.010 Site Development and Design Standards–General. Site development standards are intended to provide for the continued orderly development of each development area, to assure adequate levels of light, air and density of development, to maintain and enhance the locally recognized values of community appearance, to promote the functional compatibility of uses and the safe and efficient circulation of pedestrian and vehicular traffic, all of which are found to be necessary for the preservation of the community health, safety and general welfare.
.020 Building Site Requirements. The size and shape of the site proposed for the use shall be adequate to allow the full development of the proposed use in a manner consistent with the stated purpose and intent of the development area within which it is proposed to be developed.
.0201 Adequate provision shall be made for the safe and orderly circulation of both pedestrian and vehicular traffic between the proposed site and all streets and highways, and between coordinated facilities, access-ways or parking areas on adjacent sites.
.0202 The proposed development shall not limit or adversely affect the growth and development potential of adjoining lands or the general area in which it is proposed to be located.
.0203 Adequate provisions shall be made for loading and unloading of supplies and materials, and collection of refuse in a manner that is screened from view and does not obstruct required parking and access-ways or impact adjacent land uses.
.030 Site Development and Design Standards. Site development and design standards for each Development Area are shown in Tables 122-E through 122-M. Special provisions are referenced in the "Special Provisions" column.
.040 Modifications of Site Development and Design Standards. The minimum lot width, minimum floor area ratio, maximum structural height, minimum structural and landscape setbacks, minimum dwelling unit floor area and minimum requirements for recreational-leisure areas may be modified in order to achieve a good project design, privacy, livability, and compatibility with surrounding uses, subject to the approval of a conditional use permit.
.0401 Application. The application for a conditional use permit shall be accompanied by information required by the application form.
.0402 Findings. The Planning Commission shall make the following findings in conjunction with approval of a conditional use permit to modify site development and design standards:
(1) New buildings or structures related to the project are compatible with the scale, mass, bulk, and orientation of existing buildings in the surrounding area, provided the existing buildings conform with the provisions of this title;
(2) Vehicular and pedestrian access are adequate;
(3) The project is consistent with the General Plan and any applicable design standards of this chapter;
(4) The size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area;
(5) The granting of the conditional use permit under the conditions imposed, if any, will not be detrimental to the peace, health, safety and general welfare of the citizens of the City of Anaheim.
(6) Floor Area Ratio. An increase in the maximum floor area ratio is subject to the following additional finding: the proposed use of the structure(s) shall not create a greater impact to infrastructure than impacts anticipated by the maximum permitted floor area ratio, as analyzed by Environmental Impact Report No. 350 prepared for the Beach Boulevard Specific Plan, unless such impacts are duly analyzed and mitigated pursuant to subsequent environmental review. Such impacts shall be determined through a sewer and traffic impact analysis to be submitted to the City Engineer. Additional infrastructure studies may be required as determined by the Planning and Building Director.
(7) Structural Height. Structures and projections above the height limit are subject to the following additional finding: the proposed increase in structural height shall not create significant impacts onto surrounding properties related to glare, shadow, noise and privacy. Such impacts shall be assessed and determined through studies to be submitted to the Planning and Building Department. Additional studies may be required to analyze other impacts as determined by the Planning and Building Director.
