Norwalk City Zoning Code
CHAPTER 17
10 PLANNED UNIT DEVELOPMENT ZONES
§ 17.10.010 Intent and purpose.
The planned unit development zone is intended to promote appropriate land uses and to encourage the highest possible quality of design and environment through the creation of performance standards applied to specific development and recorded as conditions and covenants against the land.
The planned unit development process is intended to provide a more flexible method whereby appropriately located land areas can be developed, employing more innovative and imaginative land planning concepts than would be possible through the strict application of conventional zoning and subdivision regulations. It is intended that planned residential developments will exhibit excellence in design, site arrangements, integration of uses and structures, and protection to the integrity of surrounding developments, although such developments may deviate in certain respects from the zoning maps, zone regulations, or subdivision regulations. A planned unit development may include a combination of different dwelling types and a variety of land uses which complement each other and harmonize with the existing and proposed land uses in the vicinity, providing it is determined all the regulations and objectives of this chapter have been met.
The planned unit development zone is proposed to be applied to areas under single or unified ownership or control.
(Prior code § 27-45.1; Ord. 21-1722 § 2)
§ 17.10.020 Limitations.
The planned unit development zone procedure shall not apply unless the proposed development is reasonably related to the elements of the general plan as they pertain to the subject area. Where concurrent subdivision or subparcelling into individual lots or the dedication of any streets is involved, conformity to related ordinances of the City is required, and the procedure shall be concurrent with and supplementary thereto. The PUD zone procedure shall not apply to any lot having a net area of less than one-half acre.
(Prior code § 27-45.2; Ord. 21-1722 § 2)
§ 17.10.030 Pre-application conference.
Before filing any application for a planned unit development, the prospective applicant shall submit preliminary plans and sketches and basic site information for consideration and advice as to the relation of the proposal to general developmental objectives to be attained in the area and as to the policies of the Commission and Council with reference thereto.
(Prior code § 27-45.3; Ord. 21-1722 § 2)
§ 17.10.040 Application.
Every application for a planned unit development shall be on a form as prescribed by the Deputy City Manager, Community Development and be accompanied by the following:
A.
A legal description or boundary survey map of the property. (A tentative subdivision map may be substituted for this requirement if the applicant proposes to subdivide the property.)
B.
A general development plan with at least the following details shown to scale and dimensioned:
1.
The proposed land ownerships, the uses, dimensions and locations of all proposed structures and of areas reserved for vehicular and pedestrian circulation, open spaces, landscaping, recreation, or other public uses.
2.
Architectural drawings and sketches showing the design and character of the proposed uses and their relation to one another.
3.
Height and approximate location of all proposed walls and fences and a statement setting forth the method by which such walls and fences shall be preserved and maintained.
4.
Location and design of automobile parking areas and signs.
5.
Type of surfacing proposed for walks and driveways.
6.
Preliminary plans showing the proposed method for control and disposal of water flowing into, across or from the development.
7.
Tables showing the total number of acres and their distribution by use, and the percentage of the whole designated for dwellings of different types, nonresidential uses, streets, off street parking, public uses and open spaces.
8.
A time schedule for the proposed development with evidence of the intent and the ability of the applicant to carry out the plan.
9.
Such other pertinent information as the Deputy City Manager, Community Development may require to complete the evaluation of the intent and impact of the proposal.
10.
A fee as set by resolution of the City Council to cover partial expenses involved in processing such application.
(Prior code § 27-45.4; Ord. 21-1722 § 2)
§ 17.10.050 Mixed uses permitted.
The regulations of the planned unit development zone are intended to permit a diversity of uses, relationships and heights of buildings and open spaces in planned groups while insuring substantial compliance with the spirit, intent and provisions of this code.
(Prior code § 27-45.5; Ord. 21-1722 § 2)
§ 17.10.060 Development standards.
Planned unit developments shall maintain development standards which, in the aggregate, shall be at least equivalent to the standards prescribed by the regulations for the base zone. Where development standards for the planned unit development conflict with those of the base zone such standards shall supersede the comparable standards of the base zone. In addition, property development standards in excess of the minimum standards set forth in this title shall be imposed as conditions of approval where it is determined that they are necessary to insure that the purpose and intent of this title are achieved and the planned unit development will maintain harmony and compatibility with abutting or nearby uses of property.
(Prior code § 27-45.6; Ord. 21-1722 § 2)
§ 17.10.070 Findings required for approval.
The Commission shall not recommend approval of the proposal unless it finds that the planned unit development zone as applied for is or may be conditioned to be, in full conformance to the general purposes of this title, and in particular:
A.
That the location, design and proposed uses are compatible with the character of existing development in the vicinity;
B.
That the plan will produce internally an environment of stable and desirable character, and not tend to cause any substantial traffic congestion on surrounding streets;
C.
