The Rancho Del Mar Housing Opportunity Overlay Zone (RDMO) is established by this chapter to:

A.

To provide regulations that implement the goals and policies of the general plan and other similar long-range planning documents aimed at encouraging mixed-use development within the City. The RDMO zone is further intended to serve as an implementation tool of the City's land use and housing elements of the general plan by facilitating further residential development.

B.

The RDMO zone has the following major objectives:

1.

Create "by-right" opportunities for housing;

2.

Implement state laws that require cities to demonstrate available land capacity and zoning tools to accommodate the City's current and projected need for housing;

3.

Facilitate well-designed development projects that combine residential and nonresidential uses (e.g., office, transit facility and other community amenities) to promote a better balance of jobs and housing;

4.

Encourage development that provides attractive features (e.g., landscaping, public spaces, courtyards, etc.) designed to integrate the public realm (e.g., right-of-way, walking path, etc.) with development on adjacent private property.

(Ord. No. 369, § 2, 2-22-2021)

The RDMO applies to 38 Crest Road West, Rolling Hills, California.

(Ord. No. 369, § 2, 2-22-2021)

No lot, premises, building, or structure shall be used for any use or purpose other than the following:

A.

Affordable Multi-family+⁁;

B.

Affordable Senior housing+;

C.

Emergency Shelter+;

D.

Single Room Occupancy*;

E.

Daycare;

F.

School facilities*;

G.

Transit facilities*.

*Requires Conditional Use Permit (RHMC Chapter 17.42)

+Requires Zone Clearance Permit (RHMC Chapter 17.44)

⁁Requires compliance with Government Code Section 65583.2(h)

(Ord. No. 369, § 2, 2-22-2021; Ord. No. 378, § 3, 8-8-2022)

A.

Single Room Occupancy Defined. "Single room occupancy (SRO) facility" means a facility operated by a provider with six or more dwelling units for persons of lower income where each unit has a minimum floor area of two hundred fifty square feet and a maximum floor area of three hundred fifty square feet. These dwelling units must be offered on a monthly basis or longer. For the purposes of this definition, a "provider" means a government agency or private nonprofit organization that provides or contracts with recognized community organizations to provide SRO housing, and "lower income" has the meaning set forth in Health and Safety Code Section 50079.5.

B.

SRO housing shall conform to the following requirements:

1.

SRO housing shall be limited to a total maximum number of eight units.

2.

Occupancy shall be limited to maximum two persons per unit.

3.

Each SRO unit shall be provided with the following minimum amenities:

i.

Kitchen sink with garbage disposal.

ii.

A toilet and sink located in a separate room within the unit that is a minimum twenty square feet.

iii.

One closet per person.

iv.

Telephone and cable TV hookups.

4.

If full bathrooms are not provided in each unit, shared showers shall be provided on each floor at a ratio of one per seven units on the same floor, with doors lockable from the inside.

5.

If full kitchens are not provided in each unit, shared kitchen facilities shall be provided on each floor consisting of a range, sink with garbage disposal, and refrigerator.

6.

If laundry facilities are not provided in each unit, common laundry facilities shall be provided, with one washer and one dryer on the premises.

7.

On-site management shall be provided.

8.

Off-street parking shall be provided at the rate of one-half spaces per unit, plus one space for each employee on duty.

(Ord. No. 369, § 2, 2-22-2021)

A.

Operational Requirements. An application for a permit to establish and operate an emergency shelter shall be accompanied by a management and operations plan, which shall establish hours of operation, staffing levels, maximum length of stay, size and location of exterior and interior on-site waiting and intake areas, and security procedures.

B.

Developmental Requirements. Emergency Shelters shall conform to the following requirements:

1.

Maximum of twelve beds.

2.

Minimum separation of three hundred feet between emergency shelters.

3.

Facility Requirements.

i.

Each occupant shall be provided a minimum of fifty square feet of personal living space, not including space for common areas.

ii.