Table 122-E-1 RESIDENTIAL LOW-MEDIUM: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-E-1 RESIDENTIAL LOW-MEDIUM: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Dwelling Units per Acre | 18 | |
Minimum Lot Area | 2,400 square feet per dwelling unit | |
Minimum Lot Width | 70 feet | Lot widths less than 70 feet minimum may be permitted subject to the approval of a conditional use permit per subsection 18.122.060.040. |
Maximum Site Coverage | Residential and accessory structures: 45% | All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum site coverage calculation |
Minimum Structural and Landscape Setbacks | Beach Boulevard: 15 feet Orange Avenue, Lincoln Avenue: 10 feet Other public roads: 10 feet Rear abutting interior property line, adjacent to single-family residential: 30 feet Rear abutting interior property line: 15 feet Side abutting interior property line, adjacent to single-family residential: 15 feet Side abutting interior property line: 10 feet Driveways: 10 feet Between buildings: 15 feet Other public roads: 10 feet | Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Required setbacks shall be landscaped as set forth in Chapter 18.46 and shall be permanently maintained in a neat and orderly manner Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040 |
Permitted Encroachments within Setback Areas | The front setback may include solid fencing between 3 feet and 5 feet in height A patio cover or canopy may encroach into the required setback between buildings. Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach into a required setback along an interior property line not more than four (4) inches for each one (1) foot of the width of the interior setback, and may encroach into a required street setback not more than thirty (30) inches. Fixed awnings may encroach into a required setback along an interior property line no more than three (3) feet. Open, unenclosed balconies may encroach into a required street setback not more than three (3) feet. Private patios for ground-floor residential units may encroach not more than eight (8) feet abutting a public street, into a required setback along an interior property line or a setback between buildings, but not into required landscape setbacks. Covered or uncovered porches or landings that do not extend above the level of the first floor of the building, and that include an open railing not more than thirty-six (36) inches in height, may encroach into any required setback not more than five (5) feet. Decorative guard railings for safety protection around hazardous areas may encroach into any required setback. The placement of outdoor recreational facilities may encroach into required setbacks between buildings on the same building site. Trees, shrubs, flowers or plants shall be permitted in any required setback. Fences and walls that comply with Section 18.46.110 of Chapter 18.46 (Landscaping and Screening) may encroach into required setbacks. For properties developed with existing ground-floor private patio areas, a maximum ten (10) foot high patio cover may be permitted over the existing permitted patio area. | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 40 feet 3 stories | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040. All accessory structures, including but not limited to, garden and storage sheds and recreation structures, shall not exceed a height of one story or 15 feet, whichever is less |
Minimum Floor Area | Studio units: 550 square feet One-bedroom units: 750 square feet Two-bedroom units: 950 square feet Three-bedroom units: 1,150 square feet Four-bedroom units: 1,350 square feet | Studio units shall not exceed 20% of the total number of units Senior Citizen's Housing is subject to Chapter 18.50 |
Minimum Requirements for Recreational-Leisure Areas | 350 square feet per dwelling unit Minimum Dimensions Private areas: 7 feet Common areas: 20 feet Pedestrian walkway width: 4 feet Courtyard internal to a project, or enclosed on at least three sides: 40 feet | Recreational-leisure areas may be provided by private areas, common areas, or a combination of both All common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building site The common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areas All residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the project All common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plans Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060
.040. |
Table 122-E-2 RESIDENTIAL LOW-MEDIUM: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | New development projects are required to provide convenient pedestrian access to and from public sidewalks from either individual units or a common pedestrian walkway If adjacent to a single-family zone, the third floor shall be stepped back a minimum of 10 feet Residential units shall front or side onto Beach Boulevard, Lincoln Avenue and Orange Avenue Garages and parking areas shall not front onto Beach Boulevard Lincoln Avenue and Orange Avenue Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible Consolidated driveways are encouraged along Beach Boulevard |
Building Design | Building design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architecture Projecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the street |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | Residential windows should face away from loading areas, docks and trash storage areas The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Table 122-F-1 RESIDENTIAL MEDIUM: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-F-1 RESIDENTIAL MEDIUM: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Dwelling Units per Acre | 36 | |
Minimum Lot Area | 1,200 square feet per dwelling unit | |
Minimum Lot Width | 150 feet | Lot widths less than 150 feet minimum may be allowed subject to the approval of a conditional use permit per subsection 18.122.060
.040. |
