Fowler Municipal Code § 9-5.1605 Single-Family Residential Subdivision Design Criteria

The City of Fowler is concerned with the appearance of the built environment. It is important that new development present an appearance of quality, architectural variation and compatibility with existing neighborhoods. The design standards set forth below reflect community values and ensure that high standards of design are evident in all development.

A. A Development Review Committee (DRC) is established to provide a coordinated technical review process to ensure compliance with requirements of this ordinance. The City Manager shall appoint the members of the DRC that shall be composed of not less than three (3) members. The Director shall create appropriate rules and regulations for the conduct of the DRC.

1. The DRC shall be responsible for the review of all development-related applications that may be required by this chapter, including multifamily residential and commercial uses, planned unit developments (including mixed-use projects), all single-family residential projects approved through the subdivision map process, and murals.

2. The DRC shall be responsible for making determinations on the application and interpretation of guidelines, standards, and requirements of this chapter.

3. The DRC may require the applicant to submit additional information reasonably necessary to determine whether the proposed development complies with this chapter.

4. The DRC shall meet as necessary to review development applications. Such meetings shall be open to the public, but participation shall be limited to committee members, unless a member of the committee requests information of someone in attendance. It shall be the responsibility of the Director to collect comments of the DRC, prepare a written analysis of the issues, and provide it to the applicant in a timely manner.

5. The decision of the DRC shall be a recommendation to the Commission for those applications that require Commission action.

6. For applications that do not require Commission action, the decision of the DRC shall be a recommendation to the Director.

A. A Concept Plan may be required by the Director when only part of a larger tract of land under common ownership is to be developed; when development is to take place in phases; or when property is part of a larger development area under multiple ownerships. The purpose of the Concept Plan is to demonstrate how compliance with the General Plan and this ordinance is to be achieved, the compatibility of anticipated land uses, and how improvements within and among individual parcels of land or phases of development are to be coordinated. Any future tentative map or site plan should demonstrate consistency with the Concept Plan.

The following design guidelines shall apply to all projects that require site plan review or Conditional Use Permit approval in all RM and C districts:

A. Good design should reflect compatibility with the character of the area. Compatibility includes building style, size, setback, form, color and material considerations.

1. A consistent color scheme, or a variety of compatible color schemes, should be used throughout a project and the scheme(s) should not contrast negatively with the character of the area.

2. The design of projects containing many buildings should provide variety in building size and massing. A mixture of single and multi-story buildings should be used.

3. The architectural scheme (form, materials, color and detailing) of a building should be carried throughout all exterior elevations to achieve design, harmony and continuity.

4. Coordinate roof shape, color and texture with the overall building design.

5. Design and/or screen all rooftop mechanical and electrical equipment as an integral part of the building design. Ground or interior-mounted mechanical equipment is strongly recommended.

6. Buildings with box-like appearances, lacking architectural variation, are discouraged. Architectural variation can be achieved through a variety of design techniques, including but not limited to:

a. Offsetting or varying building setbacks.

b. Providing covered porches, balconies, and entries.

c. Combining single-story and two-story construction in a single building, with single-story nearest property lines.

d. Altering roof lines, height and type.

7. Each project shall contain a sufficient number of trash enclosures to adequately serve the use.

8. All sides of commercial buildings shall be architecturally treated to produce an aesthetically pleasing facade that is of a design compatible with surrounding commercial buildings and the character of the community.

B. The site shall be designed so as to create a development that is pleasant in character, human in scale and facilitates on-site circulation.

1. Existing natural features such as trees and view shall be retained to the maximum extent feasible.

2. Generally locate buildings adjacent to the street with parking areas to the rear or side of the property rather than along street frontages, and screen parking areas from view, both interior and exterior to the site.

3. Screen trash and storage areas, service yards, loading docks and utility services from view of all nearby streets and adjacent structures in a manner compatible with building and site design.

