Burbank Municipal Code Div. 4 Multiple Family Residential Zones

A. APPLICABILITY.

1. This Division provides use and development standards for the R-2, R-3, R-4, MDR-3, and MDR-4 multiple family residential zones.

2. The multiple family residential zones located in the Media District area contain “MD” prefixes to indicate their location in the Media District. The zones are otherwise identical to their non-Media District counterparts. The use and development standards as specified in this Division for the R-3 and R-4 zones apply in the same manner to the MDR-3 and MDR-4 zones, respectively.

B. PURPOSE.

1. The R-2 Low Density Residential Zone is intended for duplexes. Due to the low density of development allowed in the R-2 Zone, generally no more than two (2) units are permitted on a single lot. The R-2 Zone is intended to provide a low density alternative to multifamily housing in an atmosphere similar to a single family neighborhood. The R-2 Zone also acts as to buffer single family zones from higher density multiple family zones. With limited exceptions as allowed through the Conditional Use Permit process, non-residential uses are generally not appropriate in the R-2 Zone.

2. The R-3 Medium Density Residential Zone is intended for medium density multiple family developments, including rental and ownership options. Due to the low to middle range densities permitted, the R-3 Zone is intended to accommodate lower intensity multifamily development and can act to buffer single family residential neighborhoods from higher density multifamily development. With limited exceptions as allowed through the Conditional Use Permit process, non-residential uses are generally not appropriate in the R-3 Zone.

3. The R-4 High Density Residential Zone is intended for higher density multifamily development, including rental and ownership options. The zone is intended to accommodate a higher intensity of multifamily development. With limited exceptions as allowed through the Conditional Use Permit process, non-residential uses are generally not appropriate in the R-4 Zone. [Formerly numbered Section 31-42; renumbered by Ord. No. 3058, eff. 2/21/87; amended by Ord. No. 15-3,860, eff. 2/27/15; 3676.]

In the R-2, R-3, R-4, MDR-3, and MDR-4 Zones, all uses shall be consistent with the maximum residential densities as prescribed in the General Plan, as follows:

[Added by Ord. No. 3839, eff. 5/24/13; amended by Ord. No. 24-4,022, eff. 1/17/25; 15-3,860.]

Uses are allowed in the R-2, R-3, and R-4 zones as follows:

A. PERMITTED USES.

Table 10-1-627 identifies the land uses allowed by this Zoning Ordinance, and the land use permit, if any, required to establish a use or expand an existing use.

B. PROHIBITED LAND USES.

Uses not expressly listed in Table 10-1-627, or uses listed as prohibited, may not be carried on in the multiple family residential zones except as lawful nonconforming uses, unless authorized pursuant to Section 10-1-503 or other provisions of this Code.

C. APPLICABLE SECTIONS.

Where the last column in the table includes a section number, the referenced section includes additional requirements related to the use; however, provisions in other sections of this Chapter may also apply.

Table 10-1-627 Permitted Uses in the Multiple Family Residential Zones

Notes/Additional Requirements:

(1) Permitted only on properties with a land area of 8,000 square feet or less.

(2) Public educational institutions existing prior to June 1, 1978 are permitted uses that do not require a CUP.

(3) Prohibited in R-2, R-3, R-4, and MDR-4 zones; CUP in MDR-3 zone when the parcel is adjacent to a Major or Secondary Arterial street, and the office use is conducted in an existing residential structure.

(4) Permitted only in conjunction with one or more residential units on the same lot where the medical practitioner resides on the premises.

(5) Permitted in accordance with Section 10-1-1118.

(6) Stables and corrals are permitted only in the Rancho Area as defined in Section 10-1-630(A).

(7) Supportive Housing and Transitional Housing shall be subject to those restrictions that apply to other residential dwellings of the same type in the same zone. For example, such housing structured as single-family is permitted in the R-1 and R-1-H residential zones, whereas transitional and supportive housing structured as multi-family is limited to the R-2, R-3, and R-4 residential zones.

[Amended by Ord. No. 21-3,957, eff. 7/23/21; 20-3,932; 20-3,931; 19-3,930; 18-3,901; 17-3,898; Formerly numbered Section 31-43; renumbered by Ord. No. 3058; 3872; 3860, 3840, 3817, 3791, 3751, 3743, 3697, 3676, 3535, 3139, 2727, 2386, 2371.]

A. STANDARDS TABLE.

All land uses and structures and alterations to existing land uses and structures in the Multiple Family Residential Zones must be designed, constructed, and established in compliance with the requirements in Table 10-1-628(A) and all other applicable provisions of this Division and this Code. Where the last column in the table includes a section number, the referenced section includes additional requirements related to the development standard.

Table 10-1-628(A) Development Standards in the Multiple Family Residential Zones

Notes/Additional Requirements:

1. For dwelling unit calculations, the number of allowed dwelling units is determined by rounding down to the nearest whole number even when the fraction is 0.5 or greater.

2. Unless otherwise permitted by state or federal law, the maximum top-of-roof height limits also apply to free-standing structures other than buildings including antennas, satellite dishes, and flagpoles.

3. The minimum and average front yard setbacks in the R-4 Zone are 25 feet and 27 feet respectively, if the R-4 lot abuts single family zoned property on either side.

4. The minimum and average setbacks for the rear, interior side, and street-facing side yards are each increased by one (1) foot for a three (3)-story project. Except that when the lot abuts an alley on the side or rear yard, the additional one (1) foot setback does not apply for that yard.

5. The minimum and average street-facing side yard setbacks are increased by five (5) feet when the street-facing side yard abuts the front yard of a single family zoned property (reversed corner lot).

