HomeMy WebLinkAbout63-Planning & Building
.. CITY OF SAN B..QARDINO
.. R.QU.S~OR COUNCIL ACTION
From: Al Boughey, Director
Dept: Planning & Building Services
Su~~: urg7n7y.Ordinance - Day Ca~e
Fac~l~t~es/Centers and Fam~ly
Day Care Homes (DCA 92-07)
Mayor and Common Council Meeting
July 6, 1992
Date:
Synopsis of Previous Council action:
None
Recommended motion:
That the hearing be closed and the Urgency Ordinance be adopted.
Al
Al Boughey
Contact person:
Supporting data attached: Staff Report, Ordinance
Phone:
384-5357
Ward:
Citywide
FUNDING REQUIREMENTS:
Amount:
N/A
Source: (Acct. No.)
(Acct. Descriotion)
Finance:
Council Notes:
75-0262
Anpnrl. I,pm No (()3
CITY OF SAN BERI()RDINO .. REQUEST :))R COUNCIL ACTION
STAFF REPORT
Subjectt Urqency ordinanoe - Day Care Facilitie./center. and
Family Day Care Home. (Development Code Amendment
110. 92-07)
Hayor and Common COUDcil Heetinq
July 6, 1"2
aeque.t:
The request is to adopt an Urgency Ordinance to amend the
Development Code pertaining to Day Care Facilities/
Centers and Family Day Care Homes.
BacJtqroUDd
The Development Code defines and permits day care facilities in all
residential land use districts and certain commercial land use
districts. Included in this definition are small and large family
day care homes and "commercial" day care facilities. However, in
the residential table of permitted uses, only small family day care
homes (up to 6 children) are separated. large family day care
homes (7-12 children) are included in the definition of day care
facility.
The state Health and Safety Code differentiates between large and
small family day care homes and separates both of them from day
care facilities. The Health and Safety Code states that we cannot
prohibit larqe family day care homes on lots zoned for single
family dwellings and lists options (nondiscretionary) for
permitting them as follows:
1) Permit large family day care homes by right.
2) Grant a nondiscretionary permit if the large family day
care home complies with all local Code requirements
pertaining to spacing and concentration, traffic control,
parking and noise control.
3) Grant a nondiscretionary permit as in the previous and
notify everyone within 100 feet.
As per the Development Code, small family day care homes are "P",
permitted uses in all residential land use districts, consistent
with state law. Day care facilities, including large family day
care homes, are permitted through a Conditional Use Permit in the
single family and a Development Permit in the multiple family
residential land use districts.
75-0264
,
/
,""..,I
........",
Development Code Amendment No. 92-07
Mayor and Common Council Meeting
July 6, 1992
Page 2
ADaly8is
The first option would permit large family day care homes in single
family land use districts through a zoning verification. The
second option permits a little more discretion on the part of the
City by establishing distance requirements. Although the Health
and Safety Code stresses the importance of large family day care
h~mes, a distance requirement could somewhat lessen possible
incompatibility issues by reducing, potentially, the total number
of such uses.
Option three has the advantage that nearby neighbors are notified
that a large family day care home will be established at a
particular location and that it is a permitted use as per State
law. A disadvantage is that, with the exception of distance
requirements, we essentially cannot deny a propo~al. Notification
to surrounding residents implies otherwise.
The Health and Safety Code states that the use of a single family
dwelling for purposes of a large family day care home shall not
constitute a change of occupancy for purposes of the State Uniform
Building Standards Code and local building and fire codes. The
City is required to inspect proposed large family day care homes
prior to the applicant obtaining a license from the State.
While we cannot place restrictions on these uses that are different
from single family dwellings in general, we can require abatement
of any nuisance through the inspection process. In other words,
the single family home must meet all single family Code
requirements prior to final building inspection approval and prior
to issuance of a Business Registration Certificate.
DetermiDatioD of vrqeDcy
The Building and Safety Division recently took over inspections of
large family day care homes and they have not been completing
inspections without Planning approval. Without Planning approval
and Building inspection approval, applicants cannot get a Business
Registration Certificate or a State license.
Applicants for large family day care homes feel that they should
not be subject to the conditional use permit requirement. Staff
and the City Attorney's office reviewed the Health and Safety Code
for a determination of applicability to charter cities. Mr. Empeno
concurred with staff that the Development Code appears to'conflict
with the Health and Safety Code.
,
,.-",
t- .~._
,.......'
~._,
Development Code Amendment No. 92-07
Mayor and Common Council Meeting
July 6, 1992
Page 3
staff took this request to the Legislative Review Committee at
their meeting of June 18, 1992 for direction to proceed with an
urgency ordinance and a recommendation on the review process. The
LRC concurred with staff that this urgency ordinance was necessary
to protect the health, safety and welfare of the residents of the
City, especially the children who would be served by large family
day care homes.
If an ordinance is adopted on an urgency basis, it is not subject
to environmental review. It is also not required to be scheduled
for review and recommendation by the Planning Commission prior to
adoption by the Mayor and Common Council.
Recommendation
Staff recommends that the Mayor and Common Council select the
option which permits large family day care homes in single family
residential districts with a 500 foot distance requirement, subject
to a Development Permit.
Recommended Revie. proce.. and Pee.
Large family day care homes can be reviewed through a Development
Permit I. Both the process and applicable fee are in place. The
review would include verification that the proposed large family
day care home is in a single family home in a single family land
use district (RE, RL, RS and RU) and that it is not within 500 feet
of another large family day care home.
The building inspection process and fees are in place. It would
include the initial inspection and one follow-up inspection. Any
reinspect ion would require payment of a new fee.
The Business Registration Division has a fee in place for a
Business Registration Certificate.
Prepared by: Valerie C. Ross, Senior Planner
for Al Boughey, Director
Planning and Building Services
Attachment 1: Ordinance
Attachment A-1:
Attachment A-2:
Section 19.02.050, Definitions
Section 19.02.050, Definition
Insertion
Section 19.04.030, Table 4.01
Section 19.04.030, Table 4.03
Section 19.04.030, Land Use
District Specific Standards
Attachment A-3:
Attachment A-4:
Attachment A-5:
,
,"-,,0<'
-,,-,.41
ORDINANCE NO.
1 URGENCY ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER
19.04, Sections 19.02.050, 19.04.020 AND 19.04.030 OF THE SAN
2 BERNARDINO MUNICIPAL (DEVELOPMENT) CODE PERTAINING TO DAY CARE
CENTERS AND FAMILY DAY CARE HOMES.
3
4 ORDAIN AS FOLLOWS:
5
6
definition for Day Care Facility, Children and replace with the
7
following [See Attachment A-1,
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO DO
SECTION 1.
Section 19.02.050,
Delete the
Definitions.
