(a) Purpose
Multi-family housing design standards are necessary to improve and maintain the quality of multi-family housing for the safety and benefit of residents and the preservation of property values in the vicinity of multi-family neighborhoods. The design review is intended to eliminate undesirable design features and promote a pleasant residential environment within the City of Adelanto.
(b) Site Planning
The following standards apply to the internal organization of new multi-family residential development (apartments, condominiums, and townhouses). The intent of the 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
A. Existing natural amenities (e.g., views, mature trees, and topographic features) and other amenities (e.g., structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.
B. Grading shall direct and provide for an adequate flow of surface runoff to catch basins while contouring the land to blend with existing conditions at the boundaries of the site.
(2) Neighborhood Compatibility - New multi-family residential development shall relate to adjacent single-family residential districts by doing the following:
A. Stepping down the scale, height, and density of buildings at the edges of the development when surrounding neighborhoods are of lower density or smaller scale. Step the building down at the ends or sides nearest the single-family unit to a height approximately equal to that of the adjacent single-family residence (or of typical single-family residences in the vicinity if adjacent to an undeveloped single-family zoning district).
B. Incorporating architectural elements and materials that are similar to those used in the neighborhood.
C. Front setbacks for new multi-family developments in existing single-family neighborhoods shall be equal to or greater than the average front setback for the two adjacent properties. If one (1) or both of the adjacent properties are vacant, then the average front setback shall be calculated on the next adjacent occupied properties.
D. By locating parking areas within the project interior or at the side or back when necessary to achieve a "residential front yard" appearance.
E. Landscaping shall be used to maximize the privacy of adjacent single-family residences.
(3) Building Placement
A. Buildings shall be placed with varying setbacks and/or orientation to the street and interior private drives to provide visual interest.
B. Clustering of multi-family units within the project site is encouraged.
C. Minimum distances between buildings shall be in compliance with the requirements of the Uniform Building Code. Whenever possible, buildings shall be oriented to avoid instances where living spaces of one structure face the living spaces of another.
D. Buildings shall be oriented to create common open space areas such as:
i. Courtyards.
ii. Open space nodes.
iii. Recreation areas.
(c) Parking and Circulation
(1) Parking Areas
A. Parking areas shall not be a dominant site feature and shall be divided into a series of connected smaller lots that are laid out in an efficient and aesthetic manner. This can be accomplished by incorporating at least one (1) of the following parameters:
i. There should be no more than an average of ten (10) spaces of uninterrupted parking, whether in garages, carports, or open parking areas. Each ten (10) spaces should be separated from additional spaces by a landscaped planter or island equal to the width of one (1) parking stall.
ii. Parking areas should be separated from each other by buildings or by landscaped buffers not less than thirty feet (30') wide.
B. Parking areas shall be treated as "landscape plazas" with attention to landscape surfaces, softened edges, shade, and pedestrian circulation. This can be accomplished by incorporating at least one (1) of the following parameters:
i. Provide pedestrian connections to adjoining public rights-of-way and commercial land uses when appropriate.
ii. Enhanced paving materials (not to exceed one- fourth inch (1/4") deep), trellises, and landscaping to accentuate the pedestrian circulation system.
iii. Landscaped planters in parking areas to align with pedestrian access to buildings from a parking area. Planters should be at least one (1) car space wide and include a walkway as well as a vertical landscape or architectural element (e.g., a trellis or a tree).
C. In general, parking lots shall observe the following standards:
i. Locate required resident parking spaces convenient to the units they serve.
ii. The location of parking and drives shall minimize the points of conflict between pedestrian and vehicular traffic.
(2) Access
A. Access drives shall be located at least two hundred feet (200') apart and at least one hundred feet (100') from property lines and street intersections unless an approved shared drive is provided or the driveway location does not create a traffic hazard to adjacent property.
B. Access drives shall be located off side streets whenever possible. Access drives off Arterial and Major Collector streets are subject to approval by the City Engineer.
C. Access drives on large residential projects (more than fifty (50) units) shall include a minimum five foot (5') wide landscaped median including curbs, color/textured paving, and other "gateway" elements (e.g., lights, bollards, entry walls, etc.).