6. The upper stories along each elevation that abuts or is adjacent to single family zoned property must provide a minimum setback and average setback that are five (5) feet greater than the minimum and average setbacks otherwise required for that elevation. Balconies may project no more than two (2) feet into the additional five (5) foot minimum setback.

7. Public alleys and streets may be included in the 20-foot buffer distance.

8. In the front yard any portion of the fence or wall exceeding three (3) feet in height must utilize an open design. Open design means that for each one (1) foot section of fence or wall, at least 50 percent of the surface area is open and provides direct views through the fence or wall.

9. The number of required parking spaces for all units, including fractions of a space, is added together before rounding. The sum total is subject to normal rounding procedures (where a fraction of 0.5 or greater counts as an additional space). For the purpose of determining the required number of parking spaces, bedrooms are those rooms within the unit identified as bedrooms by Section 10-1-203 and the Building Official.

10. Parking requirements are different for projects that are built as condominiums or converted from apartments to condominiums. See Section 10-1-629.

11. The number of guest parking spaces is calculated separately from the number of required tenant spaces and is subject to normal rounding procedures. No guest spaces are required for a multifamily project with three (3) or fewer dwelling units.

12. Bicycle parking is required only for projects with 20 or more dwelling units. The number of required spaces is subject to normal rounding procedures.

13. For projects with five (5) or fewer units, 200 square feet of private open space per unit may be provided in lieu of providing separate common and private open space. Such private open space must comply with private open space requirements and need not comply with common open space requirements.

B. APPLICABILITY OF STANDARDS.

1. All lots in the Multiple Family Residential Zones are subject to the requirements of this Division, whether improved with a single family dwelling, multiple family project, or non-residential use. Lots that are developed with more than one (1) dwelling unit, whether attached or detached, are considered multiple family projects.

2. If one (1) or more dwelling units are added to an existing single family dwelling and the single family structure is retained, all units on the lot, including the previously existing single family dwelling, must comply with all requirements of this Division.

3. If one (1) or more dwelling units are added to an existing multiple family project, the newly added units must comply with all requirements of this Division. Existing multiple family units that are retained that do not meet parking, open space, or other requirements of this Division may continue their non-conforming status so long as their non-conformity is not increased.

C. LOT COVERAGE:

1. Lot coverage is calculated using the footprint of all structures on the property except as exempted below, as measured from the exterior walls or the outside edge of supporting posts.

2. Cantilevered upper stories of up to four (4) feet are not included in the calculation of lot coverage. If the cantilevered portion is greater than four(4) feet or if the overhanging portion is supported from the ground, the entire cantilevered portion must be included in the calculation of lot coverage.

3. The following structures are not included in the calculation of lot coverage:

a. Non-enclosed porches, patios, porte-cocheres, and similar non-enclosed covered spaces and structures. A space is considered non-enclosed if it is completely open on at least two (2) sides from the ground or floor level to a height of six (6) feet, eight inches above the ground or floor level.

b. Fully subterranean parking garages where the top of the roof deck is located at least three (3) feet below the natural ground surface.

c. The top deck of semi-subterranean parking garages or portions thereof when the area is used to satisfy a common or private open space requirement, or when the area is open and not covered with structures and contiguous to a required open space area.

D. HEIGHT.

1. Height is measured from the grade of the lot. Grade is determined as defined in Section 10-1-203.

2. All features above the maximum top plate height specified in Table 10-1-628(A) may not exceed a roof pitch of 12 vertical inches for every 12 horizontal inches, where pitched. This standard is not intended to require hipped roofs.

3. Except as provided in Section 10-1-628(K) for enclosure of rooftop open space areas, parapets may not exceed 30 inches in height above the intersection of the roof surface and the wall. A flat roof surface must be no higher than the maximum top plate height specified in Table 10-1-628(A).

4. Where rooftop open space is provided per Section 10-1-628(K), the assumed top plate height of the structure is six (6) feet, eight (8) inches above the roof deck surface, unless a deck covering or the top plate of an enclosed space on the same level exceeds that height.

5. Chimneys may not extend more than 15 feet above the highest point of the roof. Roof-mounted equipment and screening are subject to the limitations of Section 10-1-1301.

6. A tower feature occupying no more than 10 percent of the gross floor area of the first story may exceed the maximum height specified for roof and architectural features by up to five (5) additional feet. This allowance does not apply if the property is abutting or adjacent to single family zoned property.

7. The number of stories is limited to the number specified in Table 10-1-628(A) and is determined as follows:

a. If the finished floor level of any story is more than five (5) feet above the natural abutting ground surface at any point as measured at a five (5)-foot horizontal distance out from the exterior wall surface, the space beneath that floor level is counted as a story.

b. Attics, lofts, and mezzanines that have a structural floor and meet the minimum room dimensions required by the Building Code must be counted as a story.

c. Subterranean garages and semi-subterranean garages as defined in Section 10-1-628(J) are not counted as a story. Above-grade garages as defined in Section 10-1-628(J) must be counted as a story.

E. YARD SETBACKS AND ENCROACHMENTS.

1. The minimum and average required setbacks for all yards are specified in Table 10-1-628(A).

2. Required yard areas or required setback areas, as those terms are used in this Division, are defined by the minimum required setback and not by the average required setback.

3. Encroachments are permitted into the required setback areas by various structural components and objects to the maximum distance specified in Table 10-1-628(E). Encroachment distances are measured from the minimum required setback line and not from the actual setback of the structure. All setbacks and encroachments are measured perpendicular to the property line.

Table 10-1-628(E) Encroachments Into Yard Areas

Notes/Additional Requirements:

1. Water heater and equipment closets that are built-in to a structure or enclosed by structural walls may not encroach into any required setback area.

