Article V — RESIDENTIAL DEVELOPMENT STANDARDS[[8]]

Footnotes:

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Editor's note— Ord. No. 2011-10, § 3(Exh. A), adopted Aug. 16, 2011, amended Article V in its entirety to read as herein set out. Former Art. V, §§ 16.16.140—16.16.205, pertained to the multiple-family residence district. See the ordinance list and disposition tables for full derivation.

In all residential land use designations, the general plan shall be used to determine the required density. Densities in the general plan are calculated using gross lot area. However, in determining lot size minimums, net lot area shall be used in the R1 and R3 designations and for properties below one acre in the RR designation; and gross lot area shall be used in the A1 and A2 designations and for properties one acre or more in the RR designation.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

The development standards in this table shall be required within each land use designation:

Notes:

1.

SLS shall stand for small lot subdivision.

2.

Exceptions are noted in Section 16.20.060.

3.

The maximum building height shall be eighteen (18) feet to a depth of twenty (20) feet from the street property line. For corner lots, all street-facing sides shall meet this requirement.

4.

Minimum lot size and width/depth requirements shall not apply to townhome and condominium units.

5.

The minimum lot area shall be designated by a number following the designation symbol on the general plan land use map; numbers less than one hundred (100) shall indicate acres, and numbers more than one hundred (100) shall indicate minimum square feet of area required per lot.

6.

Exception in Section 16.16.130(B).

7.

Adequate visibility for vehicular and pedestrian traffic at all ninety (90) degree angle intersections of public rights-of-way and private driveways shall be maintained by limiting the height of any walls, fences,

monument signs or other man-made visual obstructions to less than thirty-six (36) inches within a clear sight triangular area at the corner as illustrated in Section 16.20.045.

8.

The setback shall be open and unobstructed from finished grade or from such other specified level at which the yard is required, to the sky, except for buildings/structures allowed in the yard by the table in Section 16.20.075. The architectural projections listed in this section must be attached to the principal building allowed on the lot.

9.

In computing depth of a rear yard where such yard opens into an alley, one-half of the width of such alley may be assumed to be a portion of the required rear yard.

10.

A zero setback on one of the interior sides with shared party walls between adjacent attached units and the creation of usable yard space on the other side shall be permitted.

11.

Lot coverage shall mean the percentage of lot surface area occupied by any building or structure.

12.

Refer to Section 16.20.025 through 16.20.030.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2017-11, § 3(Exh. A), 6-20-17; Ord. No. 2021-01, 3(Exh. A), 6-1-21; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

16.16.125 - Additional development standards for small lot subdivisions in the R1 designation.

A.

Purpose and Intent. Small lot subdivisions are permitted in the R1 designation by which densities are supported in the general plan. These subdivisions are primarily developed and constructed by a single development entity as for-sale housing and provide an important housing type for first-time home buyers, empty nesters, and small families. Variation in building form and massing will play a significant role in making such developments attractive and positive contributors to the residential neighborhoods in Hesperia.

B.

Minimum Lot Size and Dimensions. For projects less than ten acres, the minimum lot size and dimensions for new small lot subdivisions are as listed below:

1.

The minimum width of an interior lot shall be fifty (50) feet, a minimum depth of seventy-five (75) feet and a minimum net area of four thousand five hundred (4,500) square feet.

2.

The minimum width of a corner lot shall be sixty (60) feet, a minimum depth of seventy-five (75) feet and a minimum net area of four thousand five hundred (4,500) square feet.

For projects ten acres or more, the minimum lot size and dimensions for new small lot subdivisions are as follows:

1.

A minimum net area of three thousand (3,000) square feet and an average net area of four thousand (4,000) square feet among the proposed lots within the project.

2.

The minimum width of an interior lot shall be forty (40) feet, a minimum depth of sixty (60) feet and

3.

The minimum width of a corner lot shall be fifty (50) feet, a minimum depth of sixty (60) feet.

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C.

Usable Private Yard Space.

1.

A minimum of two hundred (200) square feet per dwelling unit with no dimension less than ten feet shall be provided.

2.

Ten percent of the lineal length of the total perimeter wall area of dwelling units accessible to a side and rear yard shall contain penetrable openings such as sliding glass doors that open into usable, private open space.

D.

Common Usable Open Space.

1.

A minimum of five hundred (500) square feet per residential unit within the small lot subdivision shall be designated and permanently reserved as usable common open space for use by residents of the small lot development. This required open space shall be suitably improved for its intended purposes and all landscaped areas shall be provided with a permanent irrigation system to maintain such areas.

2.

Common usable open space area amenities include, but are not limited to the following: swimming pool, spa, community recreation room, sports courts for tennis, basketball, racquetball, volleyball, barbecue areas, community gardens or play areas with a slope of less than five percent. Areas used for providing site drainage and water retention cannot be used as part of the common usable open space area requirements described herein.

E.

Driveways and Garages. In addition to the off-street parking requirements and standards set forth in Chapter 16.20, Article IV (Parking and Loading Standards), the following shall apply:

1.

Garages shall be located to prevent vehicles from projecting into the street/sidewalk right-of-way. In order to prevent vehicles from blocking sidewalk areas, the driveway shall have a depth minimum of twenty (20) feet and width minimum of sixteen (16) feet.

2.

The following exception to the above-mentioned standards shall apply: No overnight parking (during the hours of ten p.m. and seven a.m.) is allowed within the street yard setback(s), except on the approved driveway.

F.

Streets.

1.

All streets within a small lot subdivision shall be fifty-four-foot right-of-way and thirty-foot curb-to-curb.

2.

A four-foot sidewalk between back of curb and utility easement shall be provided.

3.

A three-foot utility easement between the sidewalk and property line shall be provided.

4.

No signs, vaults, utilities, hydrants, etc. may be located on the sidewalk.

All streets within small lot subdivisions shall be public.

G.

Walls, Fences and Hedges. Decorative walls and fences are permitted in the setbacks as follows:

1.

In no event shall any fence, wall or hedge obscure any clear sight triangle.

2.

In the street yard setback, a wall, fence or hedge shall not exceed thirty-six (36) inches in height above grade when view-obscuring. However, non-view-obscuring estate-type decorative fences may be constructed in the street yard setback up to a maximum height of seventy-two (72) inches. A non-viewobscuring estate-type fence is defined as a fence with solid masonry pillars with ornamental metal fencing between. The masonry pillars shall not be more than thirty (30) inches in width and shall not be placed less than eight feet apart.

3.

The wall or fence height shall not exceed six feet in the rear and interior side yard setbacks.

4.

Both sides of all perimeter walls should be architecturally treated. Appropriate materials include ornamental metal grillwork, decorative masonry, stone and brick. Chain link is not considered a decorative material and shall not be used.

H.

Homeowner Associations. Homeowner associations shall maintain small lot subdivisions that provide common amenities.

I.

Miscellaneous.

1.

Connection to sewer is required;

2.

No undeveloped residential lot sales will be allowed, developer shall construct all homes within small lot subdivisions;

Small lot subdivisions are subject to Article VI in this chapter.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

16.16.130 - Additional development standards for the multiple-family residence (R3) designation.

A.

Multiple-family Residence (R3) Designation. The multiple-family residence designation is established to provide areas for multi-family housing in a garden setting such as courtyard apartments, condominiums and walk-up townhomes.

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B.

Development Standards. All property in the R3 designation shall be developed according to the following standards:

1.

Residential Density. The gross residential density permitted in this zone is 15—30 units/acre.

2.

Minimum Living Area. The minimum living area for residential units shall be as follows:

Minimum Floor Area Requirements for Multiple-family Units

3.

If the development contains multiple buildings, the minimum distance between buildings shall be as follows:

Notes:

1.

The sides of buildings that face each other shall not include openings. Openings in this case shall mean windows and doors.

2.

Windows, doors, as well as patios/balconies or similar features shall be oriented so as not to have a direct line-of-sight into adjacent units.

3.

No minimum distance shall be required for accessory structures, such as carports.

4.

Usable Open Space. The required amount of private and common open space is as follows:

a.

Private Usable Open Space: Each dwelling unit shall have a minimum private usable open space of one hundred (100) square feet, accessible directly from the living area of the unit. A rectangle inscribed within each private usable open space shall have no dimension less than eight feet. Private usable open space for ground floor units shall be in the form of a fenced yard or patio, or an uncovered deck, with no more than fifty (50) percent of ground level space covered by an overhang balcony or patio roof. Private usable open space for above ground level units shall have at least one exterior side open above the level of railing or fencing. All balconies and patios that front a public street shall have opaque balcony/railing enclosures to screen items being stored on the balcony or patio.

b.