(Pages 1-10 and I-lOA of the
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26 IIII
27 IIII
28
Development Code), attached hereto and incorporated herein by
reference] :
Dav Care Center. Children. A facility which provides non-medical
care to children under 18 years of age in need of personal
services, supervision, or assistance essential for sustaining the
activities of daily living or for the protection of the individual
on less than a 24 hour basis. Day care center means any child day
care facility other than a family day care home and includes infant
centers, pre-schools and extended day care facilities.
Dav Care Home. Children.
A single family residence which is
occupied and used as such and provides family day care to children
under 18 years of age. Day care home includes:
Small Familv Dav Care Home - The use of a single family
residence to provide family day care to six or fewer children,
including children under the age of 10 years who reside at the
home.
Laroe Famil v Dav Care Home - The use of a single family
residence to provide family day care to 7-12 children,
1
/
',,^/
.....;
1
2
3
inclusive, including children under the age of 10 years who
reside at the home.
SECTION
2.
Section 19.04.020, TABLE 4.01, RESIDENTIAL
4 DISTRICTS, PERMITTED, DEVELOPMENT PERMITTED AND CONDITIONALLY
5 PERMITTED USES is amended to add large family day care homes (as
6 defined by the State of California Health and Safety Code) as
7 permitted uses in all residential land use districts. [See
8 Attachment A-2, (Page 11-4 of the Development Code), attached
9 hereto and incorporated herein by reference.]
10 Item 1. E. Change to Day Care Center, delete reference to 6 or
11 less children and 7 + children and add a "C" under all columns.
Item 1.F. Change to Day Care Homes, Family, and create the
12
13 subheadings of 6 or less children and 7-12 children. Add a "P"
14 under all columns for 6 or less children. Add a "D" under all
15 columns for 7-12 children.
Reletter Items 1.F. through 1.Q. accordingly.
16
17
18 STANDARDS, Table 4.03, RESIDENTIAL DISTRICTS SPECIFIC STANDARDS, is
19 amended to add Item C. Day Care Homes, Large Family. [See
20 Attachment A-3, (Page 11-12 of the Development Code), attached
21 hereto and incorporated herein by reference].
Item C. Change to Day Care Homes, Large Family and add a "+,,
SECTION 3.
Section 19.04.030(2), LAND USE DISTRICT SPECIFIC
22
23
24
25
26 STANDARDS is amended to read as follows [See Attachment A-4, (Pages
27 IIII
28 IIII
in all columns.
Reletter Items C. through Q. accordingly.
SECTION 4.
Section 19.04.030(2) (B), DAY CARE FACILITY DESIGN
2
1 11-13, II-13A and II-13B of the Development Code), attached to and
2 incorporated herein by reference]:
liB. DAY CARE CENTER DESIGN STANDARDS
Day Care Centers are permitted in residential land use
districts subject to Conditional Use Permit review, pursuant
to Section 19.04.020 (Table 4.01) and Section 19.06.020 (Table
6 . 01 , # 8 3 5) . The centers shall be constructed in the
following manner:
1. The center shall conform to all property development
standards of the land use district in which it is
located.
Day care centers shall not be located within 500 feet of
another day care center.
An outdoor play area of no less than 75 square feet per
child, but in no case less than 450 square feet in area
shall be provided. The outdoor play area shall be
located in the rear area. Stationary play equipment
shall not be located in required side and front yards.
A 6 foot high solid decorative fence or wall shall be
constructed on all property lines, except in the front
yard. In the front yard, the open fence shall not exceed
48 inches in height, and a solid wall shall not exceed 36
inches in height. Materials, textures, colors and design
of the fence or wall shall be compatible with on-site
development and adjacent properties. All fences or walls
shall provide for safety with controlled points of entry.
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27 III
28 III
4.
".......
-
,
'-'
'......."
2.
3.
3
, '
-
'--'
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
5. On-site landscaping shall be consistent with that
prevailing in the neighborhood and shall be installed and
maintained, pursuant to Chapter 19.28 (Landscaping
standards) . Landscaping shall be provided to reduce
noise impacts on surrounding properties.
6. On-site parking shall be provided pursuant to the
provisions of Chapter 19.24 (Off-Street Parking). On-
site vehicle turnaround or separate entrance and exit
points and adequate passenger loading spaces shall be
provided.
7. All on-site lighting shall be stationary, directed away
from adjacent properties and public rights-of-way, and of
an intensity appropriate to the use it is serving.
8. All on-site signage shall comply with the provisions of
Chapter 19.22 (Sign Standards).
9. The center shall contain a fire extinguisher and smoke
detector devices and meet all standards established by
the City Fire Marshall.
10. A center within a residential land use district may
operate up to 14 hours per day.
11. Outdoor activities may only be conducted between the
hours of 8:30 a.m. and 8:00 p.m."
SECTION 5. New Section 19.04.030(2) (C), DAY CARE HOMES, LARGE
FAMILY is added as follows [See Attachment A-5, (Pages II-14
through 11-31 of the Development Code), attached hereto and
incorporated herein by reference]:
IIII
IIII
4
1
2
3
4
5
6
-
--
-
-
"C. DAY CARE HOMES, LARGE FAMILY
Large family day care homes may be located no closer than 500
feet, in any direction, from an existing large family day care
home measured from property line to property line."
Reletter Items C. through Q. accordingly.
SECTION 6.
This is an urgency ordinance which will take
7 effect immediately upon its adoption. The reason for the urgency
8 is that the current Development Code differs from State law and
9 large family day care homes are required to go through a review and
10 approval process which is beyond that permitted as defined in that
11 same law. This urgency ordinance is necessary to protect the
12 health, safety and welfare of the residents of the City in general
13 and the children who would be served by large family day care
14 homes.
15 IIII
16 IIII
17 IIII
18 IIII
19 IIII
20
21
22
23
24
25
26
27
28
5
-
'-'
-
--
1
2
3
4
5
URGENCY ORDINANCE.. .AMENDING CHAPTER 19.04, sections
19.04.020 AND 19.04.030 OF THE SAN BERNARDINO
(DEVELOPMENT) CODE PERTAINING TO DAY CARE CENTERS AND
CARE HOMES.
19.02.050,
MUNICIPAL
FAMILY DAY
I HEREBY CERTIFY that the foregoing ordinance was duly adopted by
the Mayor and Common Council of the City of San Bernardino at a
6
7
8
9
10 REILLY
11
12
13
14
meeting thereof, held on the
, 1992, by the following vote, to wit:
day of
Council Members:
~
NAYS
ABSTAIN
ESTRADA
HERNANDEZ
MAUDSLEY
MINOR
POPE-LUDLAM
15
16
17
18
19
20
21
22
23
24
25
26
27
28
MILLER
City Clerk
The foregoing ordinance is hereby approved this
of , 1992.
