Sec. 27.180. - Landscaping.

In all areas subject to landscaping as required herein, including stormwater retention basins, the landscaping shall be developed in accordance with the provisions in this section and sections 27.261 through 27.268 (Site Plan Review) of this zoning ordinance.

Dimensions. Four feet shall be the minimum horizontal dimension of any required landscaped area, or any form of fixed planter box.

2.

Screening. Where plants are indicated for screening, such screening shall consist of the use of evergreen shrubs, closely spaced and maintained.

3.

Maintenance. All landscaped areas and landscaping shall be maintained in a neat, clean and healthful condition. This shall include proper pruning (so as not to interfere with foot or vehicular traffic or city of Brawley maintenance equipment), mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings.

4.

Irrigation or Watering. Required landscaped areas shall be provided with a suitable, fixed and permanent method for watering or sprinkling of plants. This operating watering system shall consist of piped water lines terminating in an appropriate number of sprinklers and/or hose bibs to ensure a sufficient amount of water for plants within the landscaped area or alternate method approved by the planning director.

5.

Planter Boxes. For tree plantings in areas adjacent to or within parking areas, a planter box shall be used to protect the tree from damage.

(Ord. No. 2008-04 § 1.)

(Ord. No. 2015-01, § 1.2, 2-17-2015)

Sec. 27.181. - Intersection visibility and corner cut-off.

(a)

There shall be no obstruction to visibility from the adjacent streets within the corner cut-off area of any corner lot and adjacent parkways. The corner cut-off area is defined as and shall consist of that triangular area bounded by the two intersecting curb lines and a straight line connecting points on such curb lines minimum thirty feet from the point of intersection of the prolongation of such front and side curb lines.

(b)

The foregoing provisions shall not be applicable to permanent buildings, utility poles, trees trimmed at the trunk to a height at least ten feet above the level of the curb, saplings or plant species of open growth habits and not planted in the form of a hedge and which are so planted and maintained as to leave at all times a clear and unobstructed view across such corner cut-off area; supporting members of appurtenances to permanent buildings existing in the corner cut-off area on the date this zoning ordinance becomes effective, and official warning signs and signals.

(Ord. No. 2008-04 § 1.)

Sec. 27.182. - Design of multifamily apartment and condominium projects.

The purpose of these standards is to provide direction to builders and developers who are contemplating the development of apartment projects and condominium projects in the city of Brawley. A major objective of the planning commission and city council is to promote high quality development in the city of Brawley. These design standards were prepared in order to encourage such development and will be implemented by the planning director during the site plan review process. The

further purpose of these standards is to ensure the enhancement of the public health, safety, and general welfare of all citizens in the city of Brawley.

The intent of the design standards is to ensure that the built environment within the city of Brawley is compatible with the goals and objectives of the general plan regarding the enhancement of the quality of life in the city of Brawley, and regarding the promotion and enhancement of the health, safety, and general welfare of the citizens of Brawley. The design standards ensure that adequate access is provided internally within multifamily projects, that adequate lighting is provided at night for pedestrian areas and vehicle parking areas, and that abundant landscaping is provided to enhance the aesthetic quality of multifamily projects. These design standards are in addition to other development standards contained in this zoning ordinance.

1.

Design Standards Applicability. All multifamily applications for site plan review, zone changes, conditional use permits, and variances shall incorporate the design standards contained in this section. Provided, however, that a deviation from these standards may be requested to be reviewed and approved by the planning commission by either the applicant or city staff.

2.

Deviations from Standards. A deviation from the design standards shall not be permitted unless the planning commission makes specific findings that special circumstances or conditions warrant a deviation. In no case shall a deviation be granted which does not conform to the general plan. A deviation may be granted by the planning commission if the applicant can demonstrate, by substantial evidence, that the deviation promotes the further enhancement of the health, safety, and welfare of the citizens of Brawley, and/or further improves the aesthetic qualities of the subject project.

3.

General Provisions.

a.

New developments or the alteration or expansion of existing multifamily projects shall be viewed not only as independent projects, but also as part of a street, cluster, or neighborhood within the entire community. Site plan designs shall respect the natural environment, existing development, topography, views and general vehicular, pedestrian, bicycle and equestrian circulation systems in the neighborhood.

b.

