HomeMy WebLinkAbout01-Development Code Workshop
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Qi ty of San Bernardino 0
INTEROFFICE MEMORANDUM
9101-702
TO: Mayor and Common Council
FROM: John E. Montgomery, Principal Planner~ r(i.
SUBJECT: Deferred Development Code Items
DATE: January 16, 1991
COPIES:
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1. Powers of Director - p. 1-4
Revise section to read as follows:
"Final approval authority for and enforcement of Build-
ing Permits, Certificate of Occupancy, specified
Development Permits, Home Occupation Permits, Minor
Exceptions, Minor MOdifications, Sign Permits, Similar
use Determinations and Temporary Use Permits. All of
the above, except Building Permits and Certificates of
Occupancy, are subject to appeal to the Planning Commis-
sion. The Director may impose conditions of approval or
make interpretations of this Development Code, which may
be appealed to the Planning Commission."
2. Antenna definition - p. 1-7
Leave definition as is, but change p. 111-2, Section 3
regarding "Antenna" to read:
"All antennae, including portable units, but exempting
residential satellite dish installations which are 10.5
feet or less in diameter, 12 feet or less in height,
located in the rear yard and are ground mounted~and
exempting residential single-pole roof mounted televi-
sion antennae where the boom or any active element of
the antenna array is 10 feet or less and the height does
not exceed the maximum allowed in the land use district,
shall be installed in the following manner:"
3. Club definition - p. 1-9
Delete the word "non-profit" from the definition.
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INTEROFFICE MEMO~UM: 9101-702
Deferred Development Code Item
January 16, 1991
Page 2
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4. "Grannv" Flat definition - p. 1-12
Change definition to read as follows:
"An additional dwelling unit intended for the sole
occupancy of one adult or two adult persons who are 62
years of age or over, and the floor area of the attached
"granny" flat dwelling unit does not exceed 30 percent
of the existing living area of the primary residence or
the floor area of the detached "granny" flat dwelling
unit does not exceed 1,200 square feet on a lot desig-
nated as residential, as defined in Government Code
section 65852.1."
5. Second Dwellina unit definition - p. 1-20
Change definition to read as follows:
"An additional dwelling unit which may be rented, and
the floor area of the attached second dwelling unit does
not exceed 30 percent of the existing living area of the
primary residence or the floor area of the detached
second dwelling unit does not exceed 1,200 square feet
on a lot designated as residential, as defined in
Government Code Section 65852.2."
6. Hotel definition - p. 1-14
Delete the words "for compensation" from the definition.
7. Motel definition - p. 1-18
Delete the words "for compensation" from the definition.
8. Accessorv Structures - p. 11-13
Add the following sentence to the end of the section:
"Building Code requirements may further restrict the
distance required to be maintained from property lines
or other structures."
The "Accessory Structure" section requires a Development
Permit for accessory uses, and Table 4.01 on pages 11-4
and 11-5 would be amended to reflect that requirement
for swimming pools/ spas, garages and patios/gazebos.
JEM/lat
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o City of San Bernardino 0
INTEROFFICE MEMORANDUM
9101-904
TO: Noreen Miller
FROM: Sandra Paulsen, Senior Planner ~ ~~.
SUBJECT: San Bernardino Valley Association of Realtors
DATE: January 16, 1991
COPIES:
p. II-2
Realtors desire to reduce RU-2 minimum lot size
to 4,500 square feet.
Response: Would require GPA
p. 1I-4
Development Permit required for single family
residence.
Response: 1 single family residence development
permit at administrative level. Same as current
Building Permit.
G19.04.040
Design guidelines removed from code.
Response: Chapter states guidelines are not
mandatory. Our reason for inclusion is to
provide one state of the art, integrated docu-
ment for development in the city. We do not
wish to take the document apart because people
would need to consult more than 1 document when
researching development in San Bernardino.
The guidelines are adopted by
rate from the Code, which is
nance. The guidelines are to
They are NOT mandatory. An
forceable and violation is
resolution does not carry
enforceability.
resolution sepa-
adopted by ordi-
provide direction.
ordinance is en-
a misdemeanor. A
the same legal
p. II-7
Table 04.02 Realtors would like to reduce RU-2
lot width and area.
Response: Would require a GPA
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INTEROFFICE MEM~DUM: 9101-904
San Bernardino ~iey Association
January 16, 1991
Paqe 2
o
of Realtors
p. II-17
Realtors would like to increase amenity bonus to
25t.
p. 1I-19
p. II-20
Response: In developinq Development Code
densities and the amenity bonus provision,
maximum density allowed by the General Plan was
reduced by 1St. When providing the additional
amenity the 1St additional density is allowed,
thereby reachinq the maximum density permitted
in the General Plan. To increase to 25t bonus
would necessitate an increase in densities in
all districts in the General Plan and probably
require the General Plan Environmental Impact
Report to be updated.
