Salinas Municipal Code Div. 2 Residential (R) Districts

In addition to the general purposes listed in Article I, Division 1: General Provisions, the purpose of the residential low density (R-L) district regulations is to:

(a) Provide appropriately located areas for single-family dwellings where the minimum density is not less than six dwelling units per net acre and the maximum density is not more than eight dwelling units per net acre without density bonus that are consistent with the general plan and with standards of public health and safety established by the Municipal Code;

(b) Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, inappropriate population density, traffic congestion, and other adverse environmental impacts;

(c) Promote development of affordable housing, housing for qualifying residents, and day care facilities by providing a density bonus for projects, which meet state and/or city density bonus requirements;

(d) Achieve design compatibility through the use of site development regulations and design standards;

(e) Provide sites for public and semipublic land uses needed to complement residential development or requiring a residential environment;

(f) Ensure the provision of public services and facilities needed to accommodate planned population densities;

(g) Encourage attractive and interesting single-family residential streetscapes and dwelling units that are pedestrian-oriented and reflect traditional neighborhood design principles; and

(h) Promote safe residential neighborhoods through the incorporation of crime prevention through environmental design (CPTED) features in dwelling and site design.

(Ord. No. 2463 (NCS).)

Table 37-30.30 identifies the use classifications for properties located in the residential low density (R-L) district:

Table 37-30.30 Residential Low Density (R-L) District 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), §§ 23, 24, 5-18-2010; Ord. No. 2532 (NCS), § 9, 11-13-2012; Ord. No. 2581 (NCS), § 6, 12-6-2016; Ord. No. 2623 (NCS), § 6, 11-5-2019; Ord. No. 2656 (NCS), § 2, 5-10-2022; Ord. No. 2693 (NCS), § 3, 2-24-2026)

Editor's note— Ord. No. 2532 (NCS), § 9, adopted Nov. 13, 2012, set out provisions adding note (12). To avoid number duplication, and at the editor's discretion, these provisions were included as note (13).

Table 37-30.40 identifies the development regulations for the residential low density (R-L) district:

Table 37-30.40 Residential Low Density (R-L) District Development Regulations

Notes:

(Ord. No. 2463 (NCS).)

(a) Purpose. These design standards are intended to assist the designer in understanding the city's requirements for high quality low density residential development. These standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various regulations. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. These standards are also intended to promote low density development, which is pedestrian-oriented, safe, and reflects traditional neighborhood design principles.

(b) Site Planning. It is the intent of these standards to discourage developments where identical single-family dwelling units march down long, uninterrupted streets, with no variation in building scale, placement, or the street scene, and which create no sense of place. Rather, these standards are intended to encourage single-family dwelling units with attached porches and with garages placed back from the street or accessed from rear alleys to promote visual interest, neighborhood interaction, and facilitate natural surveillance by residents and pedestrians.

[Figure]

(1) Varied Side Yards. Varying the distance between adjoining single-family dwelling units, or between dwelling units and fences, results in different types of yards and private patio areas.

(2) Lot Orientation. On curves or at corners, lots can often be oriented in a different direction than those at mid-block. In these cases, some lots can be nonrectangular and angled on the street. Structures and windows should be oriented so that a majority of primary living spaces receive direct sunlight during the daylight hours and adequate cross-ventilation. In new projects, structures should be positioned to avoid creating severe shadow impacts.

(3) Varied Lot Widths. Making some lots wider and some narrower than the average can provide different amounts of open areas between structures. It also allows placement of different shapes and sizes of single-family dwelling units. On narrow lots, a variation of only three feet or four feet makes a perceptible difference.

(c) Natural Surveillance. Whenever feasible, design and placement of residential dwellings 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 and type of landscape materials, types of walls and fences (including the use of picket, wrought-iron, and similar materials to promote visibility when appropriate), and other physical obstructions in a manner that discourages the potential for criminal activity.

(d) Architecture.

(1) There is no particular architectural style required for residential structures; however, the focus shall be on the development of neighborhoods exhibiting high quality architecture.

(2) In general, the architecture shall be compatible with the surrounding area.

(3) Individual dwelling units shall be distinguishable from one another to reduce monotony and provide an interesting streetscape.

