HomeMy WebLinkAbout37-Planning
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C I T Y 0 f BAN B ERN A R DIN 0
INTEROffICE MEMORANDUM
8610-302
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TO: The Mayor and Common Council
FROM: frank A. Bchuma, Planning Director-
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SUBJECT: R-3-l200 Multiple family Residential Zone
DATE:
October 1, 1986
(6849)
COPIES:
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The Mayor and Common Council instructed staff to clarify the
proposed Multiple family Residential Ordinance. All new
development standards included in this would be applicable to
the existing R-3-l200 zone. This would include height,
setbacks, size of unit, separation between structures, etc.
However, ,to further insure compatibility with surrounding
areas, I would propose that the proposed R-3 zone ordinance
be modified in the following manner:
Amend the Multiple family Residential district in the follow-
ing manner.
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19.12.030 Conditional Use Permit Required
D. Existing R-3-l200 designated areas
containing more than 24 units on the same
parcel and the following criteria.
1. All windows shall be oriented away
from adjacent single-family residen-
tial structures.
2. The location, configuration and
design of the structures shall be
harmonious with their sites and
surrounding area.
19t18.l50 Vehicle Access Requirements
C. Development of four or less units on lots
50 feet or less in width shall be per-
mitted the fOllowing.
1. Access aisle width of 15 feet when
off-street parking is located to the
rear bf the lot provided a three
foot sidewalk and a minimum of five
feet of landscaped area is provided
adjacent to the drive aisle.
Amend the definition section to reflect _ the: following:
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INTEROFF~CE MEMORANDUM I 86l0-i02
R-3-l200 Multiple Family Residdntial
October 1, 1986
Page 2
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19.04.495 Story
Story is that portion of a building included
between the upper surface of any floor and the
upper surface of the fl~or next above, except
that the topmost story shall be that portion
of a building included between the upper
surface of the topmost floor and the ceiling
or roof above. If the finished floor level
directly above a usable or unused under-floor
space is more than six feet above grade as
defined herein for more than 50 percent of the
total perimeter or is more than twelve feet
above grade as defined herein at any point,
such usable or unused under-floor space shall
be considered as a story.
story-first is the lowest story in a building
which qualifies as a story, as defined herein,
except that a floor level in a building having
only one floor level shall be classified as a
first story, provided such floor level is not
more than four feet below grade, as defined
herein, for more than 50 percent of the total
perimeter, or more than eight feet below
grade, as defined herein, at any point. In no
event shall the height of the building be
greater than 35 feet from the lowest grade
elevation.
Amend Resolution No. 73-45, establishing a Review of Plans
procedure, by adding the following I
Section 8 Approval - Findings
B. That the building structures and develop-
ment, and use thereof shall be compatible
with and not detrimental to each other as
well as the surrounding neighborhood, and
shall likewise be compatible with and not
detrimental to the zone within which such
project shall be established, so property
values ace preserved and orderly develop-
ment of the'land in the surrounding area
shall be assured.
G. In the event the Development Review
Committee can not make all required
findings of fact in the affirmative, the
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INTEROFFICE MEMORANDUM.
R-]-1200 Multiple Family
October 1, 1986
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8610-302
Residential Zone
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Committee may deny
development:.
Development Review
said application for
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FRANK A. SCHUMA
Planning Director
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Definitions and Abbreviations
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Section 4Oa-GRADE
(Adjacent Ground Elevation)
Sec. -101.
GRADE fAdj_ G.-ad E1e..lio." i. "'" 10_ poinl olelcva-
tion 01 "'" Iini....d ...nac. 01"'" ItOUnd. povin. o..idcwalk wi"'in ,he
....a bc.wccn ,he buildin, and the pR.pcrty line or. when ,he property
line i. more Ihan S feet lrom .he buildin.. bcIwccn Ihc buildin, and a
Ii... S fcc. from Ihc buildin.,
Q". ."Iay 0 reloinin. woll be used fot the purpose oi roislng
the eifective elevalion of finished aridel
A " The use of 0 reliining Will 10 roise Ihe elevillion of lhe
" iinished swioce of lhe around would be permissible,
proviclecllhe outside ioce of the retaining wall is i11leo51 5 feel irom
the exleriot wollline of Ihe building, ot ill the property line, if 0
lesser dislince,
likewise, the finish grade moy be raised by Ihe use 01 buill-Up
aride, proviclecllhe built-up ...e.. ore o.le051 5 ieel wide. Cose I
ind Case II illuslrale Ihese two conditions,
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Section 409-HABITABLE SPACe
Sec. -109,
HABITABLE SPACE (ROOM) is a Spll<. in a """"UIO lor Ii>'.ng.
slccpinl. CaliRI or cooking. Balhrooms. [oile' comparlmcnls. dO:t~ls.
halls. SCOf'llc or ulilicy space. and similar areas. are noc cunsid4:red
babirable space.