Common Usable Open Space: At least two hundred (200) square feet of common usable open space shall be provided per dwelling unit. Common usable open space may be divided into more than one area, however, each area shall be a minimum of one thousand (1,000) square feet and a rectangle inscribed within each shall have no dimension less than twenty-five (25) feet. All required common open space shall be suitably improved for its intended purposes and all lawn and landscaped areas shall be provided with a permanent irrigation system to maintain such areas. Each multi-family development shall include, but not be limited to, two of the following recreational amenities, or equivalent, as approved by the reviewing authority:

i.

Tot lot with multiple play equipment.

ii.

Pool and spa.

iii.

Barbecue facility equipped with grill, picnic benches, etc.

iv.

Exercise room.

v.

Court facilities (e.g., tennis, volleyball, basketball, etc.).

vi.

Clubhouse.

vii.

Common gardening area.

viii.

Other recreational amenities not listed above, may be considered in lieu of those listed subject to reviewing authority review and approval.

c.

All recreation areas or facilities required by this section shall be maintained by private homeowners' associations, property owners, or private assessment districts subject to the reviewing authority's approval.

C.

Parking. In addition to the off-street parking requirements and standards set forth in Chapter 16.20, Article IV (Parking and Loading Standards), the following apply:

1.

Except for required landscaped areas, parking and loading is permitted in the interior side yard and rear yard setbacks.

2.

Driveways, drive aisles and interior streets shall not be used for any purpose that would prevent vehicle access to parking spaces, inhibit vehicular circulation, or emergency response.

3.

Parking areas should be designed in a way to allow room for turnarounds and prevent backing onto public streets.

D.

Trash Collection Areas.

1.

Centralized trash/recyclable materials collection areas shall be provided for all multi-family residential

development projects. All such required areas shall be enclosed and screened pursuant to the requirements of this section and in accordance with city standards.

2.

All trash/recyclable materials collection enclosure areas shall be easily accessible to residents and tenants, including easy pedestrian access for the disposal of materials and collection by refuse vehicles.

3.

The collection area(s) shall be enclosed on three sides by a minimum six-foot tall decorative masonry wall. The wall materials used shall be complementary in color and style to architectural components of the development they serve. The fourth side of the enclosure shall be enclosed with an opaque, self-latching gate.

E.

Miscellaneous.

1.

All new construction shall be subject to the general and specific standards contained in Chapter 16.20, Article V (General Performance Standards).

2.

Connection to sewer is required.

3.

Decorative walls and fences shall be subject to Section 16.16.125(G).

4.

Refer to Article VII of this chapter for site and architectural design standards and guidelines for residential uses.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2016-06, § 4(Exh. A), 10-4-16; Ord. No. 2017-11, § 3(Exh. A), 6-20-17; Ord. No. 2019-08, § 3(Exh. B), 6-4-19; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

ARTICLE VI. - SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES[[9]]

Footnotes:

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Editor's note— Ord. No. 2011-10, § 3(Exh. A), adopted Aug. 16, 2011, amended Article VI in its entirety to read as herein set out. Former Art. VI, §§ 16.16.210—16.16.270, pertained to the rural residential district. See the ordinance list and disposition tables for full derivation.

All projects that require approval of a new or revised tentative tract map or extension of time for a tentative tract map after the effective date of this ordinance [Ordinance No. 2011-10] shall provide and maintain design standards and guidelines in compliance with the provisions of this article.

It is the duty of the development services department to enforce all permitting and entitlement provisions of this article. The director or his/her designee may impose such conditions deemed necessary to achieve the purpose of this article.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

While there is no specific architectural style required for residential buildings and structures in the city, high quality, innovative architecture is strongly encouraged. The primary focus is to develop a high quality residential environment. The architectural style and design of building elements should be consistent within itself and complementary with the neighborhood. The building design should take advantage of the site's unique natural amenities and surroundings, and consider compatibility with adjacent houses and the overall streetscape appearance. Human scale form and proportions are encouraged.

All projects that require approval of a new or revised tentative tract map or extension of time for a tentative tract map, including small lot subdivisions, should meet or exceed the standards of quality that have been set by surrounding development. New design, additions, and alterations to existing homes in tracts that

were subject to this article should complement the surroundings and also contribute to the improvement of the area.

A.

Facades and Architectural Detailing.

1.

Residential facades should be articulated to add visual interest and minimize the mass of a building by breaking up the appearance of the facade. Facades should help to provide a sense of human scale. Elements of articulation include change of wall plane, door and window placement, facade details (moldings, material changes, etc.), and other appropriate architectural treatment.

==> picture [186 x 157] intentionally omitted <==

2.

Architectural details such as decorative moldings, windows, dormers, chimneys, balconies and railings, and landscaped elements such as lattices, can also add detail to a facade and are strongly encouraged.

3.

Facade treatment and architectural detailing should be relevant to the home's architectural style and should be carried throughout the entire house with each facade and any accessory building/structure.

4.

Flat, blank walls, particularly along the front and side elevations, which are viewed from the street, are strongly discouraged and should be avoided. Also, excessive facade treatment and architectural detailing should be avoided as it can create a chaotic appearance.

B.

Height and Roof Lines.

1.

The roof is one of the most important elements contributing to the sense of scale and proportion of the building. Depending on the height and roof line, it could be the most visible architectural feature as viewed

from the street. Height and roof lines should be consistent with the style of architecture of the house, and complement qualities of neighboring residential buildings such as type, slope, size, material and color.

2.

The use of expansive, predominantly flat roofs (with a slope of less than two in twelve) is discouraged. On the other hand, the use of too many different roof angles or roof types on a building should also be avoided as this can create a disjointed, chaotic appearance.

3.

Additions should maintain the same floor-to-floor height of the original building. Roof lines for additions should match the original slopes and ridgelines of the roof of the primary building.

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C.

Front Entries.

1.

A front entry consists of the front door and its surrounding architectural elements. Front entries are important as they serve as the primary focal point of a residence. Front entries shall be visible from the street and well illuminated.

2.

Smaller, understated entries are strongly encouraged because they help create a more human scale to a home. Large, massive entries that are double height and appear two-story are strongly discouraged. Recessed entries can also add a human scale to a home and create an intimate feel and are encouraged.

3.

Front entry doors and decorative elements such as moldings, columns, posts, lighting, and built-in benches and planters should be architecturally consistent with the style of the house.

4.

Front porches are strongly encouraged as they provide a clear sense of entry, design interest, shade, weather protection for the front door, and help foster community interface. To ensure usability, a minimum porch depth of eight feet is required.

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D.

Doors and Windows.

1.

The placement and relationship of doors and windows is important in creating a unified building composition. Wherever possible, window sizes should be coordinated vertically and horizontally and window design should be consistent in terms of style and general arrangement on all building sides.

2.

All doors and windows should be related with the chosen architectural style. Windows with widely varying styles are strongly discouraged. For additions, all new doors and windows should match those that are on the existing building/structure. All doors and window frames should be composed of the same material as those found on the existing building.

3.

For additions and remodels, match the existing windows of the house. Double glazing is encouraged, if not required by Title 24 standards.

4.

Knockers or door bells should be provided on doors. Entrance doors should provide viewers for safety and security.

5.

Shutters, trim and moldings on windows are encouraged. Proposed window mullion widths, window trim or surrounds, material, and type should complement all existing windows. Mullion widths should be in scale with the windows and the building. Wider trim, such as 1 × 4 and 1 × 6, is preferred to narrower trim, such as 1 × 2.

6.

Raw or clear anodized aluminum window frames are strongly discouraged.

Operable windows should have screens so they can be used for ventilation.

E.

Garage Doors. Garage doors should not dominate the streetscape. Multiple paneled doors, windows, or other architectural detailing should be used on garage doors to reduce their visual impact from the street and better fit the scale of the house. Any architectural detailing should be compatible with the architectural style of the house.

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F.

Awnings.

1.

Awnings should be used only when compatible with the existing architectural style of the house. The same type and color awnings shall be used for the entire building. Awning color should accent the colors on the building.

2.

Awning frames shall be designed to withstand the minimum wind speed as required in the adopted building code.

3.

Canvas, vinyl or polyester awnings are preferred. Awnings shall be regularly maintained and deteriorating awnings shall be replaced promptly.

G.

Dormers.

1.

Dormers provide light and ventilation to the top floor of a building and can provide a means to increase livable area. They are highly visible elements of a roof. The dormer style should be consistent with the overall architectural style of the building. New dormers should be designed to match those already existing on the building.

2.

Dormers should align with, or be centered between, the windows found on the main body of the building.

3.

Dormer trim work should be painted to match the main body trim. Dormer sidewalls should be made with the same wall materials, finish, and color found on the main building.

H.

Chimneys.