(4) Windows and entry features should be emphasized over garage doors on street facades of structures. Front entry doors and features should be visible and easily recognizable from the street. All front entry doors shall include a porch or a covered architectural entry feature that is oriented to the street.

(5) When provided, porches should extend at least six feet along the front or corner side facade of the structure not including the garage face and shall be compatible with and complementary to the architectural style of the dwelling.

(6) Window and front entry door placement shall maximize visibility of the street. At least one major window (not including the front door) that looks out onto the street shall be provided from each room located on the front and corner side facades of the structure to provide "eyes on the street."

(7) Window and front entry door design shall be compatible and complementary to the building design.

(8) The entire structure shall have a coherent architectural style with the transition from the front, sides, and rear elevations being gradual not abrupt. Architectural style and details shall be consistent on all facades that are visible from adjacent streets or alleys.

(9) Architectural details and exterior colors shall reinforce and enhance the architectural form and style of the structure.

(e) Mass and Scale. Mass and scale should relate to the use of the structure as a single-family dwelling. Also, the scale of a structure shall be within a human scale so as not to overwhelm or dominate its surroundings.

(f) Facade and Roof Articulation.

(1) The articulation of facades and the massing of structures give them richness and scale. Long uninterrupted exterior walls in excess of thirty feet shall be generally avoided on all structures. Larger wall and roof planes shall include three-dimensional features such as porches, balconies, bay window, dormers, and similar features.

(2) The integration of varied texture, relief, color, and design accents on building walls can soften the architecture and is encouraged.

(3) For sloped roofs, both vertical and horizontal articulation is encouraged. Rooflines shall be compatible with the design and scale of surrounding dwelling units. Roof articulation may be achieved by changes in plane of no less than two and one-half feet and/or the use of traditional roof forms such as gables, hips, and dormers. Flat roofs and A-frame type roofs are discouraged unless appropriate to the architectural style of the dwelling unit and/or to facilitate passive and nonpassive solar panels.

(4) The integration of skylights and the orientation of structures in order to promote natural day lighting is encouraged.

(g) Varied Structure Design. Design of structures shall be varied in tract developments to reduce monotony and create variety and interest. A reasonable difference in the massing and composition (not just finish materials) of each adjacent dwelling unit shall be accomplished. One design should not be repeated more frequently than each fourth dwelling unit. Each street block shall also include a variety of model elevations.

[Figure]

(h) Materials.

(1) The choice and mix of materials on the facades of structures and garage doors is important in providing an attractive living environment. Materials shall be consistently applied on all facades of a structure visible from adjacent streets and alleys and be chosen to work harmoniously with adjacent materials.

(2) Exterior detailing, piecemeal embellishment, and frequent changes in materials shall be generally avoided. Materials tend to appear substantial and integral when material changes occur at changes in plane. Material or color changes at the outside corners of structures give an impression of thinness and artificiality that should be avoided. Material changes should not occur at external corners, but may occur at reverse or interior corners. Material changes not accompanied by changes in plane give materials an insubstantial or applied quality.

[Figure]

(3) Varying the building and roof materials from dwelling unit to dwelling unit is encouraged to promote individual identity and provide a varied streetscape.

(4) The use of renewable and sustainable building materials is encouraged.

(i) Colors.

(1) Exterior building and roof colors shall be appropriate to and generally compatible with the architectural style of the dwelling unit. In general, subdued colors are more appropriate on the body of a structure with bright or bold colors generally limited to architectural details and window and door trim. Garish or overly bold colors should be avoided.

(2) Varying the roof and building colors from dwelling unit to dwelling unit is encouraged.

(3) All structures on a site shall have a compatible color scheme (including the roof color).

(4) Roof flashing, rain gutters, downspouts, vents, and other roof protrusions shall be finished to complement the adjacent materials and/or colors.

(j) Garages.

(1) Garage doors shall be adequately setback to keep the sidewalk clear of vehicles at all times.

(2) Front entry garages shall be recessed a minimum of five feet behind the street facade of the principal residential structure except for side-entry garages. Garages that are located behind the principal residential structure or are rear-entry accessible from alleys are strongly encouraged to reduce the visual prominence of the garage on the streetscape.

(3) Varied garage placements are encouraged to break up the monotony of all garage doors being parallel to the street.

