17-7-8.3 Single family residential development standards

17-7-8.3 Single family residential development standards.

A. The following development standards apply to single family detached residential lot subdivisions in the residential land use areas. These are traditional single family residential lots that do not require additional open space and common areas within the development.

1. Lot Standards. Minimum area: The minimum lot area is three thousand five hundred square feet, subject to the following regulations:

a. Lot Width. The minimum lot width is forty-five feet, measured at the front setback line.

b. Lot Frontage. The minimum lot frontage is forty-five feet, unless the proposed lot is on the curve of a cul-de-sac, then the minimum lot frontage is thirty-five feet.

c. Lot Depth. The minimum lot depth is seventy-five feet, unless the proposed lot width is at least sixty-seven feet, then the minimum lot depth shall be sixty-seven feet. Corner lots must meet the minimum lot depth from both street frontages.

2. Setbacks. The minimum setbacks for primary structures in single family detached residential lot subdivisions are as follows:

a. Front. The minimum front yard setback is twenty feet.

i. Corner Lot Rule. Corner lots have two front yards.

(A) Exceptions. The following exceptions apply to all front yard setbacks in the zone:

(1) Front Porch. An open, front entry porch may encroach eight feet into the front yard setback.

(2) Projections. Sills, cornices, chimneys, flues, eaves and ornamental features may project into the front yard up to two and one-half feet.

(3) Impervious Surfaces. A driveway with a width of twenty feet or forty percent of the lot frontage, whichever is greater, and a sidewalk of up to five feet in width from the driveway or street to the front door. The driveway may extend an additional ten feet in width behind the sidewalk.

b. Side. The minimum side yard setback is five feet, subject to the following exceptions:

i. Projections. Sills, cornices, chimneys, flues, eaves and ornamental features may project into the side yard up to two and one-half feet. If the front porch wraps around the structure, it may project into the side yard up to two feet.

ii. Stairs and Landings. Outside stairways and landings required by the building code for exterior doorways may project into the side yard up to three feet.

c. Rear. The minimum rear yard setback is fifteen feet, subject to the following exceptions:

i. Corner Lot Rule. On corner lots there is no rear yard.

ii. Projections. Sills, cornices, chimneys, flues, eaves and ornamental features may project into the rear yard up to two and one-half feet.

iii. Stairs and Landings. Outside stairways and landings required by the building code for exterior doorways may project into the rear yard up to three feet.

3. Build-To Line. The front yard setback is the build-to line. At least fifty percent of the front elevation must be built within three feet of the build-to line. This provision does not apply to the development of cul-de-sac lots.

4. Height. The maximum height for a structure is twenty-eight feet to the midpoint for a sloping roof and twenty-five feet to the cornice for flat roofs.

5. Stories. All buildings must be from one to two and one-half stories.

a. Each lot shall provide two parking spaces for personal automobiles in a driveway, garage or carport, or in the side or rear yard of the property. The driveway shall be paved with concrete or asphalt and shall have a maximum width of twenty feet, or forty percent of the lot frontage, whichever is greater. This measurement shall be taken at the drive approach and sidewalk. The paved driveway may extend an additional ten feet in width behind the sidewalk. Parking in the side or rear yard shall be improved with concrete, asphalt, concrete pavers or gravel. Parking areas surfaced with either concrete pavers or gravel must be maintained to ensure no weeds grow in these areas. With the exception of the driveway and approved side yard parking, no other portion of the front or side yards shall be surfaced or used for parking. At no time shall parking occur on any landscaped area.

b. Storage of individual recreational vehicles (RVs), travel trailers, boat trailers and utility trailers shall occur in an improved off-street location a minimum of five feet behind the sidewalk. No portion of the RV or trailer, or anything attached to the RV or trailer, shall extend closer than five feet to the sidewalk. This includes, but is not limited to, hitches. Parking in the side or rear yard shall be improved with concrete, asphalt, concrete pavers or gravel. Parking areas surfaced with either concrete pavers or gravel must be maintained to ensure that no weeds grow in these areas. With the exception of the driveway and approved side yard parking, no other portion of the front or side yards shall be surfaced or used for parking. At no time shall parking occur on any landscaped area.

7. Unoccupied Accessory Structures and External Accessory Dwelling Unit Standards. An unoccupied accessory structure or an external accessory dwelling unit shall meet the following development standards:

a. Proximity. An unoccupied accessory structure or EADU must be located at least six feet from the main building.

b. Location. The unoccupied accessory structure or EADU must be located in either the rear or side yard.

c. Setbacks. The unoccupied accessory structure or an EADU, including eaves, must be a minimum of two feet from the rear and side lot lines. All construction must be done in accordance with the building code.

d. Height. The height of an unoccupied accessory structure or an EADU may not exceed twenty feet to the midpoint for a sloped roof and sixteen feet to the cornice for a flat roof.

e. Stories. An unoccupied accessory structure or an EADU may range from one to one and one-half stories except that an accessory structure may not exceed the height of the main structure.

f. Building Area. The maximum cumulative building area of all unoccupied accessory structures or an EADU is the greater of five hundred square feet or thirteen percent of the lot area.

g. Utilities. An unoccupied accessory structure or an EADU may not have a separate electrical service, gas service, sewer service or water service.

h. Maintenance. It is the responsibility of the property owner to ensure the setback area between the unoccupied accessory structure or an EADU and the property line remains free of weeds, junk and debris.

i. Number of Unoccupied Accessory Structures. Multiple unoccupied accessory structures are permitted on each property so long as each unoccupied accessory structure meets the requirements of this subsection.

