Banning Municipal Code Art. III Development Guidelines—Residential Design

A. These design guidelines are intended as a reference to help the developer in understanding the City's objectives for high quality residential development which retains its appearance, functionality, and value over time, and which adds to the community rather than detracting from it. The guidelines are a component of, and complement the mandatory land use district development standards in this Zoning Ordinance.

B. These design guidelines may be interpreted with some flexibility in their application to specific projects. These design guidelines are broken out into two categories: single family residential and multi-family residential.

(Zoning Ord. dated 1/31/06, § 9102.05(1).)

A. The guidelines in this article shall apply to all residential development within the City, including additions, remodelling, relocation, and new construction.

B. These design guidelines shall be followed unless there is a compelling reason as to why they cannot be followed. If a guideline is waived by the approving authority, the Mayor and City Council shall be notified. The Mayor or any City Council person may appeal the waiver within 15 days of its approval.

(Zoning Ord. dated 1/31/06, § 9102.05(2).)

A. The single family site planning guidelines are intended to create highly functional neighborhoods, and visual variety along local streets. These guidelines encourage the incorporation of natural elements such as hills, mature trees, and streams into the fabric of residential neighborhoods. These guidelines intend to encourage:

1. Varied footprints;

2. Varied setbacks;

3. Varied placement of houses on adjacent lots;

4. Slowing vehicular traffic;

5. Preserve the natural land forms;

6. Prevent stark unbroken walls;

7. And uninterrupted straight streets, where the noise and speed of the streets predominate over the quiet and safety and calm of the residences in the neighborhood.

B. All single-family subdivision plans which include alternative lot sizes will be evaluated using the guidelines contained in this section, with emphasis on the following criteria:

1. The placement and mix of lots;

2. The preservation of wildlife habitat including mature trees, wildlife corridors, and natural features such as streams;

3. The preservation of views of all natural elements of the landscape including ridgelines, hills, lakes, wetlands, streams, trees, shrubs, and wildlife habitat;

4. The varied placement of dwelling units on a lot;

5. Provision of amenities such as landscaping, green space, native vegetation, subdivision entrance treatments, and so on;

6. The treatment of drainage and runoff from rain;

7. Wall and fence treatments;

8. And other unique amenities.

C. Varied Front Setbacks. The varied placement of homes and garages close to the street or further back from the street, can create more interesting patterns of visible open space. Designers should strive to avoid uniform and monotonous setbacks along any street, and should vary setbacks to enhance the feeling of open space.

D. Interruption of Straight Streets. When new streets are created, curved street designs are strongly encouraged over straight street designs. Elements such as knuckles, landscape medians, pavement enhancements should be introduced to limit the length of straight stretches. Streets should be connected and cul-de-sacs eliminated. Rear-loaded garages are encouraged.

E. Varied Side Yard Setbacks. The distance between adjoining homes, as well as between homes and fences or walls, should be varied, as this will result in more unique and interesting types of yards, play areas, gardens, and patio areas.

F. Attached Dwellings. Attached or clustered dwellings can create larger open areas between structures, and they can be designed to appear either attached or detached. Designers might consider using attached dwellings in certain sections of residential development.

G. Lot Orientation. Lots which are located on curves or at corners, can often be oriented in a different direction than lots in the middle of the block. Such lots may be non-rectangular, and may be angled on the street. Structures should be oriented so that a majority of primary living spaces receive direct sunlight during daylight hours. In new developments, structures should be positioned minimize the impact of shadows on adjacent properties and within the project.

H. Varied Lot Widths. On narrow lots, a variation of just a few feet in lot width can make a perceptible difference. Making some lots wider than average, and other lots narrower than average, can make the neighborhood more interesting, can allow for different configurations of open space, and can allow placement of different sizes and shapes of homes.

I. Varied Garage Placement and Orientation. Lot size permitting, garages can be placed on the front side of the house and can be entered from the front or from the side. Garages can also vary in size, and can be detached or connected to the primary residence, and can be accessed from the front or year yard.