W. R. Holcomb, Mayor
city of San Bernardino
Approved as to
form and legal content:
JAMES F. PENMAN,
City Attorney
ByJ",J 90'-
6
ABSENT
day
~
-.
'''--'/'
JASICPROVISIONS -19.02
,
,
\<"
Counnl. The Mayor/Common Council of the City of San Bernardino.
Counl;:y. The County of San Bernardino, hereafter referred to as "County".
Court. An open, unoccupied space, other than a yard, on the same lot with a building
and bounded on 2 or more sides by the walls of a building.
Day Care Center, Children. - See Page I-lOA
Dav Care Home. Children - See paqe I-lOA
~. Shall always be consecutive calendar days unless otherwise stated.
DPf@!1!1;ihlp C;paCf! A design CDnc:ept tenn used to desaibe a series of physical design
characteristics that maximize resident amtrol of behavior, particularly aime, within a
public. semiprivate, or private area, structure, or' community. MC 809 1G-8-91 .
DPn!l:ity. The number of dwelling units per gross aae, unless otherwise stated, lor
residential uses.
,-
l'
D~artment. The San Bernardino City Planning and Building Services Department.
hereafter referred to as the "Depart:lnent'".
DesigJI- Includes the planning and engineering of the following: street alignments,
grades and widths; drainage and sanitary facilities and utilities, including alignment
and grades thereof; location and size of all required easements and rights-of-ways; fire
roads and fire breaks; lot size and amfiguration; ~ "l"teSS; grading; land to be dedi-
cated for park or recreational purposes; building and other such specific physical re-
quirements.
Detached. Any building or structure that does not have a wall. or roof in CDmmon with
any other building or structure.
Dpvp!opmpnt The placement or erection of any solid material or structure; discharge
or disposal of any dredged material or any gaseous liquid, solid or thermal waste; grad_
ing. removing. dredging. mining or extraction 0: any soil or materials; change in the
density or intensity of use of land,. including. but not limited to, subdivision pursuant to
the Subdivision Map Act (commencing with ~on. 66410 of the Government Code),
and any other division of land,. including lot splits, except where the land division is
brought about in connection with the purchase of such land by a public agency lor
public recreational use; change in the intensity oi use of water, or of "~5 thereto; con-
struction, reconstruction, demolition, or alteration of the size of any structure including
'-
1-10
Attachment "A-I"
7/92
--,
-
-'
Dav Care Center. Children. A facility which provides non-medical
care to children under 18 years of age in need of personal
services, supervision, or assistance essential for sustaining the
activities of daily living or for the protection of the individual
on less than a 24 hour basis. Day care center means any child day
care facility other than a family day care home and includes infant
centers, pre-schools and extended day care facilities.
Dav Care Home. Children. A single family residence which is
occupied and used as such and provides family day care to children
under 18 years of age. Day care home includes:
Small Famil v Dav Care Home - The use of a single family
residence to provide family day care to six or fewer children,
including children under the age of 10 years who reside at the
home.
Laroe Famil v Dav Care Home - The use of a single family
residence to provide family day care to 7-12 children,
inclusive, including children under the age of 10 years who
reside at the home.
I-lOA
7/92
, ,-, R~ENnAI. DISTRICTS -19.04
'-' -
2- LAND U~E DISTRICT SPECIFIC STANDARDS
In addition to the general development requirements contained in Clapter 19.20 r.
(Property Development Standards), the following standards shall apply to
~c: residential districts:
TABLE 04.03
RESIDENTIAL DISTRICTS
. SPECIFIC STANDARDS
~ficSt.mdarCs RE RI. RS RU RM RMH RH CO-l.2 CC".-2 nR_~
A.. Ac:essory + + + + + + + + + +
Structures
*}J. Day Care Cen ~e.r + + + + + + + + + +
D. Density Bonus/ + + + + + + + + + +
Affordable Housing
or Amenities
I: . Front/Rear Yard + + + + +
Averaging
F .Golf Courses & + + + + + + +
Related Facilities
G . Guest House + + + +
H. Minimum Room Size + + + + + + + + + + (-
I. Minimum Dwelling + + + + + + + + + +
Size
J. Mobile Home & + + + + + + +
Manufactured
Housing
I:. Mobile Home Park + + + + + + +,
or Subdivision
L. Multiple Family Housing + + + + + +
f.l. Planned Residential +
Development
H . Reaeational + + + + + + +
Vehicle Storage
o. Second Dwelling + + + + + + +
Unit/"Granny"Housing
p. Senior Citizen/ + + + + + + +
Congregate Care Housing
': . Small Lot Subdivision +,
Key: "+" applies in the land use district.
** C. Day Care Home, + + + + + + +
Large Family
"
,
u-u
Attachment "A-3"
7/92
-
QUENnAI. DISTRICTS -19.ll4
I~ .;
,....
(- ,
A. ACCESSORY STRUCTURES
.
Ac:c:e5sory structures in residential land use districts are subject to
Development review and shall be compatible with the materials and
architecture of the main dwelling of the plo!"" ty. A ,.,.,..,~ structures
may _ be constructed on a lot containing a main dwelling unit. Acces-
sory structures may be built to the side and rear property 1ines provided
that such structures are not closer than 10 feet to any other struc:twe.
Building Code requirements may further resaict the distance to be main-
tained from property lines or other structures.
, -
B. DAY CARE CENTER DESIGN STANDARDS (See PagesII-13A & II':'13B
,
Day Care Centers are permitted in residential
land use districts' subject to Conditional Use Permit
review, pursuant to Section 19.04.020 (Table 4.01) and
Section 19.06.020 (Table 6.01, #835). The
cente~s shall be constructed in the fOllowing
manner:
~ facility shall conform to an t""1"""'lfdeve1opmentstand-
ards of the land use district in which it is located.
2 ~ facilities shall not be located within 300 feet of another
large facility.
An m.ztd~,!ay ama of no less than 75 square feet per c:hild" but
in no case less'than 450 square feet in area shall be provided. The
outdoor play arelr~ be located in the rear area. Stationary play
equipment shall not be located in required side and &ant yards.
"'.,
A 6 foot high solid decorati~e fence or wall shall be constructed on
an t'n>!"" tt lines, except in the ,&ant yard. In the &ant yard, the
open fence shall not exceed 48 inches in height, and a solid wall
shall not exceed 36 inches in height. !vfateria1s, telctures, mlors,
and design of the Cenc:e or wall shall be.campatible with on-site
develop and adjacent p,op.:. lies. All fences or walls shall provide
for safety with controlled points of entry. "',
"
3.
4.
5. On-site landscaping shall be consistent with that prevailing in the
neighborhood and shall be installed and maintained. pursuant to
Chapter 19.28 CLandscaping Standards). Landscaping shall be
provided to reduce noise impacts on surrounding t',u!""ties.
