a. Where the average depth of at least two existing front yards on lots within 100 feet of the lot in question and within the same block is less than the least front yard depth prescribed for said R-1 zone, the front yard of such lot may be reduced to the average depth of the existing front yards within 100 feet of the lot in question, or the average depth of existing front yards of the two lots immediately adjoining, or, in the case of a corner lot, the depth of the front yard on the lot immediately adjoining, and facing on the same street as the lot in question.

b. A side yard along the side street lot line of a corner lot, which abuts in the rear the side lot line of another lot in an R-1 zone, shall have a width of not less than one-half of the required depth of the front yard on such other lot fronting the side street.

a. Where the average depth of at least two existing front yards on lots within 100 feet of the lot in question and within the same block is less than the least front yard depth prescribed for said R-2 zone, the front yard of such lot may be reduced to the average depth of the existing front yards within 100 feet of the lot in question, or the average depth of existing front yards of the two lots immediately adjoining, or, in the case of a corner lot, the depth of the front yard on the lot immediately adjoining, and facing on the same street as the lot in question.

b. A side yard along the side street lot line of a corner lot, which abuts in the rear the side lot line of another lot in an R-2 zone, shall have a width of not less than one-half of the required depth of the front yard on such other lot fronting the side street.

a. Where the average depth of at least two existing front yards on lots within 100 feet of the lot in question and within the same block is less than the least front yard depth prescribed for said R-3 zone, the front yard of such lot may be reduced to the average depth of the existing front yards within 100 feet of the lot in question, or the average depth of existing front yards of the two lots immediately adjoining, or, in the case of a corner lot, the depth of the front yard on the lot immediately adjoining, and facing on the same street as the lot in question.

b. A side yard along the side street lot line of a corner lot, which abuts in the rear the side lot line of another lot in an R-3 zone, shall have a width of not less than one-half of the required depth of the front yard on such other lot fronting the side street.

a. A general layout of all proposed lots, including whether they are single-family or twin homes.

b. A tabulation of the total acreage of the site, and the percentages thereof to be designated for various uses, i.e., parking, residential units, open space, streets, etc.

c. Detailed description of proposed density calculations and amenities.

d. Proposed circulation pattern, including public streets and pedestrian paths.

e. Parks, common open spaces, playgrounds, school sites, and other public or private recreation facilities and improvements proposed within the development.

f. A landscaping plan showing what areas are to be landscaped.

g. Proposed elevation drawings.

h. Draft of the declaration of covenants, conditions, and restrictions (CC&Rs) for review and to ensure their compliance with the provisions of this code. CC&Rs shall include a requirement that all homes in the subdivision are owner occupied for the life of the home.

a. The installation of one two-inch caliper street tree per dwelling placed in the park strip or near the roadway.

b. Perimeter fence surrounding the development that is vinyl or an upgrade from vinyl.

c. Any required detention areas shall be landscaped with sod, sprinklers, and trees.

a. Design and Unit Variation. Townhouse, patio homes, and condominium projects shall include design features that differentiate adjoining units and create identity for each unit. This goal shall be achieved through the following requirements:

b. Roofline articulation and wall articulation shall follow the requirements: articulation and windows. All street facing facades shall meet the following minimum standards for articulation, as illustrated in Figure 17.60.110-1. For purposes of this section “articulation” shall mean the emphasis of elements on the face of a wall including a change in setback, materials, roof pitch or height.

c. Windows. All building facades that face public streets shall have windows along at least 25 percent of their horizontal length. If 25 percent actual windows is not feasible because of the nature of the use of the building facade, then the remainder of such walls shall include false windows, either glazing or pattern, and defined by frames, sills, and lintels, or similarly proportioned features.

d. Color. Projects shall include a variety of building colors and materials.

e. Townhomes, Patio Homes and Stacked Condominiums. Townhouses that are attached horizontally shall not exceed six attached units in alignment. Exterior design shall vary for every fifth townhouse group. Patio homes shall vary with no more than two adjacent street facing facades being the same. Stacked condominiums shall vary with projects limited to no more than 50 units per building and no more than two adjacent building facades can be the same or similar. Differentiation is defined as having windows and doors located in different locations, the use of at least 30 percent different materials and/or colors, and for every 60 feet of a building facade, a two-foot vertical recessed section.