That the standards of development applicable to the planned unit development zone are consistent with the general plan and other official plans of the City.
(Prior code § 27-45.7; Ord. 21-1722 § 2)
§ 17.10.080 Design review.
All proposed development in a planned unit development zone shall be subject to review by the Planning Commission in accordance with Chapter 2.16 of the Norwalk Municipal Code.
(Prior code § 27-45.8; Ord. 21-1722 § 2)
§ 17.10.090 Commission and City Council action.
Applications for a planned unit development zone shall be considered amendments to the Norwalk Municipal Code and shall be processed according to applicable provisions of such Code. Concurrently with the adoption of a planned unit development zone, the City Council shall require of the applicants such guarantees as may be appropriate to insure the accomplishment of any public improvements, such grant of easement and development rights, and such arrangements for maintenance of common spaces as are relevant in the case.
(Prior code § 27-45.9; Ord. 21-1722 § 2)
§ 17.10.100 Conformance required.
After adoption, and prior to the issuance of any building permit, a final development plan shall be prepared, and a final subdivision map or parcel map recorded, if either is involved. The final development plan shall conform to the ordinance adopting the planned unit development zone and shall show to scale all buildings, off-street parking facilities, landscaping, finished grades and such other detail as will suffice to indicate conformance to all the features, conditions and characteristics upon which the approval was predicated. The final plan shall be recorded in the office of the County Recorder of Los Angeles and a notation of reference thereto shall be made forthwith upon the official zoning map. No permit shall thereafter be issued for any building, structure, or use except in full conformance to the final plan. A violation of any part of the plan or of any condition of the approval shall constitute a violation of this title. The City Council may, however, by resolution extend any specified time limit for starting or completing the development upon the showing of good faith and effort to comply therewith. Prior to final approval by the City Council, the applicant shall submit to the City Attorney a draft of CC&Rs which shall apply to the subject development as required and shall be concurrently recorded with the County Recorder along with the conditions of approval and map of the subject development.
(Prior code § 27-45.10; Ord. 21-1722 § 2)
§ 17.10.110 Revocation.
The Planning Commission shall, upon its own motion, initiate proceedings to reclassify the area included in an adopted planned unit development zone to such zone as deemed appropriate by the Planning Commission if no development has occurred in pursuance of the adopted plan: (a) within 12 months after the date of adoption of the planned unit development zone; or (b) upon expiration of any extension of the time for starting develop. Notice of hearings shall be the same as that used for adoption of the planned unit development zone.
(Prior code § 27-45.11; Ord. 21-1722 § 2)
§ 17.10.120 Revision.
A.
Any planned unit development zone which has been adopted and made effective by the recordation of CC&Rs as required, may be revised under the same procedure as required for the filing and approval of a new planned unit development zone as provided herein. No planned unit development zone approval may be revised under the provisions of this article which would have the effect of changing the total land use concept or placement and type of buildings on the entire property from that which was approved originally, nor shall such procedure be used where provisions have been made for city staff approval of minor modifications. A revision to any planned unit development zone may be applied for to permit a change in any of the conditions of approval, a change in the standards of development, and any partial change in the land use concept or placement and type of buildings.
B.
The following procedure shall be used to revise a planned unit development zone:
1.
Any property owner whose property is subject to an existing planned unit development zone or his or her authorized representative may make an application for a planned unit development zone revision. Where such an application could propose to revise a planned unit development zone of which the applicant's property represents only a portion, all other property owners within the planned unit development zone shall receive, prior to the public hearing, the legal notice, staff report, and any other documentation pertinent to the case. The consent of other property owners within the planned unit development zone shall not be required for the filing of an application for revision.
2.
Revisions shall retain the case number of the original planned unit development zone followed by the number of the revision.
3.
Required advertising and notification of the case shall be as provided by using the boundaries of the entire planned unit development zone as originally approved in determining the required 300 foot radius.
4.
Any planned unit development zone case processed under this chapter shall require the adoption of an ordinance by the City Council and the recordation of a notice of revised planned unit development zone regulations which shall include the legal description of the property affected by the revision as well as any conditions of approval made a part of the revision. In the case of a revision, recordation of the original CC&Rs shall not be required; only modifications made to the original CC&Rs shall be recorded.
(Prior code § 27-45.12; Ord. 21-1722 § 2)
§ 17.10.130 Location.
Planned unit development zone No. 1 applies to the area bounded by San Antonio Drive on the northwest, Pine Street on the northeast, Walnut Avenue on the southwest, and an alley on the southeast as illustrated on Exhibit "A."
(Prior code § 27-46.1; Ord. 21-1722 § 2)
§ 17.10.140 Purpose and intent.