1.

If chimneys are provided, they should be designed to reflect the architectural style of the building and be appropriate in scale with the building. Chimneys should use materials and detailing compatible with those found on the building. For remodels and additions, new chimneys should match the scale, design, and materials of any existing chimneys.

2.

Spark arresters shall be provided with all chimneys and be architecturally compatible with the building.

I.

Materials and Finishes.

1.

The choice and mix of materials on residential facades and garage doors has a significant visual impact. Materials and finishes should be of high quality, appropriate for the style and scale of the house, and consistently applied. Piecemeal embellishment with frequent changes in materials should be avoided.

2.

The use of at least one strong accent material is encouraged. The number of materials and finishes should be limited to those appropriate for the style of the house. Each style of house calls for a different mixture of finishes. For some architectural styles, only one or two finishes are appropriate, while others can support more. Too many materials are discouraged and can result in a chaotic, unpleasant facade.

3.

For new buildings, the repetition of textures and color found in the neighborhood can help tie the new building to its surroundings. In remodels and additions, new materials should match those of the existing buildings. Accessory buildings/structures should match materials, finishes, and colors, found on the primary building.

4.

Architectural design and exterior materials should be applied consistently on all sides of the building to provide continuity. Materials tend to appear substantial and integral to the building when material changes occur at changes in plane. Material changes not accompanied by changes in plane appear "tacked-on" and are strongly discouraged. When using wood siding or masonry as a primary or accent material in the front, extend it along the sides, or at least to an inside corner. Do not stop at an outside corner.

5.

Exposed gutters and downspouts should be colored to match fascia or wall materials, unless designed as an outstanding architectural feature of the overall theme.

6.

Materials that are responsive to climate, adjacent context and site orientation are encouraged. Natural materials suitable to the High Desert environment include stone, brick, and metals such as copper and are encouraged. Synthetic materials made to simulate natural wood and masonry are discouraged.

7.

Stucco and plaster finishes should be consistent with the architectural style of the building. The use of very rough, "knock-down" stucco finishes is discouraged.

8.

The use of sustainable building materials is strongly encouraged. This includes using quality materials with a long lifespan, selecting materials that are not energy-intensive to manufacture, using building products made from recycled materials, and repairing and maintaining well-built existing buildings to the fullest extent possible.

J.

Color and Texture.

1.

For most architectural styles, the number of colors on the exterior should be limited to a maximum of three, with an additional contrasting color for accent. In general, the lighter colors should be used for the main body, with darker shades for trim and accent. The larger and simpler the house design, the more subtle the color should be to reduce the massiveness of large wall planes.

Earth tones are best suited and are appropriate for most of the architectural designs found in the city. The use of strong or bright, unnatural colors, including the bright "white-on-white" color schemes for exterior stucco, wood siding, trim doors and shutters, should be avoided. However, the use of strongly contrasting, natural colors can be appropriate for accent use, such as for shutters and doors.

3.

Details such as trim, shutters, posts, etc. should be articulated by the use of color, texture or both.

4.

Color palettes and texture palettes should be kept relatively simple so that clashes and very dramatic contrasts are avoided.

K.

Roofing Materials.

1.

Roofing materials should be compatible with the architectural style and design of the building. Permanent roof materials, such as concrete and clay tile, are encouraged because of their low maintenance and consistent appearance over time. Metal roofing, wood shake or shingle roof is acceptable.

2.

Natural barrel clay tile roofs should be replaced with the same material. For repairs, remodels, and additions, care should be taken in the selection of material and installation to match as closely as possible the color of the "aged" tiles, so that the finished roof does not have a patched look.

3.

The use of composition shingles shall be prohibited.

4.

The colors of natural roofing materials, such as barrel tiles and slate should be left natural and not be altered by staining or painting. Colors of synthetic roofing materials should simulate natural materials and should be consistent with the architectural style of the house.

5.

Roofing materials with glossy surfaces appear unnatural and are strongly discouraged.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

The appearance of a residential property as it is viewed from the street or sidewalk is important to the overall appearance of a neighborhood. How well a house fits with its site and its surrounding environment contributes to the public view of the streetscape and to the success of the project. All forms of residential

development including additions, new accessory buildings and new homes should first take into account the site on which the building will be built and the streetscape pattern of the neighborhood. In wellestablished neighborhoods, it is especially important to maintain the character of the neighborhood by respecting the pattern of the streetscape.

New homes should be compatible with the setback, proportion, and sale of the houses in the neighborhood. They should also be compatible with the existing on-site relationships of the surrounding neighborhood such as front facade orientation, scale of front entries, front porches, and front yard landscaping. Effective site planning should reflect the natural attributes of the site, while maintaining compatibility with the neighborhood.

A.

Setbacks.

1.

While respecting the minimum front and side yard setback as established in this code, a new dwelling's front and side yard setbacks should generally approximate that of adjacent residences. The front and side yard setback pattern on the block should be identified and respected to help unify the neighborhood.

==> picture [413 x 145] intentionally omitted <==

2.

While some variation in setbacks can add interest and diversity to the street view, particularly in subdivisions, a setback that significantly differs from an established pattern may be disruptive to the character of the neighborhood.

B.

Orientation. Dwellings should orient themselves to the street with a clearly identifiable front door and windows that face the street. Front windows and the front door contribute to "eyes on the street" which helps neighborhood security.

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C.

Scale, Mass and Form.

1.

The scale and mass of a new dwelling should blend well with neighboring houses and not overwhelm them with disproportionate size or a design that is out of character. Buildings that are out of scale with the neighborhood, with large, blank, flat surfaces, and insufficient open space and mature landscaping can appear out of place and incompatible with their surroundings.

2.

A two-story building should not be constructed in a one-story neighborhood unless it is carefully designed to be similar in scale and mass with surrounding buildings. In such instances, the second story should be setback from the front of house to make the second story less visible from the street. Second floor balconies and small decks accented with landscaping can also reduce the visual impact of two-story buildings.

3.

The size, mass, and height of a building should also be in proportion with the size of the property. It is not necessarily desirable to maximize the allowable lot coverage, but to provide ample open space and setbacks and preserve the character of the neighborhood.

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4.

Architectural elements, such as simple roof forms, facade articulation, roof breaks, walls with texture materials and ornamental details, and incorporation of landscaping, are encouraged because they add visual interest and reduce the appearance of mass and scale.

5.

If allowed, accessory buildings/structures and accessory dwellings should have comparable massing and form as the primary residence.

D.

Environmental Considerations.

1.

A house should be designed to be sensitive to its natural surroundings and compatible with the natural slope of the land, reflecting its contours. Grading should be minimized to follow the natural contours to the greatest extent possible. A house should be sited to maximize views of the High Desert environment and surrounding mountains.

2.

Significant existing trees, vegetation and any other natural site attributes should be preserved to the greatest extent possible in the design and development of the house. Site design that requires altering landforms and removing trees is strongly discouraged.

3.

A new house or addition should be designed to make best use of available sun, light and shade. This can be accomplished in the following ways:

a.

Use windows for natural light as much as possible. Design windows for through airflow to promote natural cooling.

b.

Use trees or roof with large overhangs to shade the house, particularly over south facing windows.

c.

Use patios and porches to buffer the building from heat gain.

d.

Incorporate attic turbines for ventilation and energy-efficient heating and air conditioning systems.

e.

Locate open space in a manner to maximize use of sun and shade patterns, natural drainage and existing trees and vegetation.

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4.

Maximize vegetative ground cover on the lot to absorb rainwater, provide drainage to large trees on the site, and reduce runoff. Extensive paving in the front, side and rear yards is strongly discouraged. Consideration should be given to the reduction of landscape maintenance and water consumption when selecting landscape materials.

E.

Relationship to Adjacent Properties.

1.

The visual impact of a new house and/or accessory buildings on adjacent properties should be minimized. Taller sections of buildings should be located where they will not obstruct sunlight to adjacent gardens,

patios, pools, or rooms. Carefully positioning or limiting the width, depth, or height of proposed building elements is encouraged to preserve a neighbor's privacy and view. Privacy issues are extremely important on flag lots, where neighboring houses could abut a flag lot on four or five sides.

2.

New windows should be placed where they promote privacy between properties. Windows should be offset or staggered from neighboring windows to maintain privacy between houses. Clerestory windows can be placed high on a wall to allow natural light and air, but no view to the adjacent property. Where a second story addition is planned, the new windows and walls should be positioned to promote visual and sound privacy between houses.

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3.

Second floor balconies should be located to minimize the loss of privacy for neighboring properties. Avoid locating balconies so that they directly overlook a neighboring patio or yard.

4.