f. Foundation. Exposed foundation walls shall not exceed two feet above finished grade at any point and shall include a stucco type finish or brick or stone.

g. Building Materials. Building materials for projects shall consist of at least 40 percent brick, stone, or synthetic stone on all sides of the structure. The balance of the exterior wall area shall consist of brick, stone, glass, decorative integrally colored block, or stucco. All building materials shall be high quality, durable, and low maintenance. Roofs shall be hipped or gabled with a minimum 6:12 pitch.

h. Garages. Garages shall complement the project architecture in terms of design, materials, and colors while following the standards set forth in this section. For townhouses and patio homes, garages shall be recessed from the front facade by a minimum of three feet.

i. Balconies for Townhouses and Stacked Condominiums. It is preferred that railings on balconies should be open rail to maximize natural light penetration. All townhouse and patio home projects shall include a patio with a minimum dimension of eight feet by 10 feet for 100 percent of the units. Stacked condominiums shall include balconies for at least 50 percent of the units with a minimum dimension of six feet by 10 feet.

j. Stairways. All exterior stairways shall be enclosed and screened from view.

k. Architectural Theme. A design theme shall be established for each project such as craftsman or farmhouse styles or be established through a master plan/development agreement.

l. All mechanical equipment, antennas (where possible), loading and utility areas and trash receptacles shall be screened from view with architectural features or walls consistent with materials used in the associated buildings.

m. The exterior walls of all multifamily buildings shall be properly maintained by the owners or the homeowners’ association.

a. No less than 30 percent of the gross project area shall be landscaped and designated for usable open space uses. Usable open space means spaces that serve a recreation function and not leftover nonusable pieces such as landscaped islands in parking lots or property corners with insufficient space to provide a recreation function/lacking a connection to project amenities.

b. Open space areas shall be available to everyone residing in the boundaries of a development with convenient locations and resident access. Open space areas shall be maintained by a homeowners’ association.

c. Open space excludes private balconies, decks, patio areas, recreation buildings, indoor amenities, vehicle parking, streets, park strips, required buffer areas (unless such areas have a recreation function), and sidewalks.

d. Open space may include pathways and outdoor amenities.

e. Open space should be clustered to create usable spaces with a recreation purpose.

f. Each project shall include a larger open space where at least 25 percent of the open space area adjoins a street. Open space should be designed as a system with many components.

g. Open spaces shall be designed for a particular function such as a leisure space with shade and seating. Such spaces should be appropriately sized for the development and shall include at least one usable space with a minimum dimension of 50 feet by 100 feet. Other spaces may accommodate active uses such as a trail, exercise course, or to kick a ball, or a place to gather such as a shaded picnic table with a barbeque. Connected open spaces distributed throughout the development are required.

h. All open space, if not dedicated to the city, will be labeled and recorded as a lot or lots in a subdivision, as common area in a condominium or as a perpetual open space easement to be jointly owned and properly maintained as open space and/or recreation by a homeowners’ association with power to assess and collect fees for maintenance or other assessment and maintenance mechanisms acceptable to the city. Open space shall include recreational improvements such as play courts, swimming pools, tot lots, picnic areas, and walking paths. The city shall determine the acceptability of proposed recreational amenities during the site plan and development approval process. The city may require a bond to guarantee installation of the open space improvements. All open spaces shall be preserved and properly maintained by the owner of record.

a. One playground with a minimum of one multi-function play structure encompassing a minimum of 300 square feet. The size and quality of the playground shall be approved in the site planning process by the community development director.

b. One indoor, centrally located, fully functional social area, no less than 1,000 square feet in gathering space.

c. One swimming pool. Thirty feet by 60 feet minimum size with the size increasing 10 percent for every additional 25 units over 100 units.

d. In addition to the amenities listed above, one amenity for each additional 50 units over 50 must be provided. Choose one from the following list:

a. If not dedicated to the city, recreation spaces will be labeled and recorded as a lot or lots in a subdivision, as common area in a condominium or as a perpetual open space easement to be jointly owned and properly maintained as open space and/or recreation by a homeowners’ association with power to assess and collect fees for maintenance or other assessment and maintenance mechanisms acceptable to the city.

b. The city shall determine the acceptability of proposed recreational amenities during the site plan and development approval process. The city may require a bond for any publicly accessed recreation spaces, to guarantee installation of the open space improvements including all landscaping, pavement, lighting, and amenities if accessed by the public. All open spaces shall be preserved and properly maintained by the owner of record.

