Salinas Municipal Code Div. 8 New Urbanism (NU) Districts Regulations

In addition to the general purposes listed in Article I, Division 1: General Provisions, the purposes of the new urbanism (NU) districts regulations are to:

(a) Promote the principles of new urbanism through the creation of distinct identifiable neighborhoods that have traditional neighborhood development (TND) characteristics as expressed in the Salinas general plan;

(b) Ensure the development of a pedestrian-sensitive, yet auto-accommodating community containing a range of residential housing types, mixed use buildings and developments, neighborhood commercial, and employment opportunities which may be developed in one or more phases;

(c) Provide for a number of design, development, and infrastructure features indicative of a self-reliant neighborhood; including, but not limited to, multipurpose streets linking residential areas with neighborhood activity and commercial centers and multimodal transportation alternatives; quality and craftsmanship in the built environment; a lively mix of neighborhood shopping and community services; an advantageous and sensitive use of natural resource features and open space; and innovative and imaginative site planning in order to develop a sense of place where the amenities, facilities, and features all exhibit an overall high level of urban design and architectural integration;

(d) Ensure the creation of walkable neighborhoods with mixed use village centers overlaid on a network of schools, civic amenities, parks, and open space;

(e) Provide a circulation system that avoids significant pedestrian barriers and replaces the standard collector street (too often lined by back yard fences) with more frequent and less congested "connector" streets to establish a traditional grid circulation system offering a variety of circulation options and allow connections from neighborhood to neighborhood. The combination of such a circulation system with design standards that ensure pedestrian-friendly neighborhoods with defined village centers should result in a pattern of development, which enhances the city and its future inhabitants; and

(f) Promote vital and safe residential and mixed use areas through the incorporation of crime prevention through environmental design (CPTED) features in development;

(g) The additional purposes of each new urbanism (NU) district are as follows:

(1) Neighborhood Edge/Low Density Residential (NE). To provide areas for predominately detached single-family dwellings, together with other dwelling types so that the minimum average density per net residential acre within this district is not less than six dwelling units per net residential acre and the maximum average density is not more than eight dwelling units per net residential acre without density bonus. "Net residential acres" are the private lands zoned for residential uses exclusive of streets, parks, and other uses. "Average density" is the total dwelling units in that district divided by the net residential acres.

(2) Neighborhood General 1/Medium Density Residential (NG-1). To provide areas for a diverse range of low, medium, and some high density dwellings such as detached single-family dwelling units on large and small lots, rowhouses, green courts, duplexes, cottages, and attached multifamily dwelling units where the minimum average density within this district is not less than nine dwelling units per net residential acre and the maximum average density is not more than fifteen dwelling units per net residential acre without density bonus.

(3) Neighborhood General 2/High Density Residential (NG-2). To provide areas for medium and high density dwellings such as lane homes, green courts, cottages, rowhouses, and multifamily dwelling units where the minimum average density is not less than sixteen dwelling units per net residential acre and the maximum average density is not more than twenty-four dwelling units per net residential acre without density bonus.

(4) Village Center (VC). To provide areas for mixed use, stand-alone retail and office uses, flex use, high density residential, and public and semipublic facilities generally sited along a "Main Street" or around a village square where the maximum dwelling units per acre is ten dwelling units per acre and the maximum floor area (FAR) is 1.0 or as otherwise provided for in this division.

(5) New Urbanism Interim (NI). To provide a transitional zone for the future growth areas of the city located north of East Boronda Road that are annexed to the city and are subject to the preparation of specific plans and subsequent subdivision maps.

(Ord. No. 2463 (NCS).)

The new urbanism (NU) districts regulations shall supplement the Zoning Code and Municipal Code requirements and apply to properties located in the future growth area of the city located generally north of East Boronda Road as indicated on Figure 37-40.20 in Article IV, Division 2: Specific Plan (SP) Overlay District. All properties located in the future growth area shall be subject to the preparation of a specific plan in accordance with Article IV, Division 2: Specific Plan (SP) Overlay District, Article VI, Division 15: Specific Plans, and the regulations and standards of this division, except for subdivisions of up to four (4) lots may be considered pursuant to the Agricultural (A) district development regulations if no physical improvements are proposed.

(Ord. No. 2463 (NCS).)

(Ord. No. 2625 (NCS), § 1, 11-5-2019)

Table 37-30.190. Except as set forth in each specific plan, the following table identifies the use classifications for properties located in the new urbanism (NU) districts. The use classifications for the NI district shall be in accordance with those allowed in the agricultural (A) district (See Section 37-30.020: Use classifications):

Table 37-30.190 New Urbanism (NU) Districts Use Classifications

Notes: P = Permitted Use NP = Not Permitted Use CUP = Conditional Use Permit Required SPR = Site Plan Review Required TULP = Temporary Use of Land Permit Required

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 15, 5-18-2010; Ord. No. 2532 (NCS), § 14, 11-13-2012; Ord. No. 2581 (NCS), § 9, 12-6-2016; Ord. No. 2646 (NCS), § 4, 8-10-2021; Ord. No. 2655 (NCS), § 1, 2-15-2022; Ord. No. 2693 (NCS), § 7, 2-24-2026)

Editor's note— Ord. No. 2655 (NCS), § 1, adopted February 15, 2022, set out provisions adding note (38). To avoid number duplication, and at the editor's discretion, these provisions were included as note (39).

(a) Lands designated for parks and open space land uses in accordance with the general plan land use plan shall be subject to the requirements of Division 6: Parks (P) and Open Space (OS) Districts except as modified by the specific plan or this division.

(b) Lands designated for public and semipublic land uses in accordance with the general plan shall be subject to the requirements of Division 7: Public/Semipublic (PS) District.

(Ord. No. 2463 (NCS).)

(a) Specific Plan Development Regulations. Each specific plan shall contain tables establishing development regulations for each new urbanism district, as applicable, governing the following:

(1) Lot size—minimum;

(2) Lot area per dwelling unit—minimum;

(3) Lot width—minimum;

(4) Lot depth—minimum;

(5) Yards—minimum;

(6) Distances between structures—minimum;

(7) Height—maximum;

(8) Driveway length;

(9) Usable open space area per dwelling unit—minimum;

(10) Floor area ratio;

(11) Landscaping;

(12) Fences, walls, and hedges;

(13) Off-street parking and outdoor lighting;

(14) Driveway and corner visibility;

(15) Signs;

(16) Outdoor facilities;

(17) Accessory uses and structures;

(18) Screening of mechanical equipment;

(19) Recycling and solid waste disposal;

(20) Performance standards;

(21) Nonconforming uses and structures;

(22) Recreational vehicles and prohibited vehicles and equipment;

(23) Vehicle trip reduction;

(24) Swimming pools, spas, and hot tubs; and

(25) Administrative procedures.

