Planned unit development No. 2 applies to the area approximately 7.9 acres in size situated on the south side of Firestone Boulevard and illustrated on Exhibit "A."
(Prior code § 27-47.1; Ord. 21-1722 § 2)
The purpose of the planned unit development zone into provide a more flexible method whereby appropriately located land areas can be developed, employing more innovative and imaginative land planning concepts than would, be possible through the strict application of conventional zoning. It is intended that the planned unit development will exhibit excellence in design, site arrangements, integration of uses and structures, benefit from substantial lush landscaping, and protection to the integrity of surrounding developments, although such developments may deviate in certain respects from traditional zoning regulations.
(Prior code § 27-47.2; Ord. 21-1722 § 2)
The basic objectives of this plan are to:
A.
Provide housing opportunities specifically designed to meet the needs of persons aged 55 years or older;
B.
Eliminate conditions of non-use and/or inappropriate utilization of land that adversely impact the area and promote development of the site to its highest and best use;
C.
Provide a highly attractive, stimulating, and innovative living environment for seniors and provide ancillary commercial uses to serve the senior population.
(Prior code § 27-47.3; Ord. 21-1722 § 2)
In order to achieve the foregoing objectives, developments in planned unit development zone No. 2 shall be subject to the review and approval of the Planning Commission. The following policies shall be applied in designing, managing and regulating development and uses within the area:
A.
Building materials, fencing, roof materials and architectural design/building renovation will reflect quality and good workmanship.
B.
Landscaped setbacks shall be provided along the perimeter of the site. The setback adjacent to Firestone Boulevard, Front Street and Rosecrans Avenue shall include berms, and a substantial amount of trees, shrubs and groundcover plant materials.
C.
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 by the Community Development Department and installed prior to occupancy of the development.
(Prior code § 27-47.4; Ord. 21-1722 § 2)
In the planned unit development No. 2 zone, the following uses are permitted subject to any conditions deemed necessary to accomplish the objectives and policies of the planned unit development area:
A.
Apartments for seniors aged 55 or older.
B.
C.
Ancillary Uses. The following office and retail commercial uses subordinate and complementary to the main residential use shall be permitted:
D.
Other similar uses not specified that complement and support the senior housing use shall be reviewed by the Director of Community Development. The Director may administratively approve the use or refer it to the Planning Commission for review and determination.
(Prior code § 27-47.5; Ord. 21-1722 § 2)
The density of the project shall be limited to a maximum of 26.25 units per acre.
(Prior code § 27-47.6; Ord. 21-1722 § 2)
The following development standards shall apply to planned unit development No. 2:
A.
Setbacks. Habitable portions of the building shall be set back no less than 40 feet from the property line adjacent to Firestone Boulevard, 35 feet from the property line adjacent to Front Street, and 25 feet from the westerly property line adjacent to the parking lot from the Saddleback Square office building property line. Balconies, roof eaves, cornices, chimneys, and similarly architectural features may encroach within this setback, but in no case shall such encroachment be greater than 10 feet. All other structures including, but not limited to: paved areas for walkways or vehicle parking, fences, landscape planters, gates, signs, may be permitted within any portion of the setback area subject to approval of the Director of Community Development and/or the Planning Commission.
B.
Maximum Building Height. No building or structure shall exceed three stories or 39 feet in height.
D.
Architecture. All structures shall reflect Spanish or other acceptable architectural style and shall be subject to the review and approval of a precise development plan. Visible roof surfaces shall consist of terra cotta clay or concrete tile.
E.
Required Design Feature. 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 access to an elevator;
2.
Tub or shower grab bars shall be installed in the bathroom of every unit;
3.
At least four 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 law for handicapped access to senior citizens.
F.
Parking and Access.
1.
2.
Parking spaces and driveways shall be designed consistent with Chapter 17.03, Article II (Off-Street Parking and Loading Requirements) of the Norwalk Municipal Code. Planters no greater than six inches in height shall be permitted to encroach into the front two and one-half feet of the parking space. The edge of the landscaped areas that are adjacent to any areas used for vehicle parking or adjacent to the alley shall be defined by a six inch high concrete curb.
3.
Unless drainage cannot be designed otherwise, drainage gutters shall be located along the perimeter of areas used for vehicle parking; no drainage swales shall be permitted in the driveways.
