ARTICLE 2: MULTIPLE-FAMILY DWELLINGS - CONDOMINIUMS, TOWNHOUSES, ROW HOUSES AND CLUSTER DEVELOPMENTS 305-10. Application The provisions of this Article shall apply to the following uses: (f) (g) (h) (i) (j) (k) Apartment houses. Boarding houses. Fraternity or sorority houses, dormitories. Group care facilities. Child care centers with less than 36 children. Child day care facilities with less than 36 children. Townhouses. Row houses. Cluster developments. Condominiums and stock cooperatives. Any use found by the Project Planning Commission, pursuant to Section 110-30.5, to be substantially similar to any of the above uses. 305-11. Height Regulations No building or structure shall have a height greater than three (3) stories, nor greater than forty (40) feet, except as provided in Section 301-22.
305-12. Setback for Structures and Parking Areas from Public and Private Streets The street setback for all structures, carports, parking areas, fences, patios, enclosed storage area, swimming pools, spas and similar project features shall be twenty-five (25) feet, measured from the right-of-ways, private streets whichever is greater. Open ornamental fences such as wrought iron are permitted adjacent to the public street right-of-way. The building extension allowances set forth in Section 301-31 and 301-35 are permitted. The area between the street improvements and street setback line shall be landscaped in compliance with Section 305-17. The street setback may be reduced to less than twenty-five (25) feet by application of the following. (Amended 3/24/99) The street setback may be reduced to not less than twenty (20) feet, provided that the setback for project features along the street frontage averages twenty-five (25) feet. In applying this provision, no portion of a structure or parking area, located at a distance greater than fifty (50) feet, may be counted in the averaging calculations, nor may any "required" yards between buildings or otherwise required setback areas be counted. The street setbacks may be further reduced by five (5) feet for corners of buildings or parking areas when the angle formed by extended lines of the building or parking lot intersecting with the street are between 30 and 60. (Amended 1993) 305-12.1. Setback from Abutting Single-Family Residential Zones for Two-Story Structures The interior yard setback for all structures greater than one story, or twenty (20) feet, shall be one hundred (100) feet, measured from the property line of abutting land that is zoned AR-1, RD-1, RD-2, RD-3, RD-4, RD-5, RD-7, RD-10, RM-1, R-1-A, R-1-B, or any interim estate zone, or any Special Planning Area with single-family, or two-family, residential as a principle use, unless an exception is obtained from the appropriate authority. (Amended 6/96) 305-12.2. Setback from Abutting Single-Family Residential Zones for Structures less than Two Stories in Height and for Internal Access Drives and Parking Facilities When wooden fences are used the interior yard setback for all structures less than two stories, or twenty (20) feet in height, parking spaces, carports and internal access drives shall be twenty-five (25) feet, measured from the property line of abutting land that is zoned AR-1, RD-1, RD-2, RD-3, RD-4, RD-5, RD-7, RD-10, RM-1, R-1-A, R-1-B, or any interim estate zone. A six (6) foot high masonry wall with a ten (10) foot wide landscaped planter may be provided in lieu of the twenty-five (25) foot setback. (Amended 3/24/99) 305-12.3. Interior Setbacks for All Situations Not Covered by Section 305-12, 305-12.1 and 305-12.2 In all other cases, the setback requirement shall be as set forth in Section 305-14 as it relates to the building height.
