Residential zones providing for a range of dwelling unit densities and a variety of housing types are hereby established to achieve the following purposes:

RAP residential airport zone. This zone is intended to provide consistency with the airport comprehensive land use plan by allowing for the development of residential uses within areas designated as "extended approach/departure zone" under the Imperial County Airport Land Use Compatibility Plan where risk factors have been identified resulting in the need for restricting density. This zone allows development of a single-family home (or manufactured home on a permanent foundation) at a maximum density of one (1) dwelling unit per acre. Subject to article V, division 6, conditional use permit, densities allowed under the R1 zone shall be allowed so long as development is clustered in a manner that the average density within those portions of the site designated "extended approach/departure zone" does not exceed one (1) dwelling unit per acre subject to the provisions of article V, division 6, conditional use permit.

RR rural residential zone. This zone is intended to provide for large lot rural residential uses. Single-family dwellings at a density of two (2) dwelling units per acre are allowed in this zone. The RR zone is intended to implement the rural residential general plan land use designation.

R1 single-family residential zone. This zone is intended to provide for the development of a single-family home (or manufactured home on a permanent foundation) on lots not less than six thousand (6,000) square feet in area, and the protection of these dwellings from incompatible uses. The R1 zone is intended to implement the low density residential general plan land use designation.

R2 variable residential zone. This zone is intended to permit the development of medium density, single-family, duplex, or multi-family dwellings such as apartments, garden-style units, townhouses, and condominiums, with a maximum density of twelve (12) dwelling units per net acre. For attached dwellings, lots shall not be less than seven thousand two hundred (7,200) square feet in net area. For single-family detached dwellings, lots shall not be less than three thousand six hundred (3,600) square feet in net area. The R2 zone is intended to implement the medium density residential general plan land use designation.

R3 multi-family residential zone. This zone is intended to permit the development of medium high-density multi-family dwellings such as apartments, garden-style units, townhouses, and condominiums, with a maximum density of twenty-five (25) dwelling units per net acre, on lots not less than seven thousand two hundred (7,200) square feet in net area. The R3 zone is intended to implement the high medium density residential general plan land use designation.

(Ord. No. 24-03, § 2, 9-17-24)

The uses identified in table 29-53.1 shall be permitted uses where the symbol "P" appears. Where the symbol "C" appears, the use requires a conditional use permit pursuant to article V, division 6 of this chapter. The symbol "X" indicates that the use is prohibited.

Table 29-53.1 Residential Zones Use Regulations

(Ord. No. 24-03, § 2, 9-17-24)

The following minimum property development standards identified in table 29-54.1 shall apply to all land and buildings in the residential zones, except that any lot shown on an official subdivision map duly approved and recorded, or any lot for which a bona fide deed had been duly recorded prior to the effective date of this chapter may be used as a building site. See also article III of this chapter for exceptions to, or clarification of, these regulations.

(1)

Special requirements for two (2) or more dwelling units per lot:

a.

Site plan review. Before any building or structure which increases the number of dwelling units to two (2) or more is erected on any lot in a residential zone, a site plan shall have been submitted to and approved by the community development director, pursuant to the provisions of article V, division 4 of this chapter.

Table 29-54.1 Residential Zones Property Development Standards

Notes:

(1)

Legal lots may exist that do not meet this development standard. However, any subdivision of land occurring after the adoption of this zoning ordinance must meet the minimum net lot area required by table 29-54.1 standard, with the following exception for existing infill lots at the time of the adoption of this chapter. For the purposes of this section, an infill lot is any legal lot surrounded on at least two (2) sides by developed lots.

•

The subdivision of an existing infill lot is permitted if the net lot area of the subdivided lot(s) is equal to or greater than ninety (90) percent of minimum net lot area required by table 29-54.1.

(2)

Density is one (1) du/acre per the general plan. However, densities consistent with the R1 development standards may be allowed as a cluster development, subject to approval of a CUP and so long as average densities within designated "extended approach/departure" areas do not exceed one (1) du/acre.

____________

b.

