.010   The regulations set forth in this chapter provide for the orderly development of the Highlands at Anaheim Hills Community, and, upon adoption of an ordinance reclassifying said property to this zone, shall be applicable to that certain property (hereinafter referred to as the "Specific Plan Area") described in that Specific Plan No. 87-1 document (hereinafter referred to as the "Specific Plan") marked "Exhibit A," as approved by the City Council on June 23, 1987, and on file in the Office of the City Clerk, as the same may hereinafter be amended. These standards provide for the arrangement, development and use of a variety of residential housing types and open space, consistent with the intent, purpose and goals of the City of Anaheim General Plan and Zoning Code. Application of these regulations is specifically intended to provide the most appropriate use of the land, create a harmonious relationship among land uses, and protect the health, safety and welfare of the community.

   .020   In accordance with the provisions of Chapter 18.72 (Specific Plans), the standards herein are patterned after the zone districts contained in Chapters 18.04 through 18.14, and the definitions contained in Chapter 18.92 (Definitions) of Title 18 (Zoning Ordinance). (Ord. 4860 § 1 (part); August 25, 1987: Ord. 5920 § 1 (part); June 8, 2004.)

   .010   Any land use proposal, not specifically covered by the provisions contained herein, shall be subject to the regulations of the Zoning Ordinance for the particular zoning designation otherwise applicable to said development area, pursuant to the provisions of Section 18.100.060 of this chapter.

   .020   Whenever any regulations or standards contained in this chapter differ from, or conflict with, the regulations of the Anaheim Municipal Code, the regulations contained in this chapter shall take precedence.

   .030   The maximum number of dwelling units permitted by the Specific Plan shall be two thousand one hundred sixty-eight (2,168). The approximate number of dwelling units within each residential development area is established on the Development Plan Map (Exhibit No. 14 of the Specific Plan). Densities, product types and development standards of residential development areas, as established in the Specific Plan, may be transferred to other residential development areas in accordance with Section 18.100.040; provided the total number of units transferred within the Specific Plan Area do not exceed ten percent (10%) of the total number of units permitted by the Specific Plan, and the transfers are consistent with the Specific Plan. Otherwise, any such transfer shall be carried out through an amendment to the Specific Plan. (Ord. 5534; November 28, 1995.)

   .040   The boundaries of individual development areas and acreages, as established by this chapter, are approximate and limited by the scale at which the Development Plan Map (Exhibit No. 14 of the Specific Plan) is drawn. Precise development area boundaries and acreages will be established, as hereinafter provided, by the submittal, review and approval of site plans in conjunction with the subdivision process, as set forth in Title 17 (Land Development and Resources) of the Municipal Code. Minor boundary and acreage variations from those shown on the Development Plan Map (Exhibit No. 14 of the Specific Plan)

shall be permitted as part of the site plan approval, without amendment to the Specific Plan. The Zoning Map of the City shall be amended in conjunction with site plan approvals, to define the boundaries of the development areas in the manner as provided in Chapter 18.76 (Zoning Amendments).

   .050   Transfers of densities between residential development areas shall be deemed to be consistent with the General Plan; provided the overall density maximum of two thousand one hundred sixty-eight (2,168) dwelling units is maintained, and the general location of development areas approximates the areas shown on the Specific Plan.

   .060   Unless otherwise provided in this chapter, all development areas shall be subject to Chapter 18.18 (Scenic Corridor [SC] Overlay Zone).

   .070   Model homes and their garages, and private recreation facilities may be used as offices for the first sale of homes within a recorded tract, and within subsequent similar tracts utilizing these same architectural designs, subject to the regulations of the Uniform Building Code governing said uses and activities.

   .080   Grading plans for all projects shall comply with Chapter 17.06 (Grading, Excavations and Fills in Hillside Areas) of the Municipal Code.

   .090   All construction shall comply with all provisions of the Uniform Building Code and other codes adopted pursuant to Title 15 (Buildings and Housing) of the Municipal Code.

   .100   Terms used in this chapter shall have the same definitions as provided in the Anaheim Municipal Code, unless otherwise defined.