The purpose of the planned unit development zone is to serve as a basis for review of more detailed plans. It is intended to establish a pattern for the appropriate design, arrangement and relationship of buildings, open space, circulation, land use and other features as necessary to coordinate development and achieve a functionally and visually integrated development. It is also intended to assure adequate design and controls to mitigate factors such as noise, vibration, dust, odors, and visual features detrimental to the project and its residents, tenants or users. It is intended to capitalize upon certain special qualities and opportunities of a designated area while permitting a degree of flexibility favorable to unique and imaginative designs. It is further intended to encourage and promote a high quality of design and environment.
(Prior code § 27-46.2; Ord. 21-1722 § 2)
§ 17.10.150 Area development objectives.
The basis objectives of this plan are to:
A.
Provide housing specifically designed to meet the needs of persons aged 62 years or older;
B.
Provide a secure, quiet environment for residential development free from any obnoxious noise, dust and odors;
C.
Provide a highly attractive, stimulating, and innovative living environment and that will tend to stimulate the surrounding area and improve the development characteristics of the area.
(Prior code § 27-46.3; Ord. 21-1722 § 2)
§ 17.10.160 Development policies.
In order to achieve the foregoing objectives, developments in planned unit development zone No. 1 shall be subject to the review and approval of the Planning Commission. The following policies shall be applied in designing, managing and regulating development and uses within the area:
A.
Building materials, fencing, roof materials, and architectural design shall reflect a Spanish Colonial architectural theme.
B.
High building design and construction standards shall be required in order to assure good quality in the original development and to assure a high level of continued maintenance.
C.
Landscaped setbacks shall be provided along the perimeter of the site. The setback adjacent to San Antonio Drive, Pine Street and Walnut Street shall include mounds, and a substantial amount of trees, shrubs and ground cover plant materials. Landscaping along the alley is intended to serve as a visual buffer between the development and the alley and shall include tall trees and shrubs.
D.
Sound attenuation measures shall be incorporated in building design to assure quiet living conditions both indoors and outdoors on-site.
E.
Walls, fencing, gates, and access to property shall be arranged to provide security to residents of the property. Security features shall be reviewed and approved by the Community Development Department and installed prior to occupancy of the development.
(Prior code § 27-46.4; Ord. 21-1722 § 2)
§ 17.10.170 Permitted uses.
In planned unit development zone No. 1, the following uses are permitted subject to any conditions deemed necessary to accomplish the objectives and policies of this specific plan area:
A.
Apartments;
B.
Residential accessory uses and structures, including but not limited to:
1.
Swimming pools, spas, and other outdoor recreational facilities,
2.
Recreation buildings or rooms,
3.
Offices for administrative and support staff,
4.
Garages and/or other vehicle parking areas,
5.
The keeping of dogs, cats, and similar pets, provided that the total number in any combination thereof shall not exceed three,
6.
Laundry rooms,
7.
Offices for personnel that may provide services for residents on a full-time or part-time basis (i.e., doctor, nurse, counselor, etc.). No clients other than residents may utilize such services.
(Prior code § 27-46.5; Ord. 21-1722 § 2)
§ 17.10.180 Occupancy requirements.
In order to meet the primary objective of this planned unit development, occupancy of the units shall be restricted to persons aged 62 years and older. In addition, applicants that are Norwalk residents must be given preference in at least 60% of the units that are available for rent at any one time. Prior to the issuance of any permits for development of the site, the property owner shall record a document, the form and content of which is acceptable to the City Attorney and the Director of Community Development which sets forth this and any other occupancy restrictions.
(Prior code § 27-46.6; Ord. 21-1722 § 2)
§ 17.10.190 Density.
The maximum allowable density in planned unit development zone No. 1 shall be 70 units per acre.
(Prior code § 27-46.7; Ord. 21-1722 § 2)
§ 17.10.200 Development standards.
The following development standards shall apply to planned unit development zone No. 1:
A.
Setbacks.
1.
San Antonio Drive. All structures other than walls, fences, gates, signs and accessory equipment, shall be set back no less than 25 feet from San Antonio Drive. Balconies, roof eaves, cornices, chimneys, and similar architectural features may encroach within this setback, but in no case shall such encroachment be greater than four feet. Paved areas used for vehicle parking and access shall be set back no less than 10 feet.
2.
Pine Street and Walnut Street. All structures other than walls, fences, gates, signs, and accessory equipment shall be set back no less than 10 feet from Walnut Street and Pine Street. Balconies, roof eaves, cornices, chimneys, and similar architectural features may encroach within this setback but in no case shall such encroachment be greater than four feet.
Paved areas used for vehicle parking shall be set back no less than five feet from Walnut Street and Pine Street.
3.
Alley. All structures other than walls, fences, gates, signs, and accessory equipment, shall be set back no less than five feet from the alley. Balconies, roof eaves, cornices, chimneys, and similar architectural features may encroach within this setback but in no case shall such encroachment be greater than two and one-half feet.
B.
Maximum Building Height. No building or structure shall exceed four stories or 45 feet in height.