305-13. Replaced by 305-12 305-13.1. Setback for Trash and Recycle Containers and Enclosures All trash and recycle containers and enclosures shall be located within an enclosed masonry area with a surrounding wall at least six (6) feet high and no higher than eight (8) feet, with appropriate solid gate. The gate shall not be visible from the public street and shall be constructed with metal posts to withstand heavy use. The enclosure shall be consistent in architecture with the project in which it is located. Enclosures for trash and recycle containers shall be located twenty-five (25) feet from any public street, fifteen (15) feet from the edge of pavement of a private street, and twenty-five (25) feet from any residential zoned property line. Adequate access for refuse pick-up shall be provided. (Amended 1993) (Amended 6/96) 305-13.1.5. Area for Recycle Containers and Enclosures There shall be an area provided for recycle containers and enclosures. Recycling enclosures shall be located for functional use by occupants and by the disposal and hauling companies providing collection services. The appropriate authority shall allow flexibility to the above requirements to facilitate the siting and provision of adequate space allocations for recycling collection and storage areas. (Amended 1993) 305-13.2. Setback for Air Conditioning and Mechanical Equipment All equipment related to the air conditioning of buildings shall be located twenty-five (25) feet from a public street and twenty (20) feet from any property line. Equipment whether on the ground or on roofs shall be screened from public view. (Amended 6/96, 4/17/02) 305-13.3. Perimeter Fences A solid wood or masonry fence, with a minimum height of six (6) feet, shall be provided and maintained along the interior property lines of any multiple family project, as regulated by this Article. On that portion of the property located between the building line and the street where such a fence would interfere with visibility, the fence shall conform to the regulations of Chapter 12.12 of the Sacramento County Code. The height of the fence shall be measured from the highest point on either side of the fence. Fence height may be modified by a condition of approval of a use permit or development plan where the appropriate authority finds that, due to a significant difference in elevation between parcels, different screening requirements are necessary. Solid wood fences shall be constructed with redwood, cedar or similar premium grade wood. Fence posts shall be of metal or pressure treated Douglas Fir. (Amended 2/88) (Amended 6/96)
305-14. Open Space Requirements Buildings, roofed areas, and parking facilities, including drives, shall not cover more than 75% of the site. A minimum open space area around each building shall be maintained as follows, except that buildings may project into the required open space area if an equal compensating area is provided within the same yard area. Computations of area may be based on portions of buildings and their associated stories: (Amended 6/96, 4/17/02) (f) (g) (h) One (1) Story Building. Ten (10) feet. Two (2) Story Buildings. Fifteen (15) feet. Three (3) Story Buildings. Twenty (20) feet. Carports open on all sides may be installed above parking spaces that are designed and located in compliance with regulations in effect at the time of carport installation. Freestanding garages and carports that are not open on all sides shall meet standard building setback requirements as set forth herein. For purposes of this section a building face shall be considered open if less than 10% of solid material is installed between the bottom of the primary roof support member and a line located two (2) feet above the parking surface. Accessory structures, such as recreational facilities, laundries, patio covers, and storage buildings shall meet standard setback requirements as set forth herein. Accessory features for the use and comfort of all tenants such as free standing shading devises and walkway trellises are not subject to the building open space or lot coverage requirements, but must meet all other development requirements. Adjacent To Streets. When buildings or structures are adjacent to streets, the open space requirements for this Section will not be in addition to those required in Sections 305-12. The required yard widths shall be provided adjoining each building face. The yard width required for one building may not overlap the space required for an adjacent building. (Amended 11/90) 305-15. Maximum Number of Attached Dwelling Units There shall not be more than eight (8) dwelling units in each group of attached dwellings when any portion of such building is located within 100 feet of any property zoned AR-1, RD-1, RD-2, RD-3, RD-4, RD-5, RD-7, RD-10, RM-1, R-1-A, R-1-B, or any interim estate zone. (Amended 11/90)
305-16. Internal Development Standards When a project includes internal access drives and parking facilities, the following design standards shall be used by the Planning Department in analyzing the design and reporting to the hearing body(s) as to the adequacy of the design. In order to encourage innovative design and provide maximum design flexibility, these standards will be interpreted liberally with prime concern toward achieving the indicated objective, rather than toward strict performance of the specific standards. Noncompliance of these standards will not require variance application or variance consideration as part of the approval process; however, noncompliance can be grounds to require a redesign, either in respect to detail or in respect to overall design concept. The number, design, and arrangement of on-site parking spaces shall be provided as specified in Section 330-69. Access to on-site parking shall be by private access drives. Toward the objectives of assuring adequate internal circulation for residents and guests, and of assuring an unencumbered access for fire fighting equipment and service vehicles, (such as garbage trucks and moving vans), the access drives shall be installed to either one of the following basic standards, or a combination of both: (1) The access drive may be installed with a full pavement width of 28 feet, within which parking shall be prohibited by social devices such as signing, red curbs, and association enforcement. (2) The access drive may be installed with a full pavement width of 20 feet, within which parking shall be prohibited by layout and design features which reasonably assure that no part of the access will potentially be used for parking by normally conscientious drivers. To this end, the following design criteria are applicable: All straight raised curbs and/or pavement edges shall be less than 8 feet in length, except these may be longer than 8 feet if adjacent to fire hydrants, trash bins, or part of a reader board turnout (as used in this Section, raised curb means Types 2, 3, 4, 5, or similar curbs as illustrated on Page H-2 of the County improvement standards manual). In addition, the coordinated design of such facilities as speed bumps, crosswalks, bicycle racks, and the like, may also justify straight curbs on pavement edges longer than 8 feet. Straight raised curbs (but not pavement edges) may be longer than 8 feet if located opposite perpendicular backout parking spaces if the curb is installed a distance in the range of 20 to 21-1/2 feet behind the backout space. The purpose of this criteria is to avoid the creation of straight curbs long enough to invite parking along their edges. The center of the access drive shall be clearly marked with paint, traffic buttons, or by architectural treatment such as brick, cobblestone, etc. The purpose of this center line pavement marking is to more clearly identify travel lanes and fire lanes, and by so identifying, to discourage parking within them.