4.
Parking spaces may encroach into the required setback areas as provided for by this section.
5.
Parking spaces and driveways shall be paved with asphalt or concrete except that the driveway entrances to the vehicle parking area and the driveway in front of the main entrance to the building(s) shall be paved or surfaced with a decorative material such as brick, pebble aggregate, or stamped concrete subject to the review and approval of the Planning Commission or the Director of Community Development.
6.
All parking spaces shall be arranged so that cars are not required to back onto public streets or alleys.
7.
No storage of inoperable vehicles, boats, camper shells and trailers shall be permitted.
G.
Fencing. A combination six foot high decorative wrought iron fence and three-foot-high split rail wood fence shall be provided along the north, west and south property lines. Off-sets shall be provided for the fencing a minimum of every 70 lineal feet.
H.
Open Space. Open space shall be provided per the approved site plan. Common outdoor open space may contain amenities and shall be a minimum of 10 feet wide and shall be open and unobstructed from the ground up.
I.
Signs. All signs except signs permitted under Section 17.03.170 shall be submitted for review and approval by the Director of Community Development and/or the Planning Commission.
J.
Landscaping. Landscaping for the planned unit development shall conform to a landscape and irrigation plan reviewed and approved by the Community Development Department. The plan shall be prepared by a licensed landscape architect and 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 new and existing plants by their botanical and common names, and indicate the location, number and container size of all shrubs and trees.
K.
Refuse Storage. 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. The storage sites shall be designed to be compatible with the architecture of the building. The location of refuse. storage and the manner of screening shall be subject to the review and approval of the Community Development Department.
L.
Recreational Facilities and Ancillary Services. In order to provide support facilities for the tenants at this site, the planned unit development shall include a recreation facility. The facility shall be centrally located so as to be conveniently accessible to all residents. The location shall be subject to the approval of the Planning Commission. Space for the following uses shall be provided within the project:
M.
Cable Television Conduit. All units shall be equipped with a cable television conduit.
N.
Mechanical Equipment.
1.
All permanent mechanical equipment, including fixed and built-in domestic appliances, shall be shock-mounted if determined by the Building and Safety Division to be a source of structural vibration of substantial noise.
2.
Air Conditioning, Heating, and Filtration Systems.
a.
Mechanical equipment shall be permitted on a roof only if the roof is specifically designed to accommodate such equipment, and the equipment is 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 permanent source of noise shall be permitted 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.
Mechanical equipment shall be mounted on a concrete slab and/or platform determined to be structurally sound by the Building and Safety Division.
d.
To reduce the noise and visual impacts of the mechanical equipment, all such equipment shall be screened in a manner acceptable to the Director of Community Development.
e.
Air conditioning equipment shall be carefully sited so as to minimize noise impacts on adjacent properties. The ARI sound rating number 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.
Air conditioning equipment shall be integrated into the building exterior and shall be painted to match the buildings.
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 with minimum visibility to the public. The design and location of the system shall be subject to the review and approval of the Director of Community Development.
O.
Common Storage Area(s). A maximum of 2,700 square feet of area shall be designated as common storage area for the use of residents. The location of the common storage room(s) shall be subject to the approval of the Planning Commission or the Director of Community Development.
P.
Laundry Facilities. Laundry facilities for the use of residents shall be conveniently located in reasonable proximity to units they are intended to serve on the ground floor of the residential buildings. The location of laundry facilities shall be subject to the approval of the Planning Commission or the Director of Community Development.
Q.
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 to the satisfaction of the Director of Community Development. The location of access gates shall be reviewed and approved by the Planning Commission or the Director of Community Development.
2.
An internal security system shall be installed and maintained in each unit which will permit residents to quickly and easily summon assistance in an emergency to the satisfaction of the Planning Commission or the Director of Community Development.
R.
If required by the Building Official structural sound proofing shall be provided for each unit. Specifications for the soundproofing shall be subject to the review and approval of the Building Official.
(Prior code § 27-47.7; Ord. 21-1722 § 2)
Any expansion of the boundaries or any amendment to the objectives, polices, standards, and regulations of this planned unit development shall be accomplished in accordance with the procedures set forth in Article I of this chapter.
(Prior code § 27-47.8; Ord. 21-1722 § 2)