D.
No bachelor apartments shall be permitted.
E.
Architecture. All structures shall reflect Spanish Colonial architectural style and shall be subject to the review and approval of a precise development plan. Visible roof surfaces shall consist of terra cotta clay or concrete tile.
F.
Required Design Features. In order to provide a living environment attractive to elderly persons, the following features shall be included in the project:
1.
All units on the second, third and fourth floors, shall have convenient access to an elevator to the satisfaction of the Director of Community Development.
2.
The units shall be designed so as to provide distinct areas for cooking, living and sleeping. The units shall be designed to accommodate one or two adults. All of the units shall contain one or two bedrooms.
3.
At least 10% of the units shall be designed so as to accommodate persons confined to wheelchairs. These units shall include wider doorways, lower countertops and fixtures, strategic placement of grab bars and all other features set forth by State law for units to qualify for handicapped access.
G.
Parking and Access.
1.
Parking shall be provided at a ratio of at least 0.8 spaces per unit. Parking spaces need not be covered.
2.
Parking spaces and driveways shall be designed consistent with Chapter 17.03, Article II (Off-Street Parking and Loading Requirements) of the Norwalk Municipal Code. Planters no greater than six inches in height shall be permitted to encroach into the front two and one-half feet of the parking space. The edge of the landscaped areas that are adjacent to any areas used for vehicle parking or adjacent to the alley shall be defined by a six inch high concrete curb.
3.
Unless drainage cannot be designed otherwise, drainage gutters shall be located along the perimeter of areas used for vehicle parking; no drainage swales shall be permitted in the driveways.
4.
No parking spaces may encroach into the required setback areas.
5.
All parking spaces and driveways shall be paved with asphalt or concrete except that the driveway entrance to the vehicle parking area and the driveway in front of the main entrance to the building(s) shall be paved or surfaced with a decorative material such as brick, pebble aggregate, or stamped concrete subject to the review and approval of the Planning Commission or the Director of Community Development.
6.
All parking spaces shall be arranged so that cars are not required to back onto public streets or alleys.
7.
No long term storage of vehicles, boats, campers, camper shells and trailers shall be permitted.
H.
Fencing. A six foot high decorative wrought iron fence of six foot high combination decorative masonry wall and wrought iron fence shall be provided along the perimeter of the site. Access gates shall also be of decorative wrought iron. Any solid walls adjacent to public streets shall be treated with anti-graffiti coating approved by the City Engineer. The design and location of all walls and fences shall be approved by the Community Development Department.
I.
Open Space. All units shall be provided with at least one private balcony or patio with a minimum area of 40 square feet and a minimum width of four feet.
J.
Signs. Only signs described under Section 17.03.170 and a maximum of one attached sign and two monument signs shall be permitted. Individual signs shall not have a sign face area of greater than 40 square feet per face. Monument signs shall not exceed a height of five feet and shall be constructed of materials and colors which match that of the building to the satisfaction of the Director of Community Development.
Text shall be either raised solid letters, channel letters, or inset letters. Cabinet and painted signs shall not be permitted.
K.
Landscaping for the planned unit development shall conform to a landscape and irrigation plan reviewed and approved by the Director of Community Development. The plan shall be prepared by a licensed landscape architect and shall show the location of turf, trees, shrubs, walks, fences and any ponds, fountains, or other decorative features. The plan shall clearly portray a permanent irrigation system, identify all plants by their botanical and common names, and indicate the location, number and container size of all shrubs and trees.
L.
Refuse Storage. Refuse storage sites shall be screened and maintained in a manner that prevents the creation of any nuisance or otherwise detracts from the property value or residential character of the neighborhood. The location of refuse storage and the manner of screening shall be subject to the review and approval of the Community Development Department.
M.
Recreational Facilities and Ancillary Offices. In order to provide support facilities for the elderly tenants; the planned unit development shall include a recreation facility. The facility shall be centrally located so as to be conveniently accessible to all residents. The location shall be subject to the approval of the Planning Commission. Space for the following uses shall be provided within the facility:
N.
Cable Television Conduit. The developer shall be required to install and stub a conduit system to each dwelling unit and the recreation building(s) for future installation of a community cable television system.
O.
Mechanical Equipment.
1.
All permanent mechanical equipment, including fixed and built-in domestic appliances, shall be shock-mounted if determined by the Building and Safety Division to be a source of structural vibration or substantial noise.
2.
Air Conditioning, Heating, and Filtration Systems.
a.
Mechanical equipment shall be permitted on a roof only if the roof is specifically designed to accommodate such equipment, and the equipment is not visible or audible from an adjacent property, structure or street plans for the installation of such rooftop equipment shall be reviewed and approved by the Community Development Director.
b.