(b) Zoning Code Development Regulations. Development regulations not established through the specific plan or the new urbanism districts shall be subject to the applicable development regulations of the Salinas Zoning Code as follows:

(1) The applicable development regulations shall be those of the zoning district having the most similar characteristics to that of the applicable new urbanism district, as determined by the city planner, as follows:

(A) Development on land located in the new urbanism-village center (VC) district shall be in accordance with the mixed use (MX) district regulations.

(B) Development on land located in the new urbanism-neighborhood edge/low density residential (NE) district shall be in accordance with the residential low density (R-L) district regulations.

(C) Development on land located in the new urbanism-neighborhood general 1/medium density residential (NG-1) district will be in accordance with the medium density residential (R-M-3.6 and R-M-2.9) districts regulations.

(D) Development on land located in the new urbanism-neighborhood general 2/high density residential (NG-2) district will be subject to the high density residential (R-H-2.1 and 1.8) districts regulations.

(E) Development on land located in the new urbanism-interim (NI) district shall be in accordance with the agricultural (A) district regulations.

(2) Article V: Supplemental Regulations Applying to All Districts of the Zoning Code shall apply to the new urbanism districts except as modified by the specific plan or this division.

(Ord. No. 2463 (NCS).)

The following requirements shall apply to each specific plan in the future growth area in regard to the minimum residential density and dwelling unit mix as follows:

(a) Each specific plan shall demonstrate that the total minimum dwelling units in each specific plan area divided by the total net residential acres within the specific plan area must equal or exceed nine dwelling units per net residential acre.

(b) The number of dwelling units within an individual parcel divided by that parcel's net acreage may be less than or more than that district's allowable minimum or maximum average dwelling units per net residential acre, provided, the total dwelling units within a district divided by the total net residential acres in that district falls within the allowable density ratios for that district as established in the general plan and demonstrated in the specific plan.

(c) Each specific plan shall demonstrate that the total number of low, medium, and high density units within each specific plan achieves the percentage mix required in the Salinas general plan.

(Ord. No. 2463 (NCS).)

(a) Purpose. The design standards in this division are intended to assist the designer in understanding the city's requirements for high quality, traditional neighborhood development in the future growth areas of the city and shall serve as the design basis for the specific plans prepared for these areas. These design standards complement the development regulations in this division by providing good examples of potential design solutions and concepts and by providing design interpretations of the various mandatory regulations. These standards are intended to ensure the highest level of design quality while providing the flexibility necessary to encourage creativity on the part of project designers. These standards are also intended to promote development, which is pedestrian-oriented, safe, and reflects traditional neighborhood design principles. Each specific plan shall further refine and delineate the design concepts and standards that shall apply to their specific plan area. The design standards are divided into specific design standard categories to address the various types of development in the future growth areas.

(Ord. No. 2463 (NCS).)

(a) Concept. The village center district of each specific plan area should comprise a mix of office, commercial, and residential uses in accordance with the following:

(b) Uses. The mixed use village centers should be developed as important destinations for each specific plan area providing a variety of offices, shops, services, restaurants, and civic facilities that serve the needs of the surrounding neighborhoods.

(c) Floor Area Ratio (FAR). The buildings within the mixed use village center district may be developed with a maximum FAR of 1.0.

(d) Allowable Residential Densities. The district must incorporate, but every building need not incorporate residential uses. The minimum average residential density of the entire VC district shall be three dwelling units per net acre and a maximum average residential density of twenty-four dwelling units per net acre without density bonus. Any one acre may contain between zero to forty-three dwelling units per net acre (FAR 1.0) should commercial floor area be converted to residential use.

[Figure]

(e) Anchor Grocery Store.

(1) The village centers provide areas for medium and high density housing, retail and office uses, and public and semipublic facilities. The village center district may be supported by an anchor supermarket grocery store, one of the most important local destinations and critical for the economic viability of a local shopping area. Other appropriate uses in this district include offices, retail shops, services, restaurants, public and semipublic facilities, and similar uses that complement the anchor store. Village centers should be anchored along Boronda Road and may extend north into each planning area. In some cases, these may be extensions of the existing grocery-anchored retail areas on the south side of Boronda Road.

(2) Each village center should contain no more than one full-service supermarket except the central area may contain a second full-service supermarket near Russell Road. Secondary anchors, such as drug, hardware, or specialty grocery are allowed.

(3) Regional retail-sized facilities (greater than one hundred twenty thousand square feet) are generally not appropriate anchor stores in the village center unless the village center is located adjacent to an existing regional retail facility such as Harden Ranch Plaza.

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(f) Residential. Appropriate housing types for the village center district include: stand-alone multifamily dwellings such as apartments and/or condominiums, housing for the elderly, residential over office and commercial in mixed use and flex use buildings, townhouses, rowhouses, live-work units, and duplexes. Bungalows, green court dwellings, cottages, small-lot single-family, and standard-lot single-family are generally not appropriate housing types in the village center, except at the transition between districts as established by the specific plan.

(g) Urban Design Character. Buildings should be placed to form active street fronts and create other connecting pedestrian spaces. On-site parking should be to the rear or side of the buildings. The large stores may be placed back from the main street with the smaller stores along the main street. The size of parking lots should be reduced by breaking large lots into smaller blocks of parking, locating employee parking in less-used areas, and by maximizing the main street's on-street parking. Auto-oriented uses with drive-through travel lanes are prohibited, unless permitted in Section 37-30.430: Use classifications when findings of compatibility and demonstrated assurances that the connectivity of the pedestrian environment will not be compromised. Auto-serving uses such as gasoline service stations should be sited in locations that do not disrupt the connectivity of the pedestrian spaces.

(h) Building Locations. Buildings should be sited close to the streets, with doors and windows facing the street, to form an active street front with parking located at the rear of the building or in courtyard style. Buildings should offer attractive pedestrian scale features and spaces. Building placement and massing should provide visual interest and architectural variety while relating to nearby buildings in the village center.

