Chapter 17.58
SMART DEVELOPMENT (SD) COMBINING DISTRICT
Sections:
17.58.020 Application and designation.
17.58.050 Application requirements.
17.58.060 Development standards.
17.58.010 Purpose.
The purpose of the district is to promote development designs that respond to significant planning-related issues facing the San Joaquin Valley, including urbanization of agricultural land, air pollution, housing affordability, traffic, aesthetics and neighborhood deterioration. This new approach to development design has been popularized by the term "smart growth" and its purpose is to achieve the average density goals set forth by each district.
The smart development district is structured to encourage a comprehensive development that is superior to traditional development of the recent past by increasing walkability and connectivity while achieving the higher net density and preservation of open space goals set forth by the general plan. To the greatest extent possible, attention shall be given to greater design details and the average density set forth by each individual zone district shall be achieved through a mix of residential housing types and sizes. (Ord. 06-02 §1, Exh. A §1 (part), 2006: Ord. 00-03 §1 (part), 2000).
17.58.020 Application and designation.
This district permits single-family development and multifamily development. The SD zone designation shall be suffixed with the zoning notation of the minimum lot size permitted by that district (e.g., SD-R-5, SD-R-4.5, SD-R-3.5, SD-R-2.5). (Ord. 06-02 §1, Exh. A §1 (part), 2006: Ord. 00-03 §1 (part), 2000).
17.58.030 Permitted uses.
Permitted uses within this district are those uses listed on the permitted use list of the R-1 zone district. (Ord. 06-02 §1, Exh. A §1 (part), 2006: Ord. 00-03 §1 (part), 2000).
17.58.040 Conditional uses.
Conditional uses within this district are those uses listed on the conditional use lists of the R-1, R-2 and R-3 zone districts. (Ord. 06-02 §1, Exh. A §1 (part), 2006: Ord. 00-03 §1 (part), 2000).
17.58.050 Application requirements.
Prior to filing an application for a zoning ordinance amendment to reclassify property to the smart development zone districts, the applicant shall submit to the city a development plan, which shall include the following:
A. Legal description and boundary survey map of the exterior boundaries of the land to be developed.
B. A site plan of the project consistent with Section 17.14.030 which shall include a schematic plan for adjacent properties including locations of existing and proposed buildings, walls or other above ground features.
C. A spreadsheet listing all the lots, square footage of the lots, lot coverage by percent, yard area, driveway setbacks from the sidewalk or alley, number of covered parking spaces per lot, number of additional parking spaces per lot (not counting the twenty–foot driveway to the covered parking), any deviation from the front setback and its mitigating improvement, number of units on the lot, acreage of open space and/or parks, and total overall density for the development.
D. Front elevation drawings of the major building features of the project, specifications for exterior materials of the project and side elevation drawings of buildings that are adjacent to streets or alleys. Corner lot side elevations should be visually similar to front elevation trim package.
E. A phase plan, if applicable.
F. The location and general arrangement of all open space and landscaping.
G. Individual plot plans per dwelling unit indicating building envelope and setbacks. "Building envelope" refers to all above ground structures, such as house, porch, garage, accessory buildings, and any fences taller than forty-two inches. (Ord. 06-02 §1, Exh. A §1 (part), 2006: Ord. 00-03 §1 (part), 2000).
17.58.060 Development standards.
The following development standards, together with such standards specified in Chapter 17.78 and as the planning commission shall designate, shall apply to all land and structures within the smart development zone districts.
A. Smart Development Zone Districts (SD-R-5, SD-R-4.5, SD-R-3.5 and SD-R-2.5).
1. Minimum Site Area. The minimum site area for the smart development zone districts shall be one acre.
2. Density. The number of residential dwelling units per acre shall meet the minimum average density and not exceed the maximum average density set forth by each district. To the greatest extent possible, the density set forth by each district shall be achieved through a variety of housing types and sizes.