No permanent source of noise shall be permitted which causes the maximum noise level at any point on the property lines surrounding the site to exceed the ambient (background) noise level, including traffic noise, by five dBA measured at the same point, or to exceed 55 dBA, whichever is greater.
c.
Mechanical equipment shall be mounted on a concrete slab and/or platform determined to be structurally sound by the Building and Safety Division.
d.
To reduce the noise and visual impacts of the mechanical equipment, all such equipment shall be screened in a manner acceptable to the Director of Community Development.
e.
Air conditioning equipment shall be carefully sited so as to minimize noise impacts on adjacent properties. The ART sound rating number of any air conditioning unit shall be 8.0 or less as identified in the most recent publication of the Air Conditioning and Refrigeration Institute (ARI) Directory of Certified Sound Rated Outdoor Unitary Equipment.
f.
Air conditioning equipment shall have fans located at the top of the unit. Fans are prohibited from being located on the sides of a unit.
3.
Solar Energy Systems. Solar energy systems, if installed, shall be designed so as to be an integral part of the roof on which they are mounted with minimum visibility to the public. The design and location of the system shall be subject to the review and approval of the Director of Community Development.
P.
Structural Soundproofing. Soundproofing shall be provided. The amount and type of soundproofing for walls, roofs and windows shall be sufficient to maintain a maximum ambient noise level in living areas of no greater than 45 CNEL with all windows, doors and other openings closed. Additionally, specific soundproofing requirements shall include the following:
1.
Windows. To meet the required ambient noise level in living areas, all windows within 65 CNEL contours of a noise source, both fixed and open able, shall be required to consist of either double-strength glass or double-paned glass.
2.
Doors. Doors shall be designed to insulate noise with gasketed stops and an integral drop seal.
3.
Roofs and Ceilings. Special insulation or design features may be required for roofs and/or ceilings to meet the required interior ambient noise level.
4.
Walls. Exterior walls of living areas shall be of a construction and/or include insulation capable of limiting the maximum ambient noise levels to 45 CNEL.
A bond of $10,000 shall be filed with the City to guarantee that all acoustical standards and acoustical requirements set forth in this chapter are met. A final investigation and acoustical tests may be made prior to occupancy to determine compliance with noise level requirements. |
Q.
Laundry Facilities. Laundry facilities for the use of residents shall be conveniently located on each floor of the residential buildings. The location of laundry facilities shall be subject to the approval of the Planning Commission or the Director of Community Development.
R.
Security.
1.
The design of the residential development shall include fencing, electronic gates, a visitor call system and/or other features necessary to provide adequate security to the satisfaction of the Director of Community Development The location of access gates shall be reviewed and approved by the Directors of Community Development and Engineering.
2.
An internal security system shall be installed in each unit which will permit residents to quickly and easily summon assistance in an emergency to the satisfaction of the Director of Community Development.
(Prior code § 27-46.8; Ord. 21-1722 § 2)
§ 17.10.210 Specific plan area revision.
Any expansion of the boundaries or any amendment to the objectives, policies, standards, and regulations to this planned unit development shall be accomplished in accordance with the procedures set forth in Article I of this chapter.
(Prior code § 27-46.9; Ord. 21-1722 § 2)
§ 17.10.220 Location.
Planned unit development No. 2 applies to the area approximately 7.9 acres in size situated on the south side of Firestone Boulevard and illustrated on Exhibit "A."
(Prior code § 27-47.1; Ord. 21-1722 § 2)
§ 17.10.230 Purpose and intent.
The purpose of the planned unit development zone into provide a more flexible method whereby appropriately located land areas can be developed, employing more innovative and imaginative land planning concepts than would, be possible through the strict application of conventional zoning. It is intended that the planned unit development will exhibit excellence in design, site arrangements, integration of uses and structures, benefit from substantial lush landscaping, and protection to the integrity of surrounding developments, although such developments may deviate in certain respects from traditional zoning regulations.
(Prior code § 27-47.2; Ord. 21-1722 § 2)
§ 17.10.240 Area development objectives.
The basic objectives of this plan are to:
A.
Provide housing opportunities specifically designed to meet the needs of persons aged 55 years or older;
B.
Eliminate conditions of non-use and/or inappropriate utilization of land that adversely impact the area and promote development of the site to its highest and best use;
C.
Provide a highly attractive, stimulating, and innovative living environment for seniors and provide ancillary commercial uses to serve the senior population.
(Prior code § 27-47.3; Ord. 21-1722 § 2)
§ 17.10.250 Development policies.
In order to achieve the foregoing objectives, developments in planned unit development zone No. 2 shall be subject to the review and approval of the Planning Commission. The following policies shall be applied in designing, managing and regulating development and uses within the area:
A.
Building materials, fencing, roof materials and architectural design/building renovation will reflect quality and good workmanship.
B.
