§ 17.32

The P-D district may be combined with any zoning district. This district is a combining district with respect to the uses allowed, and permits those uses allowed by the districts with which it is combined. It shall overlay the districts with which it is combined. All P-D districts need not allow the same uses. For the purposes of identification, all P-D districts established shall be suffixed by the zoning notation of the district(s) with which it is combined, i.e. P-D/R-1, P-D/R-3, etc., and such notation shall be utilized on the zoning application, agenda, notices, ordinance and zoning map.

(Ord. 515 § 1 Exh. A (part), 1987)

A.

Proposed Development Plan. Prior to filing an application for rezoning to a P-D district, as provided in subdivision B of this section, the applicant shall present to the planning commission for staff and commission review, a proposed development plan. This plan, among other things, shall include maps, designs and such other materials necessary to show:

1.

Legal boundary of the project;

2.

Plot plan of land and area to be developed, indicating the location of adjacent streets and all private rightsof-way existing and proposed;

3.

General topography of the land with all drainage features and location of all proposed structures, together with the usage to be contained therein and approximate location of all entrances thereto, and the height and gross floor area thereof;

4.

Vehicular and pedestrian circulation within the site, and adjacent streets and alleys;

5.

The extent, location, general arrangement, and proposed improvements of all off-street parking and loading facilities;

6.

The extent, location and general arrangement of all buildings, open space and landscaping;

7.

Architectural drawings to demonstrate the concept and character of the proposed development;

The number of units proposed;

9.

Existing and proposed land uses and zoning;

10.

Such additional information as may be required by the planning commission or staff.

B.

Final Development Plan. Within one year after review of the proposed development plan, the applicant shall prepare and submit to the planning commission, a final development plan which must be prepared by an architect, landscape architect, or engineer registered and licensed with the state of California along with an application for rezoning. The final development plan shall include:

1.

Site plan showing the location of all proposed buildings, structures and other general site improvements;

2.

A boundary map with gross area indicated;

3.

Topographical map with average slope indicated;

4.

Plan of approximate grading;

5.

Plan showing location, grades and widths of all streets, location and size of all utilities, drainage structures, parking areas, walkways, and other improvements;

6.

The location of all existing structures;

7.

Architectual elevations of all proposed building types;

8.

Relationship of proposed buildings and structures to the nearest off-site improvement;

9.

Preliminary landscape plans;

10.

Description of all open areas and statement indicating their intended disposition, i.e., how vested or to be vested, such as the homeowners' association, dedicated to city, or otherwise;

11.

Statement setting forth a program for the installation and maintenance of parking areas, lighting, landscaping, private grounds, streets, utilities and open areas;

12.

Indication of proposed property division, if applicable;

13.

Such additional information as may be required by the planning commission or the city council.

If an ordinance is adopted amending the zoning map to create a P-D district, after approval of the final development plan, that plan shall become a part of the ordinance rezoning the area involved to a P-D district.

(Ord. 515 § 1 Exh. A (part), 1987)

The planning commission shall, from time to time as the same are received, submit to the department of public works, copies of the original application, the proposed development plan, and the final development plan, for a review of the proposed improvements, including streets, sewers and drainage, all as mentioned in section 17.32.040. Within thirty days after receipt of the final development plan, the department of public works shall submit to the planning commission its report relative to compliance with all applicable regulations and standards governing construction or reconstruction of streets, sewers, drainage and other improvements in a P-D district of the city. The planning commission shall not act on a final development plan until it has received and considered a report of the department of public works.

(Ord. 515 § 1 Exh. A (part), 1987)

(Ord. No. 834, § 5, 11-17-2020)

Where the proposed planned development provides for development in two or more phases of units in sequence, the rezoning to a P-D district shall not occur unless and until the applicant has submitted and the commission has approved the final development plan required by Section 17.32.040 for the entire area proposed to be included in the P-D district. After approval of a final development plan and a rezoning has occurred, the commission may from time to time with respect to subsequent phases of development, approve minor modifications of the plan, so long as the minor modifications do not materially vary the original approved final development plan.

Each phase or unit of development as set out in the final development plan shall provide for open space and recreation facilities in proportion to the number of dwelling units equal to the dwelling open space ratio of the total development.

(Ord. 515 § 1 Exh. A (part), 1987)

Where a P-D zoning has occurred in accordance with a final development plan overlying one or more zones, the lands within the P-D area may be developed and/or used subject to the zoning regulations of either:

A.

Existing city zoning or district regulations in which the lands were situate at the time such land was included within a P-D district; or

B.

In accordance with the final development plan for the P-D district, provided that;

C.

Once a developer has commenced a development of an area included within a P-D zoned district under either subsection A or B of this section, all of the properties in the P-D district shall continue to be developed in conformity to the initial phase. The developer shall not be permitted to develop one phase in accordance with requirements of a preexisting zone and then develop the remaining phases in accordance with the requirements of a P-D zone.