2. No structures or objects may be constructed or placed in required yard areas except as expressly permitted by this Section or as specifically included in the definition of Landscaping in Burbank Municipal Code Section 10-1-203.

3. The following requirements apply to all required front yards and street-facing side yards:

a. Hardscape is limited to a driveway leading directly from a public street or alley to a garage or other required parking area using the shortest and most direct route feasible, pedestrian pathways, and encroachments specifically permitted in Table 10-1-628(E). For the purposes of this Subsection, hardscape means cement concrete, asphalt, brick, pavers, and similar impervious surfaces.

b. No vehicle may be parked in a required front yard or street-facing side yard.

c. All areas that are not hardscaped must be landscaped. Such landscaping must be properly maintained.

6. Reversed corner lots. The following requirements apply to any reversed corner lot that abuts a key lot when the key lot is located in any residential zone:

a. The minimum required street-facing side yard setback for the rear 30 feet of the reversed corner lot is equal to the minimum required front yard setback of the key lot.

b. Encroachments into the street-facing side yard setback for the rear 30 feet of the reversed corner lot are equal to the encroachments permitted into the front yard of the key lot.

c. As required by Table 10-1-628(A), the minimum and average setbacks for the balance of the street-facing side yard are increased by five (5) feet if the key lot is in a single family residential zone.

F. BUFFER AREA.

1. In addition to the setbacks specified in Table 10-1-628(E), a 20-foot buffer area must be provided in any side or rear yard that abuts or is adjacent to a single family zoned property. The buffer area is measured from the property line of the single family zoned property perpendicular to the single family property line, and includes public streets and alleys.

2. The 20-foot buffer distance establishes the minimum setback line for the yard or yards in which it is provided, unless the buffer setback line is closer to the multifamily property line than the otherwise required minimum setback. Except as provided in this Subsection, no encroachments by structures or objects are permitted into the buffer area.

3. Where the buffer line establishes the minimum setback per Subsection (2), the required average setback for that building elevation is two (2) feet greater than the required minimum setback line resulting from the buffer.

4. The portion of the required buffer area located on the multifamily property may be utilized to satisfy common or private open space requirements.

5. Surface hardscaping may only be provided within the portion of the buffer area located on the multifamily property as follows:

a. Where the buffer area abuts a public alley, the buffer area may be utilized as a driveway to provide vehicle access from the alley to an on-site garage or parking area using the shortest and most direct route feasible, subject to approval of a Conditional Use Permit per Table 10-1-627.

b. The buffer area may contain pedestrian pathways.

c. The buffer area may contain hardscaping associated with the provision of amenities in an open space area. For the purposes of this Subsection, hardscaping means cement concrete, asphalt, bricks, pavers, and similar impermeable surfaces.

6. The portion of the buffer area located on the multifamily property must be landscaped as provided in Section 10-1-628(N).

G. AVERAGE SETBACKS AND PLANE BREAKS.

1. In addition to observing the minimum setbacks specified in Table 10-1-628(A) and Section 10-1-628(E), the average setbacks specified in Table 10-1-628(A) must be provided on all stories of all building elevations; except that semi-subterranean garages and above-grade garages and carports are exempt from the average setback requirements and are required only to observe the minimum setback on each elevation.

2. Average setbacks are calculated separately for each story of each structure. Average setbacks are calculated by multiplying the length of each portion of the building elevation by its setback distance from the property line and dividing the sum of the products by the total length of the building elevation.

3. The plane breaks used to provide the average setback may be located at different locations and may be different dimensions on different stories. The average of the offset distances for all breaks on each elevation of each story must be no less than three (3) feet. No single break may be less than one (1) foot. Break dimensions are measured perpendicular to the plane of the wall.

4. No less than 25 percent and no more than 75 percent of the length of each elevation must be located behind the average setback plane for that elevation. Such percentage is measured separately for each story of each structure. Deviations from this requirement may be approved by the Community Development Director for the purpose of providing an average setback greater than that specified in Table 10-1-628(A).

5. Balconies, entries, and porches or portions thereof that are recessed into the building facade may be utilized to satisfy the average setback and break requirements. Balconies, entries, and porches or portions thereof that project from the building facade may not be utilized to satisfy the setback and break requirements.

6. For the purposes of calculating the average setback and breaks, openings on a building elevation are considered to have a setback equivalent to the greatest setback along the same elevation.

H. FENCES, WALLS, HEDGES AND OTHER YARD FEATURES.

1. Fences, walls, and hedges.

a. Fences, walls, and hedges may not be composed, in whole or part, of dangerous wire types including, but not limited to: razor wire, barbed wire, electric wire, or any other similar wire type that may pose serious risk of injury.

b. The maximum allowed height of fences, walls, and hedges is as specified in Table 10-1-628(A).

c. The height of a fence or wall is measured from the highest abutting finished ground surface of the property upon which the fence, wall, or hedge is located. On sloped surfaces, portions of a fence, wall, or hedge may exceed the maximum height for the purpose of providing a stair-step design, but each stair-step section, as measured from the horizontal midpoint, may not exceed the maximum height.

d. Ornamentation on top of fences, walls, and hedges in the front yard may exceed the maximum allowed height for fences, walls, and hedges up to 18 inches above the actual height of the fence, wall, or hedge or up to a maximum height of five (5) feet, six (6) inches. All ornamentation features must be spaced a minimum of four (4) feet apart, as measured on center. In all other yards, ornamentation may not exceed the maximum allowed height for fences, walls, and hedges.

e. All fences, walls, and hedges must comply with the corner cutoff provisions of Section 10-1-1303.

f. Gates are subject to the same requirements as fences and walls.

g. Enforcement of nonconforming fences, walls, and hedges established prior to October 17, 2008, may be subject to abeyance pursuant to Section 10-1-19202.