   .110   In adopting Resolution No. 87R-253 approving and adopting the Specific Plan, the City Council of the City of Anaheim made certain findings of consistency between the General Plan of the City and the Specific Plan. In granting future approvals, as contemplated by this chapter and by the Specific Plan, the particular person or body so acting shall not do so in such a manner so as to abrogate or nullify those findings.

   .120   Public Park Site. Notwithstanding any other provision of this chapter to the contrary, Specific Plan No. 87-1, including but not limited to, all applicable exhibits thereto, is hereby amended to the extent, and wherever required to provide, that the public park site, identified in Section 4.2 of the Specific Plan document, shall be a minimum six (6) acre, level or flat site, in lieu of the five (5) acre site otherwise specified therein. The location and configuration of said six (6) acre park site shall be as generally described in Exhibit A of Resolution No. 90R-384. The term level or flat, as used herein, shall retain the meaning set forth in Section 4.2 of said Specific Plan. (Ord. 4860 § 1 (part); August 25, 1987: Ord 5182 § 1; November 6, 1990: Ord 5920 § 1 (part); June 8, 2004.)

   The methods and procedures for implementation and administration of the Highlands Specific Plan are prescribed as follows:

   .010   Implementation. The Specific Plan shall be implemented through the processing of site plans in conjunction with residential tract maps and parcel maps. The site plans may be prepared separately from the tentative subdivision maps, or may be submitted on the same document, provided the map(s) submitted are in sufficient detail to determine conformance with the Specific Plan. (Ord. 5206 § 1 (part); March 5, 1991: Ord 5247 § 1 (part); August 13, 1991.)

   .020   Site Plan Approval. The site plans(s) for a particular development area, or portion thereof, shall be reviewed, at a duly noticed public hearing by the Planning Commission, for consistency with the Specific Plan and this chapter. Notice of hearings for residential site plans shall be given at the same time and in the same manner as specified for hearings for tentative tract maps in the Municipal Code. However, residential tract maps or parcel maps for Development Area Nos. 7 and 11 may be processed prior to site plan review and approval by the Planning Commission; provided the Planning Commission shall review and approve the site plans for Development Area Nos. 7 and 11, at a duly noticed public hearing, prior to the issuance of a building permit. Notice of residential site plans for Development Area Nos. 7 and 11 shall be given in the same manner as specified for hearings for tentative tract maps in the Municipal Code. Site plans for individually developed custom lots within Development Area 1 (Tract Map Nos. 12689, 12690 and 12691) may be reviewed and approved by the Planning Director, or his or her designee, subject to each property owner demonstrating consistency with the goals and objectives of the Specific Plan, and those standards set forth in Section 18.100.060 of this chapter. Any deviation from Section 18.100.060 shall be subject to a variance proceeding, as established in Chapter 18.74 (Variances). The decision of the Planning Director or the Director's designee may be appealed to the Planning Commission within ten (10) days of the Director's decision, and considered at a duly noticed public hearing. Subject to minor boundary variation, as authorized by subsection 18.100.020.040 of this chapter, and density transfers, as authorized by subsection 18.100.020.050 of this chapter, if the site plan is found to be consistent with the Specific Plan and this chapter, the Planning Commission shall approve the site plan, and direct that the Zoning Map of the City be amended when necessary. The decision of the Planning Commission shall be final, subject to appeal or review by the City Council, in the same time and manner as provided for appeal from decisions of the advisory agency on tentative tract maps, as set forth in the Municipal Code. (Ord. 5206 § 1 (part); March 5, 1991: Ord 5247 § 1 (part); August 13, 1991.)

   .030   Site Plan Consistency. If any changes are proposed to an approved site plan regarding the location or alteration of any use or structure shown on an approved site plan, a revised plan may be submitted to the Planning Director for approval. If the Planning Director or his or her designee determines that the proposed revision complies with the provisions of the Specific Plan and the general intent of the approved site plan, the revised site plan may be approved by the Planning Director or his or her designee, without resubmittal to the approval process described in subsection 18.100.030.020. Said decision shall be final, unless appealed to the City Council within ten (10) days from the date of such decision.

   .035    Fence Relocations. Any proposed modifications to a fencing plan approved by the Planning Commission in conjunction with a tentative tract map or parcel map encompassing a lot or parcel shall be submitted to the Planning Director or his or her designee for approval.