J. Zero Lot Line Homes. Planned Unit Developments allow for homes to be placed flush against the side lot lines. Such zero lot line homes are compatible with the creation of sizes and shapes of patios, play areas, gardens, and courts, which could not occur in a traditional center plot layout.

[Figure]

K. Straight and Curved Streets. Although long, straight streets are often the most efficient layout, curves can provide more interesting and varied street scenes, and show harmony with the landscape and topography, and integration of a residential neighborhood into its natural surroundings. Whenever significant natural features are encountered in a development, such as hills, rivers, mature trees, chaparrals, wetlands and the like, such features should signal the designer that one or more curves may be beneficial to the street layout.

L. Walls. Walls and fences are an important part of the streetscape and should be designed thoughtfully. Walls and fences should have the following characteristics:

1. Both sides of all perimeter walls or fences should be architecturally treated.

2. Walls should be of smooth stucco finish, or of plaster or of other approved masonry or stonework. They should be designed in a style, materials and color to complement the adjacent dwelling units.

3. Additional materials may include tile insets, grillwork and wrought iron. The preferred choice for wrought iron is one inch pickets, at a maximum of six inches on center.

4. Decorative block can be used, but should complement the adjacent dwelling unit.

5. Chain link fences and barbed wire are not acceptable materials.

6. Wood, wrought iron, masonry, vinyl and adobe are acceptable fence/wall materials.

7. Decorative masonry walls, including, but not limited to, slump stone and split-face block can be used without a stucco or plaster finish, but must be architecturally treated and complement the adjacent dwelling units.

8. All property fencing must be compatible in design and of similar materials.

M. Garages. Garages shall be a minimum of four hundred square feet and shall exhibit the following characteristics:

1. Garage door setbacks should allow driveway parking that keeps the sidewalk free of vehicles, and passable by pedestrians and cyclists.

2. Angled garages may be used on curvilinear streets where they can provide an element of harmony with the flow of the street, and may be used on straight streets where they can break up the monotony of all garage doors being parallel to the street.

3. Garages should have a single story mass at the front of the structures to provide an architectural transition in two story massing.

N. In-Fill in Existing Neighborhoods. New single-family homes in existing neighborhoods should be integrated into the neighborhoods in characteristics such as scale, building height, architectural style, facade treatment, landscaping, setbacks and other characteristics. In many older neighborhoods, common patterns such as entries facing the street, front porches, and parking at the rear may be continued.

O. Setbacks.

1. Setbacks of residential projects should be either:

a. Equal to the average setback of all residences on both sides of public streets within one hundred feet of the property lines of the new project, or

b. Equal to the average of the two immediately adjacent residences. In either case, the new residence may be averaged in a stepping pattern between the setbacks of adjacent residences.

2. Architectural Style. Distinctive architectural characteristics of surrounding developments such as materials, roof style and pitch, finished floor heights porches, window and door treatments, fidelity to formal traditional architectural styles, and related elements should be incorporated into new residential development when possible.

3. Scale. Building scale and form should relate to the use of the structure as a single-family dwelling. Structures consistent with the existing neighborhood, so as not to overwhelm or dominate the neighborhood.

4. Massing. Long uninterrupted exterior walls should be avoided on all structures. All structure walls should have relief to create an interesting blend with landscaping, structures, shadows and light. The articulation of facades and the massing of structures tends to give them richness and scale. Incorporation of varied texture, relief and design elements on building walls can soften the appearance of the residence.

P. Grading. Graded slopes should be rounded and contoured to blend with the natural terrain. Significant natural vegetation shall be retained and incorporated into the project. Development should relate to the natural surroundings and minimize grading by following natural contours. Developers should consult with the Community Development Department early in the process to ensure compliance with this guideline.

(Zoning Ord. dated 1/31/06, § 9102.05(3); Ord. No. 1387, § 4.)