Q. We typically have houses construcced which contain
. uRiinished basements or lower levels. WouJd these
basemenls ot usable portions lhereo! be consulered as hobilable
spacel
A If .he space had c1OSClS, llaor covering, electrical wiring
: and other facililies in place which make Ihe space usa-
ble fotliving, sleeping, eating ot cooking. Ihen the space would be
considered habitable space. Ii the area ot space has bare wolls,
nOOlS and ceilings (which is the common condilion in which most
new homes ...e iinished~ we would nOl consider lhe space 10 be
habilable, The space most commonly is used iotslorage or utility,
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Section 409-HEIGHT OF BUILDING
See. 409.
HElGRT OF BllILDlNG illb& vcniCII diIIano:c allov. a IOf_
__......und 10 1M b1.... poiac oldie..... ol.11at roof 01'10 Ihc
dock Ilae 01. _ roof 01' 10 Ibc -.. heipu olrhe hi.... pbIe
ola.piIcIIccI 01' bippecI roo/. Tba lCfenacc dIIUm sIIaII be selecrod by
,eidlerol die 1oIIowiq. wblchew:ryiclds. peIlIIt bcipu of buiJdia&:
1_ Tba eIcvIIiaA of die bipa& 1lIJaiaia1 sidoIwalk 01' 1\'lIlIIId.....
," " r- witbia. J-r-1Iori-w diIIano:c of.....lllleriorwall ollbtt
":'", IIuiIdiDa whoa IIIdt sideweIk 01' pIlIlDd IlIrfaca ilnoc...... diu
, ~', 10 feellbo"" IoweIl FIde-
i-, Ao elevItiutt 10 leet b1per dwllbot IoweIl pade whoa Ihc
',', ,sideweIk 01' I\'lIlIIId sudKc dac:ribod iIlllem I ahov" is.......
diu 10 feet above IoweIl pwle.. ,
Tba beisbl of. SlCpped 01' leITIl:ed buildinl iJ lbc maxi....... heish'
oleay .....- of die buildin.. ,
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Q " Could you araphically illUS\r3le how '0 loeole ,he reier-
" ence datum menlioned in Seclion 409 and u~r
q,tennining the height of a buildinll
A " In rhe following drawings, Case I corresponds 10 Ilem
" No. I underlhe deiinition for "heighl oi building" while
Case II relallS 10 lIem No, 2.
In bolh uses I and II, elevarion 8 represents the highesl elevation
willtin 5 feel oi the exleriot wall of . building. and elevarion ^
'-15 the IOWesl elevilion wirhin 5 feee oi rhe eXleriot Will oi a
builcling.
When elevation A is less rhan 10 feet below elevilion 8, the
daIum from which 10 measure the heightoi a building iselevillion 8
and shoulcI be determined.. indicaled in Case l.
When elevation ^ 'is"""" than 10 ieet below elevilion B, a
dotum which is 10 feel above elevlltion A is fint detennined. The
height of the buildin, is then me....... from litis las. establi5hed
elevation .. indicated in Case II.
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DETERMINATION OF
8UILDlNQ HI!lGHT IN FEET
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SectIon 42O-STORY
Q. In calculalinSthe number oi 5lllries in a build ins. the
. code makes refelllllCe to the "lIllal perimece(' oi lhe
buildins. Whal would be the tolaI perimeter for lhe hillside dwell-
,insillUSlraledl
A . The intent oi the W1l1U"se "lOIaI perimeter' is 10 define
. the outer limits oi any panicular level under considera-
dOlL Therefore. in lhe case depicted, the llIIal perimeter foc the
Iow8st level would be bounded by lhe retaininS wall. the down-
slope exterior wall and the east and wesc exlerior walls, The dwell-
inS illUSltaled ~ lWO Slori... and basemenl for the downslope
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Sec;.GAI.
STOIlY'is dIIC parlioII of . bUiJdinl iIIcIuded __ .. upper
......ofllllJ 1Ioar...a .upperaurfaceof..IIoar_.............
dW .......-. ~ sbaII .. _ parlioII of . buiIdlaS iIIcIuded
'*- tile upper...... of........- tlaarud tile Clilia&or roo(
........ If tile IlaiaIIcd fI!lar IewI dlrecdy .... I ...... or UllIIICd
,...............lIJ*e is _ dIIIa 6 feac... pode u dcIlaod boreia for
_dIaa 50 pon:earoftlle_ pII~..,iI_dIIIa 11,.....
p*udcllaod lIonlia ...,.poi........ UAbktOl"U__"-
_ _ be COlIIidon:d .......,.. '
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SectIon 42O-STORY. FIRST
A. The deiinilion IOf "first Slory" really iddres>es lWO sepa-
. rote and distinct condition.. The tlrst is lor buildings
contiininglWO Of more Roorlevels while lhe second is lor build-
ings which cOllsiSl 01 only one Roor level.
fat buildings containinglWO Of more floor levels, lhe lintslOry is
the lowest stOry in the buildina which qUilif,.. .. a Slory, Cases I
ond II 01 Filll"e No, I iII_ the opplicilion 01 the deiinilion. By_
, definicion (see Section 403l a "bosement. i. ...y lIoot level below
the ftrst stOry. Case I obviously hu no bosement since the lower
Iewl i. diSiified .. the first stOry. 110.. e..... in Case II the upper
Iewl is the fll1l5lOly. ond 50 the lower IlNel constitutes a bi5ement_
, When a buildina contains only one Iewl, lhaI level may be
diSiified.. a basement Of it may be diSiiiied..!he IIrststOry. Case
III oIFi....No. 2 i. thecondition w....!he sins/elewl isdiSiifted
..!he first stOry while Case IV iIIusuateS the condition where the
IewI i. a basement. fat Case IV. the buildina contiins only a
buement.