      (a)   An application for modification to a fencing plan pursuant to this section shall be filed on forms prescribed by the Planning Director and shall be filed with the Planning Department. The application shall be accompanied by the payment of a fee per Chapter 18.80 (Fees). All applications shall include a site plan which specifies the elements listed below unless the Planning Director or designee states in writing that a particular element is not required, or that an additional element is required, in order to undertake an adequate review and make any necessary findings.

         (1)   The fence shall be relocated on the same lot or parcel;

         (2)   The fence shall not be relocated a distance of more than thirty (30) feet from the location shown on the fencing plan approved by the Planning Commission for the lot or parcel;

         (3)   The fence shall be located no closer than three (3) feet from a bench drain;

         (4)   The design and layout of the proposed fence modifications; and

         (5)   Such other plans and information as may be required by the Planning Director or designee.

      (b)   The Planning Director or designee may approve, or approve with conditions, a fence relocation plan application based upon the following findings. The decision shall be made in writing or, where appropriate, the fence relocation plan shall be stamped “approved.”

         (1)   The proposed modifications to a fencing plan are consistent with any applicable Specific Plan, the development standards of the applicable zoning district, and any special area guidelines or policies;

         (2)   The architectural design of the proposed fence is consistent with the fencing plan approved by the Planning Commission for the lot or parcel, or is otherwise compatible with the character of the surrounding neighborhood through the appropriate use of materials, texture, and color, and will remain aesthetically appealing and be appropriately maintained;

         (3)   The proposed modifications to a fencing plan will not interfere with the use and enjoyment of neighboring existing or future developments; and

         (4)   The proposed modifications to a fencing plan will not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity.

      (c)   In granting fence relocation plan approval, the Planning Director or designee may impose any reasonable conditions of approval to insure that the proposed modifications will comply with the findings required by section (b), above, including the following:

         (1)   Any landscaped area on the lot or parcel maintained and irrigated by a Homeowners Association as identified on the Covenants, Restrictions and Covenants (CC&R's) recorded on the property prior to the fence relocation, shall continue to be maintained and irrigated by the Homeowner’s Association after the fence relocation;

         (2)   Any required fuel modification areas previously approved by the Fire Department for the lot or parcel, shall be identified on the site plan and shall continue to be planted, maintained and irrigated in the same manner following the fence relocation and no new plant material shall be planted in that area unless approved by the Fire Department;

         (3)   No combustible material including, but not limited to, pool equipment, decks, furniture or other improvements, shall be located in the area between the fence location identified on the fencing plan approved by the Planning Commission for the lot or parcel and the new fence location; and

         (4)   No grading shall be conducted in the area between the fence location identified on the fencing plan approved by the Planning Commission for the lot or parcel and the new fence location.

      (d)   The decision of the Planning Director or designee shall not become final until the property owner submits a restricted covenant to the Planning Department, for approval as to form by the City Attorney, restricting the lot or parcel consistent with the conditions required by or imposed pursuant to section (c), above. The covenant shall be recorded with the Office of the Orange County Recorder and a copy of the recorded covenant shall then be submitted to the Planning Department.

   .040   Specific Plan Amendments. Amendments to the Specific Plan shall be processed in accordance with Chapter 18.72 (Specific Plans). (Ord. 4860 § 1 (part); August 25, 1987: Ord. 5920 § 1 (part); June 8, 2004: Ord. 6031 § 60; August 22, 2006.)

   .010   As provided in subsection 18.100.020.030 of this chapter, the Planning Director may approve transfers of densities and numbers of units between residential development areas. Any application for such a transfer shall be submitted to the Planning Director, signed by both the owner of the property from which the units will be transferred, as well as the owner of the property to whom the units will be transferred.

   .020   The Planning Director, or his or her designee, shall review the application to determine whether the proposed transfer is consistent with the Specific Plan. In no event shall the Planning Director approve the transfer, if it is inconsistent with that document or any other provision of the Municipal Code.

   .030   The Planning Director shall have the sole discretion to refer consideration of the application to the Planning Commission for a noticed public hearing, if he or she determines that the application, if approved, would affect vested property interests of others.

