Chapter 17.425: Single-Family Development

§ 17.425.010 Residential Compatibility Standards.

Purpose and intent. The purpose of the regulations in this section are to ensure that proposed infill dwelling units are generally compatible in size, site location, and appearance with existing development(s) and community.

Compatibility review.

When required. Within an existing residential subdivision, a compatibility review and water efficient landscape and irrigation review [see Chapter 17.325 (Water Efficient Landscape and Irrigation)] shall be completed by the Director before issuance of a building permit for the construction of any new infill single-family residential unit that was not previously approved and is proposed for construction within the subdivision where:

Parcels in the subdivision are up to 20,000 square feet in area;

Building permits have been issued for other residential units;

Construction has commenced or has been completed on other residential units; or

Individual parcels have been sold to third parties.

Submittal requirement. An applicant shall provide a map identifying the subdivision for the proposed residential subdivision development, including lot sizes and building sizes within the subdivision, and identifying other adjacent subdivisions, if any.

Compatibility standards. For applicable proposed residential unit development, the following standards shall apply:

Transitions. If the size(s) of proposed dwelling units vary from the size(s) of existing dwelling units within an existing subdivision, the review authority shall require appropriate transitioning in bulk, scale, and mass for the portions of the dwelling units that are visible from public rights-of-way.

Setbacks.

Blocks with existing structures. The setbacks for the proposed primary structure shall be:

No greater than and no less than the minimum and maximum setbacks of the existing primary structures on the block on which the proposed development is located; and

ii.

The same or greater than the front setbacks of the structures on either side of the proposed development.

Blocks without existing structures. If there are no existing structures on the block proposed for the infill development, the setbacks shall be determined by the review authority to be compatible with the structures on the opposite side of the street.

Lot coverage. Lot coverage shall meet the standards for the applicable residential zones as specified in Table 2-4 (Development Standards for Residential Zones).

Building materials. Proposed development shall be use similar or complementary building materials to the predominant building materials of the existing primary structures on the block.

Landscaping. Proposed development shall be landscaped with plant materials that are consistent as to type and maturity with other landscaped lots within the subdivision. For the purposes of this subsection, larger specimen trees and plants shall not exceed forty-eight-inch box trees and five-gallon shrubs [See Chapter 17.325 (Water Efficient Landscape and Irrigation) for more information].

Parking. Parking shall comply with the requirements in Chapter 17.330 (Off-Street Parking and Loading Standards).

(Ord. 24-13, 10/1/2024)

§ 17.425.020 Residential Development Design Regulations.

Purpose and Intent. This section provides standards and guidelines for single-family development to assist the designer/developer in understanding the City's clearly stated goals and objectives for high-quality single-family residential development. These standards and guidelines shall be utilized during the design of the project as well as during the City's development review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.

Applicability.

The provisions of this section shall apply to all single-family residential development where allowed in compliance with Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards). Single-family residential projects shall include projects in which one attached or detached dwelling unit is located per lot. Single-family residential projects may include small lot subdivisions or townhomes.

Any addition, remodeling, relocation, or construction requiring a building permit, or paving of yard areas, shall adhere to these standards.

Low-cost housing projects are entitled to density bonuses or other incentives identified in Chapter 17.310 (Affordable Housing – Density Bonuses).

In the event of a conflict between these standards and the development standards in Chapter 17.215 (Residential Zones), the development standards in Chapter 17.215 (Residential Zones) shall prevail.

Evaluation. Projects will be evaluated using a rating system to determine compliance with these standards and guidelines, as indicated in Subsection G (Residential Development Design Evaluation), below. Single-family residential projects of five lots or more shall be subject to Commission approval; projects of four lots or fewer shall be subject to approval by the Director.

Site Design Standards and Guidelines. This section provides standards in addition to the standards in Article 2 (Zones, Allowable Uses, and Zone-Specific Standards) and Article 3 (Site Planning and Development Standards).

Site Design.

Each neighborhood shall provide a variety of housing products.

Residential projects may provide recreational amenities, such as pools and tot lots, within the development for the use by the residents.

Site layout strategies shall be implemented to preserve natural landforms and rock outcroppings.

Side yards should be varied to add interest and usable space.

Lot widths should be varied to allow for variable open space areas, side yards, and to accommodate a range of housing shapes and sizes. A variation of not less than three feet shall be required.