2. Other yard features.

a. Other yard features, including but not limited to natural features such as rocks; structural features such as arbors, pergolas, fountains, reflecting pools, art works, screens, light poles, benches, and other items included within the definition of Landscaping per Section 10-1-203 are limited to a maximum of two (2) features per street frontage within front and street-facing side yards. Such features must comply with the corner cutoff provisions of Section 10-1-1303.

b. Arbors, pergolas, and similar structures are limited to a maximum height of nine (9) feet, a maximum width of six (6) feet, and a maximum interior length of three (3) feet as measured from the highest abutting finished ground surface. Other yard features are limited to a maximum height of six (6) feet and a maximum width of six (6) feet.

c. Enforcement of nonconforming yard features established prior to October 17, 2008, may be subject to abeyance pursuant to Section 10-1-19202.

3. Retaining walls.

a. Retaining walls located within front yard areas are limited to a maximum height of four (4) feet per wall.

b. Additional retaining walls must be setback a distance equivalent to the height of the retaining wall below as measured from the face of the retaining wall below.

c. Fences or walls that are placed on top of a retaining wall within a front yard are limited to a maximum height of four (4) feet from the abutting finished ground surface and require an additional two (2)-foot setback from the face of the retaining wall below.

d. Enforcement of nonconforming retaining walls established prior to October 17, 2008, may be subject to abeyance pursuant to Section 10-1-19202.

4. Exceptions. Exceptions from the requirements of this Subsection (H) (including the applicable requirements of Section 10-1-1303 referenced herein) may be granted through approval of a fence exception permit as follows.

a. Any exceptions from the requirements of this Subsection (H) to allow a fence, wall, hedge, or other yard feature with a height of six (6) feet or less as measured from the abutting finished ground surface may be granted through approval of a Minor Fence Exception Permit per Section 10-1-19200.

b. Any exceptions from the requirements of this Subsection (H) to allow a fence, wall, hedge, or other yard feature with a height of greater than six (6) feet as measured from the abutting finished ground surface may be granted through approval of a Major Fence Exception Permit per Section 10-1-19201.

I. PARKING AREAS AND DRIVEWAYS.

1. All parking spaces provided in a multifamily project, including tenant and guest spaces, must be full-size spaces no less than eight (8) feet, six (6) inches wide and no less than 18 feet deep.

2. When individual garages or carports are used to provide parking for individual units, a clear space no less than nine (9) feet, six (6) inches wide and 19 feet deep must be provided inside the individual garage or carport for each parking space.

3. All parking spaces must be clear of any encroachments including but not limited to structural features, shelves, cabinets, appliances, and equipment.

4. Tandem parking spaces may be used only on projects with three (3) or fewer dwelling units in the multiple family zones, other than in the R-2 Zone. When tandem parking is used, at least one (1) tandem pair of parking spaces must be provided for each dwelling unit and each tandem pair must be assigned to a specific unit. Guest parking spaces may not be tandem spaces.

5. Unrestricted access must be provided to all guest spaces. Such spaces may not be located within a gated or secured area or otherwise have their access restricted.

6. In the R-2 Zone, all parking spaces must be provided in an enclosed garage or carport. In all other Multiple Family Residential Zones, parking spaces located within the rear half of the lot may be in a garage or carport, covered, or uncovered; all other parking spaces must be in an enclosed garage.

7. All parking areas that are not located within an enclosed garage must comply with the following:

a. Parking areas must be located, arranged, and/or screened with opaque material so that the parking spaces and backup areas are not visible from a public street.

b. Parking areas must be enclosed at the property lines by a masonry wall at least six (6) feet tall except where vehicle access occurs. This requirement may be waived by the Community Development Director upon a finding that providing a wall may endanger the public health, safety, or welfare.

8. All parking spaces, driveways, backup areas, and access aisles must be designed and constructed per the requirements of Article 14 of this Chapter.

9. Driveways must lead directly from a public street or alley to a required parking area using the shortest and most direct route feasible.

10. Driveways must be improved with cement concrete, asphalt, brick, pavers, or a similar permanent surface approved by the Traffic Engineer. Portions of driveways within required front and street-facing side yard areas and otherwise readily visible from a public right-of-way must be improved with decorative pavement, brick, pavers, or a similar decorative surface approved by the City Planner and Traffic Engineer.

11. Driveways must be no less than 10 feet wide and no more than 20 feet wide and must remain clear and unobstructed by any structural elements or vegetation.

12. A minimum backup turning radius of 24 feet must be provided for all parking spaces.

13. A curb cut for a driveway must be no wider than 18 feet. No more than one (1) curb cut may be provided on each street frontage for each 100 feet of lot frontage on that street, except that lots with less than 100 feet of frontage may provide one (1) curb cut. Curb cuts must be separated by at least 20 feet of uncut curb.

14. Bicycle parking areas must have as many bicycle racks as the required number of bicycle parking spaces. All bicycle parking spaces must be secured and weather protected by an overhead covering. Bicycle parking areas may not be located in a required side or rear yard setback area.

J. PARKING GARAGES.

1. To be considered a semi-subterranean garage, the top deck of a parking garage must be no higher than five (5) feet above the natural abutting ground surface at any point as measured at a five (5)-foot horizontal distance out from the exterior wall surface.

2. Parking garages that do not meet the height requirement for a semi-subterranean garage per Subsection (1) are considered above-grade garages.