   .040   The action of either the Planning Director or the Planning Commission, if so referred, shall be subject to review/appeal by the City Council in the same manner as provided in Chapter 18.60 (Procedures). (Ord. 4860 § 1 (part); August 25, 1987: Ord. 5920 § 1 (part); June 8, 2004.)

   The City Council may, by resolution, establish fees for processing site plans and density transfers, and any other applications for subsequent approvals, to carry out the purposes of this chapter or to implement or amend Specific Plan No. SP 87-1. (Ord. 4860 § 1 (part); August 25, 1987: Ord. 5920 § 1 (part); June 8, 2004.)

   Set forth below are the standards for the development of residential and open space uses within the Specific Plan Area. The development areas and exhibits referenced herein are those identified as Exhibit Nos. 26 through 35 of the Specific Plan, and correspond to the Development Plan Map (Exhibit No. 14 of the Specific Plan) presented in Section 3.0 of the Specific Plan documents. Said exhibits are incorporated into this chapter by this reference as if set forth in full. (Ord. 5920 § 1 (part); June 8, 2004.)

   This development area provides for the orderly development of detached single-family residences on minimum seven thousand two hundred (7,200) square foot lots (see Exhibit No. 27 of the Specific Plan). The standards of the "RS-2" Single–Family Residential Zone in Chapter 18.04 (Single-Family Residential Zones) shall apply for development in this area, except as otherwise provided below:

   Site Screening. Except as otherwise provided herein, a solid, decorative-type, masonry wall, landscaped earthen berm, or any combination thereof, totaling not less than six (6) feet in height, shall be provided along, and immediately adjacent to, the site boundary line of any single-family development abutting any arterial highway or multiple-family zone boundary, or any alley abutting any such boundary. The height of any such wall and/or berm shall be as measured from the highest finished grade level of the building pad of the dwelling units located nearest any such abutting boundary.

   However, in conditions where a grade separation between any arterial highway and property line occurs at a minimum of six (6) feet, and a minimum setback of twelve (12) feet exists between the single-family development and conditions as stated above, an open, decorative-type wall is permitted, in order to allow and preserve view opportunities. (Ord. 5920 § 1 (part); June 8, 2004.)

   These development areas provide for the orderly development of detached single-family residences on minimum five thousand (5,000) square foot lots (see Exhibit No. 28 of the Specific Plan). The standards of the "RS-3" Single-Family Residential Zone in Chapter 18.04 (Single-Family Residential Zones) shall apply, except as otherwise provided below:

   .010   Minimum Building Site and Building Pad Area. The minimum building site shall be five thousand (5,000) square feet, and the minimum building pad area shall be four thousand (4,000) square feet.

   .020   Minimum Lot Width and Frontage. All lots shall have a minimum width of not less than forty-five (45) feet.

   .030   Minimum Lot Width for Cul-de-Sac and Knuckle Lots. The minimum lot width for cul-de-sac and knuckle lots shall be forty (40) feet, measured at the building setback.

   .040   Minimum Lot Frontage Width of Flag Lots. The minimum lot frontage width at right-of-way shall be twenty (20) feet.

   .050   "Front-On" Garages. The minimum setback to any “front-on” garage shall be not less than twenty (20) feet, with a roll-up garage door. However, at least fifty percent (50%) of setbacks to “front-on” garages located on the same block shall be twenty-five (25) feet or more.

   .060   Minimum Dimensions of Parking Spaces. Required open parking spaces shall be permitted in a driveway having minimum dimensions of sixteen (16) feet wide and twenty (20) feet long, measured from the garage door to the nearest edge of the pedestrian walkway or property line, whichever is the lesser distance.

   .070   Required Site Screening. Except as otherwise provided herein, a solid, decorative-type, masonry wall, landscaped earthen berm, or any combination thereof, totaling not less than six (6) feet in height, shall be provided along, and immediately adjacent to, the site boundary line of any single-family development abutting any arterial highway or any commercial or multiple-family zone boundary, or any alley abutting any such boundary. The height of any such wall and/or berm shall be as measured from the highest finished grade level of the building pad of the dwelling units located nearest any such abutting boundary.