[Figure]

(i) Connections to Rear Parking. Pedestrian and/or auto connections to the rear parking should be provided to increase access to the stores. Connections should be provided at least every four hundred feet. Care must be taken in the design of the mid-block connection so they do not encourage mid-block street crossing.

(j) Land Use Transitions. Land use boundaries and massing changes in village centers should be planned so buildings facing each other are compatible and transitions are gradual.

(k) Relationship of Buildings to Public Spaces. Buildings should be designed to create safe, active streets, and public spaces, by providing an ordered variety of entries, windows, bays, and balconies along public ways. Buildings should have human scale in details and massing. Monument buildings should be reserved for public uses. Buildings should have frequent doors and windows along public ways.

(l) Building Transparency. The majority of the building facade adjacent to a public street or a pedestrian corridor should be transparent with a pattern of windows and doors with clear or lightly tinted glass allowing visibility into the structure or into display windows. When circumstances inhibit the placement of windows and doors along the majority of the facade, such as for a building with multiple street frontages, the building facade must include a variety of design elements to provide visual interest and maintain a pedestrian-friendly character.

[Figure]

(m) Central Feature or Gathering Place. A village center shall include one or more, centrally located green(s) or a plaza of at least one acre with public amenities such as benches, monuments, kiosk, and/or public art. As a community gathering spot, consideration must be given to the environmental factors that will make the space a pleasure to be in. Design considerations include solar orientation and prevailing winds as well as visibility to and from adjacent streets and public areas.

[Figure]

(n) Required Main Street. Each village center shall create a mixed use commercial core area that is required to provide at least one main street of a minimum length of three hundred feet. This shopping street is required to have retail- and/or resident-serving commercial uses on the ground floor of buildings that line each side of one whole block of the main street. Longer main streets may transition to high-density flex use buildings and then all residential use buildings. The buildings along the main street are encouraged to be mixed use or flex use buildings with residential or office uses above. The main street may be placed along a connector street, local street, or developed as a private street.

[Figure]

(o) Direct Local Connections. Direct local street access from surrounding neighborhoods must be provided so visitors do not need to use arterial streets to access the village centers and to ensure that pedestrian, bicycle and/or auto access from surrounding neighborhoods is provided.

(p) Arterial Streets as Frontage. The village center should open to an arterial street to assist in providing the neighborhood with a sense of place and identity.

(q) Integrations of the Transit Stop. The village center shall, when feasible, be considered a major stop on the local transit network. Associated transit stop facilities should be integrated into the design of the center, centrally located, and easily accessible for pedestrians.

(r) Pattern of Streets and Blocks. A pattern of streets and blocks interconnected at both ends of the block, scaled to the needs of pedestrians, is required. Super blocks, dead-end streets, and cul-de-sacs shall be avoided, unless necessitated by natural topographic features. All buildings should contribute to a cohesive "fabric" and reinforce the overall goal of creating a walkable district.

(s) Block Size. Except for the block containing the anchor grocery store, individual blocks should generally average less than eight hundred feet in length and less than two thousand feet in perimeter.

(t) Minimum Building Frontage. Buildings within the village center shall frame the public right-of-way. Minimum building frontage shall be eighty percent on the designated main street, sixty percent on arterial or connector streets, and forty percent on local streets. Twenty percent of the required frontage area can be comprised of plazas or pedestrian-accessible landscaped areas with depths no more than thirty feet. In no case shall parking lots, garage, or blank rear or sidewalls be included in meeting the minimum frontage calculation.

(Ord. No. 2463 (NCS).)

(a) Concept. The village center's and neighborhood center's mixed use, commercial, and flex use buildings enclose and enliven the spaces they surround. Their design quality should set the tone for the entire neighborhood in accordance with the following:

[Figure]

(b) Natural Surveillance. Whenever possible, design and placement of buildings and other physical features are encouraged to maximize visibility and facilitate natural surveillance from public rights-of-way and other public areas. This includes building orientation, placement of windows, doors and balconies, building and site entrances and exit locations, placement of parking, lighting, and refuse containers, placement and type of landscape materials, plazas, and other open space areas, location of walkways, types of walls, and fences (including the use of picket, wrought-iron, and similar materials to promote visibility), to promote crime prevention through environmental design (CPTED).

(c) Relation of Buildings to Streets. The primary facades of buildings in mixed use areas and commercial areas should face a public or private street. When an anchor store abuts a street but the primary access is provided from a parking area other than the street, the street-facing facade of the store should be articulated and provide pedestrian-scaled architectural features including windows and, if possible, a significant entry feature.

(d) Primary Entries and Facades. Except for the anchor store, as applicable, the primary entrances of ground floor uses should be visible and accessible directly from a public street ("street" herein may be a public or private street which function as a public street). Building design should be used to call out the location of building entries. For example, greater height can be used to accentuate entries in the form of tower elements, tall voids, or a central mass at an entry plaza. Primary facades that front onto a street should be built parallel or nearly parallel to the public right-of-way except for courtyards, plazas, and corner locations. Generally, the street-facing facades should stay within five feet of the back of the continuous sidewalk.

[Figure]

(e) Street-facing Facades. Street-facing facades should be lined with windows. Uninterrupted blank walls and/or garage doors should not occupy over twenty percent of a building's street frontage. With the exception of the larger scaled "anchor" stores or stores with multiple frontages, blank walls should not exceed twenty linear feet without being interrupted by a window, significant architectural feature, or entry. Anchor stores shall provide architectural features and enhancements when sited adjacent to street frontages. Enhancements may include landscaped setbacks, trellis elements, or similar decorative features.

[Figure]

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(f) Walkway—Facing Facades. The main entrance of all buildings without street edge facades should open directly onto a publicly accessible walkway. This walkway must directly connect to an adjacent street's sidewalk. One specific exception includes: village center anchor stores (e.g., supermarkets or major drug stores), where parking may be necessary directly in front or to the side of the building. In this case, the primary pedestrian entry and windows should be visible from the parking area and front onto a publicly accessible walkway that should connect to the street. In the limited circumstances that anchor stores are accessed primarily from the rear-oriented parking area, the street facade of the store should include a significant entry feature and pedestrian-scaled architectural features.

(g) Connecting Walkways. Connecting walkways should link street sidewalks with building entries. Walkways must be clearly distinguished from the parking lot and have paved surfaces meeting accessibility requirements. Connecting walkways should be landscaped with either shade trees or climbing vines on trellises and should be equipped with lighting. Lighting standards a maximum of twenty-four feet tall in the parking field and a maximum of sixteen feet tall along the walkway are recommended. Lighting standards shall be spaced to maintain an appropriate illumination level as determined by a photometric study.