The combined, coordinated use of raised curbs functioning as vehicle barriers, wheel stops, planter edges, and so forth, are encouraged. As a design alternative, such curbs may be installed on a curbed radius of 15 feet or less whenever a straight curb would be greater than 8 feet in length. Pavement edges not bounded by a raised curb will be treated as a straight curb, regardless of the pavement installation radius. (3) Private access drives should be of circular design which provides vehicular access at two or more points whenever feasible. Access drives which have only one point of access should not exceed 150 feet in length; however, such drives may exceed 150 feet in length if the design includes turnaround arrangements or "emergency only" access arrangements, to the satisfaction of the Fire District. Access drives with one point of access should not exceed 600 feet in length, and will be severely criticized unless no possible alternative is available. (4) Garage doors shall either be 4 to 6 feet from the edge of the access drive or 20 or more feet from the access drive. If the driveway to the garage is 20 or more feet, the driveway may be counted as a tandem parking space. The purpose of this criteria is to avoid the creation of possible parking spaces which are long enough to invite parking but too short to provide for it without intrusion into the access drive. (5) Access drives shall be located at least 10 feet from the habitated portions of the dwelling unit, measured in any direction from the edge of the drive (including vertical angle measurement). Parking spaces shall be located at least 6 feet from the inhabited portions of the dwelling unit measured in any direction from the edge of parking space (including vertical angle measurement). Fences, patio, trellis, etc., shall be located no closer than 3 feet from access drives or parking spaces. (6) A vertical clearance of at least 13-1/2 feet shall be maintained above access drives. (7) Access drives shall be designed to meet turning radius requirements of the Fire District. The designer should contact the fire district of jurisdiction for specific radius criteria. The purpose of this provision is not only to obtain the radius criteria, but to establish meaningful contact with the fire district for hydrant location and other safety requirements as early in the design phase as reasonably possible. Provide a turnout at entrances with a directory board and building number and addresses, as required in Section 305-18. When there are less than twenty (20) units in the project, these requirements may be waived by the Planning Department, based on a recommendation from the appropriate Fire District. Lighting shall be engineered so as not to produce direct glare or "stray light" on adjacent properties. When located adjacent to any property zoned AR-1, RD-1, RD-2, RD-3, RD-4, RD-5, RD-7, RD-10, RM-1, A-1-A, A-1-B, or any interim estate zone, perimeter lighting shall be designed such that the source of the lighting is not visible from adjoining properties. Tot lots for children shall be provided and indicated on submitted plans.
