Density of units:

A maximum lot coverage of 80% of net lot area. Net lot area is defined in Section 11.01.030.

The minimum setbacks are as follows:

The standards for landscaping and open space are as follows:

View Preservation. Building(s) should be placed in a manner which minimizes blockage of neighboring views, especially those portions of any view which are central to the total view, and/or are viewed from primary outdoor and indoor living areas (living rooms, dining rooms or foyers). Landscaping height at maturity should be consistent with preservation of neighboring views.

The standards for parking are as follows:

Minimum parking required:

Watercourse Protection.

Maximum Height of Principal Buildings and Structures. For any building or building segment located within 50 feet of a street right-of-way, building height shall not exceed three stories and 35 feet maximum roof height, measured from the curb elevation adjacent the building or building segment to the highest point of the building or building segment. Where a lot has frontage on two or more streets, height shall be measured in relation to the lowest curb elevation adjacent to the building or building segment. For any building or building segment located in excess of 50 feet from a street right-of-way, no portion of a building or building segment shall exceed the three-story and 35 foot maximum roof height by more than 20%. For purposes of this requirement, height shall be measured from the existing grade or adjacent finished grade, whichever is lower, to the highest point of the building or building segment. To determine compliance with this section, the community development director may require applicants to submit a topographic survey of the project site, and, if necessary, portions of adjacent sites, prepared by a licensed surveyor or licensed civil engineer, depicting existing contours and the contours of finished grade, if different from existing grade, at elevation change intervals no greater than five feet. Survey measurements also shall indicate the elevations of adjoining curbs or street pavements if no curb exists. Appurtenances may exceed the height limit by up to 15 feet for up to 20% of total roof area. For the purposes of this chapter, appurtenances are defined as: a tower, spire, cupola, dome, chimney, mechanical equipment, elevator tower, stairwell, pool equipment, fire equipment, ventilating fans, water tanks, cooling towers, solar panels or the structure to support solar equipment in compliance with state law, guard rails required by the building code for rooftop decks or terraces, permanent trellises and shade structures on rooftop decks or terraces, or other features determined by the director of community development to be similar.

Maximum height of accessory structures: 15 feet.

Maximum Building Bulk. All properties abutting properties which are zoned R-1 or foothill community district (FCD) are subject at those zone boundaries to the municipal code regarding building bulk (angle plane).

Architectural Extensions. Architectural extensions to a maximum height of 40 feet, measured as defined in subsection (C)(1), and up to 20 feet in width or depth may be allowed. Architectural extensions shall not be used for inhabited floor area above the highest floor level of the attached unit.

Roof Materials. Glossy roofing materials are prohibited from public view.

Exterior Stairs. An enclosure or a landscaping barrier should be provided wherever there is less than seven feet vertical clearance below the stairs.

Color. Light reflectance value should not exceed 80% for walls or 50% for visible roofs.

Screening. Where balconies at or above the second floor overlook yards of abutting residential properties or parking areas, effective landscaping screening shall be provided.

The selection and arrangement of plant materials should landscape the open space to support recreation activities appropriate to the density and type of the residential development.

A landscaping buffer or decorative wall barrier shall be provided within five feet of any property line on all sides abutting adjacent developments. The buffer shall be six feet high in all areas except the front setback, where its maximum height shall be three feet six inches.

A minimum of 60% of the front setback area shall be landscaped.

Plants shall be established and maintained in accordance with the approved plan.

An automatic timed irrigation system appropriate to the plant materials used shall be provided for all landscaped areas.

The plant palette shall be consistent with the objectives of:

Trees.

In any building project, during construction and for 30 days thereafter, property in the project may be used for the storage of building materials and equipment used in the construction of the building project and for the contractor's temporary office, subject to approval of the director of community development.

The storage of recreation vehicles within any multifamily project shall be permitted subject to the following provisions:

Any signage for the project shall conform to the requirements of the city's sign ordinance, Chapter 11.37.

Equipment and utilities for all developments other than single-family residences shall meet the following standards:

All multifamily developments shall provide one or more screened refuse area(s) with trash enclosure(s) in accessible locations and of sufficient size to accommodate the intensity of use, and to accommodate recycling containers in addition to general refuse or trash collection. Trash enclosures and refuse areas shall meet minimum standards, as follows:

Exterior lighting devices for multifamily project automobile parking lots and pedestrian walkways and entries shall:

The city reserves the right to be a party to the covenants, conditions and restrictions.

A site or plot plan, drawn to a scale prescribed by the city planner, but not less than a scale of one inch equals one hundred feet, reflecting the proposed project, including representations of property lines and all recorded and proposed easements and public rights-of-way;

A topographical map of the project site and all adjacent development located within 75 feet of the project's proposed boundaries. This map shall be drawn to the same scale as the site plan required in subsection (A)(1) above, with a maximum contour interval of ten feet, or less as prescribed by the director. The average slope of the property shall be identified on this map, calculated by the following formula:

A complete grading plan for the project, drawn to the same scale as prescribed above, unless no grading requiring a permit is proposed. A tabulation of the areas within each gradient category may be required as prescribed by the director;

A landscaping plan which shall accurately show:

A lighting plan showing the location, height, approximate brightness and style of all exterior lighting for the project;

Elevation drawings at a scale of at least one-eighth inch equals one foot zero inches, with materials, colors, finishes and critical vertical dimensions clearly indicated. As deemed appropriate by the director or designee, proposed and existing-to-remain landscaping at maturity shall be shown in a manner that allows full visibility of building elevations beyond. Indication of nearby structures or features off-site shall also be shown where deemed appropriate by the director or designee;

Photographs of the site and its surroundings as prescribed by the director. Normally, such photos would include views of the site and properties adjacent for a distance of 300 feet from each end of the principal street frontage, as well as properties opposite the subject and adjacent properties. Photos should be mounted color prints, spliced from continuous views along the principal street(s), with a key map provided indicating relationship of views to parcels, streets and features;

Color chips including reflectance values (LRVs) and keyed to elevation drawings;

A completed residential development application and initial study questionnaire, on forms provided by the city;

On sites with an average slope of 15% or greater, the applicant shall submit a hydrology report which shall include, but not be limited to:

Where alteration to existing topography is proposed:

Cross sections of the site and nearby affected areas as prescribed by the director, showing all buildings, fences, walls and landscaping at mature height anticipated under the planting conditions onsite;

Recommended for complete understanding of the proposal where appropriate, a three-dimensional scale model of the project site, onsite erection of a full-size mockup (either balloons denoting building corners or a story pole frame), perspective views, building plans or such other graphic information which in the director's judgment would aid in the city's review of the project. All graphic information shall be drawn to such scale as prescribed by the director;

Where the impact of noncompliance with specified guidelines and/or standards of this chapter cannot be determined by the city following public review, the applicant will be required to provide alternative project plans which are in conformance with said guidelines and standards for the purpose of comparative evaluation.

The materials are not applicable to the scope of the project and not pertinent to any of the findings contained in this section;

The existence of reports covering the same subject matter on the same site;

Inclusion of any or all of the above reports as part of an environmental impact report or negative declaration, if either is required or has been satisfactorily completed for the proposal on the site;

The existence of a report as described in subsection (A)(10) of this section, previously prepared for a site or area adjacent to the project site, if the project site and such adjacent site or area may reasonably be expected to possess similar characteristics relative to the development issues addressed by this chapter.

Compatibility with the density, character and design of any surrounding neighborhoods,

Internal compatibility of the project's architecture, landscaping, and use of open space to achieve a high quality residential environment, and

Sufficient open space provided for both private and common areas;