The focus of development should be on the creation of high quality residential environments. Although there is no particular required architectural style for any of Banning's neighborhoods, architecture should be compatible with surrounding character including harmonious building style, form, size, color, materials, orientation, and roofline. Residences should be compatible with one another, but each should be unique in its own way.

A. Facade and Roof Articulation.

1. Long uninterrupted exterior walls should be avoided on all structures. All structure walls should have relief to create an interesting blend with landscaping, structures, shadows and light. The articulation of facades and the massing of structures tends to give them richness and scale. Incorporation of varied texture, relief and design elements on building walls can soften the appearance of the residence.

2. For sloped roofs, both vertical and horizontal articulation is encouraged. Roof articulation may be achieved by changes in plane of at least two feet and six inches, and through the use of traditional elements such as gables, hips and dormers. Flat roofs are strongly discouraged, and A-frame type roofs are generally simpler and less articulated than what would be considered ideal.

B. Varied Structure Design. In tract developments, structures should be designed to create variety and interest. There should be a significant difference in the exterior finish, massing and composition, of adjacent houses. One design should not be repeated more often than every fourth house.

C. Attached Dwellings.

1. Single family attached dwellings should be designed in a way which projects an image of high quality customized homes. Preferred configurations include treatment as apparently large single family units, or as traditional row houses or town houses.

2. Features such as walls should be incorporated to lengthen the horizontal elements of elevations and to reduce the visual impact of garage doors.

3. Driveways should be grouped with a separate planting strip to provide maximum usable green space, lawn, and gardening areas.

4. Garages must be set back from the street sufficiently to allow driveway parking without the intrusion of cars into the sidewalk, thus blocking the way of cyclists or pedestrians. In addition, garages should have a single story appearance at the front of the building to allow a stepped-back architectural transition for two story structures.

D. Scale. Building scale and form should relate to the use of the structure as a single family dwelling. Structures should be built on a human scale, so as not to overwhelm or dominate the neighborhood, or the residents of the immediate dwelling or adjacent dwellings.

E. Finish Materials.

1. Materials to be avoided include metal or aluminum siding and roofs, reflective materials and finishes, and unfinished concrete block.

2. The use of different materials on different planes tends to make the materials appear substantial and integral. Material changes not accompanied by changes in plane also frequently give material an insubstantial or applied quality.

3. All structure elements should be architecturally treated. The proper choice and mix of materials on the facades of structures and garage doors, is instrumental in providing an attractive living environment. Materials should be consistently applied and should work harmoniously with adjacent materials. Piecemeal embellishment and frequent changes in materials should be avoided.

F. Vents and Downspouts. Gutters, roof flashing, downspouts, vents and other roof features and protrusions should be finished to match the adjacent materials and/ or colors.

G. Equipment Screening. All heating and air conditioning equipment, pool equipment, etc., must be located in the side or year yard, and must be screened. The method of screening must be architecturally compatible in terms of materials, color, finish, shape and size. The screening design should blend wit the building design. Where individual equipment is provided, a continuous screen is desirable. Landscaping of sufficient density and height may be used for equipment screening.

H. Ancillary Structures. Ancillary structures such as guest houses, accessory dwelling units, barns, storage sheds, cabanas, and the like, should be designed to be architecturally compatible with the main structure through the use of walls, roofs, trellises, fences, wall connections, and/or landscaping.

I. Garage Doors. Garage doors provide a major visual element of a home. They should appear to be set into the walls, rather than flush with the exterior wall, and garage door design should be kept simple, clean, and unadorned.

J. Lighting Fixtures/Intensity. Strong and harsh lighting has been shown to be a major stressor to wildlife, places excess emphasis on a dwelling, eliminates night time views, and is intrusive to neighbors, and thus is strongly discouraged. All on site lighting shall be stationary, light source shall not be visible, carefully directed away from adjacent properties and public rights-of-way, and of no more than the intensity appropriate to the residential use of the property.

K. Applicability to ADUs/JADUs.

1. ADUs and JADUs shall be reviewed and approved ministerially and are not subject to discretionary architectural review or subjective compatibility determinations under this section.

