§ 17.4.603. HFO-1 highway frontage overlay zone.

A.

Legislative intent. The HFO-1 highway frontage overlay zone has been established for the purpose of setting forth certain special requirements for residential development of properties which front upon certain arterial and major collector streets. The intent in establishing the special conditions is to increase the safety of the occupants and visitors to those structures which abut upon the adjacent major arterial and collector and also to pedestrians and the occupants of the motor vehicles traveling on the adjacent public streets.

B.

Permitted uses. Uses permitted in the highway frontage overlay zone shall be the same as permitted in the underlaying zone except that all lots and structures constructed within the zone shall conform with the standards hereinafter set forth. To the extent that the provisions set forth to this highway frontage overlay zone conflict with those of the underlying zone district, the provisions of the HFO-1 zone shall supersede those of the underlying zone.

C.

Development of subdivisions in HFO-1 zone areas. The design and improvement of properties which are adjacent to an arterial or collector street located within the HFO-1 zone which are proposed for development as a subdivision or similar development project shall accommodate the adjacent arterial or collector road using one of the following access treatment options:

1.

Where lots are proposed to abut upon the adjacent arterial or collector street.

a.

Width of lot. Each lot which fronts upon the adjacent arterial or collector street shall have a lot width of not less than one hundred ten feet, as measured at the front lot line.

b.

Depth of lot. Each lot which abuts upon the adjacent arterial or collector street shall have a depth of not less than one hundred twenty feet as measured along a line between the front lot line and rear lot line at their closest point.

c.

Setback from arterial or collector streets. Each dwelling or other accessory building located upon a lot which fronts upon or has direct vehicular access to the adjacent arterial or collector street shall be set back a distance of not less than forty feet from the property line adjacent to the street.

In the instance of corner lots where the side yard abuts upon the adjacent arterial or collector street the setback shall be as set forth above, except that the required side setback distance may be reduced to not less than thirty feet where there is no direct vehicular access from the lot to the adjacent arterial or collector street.

All front and side setback lines shall be shown and noted on the final subdivision plat.

d.

Vehicular access. Vehicular ingress and egress from the lot shall be by forward motion only. The design of each lot site plan shall be such as to require and accommodate vehicular access by forward motion only through the use of a circular drives or similar design alternatives.

e.

Subdivision plan to accommodate street cross-section. Any proposed subdivision plan shall include the street cross section as set forth on Exhibit A-1 below.

2.

Where lots are proposed to back upon the adjacent arterial or collector street.

a.

Rear setback. The minimum rear setback for each dwelling or other main building located on a lot which backs upon the adjacent arterial or collector shall be thirty-five feet as measured from the rear property line. Such setback line shall be shown and noted on the final plat of the subdivision.

b.

Barrier wall along rear lot line required. In addition to all other public improvements, the subdivider shall install a continuous barrier wall having a height not less than six feet and located along the rear property line and side property line (where applicable) of the lots which abut upon the adjacent arterial or collector street. The design, material, method of construction and other particulars relating to the wall structure shall be as determined by the city at the time of development and the cost thereof shall be considered as a subdivision improvement.

c.

Side setback on corner lots. In the instance of corner lots where the side yard abuts upon the adjacent arterial or collector street, the side setback shall be as set forth for side yards under paragraph 1.c. above, except that the minimum required side setback distance may be further reduced to not less than twenty feet where the barrier wall required pursuant to paragraph b. above is extended along the side property line adjacent to the arterial or collector street to the front setback line (typically thirty feet) of said lot.

d.

Openings in wall not permitted. There shall be no openings in the wall or access to the street right-of-way from rear yard or side yard where applicable, of any lot which abuts upon the adjacent arterial or collector street.

e.

Subdivision plan to accommodate street cross-section. Any proposed subdivision plan shall include the street cross-section as set forth on Exhibit A-2 below. The developer shall be responsible for construction of all street improvements required under the street cross-section and for the installation of the water supply lines and placement of topsoil within the planter areas. Additional landscaping of the planter areas and the maintenance of landscaping therein will be the responsibility of the city.

3.

Where lots are proposed to abut upon a frontage road which parallels the adjacent arterial or collector street.

a.

Subdivision plan to accommodate street cross-section. Any proposed subdivision plan shall include the street cross-section as set forth on Exhibit A-3 below. The developer shall be responsible for construction of all street improvements required under the cross-section and for the installation of the water supply lines and placement of the topsoil within the planter area. Additional landscaping of the planter area and the maintenance of landscaping therein will be the responsibility of the city.

b.

Frontage road to provide access to abutting properties only. The frontage road shall provide access only to abutting properties. Any street which intersects with the frontage road and also provides access to lots not fronting upon the frontage road shall also connect directly with the adjacent arterial or collector street (see below for illustration).

D.

City may specify frontage design; transition between alternative required. The city may require any of the access treatments set forth under paragraph C. as a condition of subdivision approval. The city may approve changes from one type of access treatment to another for adjacent developments provided that the plans and improvements provide a safe and convenient transition from one type to another, as determined by the city.

E.

Lots not in subdivisions. Requests for building permits on parcels not included in an approved subdivision shall conform to the standards set forth under paragraph C.1. above unless, in the opinion of the zoning administrator, the character of existing adjacent development or other physical limitation, make one of the other access treatment alternatives more appropriate.

Any applicant aggrieved by a decision of the zoning administrator in the enforcement of this paragraph may appeal such decision to the planning commission who shall have the authority to override or modify the determination of the zoning administrator.

HFO-1 Zone Area