(4) Garage doors shall appear to be set into the walls rather than flush with the exterior wall of the structure. Garages shall generally not occupy more than fifty percent of any street facade of the principal residential structure.

(5) A variety of compatible garage door designs shall be used throughout a project to ensure variety. The design of the garage door shall relate to the particular architectural style selected for the structure.

(6) New or remodeled garages are encouraged to be designed to provide facilities for vehicles with alternative fueling systems (such as appropriate outlets for electric vehicle charging, etc.).

(k) Fences and Walls.

(1) Walls and fences are an integral part of the streetscape. The use of picket, wrought-iron, and similar style fencing that promotes visibility is encouraged.

(2) The use of sound walls shall be minimized except when required as an environmental mitigation measure. Sound walls shall be of masonry, concrete, smooth stucco finish, or other approved material; however, decorative elements (such as tile insets, etc.) may also be incorporated into sound walls to improve their appearance. The style, material, and color of sound walls shall complement neighborhood architecture. All sides of sound walls visible from public or private streets shall be architecturally treated.

(3) For all other walls and fences, no exposed structural components (unfinished or painted concrete blocks, wood fence framing, etc.) shall be visible from public and private streets.

(4) Chain link fencing with or without slats is prohibited in the front and corner side yards of lots with residential dwelling units.

(l) Screening. Any heating or cooling equipment or other mechanical equipment (excluding solar panels), whether on the roof, side of structure, or on the ground, shall be screened from view of public or private streets. The method of screening must be architecturally compatible in terms of materials, color, shape, and size. The screening design shall blend with the building design.

(m) Infill in Existing Neighborhoods.

(1) For infill residential development in established neighborhoods, see Section 37-50.110: Infill residential development in the R-L district.

(2) Residential additions shall incorporate the distinctive architectural characteristics of the existing dwelling unit such as window and door level of detailing, decoration, materials, roof style and pitch, finished floor height, porches, and bay windows.

(3) Residential additions shall continue the functional, on-site relationships of the surrounding neighborhood. For example, in many older neighborhoods, common patterns that shall be continued are architectural entry features facing the street, front porches, and parking at the rear.

(n) Accessory Structures. The design of accessory structures shall be compatible with the principal residential structure through the use of complementary architectural style, exterior building and roofing colors and materials, and landscaping styles.

(o) Cul-de-sac Treatments. Cul-de-sac streets shall be avoided. However, when terrain, traffic safety, or environmental constraints require the use of a cul-de-sac, the cul-de-sac street shall not exceed four hundred feet in length. For cul-de-sac streets located near public facilities, shopping, arterial or collector streets, or transit stops, openings shall be provided at the end of the street for pedestrians, bicyclists, and landscaping. Such openings are pedestrian-friendly and promote connectivity between neighborhoods.

(p) 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).

(q) Traffic Calming. Use of traffic-calming measures such as street bulb-outs, mini-circles, chicanes, short street segments, and roundabouts as determined appropriate by the city engineer are encouraged, especially in tract developments, to slow traffic and make streets more pedestrian-friendly. Street segments that are long and uninterrupted are to be avoided.

(r) Internal Circulation. Internal circulation (see definition of internal circulation Section 37-10.330: "I" definitions) shall be provided between all habitable rooms in a residential dwelling unit.

(Ord. No. 2463 (NCS).)

In addition to the general purposes listed in Article I, Division 1: General Provisions, the purpose of the residential medium density (RM) districts regulations is to:

(a) Provide appropriately located areas for single-family and medium density multifamily dwellings consistent with the general plan and with standards of public health and safety established by the Municipal Code;

(b) Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, inappropriate population density, traffic congestion, and other adverse environmental impacts;

(c) Promote development of affordable housing, housing for qualifying residents, and day care facilities by providing a density bonus for projects that meet state and/or city density bonus requirements;

(d) Achieve design compatibility through the use of site development regulations and design standards;

(e) Protect adjoining lower density residential districts from excessive noise or loss of sun, light, quiet, and privacy resulting from proximity to higher density and multifamily dwellings;

(f) Provide sites for public and semipublic land uses needed to complement residential development or requiring a residential environment;

(g) Ensure the provision of public services and facilities needed to accommodate planned population densities;

(h) Encourage attractive and interesting residential streetscapes, dwelling units, and developments that are pedestrian-oriented and reflect traditional neighborhood design principles; and

(i) Promote safe residential neighborhoods through the use of crime prevention through environmental design (CPTED) features in dwelling and site design;

(j) The additional purposes of each R-M district are as follows:

(1) R-M-3.6: to provide for detached and attached single-family dwelling units on small lots where the minimum density is more than eight dwelling units per net acre and the maximum density is not more than twelve dwelling units per net acre without density bonus;

(2) R-M-2.9: to provide for medium density dwellings where the minimum density is more than eight dwelling units per net acre and the maximum density is not more than fifteen dwelling units per net acre without density bonus.