2. Accessory dwelling units and junior accessory dwelling units subject to Section 17.08.100 and Government Code Section 66314 shall be subject only to objective standards authorized by State law and adopted in this Code. Any accessory dwelling unit or junior accessory dwelling unit qualifying for ministerial approval under Government Code Section 66323 shall not be subject to local design or development standards except as expressly authorized by Government Code Section 66323.

(Zoning Ord. dated 1/31/06, § 9102.05(4).)

(Ord. No. 1512, § 6, 10-10-17; Ord. No. 1624, § 6, 7-14-26)

Cluster housing and multi-family dwellings tend to create large parking areas and a decrease in private open space due to their higher densities. If not well designed, parking facilities can dominate the site and open spaces may be relegated to left over areas, which are not integrated with the structures or the people who live there.

Residential developments surrounded by long high walls, parking lots, and rows of carports along public streets are examples of practices to be avoided. Perimeter parking drives are discouraged because they eliminate so much green space; provide a poor image of a residential development; and often function as barriers between the development and the surrounding community, including other residences, businesses, and the natural environment.

A. Building Articulation. In multi family dwellings, building facades should be broken up and articulated to give the appearance of a collection of smaller structures. Long, unbroken facades and box-like forms should be avoided. Each unit should be distinguishable from adjacent units. Differentiation of units can be accomplished with the use of varied roof heights, colors, finish materials, balconies, setbacks, and projections which help articulate individual dwelling units or collections of units, as well as by the pattern and rhythm of doors and windows.

B. Clustering of Units. The clustering of multi family units should be a standard element of site plan design. Structures which are composed of simple yet varied planes, enhance variety and compatibility in the overall building form. Design techniques to be considered and implemented whenever possible include:

1. Staggered and jogged unit planes;

2. Varying front setbacks within the same structure;

3. The incorporation of varied rooflines and wall lines;

4. The use of a variety of orientations to avoid visual monotony.

C. Project Entries. Attention should always be given to architectural and landscape treatments of entryways to enhance the overall image of a project. Entry areas should incorporate landscaping, recreational facilities and project directories when possible.

D. Entry Drives. Colored and textured paving treatment at entry drives is encouraged, however, stamped concrete is not permitted within public street rights of way. The principal vehicular access into a multi family housing development should be through an entry drive rather than a parking drive.

E. On-Site Parking and Drives. Parking may be accommodated in higher density projects through the use of parking drives, parking courts, underground garages, and garages within residential buildings. Developments with long, monotonous parking drives or with large, undivided parking lots should be avoided. When parking can not be provided within residential structures, dispersed parking courts are the desired alternative. Perimeter parking drives should be minimized, and residents often like to have a view of the parking areas which they utilize.

F. Parking Courts. Parking courts should be separated from each other by dwelling units or by a landscaped buffer of at least 30 feet in width. Ideally, parking courts should not consist of more than two or three double loaded parking bays adjacent to each other.

G. Parking Drives.

1. There should be no more than an average of 10 spaces of uninterrupted parking, whether in garages, carports, or open parking areas, although longer rows of parking may be necessary in larger residential developments.

2. Each average of 10 spaces of parking should be separated from additional spaces by a substantial landscaped bulb typically not less than 10 feet wide, recreational amenities, open space areas, and project access points. Architectural elements such as trellises, porches, benches, or stairways may extend into these landscaped bulbs.

H. Garages. Garages with parking aprons less than twenty feet in length should have automatic garage door openers and or sectional roll up doors. Individual parking garages within residential structures should be enclosed behind garage doors.

I. Carports.

1. Carports should not be incorporated into exterior project walls, when these walls are adjacent to streets. The ends of each cluster of carports should be landscaped to provide variety and visual stimulation. Carports can be a useful element in providing shading and cooling for automobiles.

2. Where carports are utilized, they must follow the same criteria for spatial arrangements as parking courts, as described previously in this chapter. Carports may be incorporated with patio walls, or used to help define public and private open space.