Minimum Room Sizes
Minimum Unit Size - Realtors want omitted
Response: These issues have been brouqht up by
various developers and are already under discus-
sion. Staff recommended a minimum size and a
minimum averaqe size. The Planninq Commission
preferred the Draft as shown in 10/90 Draft.
pps. 1I-25, 1I-28, 1I-29, 1I-30, and 1I-31 were not responded
to in writinq due to lack of time.
SP/lat
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REAlTOR(!)
SAll:)I3ERNARDINO V AO-EY
ASSOCIATION OF REALTORS@
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1798 NORTH D STREET. SAN BERNARDINO, CA 92405
P.O. BOX 2183 . SAN BERNARDINO, CA 92406
(714) 886-5031
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January 14, 1991 ~ ~.& J'"Y :......... 9. -.tl... ~
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Mrs. Noreen Miller, Councilwoman, ~ ~;~ ~
city of San Bernardino I
300 North "0" street ~....J- '/\1 "H..
San Bernardino, CA 92401 <:) ~ ~,~
Dear Councilwoman Miller: l)
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I was told about your meeting with Ed Jacobsen and David Schulze, on
Friday, January 4, 1991, where you discussed your interest in obtaining
input from the San Bernardino Realtors about the Draft Development Code,
City of San Bernardino. .
Two meetings were scheduled in response to your urging that we make our
thoughts known to the Council. The first was the January meeting of our
Local Government Relations Committee on January 11, 1991, and as a
result of Realtor concern expressed at that meeting, a Sub-Committee of
the Local Government Relations Committee met on Saturday, January 12,
1991. We were able to develop a series of suggestions concerning the
Residential Land Use Section, Chapter 19.04 of Article II, of the
October revision of the Draft Development Code, city of San Bernardino.
Our time for this effort was limited due to other prior commitments of
our members. We therefore concentrated on the Land Use Portion only
(although we recognize that many overlay districts and administrative
procedures contained in the Code apply to Residential Use) as you
suggested during the meeting of January 4, 1991.
The Chairman of our Local Government Relations Committee, David Schulze,
Ed Jacobsen and I will be attending the California Association of
Realtors Conference, in Monterey, from January 15 to January 20, 1991,
returning Monday, January 21, 1991. We are anxious to answer your
questions or to elaborate further. We hope "staff" will be called upon
to comment on our work and to provide argument and supporting data when
disregarding our efforts.
~
1..1 OFRCERS: JIM TRAMMEll, President. CATHY BELOW, lSI Voce President. LEWIS CANTRELL, 2nd Vice President. ULLIAN MllLER, Seer.tary.
T.J. SEEGER, Treasu",
OlRECTORS: lWlaARA BAYUS . PAUL BEAlS . DENNIS DAVIS. MARY EASTERDAY. SID GREENAWALT. JIM McGOWAN. RITA NORTON.
RAY TALBOTT. WALT TUPPENCE
EXECUTIVE DFRCBI: MARLENE C. KRUG
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Mrs. Noreen Miller, Councilwoman
City of San Bernardino
January 14, 1991
Page 2
We urge you, and the city Council, to take the time to make sure the
document finally adopted will help the City implement the General Plan
without unnecessary cost or requlation for the property owners. This
Draft is so different from anything we are familiar with in the past,
that we feel strongly that it needs alteration before it is adopted. We
are willing to provide suggestions on other parts of the "Draft Code"
upon request.
Sincerely,
SAN BERNARDINO VALLEY ASSOCIATION OF REALTORS
?~ ~,WdJ
Jim Trammell
1991 President
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ADD END A
Letter of January 14, 1991
We have taken copies of the pages of the October Draft Version of the
Development Code and indicated our changes by strike-outs with proposed
text or numbers written in above such strike-outs. Our reasons for the
changes are discussed below, or are noted in the margins of the pages,
as above.
Paragraph 2, D. pp. II-2 shall be changed to read as follows:
"... The RU-1 district requires a minimum lot size of 7,200 square feet
and the RU-2 district requires a minimum lot size of 4,500 square feet,
however, on existing lots of record, recorded prior to June 2, 1989, a
minimum lot area of 6,200 square feet and existing lot widths and depths
are permitted for 2 single family units or duplexes..."
1. IT WAS THE CONSENSUS OF THOSE REALTORS WHO WERE RAISED IN SAN
BERNARDINO, IN HOUSES OF 900 TO 1100 SQUARE FEET, ON LOTS OF 5,000
SQUARE FEET,. THAT SUCH HOUSING WAS NOT ONLY ADEQUATE, BUT CONSIDERED
DESIRABLE BY THE RESIDENTS.
2. THE CITY IS MOVING FROM A "SUBURBAN" STATUS TO AN "URBAN" STATUS,
AND IN SO DOING, IT BECOMES NECESSARY TO CREATE THE INCENTIVE FOR THE
PRIVATE SECTOR TO RECYCLE THE CORE CITY RESIDENTIAL LAND INTO BETTER AND
NEWER HOUSING.
