Article 20 RESIDENTIAL DISTRICTS

ARTICLE 20
RESIDENTIAL DISTRICTS

Section:

25-20-1: Intent And Purpose

25-20-2: Uses

25-20-3: Development Standards

25-20-3-1: Affordable Housing Development Standards

25-20-4: Design Standards

25-20-5: Multi-family Housing Standards

25-20-6: Mobilehome Parks

25-20-7: Condominium Conversions

25-20-8: Second Units In R-1 Zones

25-20-9: Recreational Vehicle Storage

25-20-10: Senior Citizen Housing Development

25-20-1 INTENT AND PURPOSE:

The intent of this article is to create, preserve, and enhance residential areas for a wide range of housing types and lifestyles. These regulations are directed toward encouraging quality development and integrated, attractive residential neighborhoods. Toward this end, four (4) residential districts are established. For each district, the city has established a density limit, measured in gross acres. No entitlement for the maximum allowable density is granted in this zoning code. The actual density achieved on a development site will be based upon factors to include, but not be limited to, topography, access, availability of utilities and other infrastructure, proximity to sensitive environmental resources, availability of public services, viewshed considerations, etc.

The following residential land use districts are established in Lynwood:

A. Single-Family Residential (R-1): The single-family residential (R-1) zone district is a single-family zone which permits detached residences at a density of up to seven (7) units per gross acre. Minimum lot size is five thousand (5,000) square feet. Development at this density requires full urban levels of service and public improvements. Minimum lot sizes in this zoning district may be increased depending on terrain, availability of services, or other factors; if modified, the minimum lot size shall be shown on the zoning map. Single-family uses are located in neighborhoods that are generally protected from adverse characteristics such as major street corridors, industrial uses and other higher intensity uses.

B. Townhouse, Cluster And Two-Family Residential (R-2): The residential medium designation allows for a range of detached and attached single-family units and low intensity multi-family residential units. This designation encourages greater housing diversity and acts as a transition zone between low density developments and higher density multi-family projects. Detached and attached single-family units, and low density multi-family housing units are permitted. Unit types may include detached single-family, attached cluster units (including zero lot line developments, zipper lot configurations), town homes, and duplexes. This designation serves as a transition from single-family designations to higher density residential or commercial land uses. Locations should be on or near major arterials and bus routes, and within close proximity to shopping. Densities may range up to fourteen (14) units per gross acre. (Maximum of 1 unit per 3,112 square feet of gross property area.)

C. Multi-Family Residential (R-3): The residential high density designation allows multi-family developments of apartments, condominiums, and single-family attached units. Town homes, stacked flats, apartments, and multi-story senior housing is permitted. This designation is designed to serve as a transition from single-family to commercial and industrial land uses. Locations should be on major arterials and near bus routes, and within close proximity to shopping and employment centers. Densities may range up to eighteen (18) units per gross acre. (Maximum of 1 unit per 2,420 square feet of gross property area.)

D. Planned Residential Development (PRD): The planned residential development zone is intended to provide for flexibility and creativity in the design of large scale planned residential development. This district is also intended to provide for the development or redevelopment of parcels of land as coordinated projects involving single-family homes, community facilities both public and private, and related accessory commercial uses. The PRD zone is further intended to provide for the optimum integrating of natural and manmade amenities within the residential development. Permitted uses within the PRD zone include residential care facilities (not closer than 300 feet to another such facility), home occupations as subject to article 95 of this chapter, accessory uses including garages and carports, storage sheds, covered patios, cabanas and swimming pools. Uses permitted with a conditional use permit include single-family dwellings, state certified mobilehomes on permanent foundations, child daycare and nursery facilities, public or private elementary or secondary schools, places of worship, public utilities, water facilities, convenience sales and personal services clearly incidental and auxiliary to the residential development, family homes, group homes, social rehabilitation facilities, community care facilities, large family daycare facilities in accordance with article 21 of this chapter and accessory uses including laundry facilities, tennis courts and recreational buildings.

E. Senior Citizen Housing Development (SCHD): The senior citizen housing development zone is designed to provide for residential uses that are appropriate for the development of seniors, recognizing their unique lifestyles and needs, by allowing higher densities, a mix of uses, and requiring in return higher design and construction standards, as well as the provision of specific site and building amenities. It is the intent of this zone to carry out the policies and objectives of all elements of the general plan and to meet the standards necessary to satisfy the requirements for public health, safety, and general welfare. (Ord. #1563, §3; Ord. #1678, §3)

25-20-2 USES:

A. Appendix A, “Uses By Zoning District”, of this chapter indicates the uses permitted in the residential zone districts. Residential uses represent the primary permitted uses, although other uses are allowed as accessory, conditionally permitted, and temporary uses, as indicated in appendix A of this chapter.

