Chapter 17.428 — DEL PASO NUEVO SPECIAL PLANNING DISTRICT

17.428.010 Del Paso Nuevo SPD-Purpose and intent. ¶

A. General. The Del Paso Nuevo special planning district (SPD) consists of approximately 154 acres, bounded by Norwood Avenue, South Avenue, Altos Avenue, and Arcade Creek, as depicted on Exhibit A set out at the end of this chapter. This SPD is intended to create homeownership opportunities within this Del Paso Heights neighborhood. The city council further finds and declares that, given the history, nature, and scope of development patterns in the Del Paso Heights area, special regulations are necessary to control deep lot and infill development. The SPD guides development towards a cohesive neighborhood that would not otherwise evolve through more typical incremental, piecemeal development.

B. Goals. The general goals for properties within the Del Paso Nuevo SPD are as follows:

New development shall incorporate planning principles of "new urbanism," with public and commercial facilities clustered in the neighborhood core, and with residential densities radiating outward from the core.
Development shall view the neighborhood as a cohesive unit.
The neighborhood should be compact and pedestrian-oriented, forming identifiable areas that encourage citizens to take responsibility for their maintenance and evolution.
Building densities and land uses should be designed to encourage transit usage.

C. Site plan and design review. The site plan and design review process applies to new construction projects. The regulations in this chapter apply in addition to other regulations in this title. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.428.020 Del Paso Nuevo SPD-Basic height and area regulations. ¶

A. The following standards apply to new construction.

	R-1-SPD	R-1A-SPD	C-1-SPD
Minimum front yard setback- Porch/entry	12.5 feet	12.5 feet	n/a
Minimum front yard setback- Main structure	17.5 feet	17.5 feet	12.5 feet along Norwood Ave.; 0 feet elsewhere
Minimum side-yard setback (interior)	5 feet;
0 feet for garage	5 feet;
0 feet for garage	See section 17.216.730.B
Minimum lot area	5,200 sq. ft.	4,000 sq. ft.	1,600 sq. ft.

B. Notwithstanding subsection A, the planning and design commission and the planning director each have the authority to vary the minimum yard setbacks and the minimum lot area per dwelling unit requirements in the R-1ASPD zone through site plan and design review. The density of a project may not exceed the maximum density under section 17.428.030 and Exhibit A. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.428.030 Del Paso Nuevo SPD-Special regulations for single-unit dwelling in R-1A-SPD zone.

As shown on Exhibit A set out at the end of this section, density is limited to 8 to 12 dwelling units per net acre, with the exception of two areas designated for 10 to 15 dwelling units per net acre. Housing types within the area designated for 8 to 12 dwelling units per acre are limited to detached single-unit dwellings.

Exhibit A

(Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.428.040 Del Paso Nuevo SPD-Institutional uses. ¶

A. This section applies only to the area designated on Exhibit A as "public/quasi-public," which is generally located both north and south of Silver Eagle Road, and approximately 300 feet east of Norwood Avenue.

B. Notwithstanding the provisions of this title that otherwise require a conditional use permit for institutional uses, the following uses are allowed subject to site plan and design plan review, provided that the use meets all development standards:

Assembly-cultural, religious, social;
School, K-12;
Childcare center; and
Nonresidential care facility.

C. Height limit for civic uses. Allowed civic buildings and institutional uses may be erected to a height not exceeding 40 feet; height step-backs may be imposed through the site plan and design review process. (Ord. 20130020 § 1; Ord. 2013-0007 § 1)