Specific plan area No. 10 includes the area bounded on the north
by single-family dwellings fronting on Rexton Street; on the east
by single-family dwellings fronting on Mayport Avenue; on the south
by Rosecrans Avenue; and on the west by a mobilehome park, as depicted
on Exhibit "A."
EXHIBIT "A" AREA MAP SPECIFIC PLAN AREA NO. 10
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(Prior code § 27-40.1; Ord. 21-1722 § 2)
This specific plan area is an instrument for guiding, coordinating
and regulating development as authorized in Article 8 of Chapter 3
of the State Planning and Zoning Law. In the specific plan area zone,
no building shall be erected, constructed, reconstructed or structurally
altered, nor shall any building or land be used, except as herein
after specifically provided and allowed by this title and by other
relevant chapters of the Norwalk Municipal Code.
(Prior code § 27-40.2; Ord. 21-1722 § 2)
The purpose of the specific plan area is to facilitate the systematic
implementation of the general plan and to serve as a basis for review
of more detailed plans. It is intended to establish a pattern for
the appropriate design, arrangement and relationship of buildings,
open space, circulation, land use and other features as necessary
to coordinate development and achieve a functionally and visually
integrated development. It is also intended to assure adequate design
and controls to mitigate factors such as noise, vibration, dust, odors,
and visual features detrimental to the project and its residents,
tenants or users. It is intended to capitalize upon certain special
qualities and opportunities of a designated area while permitting
a degree of flexibility favorable to unique and imaginative designs.
It is further intended to encourage and promote a high quality of
design and environment.
(Prior code § 27-40.3; Ord. 21-1722 § 2)
The basic objectives of this plan are to:
A. Provide
housing specifically designed to meet the needs of persons aged 55
years or older;
B. Provide
a secure, quiet environment for residential development free from
any obnoxious noise, dust and odors;
C. Provide
a highly attractive, stimulating, and innovative living environment
that will tend to stimulate the surrounding area and improve the development
characteristics of the area.
(Prior code § 27-40.4; Ord. 21-1722 § 2)
In order to achieve the foregoing objectives, the following
policies shall be applied in designing, managing and regulating development
and uses within the area:
A. Landscaping,
fencing, roof materials, and architectural design shall be integrated
to provide an appearance of outstanding visual quality to adjacent
residential and commercial properties and to motorists and pedestrians
on the bounding arterial and local residential streets.
B. Particularly
high standards shall be required in order to assure good quality in
the original development and to assure a high level of continued maintenance.
C. Landscaped
setbacks shall be provided along the perimeter of the site. A substantial
landscaped setback shall be provided adjacent to Rosecrans Avenue
and shall include mounds, decorative fencing and a substantial amount
of trees, shrubs and ground cover plant materials. Landscaping along
the side and rear property lines is intended to serve as a visual
buffer between the development and the adjacent single-family dwellings
and shall include tall trees, shrubs and groundcover.
D. A
sound attenuation wall, arrangement of buildings, arrangement of rooms,
and sound attenuation measures in construction shall be used to assure
quiet living conditions both indoors and outdoors on-site.
E. Walls,
fencing, gates, and access to property shall be arranged to provide
security to residents of the property. Security features shall be
reviewed and approved as part of the precise development plan.
(Prior code § 27-40.5; Ord. 21-1722 § 2)
The map entitled "Illustrative Plan, Specific Plan Area No.
10" is adopted as part of this specific plan area and is attached
as Exhibit "B." This illustrative plan represents a concept for implementation
of the objectives, policies, standards and regulations of this specific
plan area, and is not necessarily intended to serve as a guide for
development.
EXHIBIT "B" ILLUSTRATIVE PLAN SPECIFIC PLAN AREA NO. 10
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(Prior code § 27-40.6; Ord. 21-1722 § 2)
A. In
the specific plan area No. 10 zone, the following uses. may be permitted
subject to any conditions deemed necessary to accomplish the objectives
and policies of this specific plan area:
2. Accessory uses:
c. Offices for administrative and support staff,
B. In
order to meet the primary objective of this specific plan area, occupancy
of the units shall be restricted to persons aged 55 years and older.