Open space. Development of two (2) or more units on a single shall have efficient access to common and private open space for passive or active recreation and for social activities. Common open space includes amenities open to all residents and their visitors, such as game courts, swimming pools, gardens, fitness areas, play equipment, picnic areas, barbeque areas, community gardens, or landscape gardens. No portion of off-street parking spaces, driveways, covered pedestrian access ways or utility areas such as laundries, clothes drying yards or trash areas shall constitute common open space. Private open space includes areas connected or adjoining a dwelling unit for the exclusive use of the occupants and their visitors, such as balconies, porches, or patios. All common open space shall conform to the following standards:

1.

Amount required.

i.

For two (2) to four (4) dwelling units (attached or detached) on a single lot, a minimum of three hundred (300) square feet of open space with a minimum dimension width and depth of twenty (20) feet shall be provided for each dwelling unit.

ii.

For more than five (5) or more on a single lot or building site, a minimum of one hundred fifty (150) square feet per dwelling unit of common open space shall be provided, not less than fifty (50) percent of which shall be located in a single common area with a minimum dimension width and depth of twenty (20) feet.

iii.

In addition to the above, in the R3 zone private open space shall be provided as follows:

(A)

For dwelling units with one (1) or more bedrooms a minimum of fifty (50) square feet of private open space shall be provided contiguous to each dwelling unit. A minimum of fifty (50) square feet of private open space shall be provided contiguous to each dwelling unit.

(B)

For studio or efficiency units a minimum of fifty (50) square feet of private open space shall be provided contiguous to each dwelling unit, except that the amount of required private open space may be reduced when additional common open space is provided. For every additional square foot of common open space provided, private open space may be reduced by one (1) square foot.

(C)

Private open space shall have a minimum width and depth of five (5) feet, and be screened from ground level exterior visibility by a wood or masonry fence not more than fifty (50) percent open and not less that fifty-four (54) inches high, or, if on a deck or balcony, not less than forty-two (42) inches high.

iv.

When a private open space area greater than ninety-six (96) square feet with a minimum width of eight (8) feet is provided for each dwelling unit, the total common open space requirements may be reduced by twenty-five (25) percent.

v.

Rooftop amenities may also be included in the required open space if they are accessible to all residents.

vi.

Planting areas may be reduced to fifteen (15) percent if active recreation areas such as playgrounds, sport courts, pools or fitness areas are provided for common open space.

vii.

Any accessory building or unit designed and intended to be used for recreational purposes shall be counted as common open space but may not exceed fifty (50) percent of the required open space.

2.

Location.

i.

Required common open spaces shall be conveniently and centrally located to the majority of units in the development to promote a sense of community. Common open space areas located within center courtyards are preferred to provide resident privacy and security.

ii.

Common open spaces and children's play areas shall be visible from individual units and be connected to the internal pedestrian system in the development.

iii.

Private open spaces shall be contiguous to and have direct pedestrian access from the units they serve.

3.

Design.

i.

The design and orientation of all open spaces shall take advantage of available sunlight and be sheltered from the wind, noise and traffic on adjacent streets, and incompatible uses.

ii.

A surface shall be provided which allows convenient use for outdoor activities. Such surface shall be any practicable combination of lawn, garden, flagstone, wood planking, concrete, asphalt, or other serviceable, dust free surfacing. Slope shall not exceed five (5) percent.

iii.

Pools with incidental cabanas and restrooms, and paved recreation areas may be developed in the required common open space.

iv.

Not less than twenty-five (25) percent, but no more than fifty (50) percent, of this common space shall be permanently landscaped.

v.

All common open spaces shall be ADA accessible and feature ADA accessible features.

vi.

Single projects that occur on multiple lots, as a part of a single phase of development, may cluster open space into a single location on a single lot rather than providing open space on each individual lot.

c.

Trash enclosure. All areas set aside for storage and pickup of trash and garbage shall be completely enclosed on four (4) sides by a solid six (6) foot wall or fence or completely screened by any other methods acceptable to the director. Said areas shall be convenient to residents which they are intended to serve. Solid access doors shall be provided at the same height as the wall or fence.

d.

Laundry room. For developments of ten (10) or more dwelling units, a minimum of one (1) clothes washer and one (1) clothes dryer per each full ten (10) dwelling units shall be provided and maintained within an enclosed structure. The provision of one (1) clothes washer and one (1) clothes dryer hookup in each dwelling unit shall meet this requirement.