J. Pedestrian Access From Parking. Whenever possible, landscape bulbs should align with major building entrances to provide pedestrian access to the building entrance from a parking court or drive. When landscape bulbs are aligned with entrances, they should be at least two car spaces wide and should include a pathway, as well as vertical landscaping and architectural elements such as trees, trellises, sculpture, hedges and the like.

K. Open Space.

1. Open space should be maximized in all multi-family housing developments. At least 50% of open space should be grassed, landscaped or otherwise vegetated. The placement of benches is encouraged, to help people to make use of and enjoy the space.

2. Wildlife corridors should also be considered in a residential development. Native plants and shrubs shall be preserved and incorporated into the development wherever possible.

3. The design and orientation of open space areas should take advantage of available sunlight, and should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. Required common open spaces should be conveniently located for the majority of units. Private open spaces should be contiguous to the units they serve and should be screened from public view. Whenever possible, children's play areas should be visible from the units.

L. Landscape Areas.

1. Good landscaping can help to bring a residential development into greater harmony with its surrounding natural environment. Landscaping can be used to frame, soften, and embellish the quality of the environment; to buffer units from noise or undesirable views; to break up large expanses of parking; and to separate frontage roads within a project from public streets.

2. In addition to grass and groundcover, trees and tall shrubs are needed. Trees can provide a vertical design element which enhances visual interest. Trees can also be used to provide shading and climactic cooling of nearby residential units and parking spaces. Entrances to residential developments should when possible be oriented toward the green space, open space and recreational areas of the development.

[Figure]

M. Refuse Storage/Disposal.

1. Trash bins must be fully enclosed, and block, stone and other masonry enclosures are preferred. Such enclosures shall be softened with landscaping on their most visible sides. Recommended locations for refuse storage bins include inside parking courts or at the end of the parking bays.

2. Locations should be conveniently accessible for trash collection and maintenance and should not block access to drives during loading operations.

N. Auxiliary Facilities. All auxiliary and support structures within multi-family residential projects such as laundry facilities, recreation buildings and sales/ lese offices should be consistent in architectural design, materials, façade treatments and landscaping, with the rest of the complex. Temporary sales offices should also be compatible with these guidelines.

O. Mailboxes. All mailbox locations in multi-family developments must be approved by the US Postal Service. Common mailbox services shall be provided in all multi-family developments. They should be located close to the project entry and near recreational facilities. Their architectural character should be similar in form, materials and color to the surrounding buildings.

P. Site Grading.

1. Ideally multifamily dwellings should be placed six inches or more above the average grade of the site. Site grading should recognize existing drainage patterns, and landforms while providing appropriate transition of architectural elements to grade. Grade separations should be minimized as much as possible, as should retaining walls.

2. Site grading should provide for an uninterrupted flow of vehicular and pedestrian traffic through the development. The plan shall direct and provide adequate flow of surface run-off to catch basins, while gracefully contouring the land to blend with existing conditions at the boundaries of the site.

3. The use of center-swale drainage devices is strongly discouraged. Parking lots may drain into a single concrete swale at the edge of the aisle. Street drainage should be collected in curb gutters.

Q. Security. Multi family dwellings should be designed to provide the maximum amount of security for residents and visitors. Landscaping should be planned and maintained to provide views into open space areas.

R. Lighting Fixtures/Intensity.

1. Strong and harsh lighting has been shown to be a major stressor to wildlife, and thus is strongly discouraged. All on site lighting shall be stationary, carefully directed away from adjacent properties and public rights-of-way, and of no more than the intensity appropriate to the residential use of the property.

2. Strong lighting also places excess emphasis on residential developments in a manner which makes them stand apart from other residential developments and other uses, and calls attention to the development in a negative way. Some carefully directed lighting may be used in parking areas for security purposes. Lighting must be directed towards the ground, rather than toward the sky, and overspill into residences must be minimized.

(Zoning Ord. dated 1/31/06, § 9102.05(5).)