All on-site parking shall comply with the provisions of aulp.ter
19.24 (Off-Street Parking). l..arse.fa&Ji~sAaapaovid.GWiI8..
Yehi~-G'-separate-eRnaa mQ ecit poiata, 'IDCl ad8- "-
'fUMe r-ii~ lo..illng~"""" . . "-
6.
'-.'
U-13
Attachment "A-4"
7/92
,
-~
,-....
'-I
'-'
"8. DAY CARE CENTER DESIGN STANDARDS
Day Care Centers are permitted in residential land use
districts subject to Conditional Use Permit review, pursuant
to Section 19.04.020 (Table 4.01) and Section 19.06.020 (Table
6.01, #835). The centers shall be constructed in the
following manner:
1. The center shall conform to all property development
standards of the land use district in which it is
located.
2. Day care centers shall not be located within 500 feet of
another day care center.
3. An outdoor play area of no less than 75 square feet per
child, but in no case less than 450 square feet in area
shall be provided. The outdoor play area shall be
located in the rear area. Stationary play equipment
shall not be located in required side and front yards.
4. A 6 foot high solid decorative fence or wall shall be
constructed on all property lines, except in the front
yard. In the front yard, the open fence shall not exceed
48 inches in height, and a solid wall shall not exceed 36
inches in height. Materials, textures, colors and design
of the fence or wall shall be compatible with on-site
development and adjacent properties. All fences or walls
shall provide for safety with controlled points of entry.
5. On-site landscaping shall be consistent with that
prevailing in the neighborhood and shall be installed and
maintained, pursuant to Chapter 19.28 (Landscaping
Standards). Landscaping shall be provided to reduce
noise impacts on surrounding properties.
6. On-site parking shall be provided pursuant to the
provisions of Chapter 19.24 (Off-Street Parking). On-
site vehicle turnaround or separate entrance and exit
points and adequate passenger loading spaces shall be
provided.
7. All on-site lighting shall be stationary, directed away
from adjacent properties and public rights-of-way, and of
an intensity appropriate to the use it is serving.
8. All on-site signage shall comply with the provisions of
Chapter 19.22 (Sign Standards).
9. The center shall contain a fire extinguisher and smoke
detector devices and meet all standards established by
the city Fire Marshall.
II-13A
7/92
,
.,
..-...
.......l
'-"
10. A center within a residential land use district may
operate up to 14 hours per day.
11. Outdoor activities may only be conducted between the
hours of 8:30 a.m. and 8:00 p.m."
1I-13B
7/92
t""'"
'-'
ryENnAL DISTRlcrs - 19.1M
.
~All on-site lighting shall be stationary, directed away from adjacent
properties and public: rights-of- way, and of an intensity ap-
propriate to the use it is serving.
8. All'on-site signage shall mmply with the provisions of Chapter
19.22."ESign Standards).
""
9. The fac:ility Shall (X)ntain a fire extinguisher and smoke detector
devices and meet-all standards established by the City Fire Mar-
shall ~
"-
10. A fac:ility within a residential-land. use district may operate up to 14
hours per day. ~. .
11_ Outdoor activities may only be conduC~ the hours of
8:30 AM to 8:00 P.M.
. .. .
r2:'---AnyfaciHty'~-be~iice!Ised-"lI!ld-'!IhaH- 1>... ~ted-
iIl:tDrd1ng"tD~h: "t.dt: ...ullu....d l....dth ....d safety'regahr-
IieM. ~
**
-0. DENSl'n' BONUS
This section contains 2 density bonus provisions. The first entitlement is
based upon the provision of affordable housing pursuant to Slate Govern-
ment Code Section 65915. The second provision is intended to provide
density bonus incentives Cor the incorporation of on-site amenities.
L AHnm2hl~ Hnucinr
State Government Code Section 65915 provides for the granting of
a density' bonus or other incentives of equivalent financial value
when a developer of housing agr!!e5 to amstruct at least 1 of the fol-
lowing:
a. Twenty pa.......t of the total units of a housing development
for persons and families of lower income, as defined in Sec-
tion 50079.5 of the Health and Safety Code.
b. Ten percent of the total units of a housing development
for very low inam1e households, as defined in Section 5010S
of the Health and Safety Code.
Fifty ~.......t of the total dwelling units of a housing
development for qualifying residents, as defined in Section
51.2 of the Civil Code.
** C. DAY CARE HOMES, LARGE FAMILY
Large family day care homes may be locate~ no closer than 500 feet,
in any di~ection, from aq existing" lar2e f~ily day care home,
_ _ __ __ measu1:'ed tram nrnTu:~rtv J.1ne to Dr Dert"i line A
U-14 Attachment "A-5"
Co
(:
(
,
(~
7/92
.-
'li.._1
RE~L DISTRICI'S-19.04
/
A request lor a density bonus and regulatory ccncessions and/or
incentives shall require Conditional Use Permit review and be sub-
ject to the following provisions:
a. For the purpose of this Section, "density bonus'" shall
mean a density inaease of 25% over the otherwise maxi-
mum allowable residential density under this Development
Code and the General Plan, When determining the number
of housing units which are to be affordable, the density
bonus shall not be included.
b. The procedures Cor implementing this section are as lollows:
1) The City shall within 90 days of receipt of a written
proposal, notify the developer in writing of the pr0ce-
dures governing these provisions.
2) The Council may approve the density bonus and
regulatory amcessians and/ or incentives only if all of
the following findings are make:
a) The developer has proven that the density
bonus and adjustment of standards is neces-
sary to make the project economically feasible;
b) That additional adjustment of standards are
not required in order Cor the rents Cor the tar-
geted units to be set, pursuant to Government
Code c:.-;nn. 65915 (c)i and
c) The proposed project is oompatible with the
purpose and intent of the General Plan and
this Development Code.
Co The density bonus shall only apply to housing develop-
ments amsisting of 5 or more dwelling units.
d. The density bonus provision shall not apply to senior citizen
and senior ccngregate care housing projects that utilize the
senior citizen housing density provisions of this Develop-
ment Code.
D-15
7/92
~ R.::J.ENl1AL DISTRICTS -19.04
10...1'
e. Prior to the issuance of a building permit for any dwelling f
unit in a development for which "density bonus units" have
been awarded or incentives have been received. the
developer shall submit documentation which identifies the
restricted units and shall enter into a written ag..=o.L.ent with
the Cty to guarantee for 30 years their continued use and
availability to low and moderate-income households. The
agr-=...ent shall extend more than 30 years if required by the
Construction or Mortgage Fmancing Assistance Program.
Mortgage Insurance Program. or Rental Subsidy Program.