D. 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.
E. Projects with ten (10) or more units shall include vehicular and pedestrian entry statements which shall be consistent with the following:
i. Provide one (1) visually dominant entry to the development which conveys a sense of arrival.
ii. Provide an open view into the development with landscaping and project directories.
iii. Special attention shall be given to hardscape and landscape treatments at the entry to enhance the overall image of the development. An entry statement shall consist of at least two (2) of the following:
a. Hardscape structure (trellis, decorative low garden wall with berming, guardhouse, decorative gate).
b. Specimen landscaping (large, distinctive vegetation or mature trees, either flowering or native trees, or twenty-four inch (24") box trees).
c. Large boulder groupings.
d. Textured or stamped concrete.
e. Monument signage with accompanying landscape and berming.
f. Other comparable installations.
(3) Carports and Garages
A. Where carports or garages are utilized, they shall follow the same criteria for spatial arrangement as parking areas above.
B. Carports and garages shall be architecturally compatible with the adjacent buildings. They shall be similar in materials, color, structure, roofline, and detail to the principal buildings of a development.
C. Carport support columns shall be set back a minimum of three feet (3') from the carport face to increase maneuverability.
D. Carport and garage roofs visible from public streets shall incorporate roof slope and materials to match adjacent buildings. Flat roofs may be used in the interior of a project when not visible from public streets.
E. Garages with parking aprons less than twenty feet (20') in length shall have an automatic garage door opener.
F. Provide landscaping on exposed sides of carport and garage structures.
G. Garage doors shall be made to appear to be set into rather than flush with exterior walls.
(d) Landscaping
(1) A multi-family residential project'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, 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:
A. All trees and shrubs shall be planted in non-uniform clusters to achieve a more natural appearance.
B. Landscaping along street frontages should coordinate with adjacent properties to provide a consistent visual corridor.
C. For projects less than one (1) acre, a minimum of two (2) types of trees and two (2) types of shrubs, are required.
D. For projects one (1) acre to two and one-half (2.5) acres in size, a minimum of two (2) types of trees and three (3) types of shrubs are required.
E. For projects larger than two and one-half (2.5) acres in size, a minimum of three (3) types of trees and four (4) types of shrubs are required.
F. 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.
(2) The plant palette for all 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.
(3) Residential developments shall have a consistent theme along continuous streets. This shall include the use of street trees along all perimeter roads and along adjacent Major Collectors and Arterials in compliance with current city standards.
(4) Landscape planters a minimum of ten feet (10') in width shall be provided adjacent to the front and street side yard property line. This may include the landscaped area within the public right-of-way.
(5) All required landscaped areas shall be a minimum of five feet (5') in width.
(6) Trees within parking areas shall be planted at a total of one (1) tree for every four (4) parking stalls. In addition, trees shall be planted in areas of public view adjacent to and along structures at an equivalent of one (1) tree per fifty (50) linear feet of building which has public exposure.
(7) When using landscaping to screen adjacent single-family residences, a minimum of twenty percent (20%) of the trees used shall be twenty-four inch (24") box size when installed.
(8) No landscaping shall block or obscure entry doors or windows of individual units.
(e) Miscellaneous Subjects
(1) Solid waste and recyclable materials storage areas requirements are specified in section 17.20.050(d) of this Zoning Code.
(2) Open Space
A. A minimum square footage of private open space (patio, balcony, courtyard) shall be provided per unit in accordance with Table 20-2 of this Zoning Code.
B. A minimum square footage of common open space (recreation amenities, play areas, etc.) shall be provided per unit in accordance with Table 20-2 of this Zoning Code.
C. The design and orientation of open space shall be oriented to take advantage of available sunlight and should be sheltered from the noise and traffic of adjacent streets.
D. Common open spaces and recreation areas shall be located in areas accessible to and visible by as many units as possible.
E. Private open spaces shall be contiguous to the units they serve and screened to a minimum height of four feet (4') by use of at least one (1) of the following:
i. Plant materials and low walls.
ii. When possible, use the adjacent structure to enclose private open space.
iii. Screening should not be completely comprised of solid materials. Screening above four feet (4') should provide a maximum of sixty percent (60%) opaqueness.