B. Uses listed as conditionally permitted uses are subject to the review requirements and conditions contained in article 130 of this chapter. Temporary uses are subject to the review requirements and conditions contained in article 155 of this chapter. Also, certain other uses such as churches may be subject to special use standards outlined in article 80 of this chapter.

C. Other uses that may be permitted in residential zones include flood control facilities, public parks, trails and other open space uses including public and private golf courses, schools (grades K-12), places of worship, daycare facilities, convalescent care and skilled nursing care facilities and utility infrastructure (i.e., substations and so forth).

D. Second units require the granting of site plan review approval.

E. A second separate, detached single-family unit is permitted, subject to site plan review and approval, on any lot zoned R-1, provided that the lot contains at least six thousand two hundred twenty (6,220) square feet of gross property area required for the zoning district in which it is located, and further provided that the second unit meets all the development standards applicable to the zoning district in which it is located. (Ord. #1563, §3)

25-20-3 DEVELOPMENT STANDARDS:

Table 20-1 of this section indicates the development standards for all residential zone districts:

TABLE 20-1

RESIDENTIAL ZONE DISTRICTS - DEVELOPMENT STANDARDS
Zoning Districts4
Development Standard	R-1	R-2	R-3	PRD
A. Minimum lot size1	5,000 sf	5,000 sf	7,500 sf interior 6,500 sf corner	3,500 sf
B. Minimum lot width	50 ft	50 ft	50 ft	50 ft
C. Minimum lot depth	100 ft	100 ft	130 ft corner 150 ft interior	130 ft corner 150 ft interior
D. Maximum lot coverage by: Buildings	40%	50%	60%	60%
E. Maximum coverage in front yard by impervious surfaces	50%	50%	60%	60%
F. Maximum density	7 du/ac	14 du/ac	18 du/ac	Per GP
G. Maximum building height2	35 ft	35 ft	35 ft	35 ft
H. Minimum front yard setback3	20 ft	20 ft	20 ft	20 ft
I. Minimum side yard setback:
Interior	5 ft	5 ft	5 ft	5 ft
Street	10 ft	10 ft	10 ft	10 ft
J. Minimum rear yard setback	20 ft	15 ft	15 ft	15 ft
K. Minimum usable private open space	2,000 sf/unit	1,000 sf/unit	500 sf/unit	500 sf/unit

Abbreviations: sf = square feet; ft = feet; ac = acre; du = dwelling unit; n/a = not applicable

Notes:

1. See section 25-20-4 of this article for further requirements.

2. Exempt antennas as defined in this zoning code are exempt from height requirements.

3. “Average setback” shall be measured for each side of each block of a street, or for all the homes on a cul-de-sac. No 2 adjacent structures or garages may have the same setback. Changes in setback of adjacent structures or garages must be at least 2 feet.

Notes (cont.)

4. Within the same lot, building separation shall be a minimum of 10 feet from residence to residence, and a minimum of 6 feet from residence to accessory structure or from accessory structure to accessory structure.

(Ord. #1563, §3; Ord. #1572, §4)

25-20-3-1 AFFORDABLE HOUSING DEVELOPMENT STANDARDS:

The development standards herein apply to multi-family properties consisting of ten (10) or more units, of which over ninety percent (90%) are affordable units.

A. Open Space Requirements: All multi-family affordable housing developments with ten (10) or more dwelling units shall provide a minimum of sixty (60) square feet private usable open space per unit and one hundred forty (140) square feet of common usable open space per unit. No minimum length or width shall be required and will be determined as per approved site plan. The city may, at its discretion, include private patios, decks, or balconies when calculating open space areas within a multi-family affordable housing development.

B. Trash Receptacles: All multi-family affordable housing developments are required to have the appropriate number of trash receptacles and recycling containers for the size of the development.

C. Parking Location: Parking spaces shall be provided as specified in article 65.

D. Number of Automobile Parking Spaces Required for Affordable Housing Units:

1. Zero to one bedroom: one on-site parking space.

2. Two (2) to three (3) bedrooms: two (2) on-site parking spaces.

3. Four (4) or more bedrooms: two and one-half (2-1/2) on-site parking spaces.

4. Guest parking: one-quarter (1/4) on-site parking space per unit.

E. Building Separation: Building separation requirements shall be as outlined in Table 20-3 of subsection 25-20-5D (Multi-Family Housing Standards – Required Building Separation).