Maximum Site Coverage | Residential and accessory structures: 55% | All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum site coverage calculation |
Minimum Structural and Landscape Setbacks | Beach Boulevard, Orange Avenue, Lincoln Avenue: 10 feet Other public roads: 10 feet Rear abutting interior property line, adjacent to single-family residential: 30 feet Rear abutting interior property line: 15 feet Side abutting interior property line, adjacent to single-family residential: 15 feet Side abutting interior property line: 10 feet Driveways: 10 feet Between buildings: 15 feet | Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Required setbacks shall be landscaped as set forth in Chapter 18.46
shall be permanently maintained in a neat and orderly manner Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060
.040 |
Permitted Encroachments within Setback Areas | The front setback may include solid fencing between 3 feet and 5 feet in height A patio cover or canopy may encroach into the required setback between buildings. Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach into a required setback along an interior property line not more than four (4) inches for each one (1) foot of the width of the interior setback, and may encroach into a required street setback not more than thirty (30) inches. Fixed awnings may encroach into a required setback along an interior property line no more than three (3) feet. Open, unenclosed balconies may encroach into a required street setback not more than three (3) feet. Private patios for ground-floor residential units may encroach not more than eight (8) feet abutting a public street, into a required setback along an interior property line or a setback between buildings, but not into required landscape setbacks. Covered or uncovered porches or landings that do not extend above the level of the first floor of the building, and that include an open railing not more than thirty-six (36) inches in height, may encroach into any required setback not more than five (5) feet. Decorative guard railings for safety protection around hazardous areas may encroach into any required setback. The placement of outdoor recreational facilities may encroach into required setbacks between buildings on the same building site. Trees, shrubs, flowers or plants shall be permitted in any required setback. Fences and walls that comply with Section 18.46.110
of Chapter 18.46
(Landscaping and Screening) may encroach into required setbacks. For properties developed with existing ground-floor private patio areas, a maximum ten (10) foot high patio cover may be permitted over the existing permitted patio area. | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 40 feet 3 stories | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060
.040.Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060
.040. |
Minimum Floor Area | Studio units: 550 square feet One-bedroom units: 750 square feet Two-bedroom units: 950 square feet Three-bedroom units: 1,150 square feet Four-bedroom units: 1,350 square feet | Studio units shall not exceed 20% of the total number of units Senior Citizen's Housing is subject to Chapter 18.50
|
Minimum Requirements for Recreational-Leisure Areas | 200 square feet per dwelling unit Minimum Dimensions Private areas:7 feet Common areas: 20 feet Pedestrian walkway width: 4 feet Courtyard internal to a project, or enclosed on at least three sides: 40 feet | Open space and outdoor recreational-leisure areas may be provided by private areas, common areas, or a combination of both All common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building site The common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areas All residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the project All common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plans Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060
.040. |
Minimum Requirements for Storage Areas | 100 cubic feet of general storage area per dwelling unit | May be provided adjacent to private recreational leisure areas, within garages, or in close proximity to the unit |
Table 122-F-2 RESIDENTIAL MEDIUM: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | If adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property line There shall be convenient pedestrian access to and from Beach Boulevard from either individual units or a common pedestrian walkway Residential units shall front or side onto Beach Boulevard, Lincoln Avenue, or Orange Avenue Ground floor residential fronting or siding onto an arterial roadway shall be elevated at least 21 inches above the finished grade of the sidewalk Garages and parking areas shall not front onto Beach Boulevard; Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible, consolidated driveways are encouraged along Beach Boulevard |
Building Design | Building design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architecture Projecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the street |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | Residential windows should face away from loading areas, docks and trash storage areas The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Table 122-G-1 MIXED-USE MEDIUM: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-G-1 MIXED-USE MEDIUM: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Dwelling Units per Acre | 36 | |
Maximum Floor Area Ratio (FAR) | 0.35 | Applies only to non-residential uses All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculation Increases in FAR may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060
.040. |
Minimum/Maximum Structural and Landscape Setbacks | Beach Boulevard, Lincoln Avenue, Orange Avenue, Ball Road: 10 feet minimum; 25 feet maximum for 60% of the linear width of the front of the site Other public roads: 10 feet minimum Rear abutting interior property line, adjacent to single-family residential: 30 feet minimum Rear abutting interior property line: 15 feet minimum Side abutting interior property line, adjacent to single-family residential: 15 feet minimum Side abutting interior property line: 10 feet minimum Driveways: 10 feet minimum Between buildings: 15 feet minimum | Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a street Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060