305.16.5. Architectural Standards In addition to any other development standards set forth in this Article, the following architectural standards shall be complied with: Roofing. All buildings shall be constructed with pitched roofs. Roofing materials shall consist of a minimum of 20-year dimensional composition asphaltic shingle, tile, concrete or similar material. Recessed areas not visible from the ground are permitted for the purpose of placing mechanical equipment. Siding. Buildings shall not be constructed using T-111 or similar low-grade siding material. Building Elevations--Unit Identity. For buildings with exterior entrances to the dwelling units, entries shall be covered and/or have individual porches where feasible. Buildings shall be designed to create separate identity of units, including, but not limited to, varied setbacks, window treatments, building materials, and roofs. Continuous fascia gutters shall be provided. (Amended 6/96) 305-17. Landscaping Landscaping provided shall be cared for, maintained and appropriate permits shall be acquired as specified in Title III, Chapter 1, Article 6 of this Code. Within the perimeter open space areas adjacent to interior lots, there shall be a landscaped area at least five (5) feet wide. Within this planter, one screen tree, from an approved list, shall be planted at least every thirty (30) feet on center, in combination with other plant materials, to provide a dense visual screen. The setback areas between all parking areas and the public street, except for sidewalks and driveways, shall be landscaped from the edge of pavement to the building and/or parking area with live turf, groundcover, shrubs, mounds, and trees such that vehicles located within the parking areas are screened from view as seen from the public street within five (5) years of planting. Tree Shading. The landscaped area between the public street and the structures and/or parking areas shall include shade trees from the County Tree List and be placed so as to cover fifty percent (50) of the total landscape area with a canopy within fifteen (15) years of planting. Thirty percent (30) of the trees shall be evergreen. Parkways And Sidewalks. Sidewalks, except at street intersections, existing sidewalks and bus turnouts, may meander from a minimum of zero (0) feet to a maximum of twenty (20) feet from the edge of pavement. The parkway area between the public street and the sidewalk shall be landscaped and planted with a street tree at least every fifty (50) feet. The parkway shall be a minimum of eight (8) feet in width for the location of the street trees.
305-17.5. Storage A storage unit with a minimum area of twelve (12) square feet shall be provided for each dwelling unit. This requirement may be met by providing a fenced area on the ground level, or by an enclosed floor-to-ceiling area outside of the dwelling unit. The minimum useable height of the storage area shall be six (6) feet. (Amended 6/96) 305-18. Personal Safety In addition to any safety and security requirement in the Uniform Building Code as adopted by the County, including local amendments, all projects shall comply with the following minimum requirements: Exterior Doors/Windows. All exterior perimeter doors of a dwelling unit and/or the building other than sliding glass doors shall: (1) Be solid core doors (windows as provided in (4), below). (2) Have a minimum one-inch deadbolt lock with hardened, rotating tapered, external cylinder guard collar. (3) Have a 180 optical door viewer, located between 52 and 58 inches above the finish floor, except where it can be demonstrated that a lower height is appropriate (handicapped unit under CHFA). (4) Not have a window within 40 inches of the locking device (unless acrylic plastic, or poly carbonate sheeting is installed over the interior of the window). (5) Side jambs of door frames shall be nailed to the door trimmers with #16 finish nails staggered 12 inches on-center, and door trimmer shall be nailed to the stud with #16 finish nails 12 inches on center or equal. All sliding glass doors and windows shall have a primary locking device supplemented by a factory installed auxiliary locking device. Each door or window shall be equipped to prevent lifting or prying. Addressing shall be as provided, as outlined below: (1) Of a color which contrasts with background colors. (2) Illuminated at night. (3) Located in such a manner that emergency service providers would not have to enter alcoves, recessed doorways, etc., to inspect each door (i.e., displayed at each walkway entrance to individual building clusters). (4) Be at least 4 inches in height for individual units and 6 inches for the project and the range of addresses posted on each building.
(5) Include illuminated directory at each driveway entrance constructed of vandal-resistant material. The lettering, numbering and diagrams shall be large enough so that the driver of a vehicle can read the directory from the driver's seat. Additionally, there shall be a pullout from which to view the driveway, so as not to obstruct the traffic flow. (6) All addressing, including directories, shall be installed prior to occupancy. (7) Assigned parking shall not be addressed to correspond. (8) Where multiple dwellings are serviced by vehicular access to the rear through any driveway, alleyway or parking lot, addressing shall also be displayed so as to be visible from the vehicle and provide adequate direction. Laundry rooms, recreational buildings, other separate or common indoor facilities shall be: (1) Provided with locksets of the type required by the Uniform Building Code. (2) Separate laundry rooms shall be maintained locked, with access keys provided to the tenant and shall be illuminated during hours they are open. (3) Multipurpose laundry, office, restrooms and recreations rooms shall be under the control of the management, and shall: (aa) Post the hours available for use in a conspicuous place. (bb) The facility and/or the building shall be locked when not available. (cc) The building shall be illuminated during open hours and be controlled by timer or photo cell, except when a management person is on duty. Lighting. In addition to exit illumination (includes exit doors, corridors, exterior balconies, stairs exit courts and exit passage ways), which is required to be not less than one foot candlepower at the floor level by the Uniform Building Code, Section 3313, the following shall also apply: (1) Illumination shall be 0.25 footcandles at grade level for surface areas of alcoves, walkways, and yards other than required for exits; (2) One foot candlepower at floor level for open parking areas and carports; (3) All lights shall be placed on a timer or photo electronic cell capable of turning the lights on and off one-half hour prior to dawn and one-half hour past dusk; (4) Care should be taken in design of the illumination system to avoid stray light to adjacent properties.