Bathing facilities shall be provided in quantity and location as required by the California Plumbing Code (Title 24 Part 5), and shall comply with the accessibility requirements of the California Building Code (Title 24 Part 2).

iii.

Shelters must provide a storage area for refuse and recyclables that is enclosed by a six-foot-high landscape screen, solid wall, or fence, which is accessible to collection vehicles on one side. The storage area must be large enough to accommodate the number of bins that are required to provide the facility with sufficient service so as to avoid the overflow of material outside of the bins provided.

iv.

The shelter may provide one or more of the following specific facilities and services on site, including but not limited to:

(1)

Commercial kitchen facilities designed and operated in compliance with the California Retail Food Code;

(2)

Dining area;

(3)

Laundry room;

(4)

Recreation room;

(5)

Support services (e.g. training, counseling, etc.); and

(6)

Child care facilities.

v.

On-Site Waiting and Intake Areas. A minimum of five percent of the total square footage of a shelter shall be designated for indoor on-site waiting and intake areas to accommodate drop off, intake, and pickup. In addition, an exterior waiting area shall be provided, the minimum size of which is equal to or larger than the minimum interior waiting and intake area.

vi.

Off-Street Parking. One space of off-street parking shall be provided for each staff person on duty.

(Ord. No. 369, § 2, 2-22-2021)

A.

All multifamily residential projects shall be located west of the improved portion of the PVPTA Facility and south of the access road.

B.

All multifamily residential projects shall comply with the following development standards:

Table 17.19.050A
Multifamily Residential Development Standards—Rancho Del Mar Housing Opportunity Overlay Zone (RDMO)

Abbreviations: sq. ft. = square feet; ft. = feet or foot

(Ord. No. 369, § 2, 2-22-2021)

All allowed uses identified in Section 17.19.030 shall comply with the following:

A.

Parking standards:

Table 17.19.070A
Parking Standards - Rancho Del Mar Housing Opportunity Overlay Zone (RDMO)

B.

Reduced Parking. The Planning Commission and City Council may reduce the required parking after considering documentation and a study provided by the applicant showing infeasibility of providing required parking. Staff's recommendation shall give weight to all relevant facts, including but not limited to the following: availability and accessibility of alternative parking; impact on adjacent residential neighborhoods; existing or potential shared parking arrangements; the characteristics of the use, including hours of operation and peak parking demand times; design and maintenance of off-street parking that will be provided; and whether the proposed use is new or a small addition to an existing use. Required parking shall comply with State law for affordable housing units.

C.

Electric Vehicle Charging Stations. In accordance with the California Green Building Code (CALGreen Code), new buildings shall be electric vehicle charging station ready. This requires residential properties to provide one 120V AC 20 amp and one 208/240V 40 amp, grounded AC outlet for each required parking space. The number of required parking spaces for electric vehicle charging shall be as follows:

Table 17.17.080B
Electric Vehicle Charging Station Standards - Rancho Del Mar Housing Opportunity Overlay Zone (RDMO)

(Ord. No. 369, § 2, 2-22-2021)

A.

Elevation of Ground Floor.

1.

The elevation of the ground floor shall be elevated above the grade of the lot to provide privacy for residences by preventing direct views into the home from the sidewalk.

2.

The ground floor elevation shall be located within five feet of the ground surface of the adjacent sidewalk or walkway.

B.

Minimum Ground Floor Ceiling Height. Ten feet minimum (floor-to-floor height).

C.

Ground Floor Unit Entrances.

1.

Entrances and windows shall be provided on the front of the facade to provide eyes on the street and direct sidewalk access to the building.

2.

Entrances to ground floor units that have street frontage may be provided through a common lobby entrance and/or by private entrances from the adjacent sidewalk.

D.

Upper Floor Unit Entrances. Entrances to upper floor units may be provided through a common lobby entrance and/or by a common entrance along a facade fronting a street.

E.

Recessed Entrances. Entrances may be recessed into the facade.

F.

Stoops and Front Porches.

1.

Stoops and front porches may be provided in front of building and unit entrances.

2.