Sc. 410
SlORY, fIRST. is lbc IclIoest 5IOIy ill. buildia& wbicb qualif... u.
5IOIy, u dcfllled baeia, eacepc dial . floor IewI ill . buildial baviq
OIIIy ... floor IewI shaU be cIwiIied u a tint 5IOIy, pnwidad suoIt
r floor IewI is lIlII _ ..... 4 feoc below 1Rdc. u de/laed benia. fCll' .
'- ' _..... ~ pon:cIlt oItbe IIXaI ~ CII' _ ..... . feol below
pwIo. u doIlaed baeia. alIDY poiat.
Q. I am havill8 difficulty visuaJizinS what i. inllnded by
. !he definition 01 "first floor" as contained In Section
420" Can you provicl4t drawinp which illustrate the conditions
inlended by the de/inilionl Since the de/inilion 01 "basement"
includes a ....lOt to the fllSt SIlIIy. can you also shaw how lhese
CWO llems relalel
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FlGUM NO. 1
IIUUUYEL IIUI.1W<<JS
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lHI.......A.OOAL4\IEL
WILL II a AlSIP/eo AS TIie
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HOTMQAI THA,H, fI'HT
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/JIIAIJ1'rIA AND oou NOt'
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RAlT STORY FOR" 1Ult.0HG "AVItO ONC.Y OHI L&veL
I'\OOR llYIL IS Cl.ASSUlIEO
AS TkE F'RST STOft\" ., n4l!
A..OOA ll'll\. IS.
NQT MORI ntAN" _liT
llIl.aN 0._"" MQAI
"""'.. PlACIHT "" THI
lD1'Al._I!Il_
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IUI.OlNCI HAS NO RRIT
S10fIIY AHO TJoIli J\.OOR l.&VIL
IS CL4SSND AS"
IASEMlftT JfI THE IIlCOA
LIVIL. l$;
MORI THAN.. FlIT IIt.CW
GAQ FOR MOAI THAN SO
~T~""'1OTAL
PUlMnlROA NORI ntAN
"'RTlIILCWOAAIlIIiI
ANY POINT
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SlNGLI-LIVIL IUlLOlNGS
SectIon 424-EXTERIOR WALL
Sec. 01.
Exterior Wall i. ...y wall or oJemclll at . wall. or ...y member or
paupof mcmllcn, which defines dle eawior bounderics or couns of.
buildial and which hu . slope of 60 de.... or gn:a&er wilh Ihe
horizoouaI plane, . '
Q. Given. Group 8, Division 2 Occupancy, Type Ill, IV or
. V cOl1SlNClion, wilh . wall pIOjection slmil4Jr III rile.
lower section ot . mamard roof: The mamard has . slope IIJUlW
Ihan 60 depees wilh the horizanral. which by Section 424 ot Ihe
Uniform BuilcllnB Code CORSliIules . wall. Section 3202 lbl. IIem
No.3, permilS the root COII8rint of the .bowt occupancy III be
eirherClass C or special purpose root compIyinB wilh Section 3203
l8I- Would rile mansanl.....1O comply wilh Section 3202lbll
A 5eI:ORd example is an A-l'ralM. such II the Inlemalional HOuse
ot Pancakes reslaunnlS. which...... rootwilh. slope sr-Ihan
60 dIpees wilh the horizoncal. Would . common shake root
ClMrinB be in compliance wilh the coder
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A" Section 424 deiines an "exterior wall" as Ihal which
. delines the eXlerior boundaries or courts oi a building
and which h.s a slope of 60 desrees or greater Wilh lhe horizontal
plane, Thus. by deiinition. the mansard element oi lhe building
would be considered as a wall when the slope 01 Ihe element is
greater than 60 degrees, The provISions of Section ]202 lbl would
IlOI be .pplicable. The exterior wall consllUCtion requiremenls
based on type oi conSltUClion and proximity to property line mUSI,
howewt, be met.
In rile caseot an A.frame-type SIIUClure where the A-frame slope (
is .-. Ihan 60 dIpees from the horiZOllllI, compliance with
only rile exterior wall requiremenlS wou,ld be necessary. Depend.
inB on the location oi rile buildinB with respect to .dj.cent pIOpeny
lines. rile occupancy housed within the buildinB.the iloor are. and
rile builcllnB consuuaion type, . wood shake covennB over lhe
exterior wall suriace may or may noc be permissible. for example,
, II rile buildinB went . 4.SOlHquare-loot Type V nonrated type 0/
COlISII'UCIion housinB. Croup A. Division 3 Occupancy, the shake
waIIc:overina would be permissible lithe wall faced a y.rd or SIIeel
IlOIIess than 40 feet in width,
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ORDINANCE NO.