   However, in conditions where a grade separation between any arterial highway and property line occurs at a minimum of six (6) feet, and a minimum setback of twelve (12) feet exists between the single-family development and conditions as stated above, an open, decorative-type wall is permitted, in order to allow and preserve view opportunities.

   .080   Coverage and Open Space Requirements. The maximum coverage by all residential and accessory buildings shall be forty percent (40%) of the lot area. (Ord. 4937 § 1; July 12, 1988: Ord. 5920 § 1 (part); June 8, 2004.)

   These development areas provide for the orderly development of detached, zero-lot-line, single-family residences on minimum three thousand five hundred (3,500) square foot lots (see Exhibit Nos. 29 and 30 of the Specific Plan). The standards of the "RS-3" Single-Family Residential Zone in Chapter 18.04 (Single-Family Residential Zones) shall apply, except as otherwise provided below:

   .010   Minimum Building Site and Building Pad Area. The minimum building site shall be three thousand five hundred (3,500) square feet, and the minimum building pad area shall be three thousand (3,000) square feet.

   .020   Minimum Lot Width and Frontage. All lots shall have a minimum width of not less than thirty-five (35) feet.

   .030   Minimum Lot Width for Cul-de-Sac and Knuckle Lots. The minimum lot width for cul-de-sac and knuckle lots shall be thirty (30) feet, measured at the building setback.

   .040   Minimum Lot Frontage Width of Flag Lots. The minimum lot frontage width at rights-of-way shall be twenty (20) feet.

   .050   Coverage and Open Space Requirements. The maximum coverage by all residential and accessory buildings shall be forty-five percent (45%).

   .060   Minimum Floor Area Per Dwelling. The minimum livable floor area of any one-family dwelling shall be not less than one thousand one hundred twenty-five (1,125) square feet, exclusive of any garage area.

   .070   "Front-On" Garages. The minimum setback to any “front-on” garage shall be not less than twenty (20) feet, with a roll-up garage door. However, at least fifty percent (50%) of setbacks to “front-on” garages located on the same block shall be twenty-five (25) feet or more.

   .080   Minimum Dimensions of Parking Spaces. Required open parking spaces shall be permitted in a driveway having minimum dimensions of sixteen (16) feet wide and twenty (20) feet long, measured from the garage door to the nearest edge of the pedestrian walkway or property line, whichever is the lesser distance.

   .090   Required Site Screening. Except as otherwise provided herein, a solid, decorative-type, masonry wall, landscaped earthen berm, or any combination thereof, totaling not less than six (6) feet in height, shall be provided along, and immediately adjacent to, the site boundary line of any single-family development abutting any arterial highway, any commercial or multiple-family zone boundary, or any alley abutting any such boundary. The height of any such wall and/or berm shall be as measured from the highest finished grade level of the building pad of the dwelling units located nearest any such abutting boundary.

   However, in conditions where a grade separation between any arterial highway and property line occurs at a minimum of six (6) feet, and a minimum setback of twelve (12) feet exists between the single-family development and conditions as stated above, an open, decorative-type wall is permitted, in order to allow and preserve view opportunities. (Ord. 5920 § 1 (part); June 8, 2004.)

   This development area provides for the orderly development of attached single-family, cluster-type housing, with an average minimum three thousand (3,000) square foot building site area per dwelling unit (see Exhibit No. 31 of the Specific Plan). The standards of the "RM-2" Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply for development in this area, except as otherwise provided below:

   .010   Required Site Screening. Except as otherwise provided herein, a solid, decorative-type, masonry wall, landscaped earthen berm, or any combination thereof, totaling not less than six (6) feet in height, shall be provided along, and immediately adjacent to, the site boundary line of any multi-family development abutting any freeway or expressway, or any RS (residential, single-family) or commercial zone boundary, or any alley abutting any such boundary. The height of any such wall and/or berm shall be as measured from the highest finished grade level of the building pad of the dwelling units located nearest any such abutting boundary.

   .020   Required Lot Frontage. That all lots shall be permitted to front upon a private or public accessway.

   .030   Minimum Lot Width. All lots to be utilized as vehicular accessways shall have a minimum width of not less than forty-two (42) feet.