(3) Screening of Equipment
A. All mechanical equipment mounted on the roof shall be screened from view in compliance with Section 17.10.140 (Shielding of Roof Appurtenances). All screening devices shall be architecturally integrated and compatible with the architecture and color of the adjacent buildings or sufficiently landscaped.
B. All mechanical equipment not mounted on the roof (including utility meters) shall be located inside of a utility room or closet within the building.
C. Television antennas shall be placed in attics or building interiors. It is required that all units be pre-wired to accommodate cable reception.
D. Solar panels shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Any support equipment shall be enclosed and screened from view.
E. When adding solar collectors to an existing building, coordinate solar collectors with the building architecture to the maximum extent possible. Coordinate any new structures not located on the roof with the building architecture by using colors and materials similar to those used in the existing building. Any support equipment shall be enclosed and screened from view.
(4) Pedestrian Circulation/Pathways
A. In developments with two (2) or more buildings, pedestrian paths shall be provided to connect buildings in the development with one another, on-site amenities, and adjacent streets.
B. Paths shall be clearly defined with lighting, landscaping, or contrasting paving materials.
(5) Lighting
A. All on-site lighting shall be stationary, directed away from adjacent properties and public rights-of-way.
B. Lighting fixtures shall be of a type and shall be located such that no light or reflected glare is directed offsite.
C. All garages, carports, walkways, and driveways shall be lighted during the hours of darkness.
D. Use low-rise pedestrian scale lighting within common open space areas. The maximum height should be fifteen feet (15').
(6) Mailboxes
A. Mailboxes shall be located close to the project entry near recreational facilities. The architectural character of the mailbox structure shall be the same in form, materials, and color as that of the primary structures. Mailbox locations shall be approved by the U.S. Postal Service.
B. Mailboxes shall either be located within a locked building or in some way secured to prevent theft of mail.
(7) Laundry Facilities
A. If not provided in individual units, laundry facilities shall be located in a central location to provide accessibility.
B. If not provided in individual units, laundry facilities shall be provided in the ratio of one (1) washer/dryer per every ten (10) units.
C. Laundry facilities, whether attached to the residential structures or individual detached structures, shall be in the same architectural form, materials, and color as that of the primary structures.
(8) Gutters, Downspouts, and Roof Vents
A. Gutters and downspouts shall be concealed unless they are designed as a continuous architectural feature. Gutters and downspouts used as architectural features shall be colored to match fascia or exterior wall material.
B. Roof vents shall be colored to match the roof materials or the dominant trim color of the structure.
(f) Building Architecture
(1) General
A. No particular architectural style is required for multi-family residential structures. Desert appropriate architectural styles shall be used to blend the development into the natural desert environment to the greatest extent possible. In selecting an architectural style, compatibility with surrounding character, including compatible building style, form, size, color, materials, and roofline shall be considered.
B. Multi-family developments shall incorporate the following design principles:
i. Building form, roofline, and primary materials shall represent a common theme throughout the development.
ii. A similar architectural character shall be provided on all sides of a building.
iii. Forms, colors, architectural details and landscape materials shall be consistent throughout the development.
iv. Entries shall be integrated into the building architecture. Upper decks, balconies, stair towers, utility closets, and mechanical screening shall be integrated into the building architecture rather than add-on elements to a finished facade or roof.
v. Interior and exterior storage areas shall be integrated into the building design to make them compatible with the building architecture.
C. Exterior elevations shall be appropriately articulated and detailed on all four (4) sides to avoid flat, monotonous wall planes and uninteresting barracks-like structures. This can be accomplished by incorporating at least three (3) of the following design parameters:
i. Provide at least one (1) architectural projection not less than two feet (2') from the wall plane and not less than eight feet (8') wide. Projections should extend the full height of single-story buildings, at least one-half (1/2) the height of a two-story building, and two-thirds (2/3) the height of a three-story building. Architectural projections shall comply with Table 10.1 (Maximum Permitted Projections into Required Yard Areas) of the City of Adelanto Development Code.
ii. Provide architectural projections such as balconies, porches, arcades, dormers, and cross gables.
iii. Recess entries and windows to reveal the thickness of walls.
iv. Step back second and third stories.
v. Use different building materials with varying textures and colors.
vi. Recess garages under units or provide open balconies above.
vii. Use combinations of one-story, one-and-a-half story, and two-story units to create variation and visual interest.
viii. Use vertical elements (e.g., towers) to accent horizontal massing and provide visual interest.
