Pleasanton City Zoning Code
CHAPTER 18
101 HOUSING DEVELOPMENTS AND URBAN LOT SPLITS
§ 18.101.010 Purpose.
The purpose of this chapter is to provide objective zoning standards for housing developments and urban lot splits within single-family residential zones, to implement the provisions of state law as reflected in Government Code Section 65852.21 et. seq. and Section 664117 et. seq., and to facilitate the development of new residential housing units in a manner compatible with existing single-family residential uses and ensure sound standards of public health and safety.
(Ord. 2228 § 1, 2021)
§ 18.101.020 Definitions.
for purposes of this chapter, means a lot having access to a street by means of a private driveway or corridor of land not otherwise meeting the applicable regulations of the zoning ordinance for site width. The length of the corridor access shall be measured from the frontage line to the nearest point of intersection with that property line parallel or most nearly parallel to the frontage line.
for purposes of this chapter, means two residential units on a single parcel, each of which meet the definition of housing development unit as defined in this chapter.
for purposes of this chapter, means an attached or detached residential unit that meets the definitions of "dwelling unit" and "main structure" in Chapter 18.08 of this title.
is a person that has common ownership of the subject parcel with the owner of the adjacent parcel, a person acting on behalf of, acting for the predominant benefit of, acting on the instructions of, or actively cooperating with, the owner of the parcel being subdivided.
means that each housing development unit is constructed in a manner adequate to allow for the transfer of title, ownership, rights and interests in the property, from one entity to another.
means a subdivision of an existing parcel into no more than two separate parcels of approximately equal size and meeting all the criteria and standards set forth in this chapter.
(Ord. 2228 § 1, 2021)
§ 18.101.030 Number of units allowed.
A.
When not located on a site subject to an approved or proposed urban lot split: (1) a maximum of two housing development units per parcel meeting the requirements of this chapter are permitted; and (2) either one accessory dwelling unit or junior accessory dwelling unit per housing development unit meeting the requirements in Chapter 18.106 of this title is permitted, for a total of up to four units on the subject property.
B.
When located on a site subject to an approved or proposed urban lot split, a maximum of two housing development units meeting the requirements of this chapter are permitted per parcel resulting from the urban lot split, for a total of two units on each of the two resulting parcels. Should a resulting parcel include only one housing development unit, either one accessory dwelling unit or junior accessory dwelling unit meeting the requirements of Chapter 18.106 of this title is permitted.
(Ord. 2228 § 1, 2021)
§ 18.101.040 Eligibility.
A.
To be eligible for housing development or urban lot split as specified in state law, the proposed housing development or urban lot split shall meet all of the following criteria:
1.
Not be located on a site that is any of the following, as identified in Government Code Sections 65913.4(a)(6)(B) to (K), or as amended:
a.
Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of
Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.
b.
Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
c.
Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code. This does not apply to sites excluded from the specified hazard zones by the city, pursuant to subdivision (b) of Section 51179, or sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development.
d.
A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.
e.
Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law, or by the city building & safety division.
f.
Within a special flood hazard area subject to inundation by the one percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the development proponent did not comply with any additional local permit requirement, standard, or action adopted by the city and applicable to that site. A development may be located on a site described in this subparagraph if either of the following are met:
i.
The site has been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the city.
g.
Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the city and applicable to that site.
h.
Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act, habitat conservation plan pursuant to the Federal Endangered Species Act of 1973, or other adopted natural resource protection plan.
i.
Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973, the California Endangered Species Act of Division 3 of the Fish and Game Code), or the Native Plant Protection Act.
j.
Lands under conservation easement.
2.
Does not require the demolition or alteration of:
a.
Housing subject to: (i) a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low or very low income; or (ii) any form of rent or price control through a public entity's valid exercise of its police power.
b.
Housing occupied by tenant(s) in last three years, as determined by the city based on city records or information requested by the city from the applicant.
3.
Owner has not exercised the owner's rights under Chapter 12.75 of Division 7 of Title 1 to withdraw accommodations form rent or lease within last 15 years.
4.
Does not demolish more than 25 percent of existing exterior structural walls.
5.
Is not located within a historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city or county landmark or historic property or district pursuant to a city or county ordinance. For purposes of this chapter, this includes the properties determined to be historic resources with adoption of the 2015 Historic Resource Survey, as amended by city council, the 2019 Downtown Specific Plan, as amended by city council, and 2009 General Plan, as amended by city council.
B.
For urban lot splits, the following criteria must also be met:
1.