   .040   Minimum Site Area per Dwelling Unit. The minimum site area per dwelling unit shall be two thousand sixty-eight (2,068) square feet per dwelling unit. However, the overall site area per dwelling unit figure for the development area as a whole shall average no less than three thousand (3,000) square feet per dwelling unit.

   .050   Maximum Structural Height. The maximum height of any building shall not exceed thirty-five (35) feet, exclusive of roof structure. Within one hundred fifty (150) feet of any single-family residential zone, the maximum height of any building shall not exceed one (1) story, exclusive of roof structure, unless detailed drawings are submitted to, and approved by, the Building and Zoning Divisions, showing that no proposed buildings greater than one (1) story in height visually intrude on any abutting or adjacent single-family dwelling; in no event, however, shall any such building be located less than sixteen (16) feet from any such residential zone boundary. However, in conditions where a grade separation between any arterial highway and property line occurs at a minimum of six (6) feet, and a minimum setback of twelve (12) feet exists between the multiple-family development and conditions as stated above, an open, decorative-type wall is permitted, in order to allow and preserve view opportunities. (Ord. 5203 § 1; February 12, 1991: Ord. 5920 § 1 (part); June 8, 2004.)

   This development area provides for the orderly development of attached, one-family condominium dwellings, with a minimum two thousand four hundred (2,400) square foot building site area per dwelling unit. The standards of the “RM-3" Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply, except as otherwise provided below:

   .010   Maximum Structural Height.

      (a)   Within fifty (50) feet from a development area designated for single-family residences: one (1) story.

      (b)   Between fifty-one (51) and one hundred fifty (150) feet from a development area designated for single-family residences: one (1) to three (3) stories and not to exceed thirty-five (35) feet, as measured from the ground floor to the highest portion of the structure; provided, however, that prior to issuance of building permits, line-of-sight drawings shall be submitted to the Planning Commission for review and approval, showing that any two (2) and/or three (3) story units will not have an adverse impact on nearby existing or approved single-family residences.

      (c)   More than one hundred fifty (150) feet from a development area designated for single-family residences: maximum three (3) stories and not to exceed thirty-five (35) feet, as measured from the ground floor to the highest portion of the structure.

   .020   Minimum Distances Between Buildings. The minimum distance between facing building walls with no main entrances in either wall shall be ten (10) feet; provided, however, that any such walls containing window(s) to habitable room(s) shall maintain privacy.

   .030   Tandem Parking Spaces. Tandem parking spaces, not to exceed twenty-five percent (25%) of the required number of covered parking spaces, may be located on opposite sides of a driveway, if approved by the City Traffic and Transportation Manager, and based on the determination that safe vehicle turning movements can be made. (Ord. 5431 § 1; June 21, 1994: Ord. 5920 § 1 (part); June 8, 2004.)

   This development provides for the orderly development of attached, single-family, cluster-type housing, with a minimum three thousand (3,000) square foot building site area per dwelling unit. The standards of the “RM-2" Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply for development in this area, except as otherwise provided below:

   .010   Required Lot Frontage. Any lot may front upon either a private or public accessway.

   .020   Minimum Lot Width. Any lot utilized as a vehicular accessway shall having a minimum width of not less than twenty (20) feet.

   .030   Minimum Number of Parking Spaces. At least two and one-half (2.5) parking spaces shall be provided for each unit having a floor area of twelve hundred twenty-five (1,225) square feet or less, at least two (2) of which shall be covered. At least three and one-half (3.5) parking spaces shall be provided for each unit having a floor area greater than twelve hundred twenty-five (1,225) square feet, at least two (2) of which shall be covered. (Ord. 5279 § 1; December 10, 1991: Ord. 5920 § 1 (part); June 8, 2004.)

