Chapter 17.38
SUPPLEMENTAL STANDARDS FOR MULTIFAMILY RESIDENTIAL DEVELOPMENT
Sections:
17.38.010 Multifamily residential objective design standards.
17.38.020 Site design and access.
17.38.030 Services and utilities.
17.38.040 Security and lighting.
17.38.060 Neighborhood transitions.
17.38.070 Dwelling unit requirements.
17.38.005 Generally.
All multifamily housing shall be designed and constructed pursuant to the following standards. (Ord. 1603 § 4 (Exh. I), 2023)
17.38.010 Multifamily residential objective design standards.
All new multifamily residential development shall be designed pursuant to the City of Palmdale Multifamily and Mixed-Use Design Standards (adopted by Ordinance No. 1594). (Ord. 1603 § 4 (Exh. I), 2023)
17.38.020 Site design and access.
In addition to the standards in PMC Chapter 17.87 (Off-Street Parking and Loading), all multifamily residential developments shall comply with the following site design and access standards:
(A) Turnaround Areas. Dead-end private streets longer than 150 feet shall provide a vehicle turnaround area. Dead-end streets shall be no more than 400 feet in length.
(B) Emergency Access.
(1) All parts of all structures shall be within 150 feet of emergency access.
(2) Roof access from all buildings shall be internal; outside ladders attached to buildings shall be prohibited. (Ord. 1603 § 4 (Exh. I), 2023)
17.38.030 Services and utilities.
All utilities, storage, and service areas shall be located and designed pursuant to PMC Chapter 17.85 (Utilities and Services). In addition, the following standards shall apply to multifamily residential projects:
(A) Refuse collection areas shall be located as far as possible from the residential portion of mixed-use buildings and open space areas. Additional regulations for refuse collection areas can be found in PMC § 17.85.020 (Refuse and recycling).
(B) Mailboxes. Where common mailboxes are provided, they shall be located within 100 feet of the project entry or near recreational facilities, and the location must be approved by the U.S. Postal Service. If outdoor cluster mailboxes are provided, they shall meet the following standards:
(1) The clustered mailbox unit(s) and any associated shelters shall be designed using exterior finish materials and colors used on the surrounding residential units.
(2) Cluster mailboxes shall be illuminated with lights and fixtures similar to those used externally throughout the development and shall be in compliance with PMC § 17.86.030 (Outdoor lighting).
(3) Design and location of group mailboxes shall conform to United States Postal Service requirements. (Ord. 1603 § 4 (Exh. I), 2023)
17.38.040 Security and lighting.
(A) Adequate internal and external decorative lighting shall be provided along walkways and within all publicly accessible or common areas of the development for security purposes pursuant to PMC § 17.86.030 (Outdoor lighting).
(B) All light fixtures visible to the general public are encouraged to be consistent with the overall architectural style of the project with respect to design, materials, color, and color of light.
(C) Residential units shall be designed to ensure the security of residents through the provision of separate and secured entrances and exits that are directly accessible to parking areas. Shared or common residential entrances shall automatically lock upon closing.
(D) Management and security plans shall be submitted for review and approval for multifamily and residential mixed-use developments with 10 or more dwelling units. On-site management shall be required for all developments with 16 or more units or as allowed by State law. (Ord. 1603 § 4 (Exh. I), 2023)
17.38.050 Open space.
(A) Private Open Space. Private open space areas are intended for private use for each dwelling unit and may include balconies (covered or uncovered), private gardens, private yards, terraces, decks, and porches, among others. Entry porches and required setback areas with a dimension less than 20 feet shall not be counted toward private open space requirements. Private open spaces shall meet the following standards:
(1) Be directly accessible from a residential unit;
(2) Provide a minimum dimension of six feet in any direction;
(3) Provide a minimum clear height dimension of eight feet; and
(4) May be covered but cannot be enclosed. Private open space is considered enclosed when the space between a floor, decking, or ground level and a roof structure has more than two sides taller than 50 inches in height.
(B) Common Open Space. This Section applies to common open spaces in multifamily residential projects and residential mixed-use projects. Private common open spaces may be indoor rooms or outdoor open spaces that are shared and accessible only to building residents and their visitors. They can be located at the ground level, on parking podiums, or on rooftops, provided they are adequately landscaped. Common open spaces may include courtyards, gardens, play areas, outdoor dining areas, recreational amenities, rooftop amenities, and community rooms, among others.
(1) Design and Dimensions. Common outdoor open spaces shall meet the following standards. Entry porches and required setback areas with a dimension less than 20 feet shall not be counted toward common open space requirements.
(a) Provide a minimum dimension of 20 feet in any direction;
(b) A maximum of 40 percent of the common open space may be covered but cannot be enclosed. Common open space is considered enclosed when the space between a floor, decking, or ground level and a roof structure has sides taller than 50 inches in height on more than two sides;
(c) Courtyards enclosed on four sides shall have a minimum dimension of 40 feet and have a minimum courtyard width to building height ratio of 1.25:1;
(d) The open space shall include places to sit and shade structures;
(e) A minimum of 20 percent of the open space area shall be planted with trees, ground cover, and/or shrubs; and
(f) Slopes shall not exceed five percent.
(2) Amenities. All multifamily developments with five or more dwelling units shall provide recreational amenities within the site which may include but are not limited to a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter – barbecue area; court game facilities; improved softball or baseball fields; exercise equipment; or day care facilities. The number of amenities shall be provided pursuant to Table 17.38.050-1 (Required Open Space Amenities).
|
Number of Units |
Number of Open Space Amenities |
|---|---|
|
0 – 4 |
0 |
|
5 – 50 |
1 |
|
51 – 100 |
2 |
|
101 – 200 |
3 |
|
201 – 300 * |
4 |
*Add 1 amenity for each 100 additional units or fraction thereof.
(Ord. 1603 § 4 (Exh. I), 2023)
17.38.060 Neighborhood transitions.
(A) Transition to Lower Density Building Types. When a building has a rear property line abutting a single-family residential zoned parcel, starting from the third floor up, each subsequent floor shall be stepped back by 15 feet for every two floors.
Figure 17.38.060-1. Transitions to Lower Density Building Types
(B) Window Placement. When a residence is located within 10 feet of a side property line, windows on the residence shall be offset a minimum of three feet from windows of the nearest building on the adjacent property.
(C) Balcony Placement. Upper-story balconies shall be offset a minimum of 10 feet opposite windows of adjacent single-family residences.
(D) Screening. Screening shall be provided between uses pursuant to PMC Chapter 17.83 (Transition Between Land Uses and Zones). (Ord. 1603 § 4 (Exh. I), 2023)
17.38.070 Dwelling unit requirements.
(A) Laundry Facilities. Each dwelling unit shall be equipped with connections for installation of a standard-sized washer and dryer, or common laundry facilities shall be provided containing a minimum of one washing machine and one dryer for every five dwelling units or a fraction thereof. If common laundry facilities are provided, they shall be dispersed throughout the project either in every building and/or every other floor. If individual facilities are provided, the proposed floor plans shall demonstrate compliance with this requirement.
(B) Cable-Ready. Units shall be pre-wired to accommodate cable reception. (Ord. 1603 § 4 (Exh. I), 2023)