(Ord. No. 24-03, § 2, 9-17-24)

(a)

Purpose and applicability. These design standards are intended to assist the project applicant in understanding the city's requirements for high quality residential development. These mandatory standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various mandatory regulations. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. These standards apply to all single-family residential development and duplexes.

(b)

Site layout.

(1)

Consistency. New development shall continue the functional, on-site relationships of the surrounding neighborhood, including architectural features visible from the public right-of-way, building design elements, landscaping, and parking location.

(2)

Natural surveillance. The design and placement of residential dwellings, common areas, and other features shall maximize visibility and encourage natural surveillance. The placement and orientation of buildings, windows, doors, balconies, site entrances, landscaping, walls, fences, and other physical obstructions shall be consistent with crime prevention through environmental design (CPTED) principles. Building doors, windows, and entrances shall be oriented to relate directly to public and private streets, drives, paseos, greenways, and common open space.

(3)

Visual interest. New development shall encourage visual interest along the street using one (1) or more of the following techniques:

i.

Variation in building placement and orientation;

ii.

Variation in lot width to provide different amounts of open areas between structures;

iii.

Variation in distances between adjoining homes, or between homes and fences, to provide different types of yards and private patio areas;

iv.

Variation in landscape treatment.

(c)

Building features and design.

(1)

Privacy. To the extent residential windows face the windows of an adjacent unit, the windows shall be offset to maximize privacy. Windows, balconies or similar openings shall be oriented to minimize direct line-of-sight into adjacent units within the development. To provide privacy for adjacent residential units, windows on the second and higher floors of buildings which directly face or abut the windows of other residential units shall be designed either as translucent or louvered, or another solution shall be utilized to achieve privacy for the adjacent residential units.

(2)

Porches. When provided, porches shall extend along the front or corner side facade of the structure and shall be compatible with and complementary to the architectural style of the dwelling.

(3)

Rooflines. Rooflines shall be compatible with the design and scale of surrounding dwellings. Variation in the roof lines of new development shall be provided through breaks in parapets, varied parapet heights, pitched roofs, gabled roofs, and/or mansard roofs. Variable or stepped building heights shall be provided, both to add visual interest and give the appearance of a collection of smaller structures.

(4)

Window and front entry doors. Window and front entry door design shall be compatible and complementary to the building design. Windows and front entry doors visible from the public right-of-way shall include enhanced design elements such as shutters, window boxes, decorative corbels, panels, awnings, or trim.

(5)

Solar panels. Solar panels, when provided, shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Natural aluminum finish is not permitted. Solar panels shall be located only on roofs. Any mechanical equipment shall be screened from view.

(d)

Architectural style.

(1)

Consistency. New development in existing neighborhoods shall incorporate distinctive architectural characteristics of surrounding development, including one (1) or more of the following: window and door detailing, colors, materials, roof style and pitch, finished-floor height, porches and bay windows, and landscaping.

(2)

Architectural details. The architectural details exterior colors, and materials visible from the public right-of-way on new development shall be consistent with the architectural form and style of the structure. Exterior columns or supports for site elements, such as trellises and porches, shall utilize materials and colors that complement the materials and colors of other elements in the development.

(3)

New accessory structures. The design of new accessory structures, including garages and carports, shall be architecturally compatible with the principal residential structure through the use of consistent architectural style, exterior building and roofing colors and materials, and landscaping.

(4)

Facades. Add to the visual richness of facades by incorporating any two (2) or more of the following decorative details in new development:

i.

Tile base or trim at wall base, around windows, doors, and openings;

ii.

Clay tile vents;

iii.

Wood brackets/knee braces;

iv.

Recessed niches;

v.

Window grilles;

vi.

Pot shelfs;

vii.

Wrought iron railing;

viii.

Sconce lighting;

ix.

Corbels;

x.

Stone or stucco window trim;

xi.

Shutters.

(5)

Roof materials.

(i)

Roofs of accessory structures visible from the public right-of-way shall be constructed of permanent, durable materials.

(ii)

The following roof materials shall not be used:

i.

Corrugated metal (standing rib metal roofs are permitted);

ii.

Tarps or sails;

iii.

Highly reflective surfaces (copper roofs may be considered);

iv.

Illuminated roofing.

(e)

Colors.