3. Above-grade garages must be set back a minimum of 15 additional feet from the front lot line than the front elevation of non-garage structures, as measured from the portion of the front elevation set back furthest from the front lot line.

4. Portions of semi-subterranean parking garages that extend above the ground surface, and above-grade garages, on a front or street-facing side yard elevation must be completely screened by a landscaped berm, wall, or similar feature or combination of features approved by the Community Development Director. Any wall or similar feature must match or compliment the architectural style, materials, and colors of the building and is subject to the height limitations set forth in Table 10-1-628(A).

5. All garage openings on a front or street-facing side yard elevation must provide access to a common parking area for multiple units or must provide access to a common driveway that serves individual parking garages. Such openings may not serve a separate parking garage for an individual unit.

6. All subterranean, semi-subterranean, and above-ground garage openings may not exceed 20 feet in width. All garage openings on a front or street-facing side yard elevation must be separated by at least 20 feet.

K. OPEN SPACE.

1. Common and private open space areas must be located outside of a structure.

2. Open space areas must satisfy the minimum dimensions specified in Table 10-1-628(A).

3. Open space areas must have a slope no greater than five percent, but may be located on multiple levels.

4. If located on multiple levels, each level of open space must individually satisfy the minimum dimensions required by Table 10-1-628(A).

5. Front and street-facing side yards may not be utilized for common or private open space except that balconies used for private open space may encroach as permitted in Table 10-1-628(E). Interior side and rear yards may be utilized for common or private open space so long as all minimum dimensions are satisfied.

6. Rooftop areas, including the top of above-grade garages, may not be utilized to satisfy required common or private open space requirements. Such areas may be utilized to provide additional open space in excess of the minimum required, but only if the lot is not abutting or adjacent single family zoned property. If a rooftop area is utilized for non-required open space, such open space must be surrounded by an opaque parapet wall at least six (6) feet tall. Such parapet must be set back at least five (5) feet from the exterior face of the building on each elevation, as measured from the portion of the elevation set back furthest from the property line.

7. Open space areas must be dedicated areas separate from vehicle access and parking areas and may not contain parking spaces or backup aisles, driveways, vehicle or bicycle parking areas, or other vehicle access features. Hardscaping is limited to pedestrian pathways and recreation areas.

8. Open space areas may not contain stairways or ramps except as necessary to provide access to the open space area or among different levels of the open space area.

9. Open space areas must be landscaped as provided in Section 10-1-628(N).

10. The following requirements apply to common open space areas:

a. Common open space areas must be at least 80 percent open to the sky with no overhanging structural elements, including balconies or canopies.

b. Common open space areas must be centrally located within a project and must be readily accessible to all tenants.

c. All hardscape must be brick, tile, or another permanent decorative material of similar quality.

d. All portions of all common open space areas must be useable for recreational purposes and accessible by pedestrians.

11. The following requirements apply to private open space areas:

a. Each individual private open space area must be enclosed by an opaque enclosure at least 42 inches tall.

b. Private open space must abut the unit that it serves and allow for direct access from the unit without having to enter a common area.

c. Private open space must be provided at a single location for each individual unit and may not be divided among two (2) or more locations. Except that when 200 square feet of private open space is provided for projects with five (5) or fewer units, the private open space may be divided among two (2) or more locations so long as no one location is smaller than 50 square feet and all locations meet the minimum dimensions specified in Table 10-1-628(A).

12. Each dwelling unit must have a direct view onto either a public street or on-site open space as follows:

a. Each dwelling unit must have one (1) or more windows (which, for the purposes of this section, includes other transparent materials such as sliding glass doors) with a combined minimum width of eight (8) feet located on the same wall in a primary common living area (not a bedroom).

b. Such windows may be located on a front or street-facing side yard elevation so as to provide a direct view of a public street. Alleys may not be used to satisfy this requirement.

c. If not located on a front or street-facing side yard elevation facing a public street, such windows must face and provide a direct view of on-site open space. Such open space must be the required common open space, or must be additional open space that satisfies all common open space requirements including but not limited to minimum dimensions and landscaping, and may not contain parking areas or driveways. For projects with five (5) or fewer units that provide 200 square feet of private open space per unit in lieu of common open space, the windows may face a private open space area so long as the area provides minimum dimensions of 10 feet by 10 feet and is the private open space belonging to the same unit.

L. AMENITIES.

1. On-site amenities must be provided as follows. Any of the amenity items listed below may be substituted with a comparable amenity subject to approval by the Director.

a. For projects with 20 or fewer units, two (2) different items from the following: gazebo, spa, cooking/eating area with built-in barbeque, fountain, reflection pool, water garden, or permanently affixed outdoor seating.

b. For projects with 21 to 99 units, two (2) different items from Subsection (a) and one (1) additional item from the following: lap pool, handball court, volleyball area, activity room, sauna, or putting green.

c. For projects with 100 or more units, two (2) different items from Subsection (a), one (1) item from Subsection (b), and one (1) additional item from the following: swimming pool, tennis court, permanently equipped gym or exercise room with a minimum area of 300 square feet, or community room with a minimum area of 400 square feet.

2. All amenities must comply with the following requirements:

a. All amenities must be constructed of high quality materials and permanently installed as part of the project, unless otherwise approved by the Director.

b. All amenities must follow the same design concept and architecture as the structures.

c. All outdoor amenities must be located in a required common open space area or other common area that is readily accessible by all tenants. All indoor amenities must be readily accessible by all tenants.

d. If located within a required common open space area, the area occupied by the amenities may still be counted toward the required common open space area and minimum dimensions. Indoor amenities may not count toward the common open space requirement.