Appropriate landscaping should be provided for privacy between neighboring properties in the rear and side yards. The use trees and shrubbery is encouraged to provide screens and buffers between neighbors and to shape spaces. Protect and care for any existing trees in the rear or side yards.

5.

Outdoor lighting should be positioned so that no direct light extends onto neighboring properties. Take care in choosing and locating outdoor lighting fixtures so that privacy is maintained between properties.

F.

Additions, New Accessory Buildings and Accessory Dwelling Units.

1.

Additions and new accessory buildings/structures, and accessory dwelling units should maintain the look and appearance of the existing primary buildings so that they do not appear as an addition or new building. They should respect the architectural style, scale, and rhythm of the existing primary building. Building elements, such as roof pitch and style, building proportions, exterior siding and roofing materials, door and window style and materials, color, and texture, should match the existing primary building.

2.

An addition should complement and balance the overall form, mass, and composition of the existing primary building on the property.

3.

Additions are strongly encouraged to be located behind the house away from public view. Additions in the front yard are strongly discouraged.

4.

When building an addition, efficient use of floor area is encouraged. Maximize floor area by combining uses of space, eliminating unnecessary rooms, and organizing rooms to eliminate hallways.

G.

Garages.

1.

Garages should not dominate the front elevation. The visual impact of garage doors along street frontages can diminish the character of the neighborhood. Garages should be located and designed in one of the following ways:

a.

Access the garage from the side or rear of the lot. Where there is a rear alley and auto access is feasible, rear detached garages with alley access should be used.

b.

Offset the garage behind the front facade of the house. The frontage of any garage should be setback a minimum of three feet from the dwelling's first story frontage.

c.

If a garage must be located closer to the street than the front facade of the house, provide usable open space, such as a balcony or deck, above the garage with a trellis or roof along the frontage of the garage to reduce the visual impact. Also, designing an entry porch or trellis located in front of the living area to meet the setback of the garage can improve the visual appearance from the street.

d.

Provide a side entry garage: locate the garage so that it faces the side of the lot, rather than the fronting the street.

==> picture [421 x 157] intentionally omitted <==

2.

Recreational vehicles, boats, trailers, etc. shall not be located in view from the public right-of-way. They add visual clutter and detract from the appearance of the neighborhood. They shall be stored inside or rear yards, screened from street by fences or landscaping.

==> picture [315 x 289] intentionally omitted <==

H.

Driveways and Walkways.

Large expanses of paving for driveways and walkways should be avoided to reduce visual impact and impervious coverage in the front yard. Minimizing the width of driveways where feasible is encouraged.

2.

Driveways are encouraged to incorporate natural materials into their design with the use of stone or colored concrete. The use of decomposed granite is limited to small expanses such as the center portion of a driveway.

3.

The walkway to the front entry should be designed at a human scale — between three to five feet in width - and not be excessively wide. Natural materials such as brick pavers or stone, tiles, and textured or stamped concrete for walkways are strongly encouraged.

4.

The use of asphalt for driveways and walkways is prohibited.

I.

Fences, Walls, Gates and Hedges.

1.

Front yard fences and walls are strongly discouraged, particularly in neighborhoods where the predominant streetscape pattern has no existing fences in the front yard. This provides a quality of openness that contributes to an attractive overall streetscape in residential neighborhoods. Where permitted, front yard fences and walls shall not dominate the streetscape or reduce compatibility of the home with adjacent residences.

2.

Fences, walls, gates and hedges for privacy may be used in side and rear yards.

3.

The materials, design, height, and length of the fence or wall should be compatible with the architectural style, materials and overall size of the primary building. Landscaping should be provided adjacent to fences along street frontages to soften their appearance.

4.

Fences and gates should be designed with simplicity to complement the house. Avoid ornate fences and gates, which draw attention, and detract from the main building.

5.

Front yard fences and walls should provide a decreasing level of opaqueness as the height of the fence or wall increases to the maximum permitted.

6.

Columns and other architectural features such as posts should be architecturally compatible with the primary building.

7.

Gates should be designed to reflect the architecture of the primary building and the style and design of the fence or wall.

8.

Hedges that are intended to provide screening and privacy should be planted so as not to encroach over the sidewalk or front property line if no sidewalk exists.

==> picture [431 x 301] intentionally omitted <==

9.

Fences and walls should be constructed with materials such as masonry, metal, wood, or a combination thereof. The use of true wrought iron is preferred to hollow metal tubing. Barbed wire and chain link fencing are prohibited.

10.

"Good neighbor" fences (fences that look equally good from both sides) are encouraged in side and rear yards.

J.

Exterior Lighting.

1.

Exterior lighting includes all lighting fixtures on front facades, security lighting, and landscape lighting. Adequate exterior lighting shall be provided on the front of the house to ensure neighborhood safety and security. Exterior lighting that accentuates architectural and landscape elements of the property is encouraged.

2.

Recessed porches must be lit.

3.

Light fixtures should complement the design of the house.

4.

Photo-sensitive off/on switches are strongly encouraged for energy conservation and safety.

5.

Exterior lighting should be positioned so that no direct light extends into neighboring properties or public rights-of-way. Illumination should be screened from adjacent properties. Cut-off luminaries should be used to prevent nighttime light pollution.

K.

House Address Numbers.

1.

Address numbers should be located near the front entry door or front entry porch in a location that is visible from the street.

2.

Address numbers shall be a minimum of four inches in height or as required by the building code. The design of the numbers should be simple in shape so that they can be read easily from a distance.

3.

Number colors should provide a strong contrast with background color. Address number illumination is required.

L.

Utility and Mechanical Equipment.

All mechanical equipment shall be screened from view. Utility meters, transformers, backflow devices and equipment should be placed in locations that are not exposed to view from the street or they should be suitably screened. All screening devices should be compatible with the architecture and color of the house and should not look like a "tacked on" addition.

2.

Roof mounted equipment should be avoided.

3.

All antennas should be placed in building attics or interiors. All new units should be prewired to accommodate cable reception. Satellite dishes shall be located away from public view and should be considered early in the design process in terms of location and screening from view from the street and from common recreation areas.

==> picture [369 x 121] intentionally omitted <==

• (Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2021-01, 3(Exh. A), 6-1-21)

Small lot single-family developments shall be developed according to the provisions and standards of this code. In addition to the aforementioned design standards and guidelines in this article, the following additional standards and guidelines should be incorporated into the design of projects for small lot, detached single-family development to create functionality and visual variety along local residential streets:

1.

The architectural design, scale and mass of the development should blend well with the surrounding neighborhood and complement the character of the neighborhood.

2.

Variation should be provided in unit types, architectural design and building massing to provide visual interest within the development.

3.

Where possible, there should be some variation in setbacks, unit placement, and orientation to achieve efficient and unique site design and avoid a monotonous street scene.

Both active and passive open space and recreational amenities for private and common use by the residents shall be provided.

5.

Decorative elements, such as architectural details, intensified landscaping, pedestrian paths, decorative lighting, etc. are encouraged to complement and enhance the development and create variety and interest.

6.

Gated entries into small lot single-family developments are prohibited.

==> picture [421 x 169] intentionally omitted <==

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

ARTICLE VII. - MULTIPLE-FAMILY RESIDENTIAL DESIGN GUIDELINES[[10]]

Footnotes:

--- ( 10 ) ---

Editor's note— Ord. No. 2011-10, § 3(Exh. A), adopted Aug. 16, 2011, amended Article VII in its entirety to read as herein set out. Former Art. VII, §§ 16.16.275—16.16.300, pertained to the limited agricultural district. See the ordinance list and disposition tables for full derivation.

All new multiple-family or multi-family developments constructed in the R3 designation shall provide and maintain design standards and guidelines in compliance with the provisions of this article. It is the duty of the development services department to enforce all permitting and entitlement provisions of this article. The director or his/her designee may impose such conditions deemed necessary to achieve the purpose of this article.

The City of Hesperia's Multifamily and Mixed-Use Objective Design Standards is incorporated by reference into this chapter. The Multifamily and Mixed-Use Objective Design Standards shall be treated as if contained within the City's Zoning Ordinance.

All new multi-family developments and mixed-use developments shall provide and maintain design standards and guidelines in compliance with the provisions of this article. The Objective Design Standards apply to all new construction projects that meet the following criteria:

1.

Multi-family residential projects consisting of three or more dwelling units. including detached and attached condominiums.

2.

Mixed-use projects. A project featuring a combination of multi-family units and compatible commercial uses. either arranged vertically within the same building or horizontally in separate buildings on the same site. Mixed-use projects may also consist of separate buildings or structures on the same parcel, provided that there are clearly defined pedestrian connections that integrate and unify the overall development.