Parcel has not been established through exercise of an urban lot split, as provided for in this chapter.
2.
Neither the owner of the parcel being subdivided nor any person acting in concert with the owner has previously subdivided an adjacent parcel using an urban lot split as provided for in this chapter. For the purposes of this criterion, "adjacent parcel" means a parcel sharing any portion of its property line(s) with the parcel being subdivided using the provisions of the urban lot split.
(Ord. 2228 § 1, 2021)
§ 18.101.050 Procedure and application-Required information for housing developments.
The following shall be provided for housing developments:
A.
Plot plan (drawn to scale) showing the dimensions of the lot on which the housing development units will be located; the location and dimensioned setbacks of all existing and proposed structures on the site; any existing trees proposed to be removed; all existing and proposed easements; building envelopes; and number and dimensions of parking spaces and curb cuts for the project site.
B.
Floor plans of each structure, existing and proposed, with each room dimensioned and the resulting gross floor area calculated, as defined in Chapter 18.08 of this title.
C.
Elevation drawings of existing and proposed elevations, showing all relevant details of the proposed construction, including, but not limited to: dimensions, materials and colors, and any other special characteristics of the project.
D.
If demolition of any existing building is proposed, a demolition plan showing: (1) the linear feet of existing exterior structural walls to be demolished; (2) a total of the linear feet of exterior structural walls; (3) a calculation indicating existing structural walls to be demolished as a percentage of total existing exterior structural walls; (4) the area to be demolished, with square footage; and (5) a calculation indicating the square footage of the area to be demolished as a percentage of total existing square footage.
E.
A table detailing the lot size; existing residential unit square footage (with and without the garage) if applicable; square footage of each proposed housing development; and square footage of each proposed accessory dwelling unit or junior accessory dwelling unit, if applicable.
F.
A declaration on a form provided by the city and signed by the property owner with a qualified notary as a witness, indicating whether or not the existing housing on the property has been occupied by a tenant in last three years.
G.
Other materials as determined by director of community development or city engineer.
(Ord. 2228 § 1, 2021)
§ 18.101.060 Procedure and application-Required information for urban lot split.
The following shall be provided for an urban lot split:
A.
The plans for urban lot split shall be prepared by a person qualified to prepare subdivision maps, such as a registered civil engineer, licensed surveyor, practicing land or city planner. Such urban lot split shall be in full compliance with the requirements of this chapter. Topography and boundaries of said urban lot split shall be certified as to accuracy by a properly-licensed civil engineer or licensed land surveyor, and all public improvements shall be designed by a registered civil engineer.
B.
Applicant shall sign an affidavit in a form provided by the city stating the applicant intends to occupy one of the housing units on a resulting parcel as his or her principal residence for a minimum of three years from the date of the approval of the urban lot split, except this shall not apply to a community land trust or a qualified nonprofit corporation.
C.
The tract number and name.
D.
The name and address of the record owner or owners.
E.
The date, north point and a written and graphic scale. The scale of the map shall be one inch equals 100 feet, or as may be required by the city engineer, and shall be clearly and legibly reproduced.
F.
A sufficient description to define the location and boundaries of the proposed urban lot split.
G.
The locations, names and existing widths of adjacent streets, highways and rights-of-way.
H.
The names and numbers of adjacent tracts and the names of owners of adjacent unplatted land.
I.
The contours at one-foot intervals for predominant ground slopes within the tract between level and five percent, and five-foot contours for predominant ground slopes within the tract over five percent. Such contours shall be referred to the system of benchmarks established by the city engineer; said system utilizing the North American Datum of 1983 (NAD 83).
J.
The approximate boundaries of areas subject to inundation or stormwater overflows and the location, width and direction of flow of all existing watercourses and storm drain facilities, plus a schematic diagram indicating the proposed storm drain system with tentative sizes and grades.
K.
The existing use or uses of the property and, to scale, the outline of any existing buildings and their locations in relation to existing or proposed street and lot lines.
L.
A statement of the present zoning and proposed use or uses of the property, as well as proposed zoning changes, whether immediate or future.
M.
Any proposed public area.
N.
The approximate location of all trees with a trunk diameter four inches or greater, standing within the boundaries of the urban lot split, or outlines of groves or orchards.
O.
The dimensions, locations and uses of all existing or proposed easements for drainage, sewerage, water, public utilities, and/or access.
P.
The approximate radius of each curve.
Q.
The approximate lot layout and dimensions of each lot.
R.
A statement of the water and other utility source, and indication of the location of all fire hydrants, and schematic diagram showing the proposed water system with tentative pipe sizes.