Landscaped setbacks shall be provided along the perimeter of the site. The setback adjacent to Firestone Boulevard, Front Street and Rosecrans Avenue shall include berms, and a substantial amount of trees, shrubs and groundcover plant materials.
C.
Walls, fencing, gates, and access to property shall be arranged to provide security to residents of the property. Security features shall be reviewed and approved by the Community Development Department and installed prior to occupancy of the development.
(Prior code § 27-47.4; Ord. 21-1722 § 2)
§ 17.10.260 Permitted uses.
In the planned unit development No. 2 zone, the following uses are permitted subject to any conditions deemed necessary to accomplish the objectives and policies of the planned unit development area:
A.
Apartments for seniors aged 55 or older.
B.
C.
Ancillary Uses. The following office and retail commercial uses subordinate and complementary to the main residential use shall be permitted:
D.
Other similar uses not specified that complement and support the senior housing use shall be reviewed by the Director of Community Development. The Director may administratively approve the use or refer it to the Planning Commission for review and determination.
(Prior code § 27-47.5; Ord. 21-1722 § 2)
§ 17.10.270 Density.
The density of the project shall be limited to a maximum of 26.25 units per acre.
(Prior code § 27-47.6; Ord. 21-1722 § 2)
§ 17.10.280 Development standards.
The following development standards shall apply to planned unit development No. 2:
A.
Setbacks. Habitable portions of the building shall be set back no less than 40 feet from the property line adjacent to Firestone Boulevard, 35 feet from the property line adjacent to Front Street, and 25 feet from the westerly property line adjacent to the parking lot from the Saddleback Square office building property line. Balconies, roof eaves, cornices, chimneys, and similarly architectural features may encroach within this setback, but in no case shall such encroachment be greater than 10 feet. All other structures including, but not limited to: paved areas for walkways or vehicle parking, fences, landscape planters, gates, signs, may be permitted within any portion of the setback area subject to approval of the Director of Community Development and/or the Planning Commission.
B.
Maximum Building Height. No building or structure shall exceed three stories or 39 feet in height.
D.
Architecture. All structures shall reflect Spanish or other acceptable architectural style and shall be subject to the review and approval of a precise development plan. Visible roof surfaces shall consist of terra cotta clay or concrete tile.
E.
Required Design Feature. In order to provide a living environment attractive to elderly persons, the following features shall be included in the project:
1.
All units on the second and third floors shall have access to an elevator;
2.
Tub or shower grab bars shall be installed in the bathroom of every unit;
3.
At least four percent of the units shall be designed so as to accommodate persons confined to wheelchairs. These units shall include wider doorways, lower countertops and fixtures, strategic placement of grab bars and all other features required by law for handicapped access to senior citizens.
F.
Parking and Access.
1.
2.
Parking spaces and driveways shall be designed consistent with Chapter 17.03, Article II (Off-Street Parking and Loading Requirements) of the Norwalk Municipal Code. Planters no greater than six inches in height shall be permitted to encroach into the front two and one-half feet of the parking space. The edge of the landscaped areas that are adjacent to any areas used for vehicle parking or adjacent to the alley shall be defined by a six inch high concrete curb.
3.
Unless drainage cannot be designed otherwise, drainage gutters shall be located along the perimeter of areas used for vehicle parking; no drainage swales shall be permitted in the driveways.
4.
Parking spaces may encroach into the required setback areas as provided for by this section.
5.
Parking spaces and driveways shall be paved with asphalt or concrete except that the driveway entrances to the vehicle parking area and the driveway in front of the main entrance to the building(s) shall be paved or surfaced with a decorative material such as brick, pebble aggregate, or stamped concrete subject to the review and approval of the Planning Commission or the Director of Community Development.
6.
All parking spaces shall be arranged so that cars are not required to back onto public streets or alleys.
7.
No storage of inoperable vehicles, boats, camper shells and trailers shall be permitted.
G.
Fencing. A combination six foot high decorative wrought iron fence and three-foot-high split rail wood fence shall be provided along the north, west and south property lines. Off-sets shall be provided for the fencing a minimum of every 70 lineal feet.
H.
Open Space. Open space shall be provided per the approved site plan. Common outdoor open space may contain amenities and shall be a minimum of 10 feet wide and shall be open and unobstructed from the ground up.
I.
Signs. All signs except signs permitted under Section 17.03.170 shall be submitted for review and approval by the Director of Community Development and/or the Planning Commission.
J.
Landscaping. Landscaping for the planned unit development shall conform to a landscape and irrigation plan reviewed and approved by the Community Development Department. The plan shall be prepared by a licensed landscape architect and shall show the location of turf, trees, shrubs, walks, fences and any ponds, fountains, or other decorative features. The plan shall clearly portray a permanent irrigation system, identify all new and existing plants by their botanical and common names, and indicate the location, number and container size of all shrubs and trees.
K.