Prior to the issuance of any permits for development of the site,
the property owner shall record a document, the form and content of
which is acceptable to the City Attorney and the Director of Community
Development, which sets forth this and any other occupancy restrictions.
(Prior code § 27-40.7; Ord. 21-1722 § 2)
The maximum density allowed shall be determined by plans and
designs that meet all open space, parking, and setback requirements,
with consideration given to the height of the buildings, whether parking
is attached to each unit, grouped or provided underground, and other
design features of the proposed development.
(Prior code § 27-40.8; Ord. 21-1722 § 2)
The following standards shall apply:
A. Open
Space. An area equal to 20% of the area of the site shall be provided
as open space. Parking areas, driveways and the required front yard
setback area shall not be included in the calculation of required
open space.
1. Private open space in the form of a patio or balcony shall be provided
adjacent to each dwelling unit. Each patio or balcony shall contain
a minimum of 60 square feet, and shall have a minimum dimension of
at least five feet in each direction.
2. Common open space for active and passive recreational purposes shall
contain a minimum of 25,000 square feet and shall maintain a minimum
dimension of at least 25 feet in every direction.
3. Pedestrian circulation shall be provided on-site so as to link residences
with common activity and recreation areas. All walkways shall be a
minimum of four feet wide and shall be constructed of brick, stone,
pebble aggregate concrete or decorative type paving.
B. Setbacks.
1. All buildings shall maintain a setback of 25 feet from the property line adjacent to Rosecrans Avenue, except that walls and/or fences not exceeding eight feet in height may be set back 12 feet from the property line. This setback area shall be landscaped as set forth in Section
17.09.1270.
2. Habitable structures shall maintain a setback 25 feet from the side
and rear property lines. Cantilevered balconies may project five feet
into this setback area. Garages and carports not exceeding 10 feet
in height may be located within five feet of the side and rear property
lines.
3. A three-foot wide (minimum) setback shall be provided adjacent to the rear property line. This setback area shall be landscaped in accordance with Section
17.09.1270, except at points of ingress and egress. Walls or fences not exceeding seven feet in height may be constructed within this setback area. In addition, tree welts shall be provided at intervals of approximately 18 feet, or one per every two parking stalls, along the side property lines. The size and location of such tree wells shall be reviewed and approved by the Director of Community Development.
C. Building
Dimensions. In general, no building shall have a horizontal dimension
greater than 160 feet unless at the time of precise development plan
review, a greater length is found to be in conformance with the intent
of this plan. No building shall have a horizontal dimension in excess
of 100 feet without two offsets of at least five feet.
D. Distance
Between Structures. There shall be a minimum distance of 10 feet between
detached structures.
E. Maximum
Building Height. No building or structure shall exceed three stories
or 40 feet in height, whichever is less. Required housing for elevator
equipment may exceed these limits upon approval of the Planning Commission.
F. Architecture.
All roof surfaces visible from ground level shall consist of terra
cotta clay or concrete tile, thick butt asphalt shingles which closely
resemble shakes, or other comparable material which may be approved
by the Director of Community Development. All roofs shall be Class
A fire rated.
G. Required
Design Features. In order to provide a living environment attractive
to elderly persons, the following features shall be included in the
project:
1. All units on the second and third floors shall have convenient access
to an elevator.
2. The units shall be designed so as to provide distinct areas for cooking,
living and sleeping. The units shall be designed to accommodate one
or two adults. All of the units shall contain one bedroom, except
that the managers unit may contain two bedrooms.
3. At least two percent of the units shall be designed so as to accommodate
persons confined to wheelchairs. These units shall include wider doorways,
lower countertops and fixtures, strategic placement of grab bars and
all other features required by State law.
H. Access
and Circulation.
1. Access from Rosecrans Avenue shall be located approximately 140 feet
from the easterly property line, as depicted on Exhibit "A." Left
turns to or from the development shall be prohibited at this location.
2. Secondary access to and from the development shall be provided from
Caulfield Avenue, as depicted on Exhibit "A."
3. All driveways adjacent to parking stalls shall be at least 26 feet
wide. Access drives shall be at least 18 feet wide, unless a wider
drive is required by the Fire Department. All driveways shall be designed
to support a 17 ton fire truck. Entrances and walkways shall be paved
or surfaced with a decorative material such as brick, pebble aggregate
or Bomanite.