Natural features shall be used to an advantage as design elements; such as, natural vegetation and trees, landforms, drainage courses, and views. Conversely, undesirable site features can be minimized through proper site planning, building orientation, and screening.

c.

The developers of all multifamily projects are encouraged to establish a recognizable design theme, which is compatible with surrounding planned or existing developments. The design theme should be based upon prominent design features existing in the immediate area (i.e., trees, landforms, historic buildings or landmarks, etc.). Subtle variations which provide visual interest, but do not create abrupt changes or cause discord in the overall character of the neighborhood are encouraged. In addition, transitions between different projects, including provision of buffer areas, landscaping, and other similar treatments shall be provided as necessary. It is not, however, the intent that one style of architecture should be dominant, but rather that individual structures create and enhance a high quality and harmonious appearance.

d.

Where a common area or facility is proposed within a multifamily condominium project, a homeowner's association or other approved mechanism shall be established prior to the issuance of any certificates of occupancy. The homeowner's

association or other approved mechanism shall be responsible for maintenance of private roads, private drainage structures, parking areas, landscaped areas, common areas, irrigation facilities, signing, and recreational facilities (i.e., swimming pools, tennis courts, spas, etc.).

4.

Site Design.

a.

New developments shall be designed to create aesthetically pleasing visual transitions with surrounding development. Proposed buildings shall have vertical and horizontal variations wherever possible to create visual interest. The bulk of new buildings shall relate to the prevailing or planned scale of adjacent developments.

b.

Proposed residential buildings shall be oriented with energy conservation objectives in mind. Window areas and eave overhangs shall be designed to minimize sun exposure in the summer months and maximize sun exposure in the winter months. Trees and other landscaping shall be located to shade buildings and parking areas and to decrease heat absorption on the site.

c.

Gateways are visual elements which create a sense of entry and shall be included in all multiple-family projects. Gateway treatments can range in scale, and may identify an entrance to the development project or a single building. Gateways shall include enriched paving, raised medians, signage, and other features as appropriate.

5.

Protection of Views.

a.

New developments shall be designed so as to respect the views of existing developments, wherever feasible. View corridors which are oriented toward an existing or proposed amenity such as a park, open space, or natural feature should be designed through large developments whenever possible.

b.

Multiple-story structures should not block the view of single-story structures which are oriented toward the mountains, parks, or other public or private open spaces with special aesthetic qualities.

6.

Trash Enclosures and Outdoor Storage Areas.

a.

All multifamily projects shall provide trash enclosures constructed to city of Brawley standards. One enclosure shall be provided for each ten dwelling units. Apartment projects shall bear the responsibility to move container(s) for city of Brawley collection for future development.

7.

Protection of Private Open Spaces.

a.

Multifamily two-story buildings shall be designed so that second story windows are not located adjacent to the private open spaces of adjacent properties. This requirement is to prevent the invasion of the privacy of adjacent property owners.

b.

Private open spaces such as patio areas shall be fenced with a six-foot masonry block wall or other material as approved by the planning commission.

8.

Internal Circulation Systems.

a.

Internal circulation systems shall provide for the safe and efficient movement of vehicular, bicycle, and pedestrian traffic within the project. Interior streets shall be paved to city of Brawley engineering standards.

b.

Pedestrian walkways with a minimum width of four feet shall be provided between parking areas, recreational facilities, and residential units. All pedestrian walkways shall be concrete with a smooth finish and concrete thickness shall be a minimum of three inches.

c.

Internal circulation systems shall be planned to reduce conflicts between vehicular, bicycle, and pedestrian traffic by separating them to the extent possible.

9.

Lighting.

a.

Street lights conforming to city of Brawley standard shall be provided at all vehicle entrances and exits from multiple-family projects. The street lights shall contain two hundred fifty watt high pressure sodium luminaries.

b.

Pedestrian walkways shall be lighted during hours of darkness with a minimum lighting intensity of 0.2 foot-candles. The lighting fixtures shall be mounted on freestanding ornamental poles, and shall contain bulbs with the wattage to be determined by a lighting intensity diagram prepared by a registered electrical or civil engineer, or by a registered architect.

10.

Recreational Facilities and Open Space.

a.