If an applicant so chooses. they may request in writing to opt out of the City's Multi-family and Mixed-Use Objective Design Standards in lieu of their project being reviewed against the design standards and guidelines listed below.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

16.16.160 - Architectural design standards and guidelines.

While there is no specific architectural style required for buildings in the multiple-family residence (R3) designation, high quality, innovative architecture is strongly encouraged. The primary focus is to develop a high quality residential environment. The architectural style and design of building elements should be consistent within the development and complementary with the neighborhood in terms of scale, materials, and color, but it does not need to copy or duplicate existing buildings. Variation of building styles produces healthy design diversity and is encouraged. New projects should meet or exceed the standards of quality that have been set by surrounding development and contribute to the improvement of the area. Refer to the Citywide Objective Design Standards for specific multiple-family residential design standards.

A.

Building Articulation and Detailing.

1.

Individual units should be articulated to diminish the massing of large buildings and be compatible with the scale of surrounding development. Building design shall avoid large monotonous facades, long straight line building fronts, plain box shapes, and barren exterior treatment.

2.

Avoid designing buildings that are longer than one hundred twenty-five (125) feet. Facades of multi-family buildings should be divided into shorter modules a maximum of thirty (30) feet in width to give the appearance of an assemblage of smaller buildings, with each of the units individually recognizable. This can be accomplished through the use of porches, balconies and architectural projections; varied unit

setbacks within the same building; staggered or jogged building planes; and a mix of different unit types within the same unit cluster. Units can be further articulated by the rhythm and pattern of windows and doors. The use of mansard roofs or segments of pitched roof applied at building's edge is not an acceptable method to provide articulation.

==> picture [126 x 264] intentionally omitted <==

3.

When located adjacent to lower-density residential zones, the bulk of multi-family developments can be imposing on adjacent residential uses. This necessitates that the scale of projects be considered within the context of their surroundings. Buildings of greater height may require additional setbacks so as not to dominate the character of the neighborhood. Buildings of greater mass should be separated into smaller, units that better resemble single-family homes.

4.

For projects that front arterial streets, the street floor building level should be raised between two and four feet to protect the privacy of ground floor units.

5.

Distinctive architectural elements, materials and colors should be used to denote primary building entries or individual unit entries.

==> picture [431 x 180] intentionally omitted <==

6.

Awnings, moldings, pilasters and comparable architectural embellishments are encouraged.

7.

The incorporation of balconies, porches and patios within multi-family buildings is encouraged to break up large wall masses, provide offsets between floors on multi-level buildings, and add human scale to buildings.

8.

Exterior stairways should be designed as an integral part of the architecture of a project and should incorporate solid wall portions, columns, and/or a decorative balustrade. They should be of the same materials, color and detail of the building. Thin-looking, open metal, prefabricated stairs shall not be used. Design of railings and steps should be varied from unit to unit if possible, but must maintain continuity.

B.

Height and Roof Lines.

1.

Roof lines should be segmented and varied within an overall horizontal context. Varying heights are encouraged. Combinations of one, one and a half, and two-story units create variation and visual interest, and are encouraged. Flat roof design should be avoided.

2.

In some cases, it may be desirable to "step back" the upper stories of new multi-family buildings to "scale down" facades that face the street, common space, and adjacent residential buildings.

3.

Hipped or gabled roofs covering the entire building are preferable to mansard roofs and segments of pitched roofs applied at the building's edge.

The roof pitch for a porch may be slightly lower than that of the main building.

5.

Carport roofs visible from buildings or streets should incorporate roof slope and materials to match adjacent buildings. Flat carport roofs are discouraged.

==> picture [197 x 253] intentionally omitted <==

C.

Doors and Windows.

1.

The placement and relationship of doors and windows is important in creating a unified building composition. Wherever possible, window sizes should be coordinated vertically and horizontally and window design should be consistent in terms of style and general arrangement on all building sides.

2.

All doors and windows should be related with the chosen architectural style. Windows with widely varying styles are strongly discouraged. All doors and window frames should be composed of consistent material.

3.

For new multi-family developments, double glazing should be used consistent with energy code requirements.

4.

Knockers or door bells should be provided on doors. Entrance doors should provide viewers for safety and security.

5.

Shutters, trim and moldings on windows are encouraged. Proposed window mullion widths, window trim or surrounds, material, and type should complement all existing windows. Mullion widths should be in scale with the windows and the building. Wider trim sizes, such as 1 × 4's and 1 × 6's, is preferred to narrower trim sizes, such as 1 × 2's.

6.

Raw or clear anodized aluminum window frames are strongly discouraged.

7.

Operable windows should have screens so they can be used for ventilation.

==> picture [185 x 133] intentionally omitted <==

D.

Materials and Finishes.

1.

The building and its elements should be unified by textures, colors and materials. Materials should be consistently applied and should be chosen to work harmoniously with adjacent materials. Piecemeal embellishment and frequent changes in materials should be avoided.

2.

Building should be treated as a whole and finished appropriately on all sides to provide continuity. Materials tend to appear substantial and integral to the building when material changes occur at changes in plane. Material changes not accompanied by changes in plane appear "tacked-on" and are strongly discouraged.

==> picture [144 x 144] intentionally omitted <==

3.

Exterior columns for trellises, porches or colonnades should utilize materials and colors that are compatible with the adjacent building.

4.

Exposed gutters and downspouts should be colored to match fascia or wall materials, unless designed as an outstanding architectural feature of the overall theme.

5.

Accessory and service buildings/structures, such as carports, detached garages, recreational buildings, laundry facilities, and storage buildings/structures, should be designed as an integral part of the project architecture and should be similar in material, color, and detail to the primary buildings.

6.

Building materials should be high quality, durable, and require low maintenance.

7.

Materials that are responsive to climate, i.e. those suitable to the High Desert environment, adjacent

context and site orientation are encouraged. Natural materials are encouraged. Materials such as brick, stone, copper, etc. should be left in their natural colors. Synthetic materials made to simulate natural wood and masonry are discouraged. Other suitable materials include textured concrete, trowel-finish concrete, metal cladding, and glass curtain or glass block walls.

8.

Stucco and plaster finishes should be consistent with the architectural style of the building. A smooth trowel or fine sand float finish is desirable while the use of rough, "knock-down" stucco finishes is discouraged.

9.

The use of sustainable building materials is strongly encouraged. This includes using quality materials with a long lifespan, selecting materials that are not energy-intensive to manufacture, using building products

made from recycled materials, and repairing and maintaining well-built existing buildings/structures to the fullest extent possible.

E.

Color and Texture.

1.

For most architectural styles, the number of colors on the exterior should be limited to a maximum of three, with an additional contrasting color for accent. In general, the lighter colors should be used for the main body, with darker shades for trim and accent. The larger and simpler the building design, the more subtle the color should be to reduce the massiveness of large wall planes.

2.

Earth tones are best suited and are appropriate for most of the architectural designs found in the city. The use of strong or bright, unnatural colors, including the bright "white-on-white" color schemes for exterior stucco, wood siding, trim doors and shutters, should be avoided. However, the use of strongly contrasting, natural colors can be appropriate for accent use, such as for shutters and doors.

3.

Color and finishes on exterior of all elevations of a building should be coordinated to provide a total continuity of design. Unusual patterns and color schemes should be avoided. Garish, non-harmonious, or out-of-character colors should not be used.

4.

The blending of compatible colors in a single facade or composition is a good way to add character and variety, while reducing, or breaking up the mass of a building. Lower wall wainscots and built-up or recessed reveals may be employed to add interest and break up vertical monotony.

5.

Details such as trim, shutters, posts, etc. should be articulated by the use of color, texture or both.

F.

Roofing Materials.

1.

Roofing materials should be compatible with the architectural style and design of the building. Permanent roof materials, such as concrete and clay tile, are encouraged because of their low maintenance and consistent appearance over time. Asphalt shingle roof is not allowed.

2.

Natural barrel clay tile roofs should be replaced with the same material. For repairs, remodels, and additions, care should be taken in the selection of material and installation to match as closely as possible the color of the "aged" tiles, so that the finished roof does not have a patched look.

3.

The colors of natural roofing materials, such as barrel tile and slate should be left natural and not be altered by staining or painting. Colors of synthetic roofing materials should simulate natural materials and should be consistent with the architectural style of the project.

4.

Roofing materials with glossy surfaces appear unnatural and are strongly discouraged.

G.

Noise Impacts.

1.

Units within the project should be adequately insulated to protect residents from noise intrusion from adjoining units. In addition to insulation between common walls, vertical insulation on exterior walls and from floor-to-floor should be provided.

2.

Loading docks, service entries, mechanical equipment and recreational play areas should be sited as far away from adjoining single-family properties as reasonably possible.

3.