(f) (g) Parking Assignment. Every effort shall be made to assign parking in such a manner as to allow tenants visibility of assigned stalls. Fire Safety (1) Provide water supply (minimum fire flow) to the approval of local Fire Marshal (UFC). (2) Provide access and fire hydrant(s) prior to site construction to satisfaction of local Fire District. (3) Fire protection equipment shall be provided and maintained to satisfaction of local Fire Marshal. (h) Roof ladders shall be protected so as to limit access to building roof tops. 305-19. Parking Requirements Off-street parking shall be provided for the uses listed in Section 305-10, and in conformity with the standards set forth in Title III, Chapter 30. 305-19.5. Management and Maintenance All development standards shall be continuously met for every project. Buildings and premises, including paint/siding, roofs, windows, fences, parking lots, and landscaping shall be kept in good repair. Premises shall be kept free of junk, debris, and abandoned vehicles. If complaints are received regarding lack of maintenance as it relates to the provisions of this article, the following process shall be followed: (f) Initial investigation and written report by the Planning Department. Referral to Nuisance Abatement Committee. The Committee may determine that no violation exists. If the Committee determines that there is a violation, the owner may be required to submit a maintenance plan outlining how compliance will be achieved. Any appeal of the determination of the Committee shall be made to the Board of Zoning Appeals. If the required improvements are not made in accordance with the maintenance plan, the Committee shall forward the matter to the Board of Zoning Appeals for further corrective action. (Amended 6/96)
305-20. Condominium and Stock Cooperative Standards For additional condominium and stock cooperative standards, see Section 305-90. 305-21. Exception for Dwellings Related to Commercial Developments The requirements set forth in this Article shall not apply to dwellings erected above or as a part of commercial buildings. 305-22. Walls When walls are required, refer to Title III, Chapter 1, Article 5, Section 301-60. 305-24. Criteria for Deviations from Development Standards When it is determined that the project does not meet the required Code development standards, the applicant may make application for an Exception, to be heard by the appropriate authority. In addition to the required data and maps, the applicant must submit a written statement listing the standards for consideration with a justification for the requested Exception. When considering applications for Exceptions, the appropriate authority shall consider the following criteria: (Amended 6/96) (f) (g) (h) (i) That the design of the project, when considering height, roof lines, size of the cluster of units, setbacks, topography, and landscaping, will be compatible with the adjoining area. That windows or openings do not provide for visual intrusion into adjoining property. That roof lines and roofing materials are compatible with development on adjacent property. That there is an offsetting amount of useable landscaped open space that creates an improved overall site plan. That there are a variety of open space areas which create a visual aesthetic environment for the residents within and around the project. The maximum number of existing oak trees can be saved. That the mixed use of one-story and two-story structures provides visual interest and a greater feeling of openness. That off-setting elevations provide for irregular landscaped setback areas and courtyards and a greater variety of rooflines. That there are no long, narrow, hall-like in appearance yard areas located between buildings.
305-25. Rehabilitation of Existing Multiple Family Projects Existing projects that do not meet present Code requirements may be completely restored or rebuilt, subject only to development plan review by the Planning Director for the purpose of assuring the following: The number of units is not increased. The size of the buildings is not increased. The general footprint of the existing buildings is maintained. Existing units may be converted and/or rebuilt to ancillary uses such as recreation buildings and child care center when the use is restricted to the residents of the project. New structures for such ancillary uses may also be provided when the existing required parking and landscaping is not decreased. Any new structures or exterior modifications to existing structures shall comply with the Architectural Standards (Section 305-16.5) to the extent feasible. (Amended 6/96)