Specific plan area No. 11 applies to the area bounded on the
north by an existing automobile service station and Imperial Highway;
on the east by the City of Norwalk's maintenance facility; on the
south by Civic Center Drive; and on the west by Bloomfield Avenue.
The location is depicted on the map identified as Exhibit "A."
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EXHIBIT "A" AREA MAP SPECIFIC PLAN AREA NO. 11
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(Prior code § 27-41.1; 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 chapter and by other
relevant chapters of the Norwalk Municipal Code.
(Prior code § 27-41.2; 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 § 27-42.3; Ord. 21-1722 § 2)
The basic objectives of this plan are to:
A.
Provide
a secure, quiet environment for residential development free from
any obnoxious noise, dust and odors; and
B.
Provide
a highly attractive, stimulating, and innovative living environment
that will tend to stimulate the surrounding areas and improve the
development characteristics of the area.
(Prior code § 27-41.4; 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 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.
A
substantial landscaped setback shall be provided adjacent to Imperial
Highway, Bloomfield Avenue and Civic Center Drive. This area shall
include mounds, decorative fencing and a substantial amount of trees,
shrubs and groundcover plant materials.
D.
Sound
attenuation walls, 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 the site shall be arranged to provide
security to residents of the property.
F.
Security
features shall be shown for review and approval as part of the precise
development plan.
(Prior code § 27-41.5; Ord. 21-1722 § 2)
The map entitled "Illustrative Plan/Specific Plan Area No. 11"
is adopted as part of this specific plan area and is attached as Exhibit
"B." This illustrative plan represents a concept for implementation
off the objectives, policies, standards and regulations of this specific
plan area, and is not necessarily intended to serve as a guide for
development.
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EXHIBIT "B" ILLUSTRATIVE PLAN SPECIFIC PLAN AREA NO. 11
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(Prior code § 27-41.6; Ord. 21-1722 § 2)
In the specific plan area No. 11 zone, the following uses may
be permitted subject to any conditions deemed necessary to accomplish
the objectives and policies of this specific plan area:
(Prior code § 27-41.7; Ord. 21-1722 § 2)
The maximum density allowed shall be determined by plans and
designs that meet all open space, parking, and setback and dwelling
unit area 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 § 27-41.8; Ord. 21-1722 § 2)
The following standards shall apply:
A.
Setbacks.
1.
All habitable buildings shall maintain a setback of 15 feet from
the property lines adjacent to Imperial Highway, Bloomfield Avenue
and Civic Center Drive. Carports and/or garages may be set back 10
feet from these property lines. Walls and/or fences shall maintain
a minimum setback of five feet and an average setback of 10 feet from
these streetside property lines.
2.
Habitable structures shall maintain a minimum setback of 10 feet
from all interior property lines. Garages and carports closer than
10 feet to any interior property line shall not exceed 10 feet in
height.
B.
Open
Space. An area equal to 25% of the area of the site shall be provided
as open space. Parking areas, driveways and the required front yard
setback areas 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 100 square feet, and shall have a minimum dimension of
at least 10 feet in every direction.
2.
Common open space for active and passive recreational purposes shall
contain a minimum of 10,000 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.
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 two and one-half
stories or 35 feet in height, whichever is less. Residential structures
equipped with elevators may exceed the permitted height limit if the
Planning Commission determines that adequate building setbacks have
been provided.
F.
Size
and Mix of Dwelling Units. The development shall include units of
different types and sizes so as to provide a variety of housing opportunities.
1.
Condominium development shall feature two or more different floor
plans. The number of units representative of each different floor
plan shall compose between 20% and 50% of the total number of dwelling
units within the development. One bedroom unit shall contain a minimum
of 750 square feet, excluding garages, patios and balconies. Two-bedroom
units shall contain a minimum of 1,100 square feet. At least 20% of
the units shall contain a minimum of 1,450 square feet.
2.
Apartment development shall include two or more different floor plans.
One bedroom units shall contain a minimum of 750 square feet, excluding
garages, patios and balconies; two-bedroom units shall contain a minimum
of 1,050 square feet. The number of units containing one bedroom may
not exceed the number of units containing two or more bedrooms.
G.
Architecture.
All roof surfaces visible from ground level shall consist of red tile,
thick butt asphalt shingles which closely resemble shakes, or other
comparable material which may be approved by the Community Development
Director. All roofs shall be Class A fire rated.
H.
Access
and Circulation.
1.
Access to the site shall be provided from Bloomfield Avenue and Civic
Center Drive, as depicted on Exhibit "A." Access from Imperial Highway
shall be prohibited.
2.