(1)

For new development, intense primary or secondary colors shall not be the dominant overall color for a structure. The use of earth tones and soft muted colors is encouraged.

(2)

Residential subdivisions shall include at least two varieties of roof and building materials.

(3)

The color of new accessory structures (including roof colors) shall complement the color of the primary building(s) or buildings in the surrounding neighborhood.

(f)

Screening.

(1)

Fences and walls.

i.

Portions of all perimeter walls or fences completed as part of new residential development that are visible from the public right-of-way shall be designed in a style, material and color to complement neighborhood architecture.

ii.

Visually penetrable materials, such as wrought iron or tubular steel, shall be used for front yard fences and gates to encourage self-policing and discourage crime. Chain-link fencing with or without slats is prohibited in the front and corner side yards of lots with residential dwellings.

iii.

When required, sound walls shall be provided to a minimum height and bulk to meet the maximum one (1) hour sound levels identified in division 8 of article III. Sound walls shall be of masonry, concrete, smooth stucco finish, or other approved masonry material. Landscaping and/or decorative elements such as wrought iron, tile insets or grillwork shall also be incorporated into sound walls to improve their appearance. Sound walls shall be designed in a style, material and color to complement neighborhood architecture.

(2)

Screening roof top equipment.

i.

All roof top equipment, including roof-mounted air-conditioning units, shall be screened from public view by either screening the equipment with materials of the same nature as the roof or positioning the equipment to minimize visibility from the public right-of-way. Mechanical equipment shall be located below the highest vertical element of the building.

(g)

Parking and access.

(1)

Circulation components shall be pedestrian-friendly and configured in such a manner as to facilitate physical and visual connections with adjacent uses.

(2)

All alleys shall be paved for vehicular traffic if utilized for vehicular access. Green alleys are encouraged with pervious paving with a high albedo, such as permeable pavers, porous asphalt, reinforced grass pavement (turf-crete), stone pavers and other permeable materials.

(3)

Garages.

i.

Garage doors shall be adequately setback to keep the sidewalk clear of vehicles at all times.

ii.

Garages shall not occupy more than fifty (50) percent of any street facade of the principal residential structure.

iii.

A variety of compatible garage door designs shall be used throughout a project. The design of the garage door shall be compatible with the architectural style of the primary residence.

(4)

Carports.

i.

Carports are permitted within a required front, side, or rear yard in accordance with section 29-116.

ii.

Carports shall comply with the following requirements:

(A)

Required parking shall be provided in full compliance with the provisions of chapter 29, article III, division 5, parking and loading regulations.

(B)

A minimum front yard of ten (10) feet and a minimum side yard of three (3) feet shall be maintained.

(C)

Temporary or portable carports shall not be permitted.

(D)

Materials.

a.

Carport posts shall not be constructed of PVC pipe.

b.

Carport posts shall be at least four (4) inches wide by four (4) inches long.

c.

Roofing materials shall comply with subsection (d) of this section.

(h)

Lighting.

(1)

The design of light fixtures and their structural support shall be architecturally compatible with the main structures on-site. Illuminators shall be integrated within the architectural design of the structures.

(2)

All lighting fixtures shall be shielded to confine light spread within the site boundaries.

(Ord. No. 24-03, § 2, 9-17-24)

(a)

Purpose and applicability. These design standards are intended to assist the project applicant in understanding the city's requirements for high quality residential development. These mandatory standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various mandatory regulations. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.

(b)

Site layout.

(1)

At least one (1) of the following design techniques shall be implemented:

i.

Varying front setbacks within the same structure;

ii.

Staggered and jogged unit planes;

iii.

Use of reverse building plans to add variety;

iv.

Maximum of two (2) adjacent units with identical wall and rooflines;

v.

Varying orientations to avoid the monotony of garage door corridors.

(2)

Natural surveillance. The design and placement of residential dwellings, common areas, and other features shall maximize visibility and encourage natural surveillance. The placement and orientation of buildings, windows, doors, balconies, site entrances, landscaping, walls, fences, and other physical obstructions shall be consistent with crime prevention through environmental design (CPTED) principles. Building doors, windows, and entrances shall be oriented to relate directly to public and private streets, drives, paseos, greenways, and common open space amenities.

(c)

Building features and design.