8. Fences, Hedges and Walls. The following standards apply to new development of fences, hedges and walls:

a. Required Setbacks. A fence, hedge, wall, column, pier, post, or any similar structure or any combination of such structures is permitted in the required setback if it meets the following conditions:

i. All property lines are located in order to determine that no fence, hedge, or wall extends beyond or across a property line. A fence, hedge, or wall may cross a property line if an agreement with the abutting property owner is obtained;

ii. Any fence, hedge or wall placed within ten feet of a driveway may not exceed three feet in height if a sight-obscuring solid material is used, such as wood, vinyl, etc.; and four feet if nonobscuring open materials are used, such as wrought iron, picket with gaps no less than width of slat, etc., for the first ten feet behind the sidewalk; and

iii. No barbed wire or other sharp, pointed, or electrically charged fence may be erected or maintained, except a temporary fence on a construction site to protect the property during the period of construction may be topped with barbed wire where the barbed wire is not less than eight feet above the ground and does not extend more than two feet above the temporary fence.

iv. All fences shall be constructed of quality materials that are specifically manufactured for fencing and shall not be constructed with any material that was originally made for other intentions. Unless specifically being used for a bona fide agricultural use, perimeter fencing within a residential area shall not be constructed from any material that was manufactured for an agricultural use such as chicken wire, deer fencing, hog wire, wire strands, T-stakes, or grape stakes.

v. All fences shall be maintained in a good condition by the property owner including compliance with the following standards:

(A) The fence must be free of damage, breaks or missing components or parts.

(B) Areas of the fence that are leaning more than twenty degrees from vertical, buckling, sagging or deteriorating must be repaired or replaced with materials and color similar to its original construction.

(D) Plant materials growing on fences within clear view areas, i.e., within ten feet of a driveway near a sidewalk (see required setbacks above) or within the clear view triangle area, shall be maintained at a maximum height of three feet.

b. Height. No fence or wall may exceed seven feet in height, four feet in height in the front yard setback, nor three feet in the clear view triangle, measured as follows:

i. In a required yard abutting a street, the total effective height above the finished grade measured on the side nearest the street;

ii. In any other required yard, the total effective height above the finished grade measured on the side nearest the abutting property;

iii. On a property line, measured from the finished grade of either side when the abutting property owners are in agreement; and

iv. A temporary fence on a construction site may be as high as required to protect the property during the period of construction.

v. Fencing up to eight feet in height may be allowed in the side(s) or rear yard provided one of the following requirements is met:

(A) The side(s) or rear property is adjacent to a freeway system or arterial or collector roadway.

(B) Buffering between commercial/industrial uses and residential uses or between single family and multifamily residential uses.

vi. Fencing eight feet in height shall comply with the following conditions:

(A) The proposed fence shall be reasonably compatible with respect to height from adjacent fences and shall transition consistently from one segment of fence to another.

(B) The proposed fence shall be reasonably compatible with respect to materials from adjacent fences and shall include materials and colors that are similar.

(C) A building permit shall be obtained from the city and construction of fences and retaining walls must meet applicable requirements of the building code.

(D) Corner lots may have a fence up to seven feet in height, enclosing the yard area opposite one of the side yards and along the street frontage, provided the fence does not extend into the remaining front yard setback. Any fence, hedge, or wall placed within ten feet of a driveway may not exceed three feet in height for sight-obscuring solid material or four feet in height for nonobscuring open materials for the first ten feet behind the sidewalk.

9. Athletic Facilities. Fencing around athletic facilities, including, without limitation, tennis courts, may be fourteen feet in height so long as all portions above six feet in height are constructed with at least fifty percent nonopaque materials.

10. Conformance with This Section. No person shall construct, alter, or maintain a fence, hedge, wall, column, pier, post, or any similar structure or any combination of such structures except in conformance with all of the requirements of this section.