Refuse Storage. Refuse storage sites shall be screened and maintained in a manner that prevents the creation of any nuisance or otherwise detracts from the property value or residential character of the neighborhood. The storage sites shall be designed to be compatible with the architecture of the building. The location of refuse. storage and the manner of screening shall be subject to the review and approval of the Community Development Department.
L.
Recreational Facilities and Ancillary Services. In order to provide support facilities for the tenants at this site, the planned unit development shall include a recreation facility. The facility shall be centrally located so as to be conveniently accessible to all residents. The location shall be subject to the approval of the Planning Commission. Space for the following uses shall be provided within the project:
M.
Cable Television Conduit. All units shall be equipped with a cable television conduit.
N.
Mechanical Equipment.
1.
All permanent mechanical equipment, including fixed and built-in domestic appliances, shall be shock-mounted if determined by the Building and Safety Division to be a source of structural vibration of substantial noise.
2.
Air Conditioning, Heating, and Filtration Systems.
a.
Mechanical equipment shall be permitted on a roof only if the roof is specifically designed to accommodate such equipment, and the equipment is not visible or audible from an adjacent property, structure or street. Plans for the installation of such rooftop equipment shall be reviewed and approved by the Director of Community Development.
b.
No permanent source of noise shall be permitted which causes the maximum noise level at any point on the property lines surrounding the site to exceed the ambient (background) noise level, including traffic noise, by five dBA measured at the same point, or to exceed 55 dBA, whichever is greater.
c.
Mechanical equipment shall be mounted on a concrete slab and/or platform determined to be structurally sound by the Building and Safety Division.
d.
To reduce the noise and visual impacts of the mechanical equipment, all such equipment shall be screened in a manner acceptable to the Director of Community Development.
e.
Air conditioning equipment shall be carefully sited so as to minimize noise impacts on adjacent properties. The ARI sound rating number of any air conditioning unit shall be 8.0 or less as identified in the most recent publication of the Air Conditioning and Refrigeration Institute (ARI) Directory of Certified Sound-Rated Outdoor Unitary Equipment.
f.
Air conditioning equipment shall be integrated into the building exterior and shall be painted to match the buildings.
3.
Solar Energy Systems. Solar energy systems, if installed, shall be designed so as to be an integral part of the roof on which they are mounted with minimum visibility to the public. The design and location of the system shall be subject to the review and approval of the Director of Community Development.
O.
Common Storage Area(s). A maximum of 2,700 square feet of area shall be designated as common storage area for the use of residents. The location of the common storage room(s) shall be subject to the approval of the Planning Commission or the Director of Community Development.
P.
Laundry Facilities. Laundry facilities for the use of residents shall be conveniently located in reasonable proximity to units they are intended to serve on the ground floor of the residential buildings. The location of laundry facilities shall be subject to the approval of the Planning Commission or the Director of Community Development.
Q.
Security.
1.
The design of the residential development shall include fencing, electronic gates, a visitor call system and/or other features necessary to provide adequate security to the satisfaction of the Director of Community Development. The location of access gates shall be reviewed and approved by the Planning Commission or the Director of Community Development.
2.
An internal security system shall be installed and maintained in each unit which will permit residents to quickly and easily summon assistance in an emergency to the satisfaction of the Planning Commission or the Director of Community Development.
R.
If required by the Building Official structural sound proofing shall be provided for each unit. Specifications for the soundproofing shall be subject to the review and approval of the Building Official.
(Prior code § 27-47.7; Ord. 21-1722 § 2)
§ 17.10.290 Planned unit development revision.
Any expansion of the boundaries or any amendment to the objectives, polices, standards, and regulations of this planned unit development shall be accomplished in accordance with the procedures set forth in Article I of this chapter.
(Prior code § 27-47.8; Ord. 21-1722 § 2)
§ 17.10.300 Location.
Planned unit development No. 3 applies to the area approximately 6.76 acres in size situated on the east and west sides of San Antonio Drive as illustrated in Exhibit "A." For the purposes of this article, Site 1, Site 2, and Site 3 may be hereinafter referred to as, "garden apartments," "senior center" and "courtyard apartments."
(Prior code § 27-49.1; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)
§ 17.10.310 Purpose and intent.
The purpose of the planned unit development zone is to provide a more flexible method whereby appropriately located land areas can be developed, employing more innovative and imaginative land planning concepts than would be possible through the strict application of conventional zoning. It is intended that the planned unit development will exhibit excellence in design, site arrangements, integration of uses and structures, benefit from substantial lush landscaping, and protection to the integrity of surrounding developments, although such developments may deviate in certain respects from traditional zoning regulations.
(Prior code § 27-49.2; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)
§ 17.10.320 Area development objectives.
The basic objectives of this plan are to:
A.
Provide housing opportunities specifically designed to meet the needs of the senior citizen population;
B.
Eliminate conditions of non-use and/or Inappropriate utilization of land that adversely impact the area and promote development of the site to its highest and best use;
C.