3. MAINTAINING A MINIMUM LOT SIZE OF 7,200 SQUARE FEET IN ALL
RESIDENTIAL USES FOR SINGLE FAMILY STRUCTURES WILL CREATE A SPRAWL THAT
WILL REQUIRE MORE STREETS, MORE DRAINAGE, MORE SEWERS PER CAPITA THAN
WILL HIGHER AND BETTER USAGES, AND DRIVE THE COST OF MAINTAINING SUCH
INFRASTRUCTURE AND THEREFORE THE COST OF SUCH HOUSING HIGHER.
7
Paragraph 1. O. Single Family Dwellings pp 11-4 - Table 04.01 requires
all applicants for the construction of a single family residence apply
for a Development Permit. A cursory review of the proposed process seems
to suggest that such burdens as Surety Bondinq could be imposed on the
builder of a residence on a single infill lot. We recommend modifying
Table 04.01 as indicated in the attached.
1. SINGLE INFILL PROJECTS SHOULD BE ENCOURAGED TO ALLOW INDIVIDUALS
TO BUILD HOUSING WITH A MINIMUM OF INTERFERENCE BY REGULATORY AGENCIES,
AND WITH A MINIMUM OF REGULATORY COST. INFILL HOUSING IMPROVES THE
CHARACTER OF THE AREA WHERE THE LOT IS SITUATED BY DEVELOPING OTHERWISE
VACANT OR UNDERUTILIZED PROPERTY.
o
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Paragraphs G and H, pp 11-19 shall be omitted in their entirety.
1. FEDERAL HOUSING ADMINISTRATION HAS ISSUED SUCH CRITERIA WHICH MUST
BE MET IF DEVELOPERS ARE SEEKING APPROVAL TO AVAIL A DEVELOPMENT OF SUCH
TAKE-OUT FINANCING.
2. MARKET DEMANDS ROOM SIZES AND HOUSING SPACE WHICH IS APPROPRIATE
FOR THE PRICING OF THE HOUSING OFFERED. LAND COSTS, MATERIALS AND INFRA-
STRUCTURE FEES HAVE ESTABLISHED MINIMUM COST LEVELS IN TODAYS HOUSING
MARKET WHICH WILL DEMAND THAT DEVELOPERS PROVIDE SUITABL! ROOM SIZES AND
OVERALL LIVING SPACE IN EVERY STRUCTURE BUILT.
3. SUCH STANDARD, IF IMPOSED ON INFILL DEVELOPMENT OR UPON RECYCLING
OF CORE CITY RESIDENTIAL LAND WOULD REQUIRE A DEVELOPER TO CREATE
HOUSING THAT WOULD NOT BE SALEABLE, BECAUSE THE COST OF MEETING SUCH
STANDARDS WOULD FAR EXCEED THE VALUE WILLING AND QUALIFIED BUYERS WOULD
PAY FOR HOUSING IN SUCH A LOCATION. THE CITY WOULD THEREFORE FREEZE THE
PRESENT HOUSING STOCK OR REQUIRE THAT PUBLIC FUNDS BE SPENT TO RECYCLE
SUCH PROPERTY.
4. COMMITTEE MEMBERS WHO WERE RAISED IN HOUSING IN THE CITY VARYING
FROM 900 TO 1,100 SQUARE FEET, IN FAMILIES RANGING FROM 4 TO 6 MEMBERS,
EXPERIENCED A FINE QUALITY OF LIFE. MANY OF OUR MEMBERS NOW LIVE IN
HOUSING OF A THREE BEDROOM DESIGN, CONTAINING 1,400 TO 1,500 SQUARE
FEET, CONSIDERING SUCH HOUSING "UP-SCALE".
5. THE ARBITRARY ADDITION OF SPACE TO THE REQUIREMENT FOR HOUSING
ADDS CONSTRUCTION COSTS, MAINTENANCE COSTS AND HEATING AND UTILITIES
COSTS FOR SPACE WHICH OUR PRESENT HOUSING MARKET HAS INDICATED THAT THE
HOMEBUYER IS WILLING TO AFFORD.
6. OUR CURRENT ECONOMIC SITUATION IS SUCH THAT BANKS DOING
CONSTRUCTION LENDING (VERY FEW) WILL NOT CONSIDER HOUSING PROJECTS WHICH
WOULD REQUIRE SALES PRICES HIGH ENOUGH TO PROFITABLY CREATE HOUSING IN
COMPLIANCE WITH THE PROPOSED MINIMUM LIVING SPACE STANDARDS.
G19. 04.040 RESIDENTIAL DEVELOPMENT DESIGN GUIDELINES should be removed
from the Development Code and should be available to the Public as a
separate handout, as required.