|
Zone District |
Minimum Density |
Maximum Density |
Minimum Lot Area per Dwelling Unit |
Minimum Lot Size |
|
SD-R-5 |
4 units/acre |
7 units/acre |
1 unit/2,800 s.f. |
5,000 s.f. |
|
SD-R-4.5 |
5 units/acre |
8 units/acre |
1 unit/2,600 s.f. |
4,500 s.f. |
|
SD-R-3.5 |
6.5 units/acre |
12.5 units/acre |
1 unit/2,300 s.f. |
3,500 s.f. |
|
SD-R-2.5 |
8 units/acre |
20 units/acre |
1 unit/2,300 s.f. |
2,500 s.f. |
**Density calculations do not include park or open space amenities.
3. Height. The maximum height of a structure shall be:
|
SD-R-5: |
35 feet |
|
SD-R-4.5: |
35 feet |
|
SD-R-3.5: |
35 feet |
|
SD-R-2.5: |
35 feet |
4. Coverage. The maximum building coverage of a lot shall be:
|
SD-R-5: |
45% |
|
SD-R-4.5: |
50% |
|
SD-R-3.5: |
60% |
|
SD-R-2.5: |
70% |
5. Lot Width. N/A.
6. Lot Depth. N/A.
7. Side Yard Setback. Minimum side yard setbacks for residential buildings shall be:
|
SD-R-5: |
5 feet |
|
SD-R-4.5: |
5 feet |
|
SD-R-3.5: |
5 feet |
|
SD-R-2.5: |
5 feet |
Residential dwelling unit(s) is/are permitted to be built on a property line (i.e., zero lot line design) if there is a minimum distance on one side or the other of ten feet between said unit and the structure on the adjacent lot.
8. Front Yard Setback. Minimum front yard setbacks for residential buildings shall be:
|
SD-R-5: |
25 feet with a 5-foot deviation permitted for up to 50% of units |
|
SD-R-4.5: |
20 feet with a 5-foot deviation permitted for up to 50% of units |
|
SD-R-3.5: |
15 feet with a 5-foot deviation permitted for up to 50% of units |
|
SD-R-2.5: |
10 feet |
9. Rear Yard Setback. Minimum rear yard setbacks for residential buildings shall be:
|
SD-R-5: |
5 feet |
|
SD-R-4.5: |
5 feet |
|
SD-R-3.5: |
5 feet |
|
SD-R-2.5: |
5 feet |
10. Yard Requirement. In addition to the yard space created for the front yard setback or side street setback, each unit shall have a yard with a minimum size as follows:
|
SD-R-5: |
900 square feet |
|
SD-R-4.5: |
750 square feet |
|
SD-R-3.5: |
500 square feet |
|
SD-R-2.5: |
250 square feet |
Each yard satisfying the minimum size requirement shall have a minimum depth and width of ten feet and shall have direct access from at least one of the enclosed living areas (e.g., family room, living room or kitchen area) of the dwelling.
11. Architectural Style. The elevation drawings of buildings to be constructed in the smart development districts shall be approved by the planning commission.
B. Public Streets and Alleys.
1. Street Width. Residential subdivisions may have local streets that have a paved minimum width of thirty-two feet (curb to curb) and include additional on-street parking within the right-of-way. One-way streets shall have a minimum width of twenty feet and the left travel lane shall be marked as a fire lane with no parking allowed.
2. Parkways. Tree-lined parkways shall be installed with a minimum width of seven feet and a sidewalk with a minimum width of five feet. Sidewalks may be in or partially in an access easement outside the right-of-way.
3. Connectivity. All streets and public walks shall be designed to maximize connections of both street and walkways to surrounding collector and arterial streets to provide maximum walkability within neighborhoods and help dilute traffic congestion and speed. Cul-de-sacs are generally discouraged and should be used only where necessitated by shape of the overall property being subdivided.
4. Alleys. Alleys shall have a paved width of twenty feet. Connecting driveways shall be provided with adequate sight-distance on either side of the driveway.
5. Traffic Calming Devices. Traffic calming devices such as bulb-outs are encouraged at all intersections and roundabouts are encouraged where appropriate as an alternative to a four-way stop.
"Bulb-outs" refers to curb extensions that serve to narrow roadways in order to slow traffic, shorten the exposed distance pedestrians must walk to cross intersections, create parking pockets and discourage parking on street corners.