S.
A statement of provisions for sewerage and sewerage disposal, and a schematic diagram indicating the proposed sanitary sewer system with tentative sizes and grades.
T.
The locations, names, widths, approximate proposed grades and gradients of all streets, and a typical cross section of curbs, gutters, sidewalks, easements and other improvements.
(Ord. 2228 § 1, 2021)
§ 18.101.070 Density.
A housing development and urban lot split are not considered to increase the density of the lot upon which it is located. A housing development unit is a residential use that is consistent with the existing general plan and zoning designation for the lot.
(Ord. 2228 § 1, 2021)
§ 18.101.080 Action of zoning administrator.
A.
In any case, and notwithstanding the requirements of this title, the application to create a housing development, with or without an urban lot split, shall be ministerially approved and shall not be subject to Chapter 18.144 of this code.
B.
Notwithstanding the subsection A, above, an application for housing development or urban lot split may be denied if the chief building official, upon making written findings to the zoning administrator, finds the project would have a specific, adverse impact upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
(Ord. 2228 § 1, 2021)
§ 18.101.090 Design and development standards-Housing developments.
A.
All housing development units shall have separate utility connections and meters. If, however, as a result of an urban lot split or housing development proposal, an accessory dwelling unit becomes reclassified to a primary dwelling unit, a separate utility connection for the reclassified unit shall then be required.
B.
All housing development units, whether attached or detached, shall be designed for separate conveyance, as defined in this chapter, in accordance with applicable fire code and building code requirements.
(Ord. 2228 § 1, 2021)
§ 18.101.100 Design and development standards-Urban lot split.
Notwithstanding Title 19 of the Pleasanton Municipal Code, the city shall ministerially approve a parcel map for an urban lot split, subject to meeting all of the requirements in this chapter.
A.
The urban lot split shall result in no more than two parcels and one of the two parcels resulting from the urban lot split shall not be smaller than 40 percent of the lot area of the original parcel.
B.
The newly-created parcels shall conform to all of the following standards:
1.
Each lot shall be a minimum size of 1,200 square feet.
2.
The side line of all lots, so far as possible, shall be at right angles to the street which the lot faces, or approximately radial to the center of curvature, if such street is curved. Side lines of lots shall be approximately radial to the center of curvature of a cul-de-sac on which the lot faces.
3.
Each parcel shall provide for direct vehicular access to and have a minimum frontage of 30 feet on the public right-of-way, except for flag lots, where the frontage shall be the width needed to meet access standards as specified in this chapter.
4.
Parcels shall have a minimum width of 30 feet. Width shall be determined in accordance with the definition in Chapter 18.08 of this title.
5.
Parcels shall have a minimum depth of 40 feet. Depth shall be determined in accordance with the definition in Chapter 18.08 of this title.
6.
No lot shall be divided by a city boundary line.
7.
A lot depth in excess of twice the width shall be avoided whenever possible, and a lot depth in excess of three times the width shall not be permitted.
C.
Flag lots, if proposed, shall meet the following standards:
1.
A flag lot shall be allowed with an urban lot split in a situation where a conventionally configured lot would not allow for a second lot of at least 1,200 square feet, accommodating two housing development units of at least 800 square feet each.
2.
The portion of the flag lot constituting the access corridor shall be excluded when determining compliance with minimum lot size requirement of this chapter, from the site area, lot width, and lot depth as defined in Chapter 18.08 of this title, and for purposes of determining floor area as defined in Chapter 18.08.
3.
Front, side, and rear yards for the purposes of identifying required setbacks shall be determined by the director of community development based on the relationship of the parcel to surrounding lots and structures and shall generally follow the pattern established by adjacent lots.
4.
The maximum width of the access corridor portion of the flag lot shall be the same as the minimum width specified for driveway access in chapter 18.88.040, except where greater width is required for fire department access.
5.
A fence may be constructed between the access corridor of a flag lot and the adjacent parcel, except that the fence height may not exceed 42 inches within the front yard area of the adjacent property.
6.
All fire code requirements shall be met with respect to, but not limited to: access, driveway length and width, turnarounds, clearance, road grades, fire hydrant connections.
D.
Driveways shall conform to the minimum standards set forth in chapter 18.88.040, or as specified in the fire code if emergency vehicle access is required.
E.