I. Parking.
1. At least one parking space shall be provided for each dwelling unit.
Such spaces need not be covered.
2. Uncovered parking spaces should be located along the perimeter of
the site.
3. All parking spaces shall be at least nine feet wide, except that
parking spaces adjacent to a wall or structure shall be at least 10
feet wide. All stalls shall be at least 18 feet deep. In order to
maximize the amount of landscaping provided on-site, planters shall
be permitted to encroach into the first two and one-half feet of the
required landscaped areas.
4. No parking spaces may encroach into the required 15 foot wide landscaped
setback area adjacent to Rosecrans Avenue.
5. All parking spaces and driveways shall be paved with asphalt or concrete.
6. All parking spaces shall be arranged so that cars are not required
to back onto Rosecrans Avenue or Caulfield Avenue.
7. Tandem and parallel parking spaces shall be prohibited.
J. Fencing.
All walls and fences constructed on the site shall be of similar design,
color and material. All walls along the perimeter of the site shall
be seven feet high, and shall be constructed of solid decorative block
or concrete. Access gates at both entrances may be of open wrought
iron. Walls adjacent to public streets shall be treated with an anti-graffiti
coating approved by the City Engineer. The design and location of
all walls shall be approved by the Director of Community Development.
K. Landscaping.
1. A landscape and irrigation plan for the development shall be prepared
by a licensed landscape architect. Such plan shall show the location
of turf, trees, shrubs, walks, fences, and any ponds, fountains, or
other decorative features. The plan shall clearly portray a permanent
irrigation system, identify all plants by their botanical and common
names, and indicate the location, number and container size of all
shrubs and trees. The plan shall be reviewed and approved by the Director
of Community Development.
2. The number, size, location and species of theme trees shall be approved
by the Director of Community Development.
L. Storage.
1. All outdoor storage areas, including refuse storage sites, shall
be screened and maintained in a manner that prevents the creation
of any nuisance or otherwise detracts from the property value or residential
character of the neighborhood.
2. Refuse storage areas shall be conveniently located throughout the
development.
M. Recreational
Facilities and Ancillary Offices. In order to provide support facilities
for the elderly tenants, the development shall include a recreation
facility. The facility may be detached or within a residential structure,
but should be centrally located so as to be conveniently accessible
to all residents. Space for the following uses shall be provided within
the facility:
1. Multipurpose room large enough to accommodate all occupants of the
development;
5. Offices for the support staff (i.e., the manager, assistant, activities
director);
6. If desired, offices for additional professional personnel that may
provide services for the residents on a full-time or part-time basis
(i.e., a doctor, nurse, optometrist, or counselor). If professional
services are provided on-site, no clients other than residents may
utilize such services.
N. Cable
Television Conduit. The developer shall be required to install and
stub a conduit system to each dwelling unit and the recreation building(s)
for future installation of a community antenna television system.
The City has granted a franchise to a community antenna television
corporation and intends to provide for this system in advance in order
to alleviate the burden of installation after construction of a residential
development. The conduit system shall be in accordance with the current
development standards for cable television. The specifications for
the conduit system shall be subject to the approval of the Director
of Public Services.
O. Signs. The provisions of Chapter
17.03, Article III of the Norwalk Municipal Code shall apply to this area.
P. Mechanical
Equipment.
1. All permanent mechanical equipment, including fixed and built-in
domestic appliances, shall be shock-mounted if determined to be a
source of structural vibration or noise.