Projects adjacent to major arterials or railroad tracks should incorporate additional noise mitigation measures to protect residents. Mitigation measures include, but are not limited to, double-glazed windows, sound walls, and earth berms.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

Multiple-family or multi-family developments are characterized by higher density residential buildings comprised of attached units and common facilities such as parking, open space and recreation areas. If not properly designed, multi-family development can result in projects surrounded by high walls, projects with monotonous blank facades, or projects dominated by large parking areas with minimal landscaping and open space areas. The primary goal of these guidelines is to help mitigate the effects of these situations and to provide a pleasant residential environment within multi-family developments. New projects should meet or exceed the standards of quality set by surrounding development and contribute to improvement of the area. Refer to the Citywide Objective Design standards for specific multi-family site design standards.

A.

Setbacks.

1.

While respecting the minimum front and side yard setbacks as established in Article V (Residential Development Standards) of this development code, the front and side yard setbacks of a new multi-family residential development should generally approximate that of adjacent development, with some variation in setbacks to provide visual interest and varying shadow patterns.

2.

The setback area should be used for planting landscape screens to protect the privacy of the ground floor units.

B.

Building Orientation, Siting and Entrances.

1.

Multi-family developments should have a strong street presence with public entrances oriented towards the street. The majority of unit entrances must be accessed from the street or from the main open space. Where there is a common building entrance for all units, it should be accessed from the street or main open space.

2.

Multi-family units in large projects should be clustered, or broken up into groups of buildings. The use of long access balconies and corridors should be avoided. Access points to individual units in large projects should be clustered in groups of four or less.

3.

The use of distinctive architectural elements and materials to denote entrances is encouraged. Weather protection, such as a porch covering or canopy, should be provided for individual entry doors.

4.

New projects shall have transitional spaces in the form of stoops, overhangs and porches between public areas and entrances to the units. Front porches are encouraged on all street front units.

==> picture [218 x 156] intentionally omitted <==

5.

Multi-family developments should be distinguished by entry and edge design features such as ornamental landscaping, open space areas, natural features, architectural monumentation and enhanced paving.

6.

Multi-family residential uses should be buffered from incompatible development. Intensified landscaping, increased setbacks and appropriate building orientation should be utilized as a means of providing adequate separation between such land uses. In addition, where possible, residential projects should utilize parking areas, in addition to landscaping, as a buffer along edges common with commercial or industrial uses.

C.

Buildings Fronting Arterial Streets.

1.

Some multi-family developments within the city will be located on shallow lots along major arterial streets. These streets will need to be taken into account in the project design. The perceived front yard will be created by parkways and street trees, together with landscaped setbacks, and should be considered in providing appropriate buffer for the street facing units from traffic.

2.

Raising the ground floor level by up to three feet can provide additional privacy and noise buffer for streetfacing ground floor units. Another means is to provide transitional spaces in the form of raised stoops and entry porches.

3.

Additional landscaping with taller shrubs and groundcover in the front setbacks will also contribute to the privacy and sound-buffering objective for these units.

D.

Scale and Mass.

The scale and mass of a new multi-family residential development should be consistent with neighboring developments and not overwhelm them with disproportionate size or a design that is out of character.

2.

Larger multi-family projects should avoid massive apartment-type buildings. Windows shall be provided facing the street for all units adjacent to the street to break up massing and to contribute to "eyes on the street" which helps neighborhood security.

==> picture [332 x 217] intentionally omitted <==

3.

Heights of individual buildings should be varied to reduce building mass by using a combination of singlelevel and two-story units, as well as varying the roof pitch within a project.

4.

As the vertical height of a building increase, it should increasingly step back from the street (i.e. when possible, the second story of a building should be set back further than the first floor).

5.

Buildings located on properties directly adjacent to a residential and agricultural designated properties shall be designed to provide a transition between the two designations; i.e. the units directly adjacent to the street should be of a single story design if the adjacent residential neighborhood is developed primarily with single-story homes.

E.

Environmental Considerations.

==> picture [156 x 192] intentionally omitted <==

1.

To the extent possible, site grading should relate to the natural surroundings and be designed to minimize grading by following the natural ground contours and recognizing existing drainage patterns. Graded slopes should be rounded to blend with existing terrain.

2.

Multi-family developments should be designed to be sensitive to their natural surroundings and should be sited to maximize views of the High Desert and surrounding mountains, particularly from common and private open space areas.

3.

Significant existing trees, vegetation and any other natural site attributes should be preserved to the greatest extent possible in the project's design and development. Site design that requires altering land forms and removing trees is strongly discouraged.

4.

A new multi-family development should be designed to make best use of available sun, light and shade. This can be accomplished in the following ways:

a.

Use windows for natural light as much as possible. Design windows for through airflow to promote natural cooling.

b.

Use trees or roofs with large overhangs to shade the units, particularly over south facing windows.

c.

Use patios and porches to buffer the units from heat gain.

d.

Locate private and common open space in a manner to maximize use of sun and shade patterns, natural drainage and existing trees and vegetation.

5.

Maximize vegetative ground cover on the lot to absorb rainwater, provide drainage to large trees on the site, and reduce runoff. Extensive paving is strongly discouraged. Consideration should be given to the reduction of landscape maintenance and water consumption when selecting landscape materials.

F.

Privacy Between Buildings.

1.

Buildings should be oriented to promote privacy to the greatest extent possible.

2.

Windows, balconies or similar openings above the first story should be oriented so as not to have a direct line-of-sight into adjacent units within the development. In addition, units above the first story should be designed so that they do not look directly onto private patios or backyards of adjoining residential property or units.

3.

Landscaping should be used to aid in privacy screening.

4.

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

G.

Vehicle Circulation and Access.

1.

Site access and internal circulation in multi-family developments should promote safety, efficiency, and convenience. Vehicular traffic should be adequately separated from pedestrian circulation. Vehicular entrances should be clearly identified and easily accessible to minimize pedestrian/vehicle conflict.

2.

Principal vehicular access into multi-family developments should be through an entry drive rather than a parking aisle.

The number of site access points or driveway aprons shall be minimized for aesthetic purposes, to achieve efficient and productive use of paved accessways, and to eliminate traffic hazards. They should be located as far as possible from street intersections (a minimum distance of one hundred (100) feet is recommended) and should be coordinated with existing or planned median openings and driveways on the opposite side of the roadway. Common driveways that provide vehicular access to more than one site are encouraged.

4.

When possible, and especially for properties containing more than one hundred fifty (150) feet of street frontage, landscaped islands shall be incorporated into the driveway entry area to separate driveway lanes for ingress and egress. Continuous driveways, uninterrupted by landscaping are not permitted.

5.

Continuous circulation should be provided throughout the site to the greatest extent possible. Dead-end driveways should be minimized. Adequate areas for maneuvering, stacking, and emergency vehicle access should be provided.

6.

Project entries and driveway areas should contain design features, including landscaping and textured paving, to break up the expanse of paving in a project. Paving materials should complement the architectural design. The use of stamped concrete, stone, brick, pavers, exposed aggregate or color concrete is encouraged. Long, uninterrupted broom finished concrete should be avoided. The use of asphalt for driveways and walkways is prohibited.

==> picture [326 x 121] intentionally omitted <==

7.

Alley improvements should coincide with site planning to minimize alleyway deterioration and address problems such as debris, safety, and any nuisance odors or hazards.

H.

Pedestrian Circulation.

==> picture [246 x 180] intentionally omitted <==

1.

Multiple-family developments shall include pedestrian walkways. Pedestrian circulation should be adequately separated from vehicular traffic. Pedestrian entrances and walkways should be clearly identified and easily accessible to minimize pedestrian/vehicle conflict.

2.

Pedestrian walkways should link dwelling units with common open space and recreation areas, parking areas, and the street at the project entries. Where possible, multi-family developments should incorporate pedestrian connections to adjoining residential and commercial projects, and other compatible land use facilities.

==> picture [381 x 109] intentionally omitted <==

3.

Pedestrian walkways should be safe, visually attractive, and well defined by landscaping and lights. Use of varied surfaces and decorative pavement is encouraged. At a minimum, decorative paving should be used to delineate crossings at circulation drives and parking aisles.

4.

Curvilinear and off-set paths provide a more inviting and interesting experience and are generally preferred over long, straight alignments. Paths that traverse open space areas are encouraged.

5.

Pedestrian walkways should be a minimum of four feet in width. If combined with a bicycle path, as a part of a dedicated public path/paseo, the minimum total walkway width shall be fourteen (14) feet.

6.

Pedestrian access to the first floor units should be via traditional residential front doors. Entry walks from the sidewalk to the front door should reflect the residential character of the project. The width of entry walks should not exceed five feet.

7.