Provide a highly attractive, stimulating, and innovative riving environment for the senior citizen population.
(Prior code § 27-49.3; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)
§ 17.10.330 Development policies.
In order to achieve the foregoing objectives, all development in planned unit development zone No. 3 shall be subject to the review and approval of the Planning Commission. The following policies shall be applied in designing, managing and regulating development and uses within the area:
A.
Building materials, fencing, roof materials and architectural design/building renovation will reflect quality and good workmanship.
B.
Landscaped setbacks shall be provided along the perimeter of the site and shall include a substantial amount of trees, shrubs, groundcover, and/or other plant materials.
C.
Walls, fencing, gates, and access to property shall be arranged to provide security to residents of the property. Security features shall be reviewed and approved by the Community Development Department and installed prior to occupancy of the development.
(Prior code § 27-49.4; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)
§ 17.10.340 Permitted uses.
In the planned unit development No. 3 zone, the following uses are permitted subject to any conditions deemed necessary to accomplish the objectives and policies of the planned unit development area:
A.
B.
Senior community center.
C.
Other similar uses not specified that complement and support the senior housing use shall be reviewed by the Director of Community Development. The Director may administratively approve the use or refer it to the Planning Commission for review and determination.
(Prior code § 27-49.5; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)
§ 17.10.350 Density.
The maximum permitted density for Site 1 shall be 36 dwelling units per acre, and the maximum permitted density for Site 3 shall be 74 dwelling units per acre. No residential units shall be permitted on Site 2.
(Prior code § 27-49.6; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)
§ 17.10.360 Development standards.
The following development standards shall apply to planned unit development No. 3:
B.
Maximum Building Height. No building or structure on Site 1 shall exceed two stories or 30 feet in height. No building or structure on Site 3 shall exceed four stories or 50 feet in height.
D.
Parking and Access.
1.
Minimum of 0.93 parking spaces shall be provided for each dwelling unit on Site 1, and a minimum of 0.7 parking spaces shall be provided for each dwelling unit on Site 3.
2.
Parking spaces and driveways shall be paved with asphalt or concrete except that the driveway entrances to the vehicle parking area and the driveway in front of the main entrance to the building(s) shall be paved or surfaced with a decorative material such as brick, pebble aggregate, or stamped concrete subject to the review and approval of the Planning Commission or the Director of Community Development.
3.
All parking spaces shall be arranged so that cars are not required to back onto public streets or alleys.
4.
No storage of inoperable vehicles, boats, camper shells and trailers shall be permitted.
E.
Open Space. Open space shall be provided per the approved site plan. Common outdoor open space may contain amenities and shall be a minimum of 10 feet wide and shall be open and unobstructed from the ground up.
F.
Signs. All signs except signs permitted under Section 17.03.170 shall be submitted for review and approval by the Director of Community Development and/or the Planning Commission.
G.
Landscaping. Landscaping for the planned unit development shall conform to a landscape and irrigation plan reviewed and approved by the Community Development Department. The plan shall be prepared by a licensed landscape architect and shall show the location of turf, trees, shrubs, walks, fences and any ponds, fountains, or other decorative features. The plan shall clearly portray a permanent irrigation system, identify all new and existing plants by their botanical and common names, and indicate the location, number and container size of all shrubs and trees.
H.
Refuse Storage. Refuse storage sites shall be screened and maintained in a manner that prevents the creation of any nuisance or otherwise detracts from the property value or, residential character of the neighborhood. The storage sites shall be designed to be compatible with the architecture of the building. The location of refuse storage and the manner of screening shall be subject to the review and approval of the Community Development Department.
I.
Laundry Facilities. Laundry facilities for the use of residents shall be conveniently located in reasonable proximity to the units they are intended to serve. The location of laundry facilities shall be subject to the approval of the Planning Commission or the Director of Community Development.
J.
Security.
1.
The design of the residential development shall include fencing, electronic gates, a visitor call system and/or other features necessary to provide adequate security to the satisfaction of the Director of Community Development. The location of access gates reviewed and approved by the Planning Commission or the Director of Community Development.
2.
An internal security system shall be installed and maintained in each unit which will permit residents to quickly and easily summon assistance in an emergency to the satisfaction of the Planning Commission or the Director of Community Development.
K.
Storage Space. Storage space shall be provided for each residential unit. The location and size of each storage space shall be subject to the approval of the Planning Commission or the Director of Community Development.
(Prior code § 27-49.7; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)
§ 17.10.370 Planned unit development revision.
Any expansion of the boundaries or any amendment to the objectives, polices, standards, and regulations of this planned unit development shall be accomplished in accordance with the procedures set forth in Article I of this chapter.
(Prior code § 27-49.8; Ord. 1481 § 1, 1998; Ord. 21-1722 § 2)