F. Minimum Lot Size: Seven thousand five hundred (7,500) square feet.

G. Minimum Lot Width: Fifty feet (50').

H. Minimum Lot Depth: One hundred feet (100').

I. Maximum Lot Coverage (Building Coverage): Seventy percent (70%).

J. Maximum Density: Per approved site plan.

K. Maximum Building Height: Fifty feet (50'), or per approved site plan.

L. Minimum Front Setback: Twenty feet (20'), or per approved site plan.

M. Minimum Side Yard Setback: Five feet (5') (interior); ten feet (10') (street).

N. Minimum Rear Yard Setback: Fifteen feet (15')

O. Affordability:

1. At least thirty percent (30%) of the dwelling units shall be available at affordable housing cost to households of low and moderate income. This applies to both rental and ownership projects.

2. At least fifty percent (50%) of the thirty percent (30%) described above shall be available at affordable housing cost to very low-income households. This applies to both rental and ownership projects.

3. The restrictions must remain available for the longer of: thirty (30) years, or the period of land use controls established by the city. The city shall be named specifically in the covenants, conditions, and restrictions (CC&Rs) having the right to enforce the affordability restrictions.

4. The city reserves the right to require more stringent low-moderate income requirements under circumstances where the city has provided financial assistance to the development.

P. Development Incentives:

1. The city shall waive park development fees for qualified affordable housing projects defined herein.

2. The maximum allowable density in an affordable housing project area is ninety-five (95) dwelling units to the gross acre. (Ord. #1712, §3; Ord. #1731, §2)

25-20-4 DESIGN STANDARDS:

The following minimum standards shall apply to all residential construction projects, including manufactured housing:

A. All dwelling units shall have a minimum gross floor area of seven hundred fifty (750) square feet. The minimum dwelling unit width and depth shall be twenty feet (20'), measured from the exterior of the structure and excluding garages, porches, patios, eaves, cabanas, and bay windows,

B. Siding material shall consist of stucco, wood, brick, stone, or decorative concrete block. Synthetic materials of a similar appearance and equivalent durability shall be permitted. Exterior siding shall extend to a point at or near grade. However, if an approved solid wood, metal, concrete, or masonry perimeter foundation is used, the siding need not extend below the top of the foundation.

C. Roofing materials shall be Class A as defined by the uniform building code.

D. Utility hookups and an area shall be provided to accommodate installation of a clothes washer and dryer. The hookups and area shall be provided within the primary structure or within an enclosed accessory structure.

E. Areas for trash receptacles and recycling containers shall be provided as required by the city of Lynwood.

F. Mobilehomes or manufactured homes placed in residential subdivisions shall be designed and built to have an appearance similar to or in conformance with the predominating architectural style of homes on the street. This shall include, but not be limited to:

1. Building materials.

2. Compliance with fire safety standards.

3. Massing.

4. Roofing materials.

5. Window and architectural treatments.

G. City-Wide Residential Design Guidelines:

1. The City-Wide Residential Design Guidelines, dated April 2013, a copy of which is on file with the city’s development services department (“city-wide residential design guidelines”), shall apply city-wide and be utilized in the following instances:

a. Over-the-counter review of proposed residential additions, improvements, modifications, code violations and rehabilitation.

b. As a result of a site plan review application for a proposed residential structure or development.

c. As a result of a discretionary application including but not limited to a major or minor variance, zone change, general plan amendment, tentative parcel or tentative tract map and conditional use permit.

2. Those authorized to utilize and interpret the city-wide residential design guidelines include, but are not limited to:

a. City council members.

b. Planning commission members.

c. City staff including the city manager’s office, the planning division, building and safety division, code enforcement division and the city attorney’s office.

3. Any deviation from the established city-wide residential design guidelines must comply with article 140 as well as applications and fees related to minor variances. (Ord. #1563, §3; Ord. #1666, §3 (Exh. 2))

25-20-5 MULTI-FAMILY HOUSING STANDARDS:

A. Open Space Requirements: All multi-family developments with ten (10) or more dwelling units shall provide a minimum of three hundred (300) square feet of a combination of private and common usable open space per unit. Table 20-2 of this section indicates the minimum open space dimensions for usable common and private open space areas. The city may, at its discretion, include private patios, decks, or balconies in the calculation of open space provided within a development.

TABLE 20-2

USABLE OPEN SPACE DIMENSIONS FOR MULTI-FAMILY DEVELOPMENTS
Type Of Usable Open Space	Minimum Area Per Unit	Minimum Length	Minimum Width
Common	150 square feet	12 feet	12 feet
Private	See table 20-1, section 25-20-3 of this article	10 feet	10 feet

B. Trash Receptacles: Trash receptacles and recycling containers shall be provided as required by the city of Lynwood.

C. Parking Space Location: Parking spaces shall be provided as specified in article 65 of this chapter.

D. Required Building Separation: The building separation requirements outlined in table 20-3 of this section shall apply to any lot containing two (2) or more dwelling units located in separate, detached structures. The required separations shall be between opposite exterior walls of any buildings containing dwelling units. In the event that more stringent requirements are imposed by the uniform building code or the fire department, the more stringent regulations shall apply.