.040 |
Landscape Requirements within Setback Areas | Abutting public rights-of-way, internal roads and alleys: • For ground-floor commercial or live/work units, up to 80 percent of the setback area may be paved • For ground-floor residential, the area between residential patios and the sidewalk/walkway shall be fully landscaped | Required setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46
(Landscaping and Screening) Fences, walls, and hedges shall comply with Section 18.46.110
(Screening, Fences, Walls, and Hedges) Setback areas shall be permanently maintained in a neat and orderly manner |
Permitted Encroachments within Setback Areas | Private patios for ground floor residential units may encroach not more than eight (8) feet abutting a public street. Walkway connections to building entrances Vehicular and bike access ways Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inches Awnings, canopies and arcades Balconies may encroach no more than 3 feet | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 40 feet 3 stories | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060
.040. |
Minimum Ground Floor Height | 12 feet | Ground floor heights of more than 12 feet are encouraged |
Minimum Floor Area | Studio units: 550 square feet One-bedroom units: 700 square feet Two-bedroom units: 825 square feet Three-bedroom units: 1,000 square feet Four-bedroom units or more: 1,200 square feet | Applies only to residential uses Senior Citizen's Housing is subject to Chapter 18.50
|
Minimum Requirements for Recreational-Leisure Areas – Residential | 200 square feet per dwelling unit Minimum Dimensions Private areas: 7 feet Common areas: 20 feet Pedestrian walkway width: 4 feet Courtyard internal to a project, or enclosed on at least three sides: 40 feet | Open space and outdoor recreational-leisure areas may be provided by private areas, common areas, or a combination of both All common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building site The common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areas All residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the project All common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plans |
Minimum Requirements for Recreational-Leisure Areas – Non-residential | Projects 1-2 acres in size: 500 square feet Projects great than 2 acres in size: 2,000 square feet | Applies to publicly accessible and usable outdoor space Public plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses, engage residents and visitors Open spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open space Furniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the project Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060
.040. |
Minimum Requirements for Storage Areas | 100 cubic feet of general storage area per dwelling unit | May be provided adjacent to private recreational leisure areas, within garages, or in close proximity to the unit |
Table 122-G-2 MIXED-USE MEDIUM: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
Table 122-G-2 MIXED-USE MEDIUM: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | If adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property line There shall be convenient pedestrian access to and from Beach Boulevard from either individual units or a common pedestrian walkway Residential units shall front or side onto Beach Boulevard, Lincoln Avenue, or Orange Avenue Ground floor residential fronting or siding onto an arterial roadway shall be elevated at least 21 inches above the finished grade of the sidewalk Garages and parking areas shall not front onto Beach Boulevard; Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible, consolidated driveways are encouraged along Beach Boulevard |
Building Design | Building design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architecture Projecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the street All first floor exterior doors shall be hinged for mixed use or commercial only uses; Sliding glass doors are permitted only above the first floor, and on rear or interior side yard elevation not visible from public rights-of-way |
Street Façades | Street wall façades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank wall areas (without windows or entrances) are prohibited. Building façades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. The façade detailing of mixed-use buildings shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building tops. The façade detailing of commercial, retail, or live/work entries shall be differentiated from residential entries. |
Frontage Design | Ground floor residential entry stoops, patios, or communal entries shall be elevated at least 21 inches above the finished grade of the sidewalk Canopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lighting Buildings shall be designed to front onto Beach Boulevard, Lincoln Avenue, Orange Avenue or Ball Road with primary ground-floor common entries or individual dwelling unit entries oriented to the street, not to the interior or to a parking lot Where sites include multiple buildings behind the street front buildings, ground-floor entries may be oriented to internal roads or pedestrian greenways For ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront design Main building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following: • Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface • Located in the center of the façade, as part of a symmetrical overall composition • Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures • Marked or accented by a change in the roofline or change in the roof type • If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses • Primary entries shall have direct access from the sidewalk |