M. PEDESTRIAN CIRCULATION.

1. Pedestrian circulation paths must be provided to connect the following on-site and off-site locations and features:

a. Common building/project entries and individual unit entries

b. Parking garages and surface parking areas

c. Bicycle parking areas

d. Common open space areas including play areas, recreation areas, and sitting areas

e. Trash collection areas

f. Public sidewalks

g. Transit stops

2. Pedestrian paths must have a minimum width of 48 inches and must be improved with a decorative paved surface, brick, pavers, or similar material approved by the Director.

3. If a pedestrian path is included on one (1) or more sides of a vehicle driveway, access aisle, or parking area, such path must be differentiated from the vehicle circulation area by a change in color, material, and/or texture.

N. LANDSCAPING.

Landscaping must be provided for every lot, yard, open space area, and parking area as provided in this Subsection. For the purposes of this Subsection, “landscape area” means an area covered with soil and planted with trees, shrubs, turf/lawn, or other vegetation, including permanent planters.

1. A minimum percentage of the area of each lot must be landscape area as specified in Table 10-1-628(A). All landscape area, including landscaping within common open space areas, may be used to satisfy this requirement.

2. When abutting or adjacent to a single family zoned property, a minimum percentage of each required front, rear, and side yard area must be landscape area. The minimum percentage of landscape area within each individual yard is the same as the minimum percentage of landscape area required for the lot.

3. All landscape areas must provide minimum soil depths as follows:

a. 12 inches for areas planted with turf or ground cover

b. 18 inches for planters and areas planted with shrubs and similar vegetation

c. 3 feet for planters or areas planted with trees

4. Each planter and landscape area must have no dimension or diameter less than three (3) feet.

5. No more than 35 percent of the total landscape area of the lot as a whole may be occupied by turf or lawn. The remaining landscape area must be occupied by ground cover, vines, ornamental grasses, small shrubs, and/or seasonal flowering plants. All landscape area not occupied by turf or ground cover must be covered with mulch to reduce water evaporation and consumption and weed growth.

6. At least 50 percent of the total landscape area of the lot as a whole must be planted with shrubs at a rate of one (1) shrub per 10 square feet.

7. Trees must be provided in all yard areas as follows:

a. Trees must be provided at a rate of one (1) tree per 40 linear feet of yard space. The required number of trees must be calculated separately for each yard area, subject to normal rounding procedures.

b. Notwithstanding the number of trees required by Subsection a, no less than one (1) tree must be provided for each of the front, interior side, and street-facing side yards and no less than two (2) trees must be provided for the rear yard.

c. One (1) or more of the trees in both the front and street-facing side yards must be at least 48-inch box size; all other trees must be at least 24-inch box size.

d. Trees in front yard areas must be complementary to street trees as determined by the Parks and Recreation Director.

8. All required common open space areas must be landscaped as follows:

a. Common open space areas must have a minimum percentage of landscape area as specified in Table 10-1-628(A). If common open space is provided in more than one (1) area, each individual area must provide the minimum percentage of landscape area.

b. All landscape areas within common open space areas must be accessible by pedestrians.

c. Trees must be provided in common open space areas at a rate of one (1) tree per 600 square feet of open space area, subject to normal rounding procedures. If common open space is provided in more than one (1) area, the number of required trees must be calculated using the collective total of common open space area. The required number of trees may be distributed among the common open space areas at the discretion of the applicant with Director approval.

d. At least one half (1/2) of the required trees must be at least 24-inch box size. All other trees must be at least 15-gallon size.

9. All buffer areas required by Section 10-1-628(F) must be landscaped as follows:

a. All non-hardscaped areas within the buffer area must be landscaped.

b. At least one 24-inch box tree must be provided every 15 linear feet along any lot line that abuts or is adjacent to a single family zoned property.

c. The landscaping and trees required within the buffer area may be counted toward satisfying the overall landscaping and tree requirements for the project. If the buffer area is used to satisfy a common open space requirement, the landscaping and trees may also be counted toward satisfying the common open space landscaping and tree requirements.

10. All outdoor driveways, surface parking areas, and vehicle circulation areas must be landscaped as follows:

a. On lots of 12,000 square feet or more, a landscape strip with a minimum width of three (3) feet must be provided between any driveway, parking area, or circulation area and any structure or property line, except where vehicle access occurs.

b. On lots of 12,000 square feet or more, at least one 24-inch box tree must be provided for every three (3) uncovered parking spaces. Such trees must be located within the three (3) foot landscaped strip required per Subsection (a).

c. All parking garages and carports must provide a landscape planter with a minimum size of three (3) feet by three (3) feet between every two (2) parking spaces or single-width door openings, or between every double-width door opening.

11. All planters must be constructed of permanent masonry or concrete construction. All planters must provide drainage directly into a drainage system.

12. All landscape areas must include a permanent fully automatic irrigation system. Irrigation systems must utilize water conservation design concepts including but not limited to low-flow sprinkler heads and bubblers, drip systems, zone separation, microclimate considerations, and moisture sensors. Irrigation systems may operate only between the hours of 9 p.m. and 6 a.m.

13. All landscaping, as planted pursuant to the approved landscaping plans, and related irrigation systems, must be properly maintained in reasonably good condition, and any weeds or decayed or dead vegetation shall be removed. This requirement applies at all times during the life of the project, and it shall be unlawful for any landowner, and person having leaving, occupying or having charge or possession of any property to violate this provision.

14. All landscaping must be designed and installed so as to reach maturity within five (5) years of the planting date.

15. Landscaping plans demonstrating compliance with the landscaping requirements must be prepared by a registered landscape architect. Final species selection and placement of all trees and vegetation must be approved by the Community Development Director and the Parks and Recreation Director.

