(a) Street Tree and Parking Lot Island Planting.
(1) Street tree planting plans shall be submitted to the Planning Commission for approval, and if approved, such trees shall be planted in accordance with the provisions of these Subdivision Regulations.
(2) Approved street trees shall be planted on each side of every street within a residential subdivision. Street trees shall be located within the planting strip and boulevard areas of the public right-of-way. No more than one street tree per house lot shall be required. Unless otherwise agreed to by the Planning Commission, street trees shall be located at 75 to 100-foot intervals. They shall be a minimum planted height of 10 to 12 feet with calipers of at least 2 inches as measured 4 feet above the approved grade.
(3) All street trees shall be clear of branches from the approved grade area to a point 7 feet above the ground.
(4) Trees are a valued addition to the streetscape in the City. Specifically, they are valued because they provide shade and color, release oxygen into the air while absorbing carbon dioxide, help muffle noise and reduce glare, block wind, cool the air, help hold soil in place, enhance the image of the community, and improve property values.
(5) All recommended trees are expected to meet American Association. of Nurseryman standards for top grade. In addition, in order to assist in acclimation, trees should, wherever possible, be locally grown.
(6) Tree species diversity shall characterize street trees planted in the City, partly as a means of minimizing the impact of insect infestation or disease that is host specific to a particular tree species, such as the Dutch Elm disease which was responsible for killing all American elm trees.
(7) Prohibited trees within the public right-of-way shall include silver maples, catalpas, willows and birches.
(8) The best time for planting street and parking lot trees, including those in boulevards. and along parkways, is in April and May or September, October and November. In no instance shall a tree be planted during the hot summer months of June, July or August, or during any of the winter months. In all instances, a good grade medium coarse mulch 3 to 5 inches thick shall be applied, while being careful to keep mulch 6 inches from tree trunks in order to prevent crown rot.
(9) Topping of a street or parking lot tree shall be prohibited because it reduces the tree's food supply, exposes bark to sun scald, and increases vulnerability to wind, ice, and insect damage.
(10) No street tree shall be installed adjacent to a cul-de-sac, local or collector street. On residential properties located adjacent to a cul-de-sac, local or collector street, the developer shall be required to install at least one front yard tree, as long as the type of tree is listed in Section 1212.14(b).
(b) Utility Line Placement. The Planning Commission shall encourage the underground placement of all utility lines for telephone and electric service in accordance with policies of the local utility companies. A 10-foot utility easement shall be provided for future utility placement where necessary of the piece of property to be subdivided: Where there has been a 5-foot easement already recorded, another 5-foot easement shall be recorded.
(c) Street Lights. Street lights shall be provided on poles served by underground utilities. The height of a subdivision's street lights may vary, depending on factors such as lot size, density, right- of-way width and setback requirements. In no instance, however, shall they exceed 24 feet in height. In residential subdivisions, street lights shall be pedestrian scale, ranging from 14 feet to 18 feet. Spacing between lights. shall be determined by industry standards of street illumination and shall be sufficient to promote nighttime safety for pedestrians. Spacing between street lights shall not be greater than 200 feet and correspondingly less for pedestrian scale lighting.. Lighting shall also be consistent with any City which may be administratively adopted under the authority provided by these regulations.
(d) Street Signs. Unless otherwise approved by the Planning Commission, such as in apartment and condominium communities, all street signs shall be of the same material, design, and color as other street signs in the City.
(e) Gateways. The subdivider shall provide an attractive landscaped entrance, as well as a structure(s) consisting of stone, brick, or combination thereof, for all subdivisions which comprise 10 or more acres, or 30 or more dwelling units. All gateway structures and landscaped entrances must be approved by the Planning Commission. The requirement of a gateway may be waived by the Planning Commission where insufficient land is available, or for other good cause.
(f) Lot Landscaping. Each lot shall be finished with at least one of the following: undisturbed existing ground cover, seeding or sod.
(g) Bicycle Lanes Along Streets. Where required by the Planning Commission, these shall be established with a minimum width of 8 feet.