Corner Treatments | Buildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as: • Diagonal or curved walls at the corner • Tower elements that is visually distinct from the rest of the building massing • Corner plazas or gathering areas • Lobby canopies, overhangs, or other architectural covering over building entries • 2-story entrance height and 20-foot entrance widths • Public art installations • Decorative landscaping or landmark elements such as a row of columnar trees |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | Residential windows should face away from loading areas, docks and trash storage areas The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Rooftop Equipment | Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level |
Table 122-H-1 MIXED-USE HIGH: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-H-1 MIXED-USE HIGH: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Dwelling Units per Acre | 60 | |
Maximum Floor Area Ratio (FAR) | 0.35 | Applies only to non-residential uses All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculation |
Minimum Lot Area | 2 acres | |
Minimum/Maximum Structural and Landscape Setbacks | Beach Boulevard, Lincoln Avenue, Orange Avenue: 10 feet minimum; 25 feet maximum for 60% of the linear width of the front of the site Other public roads: 10 feet minimum Rear abutting interior property line, adjacent to single-family residential: 30 feet minimum Rear abutting interior property line: 15 feet minimum Side abutting interior property line, adjacent to single-family residential: 30 feet minimum Side abutting interior property line: 10 feet minimum Driveways: 10 feet minimum Between buildings: 15 feet minimum | Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060
.040 Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a street For building over three stories, the fourth floor and above shall be stepped back as follows: • Minimum of a 10 feet from the required rear setback when adjacent to single-family residential • Minimum of 10 feet from the required front setback |
Landscape Requirements within Setback Areas | Abutting public rights-of-way, internal roads and alleys: • For ground-floor commercial or live/work units, up to 80 percent of the setback area may be paved • For ground-floor residential, the area between residential patios and the sidewalk/walkway shall be fully landscaped | Required setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46
(Landscaping and Screening) Fences, walls, and hedges shall comply with Section 18.46.110
(Screening, Fences, Walls, and Hedges) Setback areas shall be permanently maintained in a neat and orderly manner |
Permitted Encroachments within Setback Areas | Private patios for ground floor residential units may encroach not more than eight (8) feet abutting a street. Walkway connections to building entrances Vehicular and bike access ways Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inches Awnings, canopies and arcades Balconies may encroach no more than 3 feet | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 55 feet 4 stories | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060
.040. |
Minimum Ground Floor Height | 12 feet | Ground floor heights of more than 12 feet are encouraged One-story buildings as part of a multi-story development are permitted for a restaurant or other specialty use |
Minimum Floor Area | Studio units: 550 square feet One-bedroom units: 650 square feet Two-bedroom units: 825 square feet Three-bedroom units or more: 1,000 square feet | Applies only to residential uses |
Mix of Uses | Sites less than 2.5 acres in size: Stand-alone residential and non-residential projects are permitted Sites 2.5 acres or greater in size: A mix of residential and non-residential uses shall be provided | The mix of uses can be either vertical or horizontal |
Minimum Requirements for Recreational-Leisure Areas – Residential | 200 square feet per dwelling unit Minimum Dimensions Private areas: 7 feet Common areas: 20 feet Pedestrian walkway width: 4 feet Courtyard internal to a project, or enclosed on at least three sides: 40 feet | Open space and outdoor recreational-leisure areas may be provided by private areas, common areas, or a combination of both All common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building site The common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areas All residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the project All common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plans |
Minimum Requirements for Recreational-Leisure Areas – Non-residential | Projects 2 acres or less in size: 500 square feet Projects great than 2 acres in size: 2,500 square feet, plus 500 square feet for every additional 2 acres Common area minimum dimension: 20 feet | Applies to publicly accessible and usable outdoor space Outdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may satisfy this requirement Public plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses, engage residents and visitors Open spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open space Furniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the project Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060
.040. |
Minimum Requirements for Storage Areas | 100 cubic feet of general storage area per dwelling unit | May be provided adjacent to private recreational leisure areas, within garages, or in close proximity to the unit |
Table 122-H-2 MIXED-USE HIGH: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
Table 122-H-2 MIXED-USE HIGH: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | If adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property line There shall be convenient pedestrian access to and from Beach Boulevard from either individual units or a common pedestrian walkway Residential units shall front or side onto Beach Boulevard, Lincoln Avenue, or Orange Avenue Ground floor residential fronting or siding onto an arterial roadway shall be elevated at least 21 inches above the finished grade of the sidewalk Garages and parking areas shall not front onto Beach Boulevard; Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible, consolidated driveways are encouraged along Beach Boulevard |