The terms and conditions of the agreen,ent shall :un with
the land which is to be developed, shall be binding upon the
successor in interest of the developer, and shall be reco.ded
in the Office of the San Bernardino County Recmd~
The agreement shall include the following provisicns:
1) The developer shall give the Cty the amtinuing right
-of-first-refusa1 to purchase or lease any or an of the
designated units at the fair market value;
2) The deeds to the designated units shall amtain a
covenant stating that the developer or his/her 5'.(. r ( -_.
sor in interest shall not sell, rent, lease, sublet. assign.
or otherwise transfer any interests for same without
the written app.uv..!. of the Cty confirming that the
sales price of the units is mnsistent with the Umits es-
tablished for Iow- and moderate-income households,
which shall be related to the Consumer Price Index;
3) The City shall hzvethe authority to enter into other
agr-...ents with the developer or purchasers of the
dwelling units, as may be necessary to assure that the
required dwelling units are amtinuously occupied by
eligible households.
!. "Density bonus units- shall be generally dispersed through-
out a development p.oject and shall not differ in appearance
from other units in the development.
g. The Cty shall provide, in addition to a density bonus, at
least 1 of the following regulatory mncessions and/or incen-
tives to insure that the multi-family residential project wiD
be developed C!t a reduced CDSt:
"
D-l6
7/92
..
'.
..
~."
t
U.SIDENTIAL DISTRICTS -19.ll4
--
--
-
1)
A reduction or modification of Development Code
requirements which exceed the minimum building
standards approved by the State Building Standards
Commission as provided in Part 2S (commendng
with Section 18901) of Division 123 of the Health and
Safety Code, including. :nxt not limited to, a reduction
in setback and square footage requirements and in
the ratio of vehicular parking spaces that would
otherwise be required.
2)
Approval of mixed use development in conjunction
with the multi-family residential project if CDmmer-
dal, office, industrial, or other land uses will reduce
the oost of the development and if the pro;!ct will be
compatible internally as well as with the existing or
planned development in the area where the proposed
housing project will be located.
3)
Other regulatory incentives or concessions proposed
by the developer or the City which result in identifi-
able cost reductions.
2. Am~iti~ Bonu!; Pmvic;:ion
This provision allows an inaease in the maximum permitted den-
sity of 15% in only the RU, RM, RMH. RH, C~I&:2. CG-2,. and CR-
21and use zoning districts. Jnaeases of up to 15% may be granted
based upon the Bnding(s) that any P'u!,,=, cnmbination of the fol-
lowing amenities are provided in -cess of those required by the
applicable land use district:
a. Architectural features that promote upscale multi-family
development;
b. Additional on site or off-site mature landscaping which will
benefit the project;
c. Additional useable open Space;
d. Attached garages;
e. Additional recreational facilities (Le., clubhouse, play
area, pool/jacuzzi. tennis court, etc.); and
f. Day care facilities.
This amenity bonus provision shaD not be used as an addition to
the affordable housing density bonus provision.
D-17
7/9;'
.~
R~ENTIAL DISTRICTS -19.1l4 .
-
-
E. FRONTIREAR YARD AVERAGING STANDARDS
Front/rear setbacks required by the base district in Table 04.02 may be
averaged on the interior lots within a single famDy detached or duplex
subdivision.
(.-
. .
i
The front/rear yard. setbadc of a group of 5 adjacent dwelling units may
vary up to 5 feet from that required. The average setbadc of all 5 units
. shall equal the minimum required for the base district.
F. GOLF COURSES AND RELATED FACILlTIES STANDARDS
Golf course developments are subject to Conditional Use Permit review
and shall be constructed in the following manner.
1. State-of-the-art water conservation techniques shall be incorporated
into the design and imgation of the golf course.
2. Treated effluent shall be used for inigation where available.
Perimeter walls or fena!s shall provide a viewshed window
design along all public rlgh~f-way, incmporating a mix of
pilasters and wrought iron fencing or equivalent treatment.
All accessory facilities, including but not limited to, dub houses,
maintenance buildings, and half-way dub houses shall be designed
and located to ensure cmnpatibility and harmony with the golf
a:nuse setting.
G. GUEST HOUSE DESIGN STANDARDS
3.
4.
(
Guest houses are subject to Conditional Use Permit review and shall be
constructed in the following manner:
1. All guest houses shall amform to all development standards of
the underlying land use district.
2. There shall be no more than 1 guest house on any lot.
3. The floor area of the guest house shall not exceed.5oo square
feet.. .
<..
0-18
7/92
-- 1l~CNT1AL DISTllICTS -19.ll4
'-'-
4. The guest house shall not exceed the height of the main dwelling.
c.
s.
There shall be no kitchen or cooking facilities or wet bar facilities
within a guest house.
6. The guest house shall conform to all of the setback regulations
outlined in the applicable land use district.
7. A guest house shall be used only by the occupants of the main
dwelling, their non paying guests, or domestic: employees. The
guest house shall not be rented.
H. MINIMUM ROOM SIZE STANDARDS
Minimum room size standards are as follows:
Minimum ATP::t
Room in SqpaI'P Feet
Garage 400
Bedroom (not including closets) 110 (l40SJb~
Full bath (Tub or shower, toilet and lavatory) 35 (!DSJft.~
Half bath (toilet and lavatory) 25 (!)SJft.~
( I. MINIMUM DWELLING SIZE STANDARDS
The following minimum dwelling areas are ccmputed by calc:ulating the
living area as measwed &am the outside of walls and excludes garages,
carports, exterior courtyards, patios, or balconies.
1. The minimum area requirements for sing1~family residential units
are as follows:
a. Singl~Family Dwellings
.Minimum Livablf!
ATPa in SqJt::t1'P FPiPt
1,200 sq. it.
Minimum Av@!'3p! Uvahl~
ArP~ in SqpaT'P F~
1,700 sq. it.
b. Infill Single-Family DwellingS
Minimum Livahle
Area in Wn! F@@t
1,000 sq. it.
,-
.
Note: The minimum setNcb of applicable land use dislric:t shall be appUed.
D-D
7,/92
-+"'0>_,
F'")oENTIAL DISTRICTS -19004
2.
The minimum area requirements for apartments/multi-family are
as follows:
t. .."
Uvabl~ ArPa
in ~JaT'P Fppt
BMrnnms
M::nrhnum NnmhPr
Bath'!
Minimum NumbPr
.
500
600
800
1,000
1,200
Bachelor
1 "
2
3
3+
1
1
1~
2
2
J. MOBILE HOME AND MANUFACTURED HOUSING
DESIGN STANDARDS
Manufactured or mobile homes are subject to Development Permit review
and shall be installed in the following manner: "
1. Mobile or manufactured homes may be used as single-family
dwellings if the home is certified under the National Mobile Home
Construction and Safety Standards Act of 1974.
2.
Mobile or manufactured homes which are used as single-family
residences shall be installed on an approved permanent foundation
system in compliance with applicable codes.
