
Provide connections between new projects and adjacent neighborhood streets and pedestrian and bicycle paths. Connecting streets shall be designed to discourage overloading traffic on existing streets.
4. 
Ground-floor dwelling units shall be accessed via internal corridors or from individual exterior porches or stoops served by a sidewalk or other designated walkway.
5. 
Pedestrian access shall be provided from the sidewalk at the street frontage to building entries and parking areas.
6. 
Pedestrian connections shall be provided to adjacent amenities, paths or trials, and/or connections to adjacent properties.
D. 
On-site streets.
1. 
Promote access to new development by providing multiple points of entry and exit. Separate entry/exit access shall be provided for pedestrians. Sidewalks, if present, shall have landscaped parkways between curb and sidewalk.
2. 
The street frontage(s) should integrate a thoughtful landscape that is appropriate to the context of the building and surrounding streetscape.
E. 
Parking lots and courts.
1. 
Parking areas shall be well-landscaped with a variety of shrubs and canopy trees.
2. 
Parking spaces shall be separated from buildings by a pedestrian sidewalk and a landscape strip (minimum six feet).
3. 
Parking shall be screened from the street by landscaping, berming, low walls or fences, or buildings.
4. 
No more than 40% of the public right-of-way frontage shall be used for parking
5. 
Below-grade or structured parking shall be screened from the street, and is encouraged for new -mixed-use development that includes a large apartment building.
F. 
Landscaping.
1. 
Inorganic ground cover (gravel, river rock, etc.) shall not be used as a substitute for plant material, the required mulch under shrubs and trees, or the mulch under groundcover from flats. It shall only be used as an accent material in combination with plants and cover no more than 15% of the total landscape area.
2. 
Turf areas shall be placed in areas for recreational use only and must have a ten-foot minimum diameter.
3. 
Root barriers shall be provided when landscape trees are located five feet or closer to any hardscape element or building.
4. 
Palm trees shall only be used in community pool areas and as main entry focal points.
5. 
Where setbacks and lot coverage allow, landscaping at a minimum of three feet wide shall be incorporated around the base of buildings to separate between parking, drive aisles, and sidewalks (excluding sidewalks providing direct access to the building or units).
6. 
Detention and retention basins should be integrated in the overall landscape design in addition to providing their water management function.
G. 
Lighting.
1. 
Building entrances and street numbers shall be well-lit and illuminated to be visible from the street.
2. 
Walkways, access, common parking areas and parking lots shall be illuminated with a minimum of one foot-candle to ensure safe nighttime conditions.
3. 
Pedestrian level lighting shall be provided in all common areas and walkways.
4. 
Building-mounted security lighting fixtures shall not project above the fascia or roof of the building.
5. 
The style of lighting fixtures shall be the same or similar to the building's design and architectural style.
6. 
Street lighting within the development shall be a maximum of 15 feet high. Street lighting shall also be provided for courtyards, alleys, or other driving areas used to access the project, individual units, garages or parking spaces.
7. 
All lighting shall be directed downward and shielded so as not to spill over onto neighboring properties in compliance with Section 17.300.080 (Outdoor Light and Glare).
8. 
Wall-mounted lighting for common areas (including common open spaces, parking lots, driveways, alleys, courtyard, etc.) shall not be provided by building-mounted lighting that is controlled by the tenants of the unit (i.e. porch lights cannot be used to illuminate common walkways).
H. 
Walls and fences.
1. 
Walls and fences shall be in compliance with Chapter 17.315 (Fences, Walls, and Hedges).
2. 
Community perimeter walls along side and/or rear property lines shall be solid decorative walls located where they do not conflict with existing viewsheds. Wall materials shall be brick, tile, textured concrete, stucco on masonry, or other material approved by the Director which require little or no maintenance.
3. 
Plain concrete block walls, wood fence or chain link fencing with inserts shall not be used as wall materials. However, split rail wood fences may be considered when separating amenities, such as sidewalks and walking trails provided that adequate landscaping and other security fencing is provided.
4. 
Open fencing is preferred along street frontages. Wrought iron or tubular steel acceptable materials for fencing. Where solid walls are necessary, block walls may be constructed along the street frontage, but must be decorative masonry, have a decorative cap, and feature a landscape setback.
5. 
Wall caps are to be incorporated as a horizontal design element at the top of solid walls and should be exceed four inches vertical.
6. 
Wrought iron or tubular steel fencing, or other transparent type of fencing shall be included within projects where there is a viewshed from the project site and for fencing along the street frontage. Pilasters made of concrete, split face block, or other decorative material shall be provided every 50 linear feet to 75 linear feet of wall length.
7. 
The style and materials of the wall shall be the same or similar to the architectural style of the project.
8. 
All exterior perimeter walls located along public streets shall have an offset a minimum of five feet deep for every 50 linear feet to 75 linear feet of wall length.
9. 
All solid perimeter walls shall provide for wall inserts and/or decorative columns of pilasters every 20 feet to provide relief.
10. 
All solid perimeter walls and/or fences shall be architecturally treated on both sides and shall incorporate landscaping whenever feasible.
I. 
Trash Enclosures.
1. 
Trash enclosures shall be in compliance with Section 17.305.130 (Solid Waste/Recyclable Materials Storage).
2. 
Trash enclosures shall be located away from building fronts and major entries, and/or screen such receptacles from view in fixed enclosures.
3. 
Trash receptacles shall be accessible for trash collection but shall not block circulation drives near loading areas or conflict with parking.
4. 
Landscaping shall be placed on three sides of trash enclosure. Landscaping shall be provided on two sides of trash enclosure if enclosure is attached to a building.
5. 
Enclosures shall be separated from adjacent parking stalls with a minimum 5-foot-wide planter area.
6. 
Provide a separate side pedestrian access to all trash enclosures.
J. 
Utilities.
1. 
All utility equipment shall be located out of the pedestrian path of travel. All utility equipment shall be purposefully and aesthetically placed adjacent to alleyways, within parking areas, rear or side yards, or within building "notch outs" and screened from public view.
2. 
Double detector check valves (DDCs) shall be installed in a location that is internal to the project site at locations not visible from the public right-of-way, or placed in a manner that is architecturally integrated into the building design.
3. 
DDCs and other water related utilities shall not be placed adjacent to the sidewalk along the building facades that face the street.
4. 
All electrical utility equipment, electrical meters, and junction boxes shall be placed within a utility room or purposefully designed as an integral part of the building development, placed adjacent to alleyways, within parking areas, or within rear or side yards, and screened from public view.
5. 
Gas meters shall be painted to blend into the built environment.
K. 
Mechanical equipment.
1. 
Mechanical equipment, including air conditioning units, shall be placed in the back of the unit and not visible from public view, or shall be screened with landscaping or architectural materials.
2. 
No exterior water heater enclosures shall be permitted. Water heaters shall not be visible.
(Ord. 24-13, 10/1/2024)