Each group of three adjacent houses should contain at least one house whose front setback varies from those of its neighbors by not less than five feet. The use of porches, verandas and side entry garages is encouraged to achieve the setback variation. Where provided, such features shall be permitted not less than 15 feet from the front property line.

Street design and circulation.

Provide connections between new projects and adjacent neighborhood streets and pedestrian and bicycle paths. Connecting streets shall be designed to discourage overloading traffic on existing streets.

Pedestrian connections shall be provided to adjacent amenities, paths or trials, and/or connections to adjacent properties.

Where applicable, cul-de-sac openings should be provided at the ends for pedestrians to enter and exit at adjacent perpendicular streets or open space areas.

Bikeways and other recreational facilities shall be integrated wherever required by the current adopted local and regional bikeway and trails system plans.

Coordinate the placement of curb cuts to minimize the width and frequency of curb cuts, to maximize the number and size of on-street parking spaces available, and to promote continuity of the sidewalk.

Garage location.

Attached garages may include side entries. Garage access may be provided from an alley or a detached garage located at the rear of the property.

Each group of three houses shall have not less than two houses with recessed garages (a minimum of five feet from front house elevation entry) or side entry garages. Detached garages (tied to primary residence with trellis, breezeway, etc.) located in the rear of the lot shall be considered to meet this principle.

All garage doors shall be recessed from adjacent walls with windows to allow for passive lighting.

Garages shall be located away from the street side lot line on corner lots.

Separate pedestrian access to the front door from the driveway.

Paved driveways shall not occupy more than 35% of the front yard setback area; front yard areas may include paved walkways and hardscape features but must maintain a minimum of 40% pervious surfaces for landscaping. Deviations to the driveway and pervious surface standards may be considered on lots of 50 feet or less in width. See Section 17.330.100 (Paving Limitations for Driveways in Residential Zones) and Section 17.215.035 (Paving within Residential Front Yard Area).

Walls and fences.

Walls and fences shall be in compliance with Chapter 17.315 (Fences, Walls, and Hedges).

All solid perimeter walls shall provide for wall inserts and/or decorative columns or pilasters every 50 feet to provide relief.

All exterior community perimeter walls located along public streets shall have an offset a minimum of five feet deep for every 50 linear feet to 75 linear feet of wall length.

Community perimeter walls along side and/or rear property lines shall be solid decorative walls located where they do not conflict with existing viewsheds. Wall materials shall be brick, tile, textured concrete, stucco on masonry, or other material approved by the Director which require little or no maintenance. Wall caps are to be incorporated as a horizontal design element at the top of solid walls and should not exceed four inches vertical.

Wrought iron or tubular steel perimeter fencing, or other transparent type of fencing, shall be included within projects where there is a viewshed from the community.

All solid perimeter walls and/or fences shall be architecturally treated on both sides and shall incorporate landscaping whenever feasible.

Corner lot street side block walls shall be decorative, utilizing materials and colors to compliment to the architectural design of the adjacent structure. Side yard returns facing a public street shall be an upgraded material, such as block, wrought iron with a privacy screen, and/or woodcrete. Wood fencing is prohibited.

Pilasters shall be made of concrete, split face block, or other decorative material shall be provided every 50 linear feet to 75 linear feet of wall length.

Pilasters shall be provided at property corners or at changes in wall planes.

All walls shall be provided a decorative cap.

All walls shall be placed at the top of slope, whenever feasible.

Mailboxes. Where common mailbox services are provided, the enclosure shall be designed to have similar or complementary form, material and color to the surrounding buildings. Mailbox locations must be approved by the U.S. Postal Service.

Infill in existing neighborhoods. To the extent possible, new single-family development in existing neighborhoods should be integrated with the housing units in the adjacent area.

The existing setback of all residences on both sides of the street shall be considered when placing the new residence on the infill lot, or the new home shall be placed equal to the average of the two immediately adjacent residences. In cases where averaging between two adjacent existing residences is chosen, the new residence may be averaged in a stepping pattern between the setbacks of adjacent residences, or the new residence's entire frontage may be built on the average setback line.

New development in existing neighborhoods should incorporate design and architectural features of adjacent and nearby structures in a manner that establishes a contextual relationship between existing and new residences.