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(h) Architecture.

(1) Projections. Special architectural features, such as bay windows, decorative roofs, overhangs, and major entry features may project up to three feet into front setbacks and conditionally into public rights-of-way, provided that they do not compromise the use of the public right-of-way as determined by the city engineer. Trellises, canopies, blade signs, and fabric awnings may project up to five feet into front setbacks and public rights-of-way, provided they are not less than eight feet above the sidewalk. Subject to the approval of the city engineer, arcades may project into the public right-of-way provided a path of travel at least eight feet wide is maintained and ceiling heights are not less than eight feet.

(2) Recesses. A retail building's first floor may be recessed from the front setback for the purpose of architectural variation or to accommodate an arcade. For variation, the building should stay within five feet of the required setback. An arcade should maintain a minimum of eight feet of clear covered depth.

(3) Base. All facades should have a recognizable base consisting of (but not limited to):

(A) Thicker walls;

(B) Richly textured materials (e.g., tile or masonry treatments);

(C) Special materials such as ceramic tile, granite, and marble;

(D) Darker colored materials, mullion, and/or panels; and/or

(E) Enriched landscaping that is permanently maintained.

(4) Top. All facades should have a recognizable top consisting of (but not limited to):

(A) Cornice treatments;

(B) Roof overhangs with brackets;

(C) Stepped parapets;

(D) Richly textured materials (e.g., tile or masonry treatments).

(5) Ground Level Bays. For mixed use areas, storefronts, and/or other commercial building, bays should be narrow enough to maintain visual interest and variety along the streetscape. Typically, storefronts and bays should be not wider than thirty feet and be defined by vertical architectural features such as columns, pilasters, doors, and windows.

(6) Storefronts. Display windows should encompass a minimum of forty percent and a maximum of eighty percent of a storefront's linear frontage. This standard is not applicable to a side street or driveway frontage.

(7) Entries. Primary pedestrian entries should be clearly expressed and be recessed or framed.

(8) Windows. Windows should generally be vertical or square in proportion and in character with the architectural style of the building. The exclusive use of mirrored glass or glass curtain wall construction is prohibited. Clear or lightly tinted glass should be used for storefront windows and doors.

(9) Roof-mounted Mechanical Equipment. Roof-mounted mechanical equipment shall be integrated into the overall mass of a building by screening it behind parapets or by recessing equipment into hips, gables, parapets, or similar features in accordance with city standards.

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(10) Building Height. Height will be limited by the number of stories and/or a maximum height depending on the neighborhood location and context. Variation in building height is encouraged to provide visual interest and variety in mixed use areas (see Section 37-30.450: Development regulations). Commercial and retail floors may have no more than twenty feet of floor-to-floor heights. Higher buildings may be considered through a conditional use permit process or as established in the specific plan.

(11) Massing of Large Buildings. Buildings should provide substantial variations in massing. Variations in massing include changes in height and horizontal plane and should also include substantial architectural elements that either project up or away from the building, such as a tower, bay, lattice, or other architectural feature. Stepping the building can also reduce the apparent scale of the building. Changes in mass should relate to the structural system(s) and the organization of interior space.

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(12) Materials. Buildings should support regional traditions and maintain a high level of craft in the process of construction. Buildings should have consistent materials, but not necessarily only one material and detail. Material changes should not occur at external corners, but may occur at "reverse" or interior corners or as a "return" from external corners, provided the "return" is of a sufficient depth to be consistent with and complement the architectural style of the building.

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(i) Village Center Parking Design Standards.

(1) Vehicle Maneuvering Areas. Vehicle maneuvering areas (such as queuing areas, service station pump islands, and similar vehicle-related areas) shall be located within the interior of developments and be screened from view of adjacent streets. Such areas should not be located between the street and the street facades of buildings.

(2) Parking Requirements. The parking requirements for the village center districts shall be as established in the specific plan (See Section 37-30.450: Development regulations).

(3) Shared Parking. A mix of uses creates staggered peak periods of parking demand; shared parking should be provided in accordance with these design standards to reduce the total amount of required parking. Residential, retail, office, and entertainment uses should share parking areas, particularly within the mixed use village centers. To the extent possible, parking facilities should be located on street and in shared lots to serve as many uses and activities as possible in order that customers can park once and be in close proximity to a variety of shops, services, and activities.

(4) On-street Parking. Adjacent on-street parking shall be counted towards the parking requirement at the time of initial development. It must, however, be acknowledged that this on-street parking may be subject to removal in the event of necessary traffic circulation improvements. The amount of on-street parking should be maximized and diagonal parking may be appropriate in most village center locations.

(5) Reduce Scale of Parking Lots. Large surface parking lots should be visually and functionally segmented into several smaller lots by the use of drive aisles or walkways where possible. Land devoted to surface parking lots is encouraged to be reduced, over time, through redevelopment and/or construction of structured parking facilities.

(6) Parking Lot Landscaping (Orchard Parking Landscaping). Surface parking areas should be planted with wide canopy trees at a minimum ratio of one tree for every five parking spaces. Trees should be planted in a landscape planter area with a minimum interior dimension of five feet (inside curb to inside curb) and protected by curbs. Features to enhance the parking area such as bollards or tree guards may also be incorporated into the site. A landscape planter should be provided at the end of each parking isle.

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(j) Landscaping, Screening, and Street Furnishings.

(1) Parking Lot Frontage. Where parking lots occur along streets, a landscaped buffer shall be provided to minimize views of parked cars from the street and shall be permanently maintained. The landscaped edge at the street shall be at least eight feet wide measured from the property line. Within the landscaped buffer, trees should be planted a minimum of thirty feet on-center and within five feet of the front property line. In addition, the landscaped edge should include a screening feature with a minimum height of thirty-two inches and a maximum height of forty-two inches such as a short wall, fence, hedge, or equivalent feature. Absent this feature, plant materials shall be of sufficient quantity and of a species to meet the minimum height requirement. The screening and landscape features shall not impact visibility at driveway and corner locations.

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(2) Shade Trees. Large species of deciduous trees should dominate in parking areas and public plazas to provide shade in the summer and sun in the winter. Large species of evergreen trees are also appropriate in locations where year-round foliage is desirable and when needed to visually screen unsightly views.