(1)

Visual bulk. Reduce the visual bulk of new multi-family development by incorporating any three (3) of the following design features:

i.

Accentuated building corners (this may be achieved with architectural treatments, such as a change in material, greater building height at the corner, rounded or chamfered building facades, pronounced building forms, enhanced window treatments or projections - such as awnings, trellises, parapets, roof overhangs, etc.);

ii.

Fenestration elements, such as recessed windows, decorative panels and trim, color accents, offsets and framed openings;

iii.

Patterned garage doors with painted trim or varied garage door colors;

iv.

A change in materials and finishes, providing at least three (3) materials and finishes across the building facade;

v.

A horizontal offset in the building plane consisting of a minimum two-foot offset in the building facade for every thirty (30) feet of building frontage;

vi.

A ten (10) foot stepback for habitable space of the third floor.

(2)

Privacy. To the extent residential windows face the windows of an adjacent unit, the windows shall be offset to maximize privacy. Windows, balconies or similar openings shall be oriented to minimize direct line-of-sight into adjacent units within the development. To provide privacy for adjacent residential units, windows on the second and higher floors of buildings which directly face or abut other residential units shall be designed either as translucent or louvered, or another solution shall be utilized to achieve privacy for the adjacent residential units.

(3)

Porches. When provided, porches shall extend along the front or corner side facade of the structure and shall be compatible with and complementary to the architectural style of the dwelling.

(4)

Rooflines. Rooflines shall be compatible with the design and scale of surrounding dwellings.

i.

Rooflines shall not run in a continuous plane for more than fifty (50) feet without offsetting or jogging the roof plane, or providing variation in the roof lines through breaks in parapets, varied parapet heights, varied roof heights, pitched roofs, gabled roofs, and/or mansard roofs.

ii.

Variable or stepped building heights shall be provided both to add visual interest and give the appearance of a collection of smaller structures.

(5)

Window and front entry doors. Window and front entry door design shall be compatible and complementary to the building design. Windows and front entry doors visible from the public right-of-way shall include at least two (2) enhanced design elements such as shutters, window boxes, decorative corbels, panels, awnings, or trim.

(6)

Solar panels. Solar panels, when provided, shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Natural aluminum finish is not permitted. Solar panels shall be located only on roofs. Any mechanical equipment shall be screened from view.

(7)

Multi-family exterior stairs. When provided, simple, clean, bold projections of stairways are required to complement the architectural massing and form of the structure. Stairways shall be of smooth stucco, plaster, or wood, with accent trim of complementary colors and railings appropriate to the architectural style of the structure. Thin-looking, open metal, prefabricated stairs are not allowed.

(8)

Shade. All developments shall provide shade for at least fifty (50) percent of the required common open space areas, as measured at 2:00 p.m. on June 21. Shade may be provided through the following design elements: arcades, colonnades, pergolas, verandas, covered porches, fixed canopies, awnings, trellises, or other shade structures, or shade trees.

(9)

Permanent shade structures. Permanent shade structures such as canopies and arcades shall maintain a vertical clearance of at least ten (10) feet above finished grade.

(d)

Architectural style.

(1)

Consistency. New development in existing neighborhoods shall incorporate distinctive architectural characteristics of surrounding development, including one (1) or more of the following: window and door detailing, colors, materials, roof style and pitch, finished-floor height, porches and bay windows, and landscaping.

(2)

Materials, colors and details. Architectural details, exterior colors, and materials visible from the public right-of-way shall be consistent with the architectural form and style of the structure. Exterior columns or supports for site elements, such as trellises and porches, shall utilize materials and colors that match the materials and colors of other elements in the development.

i.

Exterior building and roof colors visible from the public right-of-way shall be appropriate to and enhance the architectural style and materials of the structure. The dominant overall color of the exterior building and roof shall be earth tones or soft muted colors. Intense primary and secondary colors shall be avoided as the dominant overall color for a structure.

ii.

Brick, stone, terra cotta, tiles, and copper shall be left in their natural colors. Veneer shall turn corners and avoid exposed edges.

iii.

The color of accessory structures (including roof colors) shall complement the color of the primary building(s).

(3)

Compatibility. The design of accessory structures shall be architecturally compatible with the principal residential structure through the use of consistent architectural style, exterior building and roofing colors and materials, and landscaping.