Two driveways on less than 70 feet of total frontage are permitted only when necessary to provide access to both parcels resulting from the urban lot split. In this case, either the aggregate width of two separate driveways or a combined shared driveway must comply with the dimensions set forth in Section 18.88.040 of this title and the driveway shall be configured to avoid unnecessary loss of available curbside parking in the neighborhood. Shared driveways and shared curb cuts are encouraged whenever possible.
F.
Public service easements shall be provided within the subdivision where required for public utility purposes, in accordance with Title 19 of this code.
G.
All uses on each newly-created parcel shall be limited to residential uses.
(Ord. 2228 § 1, 2021)
§ 18.101.110 Required standards for all housing developments and urban lot splits.
All housing developments and urban lot splits shall meet the following standards:
A.
The standards set forth in this chapter shall not preclude the construction of up two housing development units per parcel and shall not preclude each housing development unit from being at least 800 square feet in floor area.
B.
No setback shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.
C.
Each housing development unit shall maintain a minimum of four feet to interior side and rear property lines.
D.
On the street side of a corner lot the side yard for a housing development unit shall not be less than twice the depth of the minimum side yard prescribed for the district, except that a side yard in excess of the required front yard depth shall not be required, and a side yard less than 10 feet shall not be permitted.
E.
If a housing development unit is located in the side or rear yard otherwise established for the zoning district by Chapter 18.84 of this title, the maximum height of the portion of a housing development unit located between the four-foot setback line established by this chapter and the limit of the rear, side, or street side yard area established by Chapter 18.84 of this title is 15 feet, as measured from the lowest grade adjacent to the structure to the highest ridge or top of the structure, including parapet. If the housing development unit is proposed entirely outside of the rear, side, or street side yard area as established by the zoning district in Chapter 18.84 of this title, the maximum height of the housing development unit shall be the same as that established by the zoning district, and measured as specified in Chapter 18.84 of this title for primary structures.
F.
Housing development units on the same parcel shall be cumulatively limited to the floor area allowed by the residential zoning district that the parcel is located. In the instance where the floor area limitation results in a unit less than 800 square feet, the floor area limit may be exceeded but only to allow a unit up to 800 square feet.
G.
The upper stories of housing development units shall be separated from any structure on adjacent parcels by the following standards:
1.
Where both the housing development unit and the structure on the adjacent property is two or more stories, a minimum separation of 20 feet shall be provided between the upper stories of the housing development unit and the upper stories of the structure on the adjacent property.
2.
Where only the housing development unit is two or more stories and the structure on the adjacent parcel is one story, a minimum separation of 17 feet shall be provided between the upper stories of the housing development unit and structure on the adjacent property.
For purposes of this section, separation shall be measured from the wall of one structure to the wall of the other structure excluding architectural projections. |
H.
Housing development units shall be separated from accessory structures on the same parcel, parcels resulting from an urban lot split, or adjacent parcels by a minimum of six feet, except that the distance between a main structure and an accessory structure shall be allowed to be closer than six feet if all of the following conditions are met:
1.
These separation requirements would cause the housing development unit to conflict with the minimum setbacks or unit size otherwise allowed by this chapter.
2.
All of the requirements of the building and fire codes are met.
3.
If accessory structures are not located closer than three feet to any side or rear property line.
I.
The floor area of the upper stories of housing development units shall be limited to 40 percent of the floor area on the first floor.
J.
Housing development units shall meet the following standards for roof forms and detailing:
1.
New structures shall provide a roof sloped to a minimum of 3:12 inches.
a.
A sloped roof shall be defined as a gable, hip, cross gable roof, or any combination thereof. Mansard roofs shall be prohibited.
b.
Sloped roofs shall be allowed to be designed for habitable use provided that they comply with floor area maximums.
c.
Roofs for housing development units that result from alteration or addition to an existing main structure shall match the existing slope, form, and materials of the main structure.
2.
Roof material and color shall be consistent throughout the entirety of the roof within each new or modified building that is part of the housing development unit. Metal roll and standing seam roofing shall be prohibited, except where their use is documented on existing adjacent structures.
3.
Roofs shall be detailed with projecting eaves and gable rakes. These overhanging elements shall project a minimum of 12 inches from the face of the adjacent building wall.
4.
A minimum of 25 percent of roof area shall be articulated with any combination of hip, gable, or shed dormers.
5.
The roof styles and materials of garages and carports shall match the materials and detailing of main and accessory structures.
K.
No balconies or upper-story decks shall be allowed for a housing development unit, except for decorative/faux balconies without decks.
L.