Transit shelters should be provided near major concentrations of residents. As far as feasible, where a transit stop is planned adjacent to a project of at least five acres in size, the developer should coordinate with the transit district to determine a suitable location for a transit shelter onsite. Freestanding shelters should be integrated architecturally with the project with respect to color, materials and architectural style to the extent allowed by the transit provider.

I.

Parking.

1.

Parking for multi-family developments shall be provided on site in on-grade or underground structures, parking courts, carports, or attached garages. Adverse visual impacts from parking areas, carports, structures, and garage doors on the residential character of the street or project site should be minimized through proper siting and design.

2.

Parking shall be located within close proximity to the building and located to the rear of the parcel wherever possible. Parking shall be designed to avoid awkward turning maneuvers and the backing of vehicles into public streets.

3.

Pedestrian walkways should be safe, visually attractive, and well defined by landscaping and lights. Use of varied surfaces and decorative pavement is encouraged. At a minimum, decorative paving should be used to delineate crossings at circulation drives and parking aisles.

4.

Curvilinear and off-set paths provide a more inviting and interesting experience and are generally preferred over long, straight alignments. Paths that traverse open space areas are encouraged.

==> picture [149 x 204] intentionally omitted <==

5.

Parking should not occupy more than thirty (30) percent of any linear street frontage and parking in the front setback areas is discouraged.

6.

Except for townhome projects with attached garages, all multi-family parking should be in efficient, multiple stall configurations. Large multi-family parking areas should be divided into a series of connected smaller parking courts. Long runs of parking spaces are discouraged.

7.

Parking courts should be treated as important spaces whose character is clearly defined by landscaping, lighting, building massing, and pedestrian/vehicular circulation areas. Parking courts should be separated from buildings by a walkway (minimum four feet wide) and landscape strip (minimum seven feet wide).

8.

Carport structures should be architecturally compatible with the design of the main building in the project. Pitched roofs for carports are strongly encouraged. Flat aluminum carport structures are prohibited, particularly in long interrupted runs. Carports shall meet setback and building separation requirements.

9.

If tuck-under parking is provided, the first floor of the residential units shall not occur more than four feet above the finished street/sidewalk grade level. Parking may need to be below grade or occur behind the living spaces. These parking areas shall not be visible from the street.

10.

The visual impact of parking courts, carports, and parking structures shall be mitigated with landscaping. Landscaping materials should have adequate room to grow and be protected from abuse by cars. Continuous six-inch concrete curbs shall be provided as wheel stops where parking adjoins landscaping.

Parking areas, driveways and pedestrian areas shall contain automatically controlled lighting.

12.

Bicycle parking shall be provided for multi-family developments.

==> picture [216 x 336] intentionally omitted <==

J.

Open Space.

1.

Residents of multi-family developments should have safe and efficient access to usable open space for recreation and social activities. The design and orientation of these areas should take advantage of available sunlight and should be sheltered from the noise and traffic of adjacent streets or other incompatible uses.

2.

Open space areas should be provided in large meaningful and usable areas, pursuant to the requirements of Article V of this development code.

Common open space areas should be convenient to the majority of dwellings and should be secure and visible from dwellings to ensure safe use. Common open space areas should contain amenities appropriate to the project's size; i.e. pools, spas, recreation buildings are encouraged for large projects, while barbecue areas and gazebos, may be more appropriate for smaller projects. Children's play areas shall be sited to be visible from residential units.

==> picture [438 x 337] intentionally omitted <==

4.

Private open space should be contiguous to the unit they serve and should be screened from public view for privacy. All balconies and patios that front a public street should be substantially enclosed to screen items being stored on the balcony or patio.

K.

Fences, Walls, Gates and Hedges.

1.

Walls and fences should be planned and designed as an integral part of multi-family development, and should be consistent with the landscaping and building design.

2.

If street fencing is required for security reasons, decorative types of view fencing, such as wrought iron, are encouraged. Solid fencing, such as stucco or masonry, is strongly discouraged when they will block the

view of the buildings or provide hiding places.

3.

Perimeter walls or fencing that do not front a public street should be of decorative masonry (split-face block, plaster/stucco finish), decorative metal (wrought iron), wood, hedges, or a combination of materials. They should be designed in a style, material and color to complement the development. Both sides of walls should be architecturally treated.

4.

Tiered planting should be provided adjacent to project perimeter walls along street frontages to soften their appearance.

5.

Walls should be eliminated or sited to provide additional setback areas at project entries to accommodate landscaping, ornamental gateways, signage and street furniture.

6.

Wall sections greater than fifty (50) feet in length fronting a street shall incorporate at least two of the following design features, in proportion to the length of the wall:

a.

A minimum two-foot change in horizontal plane for at least ten feet.

b.

A minimum eighteen-inch change in height for at least ten feet.

c.

A minimum eighteen-inch high raised planter for at least half the length of the wall.

d.

Use of pilasters at twenty-five-foot maximum intervals and at changes in wall planes.

7.

Gates or comparable design solutions should be provided in perimeter walls or fences to allow emergency access and facilitate convenient pedestrian access to activity areas and adjacent uses.

8.

Walls should be curved or angled at corner locations along street frontages to allow sight line views around the corner.

Barbed wire and chain link fencing are prohibited.

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L.

Exterior Lighting.

1.

Every multi-family project shall have adequate lighting to provide for security and visibility. Site lighting should not be pervasive or impact surrounding or neighboring properties. The type and location of site and building lighting should preclude direct glare onto adjoining property, public rights-of-way, or skyward. All lighting fixtures must be shielded to confine light spread on-site and to prevent nighttime light pollution.

2.

The design of all exterior light fixtures shall be compatible with the building's architecture.

3.

Pedestrian scale/decorative lighting along walkways and driveways is strongly encouraged. "High mast" poles are discouraged. The maximum height of walkway lighting shall be fifteen (15) feet.

4.

Main entrances to parking areas or buildings should have strong architectural lighting, particularly for project name or addresses.

5.

Open spaces should be adequately lighted with durable low maintenance fixtures.

6.

The location of light fixtures should correspond to anticipated use. Lighting of pedestrian movement paths should illuminate changes in grade, path intersections, seating areas and any other uses along the

movement path that, if left unlighted, would create an unsafe situation.

7.

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

M.

Utility and Mechanical Equipment Screening.

1.

All exterior mechanical equipment, except solar collectors, whether on a roof, side of a building, or on the ground, shall be appropriately screened from public view. The method of screening shall be architecturally integrated with the primary building in terms of materials, color, shape and size. Where individual equipment is provided, a continuous screen is desirable.

2.

Roof mounted equipment should be avoided or appropriately concealed. For rooftop equipment, the screening materials shall be at least as high as the equipment being screened. Equipment requiring screening includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork, and transformers. Mechanical equipment shall not be permitted on any exposed portion of a pitched roof, except as may be approved through the site plan review process.

==> picture [409 x 132] intentionally omitted <==

3.

Equipment should be placed in locations that are not exposed to view from the street or they should be suitably screened. Ground-mounted utility equipment such as, but not limited to, transformers, backflow devices, cable television boxes, electric power transformers and distribution facilities, water pumps, and telecommunications facilities (not including pole-mounted equipment) shall be screened from view on all sides with solid masonry walls or similar permanent buildings. Such masonry wall or building shall be of a neutral color. Screening with wood, chain-link, or similar fencing materials shall not be permitted. Electric and other metering equipment and panels shall be painted to match adjacent building and wall surfaces.

All screening devices should be compatible with the architecture and color of the main building(s) and should not look like a "tacked on" addition.

5.

All antennas should be placed in building attics or interiors. All new units should be prewired to accommodate cable reception. Satellite dishes shall be located away from public view and should be considered early in the design process in terms of location and screening from view from the street and from common recreation areas.

N.

Refuse and Storage Areas.

1.

Decorative treatment of trash and storage enclosures shall be used to minimize the adverse visual impact of these areas. Trash disposal areas, including dumpsters, shall be screened from view by a six-foot high enclosure with gates. Trash and storage enclosures shall be architecturally compatible with theproject design, and landscaping shall be incorporated into their design to screen them and deter graffiti. Screening materials shall consist of fences, landscaping, and/or berming, and the use of natural terrain where possible.

2.

Trash enclosures should be located for the convenience of the residents and should be easily accessible for trash and recyclables collection, but should not impede circulation during loading operations. They should be designed to avoid areas that are dark or hidden from view of residents or neighbors.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

ARTICLE VIII. - MIXED-USE DESIGN GUIDELINES[[11]]

Footnotes:

--- ( 11 ) ---

Editor's note— Ord. No. 2025-06, § 3(Exh. A), adopted November 4, 2025, added provisions for Article VIII, §§ 16.16.170-16.16.180, related to mixed-use design guidelines, as herein set out. Formerly, Ord. No. 2011-10, § 3(Exh. A), adopted Aug. 16, 2011, deleted Article VIII. Former Art. VIII, §§ 16.16.310—16.16.340, pertained to the general agricultural district. See the ordinance list and disposition tables for full derivation.