Stoops and front porches may project up to five feet from the facade and project into the setback.

G.

Projecting Elements (Balconies, Roof Overhangs, Shade Structures, and Bay Windows). Projecting Elements on upper floors may project four feet from the facade and project into the setback.

H.

Sidewalk and Setback Treatment.

1.

The public sidewalk shall be improved with street trees with an average spacing of thirty feet on-center and pedestrian-scaled lights not to exceed thirty inches in height and maximum twenty-five Watts.

2.

If the front facade is setback from the public sidewalk, the setback shall be landscaped (excluding stoops/front porches and paved paths to building entrances).

(Ord. No. 369, § 2, 2-22-2021)

A.

Usable Open Space Defined. Usable open space areas are an open area or an indoor or outdoor recreational facility which is designed and intended to be used for outdoor living and/or recreation. Usable open space shall not include any portion of parking areas, streets, driveways, pedestrian paths, or turnaround areas.

B.

Usable Open Space Amenities/Facilities.

1.

Each multifamily residential project shall include one usable open space amenity. Each square foot of land area devoted to a usable open space amenity shall be credited as common open space on a 1:1 basis.

2.

The following listed recreational amenities satisfy the above recreational amenity requirement:

i.

Clubhouse.

ii.

Gym.

iii.

Children's playground equipment.

iv.

Day care facility.

v.

Other recreational amenities deemed adequate by the Planning and Community Services Director.

(Ord. No. 369, § 2, 2-22-2021)

A.

Each multifamily residential project shall include a public open space amenity. Each square foot of land area devoted to a public space amenity shall be credited as common open space on a 1:1 basis.

B.

The following listed public space amenities satisfy the above public space amenity requirement:

1.

Formal Plazas. A formal plaza would be a publicly accessible open space which has a design that is influenced by classical urban planning design. A formal plaza would typically include some sort of central water fountain and/or symmetrical landscaping.

2.

Gardens. A garden can be located on the ground level or on upper levels of a structure. Urban gardens include ornamental landscaping arranged in raised or at-grade planters or planting areas, potted plants, and trees. Many times there are sculptures or other forms of public art that are included within the urban garden.

3.

Covered Colonnades. Colonnades are linear in design and generous in depth. The intent is to provide a comfortably wide, covered pathway that is adjacent to the openings of a building. Sometimes the second floor of a building is utilized to create the "covered" element of the colonnade.

4.

Pedestrian Alleys and Walkways. A pedestrian alley or walkway is typically a "lane" that does not follow the alignment of a vehicular street, but provides a pedestrian access to either a public space or some other feature within the interior of a development. Pedestrian alleys or walkways must be designed in such a manner so as to be inviting to pedestrians. Therefore, issues such as lighting, security, line of sight, cleanliness and visual appeal are important considerations to a well-designed pedestrian alley or walkway. Sometimes public art, street furniture, and access to public spaces are features of pedestrian alleys and walkways.

5.

Bicycle Storage Areas. All developments shall provide common bicycle racks or storage areas for the residents as follows: two bicycle racks or storage units for every five dwelling units.

(Ord. No. 369, § 2, 2-22-2021)

A.

Trash Enclosures. Enclosures shall be required for refuse and recycling bins and there location shall be clearly indicated on required site plan. Outside trash enclosures shall be a minimum six feet in height and shall be architecturally compatible with main building. Enclosures are not permitted in required front yard or street side yard setback area.

B.

Landscaping. Landscaping shall comply with RHMC Chapter 13.18 (Water Efficiency).

C.

Screening and Buffering—Mechanical Equipment and Trash Facilities. All mechanical equipment, heat, and air-conditioning equipment shall be architecturally screened from view and buffered and trash facilities shall be screened and buffered.

D.

Sound mitigation. Residential dwelling units shall be designed to be sound attenuated against present and future project noise. New projects or new nonresidential uses in existing projects shall provide an acoustical analysis report, by an acoustical engineer, describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards.

(Ord. No. 369, § 2, 2-22-2021)