Building Design | Building design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architecture Projecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the street All first floor exterior doors shall be hinged; Sliding glass doors are permitted only above the first floor, and on rear or interior side yard elevation not visible from public rights-of-way |
Façade | Street wall façades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank wall areas (without windows or entrances) are prohibited. Building façades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. The façade detailing of mixed-use buildings shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building tops. The façade detailing of commercial, retail, or live/work entries shall be differentiated from residential entries. |
Frontage Design | Ground floor residential entry stoops, patios, or communal entries shall be elevated at least 21 inches above the finished grade of the sidewalk Canopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lighting Buildings shall be designed to front onto Beach Boulevard, Lincoln Avenue or Orange Avenue with primary ground-floor common entries or individual dwelling unit entries oriented to the street, not to the interior or to a parking lot Where sites include multiple buildings behind the street front buildings, ground-floor entries may be oriented to internal roads or pedestrian greenways For ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront design Main building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following: • Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface • Located in the center of the façade, as part of a symmetrical overall composition • Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures • Marked or accented by a change in the roofline or change in the roof type • If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses • Primary entries shall have direct access from the sidewalk |
Corner Treatments | Buildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as: • Diagonal or curved walls at the corner • Tower elements that is visually distinct from the rest of the building massing • Corner plazas or gathering areas • Lobby canopies, overhangs, or other architectural covering over building entries • 2-story entrance height and 20-foot entrance widths • Public art installations • Decorative landscaping or landmark elements such as a row of columnar trees |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | Residential windows should face away from loading areas, docks and trash storage areas The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Rooftop Equipment | Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level |
Table 122-I-1 NEIGHBORHOOD COMMERCIAL: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-I-1 NEIGHBORHOOD COMMERCIAL: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Floor Area Ratio (FAR) | 0.35 | All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculation |
Minimum Lot Area | 1 acre per project site | |
Minimum/Maximum Structural and Landscape Setbacks | Beach Boulevard, Ball Road: 10 feet minimum; 20 feet maximum for 25% of the linear width of the front of the site Rear abutting interior property line, adjacent to single-family residential: 15 feet minimum Rear abutting interior property line: 0 feet minimum Side abutting interior property line, adjacent to single-family residential: 15 feet minimum Side abutting interior property line: 0 feet minimum Internal street, driveway, drive aisle or alley: 5 feet minimum with 16 feet minimum for 50% of all buildings Between buildings: 0 feet minimum | Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Greater setbacks for entry plazas, courtyards or outdoor dining patios may be permitted Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a street Internal sidewalks and walkways shall include pedestrian amenities such as outdoor dining, seating areas, public art, landscaping and safety bollards Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040 |
Landscape Requirements within Setback Areas | Setbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening) | Landscaping shall be layered in varying heights to provide interest along street frontages Required setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening) Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges) Setback areas shall be permanently maintained in a neat and orderly manner |
Permitted Encroachments within Setback Areas | Walkway connections to building entrances Vehicular and bike access ways Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inches Awnings, canopies and arcades Fences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setback Signage in accordance with Chapter 18.44 | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 45 feet If adjacent to single-family residential: 28 feet within 30 feet of the property line shared with single-family residential properties | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040. |
Minimum Ground Floor Height | 12 feet | Ground floor heights of more than 12 feet are encouraged |
Minimum Requirements for Recreational-Leisure Areas | Projects 2 acres or less in size: 500 square feet Projects greater than 2 acres in size: 2,500 square feet, plus 500 square feet for every additional 2 acres Common area minimum dimension: 20 feet | Applies to publicly accessible and usable outdoor space Yard setbacks may be included in satisfying this requirement if integrated with the design of the open space area Outdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirement Public plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitors Open spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open space Furniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the project Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040. |