   This development area provides for the orderly development of attached, multiple-family housing, with a minimum two thousand four hundred (2,400) square foot building site area per dwelling unit (see Exhibit No. 34 of the Specific Plan). The standards of the "RM-3" Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply for development in this area, except as otherwise provided below:

   .010   Required Site Screening. Except as otherwise provided herein, a solid, decorative-type, masonry wall, landscaped earthen berm, or any combination thereof, totaling not less than six (6) feet in height, shall be provided along, and immediately adjacent to, the site boundary line of any multi-family development abutting any freeway or expressway, or any RS (residential, single-family) or commercial zone boundary, or any alley abutting any such boundary. The height of any such wall and/or berm shall be as measured from the highest finished grade level of the building pad of the dwelling units located nearest any such abutting boundary.

   However, in conditions where a grade separation between any arterial highway and property line occurs at a minimum of six (6) feet, and a minimum setback of twelve (12) feet exists between the multiple-family development and conditions as stated above, an open, decorative-type wall is permitted in order to allow and preserve view opportunities.

   .020   Required Parking Spaces. All covered parking spaces shall be located within one hundred (100) feet of, and be readily accessible to, the dwelling unit to be served; provided, however, that thirty-five percent (35%) of the required covered spaces may be located between one hundred one (101) to one hundred fifty (150) feet from the dwelling unit served, and sixteen percent (16%) of the required covered spaces may be located between one hundred fifty-one (151) to two hundred twenty (220) feet from the dwelling unit served; and further provided that only one (1) covered parking space per unit shall exceed the one hundred (100) foot distance, and that any covered parking space exceeding said one hundred (100) foot distance shall be located in a carport. Required open spaces shall be located within 200 feet of the unit served. (Ord. 5031 § 1; June 13, 1989: Ord. 5920 § 1 (part); June 8, 2004.)

   This development area provides for the orderly development of attached, single-family, cluster-type housing, with a minimum three thousand (3,000) square foot building site area per dwelling unit. The development standards of the "RM-2" Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply for development in this area, except as otherwise provided below. (Ord. 5534; November 28, 1995.)

   .010   Required Lot Frontage. All lots shall front on a public or private accessway (the same as existing Development Area No. 6).

   .020   Minimum Lot Width. Lots utilized as private accessways shall have a minimum width of forty-two (42) feet; all other lots shall have a minimum width of seventy (70) feet (the same as existing Development Area No. 6).

   .030   Minimum Building Setback From Arterial Highways (Serrano Avenue). Minimum fifty (50)-foot-wide building setback required; provided, however, in connection with the consideration of the final site plan, the Planning Commission may approve a building encroachment into the minimum setback; provided that: (i) no structure shall be located closer than thirty (30) feet to the right-of-way, and (ii) the length of the encroachment area shall be no greater than fifteen percent (15%) of the Development Area No. 8 frontage along Serrano Avenue.

   .040   Required Site Screening.

      (a)   Unless otherwise provided herein, a maximum six (6)-foot-high, solid, decorative-type, masonry wall may be constructed a minimum of five (5) feet from Serrano Avenue and Sunset Ridge Road;

      (b)   Walls shall be planted with either clinging vines or fast-growing shrubbery to screen the wall surface so as to eliminate graffiti opportunities;

      (c)   The location of the wall at the corner of Serrano Avenue and Sunset Ridge Road shall be subject to the review and approval of the City Traffic and Transportation Manager, for line-of-sight requirements; and

      (d)   Provisions for a decorative-type wall shall be made to allow and preserve view opportunities, when possible. (Ord. 5920 § 1 (part); June 8, 2004.)

   The standards of the “OS” Open Space Zone in Chapter 18.14 (Public and Special Purpose Zones) shall apply for the areas shown as open space on the Highlands Development Plan Map (Exhibit No. 14 of the Specific Plan). (Ord. 4860 § 1 (part); August 25, 1987: Ord. 5920 § 1 (part); June 8, 2004.)

   .010   General. The purpose of this section is to establish standards for the uniformity and hierarchy of signage, reinforcing the character and image of the Specific Plan community, as provided in the Community Monumentation Concept Plan (Section 5.2 of the Specific Plan). The following regulations shall apply to all residential and non-residential uses within the Specific Plan Area.

   Except as specified below, all signs shall conform with Chapter 18.44 (Signs) and the standards set forth under the controlling zone district in which the signs are located. Signs shall be established as part of a sign program administered by the City and approved by the Traffic Engineer. The signs shall conform to the general specifications set forth below.

