Chapter 14.09.170
Vine Street (VS) Overlay District
Sections:
14.09.170.030 Development Standards.
14.09.170.010 Purpose.
The purpose of the Vine Street (VS) overlay district is to guide new development in a manner that preserves and enhances the character of the areas that is defined by rolling hills, custom homes, and a rural atmosphere.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.170.020 Applicability.
The standards and regulations of this chapter apply to areas designated with an AS within the VS overlay district on the zoning map.
(Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.170.030 Development Standards.
Except as provided in this chapter, all new structures and development, as well as alterations to existing structures, shall comply with the requirements of the base zoning district.
A. General Provisions. The following standards apply to all development within the VS overlay district:
1. Grading. Development shall be designed to minimize the amount of grading and retain the existing landform to the extent practical.
2. Tree Preservation. Development shall be designed to minimize the loss of existing mature trees to the extent practical.
3. Entry Feature. A roundabout shall be installed at the intersection of Old Vine Street and Vine Street. It is intended to serve a dual function for traffic calming and as an entry feature into the Vine Street area. Landscaping and other decorative elements shall be included as part of its design. The roundabout shall be installed by the developer of “Villages on Vine” project concurrently with the improvements to Vine Street.
4. Street Standards. The width of Vine Street north of the intersection with Old Vine should not exceed 36 feet (curb-to-curb). A public sidewalk is required only on one side of Vine Street. Any new public sidewalk shall be located on the east side of Vine Street unless an exception is granted through the approval of a subdivision map or parcel map.
B. RE District Standards. The following standards apply to all properties within the VS overlay district with the RE base zoning district.
1. All single unit dwellings constructed shall be “custom homes.”
a. The floor plan and exterior elevation shall not be constructed more than once within the overlay district; and
b. The floor plan and elevation of each house shall be substantially different from any other house within the overlay district.
2. The minimum floor area of a new custom home shall be 2,250 square feet of living area, exclusive of garages, porches, or other similar nonhabitable space.
3. Each new custom home shall demonstrate high quality design by conforming to the following design criteria:
a. Roof lines shall be varied. Roof design shall include different heights and angles;
b. Roof materials should be tile, concrete, or material of equivalent quality as may be allowed through design review approval;
c. Principal exterior materials shall be stucco, wood, brick, stone, or material of equivalent quality as may be allowed through design review approval;
d. Exterior elevations shall include some combination of decorative features. Examples include but are not limited to: accent materials (stone, brick, or masonry), architectural projections (porches, trellis, or bay windows), variations in wall planes, and trim around windows and doors;
e. Accessory structures, if any, shall be designed to match the architectural design and materials of the main structure; and
f. Garage doors should not directly face the street. For lots where this is not practical, garage doors should be further from the street than the habitable portion of the house.
C. RLM District Standards. The following standards apply to all properties within the VS overlay district with the RLM base zoning district:
1. All dwelling units shall:
a. Include a variation in roof lines;
b. Be single story;
c. Have a driveway that uses decorative materials; examples include concrete with integral color, stamped concrete, or exposed aggregate or other equivalent means; and
d. Provide same level of architectural quality on side and rear elevations facing a street as the front elevation.
2. Each dwelling unit shall include a minimum of four of the following six items:
a. Lap or shingle siding;
b. Front porch;
c. Dormer or bay windows;
d. Exterior shutters;
e. Trim around exterior doors and windows; and
f. Any other comparable design feature.
D. RL District Standards. The following standards apply to all properties within the VS overlay district with the RL base zoning district:
1. All dwelling units shall:
a. Include a variation in roof lines;
b. Have a driveway that uses decorative materials; examples include concrete with integral color, stamped concrete, exposed aggregate, or other equivalent means; and
c. Provide same level of architectural quality on side and rear elevations facing a street as the front elevation.
2. Each dwelling unit shall include a minimum of five of the following seven items:
a. Lap or shingle siding;
b. Front porch;
c. Dormer or bay windows;
d. Balcony;
e. Exterior shutters;
f. Trim around exterior windows and doors; and
g. Any other comparable design feature.
3. No final subdivision map shall be approved by the City Council until a planned development permit has been approved for the design of the houses. There may be a minor variation in the number and dimensions of the residential lots shown on the final map from the approved tentative map, based on the architectural design of the houses.
(Ord. 1972, Repealed and Replaced, 02/22/2022)