1. WE ARE CONCERNED THAT UNINFORMED "COUNTER PERSONS" WILL MISLEAD
(OR THE PRESENCE OF THE INFORMATION WITHIN THE CODE WILL LEAD) THE
PUBLIC TO BELIEVE THAT THIS INFORMATION IS IN FACT A PART OF THE CODE
ITSELF.
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REO:--TlAL DISTRICTS -19.().j
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2. The purpose of the individual residential land use districts is as follo...."$:
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A.
RE (RESIDENTIAL ESTATE) DISTRICT
~
This district is intended for low density residential units located on large
lots and conveying an "estate" character \\,ith a minimum lot size of 1
gross acre per unit.
B. RL (RESIDENTIAL LOW) DISTRICT
This district is intended to promote the development of low-density, large
lot, single-family detached residential units with a minimum average lot
size of 10,800 square feet. The RL district allows a maximum density of
3.1 units per gross acre.
C. RS (RESIDENTIAL SUBURBAN) DISTRICf
This district is intended to promote the development of single-family
detached units in a suburban setting with a minimum lot size of 7,200
square feet, and a maximum density of 4.5 units per gross acre.
D. RU (RESIDENTIAL URBAN) DISTRICT
These districts are intended to promote the development of detached and
attached units, duplex, mobile home parks, and small lot subdivisions as
Part of a planned residential development where the intent is to con- 1
~t "'"" 2-
solidate lots to achieve maximum open space. me Kg l'a1JII:~b'<:'4u~1 lU{.-
"1? I I -a-minimWl'llet Jit:c ef 7,2BB Jqtllft Kel'!lI14 the Kg il /;,299 !~lIlfe feat
~.~A1_"r~U , I~ 'il I ~ ill' I ~ '1 . d I .. I F d
- A- et6 9~ 8lFLg t 'nil J I... '1 __ _t'~~uu~tiu5 v~_ .____ ,
~e~ IT;>:>!: ,.J";>v"". :7;",.r1'JEl prier te ]W\l! 2, l{,il~The RU district allows a maximum density
/"'t::, Tff~ ~p: If, 4-/'11 ~r 8 units per gross acre, and permits the development of senior citizen
~t. ~/!!.Ct1"'flI r;'''bli!'~hd senior congregate care housing at a maximum density of12 units per
'iF"--1- ,.. gross acre with a marketing feasibility study and a conversion plan.
RESIDENTIAL MULTI-FAMILY DISTRlCfS
~
These districts are intended to promote the development of muiti-family
~romes, condominiums,. and ap~tments..
All multifamily land use districts require a reduced density if the mini-
mum lot size for the district is not met, and shall comply with maximum
densities provided in Table 04.01.
FINAL DRAFT
D-2
rC:JJ90 '!~~ c.
0 R'ESO''TlAL DISTRICTS -19.ll4
19.04.020 PERMIITED, DEVELOPMENT PERMITTED AND
CONDITIONALLY PERMITTED USES:
The following list represents those uses in the residential districts which are Permitted
(P), subject to a Development Permit (D), a Conditional Use Permit eCl or Prohibited
, (X):
TABLE 04.01
o' 0 ;.':~~<:.. PERMITTED, DEVELOPMENT PERMI1=rED,
.~. ~, .'" ". AND CONDITIONALLY PERMIlTED USES
o' _ o'
RE RI.RSRURMRMH RH
1. Residential Uses
A. Affordable Housing C C C C C C C
(Section 19.04.030[5A])
B. Community Care Facility P P P P P P P
(6 or less)
C. Condominium or Townhouse D D D D D D D
D. Convalescent Homes X X X C D D D
E. Day Care Facility
6 or less children P P P P P P P
7 + children C C C C D D D
F. Dormitories/Fraternity /
Sorority X X X X C C C
G. "Granny. Housing D D D D D D D
R Homeless Facilities X X X X C C C
1 Manufactured Housing D D D D X X X
J. Mobile Home Parks
or Subdivisions D D D D D D D
K Multi-Family Dwellings X X X D D D D
L Planned Residential Dev. D D D D D D D
M Second Dwelling Unit D D D D D D D
N. Senior Citizen/Congregate X X X D D D D
~1'JU Care Housing p P P ^.