TABLE 20-3

MINIMUM BUILDING SEPARATION FOR MULTI-FAMILY DEVELOPMENTS
Height Of Building1	Minimum Required Separation
Less than 25 feet	10 feet
25 to 35 feet	20 feet

Note:

1. Where buildings of different heights are adjacent, the standard for the taller building shall apply.

(Ord. #1563, §3)

25-20-6 MOBILEHOME PARKS:

A. Purpose: The purpose of this section is to provide regulations for the location, design, and improvement of mobilehome parks, as defined by section 18214 of the Health and Safety Code.

B. Other Regulations: The provisions of the mobilehome parks act, California Health and Safety Code, division 13, part 2.1 and the applicable regulations adopted pursuant thereto by the state department of housing and community development are hereby adopted as a part of this section. It shall be the duty of the county department of environmental health services to enforce all of the provisions of said act pertaining to the construction, alteration, or modification of all manufactured dwelling units within mobilehome parks. Construction only of all other structures shall be subject to the review and approval of the planning department and the building and safety division. It shall be the duty of the county department of environmental health services to enforce all the provisions pertaining to permits for the operation, maintenance, use, occupancy, sanitation, and safety of all mobilehome parks.

C. Establishment Of Mobilehome Parks:

1. A conditional use permit (CUP) application shall be filed pursuant to the requirements of article 130 of this chapter. Each CUP application filed pursuant to this section shall be in compliance with the general plan, specific plan, and any adopted amendment(s) thereto.

2. Each map or plan completed for the CUP application shall be prepared by an architect, professional engineer, or other person qualified to do such work. The map shall be drawn at a scale of one inch equals fifty feet (1" = 50') or less. Information required shall be as specified by the CUP application packet.

D. Standards Of Design And Improvements:

1. Minimum Areas: Manufactured housing parks shall be developed on a parcel of land at least five (5) acres in area.

2. Drainage And Flood Hazard: Park space, as required, shall be located on a well drained site, properly graded to provide for adequate runoff. The site shall be free of flood hazard from external sources. The community development director may require dedications and improvements, which will ensure proper protection of any park areas in accordance with this section.

3. Streets And Highways: The development services director may require dedication and improvements on streets and highways abutting the proposed park areas in accordance with the circulation element of the general plan and established widths of local and collector streets.

4. Lot/Space Area And Dimensions: Each lot or space shall contain a minimum area of three thousand five hundred (3,500) square feet with a minimum width of forty feet (40') fronting on a driveway and a minimum depth of seventy feet (70'). However, the following exceptions shall apply:

a. Lots larger than the above minimum sizes may be required where it is determined that increased lot size will be consistent with the general pattern established by manufactured housing parks in the vicinity, or be necessary to accommodate manufactured home sizes proposed by the CUP.

b. Lots on curved driveways or cul-de-sacs, where lot lines are either converging or diverging from the front to the rear of the lot, shall have an average width at least thirty feet (30'), but in no case shall the frontage on a driveway be less than twenty five feet (25').

5. Distance Between Units: Mobilehomes shall be spaced in accordance with the requirements of title 25 of the California Code of Regulations.

6. Lot Coverage: Maximum lot coverage shall be as specified in title 25 of the California Code of Regulations.

7. Required Perimeter Landscaping: A landscaped parkway of at least twenty feet (20') in width shall be provided along the entire perimeter of each mobilehome park where the park is adjacent to a public roadway.

8. Private Roads Within A Park: Roads within parks shall be designed to provide reasonable and convenient traffic circulation and shall meet the following minimum standards:

a. No road shall be less than thirty three feet (33') wide if car parking is permitted on one side of the road, and not less than forty one feet (41') wide if car parking is permitted on both sides.

b. The entire width of the roads within manufactured housing parks shall be surfaced with a minimum of two inch (2") thick asphalt, concrete, plant mix, or other approved material.

9. Parking: Parking shall be provided as specified in article 65 of this chapter.

10. Walkways: Walkways shall be provided to permit reasonably direct access to all lots, service buildings, and other areas or buildings used by occupants of the manufactured homes. Collector walkways serving utility buildings, playgrounds, and other general areas shall be four feet (4') wide or more, and individual entrance walks to each manufactured home site shall be at least two feet (2') wide. All walkways shall be constructed of asphalt, concrete, or other approved materials, which will permit all-weather pedestrian movement.

11. Vehicle Storage: Common storage areas shall be provided for the residents of the park for the storage of recreational vehicles, trailers, travel trailers, and other licensed or unlicensed vehicles. This area shall total not less than fifty (50) square feet for each lot. All storage on a lot shall be in accordance with the provisions of title 25 of the California Code of Regulations.