a. All townhouse and condominium projects shall be at least 1,200 square feet per unit and shall have a minimum of two and one-half parking stalls per unit.

b. At least one single-car garage shall be provided for each unit. Where units are attached with common wall construction, at least 50 percent of the units per building shall contain a side-by-side two-car garage. Setbacks shall be measured from the building to the edge of the adjacent roadway or sidewalk, whichever is nearer.

c. The front yard setbacks are listed in the lot standards table.

d. Setbacks shall apply to all private and public streets, private driveways, private lanes and alleys.

e. Driveways can be used to meet the parking requirement provided there is at least 20 feet from the garage to the sidewalk or street. Private driveways can only be used to meet the parking requirement for that particular unit.

f. Only areas of the dwelling that have been completely finished shall be counted in the minimum square footage.

a. Parking Lot. Every parking lot with more than 10 spaces and 3,500 square feet shall contain internal landscaped areas.

b. Curbed planters, designed to accept storm water, with two-inch or larger caliper medium to large shade trees, shall be installed at the ends of parking rows. Planters shall be at least five feet wide. The remainder of the island shall be landscaped with additional shrubs, ground cover, decorative gravel, or turf, and shall include an appropriate irrigation system.

c. For every 20 parking stalls there shall be a planter area. This area shall have a minimum of two two-inch caliper medium size trees planted along with grass, shrubs, decorative gravel, or ground cover. Said planter shall be at least five feet wide and the length of two tandem parking spaces.

d. Minimum five-foot landscaped planters shall be provided around building foundations except at building entrances, drive-up windows and loading and utility areas.

e. All landscaped areas adjacent to parking areas shall be curbed and designed to accept storm water.

f. Light poles shall be no higher than 25 feet and all associated fixtures shall be downward directed and shielded.

a. All areas of development not approved for parking, buildings, recreation facilities, or otherwise exempted with site plan approval, shall be landscaped and properly maintained.

b. At a minimum 15 percent of all multifamily developments shall be landscaped. The developer must provide an acceptable, water-wise method of watering all plant materials, in accordance with an approved landscape plan.

c. Landscaped Area. For every 800 square feet of landscaped area and setback area required by this chapter, one shade tree (two-inch caliper or larger) shall be planted. Two 10-gallon ornamental trees may be substituted for every one required shade tree as long as at least half of the required number of shade trees is installed.

d. Facilities, or otherwise exempted with site plan approval, shall be landscaped and properly maintained.

e. A minimum of one tree per 400 square feet of required landscaped yard areas is required in addition to other trees required in this section. A minimum of 30 percent of the required yard area trees shall be minimum seven-foot evergreens. Deciduous trees shall be minimum two-inch caliper. Deciduous and evergreen trees required in this section need not be equally spaced but shall be dispersed throughout the yard areas on site.

a. Design and Unit Variation. Townhouse, patio homes, and condominium projects shall include design features that differentiate adjoining units and create identity for each unit. This goal shall be achieved through the following requirements:

b. Roofline articulation and wall articulation shall follow the requirements: articulation and windows. All street facing facades shall meet the following minimum standards for articulation, as illustrated in Figure 17.60.120-1. For purposes of this section “articulation” shall mean the emphasis of elements on the face of a wall including a change in setback, materials, roof pitch or height.

c. Windows. All building facades that face public streets shall have windows along at least 25 percent of their horizontal length. If 25 percent actual windows is not feasible because of the nature of the use of the building facade, then the remainder of such walls shall include false windows, either glazing or pattern, and defined by frames, sills, and lintels, or similarly proportioned features.

d. Color. Projects shall include a variety of building colors and materials.

e. Townhomes, Patio Homes and Stacked Condominiums. Townhouses that are attached horizontally shall not exceed six attached units in alignment. Exterior design shall vary for every fifth townhouse group. Patio homes shall vary with no more than two adjacent street facing facades being the same. Stacked condominiums shall vary with projects limited to no more than 50 units per building and no more than two adjacent building facades can be the same or similar. Differentiation is defined as having windows and doors located in different locations, the use of at least 30 percent different materials and/or colors, and for every 60 feet of a building facade, a two-foot vertical recessed section.

