§ 21.20.030. Transition standards for multifamily development.

One or more of the following impact mitigation techniques shall be required when a multifamily or duplex development is to be sited adjacent to a single-family development, a commercial development, industrial development, or other incompatible uses:

A.

Buffers. Buffer areas shall be provided between single-family and multifamily or duplex developments or other incompatible uses. Buffers shall meet the requirements set forth in this section.

1.

Width and Setback. Buffer areas shall range or may meander from between twenty-five feet to one hundred feet. The department shall determine the specific setback based upon individual site conditions. The department's determination shall include but is not necessarily limited to the following criteria:

a.

Project size;

b.

Neighborhood compatibility;

c.

Zoning density of the proposal and surrounding developments;

d.

Type and configuration of native vegetation on site;

e.

Identified impacts of the project.

2.

Buffer Types and Criteria. Buffers shall be reviewed by the following criteria:

a.

Natural. A natural buffer shall be an area containing natural features such as streams, wetlands, etc., and/or existing vegetation that provides an effective screen between the proposed development and the existing development. Natural features and vegetation, as far as practicable, shall remain untouched during construction activity. This area shall contain extensive vegetation that consists of trees, bushes, and ground cover.

b.

Enhanced. An enhanced buffer shall be considered an area where a portion of the existing vegetation on site is saved and/or supplemented with additional landscaping in accordance with Chapter 21.80. This shall also include sites that contain minimum landscaping, e.g., no trees or other significant vegetation with the exception of Scot's Broom and/or grasses. Therefore, in accordance with Chapter 21.80, an enhanced buffer area shall be composed of Type I and Type II landscaping for visual separation between two incompatible uses. For sites less than five acres in size, the buffer area may be counted toward the open space requirement if it is placed directly adjacent to the open space. On lots larger than five acres, the department may determine that up to one-half of the buffer can count toward the open space requirements if placed adjacent to the open space. The project will be encouraged to meet the criteria listed under Section 21.20.030A1. Placement of recreational items such as tot lots should be located away from heavily vegetated buffer areas to more visible open space areas.

c.

Streetscape. Multifamily developments which adjoin freeway, arterial or neighborhood collector streets shall maintain a twenty foot landscape buffer that is composed of street trees designated within the Urban Beautification Plan, grass and a six foot solid wood fence or wall.

d.

Nonvegetative Techniques. Nonvegetative landscaping techniques may also be utilized for enhanced or streetscape buffering. Such items may include fencing and berming. Nonvegetative techniques cannot replace specifications listed under Section 21.20.030A1b and c.

B.

Height. Multifamily developments shall limit the height of units directly adjacent to a single-family neighborhood where the development site is five acres or larger or when the department determines that height limitations are reasonable on smaller lots. Within the transition area, heights shall be restricted to those compatible with adjacent uses. This height restriction shall apply to that property adjacent to the required landscaping buffer. Beyond this area, heights may increase up to the maximum height and density permitted in the underlying zone. The department may also consider height characteristics of surrounding uses if the height and architectural style will be compatible and harmonious with the existing area. When the department determines that height restrictions may be modified or waived, other alternatives to limit impacts may include such approaches as clustering, landscaping buffers, berming and fencing, setbacks and architectural design review in accordance with Chapter 21.70.

C.

Clustering. On five acres or more, or where the department determines it is a reasonable technique, clustering may be utilized to increase buffer areas and reduce nuisance to adjacent developments. For sites that are smaller than five acres, the viability of clustering may be determined by the department to ensure applicability.

D.

Design Guidelines. The architectural style of multifamily developments shall be considered in order to achieve neighborhood compatibility and harmony. Proposed developments shall enhance and not detract from existing single-family developments. Therefore, proposed multifamily developments shall consider building materials, colors, bulk, scale, building modulation, and massing of structures. All proposed multifamily developments with more than four dwelling units shall be reviewed under Chapter 21.70 for multifamily design guidelines. This review shall be concurrent with this chapter for transitional requirements.

(Ord. 11274 § 1 (part), 1996; Ord. No. 15390, § 1(Att. A, § H), 11-29-2016)