E. Subdivisions Of Mobilehome Parks: Subdivision of mobilehome parks shall comply with all appropriate design standards established by this section and all applicable state and city subdivision requirements. (Ord. #1563, §3)

25-20-7 CONDOMINIUM CONVERSIONS:

A. Purpose And Intent: This section provides standards and criteria for converting multi-family dwellings, including dwelling units in a rental manufactured housing park, to residential condominium, stock cooperative, and community apartment types of ownership. The standards and criteria promote the retention of affordable housing and promote design quality.

B. Standards: The conversion shall be designed to comply with all applicable development standards of the zoning district in which it is located. In addition, the following standards shall apply:

1. Conversion projects shall provide high quality urban design by the provision of architectural enhancement, high quality landscaping, and high quality construction.

2. Privacy between residential units shall be enhanced through urban design, insulation, and other means.

3. An individual gas and/or electrical metering system shall be provided for each dwelling unit.

4. Where individual trash and recycling pick up is not provided, common trash and recycling storage shall be provided within a totally walled structure six feet (6') in height. The enclosure or enclosures shall be located within two hundred feet (200') of all dwelling units.

5. Conversion requires approval of a tentative tract or parcel map pursuant to the requirements of this municipal code. The application for conversion must also include the following additional information:

a. A detailed report by licensed certified professionals describing the condition of all structural, electrical, plumbing, and mechanical elements of the existing development, including noise insulation, and the estimated cost of repair or improvement, if any, in a form acceptable to the city.

b. A complete and current mailing list and two (2) sets of addressed stamped envelopes of all tenants occupying the subject property as specified by the planning department shall be submitted and utilized to provide notice of the public hearing for consideration of the application for conversion.

C. Tenant Provisions: Each application for conversion shall include assurance that the following provisions of the Government Code will be or have been satisfied: Government Code sections 66452.8, 66452.9, 66427.1, and any other requirements of the applicable law requiring that tenants or potential tenants receive notice regarding conversion. (Ord. #1563, §3)

25-20-8 SECOND UNITS IN R-1 ZONES:

Second dwelling units may be built on single-family lots, subject to the following requirements:

A. The lot on which the proposed second dwelling unit is to be located must have a minimum area of six thousand two hundred twenty (6,220) square feet.

B. A legal, conforming primary dwelling unit shall exist on the lot. Any building code violations existing in the primary dwelling unit shall be corrected to the satisfaction of the city prior to the occupancy of the second dwelling unit.

C. The second dwelling unit may be detached from the primary dwelling unit. A minimum ten-foot (10') separation must be provided between the primary unit and the dependent housing unit. No travel trailers, garages or accessory structures shall be permitted as dependent housing units.

D. The second dwelling unit shall contain no more than one thousand two hundred (1,200) square feet of gross floor area and shall not exceed the size of the primary dwelling unit.

E. The second dwelling unit shall conform to the height, setback, lot coverage, and other development standards applicable to construction of primary dwelling units in the zone district in which the unit is proposed to be located.

F. The architectural treatment of the second dwelling unit shall match that of the primary dwelling unit.

G. The second dwelling unit shall not extend beyond the primary dwelling unit, where the primary unit faces a right-of-way.

H. Additional parking for the second dwelling unit shall be required consistent with article 65. If existing parking is nonconforming, one additional space shall be provided for the second dwelling unit. The parking space must meet the access, paving, and other applicable requirements contained in article 65.

I. For the purposes of this section, “retrofit” shall mean removal of the kitchen or other cooking facilities, or other modifications specified by the development services director.

J. The permittee shall submit written notification to the planning department of any change in residency in the second dwelling housing unit. (Ord. #1563, §3; Ord. #1661, §2 (Exh. 3))

25-20-9 RECREATIONAL VEHICLE STORAGE:

The storage of boats, travel trailers, and other recreational vehicles on residential lots shall be permitted subject to the following:

A. The open storage of boats, travel trailers, and other recreational vehicles is permitted on residential lots subject to the requirements contained in subsection 25-65-5A of this chapter.

B. Portable, semipermanent, or permanent covers used to protect boats, travel trailers, or recreational vehicles from the sun and weather may be used, provided that:

1. Such structures are located entirely behind the front setback line of the lot,

2. Sufficient distance, as required by the uniform building code, is provided between the structure and any inhabitated building,

3. The boat, trailer, or vehicle under the cover is parked consistent with the requirements of subsection 25-65-5A of this chapter, and

4. The cover is maintained in good repair.

A maximum of one such cover may be used for each five thousand (5,000) square feet of lot area. (Ord. #1563, §3)

25-20-10 SENIOR CITIZEN HOUSING DEVELOPMENT:

A. Permitted Uses: Individual units may be rental, condominium, cooperative, or other form of fee-simple ownership.

B. Conditional Use Permit: None of the uses mentioned above shall be approved pursuant to the standards and criteria of this section unless both a conditional use permit is obtained and approved pursuant to article 130.