O. TREE AND ARCHAEOLOGICAL SITE PRESERVATION.

1. Trees. Existing parkway and on-site trees must be preserved in place and incorporated into the design of a project to the extent feasible. Preserved on-site trees may be credited toward satisfaction of the landscaping requirements of this Section. If preserving trees in place is not feasible, the applicant must comply with one of the following options, subject to approval by the Community Development Director. These options must be applied independently to parkway and on-site trees.

a. Trees may be relocated to another location. Trees relocated on-site may be credited toward satisfaction of the landscaping requirements of this Section.

b. Trees may be removed and replaced with a similar tree. Such replacement trees may not be credited toward satisfaction of the landscape requirement and must be provided in addition to all trees otherwise required to satisfy the landscaping requirement.

c. Trees may be removed and the applicant must reimburse the City for the value of all removed trees per Sections 7-4-105 and 7-4-111 of this Code. All such payments made to the City must be placed in a special fund devoted to tree replacement. Such payment may not be credited toward satisfaction of the landscape requirement.

2. Archaeological sites. If, during demolition or construction activities, unique archaeological resources as defined in California Public Resources Code Section 21083.2 are discovered, all demolition and/or construction activity must be halted for a period of time not to exceed two (2) weeks. While work is halted, a qualified archaeologist must examine the resource and determine the appropriate measures necessary to study or remove the resource to another site. The project applicant must comply with all reasonable mitigation measures recommended by the qualified archaeologist.

P. BUILDING ORIENTATION AND DESIGN.

1. All structures must be oriented to the street by providing entries, windows, architectural features, and/or balconies on front and street-facing side yard elevations.

2. All elevations must provide facade treatment in a manner that provides variation in heights, volumes, entries, materials, colors, architectural features, and/or architectural style elements.

3. Any architectural element, material, and/or color used on one (1) facade of a building must be used equally on all facades. Transitions or changes in materials or colors and breaks in architectural style elements may not occur at building corners.

4. All architectural elements and features used to create articulation must be consistent in architectural style and materials.

5. Semi-subterranean and above-grade parking garages must be designed to serve as the architectural base for the building through the alignment of architectural elements and axes, continued facade treatment, and use of complementary colors and materials.

Q. MATERIALS AND COLORS.

1. A minimum of two (2) colors must be used on the primary structure.

2. All building facades must utilize the same palette of materials in the same or similar proportions. If the front facade utilizes more than one (1) material, the same combination of materials must be utilized on all facades.

3. When more than one (1) palette of materials is used for multiple structures within a single project, the primary materials must be the same for all structures; only secondary materials may be changed among the structures. This requirement may be waived by the Community Development Director for projects with freestanding units or townhouses where architectural variety among structures is deemed appropriate by the Director.

4. Glass curtain walls and other transparent or reflective materials may not be utilized for building facades.

R. WINDOWS AND AWNINGS.

1. Frames, sills, or similar architectural elements must be used around all windows on all elevations when appropriate to the architectural style. All frames, sills, and similar elements must be consistent with or complementary to the architectural style.

2. The following requirements apply to all awnings, if used:

a. Awnings may not extend downward to cover more than 25 percent of a window face.

b. Bubble awnings are prohibited.

c. Vinyl, plastic, and ribbed metal awnings are prohibited.

S. ROOF DESIGN AND MASSING.

1. Changes in roof heights and shapes must be used to avoid long flat walls and break up the mass of the structure.

2. Roof mansards and parapets, when used, must continue around all building elevations, whether or not they are visible from the street.

3. Roof materials and colors must complement the building materials and colors and the architectural style.

4. Parapets, when used, must provide visual interest and variety in a manner consistent with the architectural style and facade of the building.

5. All roof mounted equipment must be screened from view through the use of architectural screening systems that are visually integrated into the building design and consistent with the architectural style, materials, and color.

T. ENTRIES AND PORCHES.

1. All unit and project entries must serve as a primary design element through changes in building footprint, elevation, volume, and/or landscaping.

2. No unit or project entry may open directly onto a parking area, driveway, or other vehicle circulation area. This requirement is not intended to prohibit secondary entries that provide access from a private garage that serves the individual unit.

3. The maximum permitted height for any porch enclosure is 42 inches, or 36 inches if the porch or a portion thereof projects into the required front or street-facing side yard setback area.

U. BALCONIES AND STAIRWAYS.

1. Balconies must have architectural elements that are consistent with the architectural style of the structure.

2. Balconies must be enclosed in a manner consistent with the architectural style.

3. Balconies must be a minimum of three (3) feet deep. When used to satisfy the private open space requirement, balconies must be a minimum of five (5) feet deep.

4. Balconies on elevations that abut or are adjacent to single family zoned properties must be enclosed by a solid opaque wall no less than five (5) feet tall.

5. Exterior stairways must be treated as a design element that is integral to the main structure and consistent with the architectural style.

V. TRASH COLLECTION AREAS.

1. All multifamily projects must provide a designated on-site trash and recycling collection area.

2. Projects with four (4) or more dwelling units must provide a designated on-site trash and recycling collection area no smaller than seven (7) feet by eight (8) feet, unless a smaller size is approved by the Public Works Director. When located outside of a structure, the collection area must be enclosed on three (3) sides by a masonry wall no less than six (6) feet tall.

3. The materials, colors, and finish of trash enclosures located outside of a structure must be consistent with or complementary to the architectural style of the building.

W. LIGHTING.

1. Lighting must be provided in all common areas including, but not limited to: parking garages, outdoor parking areas, common open space areas, pedestrian paths, stairways, and hallways.