(3) Screening. Loading areas, transformers, heating units, trash enclosures, and other ground-mounted equipment shall be adequately screened from public view with walls or fences and plantings such as evergreen vines, shrubs, and trees in accordance with city standards.

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(4) Benches, Street Furniture, and Transit Shelter. These items should be made of durable and high quality materials that harmonize with the nearby buildings and complement the public realm.

(Ord. No. 2463 (NCS).)

(a) Concept. Neighborhood general 2/high density residential districts as established through the specific plan process are more frequent than village centers and are typically located adjacent to the village center district to create a transition to the neighborhood general 1/medium density residential district or it is used to create a neighborhood center focal point within a five- to ten-minute walk from most dwelling units. They should be typically anchored by an elementary school and/or other civic uses such as a park, day care center, and/or other community facilities. Small, neighborhood-serving retail and mixed use buildings may be considered and could be a neighborhood asset, however, because of the difficult economic constraints for retail at this small scale, is not required. Neighborhood general 2/high density residential districts, which create neighborhood centers, should typically be located at the crossroads of the "connector" street system that are not more than two lanes.

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(b) Mix of Uses. Each neighborhood other than the neighborhood served by the village center should have a neighborhood center that includes a school, park, and/or appropriate civic buildings. In addition, when viable, a neighborhood center may include day care, elderly care, places of worship, recreation facilities, small businesses, and (potentially) neighborhood-focused retail (e.g., small markets with no more than ten thousand square feet of space, convenience stores, delis, small video stores, bakeries, etc.). Buildings within the neighborhood center may include mixed use and flex use buildings that are initially predominately residential occupancies, however, readily adapted for commercial use when economically viable. Live-work units that are a mix of commercial and residential uses may also considered. Typically, the location of the neighborhood center should be at the intersection of connecting streets and defined through the specific plan.

(c) Housing. Housing located within or adjacent to the neighborhood center area should be integrated with its design. Appropriate housing types may include mixed use and flex use buildings, stand-alone multifamily dwellings (such as apartment buildings and condominiums), senior housing, townhouses, rowhouses, duplexes, green courts, cottages, small-lot single-family, and, potentially standard-lot single-family dwelling units.

(d) Pedestrian-oriented Design and Access. Neighborhood centers should create pedestrian-oriented gathering places that help establish the identity and character of the neighborhood. Neighborhood centers require access by autos and, if applicable, truck-loading areas in the rear, but their design should prioritize convenient and comfortable access for pedestrians and bicycles.

(e) Park and School. The local elementary (and in some cases the middle schools) may form the focus of a neighborhood center. Along with an adjacent neighborhood park, these facilities could provide the identity and common gathering point for the surrounding neighborhood. The school building should be sited and designed as a prominent civic element of the area. Its recreation areas and other facilities should be designed for joint use, community after school programs, and shared, whenever possible, with civic groups. Its main entry should be architecturally significant and located on the street, not behind a parking lot or bus area. Additionally, the design of the school facility should include a suggested school route map incorporating applicable pedestrian enhancing facilities and traffic calming measures.

(Ord. No. 2463 (NCS).)

(a) Concept. Neighborhood general 1/medium density residential (NG-1) districts are established to create an area for large- and small-lot detached single-family dwellings, green courts, rowhouses, and townhouses, with potentially a few apartments. The average density of dwelling units in each block in the neighborhood general 1/medium density residential (NG-1) district may become gradually less as one proceeds from the adjoining neighborhood general 2/high density residential (NG-2) district near the village center or neighborhood center to the neighborhood edge/low density residential (NE) district farthest from the village and neighborhood centers.

(b) Housing Diversity. The district should include a variety of housing sizes and styles. In order to maintain the desired density of residential neighborhoods, a variety of housing sizes, lot sizes, and/or patterns should be used in each neighborhood general 1/medium density residential (NG-1) district.

(Ord. No. 2463 (NCS).)

(a) Concept. Neighborhood edge/low density residential (NE) districts are established to create a low density edge for the specific plan area.

(b) Housing Diversity. Typically, large-lot single-family dwelling units are allowed in this district, however, other dwelling unit types and styles may be allowed as provided for in each specific plan to promote neighborhood diversity and achieve minimum density requirements.

(Ord. No. 2463 (NCS).)

The following design standards shall apply to both the neighborhood general 1/medium density residential (NG-1) and neighborhood edge/low density residential (NE) districts except as noted:

(a) Housing Design and Orientation. New residential neighborhoods should orient buildings to streets and public parks.

(1) Dwelling units are to be oriented to the local street system and public spaces with entries, balconies, porches, and architectural features to enliven the streets, provide "eyes on the street," and create safe and pleasant walking environments.

[Figure]

(2) Housing should be "human scale" in massing, setbacks, and character. Residential developments should encourage structures that foster diversity in design and maintain the character of the community.

[Figure]

(3) In addition to large-lot single-family dwelling units, alternative housing forms, such as small-lot single-family, green court, paseo homes, townhouses, rowhouses, multifamily dwellings generally not larger than sixteen dwelling units, and second dwelling units on appropriate lots containing a detached single-family dwelling unit assist to increase density and provide diversity of housing opportunities that is encouraged in the NG-1 district.

(4) The design of attached and multifamily dwellings should include features typically associated with detached single-family dwelling units, including human-scaled architectural elements such as doors, windows, balconies, and other design features to provide interest and variety as well as a sense of individuality. The importance of the scale of the multifamily housing must be emphasized, as the scale and the architectural articulation are critical for successful neighborhood integration of multifamily residences.

(5) Parking lots for higher density multifamily housing shall not be allowed to dominate the frontage and must be located as unobtrusively as possible and be appropriately screened. In no case shall multifamily housing be allowed to back up to a street.

(b) Neighborhood Design. To create a pedestrian-oriented, safe, livable environment, each neighborhood should demonstrate the following characteristics:

(1) The average residential densities per net acre should be highest at the village center and should generally decrease through the adjoining neighborhoods and become predominately low density uses at the neighborhood edges. Neighborhoods should be organized to allow the majority of the residents to walk to either a neighborhood center or the village center main street within five to ten minutes.

(2) Front yard setbacks should decrease and residential densities should increase from the neighborhood edge to the village center.

(3) Small parks should be distributed throughout the neighborhood and elementary schools should be easily accessible within a five- to ten-minute walking distance to a majority of the residents.