Table 122-I-2 NEIGHBORHOOD COMMERCIAL: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
Table 122-I-2 NEIGHBORHOOD COMMERCIAL: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | Sites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the street Loading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access ways |
Building Design | Building design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that style |
Façade | Street wall façades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank wall areas (without windows or entrances) are prohibited. Building façades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. The façade detailing of buildings with multiple floors shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building tops. |
Frontage Design | Canopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lighting For ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront design Main building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following: • Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface • Located in the center of the façade, as part of a symmetrical overall composition • Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures • Marked or accented by a change in the roofline or change in the roof type • If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses |
Corner Treatments | Buildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as:.Diagonal or curved walls at the corner • Tower elements that is visually distinct from the rest of the building massing • Corner plazas or gathering areas • Lobby canopies, overhangs, or other architectural covering over building entries • 2-story entrance height and 20-foot entrance widths • Public art installations • Decorative landscaping or landmark elements such as a row of columnar trees |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | Residential windows should face away from loading areas, docks and trash storage areas The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Rooftop Equipment | Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level |
Table 122-J-1 REGIONAL COMMERCIAL: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-J-1 REGIONAL COMMERCIAL: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Floor Area Ratio (FAR) | 0.35 | All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculation |
Minimum Lot Area | None | |
Minimum/Maximum Structural and Landscape Setbacks | Beach Boulevard, Lincoln Avenue: 10 feet minimum; 20 feet maximum for 60% of the linear width of the front of the site Rear abutting interior property line, adjacent to single-family residential: 15 feet minimum Rear abutting interior property line: 0 feet minimum Side abutting interior property line, adjacent to single-family residential: 15 feet minimum Side abutting interior property line: 0 feet minimum Internal street, driveway, drive aisle or alley: 5 feet minimum with 16 feet minimum for 50% of all buildings Between buildings: 0 feet minimum | Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Greater setbacks for entry plazas, courtyards or outdoor dining patios may be permitted Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a street Internal sidewalks and walkways shall include pedestrian amenities such as outdoor dining, seating areas, public art, landscaping and safety bollards Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040 |
Landscape Requirements within Setback Areas | Setbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening) | Landscaping shall be layered in varying heights to provide interest along street frontages Required setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening) Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges) Setback areas shall be permanently maintained in a neat and orderly manner |
Permitted Encroachments within Setback Areas | Walkway connections to building entrances Vehicular and bike access ways Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inches Awnings, canopies and arcades Fences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setback Signage in accordance with Chapter 18.44 | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 45 feet If adjacent to single-family residential: 28 feet within 30 feet of the property line shared with single-family residential properties | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040. |
Minimum Ground Floor Height | 12 feet | Ground floor heights of more than 12 feet are encouraged |
Minimum Requirements for Recreational-Leisure Areas | Projects 2 acres or less in size: 500 square feet Projects great than 2 acres in size: 2,500 square feet, plus 500 square feet for every additional 2 acres Common area minimum dimension: 20 feet | Applies to publicly accessible and usable outdoor space Yard setbacks may be included in satisfying this requirement if integrated with the design of the open space area Outdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirement Public plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitors Open spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open space Furniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the project Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040. |
Table 122-J-2 REGIONAL COMMERCIAL: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
Table 122-J-2 REGIONAL COMMERCIAL: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | Sites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the street Loading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access ways |
Building Design | Building design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that style |
Façade | Street wall façades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank wall areas (without windows or entrances) are prohibited. Building façades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. The façade detailing of buildings with multiple floors shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building tops. |
