Highland City Zoning Code

Provide incentives for the development of mixed use projects;

Ensure the intelligent mixture of uses and a high level of design;

Ensure adequate light, air, privacy, security, and open space for residential uses;

Protect the various uses from objectionable noise, illumination, unsightliness, odors, smoke and other deleterious influences; and

Minimize traffic congestion and facilitate the provision of utility services and other public facilities commensurate with anticipated population, dwelling unit densities, and service requirements including transit services.

Animals. It is the general intent of the city to permit the keeping of animals without the creation of a nuisance to surrounding residents and visitors. Animals that may be kept within a residential portion of a separated multiple use project are identified in HMC § 16.44.040. Animals not listed in said section may be permitted in residences subject to city review and confirmation that a nuisance condition will not be created.

All animals, excluding household pets, shall be kept a minimum distance of 50 feet from any street; 20 feet from any property line; and 40 feet from any adjacent dwelling, school, hospital or church located on any adjoining site. The location of corrals, fenced enclosures, barns, stables or other enclosures used to confine horses shall conform to this requirement.

In addition to the minimum standards established in Table 16.22.040.A, developments within the Mixed Use Districts shall also comply with the special requirements contained in subsection B of this section, Chapter 16.48 HMC, Performance Standards, other applicable city ordinances, and the city's general plan.

Air conditioners, heating, cooling, ventilating, pool, spa or sauna equipment and all other mechanical, lighting or electrical devices shall be so operated that they do not disturb the peace, quiet and comfort of neighboring residents and shall be screened from surrounding properties and streets. Additionally, no such equipment, with the exception of ground-mounted air conditioning, shall be located in the required front yard setback, street side yard setback, or closer than the building setback to any residential dwelling on adjacent properties. All equipment shall be installed and operated in accordance with all other applicable city ordinances and shall be subject to approval by the community development director prior to installation.

In separated multiple use projects, the required front and street side yards shall be landscaped and shall consist predominantly of drought-tolerant plant materials except for necessary walks, drives and fences and provided with an automatic underground irrigation system.

In attached mixed use projects, the front and street side yards may include both hardscape and drought-tolerant plant materials and provided with an automatic underground irrigation system.

Parking.

Provisions for Residential Uses.

All primary building entries shall face onto a public street or a connecting walkway.

The building shall be oriented toward the street, especially at the ground level, where building entries, plazas, and windows should front onto the street.

Buildings shall mark the corner with plazas, added height, angled corners, plazas, enhanced materials, special color treatments, or other notable architectural feature(s).

Plazas and courtyards should have a visual focal point that draws attention, connects visitors and further enhances the sense of place. The amenity might be a sculpture, fountain, historical reference, public art display, or entertainment.

Plazas and courtyards are encouraged where high levels of pedestrian activity are expected, such as adjacent to major entrances and food services such as delis, restaurants, coffee shops and bakeries.

Ground-floor street frontages of parking structures should be devoted to retail uses, particularly adjacent to plazas and public walkways.

The facade of the parking structure shall contain building materials and design features that reflect those of the surrounding buildings.

Loading docks, and storage areas shall be located at the rear of buildings or within a parking structure to minimize noise impacts to residents.

If views of loading docks and storage areas are possible from public streets, connecting walkways, or residences, they shall be screened through the use of walls, trellises, tall landscaping, or equivalent features.

Trash enclosures shall be located away from residential uses to minimize impacts from noise and odors.

Trash enclosures and equipment shall be located so it is easily accessed by service vehicles yet screened from view of public streets, open spaces and pedestrians.

Locate trash enclosures and equipment within a parking structure, at the rear of a structure, and within a screened enclosure.

Trash collection areas shall be designed to reflect the architectural style of the project and use similar, high-quality materials.

A consistent architectural style shall be used for a building and the elements that relate to it, such as trellises, planters, or light standards.

Roof lines shall be of interesting and varied shapes, featuring parapets, occasional towers, and gables rather than flat, horizontal lines.

Richly articulated facades, including bays, gables, balconies, varied fenestration and color reduce the scale of larger buildings, add visual interest, and relate directly to the pedestrian environment.

No building wall should have a blank, uninterrupted length exceeding 20 feet without including one of the following: change in texture, change in plane (two-foot minimum), window (excluding clerestory windows and glass blocks), public art, lattice, tree or equivalent element.

Special materials, such as ceramic tile, granite and marble, are encouraged on the base of buildings that face streets or connecting walkways, especially adjacent to major entries.

Varied use of building colors should be used to highlight unique design features and building entries and to provide visual interest.