4. All exterior lighting is to be directed onto the site and away from adjacent residential properties.

5. Where appropriate, provide bicycle parking with access from adjacent streets, driveways or paths.

6. Pedestrian activity and transit access shall be maximized as feasible, including walkways within the project from adjacent streets, access to commercial properties from adjacent residential areas, and the provision of transit facilities where planned or proposed.

C. Landscaping shall be included in any project design to create a pleasing appearance from both within and off the site. Site landscaping should be utilized to promote the character of the City, particularly as demonstrated by large shade trees.

1. Landscaping should be planned as an integral part of the project.

2. Street trees, as specified by the City of Fowler, shall be installed as appropriate.

3. Provide landscaping to screen unattractive views and features such as storage areas, trash enclosures, and transformers.

4. Provide landscaping within and adjacent to parking areas to screen vehicles and minimize the expansive appearance of parking areas.

5. Encourage deciduous trees along south and west building exposures.

6. Ground cover should be of live plant material. Gravel, colored rock, bark and similar materials are generally not acceptable.

7. Ensure that landscaping permits adequate sight distance for motorists and pedestrians entering and exiting the site.

The following design guidelines shall apply to all single-family projects approved with a subdivision map. The purpose of the Design Criteria is to implement the General Plan and provide guidance for the approval of new, large scale residential projects approved through the subdivision process. Site planning and architectural variations should receive fair consideration when the result is more affordable single-family detached housing.

A. Minimum Floor Area Ratio. New single-family residential uses shall be subject to a minimum floor area ratio (FAR) that will encourage maximum use of land; promote diversity of housing throughout the City; and preserve community character. The minimum FAR includes the main living area, but does not include the garage or accessory structures.

B. A developer may request up to a five (5) percent reduction from the minimum FAR for no more than five (5) percent of the units within each subdivision phase. The developer shall demonstrate the need for the reduction and that the reduction will not interfere with the purposes of this section.

The minimum lots sizes, FARs, and floor space for single-family districts are:

* Also applies to smaller lot PUD units

C. Front Yard Setbacks. Varied front yard setbacks shall be used to provide visual interest to the street scene. Buildings shall be arranged in a staggered and variable setback fashion to provide visual interest and to avoid a repetitive appearance.

D. Front Yard Landscaping. The developer shall provide front yard landscaping prior to the issuance of the certificate of occupancy.

E. Garage Designs. The developer shall pay careful attention in designing the garage portion of homes. Architectural features such as offsetting garage faces, side-loading garages, or overhangs shall be added to garage elevations to soften these facades.

F. Elevations. Housing elevations shall be varied to avoid monotony of a single architectural style. Residential structures shall be varied in detail, form, and building orientation to provide visual interest. Highly articulated facades are encouraged to create visual variety.

G. Mechanical Equipment. Mechanical equipment shall be ground mounted and screened from view by walls or fences similar in design to the building architecture or by plant material. An exception shall apply when the developer has previously submitted and received approval by the City of Fowler of building plans that do not reflect the use of ground mounted equipment.

H. Utilities. All utilities shall be underground and each residential unit shall be equipped for remote electronic utility meter reading. Public utility meter boxes and equipment shall be placed underground where feasible.

I. Buffer Between Different Residential Zone Districts. Where new residential development is proposed adjoining existing residential development of a lower zoning density, the developer shall provide an architectural transition through the tentative tract map, site plan review, or Conditional Use Permit process. The transition may include such provisions as common lots sizes, building setbacks, landscaping, and masonry wall requirements to benefit existing and future residents.

J. Buffer Between Commercial Zone Districts. Where new residential development is proposed adjoining existing commercial or industrial uses, the developer shall provide an architectural transition, including such provisions as building setbacks, landscaping and masonry wall requirements to benefit future residents.