3. Director shall determine that the subject lot together with the p.vpo.-i
mobile or manufactured home is compatible with surrounding
development This determination shall include an ~ressment of
on-site design and development standards and materials, architec:-
tural aesthetics, ~"1<s. building height. a. , sory buildings, ac-
cess, off-street parXing and minimum square footage requirements,
and any other aiteria determined appropriate by ~ Director.
( :
.
\.
n-m
7/92
Rl""WENTIAL DISTRICTS -19.04
4. The following Specific Design Standards shall govern the installation
and construction of manufactured and mobile homes.
r .... ~
a. All homes shall have a minimum eave dimension of 1 foot.
b. All siding shall be non-reflective and shall be installed from
the ground up to the roof.
c. All roofs shall ~ve a minimum pitch of 1:4-
d. All homes shall have a minimum width. (aaoss the narrowest
portion) of 20 feel
K. MOBILE HOME PARK OR SUBDMSION DESIGN STANDARDS
Mobile home parks or subdivisions are subject to Development Permit
review and shall be constructed in the following manner:
1. Individual mobile home space minimum setbacks shall be measured
from the edge of internal streets and space lines as follows:
a.
b.
Front - 10 feet .
Side - 5 feet on each side, or zero lot line on one side
with 10 feet on the opposite side.
Rear - 10 feet
Structural separation - 10 foot minimum between dwelling
units.
'.
c.
eL
2. Maximum mobile home space cOverage (mobile home and its
accessory structure) shall be 75%.
3. Each mobile home shall be ~pped with skirting, or provided
with a support pad which is recessed to give the appearance of the
mobile home being located on-grade.
4- All on-sile utilities shall be installed underground.
S. The mobile home park shall be provided with parking as required_
by Chapter 19.24 (Off-street Parking Standards).
6. A common reaeation area which may contain a recreation
building shall be provided in the park for use by aU tenants and
their invited guests. The area shall be provided in 1 common l0ca-
tion with a minimum a&o-9;..te area of 400 square feet of reaea-
tional space for each mobile home space.
..
.......
D-n
7/92
-
f
Rl:....dJEN'IlAL DISTRICTS -19J)4
...........
7. All ex:terior boundaries of the mobile home park shall appear similar
to conventional residential developments and shall be screened by ( . ..:.
a decorative wan, fence or other comparable device 6 feet in
height. with a minimum 6 foot wide landscaped area provided
along the inside of the perimeter screen.
8. Common open space shall be 1andscaped in accordance with a
landscape plan approved by the review authority and in a manner
consistent with Chapter 19.28 CLandscaping Standards).
9. All mobile home park or subdivision developments shall provide
reaeational amenities within the site which may include: a swim-
ming pool; spa; clubhouse; tot lot with play equipment; piatic shel-
ter - barbecue area; court game facilities such as tennis, basketbaU,
or racquetball; improved softball or basebaU fields; or, day care
faMlities. The type of amenities shall be approved by the Director
and provided according to the following schedule:
Units Am@nitipq
().9 0
10-SO 1
51-100 2
101-200 3
~~ 4 (
Add 1 amenity for each 100 additional units or fraction thereof. .
L. MULTI-FAMILY HOUSING STANDARDS
Multi-famil~' housing is permitted in the RU-1, RU-2. RM. RMH. RH. CG-
2. and CR-2land use districts subject to Development Permit Review and
shall be constructed in the following manner:
1_ All multi-family developments with 12 or more dwelling units shall
provide 30% useable open space fa:' passive and activereaeational
uses. Useable open space areas shall not include: right.of-ways;
vehideparking areas; areas adjacent to or between any structures
less than 15 feet apart; setbacks; patio or private yards; or, slope
areas greater 11m 8%. .
2. Each dwelling unit shall have a private (walled) patio or balcony
not less than 300 square feet in area or 25% of the dwelling unit
size, whichever is less.
\.
D-n
7/92
....." , ~
Xl.., . PENTIAL DISTRICTS -19.ll4
3. All multi-iamily developments shall provide reaeational amenities
within the site which may include: a swimming pool; spa; club-
house; tot lot with play equipment; pialic shelter - barbecue area;
court game facilities such as tennis, b:oshtball, or racquetball; im-
proved softball or basebaU fields; or, day care facilities. The type of
amenities shall be approved by the Director and provided accord-
ing to the following schedule:
(
Unik AmPnitipr;
0-11 0
12-SO 1
51-100 2
101-200 3
201-300 4
Add 1 amenity for each 100 additional units or fraction thereof.
4. Off-street parking spaces for multi-family residential developments
shall be located within ISO feet from the dwelling unit (front or rear
door) for which the parking space is provided.
S. Each dwelling unit shall be provided a minimum of 150 cubic: feet
of privale enclosed storage space within the garage, carport" or im-
mediately adjacent to the dwelling unit.
6. Driveway approaches within multiple family developments of 12 or
more units shall be delineated with interlocking pavers, rough-tex-
tured amaete, or stamped conaele and 1andscaped medians.
7. All parts of aU slructun!s shall be within 150 feet of paved access for
single story and SO feet for multi-story.
8. Common laundry facilities of sufficient number and accessibility
consistent with the number of li~g units and the Uniform Build-
ing Code shall be provided- ..
9. Each dwelling unit shall be plumbed and wired for a washing
machine and dryer.
10. Management and security plans shall be submitted for review and
approval for multi-family developments with 12 or more dWelling
units. These pians shall be comprehensive in scope.
\...:..
D.23
7/92
~
t:)DENTIAL DISTRICTS -19.04
M.
PLANNED RESIDENTIAL DEVELOPMENT/SMALL LOT SUBDIVISIONS
(....
.
Planned Residential Development (PRO) including Custered Sub-
divisions and Small Lot Divisions are permitted in Residential Urban
Land use districts subject to Development Permit review. Attached and
detached single-family dwelling units are permitted. The purpose of al-
lowing these types of developments is to promole residential amenities
beyond those apec:ted in conventional residential developments, to
achieve greater flexibility in design, to encourage well planned neighbor-
hoods through aeative and imaginative planning as a unit, to provide for
appropriale use of land which is sufficiently unique in its physical charac:-
teristics or other circumstances to warrant special methods of develop-
ment, to reduce development problems in hillside areas and to preserve
areas of natural scenic beauty through the encouragement of integrated
planning and design.
1. Dftft!lll:ity
The underlying residential land use district or the Hillside Manage-
ment Overlay District shall determine the maximum number of
dwelling units allowed in a PRO or Small Lot SubdivisiOIL Where
a parcel or parcels have more than one land use district. the maxi-
mum number of dwelling units shall be determined by adding
together the allowable density for each land use district area. Den- (
sity transfer throughout the PRO ...,uject area is permitted for the .
promotion of clustering units in those areas suited to development.
and thus.... s - ving the open space and natural features of the site.