f. Foundation. Exposed foundation walls shall not exceed two feet above finished grade at any point and shall include a stucco type finish or brick or stone.

g. Building Materials. Building materials for projects shall consist of at least 40 percent brick, stone, or synthetic stone on all sides of the structure. The balance of the exterior wall area shall consist of brick, stone, glass, decorative integrally colored block, or stucco. All building materials shall be high quality, durable, and low maintenance. Roofs shall be hipped or gabled with a minimum 6:12 pitch.

h. Garages. Garages shall complement the project architecture in terms of design, materials, and colors while following the standards set forth in this section. For townhouse and patio homes, garages shall be recessed from the front facade by a minimum of three feet.

i. Balconies for Townhouses and Stacked Condominiums. It is preferred that railings on balconies should be open rail to maximize natural light penetration. All townhouse and patio home projects shall include a patio with a minimum dimension of eight feet by 10 feet for 100 percent of the units. Stacked condominiums shall include balconies for at least 50 percent of the units with a minimum dimension of six feet by 10 feet.

j. Stairways. All exterior stairways shall be enclosed and screened from view.

k. Architectural Theme. A design theme shall be established for each project such as craftsman or farmhouse styles or be established through a master plan/development agreement.

l. All mechanical equipment, antennas (where possible), loading and utility areas and trash receptacles shall be screened from view with architectural features or walls consistent with materials used in the associated buildings.

m. The exterior walls of all multifamily buildings shall be properly maintained by the owners or the homeowners’ association.

a. Multifamily apartment-style projects shall have a minimum of 100 dwelling units.

b. Color utilization should be sensitive to existing development, with earth tones using colors that reflect natural landscape in which the project is situated. A minimum of four colors per elevation is preferred; three are required.

c. Foundation. Exposed foundation walls shall not exceed two feet above finished grade at any point and shall include a stucco type finish or brick or stone.

d. Building Materials. Building materials for projects shall consist of at least 33 percent brick, stone, or synthetic stone on all sides of the structure.

e. Garages. Garages and carports shall complement the project architecture in terms of design, materials, and colors and shall not be located within the front yard setback.

f. Balconies. It is preferred that railings on balconies should be open rail to maximize natural light penetration. All multifamily apartment style projects shall include balconies for at least 50 percent of the units with a minimum dimension of six feet by 10 feet.

g. Stairways. All exterior stairways shall be enclosed and screened from view.

h. Architectural Theme. A design theme shall be established for each project such as craftsman or farmhouse styles or be established through a master plan/development agreement.

i. Multifamily Development Architecture. The following exterior materials and architectural standards are required for all multifamily apartment developments:

a. No less than 30 percent of the gross project area shall be landscaped and designated for usable open space uses. Usable open space means spaces that serve a recreation function and not leftover nonusable pieces such as landscaped islands in parking lots or property corners with insufficient space to provide a recreation function/lacking a connection to project amenities.

b. Open space areas shall be available to everyone residing in the boundaries of a development with convenient locations and resident access. Open space areas shall be maintained by a homeowners’ association.

c. Open space excludes private balconies, decks, patio areas, recreation buildings, indoor amenities, vehicle parking, streets, park strips, required buffer areas (unless such areas have a recreation function), and sidewalks.

d. Open space may include pathways and outdoor amenities.

e. Open space should be clustered to create usable spaces with a recreation purpose.

f. Each project shall include a larger open space where at least 25 percent of the open space area adjoins a street. Open space should be designed as a system with many components.

g. Open spaces shall be designed for a particular function such as a leisure space with shade and seating. Such spaces should be appropriately sized for the development and shall include at least one usable space with a minimum dimension of 50 feet by 100 feet. Other spaces may accommodate active uses such as a trail, exercise course, or to kick a ball, or a place to gather such as a shaded picnic table with a barbeque. Connected open spaces distributed throughout the development are required.

h. All open space, if not dedicated to the city, will be labeled and recorded as a lot or lots in a subdivision, as common area in a condominium or as a perpetual open space easement to be jointly owned and properly maintained as open space and/or recreation by a homeowners’ association with power to assess and collect fees for maintenance or other assessment and maintenance mechanisms acceptable to the city. Open space shall include recreational improvements such as play courts, swimming pools, tot lots, picnic areas, and walking paths. The city shall determine the acceptability of proposed recreational amenities during the site plan and development approval process. The city may require a bond to guarantee installation of the open space improvements. All open spaces shall be preserved and properly maintained by the owner of record.

