(a) Purpose
To promote high-quality single-family residential development within the City of Adelanto.
(b) Site Planning
The following design standards apply to the internal organization of new single-family residential development. The intent of the design standards is to ensure that the relationships of units to each other and to other on-site uses are functional, attractive, and create visual variety along the project's streets.
(1) Site Character - Existing natural amenities (views, mature trees, and/or topographic features) and other amenities (structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.
(2) Variation of Development Patterns - Variation of development patterns shall be incorporated in new subdivisions to achieve visual diversity and avoid a monotonous appearance by use of at least one (1) of the following options:
A. Vary the front yard setback which will create different patterns of open space along the street edge. (See Footnote C of Table 20-1)
B. Vary the side setbacks of houses while maintaining fifteen feet (15') between adjacent structures to result in different types of yards and private patio areas and to create variety and interest.
C. Vary garage location to include the face of garages set more forward and deeper on a lot. Variations can also include front or side entry and attached and detached garages.
(3) Streets
A. New project streets shall connect with existing public streets to form a continuous neighborhood network of streets whenever possible.
B. Blocks longer than six hundred feet (600') are discouraged, but may be considered provided they incorporate at least one (1) of the following options:
i. Significant differences shall be incorporated in the massing and composition (not just finish materials) of each adjacent house. Varied designs shall not be repeated within a group of four (4) houses in a row.
ii. Curvilinear streets shall be integrated into the block design with radii to the centerline of the street in conformance with City standards to minimize the risk of excessive speeding on long, straight streets. Curvilinear is defined as streets with their center lines offset by a minimum of five feet (5').
C. Private streets with gated entries shall provide a queuing distance in front of the gate to accommodate a minimum of two (2) vehicles. A call box shall be placed between opposing traffic lanes with bollards or other compatibly designed call box protection. The Director may require a greater distance for larger projects. In addition, a turnaround shall be provided for vehicles denied access to the project.
D. All roads that cross drainage channels shall be built as a dry crossing as required by the City Engineer.
E. All single-family residential projects shall provide one (1) paved, all-weather path of vehicular access to the project site from the existing City-maintained paved road system. All-weather access includes two (2) lanes of travel a minimum of twenty-six feet (26') wide and shall not be subject to 100-year storm event depths greater than seven-tenths feet (0.7') deep.
F. All single-family residential projects shall provide additional all-weather paths of vehicular travel to the project site from the existing City-maintained paved road system, that does not cross or coincide with the first paved all-weather path of vehicular travel, in accordance with current San Bernardino County Fire Department Fire Prevention Standards. All-weather access shall meet the requirements described in division E. above.
(4) Landscaping
A. A residential subdivision's landscaping shall be used to frame, soften, and embellish the quality of the residential environment, to buffer units from noise or undesirable views, to break up large expanses of parking lots, and to separate frontage roads within a project from adjacent major streets. This shall be accomplished in accordance with Chapter 17.60 (Landscaping/Water Conservation) and the following:
i. All trees and shrubs shall be planted in non-uniform clusters to achieve a more natural appearance.
ii. Landscaping along street frontages should coordinate with adjacent properties to provide a consistent visual corridor.
iii. Landscaping shall be denser near entryways of residences in order to define the entrance.
iv. A minimum of one (1) type of tree, two (2) types of shrubs and two (2) types of non-living groundcover shall be provided for all residential lots. All non-living groundcover shall be installed on a landscape fabric or plastic that prohibits weed growth.
v. A minimum of two (2) textures, colors, or sizes of groundcover is required in all new developments. This may be achieved through utilizing rock and a few boulders, providing different colored rock in different areas of landscaping, using different textures of rock throughout the landscaping, or utilizing hardscape elements.
vi. Providing hedges or low decorative walls as well as varied heights of trees and shrubs is strongly encouraged to provide visual interest within the landscaping.
B. The plant palette for all front and street side yards of developments shall be xeriscape or low water-use plantings. Landscape designs shall have little to no turf areas per the City's Landscaping/Water Conservation Ordinance.