New development shall be compatible with the existing on-site relationships of the existing neighborhood such as front façade orientation, scale of front entries, and prevailing front and side yard setback areas.

Landscape water use efficiency. To promote water conservation, within model complexes for all single-family family residential developments the landscape for the models shall be entirely designed with water-saving landscaping and irrigation in compliance with the following requirements [refer to Chapter 17.325 (Water Efficient Landscape and Irrigation)]:

Plant materials. Each "water saving" model shall contain exclusively low water use plant materials, as identified in Chapter 17.325 (Water Efficient Landscaping and Irrigation).

Irrigation system. Each "water saving" model shall contain exclusively an irrigation system that provides a high efficiency in water application according to site conditions and as prescribed by Chapter 17.325 (Water Efficient Landscaping and Irrigation).

Signs. Each water-saving model complex shall provide the following information to potential buyers in addition to those signing requirements of Chapter 17.325 (Water Efficient Landscape and Irrigation):

Front yard sign. A four-square-foot sign shall be located in the front yard of each "water saving" model such that it is clearly visible to buyers. The signed shall indicate that the model features a "water-saving" landscape and irrigation design.

Interior display. A drawing, or combination of drawings, shall be displayed inside each "water saving" model or the sales office, which provides a schematic of the landscape. These drawings shall include a key identifying the common names of the plants use in the water saving model yards. A brochure with the same information may be distributed with the sale information to potential buyers to satisfy this requirement.

Literature. Additional literature describing water conserving landscaping and irrigation is encouraged to also be made available to the potential buyer or referenced on the interior displays or via brochures.

Architectural design guidelines and standards. No particular architectural "style" is required for residential structures but the focus should be on the development of a high quality residential environment. In general, the architecture should consider compatibility with surrounding character, including harmonious building style, form, size, color, material, and roofline. Individual dwelling units should be distinguishable from one another.

Massing and articulation.

Massing should accentuate the entry and minimize the garage prominence.

Front facades on structures wider than 30 feet should be interrupted by various architectural elements such as balconies, steps, openings, and trellises approximately every 30 feet to appear smaller in scale.

Housing products should variation in building massing and placement to create contrast in the facades and to allow for more articulated building design.

Unbroken wall planes shall not exceed 20 feet. Articulations through the use of varying setbacks, building entries and recesses or structural bays are required to avoid long unbroken building expanses. Minor breaks shall be a minimum of six inches in depth.

Features such as porticos, awnings, terraces, balconies, and trellises should be used to provide variations in the building plane.

Entryways.

Place the primary entryways of the street-fronting homes on the front facades so that the entryways face the street.

Transitions such as landings, porches, and patios should be incorporated into the articulation of the primary entryways.

Primary entryways shall be well-articulated in order to enhance the overall quality of the entrance. Elements may include, but are not limited to, raised landings, recessed doorways, overhangs, side window panels, and decorative hardscaping in the landing area.

Front porches that are at least five feet deep and provide weather protection and shade that allow an opportunity for increased interaction among neighbors are encouraged. Where used, porches may encroach five feet into the required twenty-foot front yard.

Privacy. Building height, the placement of windows and entries, setbacks and landscaping all contribute to a level of privacy between adjacent properties. Two-story buildings with windows directly facing an adjacent building may adversely affect the privacy of adjacent units. The following features shall be provided:

Two-story buildings directly adjacent to one-story buildings, should be setback and oriented to respect the privacy of the one-story building.

The direct line-of-sight between dwelling units, specifically bedrooms and bathrooms, shall be minimized by orienting windows, balconies, and entryways so they do not directly face into adjacent property windows or private open space.

Roof form and materials.

Rooflines and roof shapes should be consistent with the design and structure of the building itself.

Roof forms should reflect the façade articulation and building massing, as opposed to a single-mass roof of an articulated façade.

Roofing materials should be energy efficient and may include, but not be limited to, clay tile, concrete tile, and metal. Wood shake is prohibited.

Utilities.

Any equipment and/or utility structures, whether in the public right-of-way or on private property, located on the roof, side of the structure, or ground, shall be screened. The method of screening must be architecturally compatible in terms of materials, color, shape, and size.

Gutters and downspouts should be designed to be integrated with the building façade.

Accessory structures.