a. One playground with a minimum of one multi-function play structure encompassing a minimum of 300 square feet. The size and quality of the playground shall be approved in the site planning process by the community development director.

b. One indoor, centrally located, fully functional social area, no less than 1,000 square feet in gathering space.

c. One swimming pool. Thirty feet by 60 feet minimum size with the size increasing 10 percent for every additional 25 units over 100 units.

d. In addition to the amenities listed above, one amenity for each additional 50 units over 50 must be provided. Choose one from the following list:

a. If not dedicated to the city, recreation spaces will be labeled and recorded as a lot or lots in a subdivision, as common area in a condominium or as a perpetual open space easement to be jointly owned and properly maintained as open space and/or recreation by a homeowners’ association with power to assess and collect fees for maintenance or other assessment and maintenance mechanisms acceptable to the city.

b. The city shall determine the acceptability of proposed recreational amenities during the site plan and development approval process. The city may require a bond for any publicly accessed recreation spaces, to guarantee installation of the open space improvements including all landscaping, pavement, lighting, and amenities if accessed by the public. All open spaces shall be preserved and properly maintained by the owner of record.

a. All townhouse and condominium projects shall be at least 1,200 square feet per unit and shall have a minimum of two and one-half parking stalls per unit.

b. At least one single-car garage shall be provided for each unit. Where units are attached with common wall construction, at least 50 percent of the units per building shall contain a side-by-side two-car garage. Setbacks shall be measured from the building to the edge of the adjacent roadway or sidewalk, whichever is nearer.

c. The front yard setbacks are listed in the lot standards table.

d. Setbacks shall apply to all private and public streets, private driveways, private lanes and alleys.

e. Driveways can be used to meet the parking requirement provided there is at least 20 feet from the garage to the sidewalk or street. Private driveways can only be used to meet the parking requirement for that particular unit.

f. Only areas of the dwelling that have been completely finished shall be counted in the minimum square footage.

a. Parking Lot. Every parking lot with more than 10 spaces and 3,500 square feet shall contain internal landscaped areas.

b. Curbed planters, designed to accept storm water, with two-inch or larger caliper medium to large shade trees, shall be installed at the ends of parking rows. Planters shall be at least five feet wide. The remainder of the island shall be landscaped with additional shrubs, ground cover, decorative gravel, or turf, and shall include an appropriate irrigation system.

c. For every 20 parking stalls there shall be a planter area. This area shall have a minimum of two two-inch caliper medium size trees planted along with grass, shrubs, decorative gravel, or ground cover. Said planter shall be at least five feet wide and the length of two tandem parking spaces.

d. Minimum five-foot landscaped planters shall be provided around building foundations except at building entrances, drive-up windows and loading and utility areas.

e. All landscaped areas adjacent to parking areas shall be curbed and designed to accept storm water.

f. Light poles shall be no higher than 25 feet and all associated fixtures shall be downward directed and shielded.

a. All areas of development not approved for parking, buildings, recreation facilities, or otherwise exempted with site plan approval, shall be landscaped and properly maintained.

b. At a minimum 15 percent of all multifamily developments shall be landscaped. The developer must provide an acceptable, water-wise method of watering all plant materials, in accordance with an approved landscape plan.

c. Landscaped Area. For every 800 square feet of landscaped area and setback area required by this chapter, one shade tree (two-inch caliper or larger) shall be planted. Two 10-gallon ornamental trees may be substituted for every one required shade tree as long as at least half of the required number of shade trees is installed. Facilities, or otherwise exempted with site plan approval, shall be landscaped and properly maintained.

d. A minimum of one tree per 400 square feet of required landscaped yard areas is required in addition to other trees required in this section. A minimum of 30 percent of the required yard area trees shall be minimum seven-foot evergreens. Deciduous trees shall be minimum two-inch caliper. Deciduous and evergreen trees required in this section need not be equally spaced but shall be dispersed throughout the yard areas on site.

a. Architectural drawings and elevations, exterior materials and colors of all buildings shall be submitted in conjunction with site plan review. In projects containing multiple buildings, a design layout containing architectural theme, features, exterior materials and colors governing the entire project shall be submitted.