"Roundabouts" refers to a type of road junction where traffic yields upon entering traffic that streams circularly around a central island--statistically safer than traditional intersections, roundabouts also eliminate excessive stopping and idling which has been proven to be a major contributor to air pollution.
C. Private Streets and Alleys.
1. Where a project uses private streets, the requirements for sidewalks and parkways adjacent to the private street may be waived by a majority vote of the planning commission as a whole.
D. Open Space/Parks.
1. Neighborhood Subdivision Parks. In the SD zone districts, common open space shall be provided on site at a ratio of four acres per one thousand residents. Where the commission finds that a neighborhood park is not necessary because of proximity to the location of a community park, an in lieu fee shall be paid. The amount of said fee shall be determined by the city engineer and shall be identified in a subdivision agreement.
E. Residential Unit Design.
1. Garages. The elevation of a garage nearest a street shall be set back a minimum of twenty feet behind the back of sidewalk. Garages of residential dwelling units that back up to an alley shall have a minimum setback of twenty feet from the rear property line and open up to the alley, not the street.
2. Corner Lots. Residential dwelling units situated on corner lots should encourage a design that orients the garage and the front door to face different streets, except for duplexes. In the case of a corner lot home with an alley, the garage may be accessed from the alley.
F. Landscaping and Open Space Design.
1. A minimum of forty percent of the front yard area shall be landscaped with a combination of trees, turf or shrubbery. Hybrid Bermuda or other grass that requires a minimum of water shall be encouraged. Plant material shall be varied in size, shrubs from one to five gallons, and trees from fifteen- to twenty-four-inch boxes.
2. All landscaped areas shall be provided with an automatic irrigation system.
3. At least two parkway trees shall be required on both the front and side street frontage of each lot with a maximum spacing of one fifteen-gallon tree per forty feet.
4. Deciduous trees shall be planted along the south and west facing building walls to allow solar access during the winter.
5. Trees should be located where they will screen views by residents of parking lots, back yards and patios.
6. On-site common open space shall be centrally located to promote visibility from surrounding units. Benches, shading, waste receptacles, lighting and a drinking fountain should be incorporated into this open space feature.
G. Fencing and Walls.
1. All fencing visible from the street shall contain pilasters, columns or posts. These pilasters shall generally be placed as follows: where two fences intersect, where a fence and a gate intersect or at the corner of a lot. Fencing that does not conform to this requirement must first be approved by the planning commission.
2. Fences or walls that surround a parking lot shall be landscaped with plant material, such as vines and shrubs that mask these hard surfaces.
3. Decorative wrought-iron fencing is encouraged, especially between on-street parking and the living units.
4. Gates and pedestrian opening(s) into the project shall be accentuated with pilasters, landscaping, trellises and/or lighting.
H. Trash Enclosures--Multifamily Developments.
1. Trash enclosures shall be constructed of solid masonry material or other material(s) and designed as approved by the planning commission. They shall be designed so that walk-in access is permitted by tenants without having to open the gates.
2. Trash enclosure(s) shall have decorative heavy gauge metal gates and be designed to hide or screen refuse containers. A concrete apron shall be constructed from the trash enclosure to a point of dumpster pickup by the waste removal truck.
3. Landscaping shall be provided to screen and to visually "soften" trash enclosures.
4. The dimensions of the trash enclosure shall be consistent with Kerman’s improvement standards and have provisions for recyclable waste.
I. Parking Requirements.
1. Units with two or more bedrooms shall provide a minimum of two garage spaces or other approved covered parking spaces and one additional space other than the driveway that shall be located within one hundred fifty feet of the residence.
2. Units with only one bedroom shall provide a minimum of one garage space or other approved covered parking space plus one additional space other than the driveway within one hundred fifty feet of the residence.
3. Driveways shall be a minimum of twenty feet in length.
J. Infill Developments.
1. In the case of an infill development, the planning commission may grant variances of the development requirements in the smart development zone district as may be appropriate to the specific site; however, the decision to do so will require a minimum of five out of seven votes.
"Infill developments" are highlighted on the attached Exhibit "B".
(Ord. 06-02 §1, Exh. A §1 (part), 2006: Ord. 01-04 § 2, 2001; Ord. 00-03 §1 (part), 2000).