(Ord. No. 2463 (NCS).)

Table 37-30.50 identifies the use classifications for properties located in the residential medium density (R-M) districts:

Table 37-30.50 Residential Medium Density (R-M) 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. 2532 (NCS), § 10, 11-13-2012; Ord. No. 2581 (NCS), § 7, 12-6-2016; Ord. No. 2623 (NCS), § 7, 11-5-2019; Ord. No. 2656 (NCS), § 3, 5-10-2022; Ord. No. 2693 (NCS), § 4, 2-24-2026)

Table 37-30.60 identifies the development regulations for the residential medium density (R-M) districts:

Table 37-30.60 Residential Medium Density (R-M) Districts Development Regulations

Notes:

(Ord. No. 2463 (NCS).)

(Ord. No. 2569 (NCS), § 3, 4-19-2016)

The design standards that are applicable to single and multifamily dwellings in the residential medium (RM) districts are contained in Section 37-30.080: Design standards (residential low density (R-L) district) and Section 37-30.180: Design standards (residential high density (R-H) district). These design standards are intended to assist the designer in understanding the city's requirements for high quality, small-lot, single-family residential development and medium density multifamily residential development. These standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various regulations. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. The standards are also intended to encourage medium density development, which is pedestrian-oriented, safe, and reflects traditional neighborhood design principles.

(Ord. No. 2463 (NCS).)

In addition to the general purposes listed in Article I, Division 1: General Provisions, the purpose of the residential high density (RH) district regulations is to:

(a) Provide appropriately located areas for high density and multifamily dwellings consistent with the general plan and with standards of public health and safety established by the Municipal Code;

(b) Provide adequate light, air, privacy, and open space for each dwelling unit and protect residents from the harmful effects of excessive noise, inappropriate population density, traffic congestion, and other adverse environmental impacts;

(c) Promote development of affordable housing, housing for qualifying residents, and day care facilities by providing a density bonus for projects, which meet state and/or city density bonus requirements;

(d) Achieve design compatibility through the use of site development regulations and design standards;

(e) Protect adjoining low and medium density residential districts from excessive noise or loss of sun, light, quiet, and privacy resulting from proximity to multifamily dwellings;

(f) Provide sites for public and semipublic land uses needed to complement residential development or requiring a residential environment;

(g) Ensure the provision of public services and facilities needed to accommodate planned population densities;

(h) Encourage attractive and interesting residential streetscapes and high density developments that are pedestrian-oriented and reflect traditional residential design principles; and

(i) Promote safe residential neighborhoods through the incorporation of crime prevention through environmental design (CPTED) features in dwelling and site design;

(j) The additional purposes of each R-H district are as follows:

(1) R-H-2.1: to provide for high density multifamily dwelling units where the minimum density is more than fifteen dwelling units per net acre and the maximum density is not more than twenty dwelling units per net acre without density bonus;

(2) R-H-1.8: to provide for high density multifamily dwelling units where the minimum density is more than fifteen dwelling units per net acre and the maximum density is not more than twenty-four dwelling units per net acre without density bonus.

(Ord. No. 2463 (NCS).)

Table 37-30.70 identifies the use classifications for properties located in the residential high density (R-H) districts:

Table 37-30.70 Residential High Density (R-H) 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. 2581 (NCS), § 8, 12-6-2016; Ord. No. 2656 (NCS), § 4, 5-10-2022; Ord. No. 2693 (NCS), § 5, 2-24-2026)

Table 37-30.80 identifies the development regulations for the residential high density (R-H) districts:

Table 37-30.80 Residential High Density (R-H) Districts Development Regulations

(Ord. No. 2463 (NCS).)