b. Articulation and Windows. All street facing facades shall meet the following minimum standards for articulation, as illustrated in Figure 17.60.140-1. For purposes of this section “articulation” shall mean the emphasis of elements on the face of a wall including a change in setback, materials, roof pitch or height.

c. All building facades that face public streets shall have windows along at least 25 percent of their horizontal length. If 25 percent actual windows is not feasible because of the nature of the use of the building facade, then the remainder of such walls shall include false windows, either glazing or pattern, and defined by frames, sills, and lintels, or similarly proportioned features.

d. Exterior walls of buildings in the L-C and N-C zones shall be constructed with a minimum of 50 percent brick or stone. The balance of the exterior wall area shall consist of brick, stone, glass, decorative integrally colored block, or stucco. All building materials shall be high quality, durable, and low maintenance. Roofs shall be hipped or gabled with a minimum six to 12 pitch. Any exception or changes to roof standards shall be made with a conditional use permit.

e. In the R-C and C-C zones masonry will be required on the exterior of all developments. The minimum area of masonry required will be determined by multiplying the outside perimeter of the building by four feet. The masonry used can be as a wainscot around the periphery of the building or a higher percentage at the main entrance(s). Corner lots and lots on arterial or collector streets are required to use the majority of the masonry on the front and sides of the building facing the street(s).

f. The exterior walls of all buildings shall be properly maintained (no peeling paint, loose bricks, broken stucco, etc.) by the owners.

g. Alternative materials may be approved by the community development director if it can be shown that the finished product shall result in a highly durable surface that enhances the building.

a. Parking Lot. Every parking lot with more than 10 spaces and 3,500 square feet shall contain internal landscaped areas.

b. Curbed Planters. Curbed planters shall be designed to accept storm water, with two-inch or larger caliper medium to large shade trees, and shall be installed at the ends of parking rows. Planters shall be at least five feet wide. The remainder of the island shall be landscaped with additional shrubs, ground cover, decorative gravel, or turf, and shall include an appropriate irrigation system.

c. For every 20 parking stalls there shall be a planter area. This area shall have a minimum of two two-inch caliper medium size trees planted along with grass, shrubs, decorative gravel, or ground cover. Said planter shall be at least five feet wide and the length of two tandem parking spaces.

d. Minimum five-foot landscaped planters shall be provided around building foundations except at building entrances, drive-up windows and loading and utility areas.

e. All landscaped areas adjacent to parking areas shall be curbed and designed to accept storm water.

f. Light poles shall be no higher than 25 feet and all associated fixtures shall be downward directed and shielded.

a. The developer shall landscape not less than 15 percent of the site including all required front, side and rear yards. Reuse and conversion of existing dwellings shall require that existing front yard landscaping be maintained, and all parking occurs to the rear or side of the home. The developer must provide an acceptable method of watering all plant materials, in accordance with an approved landscape plan. Such landscaping shall use plant materials appropriate for this area and emphasize trees and other larger ornamental plants. A maximum of 15 percent of the landscaped area for a new commercial or manufacturing development may be turf grass, except additional turf grass may be used if placed in areas intended for active outdoor recreation.

b. The landscaping shall be completed before occupancy, or as soon thereafter as weather permits. If landscaping is not completed before occupancy, the developer shall provide the required guarantee of improvements to guarantee completion of the landscaping.

c. The landscaping shall be maintained as long as the site is used. Removal of the required landscaping shall void the site plan approval.

d. A minimum of 30 percent of the required yard area trees shall be minimum seven-foot evergreens. Deciduous trees shall be minimum two-inch caliper. Deciduous and evergreen trees required in this section need not be equally spaced but shall be dispersed throughout the yard areas on site.

e. Landscaping shall be installed in all park strips to the same standards as on-site landscaping as well as a minimum of two small to medium size trees per every 50 feet of frontage. Asphalt, paving stones, brick or concrete paving in place of landscaping in the park strip shall only be allowed by the community development director or designee if interspersed with appropriately sized trees at intervals that reflect the tree’s canopy at maturity.

f. Any dead plant material shall be replaced in accordance with the requirements of this chapter and the conditions of the site plan approval.

g. Exceptions to the minimum landscaping standards, based on site constraints or increased quality may be allowed by the community development director or designee during the standard approval process.

h. List of Acceptable Tree Species. Any tree not mentioned on this list may be accepted, by the community development director or designee, during the site plan approval process if it can be shown that the addition of such trees will enhance and improve the landscaping plan.