16.16.170 - General provisions and administration.

Vertical and horizontal mixed-use projects are permitted in the General Commercial C2 zone.

Mixed-use projects. A project featuring a combination of multi-family units and compatible commercial uses, either arranged vertically within the same building or horizontally in separate buildings on the same

site. Mixed-use projects may also consist of separate buildings or structures on the same parcel, provided that there are clearly defined pedestrian connections that integrate and unify the overall development.

(Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

The City of Hesperia's Multifamily and Mixed-Use Objective Design Standards is incorporated by reference into this chapter. The Multifamily and Mixed-Use Objective Design Standards shall be treated as if contained within the City's Zoning Ordinance. All new mixed-use developments shall provide and maintain design standards and guidelines in compliance with the provisions of this article.

(Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

Vertical mixed-use development (e.g., commercial and residential uses in a single structure) shall follow the development standards found in Section 16.16.350.

Horizontal mixed-use development (e.g., separate commercial and residential buildings on the same site) shall follow the commercial development standards found in Section 16.16.350 for commercial buildings, and the residential development standards in Section 16.16.120 for residential buildings, and consistent with R3 regulations.

In addition, the following development standards shall apply to vertical and horizontal mixed-use buildings in the General Commercial (C2) zone:

1.

The minimum living area for residential units in a mixed-use project shall be six hundred (600) square feet for a studio unit, with two-hundred (200) square feet for each additional bedroom.

2.

A maximum of thirty (30) percent of the residential units may be one bedroom or smaller.

3.

The entrances to residential uses shall be separate and distinct from commercial uses. These entrances shall be secured.

4.

Residential parking shall be secured and separated from public parking.

5.

Residential units shall have adequate sound insulation to protect occupants.

6.

Mixed-use developments shall be designed so that odors emanating from businesses on the ground floor do not impact the uses above.

7.

Refuse facilities shall be located and screened to minimize impacts from related odor and noise.

8.

Commercial loading facilities shall be located to minimize noise impacts and maintain access to residential areas.

Design standards and guidelines for vertically and horizontal mixed-use projects are provided in the The City of Hesperia's Multifamily and Mixed-Use Objective Design Standards.

(Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

ARTICLE IX. - COMMERCIAL AND INDUSTRIAL LAND USE DESIGNATIONS[[12]]

Footnotes:

--- ( 12 ) ---

Editor's note— Ord. No. 2012-02, § 3(Exh. A), adopted February 7, 2012, repealed the former Article IX, §§ 16.16.345—16.16.380, and enacted a new Article IX as set out herein. The former Article IX pertained to the administrative and professional office (AP) district and derived from SBCC § 86.0240 and Ord. No. 250, 1997.

16.16.310 - Commercial and industrial land use designations.

A.

Purpose. This article lists the land uses that may be allowed within the commercial and industrial land use designations established by the general plan and determines the permit process required for each use. All commercial and industrial land use designation regulations in this article are intended to be used concurrently with the general plan and other chapters in this development code, including Articles X and XI, or XII in this chapter. The commercial and industrial land use designations are as follows:

1.

Convenience Commercial (C1). The convenience commercial (C1) designation is intended to meet the needs of local neighborhood residents. Businesses within the C1 designation should be smaller in floor area than the other commercial designations and should be less-intense in impacts such as traffic and noise due to the proximity of residentially designated properties. Uses within convenience commercial areas should include convenience-type goods and services intended to provide for the daily (short-term) needs of surrounding residential neighborhoods.

==> picture [300 x 236] intentionally omitted <==

2.

General Commercial (C2). The general commercial (C2) designation is intended for goods and services of a general nature as well as professional offices that will meet both the short and long-term needs of the city's population. Multi-family residential uses are also allowed in the C2 designation as either a standalone development or as part of a mixed-use project. Housing types may include townhouses, condominiums, duplexes, triplexes, and apartments.

3.

Service Commercial (C3). The service commercial (C3) designation is intended for utilization as a buffer between residential or commercial uses and industrial uses. Service commercial uses include business-tobusiness retail and wholesale sales and services. All business operations shall be conducted within an enclosed building, and no outdoor storage shall be permitted.

4.

Limited Industrial (I1). The limited industrial (I1) designation is intended to include lighter industrial uses and supportive service commercial uses. Wholesale or retail sale of industrial supplies, transportation equipment, building equipment and materials, indoor manufacturing uses, and similar uses may be permitted in this designation. In addition, supportive commercial uses such as restaurants or convenience markets that serve consumers within the industrial area may be allowed.

5.

General Industrial (I2). The general industrial (I2) designation is intended to permit the establishment of manufacturing and related uses within the city in areas which are protected from encroachment by incompatible residential uses. This designation permits the heaviest types of manufacturing and industrial uses with approval of a site plan or conditional use permit. Manufacturing, warehousing, and fabrication uses are all appropriate for this designation.

==> picture [312 x 120] intentionally omitted <==

(Ord. No. 2012-02, § 3(Exh. A), 2-7-12; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

The permitted uses and permit requirements in this article are provided in a table format. Land uses are provided in the first (vertical) column of the table and commercial/industrial land use designation in the top (horizontal) row. In order to determine which permit process is applicable or if the land use is allowed, the use must be matched up with the corresponding land use designation. Once the land use and land use designation are matched, the symbol in the box represents the applicable process. The following key legend demonstrates which symbol corresponds with the applicable permit process. Footnotes are also provided and considered part of this development code.

Key to Permit Requirements

(Ord. No. 2012-02, § 3(Exh. A), 2-7-12; Ord. No. 2017-08, § 5(Exh. A), 10-3-17)

Notes:

1.

Shall not include a motion picture theater. Establishments serving alcohol shall require a CUP.

2.

Shall correspond with standards in Section 16.16.365 (Specific land use standards).

Shall be subject to Section 16.16.360(A)(4).

4.

Shall be subject to Section 16.16.070 (Recycling facilities).

5.

Shall be supportive to a manufacturing/industrial use.

6.

May sell products manufactured or distributed on-site pursuant to Section 16.16.360(A)(3).

7.

Applications for off-sale alcohol (type 20 and 21 ABC licenses) below 12,000 SF in floor area shall be forwarded to the city council for final action. Such establishments shall be located within five hundred (500) feet of the intersection of two arterial or major arterial streets identified on the City's adopted circulation plan.

8.

Massage facilities shall correspond with standards in Chapter 5.20.

9.

Permitted residential uses shall consist only of mixed-use development and multi-family development with a density of 20 to 30 units per acre. Single family residential units are not allowed.

10.

Shall be subject to Article VIII Mixed-Use Design Guidelines.

(Ord. No. 2012-02, § 3(Exh. A), 2-7-12; ; Ord. No. 2017-08, § 5(Exh. A), 10-3-17; Ord. No. 2019-03, § 3(Exh. A), 2-5-19; Ord. No. 2021-01, 3(Exh. A), 6-1-21; Ord. No. 2022-10, § 3(Exh. A)(1), 7-19-22; Ord. No. 202409, § 4(Exh. A § 2), 9-17-24; Ord. No. 2025-03, § 4(Exh. A), 8-19-25; Ord. No. 2025-06, § 3(Exh. A), 11-425)

16.16.325 - Interpretation of land uses.

A.

Land Use Not Listed or No Key Provided. All uses not specifically listed or where there is no key provided for a particular use in Section 16.16.320 are prohibited. However, the development services director or his/her designee may determine that:

Any use not listed is comparable to a listed use; or

2.

A listed use without a key is comparable to a listed use with a key, in which the applicable permit process may be used for the listed use without a key; and

3.

Meets the intent of the land use designation as described in Section 16.16.310; and

4.

Such use shall be reviewed and conditioned in a similar manner to a permitted or conditionally permitted use.

Such determination is appealable to the planning commission. A list of comparable use determinations shall be kept on file in the development services department.

B.

Other Similar Uses. The development services director or his/her designee shall permit other similar uses or uses customarily incidental to land uses outlined in Section 16.16.320. In interpreting and applying the provisions of this article, such provisions shall be held to be the minimum requirements for the promotion of the public health, safety, comfort, convenience and general welfare. Whenever there is any question regarding the interpretation of the provisions of this article or their application to any specific case or situation, the development services director or his/her designee shall interpret the intent of this article.

(Ord. No. 2012-02, § 3(Exh. A), 2-7-12)