Notwithstanding provisions in Chapter 18.84 of this title, if a housing development has stairs leading to an upper story, the staircase shall be fully enclosed within the interior of the housing development unit. A staircase on the exterior of a housing development unit shall not be permitted.
M.
Upper story windows located closer than 25 feet from and facing an existing primary residence on an adjacent property shall be located to maximize privacy for adjacent properties by using at least one of the following techniques:
1.
The sill height located a minimum of 60 inches above the finished floor.
2.
The location of the window is such that the centerline of the glazing is offset greater than 15 lateral feet from the centerline of any glazing on an existing adjacent primary structure.
3.
Any window sash located partially or entirely below 60 inches from the finished floor consists of frosted or obscured glazing.
As used in this section, frosted or obscure glass is glass which is patterned or textured such that objects, shapes, and patterns beyond the glass are not easily distinguishable. |
As used in this section, the 25-foot measurement shall be measured from the wall of one structure to the wall of the other structure excluding architectural projections. |
N.
Fences, walls, hedges, and decorative structures shall meet the requirements identified in Chapter 18.84 of this title, except that chain link fencing shall not be permitted.
O.
Housing development units positioned along any street frontage shall meet the following requirements:
1.
A minimum of one housing development unit on each lot shall be oriented with the front entry door to the unit facing the street.
2.
Where the housing development comprises two side-by-side detached units positioned along the street frontage, each shall be oriented to face the street. Corner lots with two or more street frontages shall orient the housing development units to face each street.
3.
Where two housing development units are proposed in an attached configuration on an interior lot, one of the two units shall be oriented such that its front entry door faces the street, and the other unit shall be oriented such that its front entry door is on the building side or rear facade. On a corner lot, it is encouraged, but not required, for the two front entry doors to respectively face the front and street side. In no case, whether on an interior or a corner lot, shall the front entry doors to two attached housing development units be located on the same façade.
4.
A street-facing front entry door and landing shall be located between 18 to 36 inches above the existing elevation at the top of the curb. Downslope lots shall be exempted from this requirement.
5.
Street-facing front entries shall be clearly identifiable and connected to the public street by a pedestrian path with a minimum width of four feet.
6.
Street-facing entries shall provide either a porch or patio that is a minimum of seven feet wide and five feet deep. Unroofed porches or patios, with three open sides, may come to a point not closer than 12 feet to a front property line, or may not project more than eight feet into a required front yard or side yard on the street side of a corner lot, or to a point not closer than three feet to an interior side or rear property line, provided that the height, including railings, shall not exceed six feet above the grade of the ground at the property line.
7.
Street-facing doors shall provide six square feet of glazing through any combination of door glazing, sidelights, or transoms.
P.
Mechanical and utility equipment shall be concealed as viewed from the public right-of-way. With the objective of fully screening the equipment, ground-mounted equipment shall be screened by a combination of walls or fencing and landscaped plant material up to a maximum height of 42 inches. In no case shall screening cause a sight obstruction to pedestrian, bicycle, or vehicular traffic as determined by the city traffic engineer. Roof mounted equipment shall be screened by the use of architectural screens or roof wells.
Q.
Refuse containers shall not be located within private driveways or be visible from the public right-of-way.
R.
Windows and glazing areas of housing development units shall comply with the following:
1.
Windows shall conform with the following:
a.
Tinted windows and colored glazing are prohibited.
b.
Plastic glazing shall be prohibited for windows and skylights.
c.
Simulated mullions shall be allowed only when mullions are located on both the inside and outside faces of the glazing.
d.
Windows located in stucco walls shall be recessed a minimum of two inches, but are not required exterior trim.
e.
Windows located in wood clad or masonry walls shall provide surrounding wood trim with a minimum width of three inches.
2.
Exterior wall planes exceeding 250 square feet in area shall provide glazing for 30 percent of the total wall area.
S.
Building façades and materials:
1.
Elevations visible from the public right-of-way shall contain features to provide visual interest through a combination of at least two of the following:
a.
Volumetric elements with a minimum projection of 24 inches beyond the plane of the façade with use of window bays, building recesses, or porches with columns.
b.
Façade elements with a minimum depth of four inches with use of window boxes or by offsetting a change in façade material with use of wainscot or water table.
c.
A minimum two-foot plan offset at the shared wall of attached housing developments.
2.
Housing development units shall be composed of durable, quality materials as hereby identified:
a.
The following façade materials shall be prohibited: T-111 and similar plywood siding, corrugated and standing seam metal, vinyl and plastic siding, and foam and stucco trim.
b.