ORDI~E OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER
19.12 OF TBS"aAN BERNARDINO MUNICIPAL CODE PERTAINING TO MULTIPLE
FARILY RESIDIRTIAL DISTRICT.
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
DO ORDAIN AS FOLLOWS:
6 SECTION 1. Section 19.04.495 of the San Bernardino
7 Municipal Code is amended to read:
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"19.04.495 Story.
A. Story is that portion of a building includ~ be~~n
the .ppe, e.,feoe of any floo, and the .ppe, "'fa..l'ilI~,
next above, except that the topmost story shall be ~~'('~ c<,':,,'
of a building included between the upper surface of7ibe topmost
13 floor and the ceiling or roof above. If the finish~,,~l~,l!"l
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14 directly above a usable or unused under-floor space is more than
15 six feet above grade as defined herein for more than fifty
16 percent of th' t 01<10 perimeter or is more than twelve feet above
17 grade as defined herein at any point, such usable or unused
18 under-floor space shall be considered as a story.
19 B. Story-first is the lowest story in a building which
20 qualifies as a story, as defined herein, except that a floor
21 level in a bGilding having only one floor level shall be
22 classified as a first story, provided such floor level is not
23 more than four feet below grade, as defined herein, for more than
24 fifty percent of the total perimeter, or more than eight feet
25 below grade, as defined herein, at any point. In no event shall
26 the height of the building be greater than thirty-five feet from
27 the lowest grade elevation."
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SECTION 2. Chapter 19.12 of the San Bernardino Municipal
2 Code is hereby amended to read:
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-19.12.020 Use permitted.
No building, structure or land shall be used and no
building shall be altered, enlarged or maintained except for the
following purposes:
A. All uses permitted in the R-2 district.
B. Resident courts and apartment buildings sUbject to the
habitable floor area, open space and recreational area per
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C. Any development which complies with all r~lr....t.
specifically set forth in this chapter shall be subject to the
dwelling unit provisions of this chapter.
13 review of plans procedure set forth in Chapter 19.22.
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19.12.030 Conditional use permit required.
A. Where a project fails to comply with all requirements
16 for development specifically set forth in this Chapter, the
17 project may be permitted in a district zoned as R-3 subject to
18 the issuance of a conditional use permit under the provisions of
19 Chapter 19.78.
20 B. Existing R-3-l200 designated areas containing more than
21 twenty-four units on the same parcel and the following criteria:
22 1. All windows shall be oriented away from adjacent
23 single-family residential structures.
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2. The location, configuration and design of the
25 structures shall be harmonious with their sites and surrounding
26 area.
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19.12.040 Minimum floor area per unit.
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1 The minimum enclosed, habitable floor area for any dwelling
2 unit in a muitiple dwelling, exclusive of patios, balcony or
3 covered parking space, shall be:
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A. Bachelor or efficiency (one room unit, inclusive of
5 kitchen and bathroom) - four hundred fifty square feet.
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B. One bedroom - five hundred fifty square feet.
C. Two bedroom - six hundred fifty square feet.
D. Three bedroom - nine hundred square feet.
19.12.050 Minimum lot area and dimensions. .
The following minimum lot areas and widths sb.~.a
district zoned as R-3. Where a lot has a width or~~.hJei1t.
less than the minimum area or width required by thiaaection, but
which was of record on September 10, 1953, that lot ca.pl~~...i~h
14 this section. A lot which conformed to the minimum area and
15 width requirements of the applicable county ordinance prior to
16 its annexation into the City, shall be deemed, after its
17 annexation, to comply with the applicable minimum area or width
18 requirement of this section.
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A. Minimum area. Except as provided above, the minimum
20 lot area in the R-3 district shall not be less than eight
21 tbousand one hundred square feet. It is further provided that
22 the minimum lot area per dwelling unit for units built after the
23 effective date of this ordinance may be established and
24 delineated on the zoning map in accordance with the following
25 table:
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Zone
Minimum Lot Area per Dwelling Unit
R-3-l800
1800 square feet (24 dwelling units per acre)
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R-3-3000
3000 square feet (14 dwelling units per acre)
2 When the total lot area exceeds any multiple of the minimum
3 lot area per dwelling unit by fifty percent or more of said
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minimum, one addit~:~~fwelling unit shall be permitted.
EXisting~eVelOped property at a density of one unit
per
1200 square feet of lot area per the R-3-l200 zone shall be~
allowed to be developed at that density. No new undeveloped
property may be zoned R-3-l200 after the effective date of this
chapter.
Minimum width:
all R-3 zones - sixty feet.
all R-3 zones - one hundred
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B.
C.
Minimum depth:
19.12.060 Building height.
Maximum building height of two stories not to ezceed,,~
thirty-five feet, except the following:
A. Nothing in this Chapter is intended to
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16 buildings built to the R-3-l200 specifications nonconforming.
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B. Buildings on the project interior which are completely
18 enclosed by two story structures on the same site.
19 C. Where the Planning Director determines that there are
20 unique topographic conditions or constraints on the site.
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19.12.010 Building coverage.
22 The maximum permissible building coverage shall be fifty
23 percent of the lot or lots. This includes coverage by any
24 habitable structure or any garage, carport or accessory building,
25 whether attached or detached to the dwelling.