(Ord. 515 § 1 Exh. A (part), 1987)

17.32.080 - Development standards.

A.

Uses permitted. The uses permitted in any P-D district shall be determined by and limited to those uses allowed with or without use permit approval in districts with which the P-D district is combined; provided where a P-D district combines more than one other already zoned district, the percentage of particular uses shall be directly proportional to that allowed in the districts so combined, but such permitted proportions may be allowed in any area encompassed within the P-D district. The number of dwellings per parcel and the number of dwellings per building may exceed the number allowed within R-1 and R-2 districts provided the total density of the project does not exceed the formula contained in subsection G of this section. Mobilehome subdivisions may be authorized within P-D districts.

B.

Parking—Required. Off-street parking shall be provided in an amount not less than that set forth in the regulations of Chapter 17.46, or equivalent.

C.

Building Height Limit. The height of buildings or structures shall be limited to the height requirements in each particular zone combined with the P-D districts.

D.

Minimum Open Space. In all residential developments, forty percent of the gross property area shall be reserved for and devoted to outdoor open space area. In the case of unit or phase development of a total area, the same open space requirements shall be applicable to each phase. Of this required open space area, twenty-five percent may be restricted to private use by individual owners or users of the planned development; however, seventy-five percent of said forty percent shall be common or a shared outdoor open area. Open space shall not be construed to include streets (public or private) parking areas, or area covered by structures of any kind. The planning commission may grant a modification where, after considering the general purposes of a planned development, including the open space requirements, a practicable result will obtain.

E.

Underground utilities. In any development which is primarily designed for or occupied by dwellings, all electric and telephone facilities, fire alarm conduits, streetlight wiring, and other wiring conduits and similar facilities shall be placed underground by the developer unless waived by the planning commission.

F.

Unit Size and Setbacks. A residential planned development may not be established on parcels of land comprised of not less than three acres of contiguous land, unless the planning commission, in its discretion, or the city council upon appeal, finds that the property of less than three acres is suitable, by virtue of its unique character. When a P-D district abuts a residential zone, the setback requirements of the adjacent residential zone shall apply to that portion of the P-D district along the common boundary.

G.

Residential Densities. The residential density allowed in a P-D district shall be limited by the regulations applicable to each particular zone combined with the P-D district, except as to more restrictive regulations which may be prescribed by the planning commission at the time of approval of the proposed development plan in calculating the density of a proposed P-D district. The gross area, including street dedications, shall be included and computed according to the following formula:

Maximum Density:

PD R-1 = 4.6 units per acre

PD R-2 = 12 units per acre

PD R-3 = 20 units per acre

H.

Lot Area—Frontage and Setback Requirements. The minimum lot size, lot frontage and setback requirements applicable to any zone combined with a P-D zone, either by the provisions of this title or Title

16 of this code, shall be maintained throughout the P-D zone, provided that the planning commission may grant a modification where, after considering the general purposes of a planned development, including the open space requirements, a practicable result will obtain.

I.

Improvement Standards. The developer shall construct or install all improvements required by the planning commission as shown on the final development plan. Such required improvements shall be constructed or installed in accordance with the improvement standards set forth in the "design criteria and improvement standards" approved by resolution of the city council and shall be secured in the same manner as provided for subdivision improvement security set forth in the subdivision regulations of the city.

(Ord. 515 § 1 Exh. A (part), 1987)

At the time of submitting a proposed development plan, the applicant shall pay a fee in the amount established by resolution of the city council and on file with the planning commission, as an application processing fee. Neither the commission nor any member of its staff shall undertake a review of the proposed development plan until this fee has been paid. Such fee shall be in addition to any other fees required by this title and specifically, but not limited to, the fee for rezoning to a P-D district.

(Ord. 515 § 1 Exh. A (part), 1987)

17.32.100 - Legal requirements—Common areas.

With respect to the common areas as set out in the final development plan, there shall be provided, either in the body of the application or plan, or appended thereto as exhibits, a subdivision plat showing the dedicated areas, covenants and other deed restrictions, plan of maintenance, and lot assessment procedures, which, among other things, shall include the following:

A.

The form of document or covenant that will legally create an automatic membership nonprofit homeowners' association;

B.

The extent and type of title of homeowners in the common property area, or give definite assurance that it automatically will be so placed within a reasonable period of time;

C.

Limitations on use of common property;

D.

The extent and right of each lot owner to the use and enjoyment of the common property;

E.

Responsibility for the operation and maintenance of the common property;

F.

The amount of charge or assessment on each lot for the maintenance of common property, which will:

1.

Assure sufficient funds to maintain the common property and provide that such assessment shall be a lien on the property;

2.

Provide adequate safeguards for the lot owners against undesirably high charges;

G.

All documents required by this section shall be in a form that may be enforced by the city and in a form that shall be first approved by the city attorney.

(Ord. 515 § 1 Exh. A (part), 1987)

Chapter 17.33 - VINEYARDS AT ANDERSON PLANNED DEVELOPMENT (PD)

17.33.010 - Applicability.