C. Affordability:

1. At least thirty percent (30%) of the dwelling units developed shall be available at affordable housing cost to senior citizens of low and moderate income or as stipulated by SB 1190. This applies to both rental and ownership projects.

2. At least fifty percent (50%) of the thirty percent (30%) described above shall be available at affordable housing cost to very low income senior citizen households or as stipulated by SB 1190. This applies to both rental and ownership projects.

3. The restrictions must remain available for the longer of: thirty (30) years; or the period of land use controls established by the city. The city shall be named specifically in the covenants, conditions, and restrictions (CC&Rs) having the right to enforce the affordability restrictions.

4. The city reserves the right to require more stringent low-moderate income requirements under circumstances where the city has provided financial assistance to the development.

D. Age Requirements:

1. No resident of said housing project shall be less than fifty-five (55) years of age unless a spouse or domestic partner to a resident who is fifty-five (55) years of age or older; and

2. The tenants must adhere to policies and procedures demonstrating an intent by the housing provider (the association) to provide housing for persons fifty-five (55) years of age or older; and

3. The housing provider must engage in appropriate age verification procedures that include an annual community census.

E. Development Incentives:

1. Parking requirements for SCH projects shall provide a minimum of eight (8) spaces per ten (10) dwelling units.

2. The city shall waive park development fees for qualified SCH projects defined herein.

3. The maximum allowable density in an SCH project area is ninety-five (95) dwelling units to the gross acre.

F. Development Criteria:

1. Site Character:

a. When a SCH project adjoining residential and commercial uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways) should be provided.

b. Existing amenities (e.g., views, mature trees, etc.) that are unique to the site should be preserved and incorporated into the project’s design whenever possible.

2. Site Access: Developments with more than two hundred (200) parking stalls that are located on arterial highways should coordinate access points with median openings and existing driveways on the opposite side of the roadway. Such developments may also be required to provide deceleration lanes adjacent to their major entry.

3. Building Setbacks:

Front Yard	= 12 feet
Rear Yard	= 10 feet
Side Yard	= 5 feet

4. Building Height (Maximum): Not to exceed fifty feet (50').

5. Building Design Layout:

a. The minimum dwelling size for each unit shall be as follows:

Studios	– 475 square feet
1-Bedroom	– 600 square feet
2-Bedroom	– 750 square feet

b. Multiple buildings in a single project should provide a functional relationship with one another to achieve a sense of place by use of the following techniques:

(1) Cluster buildings around open plaza areas or courtyards, not parking lots.

(2) Provide open plaza areas and courtyards with landscaping and other pedestrian amenities.

c. Provide convenient pedestrian circulation between buildings, and open parking areas.

d. Link buildings together visually using trellis structures, arcades, and enhanced paving.

e. Where feasible, locate buildings near public streets, thus creating a strong presence thereon.

f. If applicable, link development with adjacent compatible uses, such as shopping areas through the use of landscaped walkways.

6. Building and Unit Design: Universal design (also known as “aging in place”) is a method of design that seeks to create development that can be used by everyone, regardless of age or physical condition. All projects shall implement, at minimum, the following universal design principles:

a. No-step entries.

b. One-story living such that an eating area, bathroom, and sleeping area are available on the same floor.

c. Doorways: Front doors with a minimum width of thirty-six inches (36") to accommodate the use of wheelchairs and thirty-two-inch (32") free-swing doors (thirty-four-inch (34") door) on all interior doors.

d. Hallway minimum width of forty-two inches (42") to accommodate the use of wheelchairs.

e. Room thresholds that are flush.

f. Adequate lighting throughout the dwelling unit.

g. Provide lever door handles and rocker light switches.

h. Provide additional closet rod brackets to allow potential access from a wheelchair.

i. Wheelchair-Accessible Bathrooms: Provide adequate space for maneuverability and access to facilities to those using wheelchairs.

7. Architectural Style: A common design style or a palette of architectural features is encouraged for each SCH project. A specific design style is not required; however, consistency within each project’s materials and design features is required such that each development attain a unifying appearance.

8. SCH Design Guidelines:

a. Consistency:

(1) Building design should demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building. Piecemeal embellishment should be avoided.

(2) Elevations that do not directly face a street should not be ignored or receive only minimal architectural treatment. Each facade should be designed for public view and should be appropriately landscaped.