D. When adjacent to a single-family residential development, multi-family residential projects shall have a maximum of two (2) stories.
E. Accessory structures such as laundry facilities, recreation buildings, sales/lease offices, or temporary sales offices within multi-family developments shall be consistent in architectural design, form, colors, and materials with the residential structures.
(2) Building Materials
A. The building and its elements shall be unified in textures, colors, and materials to provide an order and coherence within the project.
B. The composition of materials shall avoid giving the impression of thinness. Veneers should turn corners, avoiding exposed edges.
C. The use of artificial materials (e.g., imitation brick, imitation stone, and other simulated materials) is not allowed. When used, brick, stone, and other facade treatments shall consist of the real material.
D. Materials shall be very durable, require low maintenance, and relate a sense of permanence.
E. Frequent changes in materials shall be avoided.
F. Columns, trellises, porches, colonnades, and similar elements shall use materials and colors that are compatible with the adjacent building.
G. The use of wood and chain link fencing along a project boundary or adjacent to streets shall be prohibited.
(3) Roofs
A. Roofs shall reflect a residential appearance through pitch and use of materials, by use of at least one (1) of the following design parameters.
i. Hipped or gabled roofs covering the entire building are preferable to mansard roofs and segments of pitched roofs applied at the building's edge.
ii. Roof lines (i.e., ridges and plate heights) shall be broken and varied within an overall horizontal context. The minimum vertical offset should be two (2) feet.
iii. Use dormers and cross gables to break up large unarticulated roof planes.
B. Roofs shall consist of cement tile, clay tile or other architecturally compatible roofing material. Tile roofing materials shall reflect the color of native earthen clay which was used in the manufacturing process. Blue, green, and other artificially colored tiles are not allowed.
(4) Stairs
A. Stairwells shall be designed to minimize aesthetic impact to the greatest extent feasible.
B. For public safety purposes, opportunities for natural surveillance shall be provided in and out of stairwells.
C. Stairwells shall be illuminated to minimize shadows and facilitate overall vision, but should not be overly bright.
D. Prefabricated metal stairs shall not be allowed.
E. Stair railings shall be either solid or open balusters made of concrete or ornamental ironwork.
(5) Color - The predominant color of structures shall be muted tones that are found in the natural environment by use of at least one (1) of the following:
A. Neutral or light-colored walls should be contrasted with a darker, more intense trim color, while dark-colored walls should be contrasted with light-colored accents and details.
B. Materials such as brick, stone, copper, etc., should be left in their natural colors.
(6) Walls/Fences
A. Where a project abuts a street, open fencing material (wrought iron or tubular steel) shall be used. A low masonry wall may be integrated into the design at the ratio of two feet (2') of wall and the remaining open fencing on top. In addition, pilasters of solid masonry materials may be included into the design at regular intervals.
B. Where a project does not abut a street, or where it is abutting single family residential units, a six foot (6') solid masonry wall shall be required. These walls shall be designed using masonry materials such as split face and slump stone, with colors that complement the architectural design of adjacent buildings.
C. Chain link fencing is prohibited in all multi-family residential developments.
D. All walls and fences shall be constructed of decorative materials such as split face, slump stone block, or other similar materials which complement the materials used on the buildings. Decorative enhancements such as caps or pilasters shall be incorporated into all walls and fences. Unadorned solid wood or cinder block is not allowed.
E. Where any solid wall exceeds sixty feet (60') in length, the wall shall be visibly articulated by pilasters or changes in the wall plane such as insets for plantings.
[Ord. No. 515, Exhibit A, 5/22/13.]