• The regulations in this chapter shall only apply to land zoned PD, planned development, in the Vineyards at Anderson specific plan area (Vineyards SP) and enable implementation of the land use, open space, recreation, infrastructure and financing elements of the Vineyards SP.

• The planned development district is required to be consistent with the SPA, "special planning area," land use designation of the Anderson General Plan.

• The provisions of the Vineyards at Anderson specific plan are applicable to all development subject to this chapter.

• All proposed structures shall comply with the standards of this chapter as determined applicable by the planning director.

• If there is any conflict between the Vineyards SP and this chapter, the provisions of this chapter shall apply.

(Ord. No. 766, § 2(Exh. B), 6-15-2010)

17.33.020 - Purpose of PD ordinance.

A.

Purpose.

The provisions of this chapter are intended to ensure that new development promotes city general plan goals and objectives, that the new development is consistent with the Vineyards at Anderson specific plan and PD zoning, and that it is compatible with neighboring land uses.

2.

The PD ordinance includes flexible development guidelines and uses a comprehensive development approach; thus avoiding piecemeal development and incompatible land use patterns.

3.

The target average plan density is 2.5 dwelling units per acre, with a minimum of 2.2 dwelling units per acre, to ensure that trip reduction, infrastructure financing, open space conservation, and affordable housing goals can be achieved. Any proposed development plan shall comply with this requirement.

B.

Overall Objectives of Vineyards SP.

1.

To create a comprehensive pattern of development and land uses integrating transportation, water supply, sewerage, energy provision and other public facilities and utilities into project planning and implementation, and ensuring funding of infrastructure and amenities when needed.

2.

To ensure an attractive and active community environment which promotes a healthy economy, and provides high-quality mixed-use urban forms by encouraging jobs-housing-recreation balances, complementary and integrated land uses, compact urban forms, a pedestrian- and family-friendly environment, and attractive streetscapes and open spaces.

3.

To minimize automobile congestion by designing and funding safe and effective traffic circulation patterns and infrastructure, integrating pedestrian-friendly features, providing adequate parking facilities and providing and encouraging alternative travel modes.

4.

To ensure compatibility between different types of development, land uses and neighborhoods.

5.

To fully integrate the SP area with the remainder of the city.

(Ord. No. 766, § 2(Exh. B), 6-15-2010)

17.33.030 - Application process.

A.

Project Initiation.

1.

Project proponents shall obtain a design review application from the city planning department.

2.

Applicants should meet with the planning department staff prior to completing the application to reduce processing problems and help streamline the application process.

3.

Applicants shall submit completed applications to the planning department and pay all fees before application processing can begin.

B.

Application Requirements. As appropriate to the type, scale and phase of the development, the application package may include any or all of the following:

1.

Maps indicating existing and proposed general plan and specific plan land use designations (if amendments are proposed) and existing and proposed land uses.

2.

A legal description of the project site, and maps indicating legal boundaries.

3.

A plot plan of the land and area to be developed, indicating the location of adjacent streets, all private rights-of-way existing and proposed.

4.

Copies of proposed tentative maps prepared consistent with state law.

5.

A topographical map indicating drainage features, trees, and other natural features such as creeks or streams, floodplain demarcations, wetlands, cultural resources, and location of existing structures (if any).

6.

A project map indicating parcel sizes, location and type of proposed structures, number of dwelling units, parking areas, driveways, vehicular and pedestrian features, loading facilities, location of all entrances, height and gross floor area of buildings, usage by type and square footage.

A map indicating location of off-site improvements, such as parking, loading facilities, bicycle paths, bus stops, and traffic signals.

8.

A map or maps indicating the extent, location and general arrangement of all building, open space and landscaping plans, plans for vesting of open space, if applicable, the nature and location of any proposed agricultural uses, and plans for maintenance of open space.

9.

Architectural drawings to demonstrate the concept and character of the proposed development; including aesthetics, neighborhood compatibility features, elevations, type of roofing and siding materials, lighting methods or fixtures, garbage containers, type of signs including location and other thematic illustrations.

10.

Such additional information as may be required by the planning commission or staff.

(Ord. No. 766, § 2(Exh. B), 6-15-2010)

17.33.040 - Very low-density and low-density residential.

A.

Uses Permitted. The following uses are permitted in areas designated for single-family uses in the Vineyards specific plan, subject to a building permit, provided that all other Municipal Code requirements are met:

1.

Single-family dwelling and typical ancillary structures such as a detached garage.

2.

Accessory uses normally incidental to single-family residences where there is a single-family residence on the lot provided that the following conditions are met:

a.

Except as modified in this chapter, accessory structures shall be located outside any required setback.

b.

No accessory structure shall be permitted within twenty feet of the front property line.

c.

The appearance of accessory structures should be compatible with the main structure, particularly where visible from the street.

3.

Home occupations (Section 17.60.020).

4.

