17-7-10.11.4 Residential development standards

17-7-10.11.4 Residential development standards.

The following development standards apply to all new development:

A. Lot Size. No minimum lot size is required, but the lot size must be sufficient to accomplish the development standards of this chapter and the building code.

B. Setbacks. All setbacks are measured from the property line. There are no minimum setbacks except as required by the building code, required landscape setbacks, residential landscape buffers, and the residential setback.

C. Residential Setback. The minimum setback from the property line to a new residential structure when adjacent to a property with a residential use is twenty feet.

D. Build-to Line. When adjacent to Main Street, Ivy Drive or an interior public or private road, a thirty-foot landscape setback, measured from the property line adjacent to said road, is required. In the case of Main Street, the landscape setback shall be measured from the new right-of-way line created per Section 17-7-10.11.3(A)(6)(e). These setbacks shall serve as the build-to line for residential structures. At least fifty percent of the front elevations must be built within five feet of the build-to line. The planning commission may modify this requirement for changes in wall plane due to architectural features or if the site is encumbered by curvilinear roads and/or property lines. Residential structures in “Area A” identified in Figure 1 of this chapter, and along the entirety of Seghini Drive, shall not be subject to the build-to line requirement. At-grade patios and porches may extend into the thirty-foot landscape setback up to eight feet.

E. Residential Density. The maximum residential density is thirty units per acre averaged over Subarea 4.

F. Except for ordinary repairs and maintenance of lighting approved and installed after January 2, 2002, all new development must comply with the following outdoor lighting standards:

a. Light sources shall be at least as efficient as LED and no greater than four thousand K in correlated color temperature (CCT).

b. Light levels shall be designed such that light trespass measured at the property line does not exceed 0.01 foot-candles.

c. Light fixtures shall use a cutoff luminaire that is fully or partially shielded with no light distributed above the horizontal plane of the luminaire or into nearby residential structures.

d. In no case shall the total lumens emitted for a single site exceed one hundred thousand lumens per acre.

2. Parking Lot Lighting. Parking lot lighting shall be designed and constructed to comply with the following standards:

i. Luminaire mounting height is measured from the parking lot or driveway surface and may range from ten feet to thirty feet, based on review of site plan, proposed land uses, surrounding land uses, parking area size, building mass, topography of site, and impacts on adjacent properties.

ii. Poles and fixtures shall be black, dark brown, or another neutral color approved by the community development director.

iii. All attempts shall be made to place the base of light poles within landscape areas.

iv. Light poles in parking areas shall not exceed thirty feet in height. Poles exceeding twenty feet in height are appropriate only for parking areas exceeding two hundred stalls and not in close proximity to residential areas.

a. Wall-mounted lighting fixtures shall not be located above eighteen feet in height unless being used as building accent lighting. Fixture styles and finishes shall complement the building exterior.

b. Lighting located along pedestrian pathways or in areas primarily dedicated to human activity shall be bollard style lighting or down-directed lighting not to exceed twelve feet in height. Pedestrian lighting shall be coordinated through each project and shall complement adjacent projects to the greatest extent practical.

c. In order to avoid light pollution, backlit awnings, up-light spotlights, and floodlights are prohibited.

d. Street lighting shall either be chosen from the city’s approved streetlight list or installed to match a theme set by developments within the zone or neighborhood.

e. Lighting for outdoor athletic facilities may be mounted on a roof or wall at a height above the typical eighteen-foot maximum provided it is demonstrated by the applicant through submittal of appropriate documentation and light studies showing that the facility cannot otherwise be properly lighted. This lighting shall comply with the following requirements:

i. Light fixtures and necessary supports shall not extend more than four feet above the roof line;

ii. Light fixtures shall include appropriate shields to ensure no light trespass off the site;

iii. Light fixtures shall include appropriate shields and louvers to minimize, to the greatest extent possible, any point source light pollution;

iv. Light fixtures and supports shall be painted to blend with the color scheme of the structure to which they are mounted;

v. Light fixtures shall be dimmable to address any possible unforeseen light impacts once they are constructed and operable; and

vi. The planning commission shall review the hours of light usage and shall approve an appropriate usage schedule depending on the specific situation and impacts on the surrounding area.

4. Upgrading Preexisting Lighting. An applicant must bring preexisting lighting into compliance with this code upon application with the business license department for a change in ownership, new business in a stand-alone structure or in a multi-tenant structure in which the new business utilizes more than fifty percent of the building square footage on the site, in conjunction with an application for a building permit for any alteration, remodel or expansion of any structure on the site, or in conjunction with changes to the approved site plan.

5. Lighting Plan Submission Requirements. A lighting plan is required for all developments and must contain the following:

a. Plans indicating the location on the premises and the type of illumination devices, fixtures, lamps, supports, reflectors, installation and electrical details;

b. Description of illuminating devices, fixtures, lamps, supports, reflectors, and other devices that may include, but are not limited to, manufacturer catalog cuts and drawings, including section where required, and photometric data, such as that furnished by manufacturers, or similar showing the angle of the cutoff or light emission; and

c. A point-by-point light plan to determine the adequacy of the lighting over the site.

6. Exceptions. The following requirements are intended to provide exceptions to specific lighting regulations set forth herein:

a. Up to two thousand five hundred lumens of upward-directed lighting per acre is permitted for landscape, architecture, and artistic uses provided no measurable light trespass occurs beyond property lines.

b. Streetlights installed along public and private rights-of-way are exempt from the lumen-per-acre limit.

c. String or bistro lighting is exempt from the cutoff, down-directed, and shielded requirements. (Ord. 2021-24 § 1 (Att. A); Ord. 2020-15 § 1 (Att. A (part)); Ord. 2019-06 § 1 (Att. B (part)); Ord. 2017-17 § 1 (Att. A (part)))