(4)

Facades. Add to the visual richness of facades by incorporating any two (2) or more of the following decorative details in new development:

i.

Tile base or trim at wall base, around windows, doors, and openings;

ii.

Clay tile vents;

iii.

Wood brackets/knee braces;

iv.

Recessed niches;

v.

Window grilles;

vi.

Pot shelfs;

vii.

Wrought iron railing;

viii.

Sconce lighting;

ix.

Corbels;

x.

Stone or stucco window trim;

xi.

Shutters.

(e)

Roof materials.

(1)

Roofs of accessory structures visible from the public right-of-way shall be constructed of permanent, durable materials.

(2)

The following roof materials shall not be used:

i.

Corrugated metal (standing rib metal roofs are permitted);

ii.

Highly reflective surfaces (copper roofs may be considered); and

iii.

Illuminated roofing.

(f)

Screening and landscaping.

(1)

Fences and walls.

i.

Portions of all perimeter walls or fences visible from the public right-of-way shall be designed in a style, material and color to complement neighborhood architecture.

ii.

Use visually penetrable materials, such as wrought iron or tubular steel, for front yard fences and gates to encourage self-policing and discourage crime. Chain-link fencing with or without slats is prohibited in the front and corner side yards of lots with residential dwellings.

iii.

When required, sound walls shall be provided to a minimum height and bulk of sound walls to meet the maximum one (1) hour sound levels identified in division 8 of article III. Sound walls shall be of masonry, concrete, smooth stucco finish, or other approved masonry material. Landscaping and/or decorative elements such as wrought iron, tile insets or grillwork shall also be incorporated into sound walls to improve their appearance. Sound walls shall be designed in a style, material and color to complement neighborhood architecture.

(2)

Screening equipment.

i.

All roof top equipment, including roof ladders, shall be screened from public view by screening materials of the same nature as the structure's basic materials. Mechanical equipment shall be located below the highest vertical element of the building.

ii.

Whether on a roof, side of a structure or on the ground, screen all equipment, utilities, trash enclosures, service/maintenance areas and parking zones of buildings and developments and provide buffers to mitigate nuisances and reduce their visual dominance. The method of screening shall be architecturally integrated with the adjacent structure in terms of materials, color, shape, size, and surrounding landscape. Where individual equipment is provided, a continuous screen is required.

(3)

Outdoor storage. Screening for outdoor storage shall be determined by the height of the material or equipment being screened. Chain-link fencing is prohibited. When allowed, exterior storage shall be confined to portions of the site least visible to public view. Where screening is required, a combination of elements shall be used including solid masonry walls, berms, and landscaping.

(4)

Landscaping.

i.

All areas not covered by structures, drives, parking or hardscape shall be landscaped and maintained. Landscaping shall incorporate trees and/or tall shrubs in addition to grass, small shrubs, and groundcover to frame, soften and embellish the quality of the environment, to buffer units from undesirable views, to break up large expanses of parking, and to provide shading and climatic cooling of nearby units and moderate prevailing winds.

ii.

Provide landscape buffers and/or low patio walls to reduce noise impacts and protect the privacy of residential units along high-traffic streets and intense uses.

iii.

All buildings shall provide a landscape buffer area within the rear and side yard setback area. The landscape area may consist of existing and established native and naturalized vegetation and new container plant material comprised of twenty-four (24)-inch box trees at a minimum of twenty-five (25) feet on center and understory planting with minimum one (1) and five (5) gallon shrubs and groundcover. New planting should consist of a combination of small, medium, and large-scale trees, shrubs, and groundcover. (See table 29-142.2 and table 29-142.3 for groundcover and shrub lists.)

(5)

Recycling and solid waste disposal. Recycling and solid waste disposal areas must be fully enclosed by masonry walls and solid gates, and such facilities shall meet the service needs of the city's solid waste operator. These enclosures shall be softened with landscaping on their most visible sides when practical. Recommended locations include inside parking courts or at the end of parking bays. Locations shall be conveniently accessible for trash collection, maintenance and pedestrians (a separate walk-in access shall be provided), shall minimize solid waste vehicle driveway length into the property, and shall not block access drives during loading operations.

(g)

Circulation and access.