Attached second units (Section 17.60.020).

5.

Small family care home (Section 17.040.350)

6.

Small child day care use (Section 17.04.240).

7.

Gardening, horticulture and family pets.

8.

No provision is to be construed as permitting any commercial use, including the storage or parking of commercial vehicles in excess of one and one-half ton carrying capacity, except private-passenger type vehicles where there is a single-family residence on the lot.

B.

Uses Permitted Subject to a Conditional Use Permit. The following uses may be allowed in areas designated for single-family uses in the Vineyards SP subject to acquisition of a conditional use permit approved by the planning commission:

1.

Public parks, public schools and public playgrounds.

2.

Churches, private schools, public buildings and utility substations.

3.

Golf courses, country clubs and private residential recreation centers.

4.

Commercial nurseries, commercial agriculture including vineyards and orchards over 0.25 acres and raising or maintaining livestock subject to provision of mitigation measures to ensure neighborhood compatibility or as an interim use prior to development.

C.

Requirements. Residential development in the Vineyards SP must be consistent with the adopted land use plan.

1.

Minimum and average lot width. The planning director may grant a ten percent exception to lot width requirements to provide for unique lot shapes or building orientation. Otherwise, minimum lot width must be sixty feet measured at the front yard setback line, and minimum lot depth one hundred feet. The average lot width shall be sixty-five feet as measured at the front yard setback line for each block.

==> picture [348 x 168] intentionally omitted <==

Figure 1 Minimum Lot Width

2.

Maximum building height. Thirty-five feet high for two-story homes; thirty feet high for accessory buildings.

3.

Minimum square footage. One thousand five hundred thirty square feet of enclosed living area except that twenty percent of the units in any phase may be a minimum of one thousand three hundred square feet.

4.

Setbacks. Figure 2 illustrates setback requirements.

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Figure 2 Required Setbacks

D.

Design Objectives.

• To create variety along local streets.

• To provide variety in building placement and street scenes.

• To provide visual interest and aesthetic diversity.

• To create a sense of neighborhood uniqueness.

1.

Varied Setbacks. Distance between adjoining homes, garages, or between homes and fences, shall be varied to create visually interesting patterns of open space and landscaping, to add diversity to the view and to promote "front porch" interaction with pedestrians thus enhancing a sense of community and belonging, encouraging walking, and serving as a deterrent to crime. (SP Policies 8.4.6, 8.4.8)

2.

Varied Lot Widths.

a.

Strive to vary lot widths to provide different amounts of open areas between structures.

b.

Vary placement, shapes and sizes of homes.

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Figure 3 Variations in Lot Widths, Setbacks and Garage Placement

3.

Varied Garage Placement and Orientation (See Figure 5) (SP Policy 8.4.21).

a.

Garages may be accessed by alleys or shared driveways and shall be set back behind the front façade of the residence and shall be architecturally integrated with the main house façade. (SP Policy 8.4.16)

b.

The location and size of garage shall not dominate the street view of the structure.

c.

The garage shall not be larger than thirty-three percent of the living area.

4.

Parking and Garage Doors.

a.

A minimum of two garaged off-street parking spaces shall be provided for each housing unit.

b.

Garage doors shall be recessed into the walls and not be built flush with the exterior wall of the garage. (SP Policy 8.4.23)

c.

The design of the garage door shall complement the particular architectural style selected for the home.

d.

For garages accessed from the street, the garage face shall be recessed a minimum of five feet from the primary living areas façade.

5.

Driveways.

a.

One parking space per residence shall be required in each driveway.

b.

Direct access shall be provided to accessory units.

c.

Driveways shall be varied including using colored concrete, stamped concrete or paver-stone insets for low-density lots. Very low-density lots, as well as low-density flag lots, are exempt from this requirement.

d.

Single-car driveways that widen to two-car aprons at a recessed or detached garage are encouraged to reduce the amount of pavement.

e.

Fences and landscaping should be used to screen and soften exposed parking areas where feasible.

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Figure 4 Garages on Alley

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Figure 5 Garage Access and Configuration

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Figure 6 Garage Recess Treatments

6.

Façade Design Elements.

a.

Design façades and placement of structures to give them richness, variability and appropriate scale.

b.

Long exterior house walls shall be varied to create an interesting blend with landscape, adjacent structures, and from the casting of shadows.

c.

Each house shall have a clearly defined entry.

d.

"Keyhole entries" (hidden from view on the side or within deep recess of the building) are not permitted unless safety features have been incorporated to the satisfaction of the planning director.

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Figure 7 Varied Residence Design

7.

Roof Design Objectives (SP Policy 8.4.6).

a.

Varied roof designs and materials that create visual interest are required. Varied roof design may be achieved by changes in plane such as the use of gables and dormers.

b.

For sloped roofs, both vertical and horizontal elements are required.

c.

A-frame roofs should be used only when appropriate to the architectural style.

d.

Flat roofs are not permitted.

e.

Roof-mounted heating and air-conditioning is not allowed.