26 19.12.080 Setbacks.
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A. Where a lot in an R-3 district abuts upon a major,
primary or s"ondary highway, or collector street, there shall be
an average landscaped building setback of not less than twenty-
five feet. For every foot of building frontage having a setback
of less than twenty-five feet, there shall be a foot of building
frontage having a setback correspondingly greater than twenty-
five feet. However, under no circumstances shall a building have
a minimum setback of less than twenty feet.
B. Where a lot in an R-3 district abuts
than a major, primary or secondary highway, or
there shall be provided an average landscaped
not less than twenty feet. For every foot of
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having a setback of less than twenty feet, there s~l:;;~".f_
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of building frontage having a setback correspondingly greater
than twenty feet. However, under no circumstances shall a
building have a minimum setback of less than fifteen feet.
C. Where a lot in an R-3 district abuts a publicly
dedicated alley, any building thereon shall be set back not less
than fifteen feet from the edge of an alley for habitable
structures and five feet from the edge of the alley for garages
and accessory structures and shall be further subject to the
provisions for off-street parking set forth in Chapter 19.56.
D. Buildings facing interior property lines: One-story
structures shall have a side yard of five feet plus one
additional foot for each fifteen feet of continuous wall length;
two-story buildings facing an interior property line shall have a
side yard of ten feet plus one additional foot for each fifteen
feet of continuous wall length.
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19.12.090 Yard requirements.
There shall be an open yard to separate two or more
buildings on the same parcel from one another. The depth of the
yard and the length of the yard shall be determined by the length
of the structural walls of surrounding buildings, the location of
windows, the location of the main entrances, and the location
relatative to the subject buildings or other buildings as
specified in this chapter.
19.12.100 Distances between buildings.
Distance between buildings is measured from stc~ct~.l
. '
walls or face of habitable balconies and decks. Openlng8 1.
buildings are defined as walls containing windows, doors, and the
face of open balconies/decks.
A. Opening to opening: minimum separation - twenty feet
plus one foot for every fifteen feet of continuous wall for both
walls.
B. Opening to wall: minimum separation - fifteen feet
plus one foot for each fifteen feet of continuus wall containing
openings.
C. Wall to wall: ten foot minimum building separation.
D. To encourage variation in the placement of structures,
the required distance between the substantially parallel walls of
two main buildings may be decreased at one end if increased an
equal distance at the other end. In no case shall the minimum
distance be less than ten feet between any two walls.
19.12.110 Yard requirement - Improvement of yard and
setback area.
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1 Yard and setback areas shall be landscaped with lawn,
2 trees, shrub_! or other plant materials and shall be permanently
3 aaintained in a neat and orderly manner.
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19.12.120 Required recreational-leisure areas.
A. Multiple dwelling. On any building site on which there
6 are located ten or more dwelling units other than one-family or
7 two-family dwellings, there shall be not less than three hundred
8 square feet of common usable recretional-leisure space per
9 dwelling.
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B. Minimum area of private balcony or
floor dwelling units shall have a patio.
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ground floor dwelling unit
A privatet.
~~ .(
shall be not less than ....ty-liv....
square feet in area. The least
dimension shall be Il4t .1...
':~' 'if' .~.
unit above the ground floor
t~fn
-,t.
is
eight feet. Where any dwelling
served by a private balcony, that balcony shall be a minimum of
fifty square feet in area.
minimum of five feet.
The least dimension shall be a
C. Such common recreational-leisure area shall be
19 conveniently located and readily accessible from all dwelling
20 units which it is intended to serve. Where there are more than
21 ten dwellinq;~nits on one site the common recreational-leisure
22 area shall include one of the following; swimming pools,
23 jacuzzi, court game facilities, e.g. tennis, racquetball, tot
24 lots (playground equipment) to the satisfaction of the Planning
25 Department, and any other recreational-leisure facility, the area
26 of which may be included in the calculation of the total area of
27 common recreational-leisure space provided by the development.
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1. Common recreational-leisure areas shall not include:
a. Rights-of-way for which a perpetual easement fOr
recreation has not been recorded.
b. Vehicle parking areas and accessways.
c. Areas between walls of adjacent structures where
such walls are less than fifteen feet apart.
d. Slope areas of more than 3:1 grade.
e. Front yard setbacks.
2. All common recreational-leisure
exception of pedestrian accessways and
facilities contained therein, shall be
trees, shrubs or other plant materials and shall
maintained in a neat and orderly manner.
19.12.130 Off-street parking requirements.
A. For minimum number and type of parking spaces see
Chapter 19.56.
B. Maximum distance between private parking areas and
dwelling units. Each required enclosed or covered private
parking area shall be within two hundred feet of, and readily
acccessible to, the unit it serves.
C. Required screening of parking facilities. Private
parking areas shall be screened from the view of adjacent
properties, living and recreational-leisure areas and from
adjacent streets by means of plant landscaping or architectural
devices as approved by the Planning Department.
19.12.140 Carports.
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A. Carports must be structurally enclosed or screened on
2 three sides as approved by the Design Review Committee.