(4) Where a natural open space corridor or a pedestrian-friendly boulevard borders a neighborhood edge, the dwelling units along the neighborhood edge should face onto these spaces or boulevards. If the neighborhood is adjacent to agricultural operations, a variety of buffering techniques should be used such as tree rows, streets, etc.

(5) Whenever feasible, design and placement of buildings and other physical features are encouraged to maximize visibility and facilitate natural surveillance from public rights-of-way and other public areas. This includes building orientation, placement of windows, doors, and balconies, building and site entrances and exits, placement of parking, lighting, and refuse containers, placement and type of landscape materials, plazas, and other open space areas, location of walkways, types of walls and fences (including the use of picket, wrought-iron, and similar materials to promote visibility), and other features that promote crime prevention through environmental design (CPTED).

(c) Neighborhood Parks.

(1) Pedestrian and bicycle paths and street connections should be placed to allow surrounding residents to easily and safely access public recreational facilities and schools.

(2) Larger parks with multiple play fields may be located with schools and should be connected to the citywide parks and open space network, whenever possible. All parks should encourage easy access via streets and trails, and foster safety by making it easy to view into parks from streets and surrounding dwelling units (e.g., placing streets along parks and open spaces and facing dwelling units onto these streets.) Small parks should include program elements that make the construction and on-going maintenance of small parks affordable.

(3) In addition to providing five-acre neighborhood parks, small parks, tot lots, and open space features of one acre or less, however, not smaller than eight thousand square feet are encouraged to provide close parks or open spaces for smaller clusters of dwelling units (not more than one thousand five hundred feet from any dwelling unit to a large or small park). These open space features may be designed as tot lots and/or for passive recreational areas and should generally not include more active uses such as ball fields.

(4) Dwelling units should not back onto more than twenty-five percent of a five-acre or larger park or public open space. Smaller "pocket" parks and tot lots of eight thousand square feet to five acres may be surrounded on three sides by dwelling units.

(5) Additionally, appropriately scaled and accessible public parks, plazas, and open space areas should be located in close proximity to high and medium density housing, such as placing that type of use directly across the street from and facing onto a village green or park.

(d) Nonresidential Facilities.

(1) Nonresidential facilities such as water well pumping stations and storage, and the like, shall be designed to be compatible with the character of the surrounding neighborhood. Landscaping, decorative walls, or other buffering techniques, as appropriate, shall be used to ensure such facilities blend with and do not adversely impact adjacent uses.

(2) Any buildings constructed in conjunction with such facilities shall be compatible with the materials, exterior colors, and any distinctive architectural characteristics found in the surrounding neighborhood.

(3) The operators/property owners of such facilities shall be required (as a condition of approval) to provide regular maintenance for the life of such facilities (e.g., regular watering and care of vegetation (including replacement of any dead plant material or broken irrigation apparatus), trash and graffiti removal, and the repair and replacement of any damaged or worn-out facilities).

(e) Street Configuration. Local streets will form an interconnected network, including automobile, bicycle, and pedestrian routes, that provide direct connections to local destinations. Local streets will provide for both intra and inter-neighborhood connections and thus knit neighborhoods together, not form barriers between them. Gated entryways into new developments or neighborhoods will not be allowed.

(f) Street Design. Local and connector streets should be considered to be both public ways and neighborhood amenities. They should have continuous detached sidewalks and large species of street trees on both sides. Individual residential dwelling units should provide entries, gates, porches, and other inviting features that face local streets to help create a sense of community and improve safety. In the limited circumstances where cul-de-sac streets are appropriate, the cul-de-sac should be open at the end to create pedestrian and bicycle access.

(g) Natural Features. Natural features including creeks, significant trees, sloping topography, and wetlands shall be protected, where reasonably feasible and accentuated through sensitive site planning, landscaping, building placement, and other measures to ensure that these features are assets benefiting the entire community. Dwelling units shall not back up to these natural features; however, cul-de-sac streets may extend to the natural features provided the cul-de-sac is open at the end and provides access to trails and/or activity areas.

(h) Phasing. Neighborhoods should be livable at all stages of their development. Important developer-provided facilities such as streets, utilities, and local neighborhood parks shall be provided concurrently with neighborhood development. Important public facilities that are beyond the scope of the developer's responsibilities, such as schools, and civic buildings are also encouraged to be provided concurrently with the neighborhood development or as soon as feasible.

(i) Dwelling Types. A diverse range of housing types are permitted and encouraged within each residential land use designation as established by the applicable district. The following are examples of the various dwelling types:

[Figure]

[Figure]

[Figure]

(j) Residential Design Guidelines.

(1) Entrances: Porches and Entries. To build a walkable community, it is essential that most residential front doors or front porches be visible from the street, court, or paseo. This is critical not only for practical purposes, but because an important element of residential environments is the relationship of the private home to the public street and sidewalk. Therefore, all front entrance areas should be easily recognizable from the street, and include a welcoming architectural feature such as a porch or covered entry.

(2) Porches. Porches should be an integral architectural feature with the main structure. All porches will incorporate railings when required by UBC. Porches may extend up to five feet into the front setback. Porches may be raised or at ground level.

[Figure]

(3) Entries. A projecting architectural entry feature such as a shed, arch, or gable providing roof coverage and weather protection should accompany entries. Entries should be an integral architectural feature compatible with the main structure.

[Figure]

(4) Garage Location.

(A) All garages facing a public street shall be set back at least twenty feet from the property line with a roll-up door or twenty-three feet from the property line with a standard door to provide an adequate parking apron/driveway.

(B) The face of the garage shall be set back a minimum of five feet from the residence's front facade.

(C) For single-family dwelling units and duplexes, front loading garage doors shall not be greater than fifty percent of the street-facing width of the dwelling unit. Front-loading garages and parking access shall only be permitted for interior lots at least forty feet in width and for corner lots at least forty-five feet in width.

(D) No parking shall be permitted within the exterior yard areas (front or corner side yard/setback areas).

(E) For rowhouses, townhouses, paseo homes, and green court dwelling units, the garage must be accessed from an alley or lane.

(F) For multifamily dwellings such as apartments and condominiums, garages and/or parking areas shall not amount to more than thirty-three percent of the building's street-facing facade. Parking for multifamily dwellings, garages, carports, or open parking lots, shall generally be located behind the building.

(G) Alley or lane accessed parking and/or garages shall be set back from the paved travel way a sufficient distance to accommodate the turning radius of a typical vehicle as established by the city engineer.

