Chapter 10.56

A. Purpose. The purpose of this Chapter is to provide architectural and site design standards for multi-unit dwelling residential development projects (referred to as "projects" or the "project").

B. Intent. It is the intent of these standards to provide applicants and property owners a clear understanding of the City's expectations for development, and further the goals, policies, and actions of the General Plan, which encourage high quality design and streamlining of housing development. (Ord. 2024-001, 9-10-2024)

A. General. The standards contained in this Chapter are written as requirements, rather than guidelines; therefore, all qualifying multi-unit dwelling residential projects applying for streamlined approval in accordance with Subsection B (Applicability), below, shall comply with each standard contained in this Chapter. Proposed projects shall also comply with all applicable development requirements in the Reedley City Code, including but not limited to Building Permit requirements, Zoning Code requirements, Grading Permit requirements, and development standards such as height, setbacks, floor area ratio.

B. Applicability. The standards established in this Chapter shall apply to the following projects:

1. Eligible Streamlined Approval Projects. A project that qualifies for streamlined approval in compliance with Government Code Section 65913.4.

2. Multi-Unit Residential Structure. Any residential structure containing two or more attached residential dwelling units, each of which is for the occupancy by one or more persons, including duplexes, triplexes, fourplexes, apartments, condominiums, and townhouses.

3. Mixed-Use. A structure consisting of residential and non-residential uses (i.e., commercial retail, retail service, office, civic, institutional) with at least two-thirds of the square footage designated for residential use, transitional housing, or supportive housing.

C. Objective Standards. As defined by Government Code Section 65913.4, objective design standards are standards that involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark. The standards established in this Chapter shall be mandatory for all projects identified in Subsection A, above, for which a streamlined approval process is requested pursuant to Government Code Section 65913.4.

D. Exceptions to the Design Standards. Projects seeking exceptions or deviations to the standards established in this Chapter, or projects which do not qualify for a streamlined approval process in compliance with Government Code Section 65913.4, shall have the option to apply for Director's Discretion subject to appeal to the Planning Commission. (Ord. 2024001, 9-10-2024)

The Community Development Director shall use the standards established in this Chapter to review and approve developments that meet all the criteria established in Government Code Section 65913.4. The Director's approval can be appealed in compliance with Section 10.88.050 (Appeals). (Ord. 2024-001, 9-10-2024)

A. Project Density. The residential density of the project shall be compliant with the maximum density allowed within that

land use designation unless the applicant qualifies for and requests additional density pursuant to the Density Bonus Law in Government Code Section 65915.

B. Structure Orientation and Location. Projects shall comply with the following structure orientation and location standards:

1. Separation Between Multiple Structures. There shall be a minimum of ten feet (10') between structures. The space between structures shall be unobstructed, accessible to all residents, and include sidewalks, sitting areas, or live plantings.

2. Controlled Vehicular Entries. Controlled vehicular entries (e.g., gates, boom barrier, guard booth) shall be located a minimum of twenty feet (20') from the property line to provide adequate stacking space for vehicles entering the site/parking structure.

C. Entry Connection. All structure entries shall be connected to a public sidewalk by a pedestrian walkway a minimum of four feet (4') in width.

D. Parking and Circulation. Qualifying projects shall comply with the following parking and circulation standards:

1. Parking Requirement. Projects shall provide a minimum of one parking space per unit, unless the development falls within any of the categories described below and in Government Code Section 65913.4(e)(1). All other projects shall provide the minimum number of parking spaces required by Chapter 10.38 (Parking and Loading).

a. The development is located within one-half (0.5) mile of public transit.

• b. The development is located within an architecturally and historically significant historic district.

• c. When on-street parking permits are required but not offered to the occupants of the development.

d. When there is a car share vehicle located within one (1) block of the development.

2. Parking Areas Adjacent to Residential Structures. Parking areas adjacent to residential structures shall be separated by a walkway a minimum of four feet (4') in width, exclusive of a parking space overhang. See Figure 10.56-1 (Example Parking Area).

3. Parking Space Location. Parking spaces shall be located a minimum of ten feet (10') from any curb cut entering the parcel to provide adequate ingress/egress. The distance shall be measured from the property line to the first parking space. See Figure 10.56-1 (Example Parking Area).