K. Open Space. All residential subdivisions shall provide usable open space within the boundaries of the development.

1. Within single-family projects, either attached or detached, five (5) percent of the site shall be developed with usable open space such as common recreation areas, mini-parks, green belts/trails, and landscaping. This usable open space shall be maintained by a landscape/lighting district, homeowners' association, or other appropriate maintenance entity.

L. Amenities. To enhance the quality of development, all single-family residential projects are encouraged to provide such amenities as automatic garage door openers, trash compactors, and outdoor electrical outlets.

M. Deviation from Street Standards. Standards for new street development may be modified to enhance the design of a subdivision if the City Engineer determines that projected traffic flows can be accommodated.

N. Access to Subdivisions Along Expressways. Direct access to expressways is prohibited. Street access to expressways is generally prohibited, except at one-half (½) mile intervals.

O. Access to Subdivisions Along Arterial Streets. Residential developments along arterial streets shall be encouraged to provide innovative approaches to access, including frontage roads with limited access, side-on lots, or alley loaded units. Back-on to such streets (with decorative masonry walls, landscaping and waiver of access) is also permitted, but only after other design solutions have been explored. Open ended cul-de-sacs to arterials and pedestrian paths to adjacent parks and commercial development shall be provided as feasible for pedestrian access.

P. Access to Subdivisions From Collector Streets. Direct access to collector streets is permitted except where physical circumstances or traffic conditions do not allow such access. Other design solutions include side-on lots or alley loaded units. Back-on to such streets (with decorative masonry walls, landscaping and waiver of access) is also permitted but only after other design solutions have been explored. Open ended cul-de-sacs and pedestrian paths to adjacent parks and commercial development shall be provided as feasible for pedestrian access.

Q. Interior Street Patterns. Interior streets within new subdivisions shall be designed to encourage pedestrian activity while protecting neighborhoods from through traffic. Local streets shall provide connectivity to adjacent existing and planned development, where feasible.

R. Pedestrian Access. All subdivisions shall be designed to provide a safe walking environment for pedestrians. The following shall apply:

1. Subdivision layouts shall include designs to promote pedestrian access to arterial and collector streets and consider the location of community services, such as schools, parks and neighborhood shopping centers in the accessibility of their design for all persons.

2. Sidewalks shall be installed as part of all street construction.

3. Street lighting shall be installed within the rights-of-way of all public streets.

4. Pedestrian signal indicators shall be installed with traffic signals.

S. School Routes. The developer shall work with the Fowler Unified School District to provide adequate transportation routes such as a local pedestrian or bike paths, or local bus service.

T. Transit Facilities. The developer shall ensure that pedestrian facilities are provided along and/or near transit routes, whenever feasible. New land developments may be required to provide pedestrian facilities due to existing or future planned transit routes even if demand for a pedestrian facility is not otherwise warranted.

U. Applicability and Deviation from Criteria. The Council may approve a deviation from these criteria where such deviation is necessary to provide affordable housing to meet the City's affordable housing requirements.

V. Process and Enforcement. The following conditions and procedures shall be used to implement and enforce the Single-Family Residential Design Criteria:

1. Condition of Map Approval. Compliance with these criteria shall be made a condition of approval for all tentative tract maps.

2. Submittal of Site Plan as a Condition of Map Approval. As a condition of approval for all tentative tract maps, the developer shall obtain approval of a site plan that demonstrates compliance with these criteria.

3. Site Plan Review Ordinance. Site plan review shall be in accordance with the City's Site Plan Review Ordinance (Article 13 of the City's Zoning Ordinance, as this Article may be amended or replaced).

4. Content of Site Plan. The site plan shall provide elevations, floor plans, building envelopes for varied setbacks, landscaping, and other information necessary to demonstrate compliance with these criteria, the Site Plan Review Ordinance, and other applicable City codes.

5. Approval of Site Plan. The site plan shall be approved before issuance of the first building permit. To the extent the tentative or final map demonstrates compliance with these criteria, the site plan may reference the maps.

(Ord. No. 2022-07, § 1, 8-16-2022)