[Figure]

(5) Fencing. Fences help define the edges of yards and provide privacy. They are considered background elements that help highlight landscaping and architecture. Front yard fences are allowed up to thirty-six inches in height. All interior side yard privacy fences must be set back a minimum of four feet from the front facade of the building. The following regulations apply to fencing:

(A) Locations.

(i) Interior side yard: four feet minimum back from front building facade, perpendicular to the facade of the dwelling unit,

(ii) Corner side yard: ten feet minimum back from right-of-way and in rear fifty percent of lot only,

(iii) Alley fences: minimum of one inch behind the face of the garage. However, alley fencing shall not obstruct the visibility from the parking area and shall relate to the setbacks required to allow for turning radius within the alley;

(B) Height.

(i) Rear and interior side yard: six feet maximum,

(ii) Front and corner side yard: three feet maximum,

(iii) The overall fence height may be exceeded for lots on sloping topography when fencing is combined with a retaining or garden wall. In this instance, the maximum height of the combined fence and wall shall not exceed nine feet measured from the toe of the wall on the downhill side of the fence.

(C) All fences, wall, and hedges shall be subject to the driveway visibility requirements of Section 37-50.460: Driveway and corner visibility;

(D) Acceptable materials: wrought iron, wood, vinyl, plastic-wood composite (e.g., Trex), and masonry (including veneer).

[Figure]

(6) Architecture.

(A) Materials. New buildings should support regional traditions and maintain a high level of craft in construction and materials. Exterior finishes should be primarily wood, masonry, and/or stucco. In general, imitation materials should be avoided in favor of genuine materials. Where this is not practical, materials (cement board siding, artificial stone, vinyl fencing, etc.) should be as close to their original models as possible.

[Figure]

(B) Windows. Windows should be compatible with the building design. Window placement should provide each primary room with natural light and effective cross ventilation.

[Figure]

(i) Provide at least one window that looks out onto the life of the street from an active room. These "eyes on the street" should make each neighborhood a safer place and provide connection to the street to encourage neighborhood interaction.

[Figure]

(ii) Consider the dwelling unit's solar orientation for window placement. Tailoring window placement to the dwelling unit's location creates alternating elevations that vary for practical, ecologically sound reasons.

[Figure]

(C) Trim. Although often decorative in appearance, trim originated to fill a functional need. Traditionally, trim occurred to cover the joints between different planes or different materials and to protect the structure of the dwelling unit from the elements. Corners, soffits, the edges of windows and doors, the edge of the roof, the roof ridge, each had its own distinct type of trim.

(i) Trim should be applied consistently around the exterior of the dwelling unit.

(ii) Trim should be appropriately scaled to the size and style of the dwelling unit.

(iii) Trim should be applied three-dimensionally. Horizontal trim bands should wrap outside corners and only terminate at inside corners. Fascia should wrap gracefully from rake to eave.

[Figure]

(D) Roofs. The form of the roof is one of the most memorable and characteristic elements of a dwelling unit.

(i) Keep the overall roof form of each dwelling unit simple and compact. This is particularly important with smaller dwelling units.

[Figure]

(ii) Visual variety can be achieved with roof forms, overhangs, and shading devices that relate to the solar orientation of a lot. This results in a more livable and energy efficient dwelling unit and brings a subtle and natural variety to a neighborhood's streetscape.

[Figure]

(iii) Roof materials should be appropriate to the style of the dwelling unit, roof form, and slope. Heavier or more complex roofing materials (tile or concrete tiles) should be placed on simpler roofs. If they are used on complex roofs, they can cause leakage or unnecessary problems. More complex roofs, however, require monolithic, simpler materials (shingles). The allowable materials for roofs include tile, slate, treated wood, concrete tiles, and thicker architectural grade composition shingles.

(Ord. No. 2463 (NCS).)

(a) Hierarchy of Streets. The hierarchy of streets within the future growth area modifies the standard street system by establishing the framework to create distinct identifiable neighborhoods that have traditional neighborhood development (TND) characteristics and corresponding circulation systems. The street network within each neighborhood should exhibit the following characteristics:

(1) Individual blocks should be compact and average less than six hundred feet in length and average less than one thousand eight hundred feet in perimeter measured along the property line;

(2) Streets should be organized into a comprehensive hierarchical interconnected (grid-like) network;

(3) Cul-de-sac streets should be avoided unless natural topographic features or other environmental conditions justify their use; and

(4) The street network design must consider public safety, appropriate transit access and facilities, and pedestrian and bicycle connectivity.

(b) Street Network. The street network provides for the following roadway conditions:

(1) Arterial Streets. Arterial streets are major high-volume roadways often occurring at the neighborhood perimeters and include Boronda Road, San Juan Grade Road, Russell Road, Old Stage Road, Williams Road, Sanborn Road, Natividad Road, and Constitution Boulevard.

(2) Main Streets. Each village center shall also have a main street of shops. The main street should have two lanes with one lane in each direction with parking on both sides. In addition, areas of intense development within the villages may have commercial streets that have added dimension for more frequent truck delivery and emergency access to taller buildings.

(3) Connector Streets. Connector streets lead from village to neighborhood centers and from neighborhood to neighborhood. Their frequency is such that they replace minor arterials and collector streets with roads that are typically two travel lanes (turn lanes may be added at intersections if necessary) with on-street parking. Connector streets occur more frequently than traditional collector streets and are integral components of a neighborhood unlike many collector types of streets that have the potential to fracture neighborhood areas.

(4) Local Streets. Local streets form the basic network of medium and low density neighborhoods. These streets are intended to be as narrow as safety allows, provide primary access to the residences, and are typically lined with parallel parking to reduce traffic speeds.

(c) Street Sections. Each specific plan shall include neighborhood street sections appropriately sized for the expected demands as identified in Table 37-30.200 as follows:

Table 37-30.200 Proposed Future Growth Area Street Sections

Notes:

(a) Streets were the tested street sections.

(b) Measurements in feet.

(c) ADT favors quality of life/convenience and number of dwelling units fronting the street rather than physical capacity.