(Ord. No. 2537 (NCS), § 1, 4-30-2013; Ord. No. 2569 (NCS), § 3, 4-19-2016; Ord. No. 2592 (NCS), § 1)

(a) Purpose. These design standards are intended to assist the designer in understanding the city's requirements for high quality multifamily and higher density residential development. These standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various regulations. The designer shall also refer to the R-L district design standards, as many of the same architectural and design principles shall be applicable to higher density developments. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. The standards are also intended to promote higher density development that is pedestrian-oriented, safe, and reflects traditional neighborhood design principles.

(b) Site Planning.

(1) Multifamily housing, because of its higher densities, tends to generate large parking areas. If not properly designed, parking facilities can dominate the site and open spaces may be relegated to leftover areas, not related to the structures or the people who live there.

(2) Multifamily developments with dwelling units that face the street are highly encouraged. Developments that are surrounded by parking lots and rows of carports are examples of practices to be avoided. Instead, multifamily developments that have dwelling units that are oriented to the street, with covered architectural entry features or front porches that provide direct access to the street, and parking areas that are located to the rear of the dwelling units are desirable. Such site planning and design promotes neighborhood interaction, provides "eyes on the street," and ensures a more pedestrian-friendly streetscape.

(3) Clustering of multifamily dwelling units should be a consistent site planning element. Structures composed of a series of simple yet varied planes assure compatibility and variety in overall building form. This can be accomplished through the use of design techniques such as:

(A) Varying front setbacks within the same structure;

(B) Staggered and jogged dwelling unit planes;

(C) Using reverse building plans to add variety;

(D) A maximum of two adjacent dwelling units with identical wall and rooflines; and

(E) Using a variety of orientations to avoid the monotony of garage door corridors.

(4) Natural Surveillance. Whenever feasible, design and placement of residential dwellings 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 and type of landscape materials, types of walls and fences (including the use of picket, wrought-iron, and similar materials to promote visibility when appropriate), and other physical obstructions in a manner that discourages the potential for criminal activity.

(d) Architecture. There is no particular architectural style required for multifamily residential structures. The primary focus shall be on constructing a high quality residential environment. The criteria presented here strives for this "quality" through descriptions and examples of appropriate building materials and architectural expression:

(1) In general, the design of multifamily developments shall consider compatibility with the surrounding neighborhood. The design should ensure that the height and bulk of higher density projects do not adversely impact or overwhelm lower density residential areas.

(2) Multifamily developments shall utilize a unifying theme and a consistent use of architectural elements and forms.

(3) Architectural styles that incorporate three-dimensional features such as porches, balconies, bay windows, dormers, and similar features shall be used to break up large wall and roof surfaces and create visual interest. The "barrack or motel" look shall be avoided.

(4) All elevations of the residential structures visible from streets and common open space areas in the project shall be architecturally treated.

(e) Mass and Scale. Because multifamily projects are usually taller than one story, their bulk can impose on surrounding uses. The scale of such projects shall be considered within the context of their surroundings. Large projects should be broken up into groups of structures. The use of single "mega-structures" shall be avoided in favor of structures that have a "human" scale.

(f) Materials. Materials selected for multifamily projects shall be very durable and require low maintenance. Piecemeal embellishment and frequent changes in materials shall be avoided. A palette of materials that convey an image of quality and durability shall be used. Painted surfaces shall reinforce and be compatible with the architectural style of the buildings.

(g) Facade and Roof Articulation. Long, unbroken facades and box-like forms shall be avoided. Building facades shall be broken up to give the appearance of a collection of smaller structures. To the extent possible, each of the dwelling units shall be individually recognizable. Separations, changes in plane and height, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables, and the pattern and rhythm of windows and doors help mitigate the barrack-like appearance of flat walls and roofs of excessive length. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof applied at the structure's edge. Structures should incorporate at least one of the following:

(1) For each dwelling unit, at least one architectural projection not less than two feet from the wall plane and not less than four feet wide shall be provided. Such projections shall extend the full height of single story structures, at least half the height of a two-story building, and two-thirds the height of a three-story building; or

(2) A change in wall plane of at least three feet in depth for each two dwelling units shall be provided.

[Figure]

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(h) Colors.