2. Outdoor lighting fixtures must be positioned and directed so as not to shine or cause glare onto adjacent properties or public rights-of-way.

3. Free-standing lighting fixtures must be no taller than eight (8) feet as measured from the abutting ground surface or floor level.

4. All lighting fixtures must be consistent with the architectural style of the building.

X. MASTER TELEVISION CABLE SYSTEM.

A master television cable system with one (1) or more television cable outlets in each individual unit must be provided. [Formerly numbered Section 31-44; amended by Ord. No. 25-4,028, eff. 7/25/25; 15-3,860; 3750, 3730; 3690, 3676, 3535, 3255, 3139, 3058, 2725, 2640, 2616, 2387, 2386, 2371.]

A. APPLICABILITY.

In addition to the development standards specified in Section 10-1-628, the following additional requirements apply to structures that are built as condominiums and structures that are converted to condominiums. Apartments that do not comply with these requirements may not be converted to condominiums. Additional requirements for condominium conversions are specified in Division 10 of this Article.

B. PARKING.

A minimum of two (2) off-street parking spaces must be provided for each dwelling unit, regardless of the number of bedrooms. Such parking must be in addition to guest parking required per Table 10-1-628(A). All parking spaces must be located in a garage or carport except guest spaces.

C. STORAGE.

A minimum of 60 cubic feet of on-site individual secure storage space must be provided for each dwelling unit. Such storage space must be located outside of the dwelling unit. If located in a parking garage, such storage area must be accessible without having to move any vehicles out of parking spaces other than the vehicle belonging to the same tenant as the storage space. [Added by Ord. No. 3139; Formerly numbered Section 31-44.1; Renumbered by Ord. No. 3058, eff. 2/21/87; Amended by Ord. No. 3676, eff. 8/16/05.]

A. APPLICABILITY.

1. In addition to the development standards specified in Sections 10-1-628 and 10-1-629, the requirements of this Section apply to all projects in the Rancho Area.

2. For the purposes of this Section, the Rancho Area is defined as depicted in Diagram 10-1-630(A) and described as the area bounded by Keystone Street, Alameda Avenue, Main Street, Valencia Avenue, Victory Boulevard, City boundary, Keystone Street extended, Riverside Drive, Bob Hope Drive, City boundary, California Street, Ventura Freeway, Bob Hope Drive, Riverside Drive, and Keystone Street.

Diagram 10-1-630(A)

Rancho Area

[Figure]

B. ARCHITECTURAL DESIGN.

Architectural design and style for all structures must be oriented towards early California Rancho imagery, including but not limited to the following:

1. Strong horizontal elements such as long roof lines and verandas

2. Wide eave overhangs

3. Adobe or vertical board-and-batten wall surfaces

4. Deeply inset window and door openings

5. Heavy timber elements, such as post and beam support for porches or verandas

6. Multi-paned windows

7. Utilization of the following materials or similar materials approved by the Community Development Director:

a. Exterior woods, including rough cut timber and large section timber

b. Slump

c. Block or other adobe-like masonry

d. Clay roof tile

C. VEGETATION.

Landscaping must include the following types of trees and vegetation, or similar species complementary to the existing Rancho environment that are approved by the Community Development Director:

1. California pepper

2. Olive

3. Live oak

4. California holly

5. Eucalyptus

6. Cactus and succulents

D. RANCHO REVIEW BOARD.

All Development Review applications for projects in the Rancho Area are subject to review for compliance with the requirements of this Section by the Rancho Review Board as established in Section 10-1-2453. [Formerly numbered Section 31-45; Renumbered by Ord. No. 3058, eff. 2/21/87; Amended by Ord. No. 3676, eff. 8/16/05.]

A. DEVELOPMENT REVIEW APPROVAL.

Unless specifically exempted by Section 10-1-1914 of this Code, no structure shall be erected on any multiple family lot, nor shall any permits be issued until a Development Review has been submitted to and approved by the Director, as provided in Division 2, Article 19 of this chapter. These permits include but are not limited to site preparation permits such as demolition and grading permits. In addition to other requirements of Development Review, the Director is further authorized to require modifications to any project in a multifamily residential zone as a condition of Development Review approval, or to deny a Development Review application, if the Director finds and determines either of the following:

1. The project would conflict with, or would have an adverse impact on, the existing or intended neighborhood character; or

2. The project would have an adverse impact on nearby single family residential structures located in any single family residential zone.

B. PROJECT FEATURES.

In making the determination authorized by Subsection (A), the Director shall consider specific project features, including but not limited to the following:

1. Building height

2. Building size and massing

3. Proportions of elements within a building and buildings within a project

4. Roof style and pitch

5. Parking and circulation areas and vehicle access points

6. Building orientation including design and location of entries, windows, and balconies and their relationship to the street and neighboring properties

7. Pedestrian access points, entry locations, and circulation

8. Location and orientation of common and private open space areas

C. APPEALS.

Any discretionary Development Review decision, which includes the determination or lack of determination by the Director pursuant to this Section, may be appealed per the procedures set forth in Division 2 of Article 19 of this Chapter. Any decision to disapprove a ministerial Development Review application may be appealed pursuant to Section 10-1-1907.2. [Formerly numbered Section 31-46; Amended by Ord. No. 25-4,024, eff. 4/11/25; 3676, 3633, 3491, 3488, 3267, 3200, 3181, 3058, 2598, 2194.]

10-1-632:

[Formerly numbered Section 31-47; Renumbered by Ord. No. 3058; Amended by Ord. No. 3676, eff. 6/18/05; 3587, 3190, 3017, 2194, 2193; Deleted by Ord. No. 3693, eff. 5/6/06.]