O. Single Family Dwellings D 9 ];) D D D D
II,...I"!' P. Small Lot Subdivision X X X D X X X
2- Equpo;trian U~es
A Stables, Private P P P P P P P
B. Stables, Commercial C C C C C C C
If 3. Atrirulrural Uses C C C C C C C
Fl.:\.-\L DRAFT
11-4
. ,. -:/90 ,....~,
0 ~1:.~-nAL DISTRICTS -19.04
TABLE 04..02
RESIDENTIAL DEVELOPMENT STANDARDS 4
--
St2...ja.~ I'l~ I'l' I'lS ~u-, I'lU.~ 1'If.l I:U.AH R'< CG.~ CR.~
Ma.xl~ :J~
Unjs'G~$ Aae 31 '.5 8 8 12 21 31 12W:21E .7
12 St. 12 St. 18 St. 31 St. .7 St 18W:31E 130St
. f. Lo: A",a oj. ..~ D
1""..:r"p1', (0.1.) hero 10.800 av. 7.200 7.200 j;:lllJtt 1...00'" 20.000'" 2O.oocf1I 1 ac. 1 ac.-R
,I ,tf I ~ LotWIdIll g 720 min -+~ 2OI'YYLUlJ
(lJ. (1H1) 150 10 60 60 .,.,. 60 eo eo 60 eo
Zt /r<- (P Come, Lot Width 150 88 66 66 66 66 66 66 66 66
,I I'i 1.,1 Lot Oeplll
('oel) 100 100 100 100 100 100 100 100 100 100
Front
Setbac:i< 25 ay. 25 av. 25 ... "l-J av. 25... 20... 20... 10 .0-
(foet) 35 20 min. 20 min. 20 min. 'Umin. 20 min. 15 min. 15.....
I'loor Set!:>acl\
(feel) 20 2Oav. 2Oav. 10 10 10 10 10 10 .0-
15 min. 15 min.
Side
Setbac:i<
minmum 1.1DIy:5'plusl'IorH.15'oIw.llengtll
(feet) 5 5 5 5 5 2 01Dly: 10" plus no,... IS of wolllongth .0-
DU Separation 15 15 15 15 15
Side Selback
Stroo, Side
(Ieel) 15 15 15 15 15 15 15 15 10 .0-
BuildIng
Lot Coverage
(Maximum %) 35 35 35 ." ." 50 50 50 50 100
DIStance
Berweeo Bldgs.
(,..:).. fi.. (*) 10 10 10 20 20 20 20 20 20 20
$oo..t ,.,.c.el
Pn't'ale
Outdoo,
Uving Spaoe
(1.1.) NA NA NA JOO 0.1. or 25% oI..,~ size whic:IlItWt, is less
Common Useable
Ouldoor SPaoe(sQ NA NA NA 30% 01 nel silo __
Maximum
Str\lcture Ht in 3 2.5 2.5 2.5 2.5 3 3 . 2 5
:J;': !~E.. Stones (feel) (45) (35) (35) (35) (3S) ('2) . (42t' (S6) (3OJ (100)fIll
.. Maximum A__ge
f.,_
No. 01 A1IOeNd ".~,
OweDing Ums . . . . . 12. 12 12 .12 NA
.av. . Aver-.ge W.w.s,ofI-215 MIl .r.I_Uoe .... Ac:ro ..."':'11- Sr. _ SetOor
. min. . minimum E . E., 01 ~215 R _ FWidonliol. I.r. -lC:J.ln ....1<'
'.. .(1) Fo, loll 01 rtJ<:JOrd prior ".AiM 2. 1ll8S lIlo minimum Iol_ is 6.200 s.I. Ofld o..ling 1ot_.Oflddepltll.. perm_
(2) The min. 101 sizo may be Ie.. ...... 14.'00 II. bu1 the..... ~ is 8 _ling ... pO'l,... ..... 12 lor _~.
(3) The min. lot size may be ieII ...... 20.000 of. wi'" ". foIIowio1g __:
14.'00 1D 19.m s'lollizo - 12 _longs 0118 Senior uniIs
L... lhon ".400 sl 101 siZo - 8 ""'"ling 0 01 12 Senior uniII
f <f See Sec:bon (19.XX.XXX) 10, oIIowablo 50 IooI_onoI bonus height
(t (4):SOu Se~f/~" l'i.I.If.XQ. ~r I,UU.rr ~r~d~rt: s.IJ.ci: r"8",.,.,_"/~;
f1.."AL DRAFT D-7 II? 'JI79O
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Qro~I1.,,1. DlSTi\lCTS .19.04
2.
LAND USE DISTRICT S{'ECIFIC STANDARDS
1;,
In addition to the genera! development require:nents contained in Cha?ter 19.XX
(Property Development Standards), the follo\.\ing standards s:-.all apply to
specific residential districts:
TABLE 04.03
RESIDENTIAL DISTRICTS
SPECIFIC STANDARDS
Specific Standards
RE RL RS RU RM RMH RH CG-2 CR-2
A. Accessory + + + + + + + + +
Structures
B. Day Care Facility + + + + + + + + +
C. Density Bonus/
Affordable Housing + + + + + + + .+ +
D. Front/Rear Yard
. Averaging .'+ + + + +
E. Golf Courses &:
Related Facilities + + + + + + +
F. Guest House + + + +
-G, Mirtimum Reem Si:a.e + + + ..L ... ..L ... ..L .. "
H. Mi:l"lim\ffi'\ Dwelling + + + ..L ..L ... ...
Si.;te
I. Mobile Home &: + + + +
Manufactured
Housing
J. Mobile Home Park + + + + + / + +
or Subdivision
K Multiple Family Housing + + + + + +
L. PlanI'led Residential
Development + + + + + + +
M. Private Tennis + + + + + + +
CoUrt
N. Recreational + + +.. + + + +
Vehicle Storage
O. Second Dwelling + + + + + .,+ + ; ~.
Unit/"Granny"Housing .....