C. Residential developments shall have a consistent theme along continuous streets. This shall include the use of street trees along all public and private interior streets, along perimeter roads, and along adjacent Major Collectors and Arterials in compliance with current City standards.
(5) Walls/Fences
A. Walls are required along all public rights-of-way including the interior of a subdivision. These walls shall be designed to complement the architectural design of the homes within the neighborhood. Walls that face out to public rights-of-way shall have a decorative treatment such as a stucco finish, split face block, or slumpstone. Walls shall include additional decorative treatment such as pilasters at regular intervals and caps.
B. Walls adjacent to streets shall not run in a continuous plane for more than sixty feet (60') or the width of the adjoining residential lot without incorporating at least two (2) of the following options:
i. A minimum two-foot (2') change in plane for at least ten feet (10').
ii. A minimum eighteen inch (18") raised planter for at least ten feet (10').
iii. A minimum eighteen inch (18") change in height for at least ten feet (10').
iv. Use of pilasters at sixty foot (60') intervals and at changes in wall planes and height.
v. A section of open grillwork (wrought iron or similar material excluding chain link) a minimum four feet (4') in height for at least ten feet (10').
C. The return from the side fence/wall to the house that separates the front yard from the back yard shall be a block wall consistent with the requirements of division A. above and consist of solid metal gates.
D. Solid fencing is required between individual houses in a residential subdivision. These fences may be built of vinyl or similar material and must be designed with finishing details and decorative treatments to compliment the architectural design of the homes within the neighborhood.
E. Walls along drainage channels, utility corridors, and open space corridors may consist of either solid block wall or a combination of a minimum of two feet (2') of solid wall with wrought iron or other approved view fencing on top.
F. Chain link fencing shall not be permitted in any single-family residential subdivision built after these standards are adopted in accordance with section 17.10.120(f) of this Zoning Code.
(c) Architectural Standards
(1) Building Design - There is no specific architectural style required for residential structures. In general, residential structures should consider compatibility with surrounding character, including building style, form, size, color, material, and roof line.
A. The design of houses shall be varied in tract developments to create variety and interest by use of at least one (1) of the following options:
i. Provide a significant difference in the massing, orientation, and composition (not just finish materials and colors) for each adjacent house.
ii. No elevation shall be repeated within a group of four (4) houses in a row.
iii. Alternative garage orientations (front loading, side loading, attached, detached, set closer to the street, set toward the rear of the lot) shall be used on at least every fourth house.
B. If a side or rear elevation faces a street, it shall be designed with the same care and attention to detail as the front elevation.
C. Vary the housing product, floor plan, and elevation designs per the following ratios:
Number of Dwelling Units | Minimum Number of Footprints | Minimum Number of Elevations per Footprint |
1 - 4 | 2 | 1 |
5 - 15 | 2 | 2 |
16 - 40 | 3 | 3 |
41 - 80 | 4 | 3 |
81 - 120 | 5 | 4 |
121 and up | 1 additional for each 40 units over 120 | 4 |
D. Exterior elevations shall be articulated and detailed to provide visual interest and scale by use of at least three (3) of the following options:
i. Offset building planes a minimum of two feet (2').
ii. Provide recessed entries and windows.
iii. Include projecting or recessed balconies.
iv. Substantial roof overhangs with detailed rafter ends.
v. Design front porches a minimum of five feet (5') deep.
vi. Dormer windows.
vii. Stepping back the second story.
viii. Use of different building materials with varying textures and colors.
E. Fully sloped roofs and horizontal roof articulation shall be incorporated in building designs by use of one (1) of the following options:
i. Offset roof planes by a minimum of two feet (2').
ii. Incorporate dormer windows.
iii. Include cross gables.
iv. Building materials.
a. All single-family residential units are required to include tile roofing material.
b. Piecemeal embellishment and frequent changes in materials shall be avoided.
c. Avoid material changes at the outside corners of structures or where there is no change in the wall plane.
d. Design changes in materials shall occur at changes in plane to ensure that materials appear substantial and integral to the structure.
[Ord. No. 515, Exhibit A, 5/22/13.]