Chapter 17.091 — RESIDENTIAL VERY HIGH DENSITY (RVHD) OVERLAY DISTRICT

The Residential Very High Density (RVHD) Overlay District serves to implement General Plan Housing Element policies of providing new housing that addresses affordable housing needs in the city by establishing development regulations and incentives for the development of higher density affordable housing projects. (Ord. O-2020-008 § 1 (part), 2020)

The standards and regulations of this chapter apply to areas designated with an RVHD overlay on the zoning map. Designation of a parcel or parcels with the RVHD overlay shall constitute an amendment to the Local Coastal Program's Implementation Plan, and shall require review and certification by the Coastal Commission. Any such amendment shall identify the maximum amount of development that can be accommodated pursuant to the RVHD overlay without adversely affecting coastal resources, including in terms of maximum building heights and maximum development envelopes, and such maximums shall be prescribed for any such parcels in subsection 17.091.050.G. Except as provided in this chapter, all new structures and development, as well as alterations to existing structures, shall comply with the requirements and review procedures of the R-3 Zoning District. (Ord. O-2020-008 § 1 (part), 2020)

One hundred percent (100%) of the total number of residential units within the project, exclusive of units added by a density bonus awarded pursuant to state law, shall be provided at prices affordable to moderate-income or below households for a minimum of fifty-five (55) years.

(Ord. O-2020-008 § 1 (part), 2020)

Development within the RVHD Overlay Zone shall provide a minimum density of twenty (20) residential units per acre and shall not exceed a maximum density of fifty (50) units per acre, exclusive of units added by a density bonus awarded pursuant to state law.

(Ord. O-2020-008 § 1 (part), 2020)

A. Building heights. No building or structure shall exceed thirty-five (35) feet in height above site grade except as provided below.

1. Height exception. Buildings may be up to forty-five (45) feet in height where the Planning Commission finds that significant public views to and along the coast and other scenic areas are protected.

2. Visual study required. In order to evaluate a proposed project's compliance with the above criteria, submittal of a visual study that substantiates the basis for granting a height exception is required.

• B. Minimum yard setbacks. Each lot shall have a front yard setback of not less than ten (10) feet. Other yard setbacks shall be provided in accordance with those otherwise required in the R-3 Zone.

• C. Maximum allowable lot coverage for all structures. Maximum allowable lot coverage limitations shall not apply.

• D. Maximum allowable total building floor area for all structures as a percentage of lot area. Maximum allowable total building floor area for all structures as a percentage of lot area shall not apply.

• E. Minimum planting and vegetation area (as a percentage of total lot area). A minimum of ten percent (10%) of the total lot area shall consist of planting and vegetation area.

• F. Minimum lot area per family unit. Minimum lot area per family unit requirements shall not apply.

• G. Site-specific development standards. In no case, including with respect to any otherwise permissible

development deviation/exception/variance, shall development exceed the following site-specific development standards.

1. Development at 855 4th Street (APN 005-242-019) under the RVHD overlay shall be limited to a maximum height of forty-five (45) feet.

(Ord. O-2020-008 § 1 (part), 2020)

Parking shall be provided pursuant to Chapter 17.108, Off-Street Parking and Loading Requirements, except as provided below.

A. Minimum off-street parking requirements. Minimum off-street parking requirements, inclusive of accessible parking and guest parking, shall comply with California Density Bonus Law (California Government Code Section 65915).

B. Configuration. Parking spaces may be covered or uncovered and may be provided in a tandem configuration provided no more than two vehicles shall be placed one behind the other and both spaces shall be assigned to a single dwelling unit.

(Ord. O-2020-008 § 1 (part), 2020)

Open/amenity space shall be provided as follows.

• A. Amount. A minimum of sixty (60) square feet of open/amenity space shall be provided per unit.

• B. Type of open/amenity space. The required open/amenity space may be provided as private open space or common amenity space.

• C. Minimum dimensions.

1. Private open space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than eight (8) feet. Private open space located above ground level (e.g., balconies) shall have no dimension less than six (6) feet.

2. Common amenity space. Common amenity space, whether provided as outdoor or indoor space, shall have minimum horizontal dimensions of twenty (20) feet.

• D. Configuration.

1. Private open space and outdoor common amenity space.

a. Private open space and outdoor common amenity space shall be unoccupied by main or accessory buildings, parking areas, driveways, and loading areas and be open and unobstructed to the sky.

• b. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may

be any practicable combination of lawn, garden, flagstone, wood planking, concrete, decking, or other serviceable,

dust-free surfacing.

• c. Slope shall not exceed ten percent (10%).

2. Indoor common amenity space. Indoor common amenity space shall consist of common areas providing

services to residents such as meeting and community rooms, community kitchen, daycare and other social service areas, gyms and other indoor recreation areas, and computer labs/media rooms.

• E. Accessibility.

1. Private open space. Private open space shall be accessible to only one living unit by a doorway to a habitable room or hallway.

2. Common amenity space. Common amenity space shall be accessible to all of the living units on the lot.

(Ord. O-2020-008 § 1 (part), 2020)