(1) Exterior building and roofing colors shall be appropriate to and enhance the architectural style and materials of the structure. Large areas of intense primary color shall generally be avoided as the dominant overall color for a structure.

(2) Primary or bold colors may only be used to accent architectural elements, such as door and window frames, trim, and similar features.

(3) Minimize the number of colors that appear on the structure's exterior. Smaller residential structures shall generally use no more than three colors unless appropriate to the architectural style.

(4) Roof flashing, rain gutters, and downspouts, vents, and other roof protrusions shall be finished to complement the adjacent materials and/or colors.

(i) Project Entries. Project entry areas provide the resident and visitor with an overview to the project and create a positive identity for the development. They should provide an open window with landscaping, open space areas, and project directories. Special attention should be given to hardscape and landscape treatments to enhance the overall project image.

(j) Parking.

(1) Parking Lots and Drives.

(A) In multifamily projects, large, monotonous, and undivided parking lots shall not be permitted. Parking areas shall be located to the rear of residential structures or within the interior of the development to reduce their visual impact on the streetscape. When environmental considerations or site constraints preclude such parking locations, dispersed parking courts located to the side of the dwelling units are the desired alternative. In such case, the parking courts shall be screened from view of adjacent streets by a landscape planter and shall not be located closer to the street than the street facade building line of the principal residential structure.

(B) Parking driveways, when located along the frontage of a site, isolate the development from its surroundings. Such driveways shall be avoided.

(C) Parking areas shall be conveniently located to the dwelling units that use them.

(D) Parking areas are encouraged to provide facilities for vehicles with alternative fueling systems (such as electric vehicle charging areas, etc.).

(E) The principal vehicular access into a multifamily housing project shall be through an entry drive rather than a parking lot driveway whenever feasible. Colored, textured paving treatment at entry drives is required at a minimum depth of ten feet located immediately behind the street property line. When separate exit drives are provided a matching treatment shall be required. Landscaping and site design should frame and distinguish entry and exit drives.

(2) Parking Courts.

(A) A parking court of any length shall not consist of more than two double-loaded parking aisles (bays) adjacent to each other.

(B) The length of a parking court shall generally not exceed fourteen parking spaces.

(C) Parking courts shall be separated from each other by dwelling units or by a landscaped buffer not less than thirty feet wide.

[Figure]

(3) Garages.

(A) Individual parking garages within residential structures shall be enclosed behind garage doors.

(B) Garages with parking aprons less than twenty-three feet in length shall have automatic garage door openers and sectional roll-up doors.

(C) Rowhouse dwellings that front public streets shall have garages accessible from alleys/driveways located at the rear of the project.

(D) Garages in multifamily developments shall be accessible only from the interior of a development and shall be oriented to not face public streets.

(4) Carports. Where carports are permitted, they must follow the same criteria for spatial arrangement as parking courts. Carports may be incorporated with patio walls or used to define public and private open space, but incorporating carports into exterior project walls adjacent to streets is prohibited. The ends of each cluster of carports shall be landscaped if visible from public or private streets, alleys, or adjacent properties. No more than an average of ten covered spaces of uninterrupted parking shall generally be permitted.

(5) Pedestrian Access from Parking. Landscape bulbs shall, wherever possible, align with major building entrances to provide pedestrian access to the building entrance from a parking court or drive. Bulbs that align with entrances should be at least two car spaces wide and should include a pathway as well as a vertical landscape or architectural element such as a trellis or a tree.

[Figure]

(k) Usable Open Space.

(1) Residents of housing projects shall have safe and efficient access to usable open space, whether public or private, for recreation, and social activities. The design and orientation of these areas should take advantage of available sunlight and be sheltered from the wind, noise, and traffic on adjacent streets, and incompatible uses.

(2) Required common open spaces shall be conveniently and centrally located to the majority of dwelling units in the development to promote a sense of community. Open space areas located within center courtyards is encouraged to provide resident privacy and security.

(3) Common usable open spaces and children's play areas shall be visible from individual dwelling units and be connected to the internal pedestrian system in the development.

(4) Private usable open spaces shall be contiguous to and have direct pedestrian access from the dwelling units they serve.

(5) All usable open space areas shall have appropriate lighting and be regularly maintained to reduce the potential for criminal activities.