All driveways adjacent to parking stalls shall be at least 26 feet
wide. Access drives shall be at least 18 feet wide, unless a greater
width 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.
For condominium developments, there shall be at least two parking
spaces within a garage for each dwelling unit, and one guest parking
space for each five units. In addition, there shall be at least one
screened parking space for every 10 units for the storage of recreational
vehicles, such spaces to be leased by a homeowner's association or
other entity for the purpose of providing additional space for recreational
vehicles that otherwise might be parked in visitor parking areas.
These storage spaces need not be provided if the development's CC&Rs
prohibit recreational vehicle parking and storage on-site.
2.
For apartment developments, parking shall be provided at the following
ratio:
a.
Units containing one bedroom: 1.5 spaces per unit;
b.
Units containing two or more bedrooms: 2.0 spaces per unit;
c.
Guest parking: 0.2 spaces per unit.
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Notwithstanding these minimum standards, the overall parking
ratio for apartment developments shall not be less than two spaces
per dwelling unit, inclusive of guest spaces.
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At least one covered parking space shall be provided for each
dwelling unit. In addition, the development shall be designed so that
uncovered parking spaces are located in close proximity to units containing
two or more bedrooms.
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3.
Enclosed parking spaces shall be at least 10 feet wide by 20 feet
deep. Uncovered parking spaces shall be at least nine feet wide by
18 feet deep, or 10 feet wide if located adjacent to a wall, fence
or building.
4.
No parking spaces may be located within the required setback areas
adjacent to Imperial Highway, Bloomfield Avenue or Civic Center Drive.
5.
All parking spaces shall be arranged so that vehicles are not required
to back onto a public street.
6.
Tandem parking shall be prohibited.
7.
A solid wall shall be provided across the front of all carports facing
a public street.
8.
Parking shall not be permitted on the public streets adjacent to
the site.
J.
Walls and Fences. All walls and fences constructed on the site shall be of similar design, color and material. Walls and/or fences at least eight feet high shall be constructed along the perimeter of the site. These walls shall contain at least one offset for every 50 feet of linear footage of fencing, and shall maintain the setbacks set forth in subsection A of this section. Walls may be of solid or open construction except that a solid wall shall be provided adjacent to Imperial Highway. Solid walls along the perimeter shall be treated with an anti-graffiti coating approved by the City Engineer. The design and location of walls and fences, including walls surrounding trash areas, 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. The 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.
A minimum of one specimen tree shall be provided for each dwelling
unit within the development. The species of trees shall be approved
by the Director of Community Development.
3.
A substantial landscaped setback area of at least 250 square feet
shall be provided adjacent to the intersection of Bloomfield Avenue
and Civic Center Drive. The landscaping treatment in this area shall
include specimen trees, shrubs, ground cover and other materials which
will create a strong focal point and identify the project.
4.
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.
3.
A minimum of 180 cubic feet of storage area shall be provided for
each unit. Such storage area shall be located within the garage, if
garages are provided, or adjacent to the balcony or patio.
M.
Ceiling and Wall Soundproofing. Soundproofing between dwelling units shall be provided in accordance with the provisions of Section 17.04.220(C)(6) of the Norwalk Municipal Code.
N.
Retention
of Control and Maintenance of Common Areas and Facilities.
1.
When a precise development plan and/or a tentative tract map which
provide for multiple ownership of common spaces, common parking areas,
and/or common facilities are approved, such approval shall be conditioned
upon the preservation and maintenance of such spaces, areas, or facilities,
for the purposes shown in the precise development plan.
2.
The City shall require a provision in the CC&Rs or some other
document to be approved by the Director of Community Development that
permits the City to provide for maintenance of the common areas in
the instance that homeowner's association or other controlling body
or person fails to provide for maintenance at a level of quality prescribed
in the charter approved by the City.
O.
Cable
Television Conduit. The developer shall be required to install and
stub a conduit system to each dwelling unit 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.
P.
Signs. The provisions of Chapter 17.03, Article III of the Norwalk Municipal Code shall apply to this area.
Q.
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
snail 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.
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 Planning Commission policy statement No. 25.
R.
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 openable, 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.
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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.
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S.
Laundry
Facilities. Laundry facilities shall be provided within each unit
or in one or more centrally located building(s) within the development.
T.
Security.
The design and 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, if proposed,
shall be reviewed and approved by the Directors of Community Development
and Public Services.
(Prior code § 27-41.9; 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 § 27-41.10; Ord. 21-1722 § 2)
Any expansion of the boundaries of 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 § 27-41.11; 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 § 27-41.12; Ord. 21-1722 § 2)