a. Determination of Standards. Buffer yards shall separate different land uses from each other in order to eliminate or minimize potential nuisances such as dirt, litter, noise, glare of lights, signs, and unsightly buildings or parking areas or to provide spacing to reduce adverse impacts of noise, odor, or danger from fires or explosions.

a. In the R/I-P zone masonry will be required on the exterior of all developments. The minimum area of masonry required will be determined by multiplying the outside perimeter of the building by four feet. The masonry used can be as a wainscot around the periphery of the building or a higher percentage at the main entrance(s). Corner lots and lots on arterial or collector streets are required to use the majority of the masonry on the front and sides of the building facing the street(s).

a. Cannabis Production Establishment.

b. Medical Cannabis Pharmacy.

a. A general layout of all proposed lots.

b. A tabulation of the total acreage of the site, and the percentages thereof to be designated for various uses, i.e., parking, residential units, open space, streets, etc.

c. Detailed description of proposed density calculations and bonus amenities as defined in subsection (G) of this section.

d. Proposed circulation pattern, including public streets and pedestrian paths.

e. Parks, common open spaces, playgrounds, and other public or private recreation facilities and improvements proposed within the planned residential unit development.

f. The general location of all dwellings and other structures in the PRUD and building densities per gross acre, including tables or graphs showing the percentages of each dwelling type being proposed.

g. A landscaping plan showing what areas are to be landscaped and what types of plants and materials are to be used.

h. Elevation drawings or perspective drawings of all building types proposed within the PRUD. Elevation drawings for single-family can be conceptual and provide examples of the types of housing being proposed. Elevation drawings for attached or multifamily buildings shall be specific and show the exact structures being proposed.

i. If an HOA is proposed, provide a draft of the declaration of covenants, conditions, and restrictions for review and to assure their compliance with the provisions of this code.

a. Implement clear concepts contained in the general plan; and

b. Meet the purpose and intent of this chapter; and

c. Provide superior site design and increased amenities as set forth in this chapter.

a. Exterior materials must comply with one of the following three options:

b. All homes will have a minimum two-car garage.

c. No vinyl siding will be allowed.

a. Public streets, sidewalks, curbs/gutters and other street facilities shall meet the appropriate right-of-way widths and design requirements as required in the public works standard drawings.

b. Private streets, sidewalks, curbs/gutters and other street facilities are only allowed to provide access to attached patio home units as allowed in the R-3 zone and shall meet the appropriate right-of-way widths and design requirements as required in the public works standard drawings.

c. A homeowners’ association shall be responsible for maintenance, repair, and replacement of private streets, including curb, gutter, and sidewalks.

a. Affordable Housing.

b. Enhanced Overall Design Theme.

c. Recreational Amenities.

d. Energy Efficiency. All dwellings are designed with active, passive, or photovoltaic solar features.

e. Civic Location. Providing property to the city, school district, or other public entity for a future civic location, such as a city hall, school, or fire station. To qualify for density using this criterion the property must be given to the public entity and not purchased. Not all developments will be able to qualify for bonus density using this criterion.

f. Other Amenities. Other amenities may be approved by the city council as part of the rezone and site plan review.

a. Density. Allowed density and bonus density for common space subdivisions shall conform with the standards set forth in this chapter.

b. Open Space. Due to the clustering of dwelling units within the common space subdivisions, there will naturally be open space remaining. The open space must be maintained as set forth in subsection (E)(8) of this section.

c. Zones Allowed. Common space subdivisions shall only be allowed in the R-2 and R-3 zones.

d. Attached Units. Dwelling units in this subdivision option may be clustered in common-wall construction only in the R-2 and R-3 zones. Common-wall construction in the R-2 zones shall be limited to only twin homes. Attached units in the R-3 zone shall be limited to twin homes or attached one-story patio homes.

e. Private Streets. Private streets, sidewalks, curb/gutter and other street facilities are only allowed to provide access to attached patio home units as allowed in the R-3 zone and shall meet the appropriate right-of-way widths and design requirements as required in the public works standard drawings.

f. Multifamily. All PRUDs that have attached units shall follow the standards set forth in WPCC 17.60.110, R-5 multifamily residential zone, which shall include, but not be limited to, landscaping, parking, and building design.