   .020   Temporary Signs. Temporary signs denoting the architect, engineer or contractor may be placed on the premises where construction is in progress. Such signs shall not exceed a vertical length of eight (8) feet, nor a total area of twenty four (24) square feet.

   .030   Community Entry Monumentation. The following standards are hereby adopted for the implementation of the Community Monumentation Concept discussed in Section 5.2 of the Specific Plan, and shown on Exhibit 23 thereof. Entry monumentation shall be provided at three (3) levels consistent with the provisions below: (a) community entry signs, (b) product entry signs, and (c) commercial entry signs.

      (a)   Community Entry Signs. Large scale monumentation signage identifying major entries to the Highlands.

         (1)   Number and Location. A maximum of four (4) entry monumentation sign locations shall be permitted at the following major entries:

   -   Intersection of Canyon Rim Road and Serrano Avenue.

   -   Intersection of Canyon Rim Road and the backbone collector road.

   -   Intersection of Serrano Avenue and eastern boundary.

   -   Entrance at the north or northeast boundary.

         (2)   Maximum Height and Area. Such signage shall be provided as an element of the required site screen wall; such wall shall not exceed a vertical height of ten (10) feet from grade, nor a total area of two hundred fifty (250) square feet.

         (3)   Maximum Sign Copy Area. A maximum of twenty-five (25) square feet of sign area shall be permitted exclusively for community name and/or logo.

      (b)   Product or Neighborhood Entry Signs. The following medium scale monumentation signage, providing identification of entry into individual project areas, shall be permitted:

         (1)   Number and Location. A maximum of two (2) entry monumentation signage locations shall be permitted for each individual project area.

         (2)   Maximum Height and Area. If provided as an element of the required site screen wall, such signage shall not exceed a vertical height of eight (8) feet from grade, nor a total area of one hundred forty-five (145) square feet. If such signage is provided as freestanding, such sign shall not exceed a vertical height of four (4) feet from grade, or have a total area of over seventy-five (75) square feet.

         (3)   Maximum Sign Copy Area of Freestanding Signs. A maximum of sixteen (16) square feet of sign area shall be permitted exclusively for the project name and/or logo.

      (c)   Commercial Entry Sign. The following low scale monument signs to identify entry into the community commercial area.

         (1)   Number and Location. One (1) such entry sign shall be permitted at the major entry to the project from Serrano Avenue, which meet the criteria hereinafter set forth.

         (2)   Maximum Height and Area. If provided as an element of a wall, such signage shall not exceed a vertical height of six (6) feet from grade, nor have a total signage area of greater than one hundred twenty (120) square feet. If such signage is provided as freestanding, such sign shall not exceed a vertical height of four (4) feet from grade, nor exceed eighty (80) square feet in total area.

         (3)   Maximum Sign Copy Area of Freestanding Signs. A maximum of ten (10) square feet of sign area shall be permitted exclusively for the project name and/or logo.

   .040   Future Development Signs. Temporary signs advising future development shall use the general terms residential or commercial, in describing the future land use on the site upon which the sign shall be located. Such signs shall not exceed a vertical height of twelve (12) feet, a horizontal length of eight (8) feet, nor a total area of thirty-two (32) square feet. Signs shall be consistent in size, color, material and design, as approved by the City, and shall provide an identifiable element to the community. (Ord. 4860 § 1 (part); August 25, 1987: Ord. 5920 § 1 (part); June 8, 2004.)

   .010   Concurrent with, or subsequent to, the introduction of an ordinance adding this chapter to the Municipal Code, the City Council may introduce an ordinance to reclassify the property covered by Specific Plan No. 87-1 (SP No. 87-1) and this chapter to the zoning designation SP 87-1. Such reclassification shall be subject to each of those certain conditions of approval of SP No. 87-1, as set forth in Resolution No. 87R-253. Any violation of any of said conditions shall be deemed a violation of this chapter, as well as of the reclassification ordinance, and shall be punishable as set forth in Section 1.01.370 (Violations of Code–Penalty) of Chapter 1.01 (Code Adoption and Construction). (Ord. 4860 § 1 (part); August 25, 1987: Ord. 5920 § 1 (part); June 8, 2004.)