11. Landscaping. Applicants for new development and existing residential property owners shall comply with the following landscaping standards:

a. Landscaping Required. Front and side yards, including park strips, that are not utilized as approved parking or access for vehicles, trailers, etc., shall be landscaped. Landscaping shall include the treatment of the ground surface with live materials such as, but not limited to, sod, grass, ground cover, trees, shrubs, vines and other growing horticultural plant material. In addition, a combination of xeriscape plantings and designs that may include other decorative surfacing such as bark chips, crushed stone, mulch materials, decorative concrete or pavers shall also meet landscaping requirements. Structural features such as fountains, pools, statues, and benches shall also be considered part of the landscaping, but such objects alone shall not meet the requirements of landscaping.

b. Installation Time Frame Requirements. Landscape materials must be installed within six months of occupancy/notice of violation. This shall apply to all new or existing residential structures that are in a blighted condition which do not comply with this chapter. This time frame will allow the owner to plant trees and other landscaping to ensure the survival of the plant material. Typically, installation of landscaping occurs in the spring or fall.

c. Maintenance. Individual(s), whether as the owner, lessee, tenant, occupant or otherwise, shall be responsible for the continued proper maintenance of all landscaping materials. Landscaping shall be maintained in good condition so as to present a healthy, neat, and orderly appearance at all times. Landscaping shall be mowed, groomed, trimmed, pruned and watered according to water-wise conservation guidelines to maintain healthy growing conditions and not detract from the appearance of the immediate neighborhood. Landscaping shall be kept visually free of insects and disease, and shall be kept free from weeds and other volunteer plants. Irrigation systems shall be maintained so as to eliminate water loss due to damaged, missing, or improperly operating sprinkler system components. All unhealthy or dead plant material shall be removed or replaced within six months, or the next planting period (spring or fall), whichever comes first, while other defective landscaping features shall be removed, replaced or repaired within three months. Permanent, semi-permanent, and regular parking on landscaped areas is prohibited.

d. Hazards. Landscaping shall be maintained to minimize property damage and public safety hazards, including the removal/replacement of dead or decaying plant material, removal of low-hanging branches and those obstructing street lighting, sidewalks and traffic sight distance requirements. Trees planted in the public right-of-way must be selected from the city’s street tree selection guide. In the event a tree, shrub, or other plant causes damage to streets, sidewalks, trails, or other public improvements, the community development director and/or public works director or designee may order the removal of the offending vegetation and/or other landscape features.

e. Vegetation Protection. Development plans must show all significant vegetation within twenty feet of any proposed new development. The applicant must protect all significant vegetation during any new development activity.

f. Enforcement. Follow-up inspections and enforcement activities will be through the city’s code enforcement ACE program.

Single family detached residential lot subdivisions in the residential land use areas are subject to the following requirements if one of the following is met:

a. The property is located in a historic district established before January 1, 2021; or

b. The property contains a structure listed in the State and National Register; or

c. The property is subject to a development agreement with design standards; or

d. The property is located in a residential area developed before 1950; or

e. The property is located in a planned unit development plat or overlay zone granted for increased density or other benefit not available under the zone.

These are traditional single family residential lots that do not require additional open space and common areas within the development.

1. Building Orientation and Scale. Residential and accessory structures shall be oriented and scaled as follows:

a. Dwellings shall be serviced by a local street, an access road or drive, or an alley and shall not gain access from a collector or arterial street.

b. Individual lots, buildings and units shall be arranged and situated to relate to surrounding properties, to improve the view from buildings and to minimize road area.

c. Individual lots and buildings shall be designed to minimize pedestrian and automobile conflict while providing pedestrians direct access to a sidewalk or trail.

d. Massing should be divided into rhythmic blocks to bring the design of the unit much closer to the human scale and to create a pedestrian-friendly atmosphere.

e. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.

a. Front Porches. Front porches shall be provided on all dwelling units, or as otherwise approved by the planning commission through specific design review. Porches shall be unenclosed, roofed structures attached to the dwelling structure. Porches shall be defined by a railing, wall, columns or similar architectural features, provided accessibility requirements are met. Porches are encouraged to reflect the design of traditional porches found in older neighborhoods. Railings and porch supports shall be composed of relatively substantial members, preferably wood, metal and/or masonry or other materials that complement the design. Porches may encroach eight feet into the front yard setback and two feet into the side yard setback. All construction must be done in accordance with the building code.

i. Building/Retaining Walls. No more than three materials shall be used for the primary wall surfaces on a building. Exterior finish shall be of traditional, time- and weather-tested techniques. Retaining walls shall be of materials complementary to the building’s materials.

ii. Colors. Without limiting the use of color, exterior walls shall be subdued in color and not reflective. Intense colors should be used as accent only.

iii. Roofs. All the roofs and dormer roofs of a building shall be constructed of the same material. Slopes of roofs shall be of equal pitch if a gable or hip roof is employed. All metal roofs must be of a subdued color. Painted roof shingles are prohibited.

iv. Openings. The following standards apply to openings of all structures:

(A) Entry Doors. Main entry door must face the front yard or, if located on the building side, must be placed within three feet of the front facade. Main entry door must be covered by a roof and must be a primary element of the front of the structure.

(B) Windows. Bay windows shall have from three to five sides. (Ord. 2022-03A § 1 (Att. G); Ord. 2021-19 § 1 (Att. A); Ord. 2017-04 § 1 (Att. A (part)); Ord. 2016-15 § 1 (Att. A (part)); Ord. 10/21/2008O-8 § 1 (part); Ord. 10/16/2007O-15 § 1 (part); Ord. 11-20-2001 § 2 (part))