(3) Consistency in design shall also apply to all accessory structures and elements in the ground plane (hard- and soft-scapes).

b. Form and Mass: Designs should provide a sense of human scale and proportion. Structures should be designed to avoid a “box-like,” impersonal appearance by use of the following techniques:

(1) Facade Articulation: Separations, changes in plane and height, and the inclusion of elements including balconies, porches, arcades, dormers, and cross gables mitigate the barracks-like quality of flat walls.

(2) Provide architectural detail through the use of columns, three (3) dimensional decorative cornice bands, recessed entries and windows, and awnings and canopies.

(3) Provide full roofs with substantial overhangs.

(4) Articulate Roofs of Excessive Length: Secondary hipped or gabled roofs covering the entire mass of a building are preferable to flat roofs, mansard roofs, or pitched roof segments applied on only some portions of the building.

(5) Incorporate decorative parapets where roof overhangs are not provided that are deep enough to hide roof-mounted equipment.

(6) Structures containing three (3) or more attached dwellings in a row should incorporate at least one architectural projection not less than two feet (2') from the wall plane and not less than four feet (4') wide should be provided.

c. Materials: Exterior materials should be very durable and require low maintenance. Piecemeal embellishment and frequent changes in materials should be avoided. Exterior wall colors should harmonize with the site and surrounding buildings. Natural surfaces such as stone and slate should be used as accents, especially at building entrances.

d. Colors:

(1) Facade colors should be neutral or earth tone colors. The use of high-intensity colors, metallic colors, black, or fluorescent colors is discouraged.

(2) Building trim and accent areas may feature brighter colors, including primary colors. However these colors must complement the facade colors.

(3) The transition between base and accent colors should relate to changes in building materials or the change of building surface planes. Colors should not meet or change without some physical change or definition to the surface plane.

(4) The blending of compatible colors in a single facade or composition is a good way to add character and variety, while reducing or breaking up monotonous spans of a building.

(5) Unusual patterns and color schemes should be avoided.

(6) Color and finishes on building exteriors of all elevations of a building should be coordinated to provide a total continuity of design.

e. Entries should be protected from the elements. Entries add human scale and should create a focus and a clear sense of entry for the building by use of at least two (2) of the following:

(1) Wall recesses.

(2) Roof overhangs.

(3) Canopies and awnings.

(4) Arcades.

(5) Oversized doors.

f. Balconies, Porches, and Patios: The incorporation of balconies, porches, and recessed patios is encouraged for both aesthetic value and for the practical provision of defined outdoor space. These elements should be integrated into structures to break up large wall masses, offset floor setbacks, and add human scale to buildings.

g. Dwelling Unit Access: The use of long, monotonous access balconies and/or corridors that provide access to five (5) or more units should be avoided. Instead, access points to units should be clustered in groups of four (4) or less. The use of distinctive architectural elements and materials to denote prominent entrances is strongly encouraged.

h. Exterior Stairs: Simple, clean, bold projections of stairways are encouraged to complement the architectural massing and form of the structure. Thin-looking, open metal, prefabricated stairs are discouraged. Stairs should be enclosed.

i. Mechanical and Utility Equipment: All mechanical equipment, either mounted on the roof or ground, should be screened from view. Utility meters and equipment should be placed in locations that are not visible from the street. Screening devices shall be compatible with the architecture and color of the adjacent structures.

j. Compatible Roof Shapes: Rooflines of buildings should be compatible with surrounding building forms. The objective in determining roof shape is to establish a visual order to building clusters. However, varying roof heights and shapes may be appropriate on individual buildings and structures.

k. Roofing Materials: Roofing materials shall consist of tile or simulated cement tile with a fire rating of Class B or higher.

l. Support Facilities: Support structures (e.g., laundry facilities, recreation buildings, and sales/lease offices) should be consistent with the architectural design of the overall complex.

m. Solid Waste Bins: Trash bins should be fully enclosed with a masonry enclosure, both simulated wood or decorative metal gates and a trellis roof. The enclosure shall be finished with colors and materials that are consistent with the rest of the structures. Enclosures should be screened with landscaping on their most visible sides.

n. Utility and Mechanical Equipment:

(1) All mechanical equipment (e.g., compressors, air conditioners, heating and ventilating equipment, chillers, stand pipes, solar collectors, etc.) shall be concealed from view. Screening devices should be compatible with the architecture and color of the adjacent buildings.

(2) Mechanical equipment should not be located on the roof of a structure unless the equipment can be screened by building elements that are designed for that purpose and that are an integral part of the building design.