(d) Traffic-calming Features. The design of an interconnected street network must include provisions to discourage fast through-traffic on neighborhood connector and local streets. Traffic measures that restrict traffic at the expense of the overall interconnectedness and coherence of the future growth area should be avoided. While consideration must always be given to specific demands and conditions (e.g., traffic volume, proximity to larger roads, turning movements, special vehicle needs, and intersection spacing), recommended traffic management measures on connecting and local streets may include:

(1) Appropriate Street Widths. Each street's design should be based on its anticipated role within the project and surrounding neighborhoods. Street widths should be narrow enough to slow traffic, while accommodating demonstrated traffic demand at a reduced speed and providing adequate emergency vehicle access. Streets should not be wider than needed to accommodate demonstrated traffic demand.

(2) Traffic Circles. To slow and divert traffic, small traffic circles may be placed at the center of intersections. These islands should be landscaped, but foliage should be pruned to avoid obstructing drivers' views. Traffic circles function most efficiently when they are used without stop signs.

(3) Median Islands. These islands are installed in the center of a street, and can serve to narrow and redirect traffic lanes, manage traffic movements, and provide a safe pedestrian crossing.

(4) Bulb-outs, Textured Crosswalks, and Raised Intersections. These features can be used singly or in combination. Bulb-outs slow traffic and reduce pedestrian crossing distances by narrowing the curb-to-curb dimension of the street, either at an intersection or mid-block. Bulb-outs are typically created by eliminating the parking area next to the intersection when a turn lane is not needed. Crosswalks can be textured by means of special pavers or other treatment, to alert drivers that the area being traversed has a special identity for pedestrians. Raised intersections raise the entire intersection a few inches to make drivers aware of pedestrian crossings.

[Figure]

(5) "T" Intersections. Road alignments are generally offset at least one hundred fifty feet, forcing turning movements. If carefully sited, "T" intersections can also create prominent vistas to parks and civic features.

[Figure]

(6) Inappropriate Measures. Traffic-calming measures not recommended include the following:

(A) Speed Bumps. Speed bumps traverse travel lanes with raised strips that are typically three to four inches high. The need for speed bumps is symptomatic of road designs that fail to slow traffic. While offering a method for slowing traffic within pre-existing conditions, other methods for slowing traffic should be employed on new streets.

(B) Street Closure and Forced Turn. Using permanent barriers and diverters work against the creation of an interconnected street network, and is not recommended.

(e) Street Trees/Groundscaping. The future growth area shall be landscaped with a palette of street trees and groundscaping keyed to each of the differing street types, to help establish the hierarchy of streets and provide a cohesive theme for the area.

(1) Spacing. Street trees should be planted on both sides of streets and generally be spaced no more than forty feet apart.

[Figure]

(2) Species. Each street should typically have one dominant species of street tree for the sidewalk parkway planting area, with perhaps an additional street tree type for any in-street parking space trees or planted medians. Large-canopy deep-root street trees should be used on all streets. London Plane, Maple, and Elm are typical street trees used in our beautiful old time traditional neighborhoods.

(3) Plant Materials. Village center sidewalks are likely to be hardscaped, with generous tree grates around street trees. In residential districts, a common palette of groundscaping such as low plants is recommended for the area between paving and roadway. A judicious selection of plants includes consideration of site-specific conditions such as shade, wind, moisture, drought tolerance, and soils.

(f) Street Lights. Streets must be lit with light standards (fixtures and poles) with a consistent and high quality appearance throughout the area. Light bollards are also encouraged in areas with high pedestrian activity levels. The height of light standards should correspond to the activities they illuminate:

(1) Along Pedestrian Streets. Light standards in environments where pedestrians are the primary focus (e.g., main streets and pedestrian walkways) should be lower in height to create an environment that is more human in scale. These poles should be not more than twenty-five feet high and spaced approximately one hundred fifty feet to one hundred seventy-five feet along streets. A photometric plan shall be required to determine the appropriate spacing to achieve acceptable/reasonable lighting levels as approved by the city engineer.

[Figure]

(2) Along Primarily Automobile-oriented Streets. Light standards along major streets must relate to both vehicles and pedestrians at the edge of street, and may be taller than those on local and connector streets.

(3) Placement. To the extent feasible, light standards should be placed on both sides of the street in a triangulated pattern.

(g) Village Center Main Street Treatments.

(1) Kiosks. Kiosks serve as information booths and/or shelter for small vendors. Kiosk design should be consistent with the architectural style of surrounding buildings and any nearby landscaped frontages.

(2) Newspaper Racks. Newspaper racks should occur around major pedestrian gathering areas. The design should consolidate all vending boxes into one rack. Rack construction should use masonry elements or metal that complements other site furnishings in the area or the architecture of adjacent buildings. The rack should be attractive on all sides and properly anchored. Individual racks should not be permitted.

(3) Bicycle Racks. Bicycle racks should be selected that are durable and visually subdued. Based on their performance, "wave type," "loop racks," and "ribbon bars" are required and should be sized according to parking requirements. The color of bicycle racks should coordinate with the color scheme established for all of the street furnishings in the specific plan's main street area.

(4) Recycling and Solid Waste Disposal. Throughout the village center, solid waste and recycling receptacles should be provided. Receptacles should have vertical metal bars and be painted to match other recommended features. To avoid overflow, receptacles should be sized to be at least a thirty-gallon capacity, especially in commercial areas, and should be properly anchored. Multiple coats of a powder coating or comparable finish are recommended for durability.

(5) Planters. Planters should be simple in form. Round and square types are typically recommended. The planter's material should be durable and attractive. Planters should be at least three feet in diameter. Where planters are called for, group various sizes in clusters to enrich streetscapes and plazas.

(6) Street Paving and Furnishings. Paving, plants, and site furnishings should help set the character of the village and neighborhood centers. These features should be consistent with the following recommendations, whether in streets, parks, plazas, or as on-site landscaping:

(A) Paving. Special pavers are recommended in parks, plazas, and in crosswalks on main streets. Pavers should be durable and of brick, stone, or other materials appropriate to the traditional style of the region. Interlocking pavers should be used to avoid uneven edges. Paving patterns should be simple and should be reviewed to ensure quality and consistency.

(B) Tree Grates. Tree grates should occur along sidewalks and in plazas where a continuous walking surface is needed. Tree openings should be expandable.

(C) Tree Guards. Tree guards should extend vertically from tree grates to protect trees in highly active areas. To relate to other site furnishings, tree guard bars should be narrow and vertical, and should be attached to the tree grate. Welds should not be visible. Tree guards should be about four feet in height with openings varying in diameter according to tree species.

[Figure]

(Ord. No. 2463 (NCS).)