(A)   In the R-3 Zone, no new development of any multi-family dwellings or group dwelling shall be approved and no building permits, use permits or other entitlements shall be issued for any such development unless and until the owner or his designated representative files with and to the satisfaction of the Community Development Director, a site plan showing, in addition to the buildings and front, side and rear yards, recreational and leisure areas, passive amenities, private areas and common areas as required by this section.

   (B)   In the R-3 Zone, a minimum 400 square feet of recreational and leisure area shall be provided for each bedroom within each multi-family dwelling or group dwelling project site.

   (C)   Such recreational and leisure areas may consist of the following:

      (1)   Private areas. Private areas consisting of patios, yards, or balconies shall constitute a minimum of 40% of the total recreational and leisure area provided. Private areas located on the ground floor shall have a minimum dimension of ten feet, a minimum area of 200 square feet and shall be provided with solid enclosures between three and six feet in height and composed of material that is compatible in design and color with the adjoining dwelling unit. Private areas located above ground level shall have a minimum dimension of six feet and a minimum area of 50 square feet. Such balconies shall be enclosed with railings which meet the safety standards of the latest adopted edition of the California Building Code.

      (2)   Common areas. All recreational and leisure areas which are not used for private areas shall consist of common areas. Common areas shall have a minimum dimension of 20 feet and may include open lawn areas with less than a 10% grade, passive amenities, courtyards, and open spaces between buildings. Pergolas, swimming pools, tennis courts, play lots, volleyball pits, enclosed structures such as a gymnasium or racquetball court, or community gardens may also count as common areas but shall not be located in the front yard. Enclosed structures shall not constitute more than 10% of the total recreational and leisure area. Paved game courts and rooftops specifically designed for outdoor leisure activities shall not constitute more than 10% of the total recreational and leisure area. The remaining common area shall be open space, which shall be usable and integral to the project.

      (3)   On-site open space reductions. The Planning Commission may grant up to a 50% reduction in common open space requirements for developments that:

         (a)   Locate and allow public access to common open space areas immediately contiguous and directly accessible to a public park;

         (b)   Provide publicly accessible trail easements or pedestrian connections to existing open spaces, parks, or other public amenities; or

         (c)   Dedicate scenic and public access easements access along the Alhambra wash or Rubio wash.

      (4)   Off-site dedication. As part of a citywide long-range park and open space master plan, the city may establish a program where required recreational and leisure area may be provided off-site through the dedication and improvement of public open space consistent with city goals and policies. Improvements may include but are not limited to pocket parks, trails, or public plazas.

      (5)   In-lieu fee. The city may establish a program allowing for the payment of fees in lieu of providing on-site common open space. If this program is established, an applicant may opt to pay a fee at the rate established in lieu of providing common-site open space. Fees collected may be used to provide, enhance, or expand park and open space areas for residents.

(Am. Ord. 535-C.S., passed 1-20-04; Am. Ord. 601-C.S., passed 3-4-14)

   In the R-2 and R-3 zones the following development standards shall apply and no use permit, building permit or other entitlement shall be issued or approved unless such standards are complied with:

   (A)   Maximum lot coverage. Buildings and accessory buildings, other than those accessory buildings which are specifically designed and built as a recreational or leisure amenity, shall not occupy more than 55% of any lot in the R-2 Zone or 60% of any lot in the R-3 Zone.

   (B)   Minimum side yards. Each side yard in the R-2 and R-3 Zones shall be not less than 10 feet for buildings up to 28 feet in height, and not less than 15 feet for buildings in excess of 28 feet in height.

   (C)   Facade articulation. All street-facing facades shall have relief in plane and texture through projections or recesses and changes in materials. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

   (D)   Building orientation. All units located along public rights-of-way must have the primary entrance facing this right-of-way. Exceptions to this requirement may be approved for projects where multiple-family housing is located on four-lane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project may be oriented around courtyards.

   (E)   All buildings, other than accessory buildings, located on the same lot shall be separated from each other by at least 20 feet. Covered or uncovered walkway connections, patio covers, architectural features, etc., shall not be construed as an extension of a building.

   (F)   A minimum of 75 square feet of habitable floor space shall be provided within each dwelling unit for each occupant. Habitable floor space shall not include hallways, kitchens, closets, attics, garages, attached or detached accessory structures, bathrooms, utility storage areas or other storage areas.

   (G)   Trash enclosures shall be located no closer than 25 feet from any door opening to the outside of or any window of any dwelling unit.

   (H)   (1)   Prior to the issuance of any building permits for new homes within 1,000 feet of the I-10 Freeway, within 500 feet of any rail line and within 200 feet of any arterial street, the applicant shall submit an acoustical analysis to the Director of Public Works. This analysis shall indicate the existing and projected CNEL’s on the site and the method by which the noise is to be controlled or reduced to no more than 65 db within the exterior living space and no more than 45 db within the interior living space of all proposed dwelling units.

      (2)   In addition, an air quality analysis shall be provided which describes existing and projected concentration of air pollutants at the site in relation to standards set by the California Air Resources Board and the U.S. Environmental Protection Agency. Design features shall be incorporated which would control or reduce pollutant concentration to state standards, or if such provisions are not feasible, an explanation of overriding considerations shall be provided which justifies approval of the project despite unmitigated air pollutant exposure.

   (I)   Sufficient right-of-way shall be improved and dedicated to the city, as needed, to achieve complete half-width street improvements along the affected lot frontages, in accordance with the city’s master plan of streets.

(Am. Ord. 608-C.S., passed 5-10-14)