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The following design requirements and guidelines shall apply to single-family residential subdivisions and certain types of residential units built within the City other than those located in planned area developments (PAD). The intent of these requirements and guidelines is to establish a minimum level of residential community expectations within Eloy as well as a consistent method of evaluating new projects. The guidelines set objectives for the developer/designer to meet and are not intended to restrict or impede creativity and imagination. In the event that a conflict exists between the provisions of this section and the Single-Family Residential Districts of table 2.2-2 in section 21-2-2.4 of this section 21-2-2, the provisions of this section shall prevail.
A. Requirements For Single-Family Residential Subdivisions:
1. Each project shall have a unique entry feature at its primary entrances to provide individual identity to the development. Entry features may include a combination of the following elements: entrance paving, distinctive landscaping treatment, distinctive structural element (statue, windmill, etc.) planters, special wall/column treatment, gates and other entry features.
2. A minimum six foot (6') and maximum eight foot (8') wall shall be required along the rear of reverse frontage single-family lots along collector or arterial streets. Such walls shall be constructed of slump block, brick, or masonry with stucco or mortar wash finish and decoratively designed with details such as inlaid tile or brick work, cap tiles, wall inserts, offsets, or pilaster treatments. Long, straight, unbroken walls are not permitted. Landscaping is required to be installed in accordance with City standards within collector or arterial rights-of-way.
3. The undergrounding of all utilities less than sixty nine (69) kV (kilovolts), within and abutting the proposed development, shall occur prior to issuance of construction permits for the applicable phase of development.
4. All new residential developments (subdivisions) shall be subject to all requirements set forth in the Eloy subdivision regulations.
5. Compliance with the City's Engineering Design Standards for Public Works Construction and with Maricopa Association of Governments Standards for Public Works Construction, except for modifications agreed to by the City Engineer.
6. Compliance with the Floodplain Management Ordinance or the receipt of a letter of approval from the Pinal County Flood Control District explaining that the development is not located in the floodplain or the measures to protect development located in the floodplain.
7. Separation of any production crops on land owned by the property owner for whom the rezoning is sought or such owners and successors on the property herein zoned by not less than fifty feet (50') from the nearest adjacent property boundary, if applicable.
8. A homeowner association (HOA) shall be required to be formed for a new residential subdivision.
B. Single-Family Residential Site Design Guidelines:
1. Housing should foster a sense of neighborhood among nearby residents and a sense of community through linkage with surrounding neighborhoods.
2. All new residential development (subdivisions) should include a pedestrian and bicycle multi-use pathway as part of the required open space as per the Eloy General Plan. If applicable, such pathway shall be designed, located and oriented to provide: a) pedestrian and bicycle accessibility within and around the development; b) connections to adjacent developments to enhance a network of multi-modal circulation throughout the community; and c) a buffer between undeveloped, less densely developed lands and developed land use patterns.
3. In an effort to reduce street pavement widths and eliminate driveway curb cuts, the use of alleyways with rear garage configurations and entry access points may be considered as a primary means of access to a residential lot.
4. Developments containing alleyways should plan and design the alleyways as a secure pedestrian way that links to the neighborhood pedestrian and bicycle multiuse pathways and open space system.
5. Residential structures should have a strong relationship to the neighborhood street. A walkway from the street to the front entry is strongly encouraged.
C. Single-Family Residential Open Space Requirements:
1. All residential developments (subdivisions) shall provide the minimum net acreage required by chapter 15 of this Code as open space.
2. Private (subdivision) open space areas shall be designated as a tract, which is owned and maintained by a homeowners' association. Said private open space shall be located to provide access and physical connections to adjacent neighborhoods and to the community open space network and trail system.
3. If the open space area (subdivision) is to be dedicated for public use it shall be located to provide access and physical connections to adjacent neighborhoods and to the community open space network and trail system or to provide protection to adjacent public lands.
4. The landscaped portion of a private street tract may be counted as open space only if the private street is constructed to the local street standards as shown in the City of Eloy Subdivision Ordinance. However, this landscaped area may not count towards more than twenty five percent (25%) of the required open space.
D. Single-Family Residential Architectural Requirements:
1. Roof mounted mechanical equipment on new buildings is prohibited. Mechanical equipment, electrical meter and service components, propane tanks, coolers, water filters and similar utility equipment shall be installed at ground level or wall mounted and shall be screened from public view and designed to appear as an integral part of the building.
2. All new single-family residences in new subdivisions shall include a minimum two (2) car garage. Carports shall be permitted in subdivisions that were approved before August 2020 and subdivisions with a manufactured home overlay. If a carport is permitted, new single-family residences and manufactured homes shall have, at a minimum, a single car carport. The design and materials of garages and carports shall be compatible with the main structure. Existing carports shall not be enclosed unless substituted with an additional carport or garage on the property. In RR-20, RR-5, RR-2.5, R1-54 and R1-43 zoning districts, the garage area shall not exceed thirty-five percent (35%) of the front face plane of the residential structure.
E. Single-Family Residential Architectural Guidelines:
1. Mirrored surfaces or reflective treatment that changes or enhances ordinary glass into a mirrored surface are strongly discouraged. Bright untarnished metallic surfaces, including roof materials, should be chemically treated so they are non-reflective.
2. Earth tone paint and material colors should have a light reflective value (LRV) no greater than forty percent (40%). Limited use of contrasting accenting colors in excess of forty percent (40%) LRV for small elements such as entryways and special architectural features of the building may be allowed.
3. Detached garages and side entry garages are strongly encouraged.
4. Front porches and courtyards are strongly encouraged and should provide a pedestrian connection, other than the driveway, to the street.
5. Rooflines with differing heights and style combinations, stepping, or different orientations are strongly encouraged.
6. All four (4) exterior elevations of a residential structure should provide architectural detailing; not just the front elevation.
7. Window embellishments should be provided on all houses by adding architectural features which enhance the elevations, e.g., sturdy synthetic wood substitutes, greater variation of window design, different window styles, tile inlays and recesses, structural pop outs, gabled roof features over the windows, etc. Such features should be added to all of the exterior elevations of the house to provide interest and relief.
8. All tract home developments should have a minimum of four (4) floor plans, with a minimum of three (3) distinctly different elevations for each floor plan. Additionally, a minimum of three (3) colors of roof material, three (3) styles of garage doors and three (3) exterior paint motifs should be used to promote visual interest and architectural diversity. The same elevations should not be utilized across from or adjacent to each other. (Ord. 18-880, 7-23-2018; Ord. 19-888, 10-14-2019; Ord. 20-891, 1-27-2020; Ord. 20-897, 9-14-2020)