The focus of multi-family residential development should be on the creation of high quality residential environments. Although there is no particular required architectural style for any of Banning's neighborhoods or zoning districts, architecture should be compatible with that of the surrounding residences and buildings. Compatibility should include harmonious building style, as well as form, size, scale, color, height, materials, finish orientation, and roofline.

Multi-family residences should be compatible with one another, but each should be unique in some way. Multi-family residences are often developed adjacent to single family neighborhoods, and measures should be taken to ensure that the height and bulk of higher density projects do not negatively impact these lower density residential areas. Multi-family architecture should create the appearance of individual units, and should use same the same quality of materials and treatments as single-family homes. Whenever possible, garages are encouraged over the use of carports.

A. Facade and Roof Articulation.

1. Long uninterrupted exterior walls should be avoided on all structures. All structure walls should have relief to create an interesting blend with landscaping, structures, shadows and light. Extremely long structures are acceptable, if they are appropriately articulated. However structures exceeding 150 feet in length are discouraged.

2. Separations, changes in plane and height, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables mitigate the barracks like quality of flat wall and roofs of excessive length. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to segments of pitched roof applied at the structure's edge.

3. Structures containing three or more attached dwellings in a row should incorporate at least one of the following:

a. For each dwelling unit, at least one architectural projection not less than two feet from the wall plane and not less than four feet wide should be provided. Such projections should extend the full height of the single story structures, at least half the height of a two story building, and at least two thirds the height of a three story building.

b. Changes in wall plane of at least three feet in depth for at least twelve feet in length for each two units should be provided.

B. Scale.

1. Building scale and form should relate to the use of the structure as a multi-family dwelling. Structures should be built on a human scale, so as not to overwhelm or dominate the neighborhood, or the residents of the immediate dwelling or adjacent dwellings.

2. As multi-family developments are usually taller than one story, their bulk can be imposing on surrounding uses and on single family homes. The scale of such projects should be moderated by the context of their surroundings.

3. Structures with more stories should be given additional setback when possible to avoid dominating the character of the neighborhood. Large projects should be broken into groups of structures, and the use of single mega structures for multi-family development shall be avoided. This pertains to developments having residents of any and all income levels.

C. Building/Finish Materials.

1. Materials selected for multi-family projects should be very durable and require low maintenance. Materials to be avoided include metal or aluminum siding and roofs, reflective materials and finishes, and unfinished concrete block.

2. Materials tend to appear substantial and integral when material changes occur at changes in plane. Material changes not accompanied by changes in plane also frequently give material an insubstantial or applied quality.

3. All structure elements in multi-family developments should be architecturally treated, and piecemeal embellishment and frequent changes in materials shall be avoided.

D. Balconies, Porches, and Patios.

1. Common exterior balconies, walkways and corridors which provide access to multiple dwelling units, do not require circulation past adjacent unit windows and entries. Separations in such exterior balconies and corridors can help light to filter down to the lower floors, and can add vibrancy to the exterior ground floor corridors.

2. The incorporation of balconies, porches, and patios (whether private or accessible to use by all residents) within multi-family structures is strongly encouraged for both practical and aesthetic value. These elements should be integrated to break up large wall masses, offset floor setbacks, and add human scale to structures.

3. Unique private nooks and niches are encouraged for the individual units within these multi-family developments.

E. Dwelling Unit Access.

1. Whenever possible, individual access should be created for each and every unit. Whenever possible, landscape bulbs should align with major building entrances to provide pedestrian access to the building entrance from a parking court or drive.

2. The use of long, monotonous balconies and corridors providing access to five or more units should be avoided. Access points to units should be clustered in groups of four or less. The use of distinctive architectural elements and materials to denote prominent entrances is encouraged.

F. Exterior Stairs.

1. Projections of stairways which are wide, bold, and simple are encouraged to complement the architectural massing and form of the multi-family structure. The greater the width of the exterior stairways, the easier it will be for residents to move in and out, and for equipment, white goods, household appliances, and furniture, to move in and out of the development.