(See Fi110ritie Management Overlay District for restrictions to on-
sile density transfer.)
2. Minimum Lot Si~
The minimum lot size for a deta~ single-family unit in a Small
Lot Subdivision shall be 5,ooo.square feet. PRD's may aeate lot
sizes to aammnodale the aeation of attached single-family dwell-
ing units or Custered Subdivisions.
3. Sift! Cov~
Structures shall not occupy more than 40% of the gross site area.
4. Structurl! Hript/Num ~ of Att:lclted Dwem", Unit!ll
Detached sing1e-family structures shall not exceed 2-1/2 stories, or
3S feet. Attached single-family structures shall not ecceed 3 stories
or 42 feet. The maximum average number of single-family units at-
tached in any manner to form a single strw:ture shall be 6.
D-24
\
"
7/92
,
R~EN'IlAL DISTRICTS -19.04
S.
S@tba,.1cc
(. .....:
The minimum front, rear, and side structural setback from the
project perimeter boundazy shall be 15 feet. The minimum dwell-
ing unit side structural setback from other dwelling unit structures
is 15 feet plus 1 foot for each 15 feet of structure length. In small lot
subdivisions the minimum side setback is 5 feet with a 15 foot mini-
mum dwelling unit separation. .
6.
QIlen Space
All Planned Residential Developments with 12 or more dwelling
units shall provide 30% useable open space for passive and active
recreational uses. Useable open space areas shall not include:
right-of-ways; vehicle parking areas; areas adjacent to or between
any structures less than 15 feet apart; setbacks; patios and private
yards; or, slope areas greater than 8 pe.CClLt. Slopes greater than 8
percent map be approved in the Hillside Manage:nent Overlay Dis-
trict by the Director as useable open space.
7. Am~!,;ti~
All Planned Residential Developments shall provide recreational
amenities within the site which may include: a swimming pool;
spa; clubhouse; tot lot with play equipment; piaUc: shelter - bar-
becue area; court game facilities such as tennis, basketball. or rac-
quetball; improved softball or basebaU fields; or, Cay care facilities.
The type of amenities shall be app.oved by the Director and
provided according to the following schedule:
Unif'!l; Ameniti~
0-11 0
12-50 1
51-100 2
101-200 3
~-3oo 4 .
Add 1 amenity for each 100 additional units or fraction thereof.
8. Prlvat~ StrH-hI
Private streets shall be permitted when there is a home owner's as-
sociation established to maintain them. The streets shall be built to
standards and specifications for public works construction.
,
"-
D-2S
7/92
.-
~
R~ENTIAL DISTRICTS -19J)4
9.
Maint@I1anNl2nd Compl@nnn of ~@t1 ~pa,..._ AmPn;tipc
Landseapin, . and Manu&dur@d SlQpH .
f.
No lot or dwelling unit in the development shall be sold unless a
mrporation, home owner's association, '"ssessment district or other
approved applupld.1e entity has been legally formed with the right
to '"csess aU those PIOt-= ties which are jointly owned or benefitted
to operate and maintain aU of the mutually available features of the
development including, but not limited to, open space, amenities,
landscaping or slope maintenance landscaping (which may be on
private lots adjacent to street rights-of-way). Conditions,
Covenants, and Restrictions (CCcStR's) may be developed and
recorded for the development subject to the review and approval of
the Oty Attorney. The recorded Cc:&R's shall permit the enf0rce-
ment by the Oty, if required. No lot or dwelling unit shall be sold
unless aU approved and required open space, amenities, 1andscap-
ing, or other impIOY=.ents, or approved phase thereof, have been
completed or completion is assured by a financing guarantee
method approved by the Oty Engineer.
10. Fi~ n~arim.-nt S~ndanf
All parts of aU structures shall be within 150 feet of paved access (
for single-story and SO feet for multi-story. ,
1L R~dential S~ti~ Standamg
In addition to the PRO development requirements, the following
specific standards contained within this chapter shall apply:-
a. Day care fadlities '-
b. Golf anJrSeS and related facilities
Co Guest house
eL Lighting
e. Minimum room size
f. Minimum dwelling size
g. Mobile home and manufactured housing
h. Mobile home park or subdivision
i. Reaeational vehicle storage
D-26
7/92
~
1':............... =
RE-.. ~L DlSTlUcrS~l9J)4
.
N.
RECREATIONAL VEHICLE STORAGE FACILIllES
r .
i.
Developments within the multi-family land use districts and with 12 or
more dwelling units, shall provide recreational vehicle storage facilities.
. The storage facilities shall be reviewed as part of the Development Permit
and shall be constructed in the following manner:
1. Centralized storage areas shall be provided for recreational
vehicles, boats, etc., at a minimum of 1 space for each 8 dwelling
units. Any fractional space requirement shall be construed as ~
quiring 1 full storage space pu.-suant to Chapter 19.24 (Off-Street
Parking Standards).
2. Individual storage spaces shall measure not less than 12 feet by
30 feet, and shall have direct access to a driveway with a minimum
paved width of 25 feet. .
3. Storage areas shaU be paved and drained.
4. Storage areas shall be mmpletely saeened from exterior view
by a combination of landscaping, masonry waIls, fences or other
comparable sCreening devices 8 feet in height. subject to the a~
proval of the olrector.
.
,
;
o. SECOND DWELUNG UNITf'GRAl'll~ HOUSING DESIGN STANDARDS
Second dwelling units require a Development Permit and shall be c:on..:
structed in the following manner:
1. No more than 1 second dwelling unit shall be permittei:i on
any parcel or lot.
2. A second dwelling unit may only be permitted on a residential
lot on which there is already built 1 owner occupied single-family
detached dwelling unit (main unit). '
3. A second dwelling unit :nay :lOt be permitted on residential lots
already having 2 or more dwelling units.
4. The parcel upon which the second dwelling unit is to be established
shall conform to aU standards of the land use district in which it is
JOCI'ted. .
s. Any inaease in the Boor area of an attached second unit shall not
exceed 30% of the existing living area of the main dwelling.
6. The total area of Boor space for a detached semnd unit shall not
exceed 1200 square feet.
D.Z7
7/92
~
,
",,"."'/
Rb..dENTIAL DISTRICTS -19M
".
7. The second dwelling unit shall be architecturally compatible with
the _.;ft dwelling.
........ f~..
.
8. The second dwelling unit shall be provided with parking in
addition to and the same as that required for the main dwelling,
pursuant to Chapter 19.24 (Off-Street Parking Standards). No
variance or minor exception may be filed for aUowing parlcir:g
within the required &ant or side yard setbacks.
9. The second dwelling unit may be metered separately from
the main dwelling for gas, electrid.ty, and water/sewer services.