(1)

Safe and direct pedestrian access shall be provided from ground level residential units to streets and communal areas.

(2)

When fences or walls are in place around the perimeter of a development, at least one (1) a gate or other dedicated pedestrian access point shall be provided every six hundred (600) feet to allow access to each street along the development's frontage.

(3)

All alleys shall be paved for vehicular traffic if utilized for vehicular access. Where green alleys are provided, pervious paving with a high albedo, such as permeable pavers, porous asphalt, reinforced grass pavement (turf-crete), stone pavers and other permeable materials are encouraged, but not required.

(4)

Street trees and streetscape improvements.

i.

Street trees shall be placed in tree cutouts or a continuous parkway. Provide a fifty (50) square foot minimum area for all trees to allow for adequate root zone that is clear of anything with a footing that could cause potential damage to trees or roots. Landscaping and irrigation, decorative boulders, and small signage may be allowed in this area.

ii.

Ground plane treatment at the tree cutouts or parkway shall include a combination of understory planting, rock mulch and boulders. (See table 29-142.2 and table 29-142.3 for groundcover and shrub lists.)

iii.

For all new development, street tree species for Adams Avenue shall be Quercus virginiana (Southern Live Oak) and for S. Imperial Avenue shall be Ulmus parvifolia (Chinese Evergreen Elm).

iv.

Streetlights shall comply with the city's adopted standards.

(5)

Project entries.

i.

Entries shall be easily identified by architectural accents or massing. Landscaping and site design shall be used to frame and distinguish the main entry.

ii.

When the main entry into a multi-family residential development includes vehicular access, colored and textured paving treatment shall be provided to a minimum depth of ten (10) feet located immediately behind the street property line.

iii.

Each dwelling unit's entry shall be emphasized and differentiated through architectural elements such as porches, stoops, or roof canopies, and detailing such as paint color, trim, materials, or awnings.

(h)

Vehicle parking.

(1)

Garages.

i.

When garages are provided for individual residential units, they shall be enclosed behind garage doors.

ii.

Garages with parking aprons less than twenty-three (23) feet in length shall have automatic garage door openers and sectional roll-up doors.

iii.

Garages in multi-family developments shall be accessible only from the interior of a development and shall not face public streets.

(2)

Parking areas and carports.

i.

Parking spaces shall be located within three hundred (300) feet of the units that use them.

ii.

To reduce their visual impact on the streetscape, parking areas with more than ten (10) vehicle parking spaces shall be located to the rear or side of residential structures, or within the interior of the development.

iii.

Drive aisles that provide access to parking areas with more than ten (10) vehicle parking spaces shall not be located along the frontage of a site.

iv.

Parking areas shall include a maximum of two (2) double-loaded parking aisles (bays) adjacent to each other.

v.

No more than fifteen (15) adjacent parking spaces shall be permitted per aisle in parking areas or carports.

vi.

No more than an average of ten (10) adjacent covered parking spaces shall be permitted within carports.

vii.

A continuous, clearly marked walkway shall be provided from parking areas and carports to main entrances of buildings in order to minimize cross-circulation between vehicles and pedestrians.

(3)

Landscaping.

i.

Landscaping shall be provided for parking areas and carports in accordance with sections 29-142 and 29-143.

ii.

Vines, shrubs, and trees shall be used around garages, tuck-under parking spaces, and underground parking entrances to reduce their visual dominance.

iii.

The ends of each cluster of carports shall be landscaped if visible from the public right of way or adjacent properties.

vi.

Parking areas shall be separated from each other by dwelling units or by a landscaped buffer not less than thirty (30) feet wide.

vii.

Landscape bulbs shall align with major building entrances to provide pedestrian access to the building entrance from a parking area or driveway. Bulbs that align with entrances shall include a pathway as well as a vertical landscape or architectural element such as a trellis or a tree.

(i)

Lighting.

(1)

Lighting shall be used to provide illumination for the security and safety of on-site areas such as parking, loading, shipping and receiving, walkways and working areas.

(2)

The design of light fixtures and their structural support shall be architecturally compatible with the main structures on-site. Illuminators shall be integrated within the architectural design of the structures.

(3)

All lighting fixtures shall be shielded to confine light spread within the site boundaries.

(Ord. No. 24-03, § 2, 9-17-24)