3 B. Except as otherwise required by the Uniform Building
4 Code, a carport built to accommodate two or more vehicles may be
5 constructed with only the rear of the carport and the two ends
6 enclosed, except as otherwise required by the Uniform Building
7 Code.
8 C. All interior walls of carports shall be finished to the
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standards of the Planning Director. There shall
fifty cubic feet of private storage provided for
it need not be all in a single location. These
be one b~1:ed
'~:""""
eacb wdt".:biit:.
.'~,:,- _~,- __;.rr.r~~,",""
geneTat st~
12 cabinets may be provided at a point outside the carport upon the
13 approval of the Planning Department. Bumper guards shall be
14 provided to protect the interior walls of carports from damage.
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19.12.150 Vehicle access requirements.
A. Every multiple dwelling unit shall be located within
17 two hundred feet of, and be served by, all such public or private
18 accessways as will provide adequate access and circulation for
19 vehicular traffic, inCluding fire, utility, trash collection and
20 other essential services.
21 B. Where a building site abuts upon an alley, all
22 vehicular access to garages and carports shall be only from that
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alley.
19.12.160 Required site screening.
A. Except as otherwise provided herein, a solid decorative
type masonry wall, landscaped earthen berm, natural terrain or
any combination thereof, totalling no less than six feet in
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height, shall be provided as a divider along and immediately
adjacent to the site boundary line of any multiple-dwelling unit
which abuts any freeway, expressway, railroad or other right-of-
way, or which abuts the boundary of any area zoned as single-
family residential or any alley adjacent to such boundary. The
height of any such divider shall be as measured from the highest
finished grade adjacent to the wall.
B. For regulations for fences, hedges and walls, see
Chapter 19.63.
19.12.170 Required refuse storage area.
,
. f".-
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-.,1i..,--;..~.;"'..
.'~:~~.~.~>a:)~~
abOiIi'..n
Refuse storage shall conform to the standard atle
"
the specifications for 'Minimum Acceptable Trash Collection
Areas' as established by the Director of Public Work~~l~:
.... -~~':. .~
. .
~
14 Engineer. Said storage area shall be designed, located or
15 screened so as not to be readily identifiable from adjacent
16 streets or highways.
19.12.180 Signs.
For sign regulations, see Chapter 19.60.
19.12.190 Television antenna.
For television antenna regulations, see Section 19.18.270.
19.12.200 Violation.
22 Any construction, erection, reconstruction, moving,
23 conversion, alteration or addition to any building or structure
24 in a manner inconsistent with the provisions of this chapter is
25 hereby declared to be a nuisance and is abatable under the
26 provisions of Section 8.33.020 through 8.33.100 of this Code.
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I HEREBY CERTIFY that the foregoing ordinance was duly
adopted by the Mayor and Common Council of the City of San
,
3 Bernardino at-. a
meeting thereof, held on
4 the
day of
, 1986, by the
5 following vote, to wit:
6 AYES:
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12
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14 of
NAYS:
ABSENT:
,,~~._l. (';',<','- _ \~~,. ~~ ~
.~. .1-.... -.'1!1;~- -
"'.~.'''' '-",' .;.:-.,;.....
f,,:<9: ..... -. '~.
City C~t' ..., >~
..~...;,.
.'
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The foregoing ordinance is hereby approved this
day
, 1986.
,i.~ ',;. - -. ".~..-
Mayor of the City of San Bernardino
Approved as to form:
/:zv
I ,
/u,1!--~v
torney
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COUNCIL ACTION CORRESPONDENCE
To Frank Schuma, Plannin~ Director Subject Proposed Amendment to the S.B.M.C.
Chapter 19 - R-3 Multiple Family
Reside~tial District
Date September 29, 1986
Meeting Date September 22, 1936 Agenda Item No, 18
Action
The proposed ordinance amending Chapter 19.12 of the San Bernardino Municipal
Co~e pertaining to ~ltiple Family Residential District was continued for two
weeks (October 6, 19(36) for staff to report back on how to increase the
~bility to review and approve R-3 1200 developments, and to include a defin-
ition of "story" in the ordinance.
SC:l'a
cc: City Attorney
SHAUNA CLARK
City Clerk
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ORDINANCE NO.
ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER
19.12 OF THE SAN BERNARDINO MUNICIPAL CODE PERTAINING TO MULTIPLE
FAMILY RESIDENTIAL DISTRICT.
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
DO ORDAIN AS FOLLOWS:
SECTION 1. Section 19.04.495 of the San Bernardino
Municipal Code is amended to read:
"19.04.495 Story.
A story is defined as habitable living space. An additional
story of living space may be built in the interior of a complex
as long as the overall height does not exceed thirty-five feet.
A parking structure built within the complex forty percent below
abutting grade shall not be considered habitable living space."
SECTION 2. Chapter 19.12 of the San Bernardino Municipal
Code is hereby amended to read:
"19.12.010 Regulations generally.
The regulations set forth in this chapter shall apply to the
R-3 multiple family residential district.