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Figure 8 Roof and Façade Design Elements

8.

Varied Structure Design.

a.

The design of residences shall be varied to create visual interest.

b.

The massing and composition of homes (not just finish materials) within each block shall vary.

c.

Single-story homes and multistory homes shall be distributed throughout the neighborhood to provide varied visual interest, affordable housing and a more diverse neighborhood. (SP Policy 8.4.6)

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Figure 9 Varied Residence Design on Cul-de-Sac

9.

Exterior Lighting.

a.

Lighting placement, intensity, and potential glare shall be provided or described on all building plans and shall conform to Section 17.04.466.

b.

Outdoor lighting shall be positioned so no direct light extends onto neighboring properties.

c.

Landscape lighting shall be low-level from unobtrusive fixtures.

d.

Landscape lighting shall be reserved for significant landscape features.

e.

Light fixtures shall be compatible with the architectural style of the project.

10.

Walls, Fences and Entry Features. The design of walls and fences, as well as the materials used, shall be consistent with the overall development's design and shall conform to Section 8.10 of the Vineyards SP.

11.

Open Space Areas.

a.

Developments shall be designed to provide views into open-space areas at strategic locations.

b.

Safe and attractive pedestrian connections to public open space are required (See Figure 12).

c.

Access through narrow-fenced connections is not allowed.

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Figure 10 Residential Connection to Open Space

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Figure 11 Trail Connection to Cul-de-Sac

12.

Streets. Right-of-way widths shall be required consistent with Chapter 4, Circulation, of the Vineyards specific plan and table 2.

(Ord. No. 766, § 2(Exh. B), 6-15-2010)

17.33.050 - Medium-density and high-density residential areas.

A.

Purpose. Medium-low density, medium-density and high-density housing shall be built with an average minimum density of six units per acre for medium-low density housing, ten units per acre for mediumdensity and twenty units per acre for high-density housing and shall conform to the Vineyards SP. Multiplefamily housing shall provide housing for all income levels and shall use principles of universal design to make housing suitable for all age groups. Multiple-family housing in the Vineyards SP shall face the street. (SP Policy 8.4.28)

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Figure 12 Multiple-Family Dwelling Facing Street

B.

Uses Allowed.

1.

Smaller multiple-family dwellings are allowed such as a duplex, triplex or fourplex provided that the medium-density residential requirements of the Vineyards SP are met.

2.

Multiple-family dwellings, five or more units, are allowed. (SP Policy 8.4.29)

3.

Home occupations shall be limited to office uses only.

4.

Cluster homes as defined in this chapter.

5.

Small family care home (Section 17.040.350).

6.

Small child day care use (Section 17.04.240).

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Figure 13 Duplex

C.

Conditional Uses.

Single-family dwelling unit.

2.

Senior residential care facility—Seven or more clients.

3.

Public facilities including utility substations.

D.

Cluster Homes. Cluster homes are a type of housing where two to eight single-family houses on individual small lots are arranged around a common driveway. Cars are parked inside garages to allow the other residents driveway access and egress. (SP Policies 8.4.5, 8.4.18, Figure 8-4) The common driveway should function as an alley with the primary entry to the unit from the public street or from a common walkway between clusters.

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Figure 14 Examples of Cluster Homes

1.

Setbacks.

a.

Units fronting on the public street.

1)

Units fronting on the public street shall have a six-foot-deep front porch.

2)

No garage entry is allowed from the public street; all garages must be accessed from the common driveway.

Setbacks from the public street are as follows:

• Twenty feet at grade.

• Fifteen feet with house sixteen inches above grade.

• Ten feet with house twenty-four inches above grade.

• Five feet with house thirty-two inches above grade.

4)

Attached garage (nonentry side) shall be set back twenty feet from the public street.

b.

Separation between building faces. The minimum separation between building faces of units on one cluster and those on another cluster shall be sixteen feet.

c.

Separations between adjacent buildings. Separations between adjacent buildings in the same cluster shall be at least ten feet. Zero lot lines are allowed.

d.

On corner sides, clear vision at the public street intersections shall be maintained.

e.

On sides that back up to a public street, all buildings shall be set back fifteen feet from the property line.

f.

For privacy, second-floor windows, except for clerestory windows, should be avoided on elevations which overlook private open space area of adjacent units. In instances where second-floor windows are unavoidable, they should be set back at least fifteen feet from property lines and separated from adjacent areas by tall shrubs or trees.

g.

Minor architectural projections, such as fireplaces and bay windows, may project into setback or separation by up to two feet for a length not to exceed ten feet or twenty percent of the building elevation length, with minimum three-foot clearance.

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Figure 15 Examples of Cluster Homes—A and B

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2.

Houses adjacent to a local residential street or park shall face the street or park.

3.

No more than three clusters shall be placed adjacent to each other unless separated by common open space, a pedestrian pathway, a public street and/or guest parking.

E.

Cluster Homes Design.

1.