P. Senior Citizen/ + .+ + + ~,~+ +
Congregate Care Housing . .
Q. Small Lot Subdivision +
Key: "+" applies in the land use district.
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RES~L DISTRlCTS -19.04
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A reduction or modification of Development Code
requirements which exceed the minimum building
standards approved by the State Building Standards
Corrunission as provided n Pa.'"t 2.5 (commencing
with Section 18901) of Division 123 of the Health and
Safety Code, including, but not limited to, a reduction
in setback and square footage requirements and in
the ratio of vehicular parking spaces that would
otherwise be required.
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2) Approval of mixed use development in conjunction
with the multi-family residential project if commer-
cial, office, industrial, or other land uses will reduce
the cost of the development and if the project will be
compatible internally as well as with the existing or
planned development in the area where the proposed
housing project will be located.
2.
3) Other regulatory incentives or concessions proposed
by the developer or the City which result in identifi-
able cost red uctions. fZJ?/IJ{;r# >
AME!\'TTIES BONUS PROVISION _~IIA;/;(,,/.
_ I"o"',ion "'~, m ina.~ in :.~~~~.
sity of 15% in only the RU, RM, RMH, RH, , and CR-2Iand
use zoning districts. Increases of up may be granted by the
Commission based upon the finding(s) that any proper combina-
tion of the following ameni ties are provided in excess of those re-
quired by the applicable land use district:
a.
Architectural features that promote upscale multi-family
development;
Additional on site or off-site mature landscaping which will
benefit the project;
Additional useable open Space;
Attached garages;
Additional recreational facilities (i.e., dubhouse, play
area, pool/jacuzzi, tennissourt, etc.); and
Day care fac1ities.
b.
c.
d.
e.
f.
11U.s amenity bonus provision shall not be used as an addition to
the affordable housing density bonus provision.
FL'\;....L DRAFT
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RESTDE:-.J1AL DISTRICTS -19-04
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4.
The guest house shall not exceed the height of to'le ::lain dwelling._
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.
omIt
inimum room size standards are as follows:
Minimum Area
in Square Feet
Garage
Bedroom
Full bath (Tub, ilet and lavatory)
Three-quarter ba (Stall shower,
toilet and lavatory)
Half bath (toilet and la tory)
H. MINIMUM DWELLING
1.
single family land use districts
a.
. g1e-family Detached Dwellin
Livable Area
in Square Fept
BedroOms
Maximum NymhPr
1,400
1,700
2
3 or 2 bedrooms
and den
tJ/II1. 4+
FINAL DRAFT
D.19
'0 )lt19O
o
RE~Tl4.l. D!5TRlCTS .1~_~
~TD~>
II 14-lq(
tJ t1/t L -I
Condominiums and Multi-family Developments
j,
Livable Area
Bedrooms
Maximum Number
Baths
MInir.-:um Numbe:-
1
2
3+
1
13/4
2
2. The minimum area reqw ents for apartments in the multi-family
land use districts are as folio
Livable Area
in SqJ.lare Feet
Bedrooms
Maximum Num~r
Baths
Bachelor
1
2
3
I. MOBILE HOME AND MANUFACTURED HOUSING DESIGN STAl'Io"DARDS
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 proposed
mobile or manufactured home is compatible with surrounding
.,.m OI. development. This determination shall include an assessment.oL.'..
. ',v.i'- on-site design and development standards and materials, architee;.!;, ::.
'-'''s;:i~ tural aesthetics, setbacks, building height, accessory buildingS;:-ac....,,:
.... cess, off-street parking and minimum square footage requirements,
'J : and any other criteria determined appropriate by the Director. ,.,'::,
. -.~/
FINAL DRAfT
0-20
/1) 'jC!90
PI)
o
RE~"TlAl DISTRICTS - Ho(}.l
6. Opl'n Spacl'
II
.'
All Planned Residential Developments with 10 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 percent. Slopes greater than 8
percent may be approved in the Hillside Management Overlay Dis-
trict by the Director as useable open space.
r
#4tto(
7. Amenities
12ekl-.r-11-5:. ./
II I 4- (4" I / All Planned Residential Developments shall provide recreatio
~~., amenities within the site which may include: a swimming 01;
/I/Al?' i spa; clubhouse; tot lot with play equipment; picnic sh r - bar-
. ~/ v.-r;'/ i becue area; court game facilities such as tennis, b etball, or rac-
J ' ~. /) quetball; improved softball or baseball fields' , day care facilities.