2. Air Conditioning and Filtration Systems.
a. Equipment shall be permitted on the roof only if the buildings are
specifically designed to accommodate such equipment, and the unit(s)
are not visible or audible from an adjacent property, structure or
street. Plans for the installation of such rooftop equipment shall
be reviewed and approved by the Director of Community Development.
b. No noise shall be generated which causes the maximum noise level
at any point on the property lines surrounding the site to exceed
the ambient (background) noise level, including traffic noise, by
five dBA measured at the same point, or to exceed 55 dBA, whichever
is greater.
c. Units shall be mounted on a concrete slab and/or platform determined
to be structurally sound.
d. To reduce the noise and visual impacts of the units, all equipment
shall be screened in a manner acceptable to the Director of Community
Development.
e. Units shall be carefully sited so as to minimize noise impacts on
adjacent properties. The ARI sound rating numbers of any air conditioning
unit shall be 8.0 or less as identified in the most recent publication
of the Air Conditioning and Refrigeration Institute (ARI) Directory
of Certified Sound-Rated Outdoor Unitary Equipment.
f. Units shall have fans located on the top of the unit. Fans are prohibited
from being located on the sides of a unit.
g. Portable window and wall units may be permitted, provided that they comply with all preceding standards, except subsections
(P)(2) (c) and (f) of this section.
3. Solar Energy Systems. Solar energy systems, if installed, shall be
designed so as to be an integral part of the roof on which they are
mounted. Installation of solar energy systems shall be in accordance
with the provisions of the Planning Commission Policy Statement No.
25.
Q. Structural
Soundproofing. Soundproofing shall be provided. The amount and type
of soundproofing for walls, roofs and windows shall be sufficient
to maintain a maximum ambient noise level in living areas of no greater
than 45 CNEL with all windows, doors and other openings closed. Specific
soundproofing requirements shall include, but not be limited to, the
following:
1. Windows. To meet the required ambient noise level in living areas,
all windows within 65 CNEL contours, both fixed and open able, shall
be required to consist of either double-strength glass or double-paned
glass.
2. Doors. Doors shall be acoustically designed with gasketed stops and
an integral drop seal.
3. Roofs and Ceilings. Special insulation or design features may be
required for roofs and/or ceilings to meet the required interior ambient
noise level.
4. Walls. Exterior walls of living areas shall be of a special type
of construction and/or include special insulation depending on the
maximum ambient noise levels generated at any time. Occupancy shall
be withheld or a bond not to exceed $10,000 shall be filed with the
City to guarantee that all acoustical standards and acoustical requirements
set forth in this article are met; and a final investigation and acoustical
tests shall be made prior to final approval to determine compliance.
R. Laundry
Facilities. Laundry facilities for the use of residents shall be conveniently
located on each floor of the residential buildings.
S. Security.
1. The design of the residential development shall include fencing,
electronic gates, a visitor call system and/or other features necessary
to provide adequate security. The location of access gates shall be
reviewed and approved by the Directors of Community Development and
Public Services.
2. An internal security system shall be installed in each unit which
will permit residents to quickly and easily summon assistance in an
emergency.
(Prior code § 27-40.9; Ord. 21-1722 § 2)
If the City determines that consultant services are necessary
to evaluate the environmental impact of or to a proposed or existing
use, the City may retain an expert consultant or consultants to study
and report on the compliance or noncompliance of the proposed or existing
use with required standards, and to advise how a proposed or existing
use, if found to be at variance, can be brought into compliance with
standards.
Such consultants shall be fully qualified to provide the required
information and shall be persons or firms mutually agreeable to the
Director of Community Development and to the owner or operator of
the use in question. In the event of inability to select a mutually
agreeable consultant, the City shall select the consultant. The cost
of the consultant's services shall be borne by the owner or developer
of the property in question, who shall file with the City a bond in
an amount not to exceed $10,000 to guarantee payment of such costs.
The owner or developer of the use in question shall be required
to comply with any reasonable request for information considered useful
by the consultant in determining the environmental impact of a proposed
use. Failure to provide any required bond or information shall constitute
a violation of this code and shall constitute cause for denying a
precise development plan application or other City permits.
(Prior code § 27-40.10; Ord. 21-1722 § 2)
Any expansion of the boundaries or any amendment to the objectives, policies, standards, and regulations of this specific plan area shall be accomplished in accordance with the procedures set forth in Chapter
17.02, Article I of the Norwalk Municipal Code.
(Prior code § 27-40.11; Ord. 21-1722 § 2)
In order to equitably and effectively protect public health,
safety, morals and general welfare of the community in conjunction
with development and use of the specific plan area property, compliance
with other applicable provisions of the Norwalk Municipal Code shall
be required as deemed appropriate.
(Prior code § 27-40.12; Ord. 21-1722 § 2)