Chapter 27.26 — R5 DISTRICT—MULTIPLE FAMILY DWELLINGS (HIGH DENSITY)

Use of buildings or land in this district and buildings hereafter erected, structurally altered or enlarged, shall be limited to the following uses:

• (a) Any use permitted in the R1, R2, R3 or R4 districts;

• (b) Accessory uses which are necessary to the above-mentioned buildings and uses.

Unless otherwise provided the following uses may be permitted subject to the approval of a special use permit by the Planning Commission:

(a) Any special use permitted in the R4 district;

(b) Apartment hotels;

(c) Floor area ratios exceeding 2.0 to a maximum of 3.0.

Off-street parking facilities shall be provided as required in the off-street parking code (Chapter 27.64).

(a) Every dwelling hereafter erected or structurally altered to create one or more additional dwelling units shall be on a parcel having the following minimum development standards:

(b) A larger minimum parcel for special uses shall be required by the Planning Commission upon a finding that the minimum parcel does not adequately accommodate the proposed special use.

The floor area ratio of buildings and structures on a zoning plot in this district shall not exceed 2.0 except that the Planning Commission may grant higher floor area ratios for residential high-rise buildings as special uses, but in no case shall the floor area ratio exceed 3.0.

Building height shall not exceed the standards set forth on the Building Height Plan of the General Plan.

The same regulations shall apply as required in the R3 district.

The same regulations shall apply as required in the R3 district.

The planning commission may grant floor area bonuses for the provision of open space in R5 developments if such open space is provided for recreational purposes and is intended to meet the needs of the inhabitants. In determining the suitability of the proposed open space, the following shall be considered:

• (1) The park and recreation element of the general plan;

• (2) The composition of the anticipated population of the development;

(3) Such other factors and considerations which bear a reasonable relationship to the need for open space.

The open space and recreation facilities will be analyzed as part of the required site plan and architectural review (SPAR) and may be granted a bonus by recommendation of the approval body if these facilities are found to meet the recreational needs of the project residents as being adequate in size and number.

To earn a floor area bonus for any project feature, a development must earn a bonus from each of the three categories below in this section. In order to earn any bonus provision, a development must include increased natural landscaping. However, not more than twenty-five percent (25%) of natural landscaping in pots or planters shall be counted for the purpose of determining the amount of any floor area bonus.

Open space and recreation facilities may be located in required yards under the conditions provided in the open space bonus standards.

The following project features may qualify for floor area ratio bonuses when the criteria are met:

(1) Outdoor Open Space. Open space bonuses may be granted for provision of natural landscaping, court games and field sports areas as follows:

(a) Each two percent (2%) of net parcel area devoted to natural landscaping or water features may be granted a floor area ratio bonus of 0.1, up to a maximum of 0.8. In order to qualify for a bonus, the natural landscaping or water feature must be provided in addition to the required yards and be open to the sky. The minimum bonus required is 0.35.

(b) For each court game a floor area ratio bonus of 0.05 may be granted, up to a maximum of 0.1.

(c) For each open field sports area, a floor area bonus of 0.05 may be granted, up to a maximum of 0.1.

The maximum bonus floor area ratio granted for the provision of exterior open spaces is 1.0.

(2) Indoor Recreation Space. Open space bonuses may be granted for provision of recreation room, as follows:

For each five-hundred (500) square-foot unit of recreation room floor area, a ratio bonus of 0.05 will be granted to a maximum of 0.2.

The maximum bonus floor area ratio for interior open space is 0.2.

(3) Open Space and Recreation Special Features. Open space bonuses may be granted for provision of special activity facilities, plazas, and swimming pools as follows:

(a) For each exterior special interest activity area, a floor area bonus of 0.05 may be granted, up to a maximum of 0.1.

(b) For each exterior plaza area, a floor area bonus of 0.05 may be granted, up to a maximum of 0.1.

(c) For an indoor or outdoor swimming pool, a floor area bonus of 0.15 may be granted. For an indoor or outdoor spa, a floor area bonus of 0.05 may be granted.

The maximum bonus for swimming pool facilities is 0.2.

The maximum bonus for floor area ratio granted for the provision of open space and recreation special features is 0.3.