Number of Units per Cluster and Design.

a.

The maximum number of units accessed from a common driveway should not exceed six and shall be limited to a maximum of eight units. (SP Figure 8-4)

b.

Private open space is required for each unit and shall be a minimum of ten feet by ten feet.

c.

All units in a cluster shall share a common architectural theme.

d.

Variation of building types and elevations on end units is encouraged.

e.

House entries shall be enlarged with porches to accent corners and interior vista.

f.

House entries shall not be directly opposite the entry of another house but shall be staggered and differentiated by changes in elevation and/or angles.

g.

Each entry to a common walkway shall have a unique and distinguishing entry feature such as an arbor or gateway.

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Figure 17 Cluster Home Entry Feature

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Figure 18 Cluster Homes with Six Units

2.

Common Driveway Requirements.

a.

The paved circulation portion of the common driveway shall have a minimum width of twenty-two feet.

b.

The entrance to the common driveway, at the street, shall be a minimum of twenty feet in width.

c.

Decorative paving shall be provided in fifty percent of the common driveway.

3.

Garage Design.

a.

Two garaged parking spaces for each residence shall be required. Tandem parking is allowed for up to onehalf of the units in a cluster.

b.

Recess garages behind the main dwelling unit to minimize the visual impact of the garage door and parking apron.

c.

Use roll-up doors for garages.

d.

Design the layout so that the terminating vistas from the street will not be garage dominated.

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Figure 19 Example of Cluster Home—C

Parking Apron.

a.

Garage aprons shall be either less than six feet deep or more than eighteen feet deep.

b.

Parking aprons allowing parking in front of the garage should be limited to the rear units not visible from the street.

c.

Paved areas in front of garage doors should have a minimum width of twenty-five feet in front of the garage door.

d.

Asphalt concrete paving shall not be used for more than fifty percent of the common driveway.

e.

Use of permeable paving, reinforced sod is encouraged.

5.

Guest Parking. At least two guest parking spaces shall be provided for each common driveway (cluster).

6.

Landscaping.

a.

Trees and large landscape fingers between parking aprons shall be required to break up the expanse of paving and view of garages.

b.

Two hundred square feet of landscaping per unit shall be provided.

c.

Trees shall be provided at the rate of one front yard tree at each interior lot minimum.

d.

No part of the access street setback area may be counted toward the two-hundred-square-foot requirement.

e.

Green space should be placed at the end of the cluster as a focal point.

f.

A homeowners' association shall be established to maintain all common areas including yards, driveways, landscaping and vehicle storage areas within the project.

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Figure 20 Cluster Homes City Block

F.

Façade and Roof Design Elements.

1.

The following design elements shall be used to create visually interesting, as well as functional, multiplefamily dwellings: various front setbacks within the same structure, staggered and jogged unit planes, use of reverse building plans to add variety, a maximum of two adjacent units with identical wall and roof lines, balconies, porches, and cross gables.

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Figure 21 Multiple-Family Units with Balconies

2.

The following layout elements shall be used to create an interesting neighborhood: a variety of orientations to avoid the monotony of garage door corridors, curvilinear driveways, landscape and clustering of units.

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Figure 22 Variable Roof and Facade Design

G.

Open Space. All multifamily residential projects in high-density areas shall provide permanently maintained outdoor open space for a total thirty-five percent of the entire area. This outdoor open space shall not include the site coverage. The site coverage is the percentage of total site area occupied by structures and paving for vehicle use. Structure/building coverage includes the primary structure, all accessory structures (e.g., carports, garages, patio covers, storage sheds, trash dumpster enclosures, etc.) and architectural features (e.g., chimneys, balconies, decks above the first floor, porches, stairs, etc.). Structure/building coverage is measured from exterior wall to exterior wall. Pavement coverage includes areas necessary for the ingress, egress, outdoor parking, and circulation of motor vehicles.

For each dwelling unit private open space such as patios or balconies shall be provided at a minimum of ten percent open space per net square foot of living space. (SP Policy 8.4.26)

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Figure 23 Multiple-Family Units with Open Space

H.

Solar Design (SP Policies 8.4.10, 8.4.27).

1.

Building and rooftops shall be oriented and designed, to the extent that site conditions allow, to accommodate active solar and night cooling technologies.

2.

Landscape around buildings shall be designed to provide fifty percent shading in the summer months and solar access during the winter months. Not to interfere with any photovoltaic or other solar devices, yet provide maximum shading in summer months.

3.

Site plans and landscape designs shall provide for shaded usable outdoor spaces including a variety of gardens and informal natural areas.

I.

Parking (Section 17.46.040).

1.

Parking for multiunit developments shall be designed to minimize distance to units and may include structured or underground parking where feasible. (SP Policy 8.4.30)

Alleys should be considered as a way to accommodate parking behind or under housing units, so that porches, pedestrian entries, and gardens may front the public street.

3.

Trees shall be planted and maintained to provide a fifty percent shade canopy of all parking areas.