(l) Landscaping. All areas not covered by structures, drives, parking, or hardscape shall be appropriately landscaped and maintained. Landscaping is used to frame, soften, and embellish the quality of the environment, to buffer dwelling units from undesirable views, and to break up large expanses of parking. To accomplish these design objectives, landscape elements need vertical dimension. Trees and tall shrubs are needed in addition to grass, small shrubs, and groundcover. Trees can also be used to provide shading and climatic cooling of nearby dwelling units and moderate prevailing winds.

(m) Recycling and Solid Waste Disposal. Recycling and solid waste disposal areas must be fully enclosed by masonry walls and solid gates, and such facilities shall meet the service needs of the city's solid waste operator. These enclosures shall be softened with landscaping on their most visible sides when practical. Recommended locations include inside parking courts or at the end of parking bays. Locations shall be conveniently accessible for trash collection, maintenance, and pedestrians (a separate walk-in access shall be provided), shall minimize solid waste vehicle driveway length into the property, and shall not block access drives during loading operations.

[Figure]

(n) Security. Multifamily projects shall be designed to provide the appropriate amount of security for residents and visitors. Parking and other site amenities shall be appropriately lit and located so as to be visible from dwelling units. Landscaping and dwelling unit design, including window, door, and balcony/porch placement, shall be planned and maintained to provide views into places where people gather, including adjacent open space areas, on-site recreational facilities/tot lots, and streets and alleys.

(o) Dwelling Unit Access. The use of long, monotonous access balconies and corridors that provide access to five or more dwelling units shall be avoided. Instead, access points to dwelling units should be clustered in groups of four or less. To the extent possible, the entrances to individual dwelling units shall be plainly visible from nearby parking areas and/or streets, as applicable. The use of distinctive architectural elements and materials to denote individual entrances is required. Individual dwelling units located adjacent to a public street shall be generally oriented to the street and include an entry feature such as porch that provides direct access to the street.

(p) Exterior Stairs. When provided, simple, clean, bold projections of stairways are encouraged to complement the architectural massing and form of the multifamily structure. Stairways shall be of smooth stucco, plaster, or wood, with accent trim of complementary colors and railings appropriate to the architectural style of the residential structure. Thin-looking, open metal, prefabricated stairs are discouraged.

(q) Accessory Structures.

(1) Carports, detached garages, and other accessory structures shall be designed as an integral part of the architecture of projects. They shall be similar in materials, colors, and detail to the principal structure(s) of a development.

(2) Carports, garages, and other accessory structures shall have a consistent roof design and pitch with the principal residential structure.

(3) A carport's vertical support structure shall have sufficient mass to be visually as well as structurally harmonious with the roof structure. Thin-looking posts or poles shall be avoided.

(4) Where garages are provided, doors shall appear to be set into walls rather than flush with the exterior wall.

(r) Solar Panels. Solar panels shall generally be integrated into the roof design. Frames shall be colored to match roof colors. Natural aluminum finish is strongly discouraged. Any mechanical equipment shall be enclosed and completely screened from view.

(s) Mechanical and Utility Equipment. All mechanical equipment whether mounted on the roof or ground must be screened from view. Utility meters and equipment shall be placed in locations that are not exposed to view from the street or they must be suitably screened. All screening devices shall be compatible with the architecture and color of the adjacent structures.

[Figure]

(t) Infill Multifamily in Existing Neighborhoods. Efforts shall be made to integrate new multifamily projects into existing neighborhoods so that they are compatible with adjacent structures and fit within the context of the existing neighborhood.

(1) Site Design. New multifamily developments shall be designed to continue the on-site relationships of the original structure(s) and surrounding neighborhood.

(2) Front Yard Setbacks. Front yard setbacks for new multifamily developments shall be compatible with the setbacks of adjacent properties.

(3) Architectural Compatibility. New multifamily development in existing neighborhoods shall incorporate architectural characteristics and maintain the scale of existing structures on the property and surrounding development. For example: window and door detaining, facade decoration, materials, color, roof style and pitch, and porches.

(4) Neighborhood Privacy. To provide privacy for adjacent dwelling units, windows on the second and higher floors of buildings which directly face or abut dwelling units in lower density residential zones should be designed either as translucent, louvered, or utilize another solution to achieve privacy for the adjacent dwelling units.

[Figure]

(u) 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).

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 26, 5-18-2010)