Any new single-family detached dwelling, two-family dwelling or twin home that is replacing a legal conforming single-family, two-family or twin home, in a nonresidential zoning district shall comply with the following standards:
A. Front Facade Controls: To maintain architectural harmony and primary orientation along the street, all buildings shall be required to include an entrance door, and such other features as windows, balconies, porches, and other such architectural features in the front facade of the building, totaling not less than ten percent (10%) of the front facade elevation area, excluding any area used for roof structures. For buildings constructed on a corner lot, only one front facade is required in either the front or corner side facade of the building.
B. Basement Structures: All dwellings must have at least one full story aboveground. Residential structures built into a hillside with less than all elevations exposed may be approved through the site plan review process.
C. Residential Building Foundation Standard: Each dwelling shall have poured concrete footings, the top of which must be placed below the applicable frost line. Except as otherwise authorized by the planning director and the chief building official in foothill districts, each dwelling shall have a site built concrete or masonry foundation/perimeter skirting constructed around the entire perimeter with interior supports as necessary to meet applicable building codes and adopted seismic loading requirements. The dwelling shall be permanently tied to the foundation system in accordance with applicable building codes and adequately weatherproofed.
D. Entrance Landing: At each exit door, there must be a concrete or wood landing that is a minimum of thirty six inches by thirty six inches (36" x 36"), constructed to meet the minimum requirements of the uniform building code with adequate foundation support and permanent attachment to the building.
E. Placement Of A Replacement Structure: Placement of a replacement structure on the existing lot should be consistent with the front yard setbacks of the existing residential structures on the street. Front yard setback must be in line with the average setback of the other principal buildings on the same block face, but not less than fifteen feet (15') from the front property line. For purposes of determining the average setback, steps under three feet (3') in height and eaves projecting three feet (3') or less may project into the required front yard.
F. Scale And Mass Of The Replacement Structure: The scale and mass of the replacement structure should be compatible with that of the existing adjacent residential structures and not exceed twenty five percent (25%) of the structure it is replacing. Replacement structures which exceed twenty five percent (25%) of the original footprint may be allowed as a conditional use subject to the provisions of chapter 21A.54 of this title. (Ord. 63-03 § 3, 2003)