The following roofing materials shall be prohibited: non-dimensional three-tab asphalt shingles, wood shake roofing, and corrugated metal and plastic.
c.
Stucco shall be used in combination with a secondary wall material.
d.
Durable and fire-resistant alternatives for traditional materials shall be allowed. Fiber cement siding is permitted as a substitution for wood shake, horizontal siding, or board and batten paneling. Cement S-tile roofing is permitted as a substitution for clay tile.
3.
With the objective of defining building massing elements, transitions for both material and color shall be located at interior corners.
4.
A minimum of two exterior building colors shall be used on each housing development unit at the streetfacing façade. Housing development units with no street-facing façade shall designate a front façade to meet this standard.
T.
Housing development units shall comply with the following landscaping requirements:
1.
Lots with aggregate landscaped area equal or greater to 2,500 square feet shall comply with the Pleasanton Model Water Efficient Landscape Ordinance.
2.
Street-facing elevations shall be designed with a minimum four-foot landscaping zone adjacent to their foundation or porch face.
3.
Front and side yard setbacks shall be limited to a total of 40 percent impervious coverage.
4.
Landscaping used to screen views of storage areas, trash enclosures, mechanical or HVAC equipment, irrigation and plumbing equipment, and transformers shall be a maximum of 42 inches in height. In no case shall screening cause a sight obstruction to pedestrian, bicycle, or vehicular traffic as determined by the city traffic engineer.
U.
Housing development units shall comply with the following lighting requirements
2.
Exterior lighting fixtures shall provide a maximum backlight uplight glare (B.U.G.) rating of B3 U0 G1.
3.
All exterior lighting fixtures shall be appropriate for California Energy Commission Lighting Zone 3.
4.
Lights shall be shielded to prevent light trespass across property lines, including any property lines that result from a proposed urban lot split.
V.
All housing development units shall comply with the single-family residential provision in Section 17.50.040, Green building standards for compliance.
W.
One off-street, covered parking space shall be provided per housing development unit, except if the parcel is located: (1) within one-half mile walking distance of either a high-quality transit corridor or a major transit stop; or (2) within one block of a car share vehicle. Transit frequency shall be based on the schedule posted by the transit agency at the time of the issuance of the first "completeness" letter issued by the city following submittal of the application. Vehicle parking spaces shall not: (1) be located within a front, side, or street side yard setback; (2) be a tandem space; or (3) be provided in a driveway. Vehicle parking spaces shall meet the minimum dimensions set forth in Section 18.88.040 of this title.
X.
Garages constructed for housing development units shall meet the following standards:
1.
Front or side-entry attached garages are permitted but shall comply with the standards identified in Chapter 18.84 of this title. An attached, front-entry garage shall be set back at least four feet behind the front plane of the structure to which it is attached.
2.
Garage doors located in stucco walls shall be recessed a minimum of three inches from the surrounding building wall.
3.
Garage doors located in wood clad (or similar) siding, or masonry walls shall provide surrounding wood trim with a minimum width of three inches.
Y.
Sites containing a septic tank system shall provide evidence of a percolation test within the last five years, or, if the percolation test has been recertified, within the last ten years.
Z.
Rental of any housing development unit shall be for more than 30 consecutive days.
AA.
Housing development units shall comply with applicable building and fire code safety standards such that each structure is sufficient to allow for its separate conveyance.
BB.
Except where indicated in this chapter, housing development units shall comply with other zoning and building requirements generally applicable to residential construction in the applicable zone where the property is located.
CC.
Development standards set forth in a planned unit development or specific plan shall apply to any housing development except that any such planned unit development or specific plan standard cannot be applied if it would either: (1) result in a conflict with standards set forth by state law for a housing development; or (2) preclude a housing development that meets the applicable requirements of state law or this chapter.
DD.
Housing developments shall comply with the following owner occupancy requirements:
1.
In the case where there is no urban lot split, one of the two housing development units shall be occupied by the property owner. The property owner may rent both of the housing development units to a single party. Rental of any accessory dwelling unit or junior accessory dwelling unit associated with a housing development unit shall be as specified in Chapter 18.106 of this title. The owner shall be a signatory to any lease for the rented unit(s), for which the city may reasonably require a copy of to verify compliance with this chapter and shall be the applicant for any permit issued under this chapter.
2.
In the case where there is an urban lot split, the applicant shall sign an affidavit on a form provided by the city stating that the applicant intends to occupy one of the housing development units as his or her principal residence for a minimum of three years from the date of approval of the urban lot split.
(Ord. 2228 § 1, 2021)