(h) Turning Lanes. At those access points where vehicles turning to and from the roadway will affect the capacity of the roadway, the developer shall dedicate sufficient right-of-way and construct turning lanes or deceleration lanes as necessary to maintain. the capacity of the roadway.
(i) Frontage Roads. The Planning Commission may require the use of frontage roads to provide access to property adjacent to arterial and collector streets.
(j) Public Areas. Public areas shall be required as specified by applicable ordinances and regulations.
(k) Exterior Building Wall Materials.
(1) New residential dwellings:
A. One or two unit dwellings:
1. The first floor level front exterior wall of all new residential buildings shall consist of at least 50% face brick, natural stone or cultured stone and such face brick, natural stone or cultured stone shall commence from the ground level upward wherever located. Other wall surfaces shall consist of attractive and durable materials consistent and compliant with all applicable requirements of the Building and Zoning Codes.
2. The following materials are prohibited from use for finished exterior wall materials:
a. Tar paper, asphalt shingles, tin, corrugated iron and felt; and
b. Pressed or laminated wood products not manufactured for exterior applications.
B. Three or more unit dwellings: These multiple residential unit dwellings shall follow the regulations as set forth in division (k)(2) contained within this section. For the purposes of this division (k), any building which does not include a dwelling is a nonresidential building.
(2) Nonresidential buildings.
A. The exterior building walls of all new nonresidential buildings and any related accessory buildings shall consist of brick, natural stone, cultured stone, manufactured cementitious siding, decorative or split-faced block, stucco or glass. Attractive factory-finished metal siding and pre-cast concrete panels may be permitted with Planning Commission approval.
B. The following materials are not specifically prohibited but not recommended:
1. All vinyl materials;
2. Tar paper, asphalt shingles, tin, corrugated iron and felt; and
3. Pressed or laminated wood products not manufactured for exterior applications.
(3) Creative use of materials. After review and approval by the Planning Commission, attractive and durable materials may be substituted in place of, or in combination with, the materials specifically approved. The Planning Commission may approve substitute materials only upon determining that such materials will:
A. Be in harmony with the intent and purpose of this section;
B. Promote the uniformity and/or visual attractiveness of the neighborhood and the City; and
C. Meet all applicable requirements of the Building and Zoning Codes.
(l) Building Elevations and Models. The residential design standards of this section are intended to ensure that residential construction in the City is varied and interesting in character and that they provide a variety of housing choices. The following standards shall apply to all single-family dwelling or buildings containing more than one dwelling unit in order to prevent monotony of design for residential users.
(1) Buildings on adjoining lots or on opposing lots will not have a similar appearance. Therefore, no single model or floor plan using the same exterior elevations shall be built on the first two lots on either side of the subject house or on the three opposing lots directly across the street, that are the closest to the lot lines of the property in question. However, the same model may be built within the restricted area provided a minimum of three of the following options are incorporated in the exterior design, at least one of which must be from (l)(1)A., B. or C.:
A. Building orientation is rotated a minimum of 90 degrees.
B. Roof configuration is rotated 90 degrees, or a different style of roof is utilized.
C. Different exterior wall materials are used. A mix of materials may be used, for example, brick with horizontal siding, stone with shingles and stucco, etc.
D. Different color scheme.
E. Different style of building trim around doors and windows and at corners and eave and gable lines.
F. Different orientation of garage entry.
G. Difference in architectural feature, for example window and door size and style, addition of porch and porch size, addition of balconies.
Building elevation drawings or photographs of the surrounding structures will be submitted by the applicant at the time of permit application for purposes of review.
(2) In such cases where attached units, subdivisions, apartment or condominium complexes seek to replicate a particular architectural style, historic theme, or greater unity of design; plans may be submitted for review by the Planning Commission. Such plans shall include all proposed building elevations, landscaping and proposed signage.
(Ord. 12-2002. Passed 7-2-02; Ord. 32-2002. Passed 12-5-02; Ord. 22-2004. Passed 8-19-04; Ord. 22-2006. Passed 9-7-06. Ord. 18-2008. Passed 12-18-08; Ord. 01-2017. Passed 2-2-17.)