(3) Utility equipment (e.g., electric and gas meters, electrical panels, and junction boxes) should be located in utility rooms within the structure or utility cabinets with exterior access.

o. Elevator: For structures two (2) stories or more in height, a minimum of one elevator shall be provided. Additional elevators may be required based on the design of structures or number of units in structure. The elevator shall be centrally located and in close proximity to entries. At least one of the elevators should have the dimensions and capacity of a service elevator.

p. Parking and Circulation:

(1) Project Entries: Project entries should provide the resident and visitor with an overview to the project through either an easy visual assessment (in smaller projects) or by providing signage or placards that illustrate the circulation, parking, building, and amenity layout of the project. Special attention should be given to hardscape and landscape treatments to enhance the overall aesthetic image of the project.

(2) The principal vehicular access should be through an entry drive rather than a parking aisle. Colored, textured paving treatment at entry drives together with lush landscaping is strongly encouraged.

(3) If parking is not attached to the residential structures, covered carports and dispersed parking courts are the desired alternative.

(A) A parking court should not consist of more than two (2) double-loaded parking aisles (bays) adjacent to each other.

(B) Carports should provide no more than five (5) parking spaces within each structure. The structures should be constructed of materials consistent with those used in building construction, including, but not limited to, roofing materials, facade material, colors, and accents. Metal tubular construction is discouraged unless wrapped with a material consistent with the building design, such as stucco.

(C) The length of a parking court should not exceed fourteen (14) stalls. Parking courts should be separated from each other by dwelling units or by a landscaped buffer not less than five feet (5') wide.

(D) Parking areas should be visible from the residential units which use them to the greatest degree possible.

(E) Parking courts shall be located within one hundred fifty feet (150') from the dwelling unit (front or rear door) for which the parking space is provided.

(4) If the use of parking courts is not feasible and parking is provided around the perimeter of the buildings, then a minimum fifteen-foot (15') landscaped buffer is required between the parking stalls and the building, excluding covered entryways which may extend outward from the building toward walkways leading from the parking area. The maximum number of consecutive parking spaces shall be ten (10), after which a landscape finger equal in size to a regular parking stall shall be provided.

(5) All design standards set forth in the parking section of article 65 shall apply, except as may be specified herein.

q. Pedestrian Access:

(1) Drop-off points should be provided at major building entries and plaza areas for all projects with more than fifty thousand (50,000) square feet of building floor area.

(2) Parking areas should be designed so that pedestrians walk parallel to moving cars in parking aisles. The project should be designed to minimize the need for the pedestrian to cross parking aisles and landscape islands to reach building entries.

(3) Stamped or painted concrete walkways should be provided in areas where it is necessary for pedestrians to cross drive or parking aisles.

(4) All projects should provide a clear connection between the on-site pedestrian circulation system and the off-site public sidewalk.

(A) Parking lots with over two hundred (200) stalls should provide a well-defined pedestrian walkway from the public sidewalk to the main on-site pedestrian circulation system. The walkway may be painted; however, on large projects a raised sidewalk may be required.

(B) When a pedestrian circulation route crosses a vehicle circulation aisle adjacent to a building entrance, the pedestrian crossing should be emphasized by extending the sidewalk to the back of the parking spaces (if they exist) and by painting a crosswalk through the traffic aisle.

r. Landscaping: Landscaping should serve to frame, soften and embellish the quality of the environment; buffer units from noise or undesirable views; visually reduce or break up building mass, break up large expanses of parking and hardscape and provide shading and cooling of adjacent units.

(1) All areas not covered by structures, drive aisles, parking or hardscape should be appropriately landscaped.

(2) Landscaped areas minimum fifteen feet (15') in width shall be provided along public street frontage. Said planter shall consist of turf and also include the following:

(A) Thirty-six-inch (36") high berms.

(B) Mature trees (thirty-six-inch (36") box or larger) planted twenty feet (20') on center.

(3) Street corners shall include accent landscaping using perennials and a focal point such as a waterfall or other entry monument.

(4) Fifty percent (50%) of any private patio area shall be landscaped.

s. Lighting: Lighting should provide illumination for the security and safety of residents in parking areas, recreational facilities, building entries, and pathways. The following standards shall be utilized:

(1) The design of light fixtures and their structural supports should be architecturally compatible with the main structures on the site. Light fixtures should be architecturally integrated into the design of a structure.

(2) The location of light fixtures should correspond to anticipated use. Lighting of pedestrian ways should illuminate changes in grade, path intersections, staging areas and any other uses along the path that, if left unlighted, would create an unsafe condition.

(3) All lighting fixtures must be shielded to prevent off-site glare.

(4) Night lighting of buildings is encouraged, but should be accomplished in a selective manner, avoiding overall building illumination that produces an undesirable look. Night lighting of buildings may be used to highlight special building features, emphasize repeated or decorative features, and use the juxtaposition of light and shadow to articulate the building facade. (Ord. #1678, §3)