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Figure 24 Examples of Multiple-Family Homes Facing Street, Garages in Rear

J.

Garages.

1.

Garages for multifamily housing shall not dominate the front of the units, but may be allowed to take up twenty-five percent or less of the frontage.

2.

Windows from active living spaces, including dining, living, kitchen and family rooms, shall provide views of front yard areas and the public street.

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Figure 25 Multiple-Family Layout

K.

Utilities (SP Policy 8.4.34).

1.

Service areas and utilities, including gas and electric meters, and cable panels shall be completely screened from public view and integrated into the architecture.

2.

All air conditioning/heating equipment, soft water tanks, pool and spa equipment and electric self-timer boxes for sprinklers or exterior landscape/lighting shall be screened and shall not be roof-mounted.

3.

Trash storage shall be screened from public view by an enclosed screening structure and located away from main public rights-of-way. Trash containers must be setback at least twenty feet from residential structures on adjacent properties.

4.

Design of trash enclosures shall be compatible with the architectural character of the buildings they serve and shall consist of solid block or masonry construction with solid steel doors.

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Figure 26 Multiple-Family Buildings

(Ord. No. 766, § 2(Exh. B), 6-15-2010)

17.33.060 - Village Center mixed use.

A.

Purpose. The mixed-use designation is applied to the Village Center of the Vineyards SP which is intended to serve as a vibrant self-contained community core as well as the active focal point for surrounding residential areas. The mixed-use community core area provides opportunities for people to meet, work and recreate without a car. It includes higher-density, multistory residential buildings, second- and third-story apartments and lofts over ground floor commercial and office uses, convenience shopping, personal services, entertainment, office and civic functions, and neighborhood cafes. The community core is also within walking distance of some neighborhoods, and easily accessible to more distant neighborhoods by electric cart, bicycle, automobile and transit. Figure 27 shows a possible schematic design consistent with the Vineyards SP, which may be altered as individual sites are developed.

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Figure 27 Vineyards at Anderson Village Center

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Figure 28 Village Center

B.

Requirements. Design components shall be consistent with the Vineyards SP as described in Section 8.5. Development will provide a concentrated pedestrian-scaled urban setting by building to the sidewalk, making building fronts "permeable" and interesting with windows and doors every twenty-five feet, and encouraging sidewalk uses and patios along streets rather than narrow sidewalks and parking.

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Figure 29 Mixed-Use Buildings

C.

Allowed Uses.

1.

Residential uses are permitted including high-density multiple-family uses.

2.

Ground floor commercial uses in multifamily units are preferred in the core area and on entry streets.

3.

Permitted recreation and entertainment uses are clubs, lodges, private meeting halls, health and fitness facilities, play facilities, nightclubs and bars, movie theaters, restaurants, small outdoor stages, restaurants with live music, stages and other small-scale uses.

Permitted shopping uses are art, antique, collectible and gift sales; grocery stores, general retail, plant nurseries and garden supply stores; furniture, furnishings and equipment stores; and auto parts stores.

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Figure 30 Mixed-Use Projects

5.

Permitted office uses are focused on smaller businesses and include medical/dental services, insurance, finance, accounting, optical, real estate, and other neighborhood-oriented uses.

6.

Permitted services include banks and financial services, bed and breakfast inns, business support services, child day care facilities, equipment rental, and repair services (excluding auto repair).

7.

Permitted civic functions are community centers, libraries, museums, religious facilities, educational facilities, and government offices.

D.

Conditional Uses.

1.

Use of a commercial building for residential use in areas designated mixed use on the Vineyards specific plan. (SP Policy 8.5.4)

2.

Street vendors.

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Figure 31 Outdoor Eating

E.

Building Use.

1.

Buildings surrounding the "village plaza" may consist of ground-floor commercial (retail and/or office) uses with one to three stories of housing and/or office space above.

2.

The ground floors of buildings located on the entry street and fronting the village plaza are reserved for commercial uses.

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Figure 32 Pedestrian-Friendly Development

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Figure 33 Mixed-Use Layout

F.

Building Design.

1.

Street Edge (SP Policies 8.5.11, 8.5.13).

a.

Site design and building orientation shall provide easy pedestrian access from streets to stores, with continuity of storefronts and no major gaps caused by location of parking lots.

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Figure 34 Mixed-Use Building

b.

Buildings in the mixed-use area shall maintain a continuity and consistency of design in terms of character, materials and architectural detail.

c.

Retail/dining activity shall engage the street through architectural and artistic features, sidewalk vendors and cafes, benches and other outdoor seating.

d.

Development along primary streets in the mixed-use area shall maintain a distinctive urban character, with storefronts oriented to streets.

e.

Buildings shall use awnings, canopies, and trellises to provide visual interest, to shelter pedestrians from rain and to add interest for the pedestrian.

f.

Buildings should be sited to provide frequent and convenient connections to rear or underground parking areas.

g.