19.12.020 Use permitted.
No building, structure or land shall be used and no building
shall be altered, enlarged or maintained except for the following
purposes:, · "
A. All uses permitted in the R-2 district.
"
B. Court and apartment buildings subject to the habitable
floor area, open space and recreational area per dwelling unit
provisions of this chapter.
19.12.030 Conditional use permit required.
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A. Where a project fails to comply with all requirements
for development specifically set forth in this Chapter, the
project may be permitted in a district zoned as R-3 subject to
the issuance of a conditional use permit under the provisions of
Chapter 19.78.
B. An incentive program to encourage good architectural
design and high quality amenities shall be adopted by resolution.
C. Any development which complies with all requirements
specifically set forth in this chapter shall be subject to the
issuance of a review of plans under the provisions of Chapter
19.77.
19.12.040 Minimum floor area per unit.
The minimum enclosed, habitable floor area for any dwelling
unit in a multiple dwelling, exclusive of patios, balcony or
covered parking space, shall be:
A. Bachelor or efficiency (one room unit, inclusive of
kitchen and bathroom) - four hundred fifty square feet.
B. One bedroom - five hundred fifty square feet.
C. Two bedroom - six hundred fifty square feet.
D. Three bedroom - nine hundred square feet.
19.12.050 Minimum lot area and dimensions.
The following minimum lot areas and widths shall apply in a
district zoned as R-3. Where a lot has a width or area which is
less than the minimum area or width required by this section, but
which was of record on September 10, 1953, that lot complies with
this section. A lot which conformed to the minimum area and
width requirements of the applicable county ordinance prior to
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its annexation into the City, shall be deemed, after its
annexation, to comply with the applicable minimum area or width
requirements of this section.
A. Minimum area. Except as provided above, the minimum lot
area in the R-3 district shall not be less than eight thousand
one hundred square feet. It is further provided that the minimum
lot area per dwelling unit for units built after the effective
date of this ordinance may be established and delineated on the
zoning map in accordance with the following table:
Zone Minimum Lot Area per Dwelling Unit
R-3-l800 1800 square feet (24 dwelling units per acre)
R-3-3000 3000 square feet <14 dwelling units per acre)
When the total lot area exceeds any mul tiple of the minimum
lot area per dwelling unit by fifty percent or more of said
15 minimum, one additional dwelling unit shall be permitted.
16
Existing undeveloped property at a density of one unit per
17 1200 square feet of lot area per the R-3-l200 zone shall be
18 allowed to be developed at that density. No new undeveloped
19 property may be zoned R-3-l200 after the effective date of this
20 chapter.
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zones - s~xty feet.
zones - o~e hundred feet.
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B. Minimum width: all R-3
c. Minimum depth: all R-3
19.12.060 Building height.
25 five feet, except the following:
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storles
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not to exceed thirty-
Maximum building height of two
A.
Nothing in this chapter is intendFd to render existing
27 buildings built to the R-3-l200 specificat~ons nonconforming.
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B. Buildings on the project interior which are completely
enclosed by two story structures on the same site.
C. Where the Planning Director determines that there are
unique topographic conditions or constraints on the site.
19.12.070 Building coverage.
The maximum permissible building coverage shall be fifty
percent of the lot or lots. This includes coverage by any
habitable structure or any garage, carport or accessory building,
whether attached or detached to the dwelling.
19.12.080 Setbacks.
A. Where a lot in an R-3 district abuts upon a major,
primary or secondary highway, or collector street, there shall be
an average landscaped building setback of not less than twenty-
five feet. For every foot of building frontage having a setback
of less than twenty-five feet, there shall be a foot of building
frontage having a setback correspondingly greater than twenty-
five feet. However, under no circumstances shall a building have
a minimum setback of less than twenty feet.
B. Where a lot in an R-3 district abuts any street other
than a major, primary or secondary highway, or collector street,
there shall be provided an average landscaped building setback of
not less than twenty feet. For every foot of building frontage
having a setback of less than twenty feet, there shall be a foot
of building frontage having a setback correspondingly greater
than twenty feet. However, under no circumstances shall a
building have a minimum setback of less than fifteen feet.
C. Where a lot in an R-3 district abuts a publicly
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dedicated alley, any building thereon shall be set back not less
than fifteen feet from the edge of an alley for habitable
structures and five feet from the edge of the alley for garages
and accessory structures, and shall be further subject to the
provisions for off-street parking set forth in Chapter 19.56.
D. Buildings facing interior property lines: One-story
structures shall have a side yard of five feet plus one
additional foot for each fifteen feet of continuous wall length;
two-story buildings facing an interior property line shall have a
side yard of ten feet plus one additional foot for each fifteen
feet of continuous wall length.
19.12.090 Yard requirements.
There shall be an open yard to separate two or more
buildings on the same parcel from one another. The depth of the
yard and the length of the yard shall be determined by the length
of the structural walls of surrounding buildings, the location of
windows, the location of the main entrances, and the location
relative to the subject buildings of other buildings as specified
in this chapter.
19.12.100 Distances between buildings.
Distance between buildings is measured from structural walls
or face of habitable balconies and decks. Openings in buildings
are defined as walls containing windows, doors, and the face of
open balconies/decks.
Opening to opening: minimum separation - twenty feet
foot for every fifteen feet of continuous wall for both
25 A.
26 plus one
27 walls.