1'1 ,-(II ~ q/ 1/ The type of amenities shall be approve the Director and
IY~ ~ {~ provided according to the followin Chedule:
A/j ('f"',~ Units Amenities
. \ . 0-9 0
II " 10-50 1
\ r>...-r:'" .U . ,f
1--/ ~ ~ 1 amenity for eacli 1 0 additional units. P1. -:!7.~...... TlA-LAL
..~ 0 V J/ '8. \ .. {2i:"1'tt,-rPIZ>
'All ~ f I Privatestreetsshallbepennitte w' 'sahomeowner'sas_1/1J..f111
rl" ~p/7 /V sociation established to maintain them. The streets 0 t to
.. / ~./ ort' _ City sta;'dardso J. ./ // ..4'7 u L- _ff _ __ _ / /'._
~\l0' /dI~' ~PN~.. / /Chi ~ ~ ~
rv~, ofi -./I~~ ~h ~ /%/s
?;)~JI~~'" ~ T~~ ~
$'~ % ~/
Cv~
D-2S
( o;t;'90
;",,;>1'1;1Jl
o
o
RESItlE'-"'!1AL DISTRICTS -1<;1~
..
1. Centralized storage areas shall be provided for recreational
vehicles, boats, etc., at a minimum of 1 space fer. each 8 dwelEng
units. Any fractional space requirement shall be construed as re-
quiring 1 full storage space pursuant to Chapte:" 19.xx (Off-St;ee:
Parking Standards).
2. Individual storage spaces shall measure not less than 12 feet by
30 feet, and shall have direct access to a drive.....ay with a minimum
paved width of 2S feet.
3. Storage areas shall be paved and . drained.
4. Storage areas shall be completely screened from exterior view
by a combination of landscaping, masonry walls, fences or other
comparable screening devices 8 feet in height, subject to the ap-
proval of the Director.
O. SECOND DWELLiNG UNITr'GRANNY" HOUSING DESIGN STANDARDS
Second dwelling units require a Development Permit and shall be con-
structed in the following manner:
1.
2.
W.,4{.-(il'1t 4
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a.~~ ~I.d 1D 3.
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It:- ,;.tt;. 1/ i 4 { It I
6.
7.
No more than 1 second dwelling unit shall be permitted on
any parcel or lot.
A second dwelling unit may orily be permitted on a residential
lot on which there is already built 1 owner occupied single-fa.m.iJy
detached dwelling unit (main unit). .n.-i c""h "",,,,...,.,.-inn;, ch.lll-",
csngtn.lcted o=- At=ta~eQ te the exir:ting ",aip. eh "elkF\g'Mlit li..iRe;
31'91
A second dwelling unit may not be permitted on residential lots
already having 2 or more dwelling units.
The parcel upon which the second dwelling unit is to be established
shall conform to all standards of the land use district in which it is
. located.
Any increase!in the floor area of an attached second unit shall ClOt
exceed 15% of the existing living area of the 1I'.a.in dwelling.
The tela:! Mea Bf geer spaee fer a setaer.ea &e:Q~d tliUt [R1JJ ~Qt
eMeeeliil'4g.[q'1~"9fwt --
The second dwelling unit shall be architecturally compatible with
the main dwelling.
n>\;Al DRAFT
n-28
I C ~-"O
,
1- ,-
o
o
RESID&."TlAL DISTRICTS -1'!/.D4
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j.,/ ~l- ~.~ yr'
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~ . ,AI) {n 11. The applicant for the Development Pennit shall be the owner of
V'l. P' ~ V '\.~.I' the subject property.
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1;) -J ~/~ 12.
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kt'
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8.
Jj,4NI
9.
10.
13.
'~:;:5~- : .
14
The second dwelling unit shall be provided ,,;th parking in
addition to that required for the main dwelling, pursuant to Cha::--
ter 19.xx (Off-Street Parking Standards). :: _ . =' - - - ~
eep~8Fl. m~:: PEl fiJ......7 (....... ...n",",,""€, p.2..L-i" IT ,..;+nj~ tho l"~'1";rAr1 ~'P''''''''''
Sf' ais.@ j-arliI 'Qt"~I'"\'C:
TI~~ .A...o~.a 4 ..~eniPl.g unit &1\~ RQt pg ]iI:l~""'P~ ~or~"p::II"41r h-n~
trs mJ.iR d,,,pgl1i~g (Q'" g~r, 9J9~~~', -~ ;1-"H'tgr.'~Q.'.9r [9ri~ees.