2. Stairways should be of smooth stucco, plaster or block, with accent trim of complimentary colors, stone or tile work. Thin looking, open metal or wood, prefabricated stairs are discouraged as they are generally insufficient for multi-family residences.

G. Carports, Garages and Accessory Structures.

1. Parking garages within multi-family residential structures should be enclosed behind garage doors. Carports, detached garages, and accessory structures should be designed as an integral part of the architecture of the projects.

2. They should be similar in materials, color and detail to the principal structures of the development. Carports may utilize flat roofs but should not project above any exterior walls adjacent to streets.

3. Prefabricated metal carports may not be used. When garages are utilized, doors should appear set into walls, rather than flush with the exterior wall. Their design should be simple and unadorned, yet high quality materials should be used such.

H. Gutters and Downspouts.

1. Gutters, roof flashing, downspouts, vents and other such features and protrusions should be finished to match the adjacent materials and/or colors. Gutters and downspouts should be concealed unless they are designed as a continuous architectural feature.

2. Exposed gutters used as architectural features should be colored to match fascia or wall material. Exposed downspouts should be colored to match the surface to which they are attached unless copper is used. Roof vents should be colored to match roofing materials or the dominant trim color of the structure.

I. Active and Passive Solar Design. Solar panels should be integrated into the roof design flush with the roof slope, especially on those portions of the roof with eastern, western or southern exposures. Frames should be colored to match roofing materials or the dominant trim color of the structure. Aluminum or similar finishes are strongly discouraged. Any mechanical equipment should be enclosed and completely screened from view.

J. Mechanical and Utility Equipment.

1. Utility meters and equipment must be placed in locations which are not exposed to view from the street or from the general grounds, and they must be suitably screened or hidden by bushes, hedges or other landscaping, while still remaining accessible.

2. All screening devices are to be compatible with the architecture and color of the adjacent structures. All mechanical equipment whether mounted on the roof or ground, must be screened from view.

K. Antennas.

1. All new units must be pre-wired to accommodate cable reception. All antennas should be placed in attics or building interiors.

2. Satellite antennas are specifically prohibited on roofs, and should be considered early in the design process in terms of location and any required screening.

L. Walls. Walls and fences are an important part of the streetscape and should be designed thoughtfully. Walls and fences should have the following characteristics:

1. Both sides of all perimeter walls or fences should be architecturally treated.

2. Walls should be of smooth stucco finish, or of plaster or of other approved masonry or stonework. They should be designed in a style, materials and color to complement the adjacent dwelling units.

3. Chain link fences and barbed wire are not acceptable materials.

4. Wood, masonry, vinyl and adobe are acceptable fence/wall materials.

5. Decorative masonry walls, including, but not limited to, slump stone and split-face block can be used without a stucco or plaster finish, but must be architecturally treated and complement the adjacent dwelling units.

6. All property fencing must be compatible in design and of similar materials.

(Zoning Ord. dated 1/31/06, § 9102.05(6); Ord. No. 1387, § 5.)

New multi-family developments should be integrated into existing neighborhoods so that they are compatible with adjacent structures and fit within thecontext of the existing neighborhood, whether that neighborhood be residential or mixed use.

A. Front Yard Setbacks. For new multi-family projects, front yard setbacks should be equal to or greater than the average setbacks for the two adjacent properties. If one or both of the adjacent properties are vacant, then the average shall be calculated on the next adjacent occupied property.

B. Architectural Compatibility. New multi-family residential development in existing neighborhoods should incorporate architectural characteristics and maintain the scale of existing structures on the property and surrounding development. This includes window and door detailing, facade decoration, materials, color, roof style and pitch, porches, and other elements.

C. Site Design. New multi-family developments should be designed to continue the on-site relationships of the surrounding neighborhood and of the original structures. When it is possible to provide access from adjacent alleys, it is generally advantageous to do so.

(Zoning Ord. dated 1/31/06, § 9102.05(7).)