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B. Opening to wall: minimum separation - fifteen feet plus
one foot for each fifteen feet of continuous wall containing
openings.
C. Wall to wall: ten foot minimum building separation.
D. To encourage variation in the placement of structures,
the required distance between the substantially parallel walls of
two main buildings may be decreased at one end if increased an
equal distance at the other end. In no case shall the minimum
distance be less than ten feet between any two walls.
19.12.110 Yard requirement - Improvement of yard and
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minimum of five feet.
C. Such common recreational-leisure area shall be
conveniently located and readily accessible from all dwelling
units which it is intended to serve. Wherever there are more
than ten dwelling units on one site, the common recreational-
leisure area shall include one of the following: swimming pools,
jacuzzi, court game facilities, e.g. tennis, racquetball, tot
lots (playground equipment) to the satisfaction of the Planning
Department, and any other recreational-leisure facility, the area
of which may be included in the calculation of the total area of
common recreational-leisure space provided by the development.
1. Common recreational-leisure areas shall not
include:
a. Rights-of-way for which a perpetual easement
for recreation has not been recorded.
b. Vehicle parking areas and accessways.
c. Areas between walls of adjacent structures
where such walls are less than fifteen feet apart.
d. Slope areas of more than 3:1 grade.
e. Front yard setbacks.
2. All common recreational-leisure areas, with
22 ,exception of pedestrian accessways and paved recreational
facilities contained therein, shall be landscaped with lawn,
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trees, shrubs or other plant materials and shall be permanently
maintained in a neat and orderly manner.
19.12.130
Off-street parking requirements.
A.
For minimum number and type of parking spaces see
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Chapter 19.56.
B. Maximum distance between private parking areas and
dwelling units.
Each required enclosed or covered private
parking area shall be within two hundred feet of, and readily
accessible to, the unit it serves.
C. Required screening of parking facilities. Private
7
parking areas shall be screened from the view of adjacent
8 properties, living and recreational-leisur~ areas and from
adjacent streets by means of plant landscaping or architectural
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devices as approved by the Planning Department.
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19.12.140 Carports.
A. Carports must be structurally enclosed or screened on
three sides as approved by the Design Review Committee.
B. Except as otherwise required by the Uniform Building
Code, a carport built to accommodate two or more vehicles may be
15
constructed with only the rear of the carport and the two ends
16
enclosed, except as otherwise required by the Uniform Building
17
Code.
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C. All interior walls of carports shall be finished to the
20 standards of the Planning Director. There shall be one hundred
21 fifty cubic feet of private storage provided for each unit, but
22 ,i t need not be all in a single location. These general storage
cabinets may be provided at a point outside the carport upon the
23
24 approval of the Planning Department. Bumper guards shall be
25 provided to protect the interior walls of carports from damage.
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19.12.150 Vehicle access requirements.
A. Every multiple dwelling unit shall be located within two
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hundred feet of, and be served by, all such public or private
accessways as will provide adequate access and circulation for
vehicular traffic, including fire, utility, trash collection and
other essential services.
B. Where a building site abuts upon an alley, all vehicular
access to garages and carports shall be only from that alley.
19.12.160 Required site screening.
A. Except as otherwise provided herein, a solid decorative
type masonry wall, landscaped earthen berm, natural terrain or
any combination thereof, totaling not less than six feet in
height, shall be provided as a divider along and immediately
adjacent to the site boundary line of any multiple-dwelling unit
which abuts any freeway, expressway, railroad or other right-of-
way, or which abuts the boundary of any area zoned as single-
family residential or any alley adjacent to such boundary. The
height of any such divider shall be as measured from the highest
finished grade adjacent to the wall.
B. For regulations for fences, hedges and walls, see
Chapter 19.62.
19.12.170 Required refuse storage areas.
Refuse storage shall conform to the standards as shown on
21
22 ,the specifications for 'Minimum Acceptable Trash Collection
23 Areas' as established by the Director of Public Works/City
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Engineer.
Said storage area shall be designed, located or
screened so as not to be readily identifiable from adjacent
streets or highways.
19.12.180 Signs.
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For sign regulations, see Chapter 19.60.
19.12.190 Television antenna.
For television antenna regulations, see Section 19.18.270.
19.12.200 Violation.
Any construction, erection, reconstruction, moving,
conversion, alteration or addition to any building or structure
in a manner inconsistent with the provisions of this chapter is
hereby declared to be a nuisance and is abatable under the
provisions of Section 8.33.020 through 8.33.100 of this Code."
I HEREBY CERTIFY that the foregoing ordinance was duly
adopted by the Mayor and Common Council of the City of San
Bernardino at a
meeting thereof, held on
the
day of
, 1986, by the
following vote, to wit:
AYES:
NAYS:
ABSENT:
19
20
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22 ,of
23
24
City Clerk
The foregoing ordinance is hereby approved this
day
, 1986.
Mayor of the City of San Bernardino
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Approved as to form:
~<J
. , .! ,..~ ....
. '-'. .
:....-..J'.-'/~-/';:;-.-;[<...y
;I
City Attorney
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