All multifamily projects containing four or more units shall provide a tot lot. The minimum area for tot lots shall be dependent upon the number of residential units in the project according to the following tables. All tot lots shall be fenced with a chain link fence at least five feet in height.

b.

All multifamily projects are encouraged to provide a swimming pool for use by project residents. The size of the swimming pool should be dependent on the number of units as outlined in the table below:

The swimming pool may be shaped in any reasonable configuration provided the pool contains the square footage outlined in the above table.

c.

All multifamily projects shall provide at least twenty-five percent of the net site area as landscaped open space area for use by residents of the development. The landscaping and trees installed within all open space areas shall be according to a city of Brawley approved landscaping plan as outlined below.

11.

Landscaping.

a.

All multifamily projects shall provide abundant landscaping which should be designed as an integral part of project design; enhance building design, public views, and open spaces; and should provide buffers and transitions as needed. The landscape design should provide for solar access and shade to facilitate and promote energy conservation.

b.

All multifamily project sites shall include a minimum of twenty-five percent of the site area as landscaped areas. All setback areas adjacent to streets shall be fully landscaped and improved for aesthetic purposes. All site plans shall include a calculation of the landscaped areas on the site.

c.

Areas between individual buildings on the same site shall be landscaped and improved as appropriate.

d.

All landscaped areas shall have a combination of planted trees, shrubs, vines, ground cover, flowers, and lawns which are compatible with the surrounding environment. The combination may include crushed rock ground cover not to exceed twenty percent of the total of any landscaped area. The crushed rock used shall be decorative rock with an appropriate color that is compatible with the landscaped area. Mounding of landscaped areas is encouraged to provide visual interest and relief and to partially screen parking areas. The selected combination of objects for landscaping shall be arranged in a harmonious manner as determined by the planning director. One-third of the total number of trees planted on a site shall be of the twenty-four inch box size or larger and shall be planted extensively along adjacent streets. A combination of Indian Laurel, Jacaranda, Mulberry, California Fan Palms, and other approved species shall be used and shall be interspersed to create visual interest. One tree shall be planted for each one thousand five hundred square feet of landscaped area on the site; however, at least four trees shall be planted on small sites.

e.

Landscape design shall be coordinated with drainage plans for individual projects to maximize percolation of surface water and minimize runoff from the site. Swale designs in landscaped and grass areas may be employed to retard runoff and maximize percolation.

f.

All landscaped areas shall be served by an underground irrigation sprinkler system, and shall include an automatic irrigation system and drip system, as appropriate, for large shrubs, trees, and lawn areas. Irrigation systems in small areas such as tree wells, planters, and medians, shall be designed to prevent water from flowing off from planted areas.

g.

Required landscaped areas shall be maintained in a neat, clean, orderly, and healthful condition. This shall, at a minimum, include pruning, mowing of lawns, weeding, removal of litter, fertilization, replacement of plants and trees when needed, and the regular watering of all vegetation.

h.

All multiple-family project developers shall submit a landscaping plan incorporating the above provisions, for planning director approval.

i.

All required landscaping shall be planted, and the irrigation sprinkler system installed, prior to the issuance of certificates of occupancy for residential units.

12.

Parking Facilities.

a.

All parking lots and parking areas shall be screened with decorative masonry walls minimum four feet in height, and shall be landscaped to the maximum extent possible, as appropriate, for visual aesthetic purposes.

b.

All parking lots and parking areas shall be paved to city of Brawley engineering standards.

c.

All parking lots and parking areas shall be lighted as described in the section on lighting.

d.

The site plan design for all multifamily projects shall take into consideration conflicts with adjacent uses and intersections when driveway locations are being planned. Driveway locations shall be as far as possible from street intersections. The site design shall provide for safe and efficient traffic flow into all parking lots and areas located on the project site.

(Ord. No. 2008-04 § 1.)

Secs. 27.183—27.189. - Reserved.

Article XIII. - Development Standards for Certain Conditional and Regulated Uses.

Sec. 27.190. - Development standards for certain conditional and regulated uses.

Certain uses identified in this article that require a conditional use permit to exist and operate or which operate under other regulations have specific development standards that apply to such uses in addition to those identified through the conditional use permit process described in section 27.272 of this zoning ordinance.

(Ord. No. 2008-04 § 1.)