Buildings, parking and landscaping shall be configured and designed to create a well-defined street edge.

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Figure 35 Benches and Outdoor Seating

2.

Building Entries and Doors (SP Policies 8.5.14, 8.5.15, 8.5.16).

a.

Principal building addresses and entries shall be clearly defined.

b.

Building doors and windows facing street frontages shall be fully functional.

c.

Buildings shall present a "front face" to primary streets to establish building presence and identity.

3.

Setbacks.

a.

Maximum setback lines set the location of building walls, help to define streets and open spaces, and ensure safe and active streets and paths.

b.

Where buildings are set back or open space fronts primary streets or entries, landscape features such as strong planting treatments, trellises, arcades, or decorative walls shall reinforce the street edge.

c.

Maximum setback lines are measured from the edge of the dedicated right-of-way line of streets.

d.

Setbacks establish minimum or maximum distance between a building and another building at the edge of adjacent dedicated right-of-way or other property lines.

e.

Setbacks shall be proportionate to the scale of the building, and building façades may be staggered for visual and functional variety and to create usable public spaces.

f.

Setbacks and building regulations are shown in Table 1 at the end of this section.

4.

Building Height and Massing.

a.

Height. Two-story buildings are required on the entry street and primary streets. See Table 1 at the end of this section.

b.

Variety. Building heights and spacing may be varied to prevent continuous "walls" of closely-spaced masses that block views or create wind tunnels and shadowy "canyons". Variation may be used to contribute to the architectural character and "skyline" of the mixed use area. (SP Policy 8.5.19)

c.

Horizontal Lines. Boxy, monolithic appearances shall be avoided by visually breaking up the horizontal mass of wide buildings.

d.

Sun Angles. Sun angles shall be considered in the design and placement of buildings and structures to allow sunlight into deep spaces and to provide for both shaded and sunlit public spaces. (SP Policy 8.5.21)

e.

Fire Protection. Multistory development shall consider the necessity for providing adequate fire protection. Elevator access shall be provided to upper floors as necessary to meet ADA and building code.

5.

Building Elevations.

a.

Front/street-facing façades shall reinforce the human scale and distinct character of building through the rhythm and modulation of façade elements, and shall be designed to convey a sense or order and richness through the interplay of light, shadow, color, texture and materials. (SP Policy 8.5.22)

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Figure 36 Mixed-Use Stores

b.

The façades of long buildings visible from public streets shall be designed to incorporate a rhythm that is not repetitious but serves to lend a sense of scale. (SP Policy 8.5.24)

c.

High-quality building materials shall be used for all building elevations including side and rear façades and a consistent set of materials shall be used for all façades of a building. (SP Policy 8.5.25)

d.

Recessed window and door openings should be used to create shadow lines and to express differences in materials. (SP Policy 8.5.23)

e.

Large unrelieved flat surfaces, flush windows and flush doors should be avoided.

f.

Blank or opaque walls or other edge treatments that present a hostile or impermeable face or appear to be "walling out" the surroundings should be minimized.

6.

Roofing.

a.

Individual building roof forms should be integral to the architecture and contribute to the over[all] character of the mixed-use area "skyline." (SP Policy 8.5.26)

b.

Angled or arc-form rooflines, material/detail variations and/or iconic features are encouraged to articulate the building profile. (SP Policy 8.5.27)

c.

Boxy, monolithic buildings with flat tops should be minimized, as should color changes between roof and the rest of the building.

d.

Roof materials should be high quality and nonreflective, and may not consist of galvanized steel or similar materials. (SP Policy 8.5.28)

7.

Parking. Parking shall conform to Section 8.5.4 of the Vineyards SP and Table 1 at the end of this section.

8.

Signs (Section 17.44.050).

a.

General Requirements. Signs shall conform to Section 8.9 of the Vineyards SP. Signs act as a component of the streetscape and affect the overall perception and ambience of the public realm. Thus, signs should not only communicate the type and quality of goods and services a business provides, or the type of activity(ies) being conducted within a building, but also contribute to, and be an integral part of, the streetscape design and ambience. Signs shall include generally recognized logos rather than printed text whenever possible. The architecture and design of a building typically suggests appropriate locations for signage based on the layout and composition of the building façade.

Signs shall:

• Be architecturally compatible with the proposed development style and compatible with the surrounding physical and visual character of the area;

• Promote the "individuality" of establishments;

• Identify the business clearly and attractively;

• Enhance the building on which it is located; and

• Reduce the amount of visual clutter caused by excessive and poorly placed signage.

Location and Placement.

• Avoid sign placements that obstruct building details.

• Signs that extend beyond, or above, a building façade (except as part of an architectural feature, awning, or other design feature of a building) shall be discouraged unless such signs are designed to integrate with the architecture of a building and the building façade.

Table 1 Development Standards for Village Center—Mixed Use

Table 1 Development Standards for Village Center—Mixed Use (Continued)

(Ord. No. 766, § 2(Exh. B), 6-15-2010)