Accessory structures shall be compatible in architectural design, colors, and materials to the primary residence.

Residential development design evaluation. The evaluation of a residential development shall be substantially in the following format:

Applicant/Case No.: Description: Location: Date:
The following evaluation awards points for design features specified in Section 17.425.020 (Residential Development Design Regulations). The Point Value varies from item to item, as items deemed more important are worth more points than other items. 77 points are possible; 62 points (80%) are required for approval.
SETBACKS & FRONTS OF HOUSES (25 points):		Points
1	One in three adjacent houses has a varied front setback of at least 5 feet (3 points).
2	Front entries that face the street (5 points).
3	Active use windows (living room, kitchen) facing street (4 points).
4	Main entry feature that is not a garage door (5 points).
5	Covered front porch(es) at least 5 feet deep (5 points).
6	Varied side setbacks (3 points).
SETBACKS & FRONTS OF HOUSES (25 points possible) TOTAL
GARAGES & DRIVEWAYS (10 points):		Points
7	Separate pedestrian access to front door from driveway (3 points).
8	Single/reduced width driveways where possible (3 points).
9	Driveway paving of salt finish, bomanite, stamped or colored concrete, paver stones (4 points).
GARAGES & DRIVEWAYS (10 points possible) TOTAL
ARCHITECTURE (42 points):		Points
10	Avoidance of long uninterrupted exterior walls (3 points).
11	Varied texture, relief, design accents on walls (3 points).
12	Recess windows and/or accent trim, fenestration and/or multi-paned glass (4 points).
13	2nd story setbacks on all street side facades of not less than 5 feet (4 points).
14	Roof articulation with changes in plane, use of gables, hips, dormers (4 points).
15	Privacy protection by juxtaposition of 2-story & 1-story houses and upper floor window placement to achieve privacy (3 points).
16	Variation of houses to create variety & interest (4 points).
17	Use of porches (4 points).
18	Covered entrances (4 points).
19	Single-story and/or low-mass houses on corners (3 points).
20	Form & scale, with houses in proportion to area of lot (3 points).
21	Common mailbox architectural treatment (3 points).
ARCHITECTURE (42 points possible) TOTAL
GARAGE & ARCHITECTURAL FEATURES: No points are awarded for these items. Either a "Y" (Yes) or "N" (No) will be awarded. Plans must include the items below, with a "Yes" determination for at least three (3) items.		Y or N
22	Two out of three homes with recessed, side entry, or detached garages at side or rear.
23	Garages that do not dominate street scene.
24	Garages doors recessed from adjacent walls, with windows.
25	Rear facades adjacent to streets with balconies, verandas, patio covers, window boxes or similar features.
26	Roofing materials of tile, slate or metal.
WALLS & FENCES: No points are awarded for these items. Plans must include the items below, with a "Yes" determination for all items.		Y or N
27	Corner lots with decorative walls including return to house.
28	Walls with continuous planes greater than 50' with 2' change in plane for at least 10 feet or the use of pilasters at 50-foot intervals.
29	Pilasters at property corners or at changes in wall planes.
30	Decorative caps on all walls.
31	Walls placed at top of slopes.
32	Side yard wall returns facing street of decorative block, wrought iron with mesh privacy screen, or woodcrete (no wood allowed).
LANDSCAPING: No points are awarded. A Landscape Planting Plan must be evaluated and receive a "Yes" determination.		Y or N
33	Front yard landscaping, parkway and entry monumentation landscape treatments to meet the Landscape Design Guidelines, as defined in Section 17.800.130.
EVALUATION SUMMARY: 77 points possible, project must receive a minimum of 62 points (80%) for approval, and Garage & Architectural Features, Walls & Fences, and Landscape items 22 - 33 must answer "Yes" to all items.		Points Overall Total Y or N
COMMENTS: The project received points (62 points are required for approval). Garage & Architectural Features received ___ Yes and ___ No determinations. Walls & Fences received ___ Yes and ___ No determinations. Landscaping received a Yes/No determination. RECOMMENDATION: Approve/Deny/Continue the project, as it does/does not meet the Residential Development Design Regulations (Section 17.425.020) and the City's Landscape Design Guidelines, as defined in Section 17.800.130 (Definitions, "L").

(Ord. 24-13, 10/1/2024)