Figure 10.56-1

Example Parking Area

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4. Pedestrian Circulation. All structures, entries, facilities, amenities, and parking areas shall be internally connected with pedestrian pathways. Pedestrian pathways shall have at least one connection to the public sidewalk along each street frontage. See Figure 10.56-1 (Example Parking Area).

E. Lighting. Projects shall comply with the following lighting standards:

1. Lighting Required. All structures, entryways, stairwells, porch areas, parking areas, refuse enclosures, active outdoor/landscape areas, gates, and pedestrian pathways shall include lighting for safety and security. See Figure 10.56-2 (Lighting Design).

2. Lighting Spill. Lighting shall be fully shielded, directed downward (not above the horizontal plane), and shall not spill onto or be directed toward adjacent properties. See Figure 10.56-2 (Lighting Design).

Figure 10.56-2

Lighting Design

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F. Utility and Service Areas. Projects shall comply with the following utility and service standards:

1. Refuse Enclosures. Trash, recycling, organic waste, and green waste bins and dumpsters shall be consistent with fire and building codes and shall be housed in a covered refuse enclosure with a gate that screens the trash receptacles. Sizing of the enclosures shall conform to solid waste provider requirements.

2. Refuse Enclosure Access. Refuse enclosures shall have both a vehicular access gate with a concrete apron, and a pedestrian entrance. Gates shall be opaque. Access shall conform to solid waste provider requirements.

G. Open Space. Projects shall provide either private open space or common open space with outdoor amenities in compliance with the following open space standards. Eligible projects are not required to provide both private open space and common open space with outdoor amenities, unless otherwise proposed by the applicant.

1. Private Open Space. A project which includes private open space shall provide private open space for all dwelling units in compliance with the following:

• a. Private open space shall be provided in the form of a private yard, porch, balcony, roof garden, or patio.

• b. Private open space shall be contiguous to the dwelling unit it serves.

c. Private open space located at ground level shall be a minimum of one hundred and twenty (120) square feet in area with a minimum dimension of ten feet (10') in width and depth.

d. Private open space located above ground level shall be a minimum of sixty (60) square feet in area with a minimum dimension of six feet (6') in width and depth.

2. Common Open Space with Outdoor Amenities. A project which includes common open space shall provide common open space with outdoor amenities for all dwelling units in compliance with Table 10.56-A (Outdoor Amenities) and the following:

a. Projects shall provide common outdoor open space with outdoor amenities in accordance with this Subsection. This is achieved through the implementation of passive or active amenities. Applicants shall provide passive amenities or active amenities but do not need to provide both unless otherwise proposed. Required amenity areas may be combined into a single area if the minimum requirements for each amenity area are met within the combined area.

with outdoor amenities in accordance with this Subsection. This is achieved through the implementation of passive or active amenities. Applicants shall provide passive amenities or active amenities but do not need to provide both unless otherwise proposed. Required amenity areas may be combined into a single area if the minimum requirements for each amenity area are met within the combined area.

(1) Passive Amenities. Passive amenities include community gardens, outdoor gathering/seating area, picnic/barbeque area, pet area/dog park, or courtyard/ plaza. Each passive amenity area shall include a minimum seating capacity of one for each ten (10) units and at least one of the following: trellis, gas fire pit, BBQ, or picnic table.

(2) Active Amenities. Active recreation amenities include playgrounds, tot lots, sport court or field, outdoor fitness area, swimming pool, exercise structure or complex, clubhouse with associated kitchen, recreation hall, or community room.

b. Common outdoor open space shall be unobstructed, accessible to all residents of the structure it serves, and shall have no dimension less than ten feet (10') in any direction.

c. Internal courtyards and common areas shall be visible from the street, parking areas, pedestrian pathways, and/or interior structure entries.

Table 10.56-A

Outdoor Amenities

Table 10.56-A

Outdoor Amenities

** Important Note: Provide a minimum of one or the other

(Ord. 2024-001, 9-10-2024)

A. Blank Walls. To avoid the appearance of blank walls, street facing, and publicly visible walls shall incorporate a minimum of one of the following features:

1. A change in contrasting color or material a minimum of every thirty feet (30');

2. Bay windows, box windows, or other similar projecting windows that project a minimum of one foot from the structure façade a minimum of every fifteen feet (15'); and

3. Above-ground balconies located a minimum of one every thirty feet (30') on each floor. (Ord. 2024-001, 9-10-2024)