10. Prior to issuance of a building permit for the second dwelling unit.
a covenant of restriction to run with the land, shall be recorded
which specifies that the use of the second unit as an independent
dwelling may continue only as long as one unit on the pwpe.lf is
owner-ocx:upiecL
. ,
I
11. The applicant for the Development Permit shall be the owner of
the subject property.
12. This section shall not validale any existing illegal second dwelling
unit. An application for a permit may be made pursuant to the
provisions of Chapter 19.44 CDeve10pment Permits) to convert an il- (
legal second unit to a conforming legal second unit, and the stand-
ards and requirements for said conversion shall be the same as for
newly plo!""sed second dwelling units.
13. The following findings shall be made fm addition to those outlined
in Chapter 19.44 (Development PermitsD in order to ap}llUVe a per-
mit for a second dwelling unit
a. The second dwelling unit is compatible with the design
of the main dwelling unit and the swrounding neighbor-
hood in terms of landscaping, scale. height. length, wiC:h,.
bulk. lot coverage, and exterior treatment. and will not cause
-......<rive noise.. traffic. or other disturbances to the existing
neighborhood or result in significandy adverse impacts on
public services and resources.
b. The sec:oDd dwelling unit shall not cause a high concentra-
tion of such units sufficent to c:bange the character of the
sunounding residential neighborhood. .
D-28
7/92
.. r
RtsfoENnAL DISTRICTS -19J)4
('0"
~. '.. .
P.
SENIOR CTIZENlCONGREGATE CARE HOUSING DESIGN STANDARDS
Senior group housing developments are subject to Development Permit
review and shall be constructed in the following manner:
1. A bus turnout and shelter on the on-site arterial frontage shall be
dedicated if the project is located on a bus route as determined by
the Director.
2. Dial-a-ride transportation shuttles shall be provided; number
to be determined during pro~ review.
3. The parcel upon which the senior group housing facility is to
be established shall conform to aU standards of the underlying land
use district.
4. The senior group housing shaU conform with aU local, state, and
federal requirements.
s. The number of dwelling units shall be based on Table 4.02 (Residential
Development Standards).
6. The minimum floor area for each residential unit shall be as
follows:
Studio:
410 square feet
510 square feet if 1citchen-dining
living areas are c:ombinecL
S70 square feet if1citchen-dini."lg
living areas are separate.
One-bedroom:
0610 feet if 1citchen-dinin.
-. square g
living areas are combined.
670 square feet if 1citchen-dining
living areas are separate. -
7_ The main pedestrian entrance to the development, common areas,
and the parking facility shall be provided with handicapped access
pursuant to Section 19.24.050.
Two-bedroom:
8;
Indoor common areas and living units shall be handicap adaptable
and be provided with aU necessary safety equipment (e.g., safety
bars, etc.), as well as emergency signal/intercom systems as deter-
mined by the Dh....ror.
'-..
D-29
7/92
~ ' f
"".
'" . ..'DEN'IlAL DISTRICTS -19.04
9. Adequate internal and external lighting including walkways shall
be provided for security pwposes. The lighting shall be energy effi- /:_
dent, stationary, deflected away &om adjacent properties and
public rights-of-way, and of an intensity compatible with the
residential neighborhood.
.
10. Common recreational and entertainment activities of a size and
scale consistent with the number of living units shall be provided.
The minimum size shall equa1100 square feet for each living unit.
11. Common laundry :ac:ilities of sufficient !lumber and aa:essibility,
consistent with the number of living units and the Uniform Build-
ing Code shall be provided. The facilities shall have keyed "'"CeSS
for tenants only.
12. Each residential unit shall be plumbed and wired for a washing
machine and dryer.
13. The development may prOvide one or more of the following
specific internal common fac:i1ities for the exclusive use of the resi-
dents:
a.
b.
Co
Central cooking and dining room(s).
Beauty and barber shop.
Small scale drug;;tme not exceeding 1,000 square feet.
(- ;
14. Off-stteet parking shall be provided in the following nwmer:
a. One co~eted parking space for each dwelling unit for the
ex:clusive use of the senior citizen residents plus one space
for every 5 units for guest parking.
b. Three parking spaces for every 4 dwelling units for employee
and guest use for congregate care residences.
c. All off-street parking shall De located within 150 feet of the
front door of the main entrance.
d. Adequate and suitably striped paved areas for shuttle
parking. Shaded waiting areas shall be provided adjacent to
the shuttle stops.
e.
Design standards relating to handicapped parking, acxess,
surfacing, striping, lighting, landscaping, shading, dimen-
sional requirements, etc. shall be ams!slelll: with the stand-
ards outlined in Chapter 19.24 (Off-Street Parking Stan-
dards). .'
- ;
-..:
U-30
. 7/92
- "--
,.J
.
R' ,)ENTIAL DISTRICTS -19.ll4
f.
Senior citizen/ congregate care parking requirements may be
adjusted on an individual project basis, subject to a parking
study based on project location and proximity to services for
senior citizens including, but not limited to medical offices,
shopping areas, mass transit. ell:.
, .
f.--.
15. The project shall be designed to provide maximum security for
residents, guests, and employees.
~.
.1
16. Trash receptacle(s) shall be provided on the prentises. Trash
receptade(s) shall comply with adopted Public Works Department
Standards and be of sufficient size to accommodate the trash
generated. The receptacle(s) shall be saeened from public: view on
at least 3 sides by a solid wall 6 feet in height and on the fourth
side by a solid gate not less than 5 feet in height. The gate shall be
maintained in good working order and shall remain closed except
when in use. The wall and gate shall be architecturally compab"b1e
with the surrounding buildings and structures. The rec:eptacle(s)
shall be located within close proximity to the residential units
which they are intended to serve.
17. Residential occupancy shall be limited to single persons over
60 years of age or married couples of which one spouse is over 60
years of age.
18. Developers of Senior Citizen/Congregate Care housing which have
a density larger than that allowed in the underlying land use district,
shall provide a markedng analysis which analyzes long tenn feaSJ."billty
and a conversion plan of Senior ~<tential units to standard units, with
a corresponding reduction in the number of units to equal the density
allowed in the underlying land use district if the project is not occupied
by Seniors 60 years of age or older. The Ceasibility study and conversion
plan shall not be required if the project is sponsored by any government
housing agency, the Oty's Development Department or a non-profit
housing development mrporation. If the proposed project is to be
located in the CD-I, CD-2land use district the conversion plan shall
address the transformation of residential units into the uses allowed
in the Commercial Office land use districts.
Q.
19. All parts of aU structures shall be within 150 feet of paved access for
single-story and SO feet for multi-s~
SMALL LOT SUBDMSION STANDARDS
..........
Standards for small lot subdivisions are loca~ in Subsection L CPlanned
Residential Development Standards) of this maplE
D-31
7/92