Prier 16 ksStlaftee sf ael:2i1dil'l.~ pC.l1uil f~r tn, JC'Oua J .ydtuo I.Lu~l,
a ~.'eRmt sf reswi€iief\ te PUR lliY\ Yi! lMut JhaH k ...~",.d~
,vhieil s}geafies that the aSE: sf ~e SteeRS lmit as m il'LaepCfLdCl.l
~h\.elli:ng may e8RtiRye SNY as ]9;\8 x tlt9 Fr9Fg~' K g..~9r SE
e1:ifiea.
This section shall not validate any existing illegal second dwel1.i1lg
unit. An application for a permit may be made pursuant to the
provisions of Chapter 19.xx (Development 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 far
newly proposed second dwelling units.
The follo\o\i.ng findings shall be made (in addition to those outlined
in Chapter 19.xx [Development Permits]) in order to approve 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 surrounding neighbor-
hood in terms of landscaping, scale, height, length, width,
bulk, lot coverage, and exterior treatment, and will not cause
excessive noise, traffic, or other disturbances to the existing
neighborhood or result in significantly adverse impacts on
public services and resou.rces.
b.
The second dwelling unit shaD not cause a high concentra-
tion of such units sufficient to change the-character of the
surrounding residential neighborhood.
FlNALDRAFT
D-29
/ C/lJ9O
---
o
o
RESroE?-.,-xAL DISTRICTS -19.04
P. SENIOR CITIZEN CONGREGATE CARE HOUSING DESIGN STA."lDtRD~ .
Senior group housing developments are subject to Development P;!TII"~t
review and shall be constructed in the following manner:
1. A bus turnout and shelter on the on-site arterial frontage shall be
J dedicated if the project is located on a bus route as determined by
c-{ the Director.
7\ ;Il~ ~S
A'-~" . J J~l ; y., 2. Prh'ate Eiia:l a ride wiH".spertatieR 5Rwttles sRal.I 8e pre..l\e1edl RIBI'lSer II Jq-/ '1'1
/~ .)v ~V \ Ie ell al!leRRiRi~ ,.....:-6F-"j^...-^..:^...
\JJ J l ' 3~ The parcel upon which the senior group housing facility is to
(,l> . V be established shall conform to all standards of the underlying land
\ ,(,i qsJ. ( use district.
't,IW ~ r)t(l(,' 4. The senior group housing shall conform with all local, state, and
~'/IJI. - federal requirements.
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11" i' (#-. Jb'~Lt I
of} l ~ 9 0
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5.
The number of dwelling units shall be based on the underlying
land use district.
The minimum floor area for each residential Wlit shall be as
follows:
. 410 square feet
One-bedroom:
living areas are combined.
570 square feet if kitchen-dining
living areas are separate.
510 square feet if kitchen-diring
Tw<rbedroom:
living areas are combined.
. 670 square feetif kitchen-dining
living areas are-separate.
610 square feet if kitchen-dining
7.
The main pedestrian entrance. to the development, common areas,
~"and the parking facility shall be provided with handicapped aa:E:~S
pursuant to Section 19.xx.xxx. .
8. Indoor common areas and living units shall be handicap adap2ble
and be provided with all necessary safety equipment (e.g., safety
bars, etc.), as well as emergency signal/intercom systems as deter-
mined by the Director.
fll'o;AL DRAFT'
D-3O
,0 JI90
,
'1 I"?
...~_._ _U._ .
.-.".-
.
o
RE()6.lJAL DISTRICTS -19.0.1
. .
9. Adequate internal and external lighting including walkways shall .
be provided for security purposes. The lighting shaH be energy effi-u
cient, stationary, deflected away from 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 equal 100 square feet for each living unit.
. .
11. Common laundry facilities of sufficient number and accessibility,
consistent with the number of living units and the Uniform Build-
ing Code shall be provided. Keyed access 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 facilities for the exclusive use of the resi-
dents: .
a. Central cooking and dining room(s).
b. Beauty and barber shop.
c. Small scale drug store not exceeding 1,000 square feet.
14. Off-street parking shall be provided in the following manner:
a. One covered parking space for each dwelling unit for the
exclusive use of the senior citizen residents plus one space ./
for every 5 units for guest parking.
b.
~~.~ r~
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Three parking spaces for every 4 dwelling uni ts for employee
and guest use for congregate care residences.
W~ P~cA:t.. .
c. off.stree~ parking. shall be located within 150 feet of the _
front door of the main entrance.
Adequate and suitably striped paved areas for shuttie "'.
parking. Shaded waiting~asshalJ be provided adjacent to
the shuttle stops.
15.
Design standards relating to handicapped parking, access,
surfacing, striping, lighting, landscaping, shading, dimen-
sional requirements, etc. shall be consistent with the stand-
ards outlined in Chapter 19.xx (Off-Street Parking Stan-
dards).
The project shall be designed to provide maximum security for
residents, guests, and employees.
Fll'AI. DRAFT
D.31
/ 0 ;f"1'JO
.'-- ..-.----.-.-...-- '-'--'~"'~'" --