Frontage Design | Canopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lighting For ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront design Main building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following: • Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface • Located in the center of the façade, as part of a symmetrical overall composition • Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures • Marked or accented by a change in the roofline or change in the roof type • If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses |
Corner Treatments | Buildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as: • Diagonal or curved walls at the corner • Tower elements that is visually distinct from the rest of the building massing • Corner plazas or gathering areas • Lobby canopies, overhangs, or other architectural covering over building entries • 2-story entrance height and 20-foot entrance widths • Public art installations • Decorative landscaping or landmark elements such as a row of columnar trees |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | Residential windows should face away from loading areas, docks and trash storage areas The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Rooftop Equipment | Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level |
Table 122-K-1 OFFICE: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-K-1 OFFICE: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Floor Area Ratio (FAR) | 0.50 | All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculation |
Minimum Lot Area | None | |
Minimum/Maximum Structural and Landscape Setbacks | Beach Boulevard: 10 feet minimum; 20 feet maximum for 60% of the linear width of the front of the site Rear abutting interior property line, adjacent to single-family residential: 30 feet minimum Rear abutting interior property line: 0 feet minimum Side abutting interior property line, adjacent to single-family residential: 15 feet minimum Side abutting interior property line: 0 feet minimum Internal street, driveway, drive aisle or alley: 10 feet minimum Between buildings: 0 feet minimum | Does not apply to expansions Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040 |
Landscape Requirements within Setback Areas | Setbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening) | Landscaping shall be layered in varying heights to provide interest along street frontages Required setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening) Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges) Setback areas shall be permanently maintained in a neat and orderly manner |
Permitted Encroachments within Setback Areas | Walkway connections to building entrances Vehicular and bike access ways Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inches Awnings, canopies and arcades Fences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setback Signage in accordance with Chapter 18.44 | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 40 feet 3 stories | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040. |
Minimum Ground Floor Height | 12 feet | Ground floor heights of more than 12 feet are encouraged |
Minimum Requirements for Recreational-Leisure Areas | Common area minimum dimension: 20 feet | Applies to publicly accessible and usable outdoor space Yard setbacks may be included in satisfying this requirement if integrated with the design of the open space area Outdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirement Public plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitors Open spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open space Furniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the project Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040. |
Table 122-K-2 OFFICE: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
Table 122-K-2 OFFICE: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | Sites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the street Loading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access ways |
Building Design | Building design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that style |
Façade | Street wall façades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank wall areas (without windows or entrances) are prohibited. Building façades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. The façade detailing of buildings with multiple floors shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building tops. |
Frontage Design | Canopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lighting Main building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following: • Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface • Located in the center of the façade, as part of a symmetrical overall composition • Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures • Marked or accented by a change in the roofline or change in the roof type • If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Rooftop Equipment | Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level |
Table 122-L-1 SEMI-PUBLIC: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Table 122-L-1 SEMI-PUBLIC: SITE DEVELOPMENT STANDARDS | ||
Development Standards | Special Provisions | |
Maximum Floor Area Ratio (FAR) | 1.0 | All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculation |
Minimum Lot Area | None | |
Minimum/Maximum Structural and Landscape Setbacks | Beach Boulevard, Orange Avenue: 10 feet minimum; 20 feet maximum for 60% of the linear width of the front of the site Rear abutting interior property line, adjacent to single-family residential: 10 feet minimum for first floor; 30 feet minimum for second story and above Rear abutting interior property line: 0 feet minimum Side abutting interior property line, adjacent to single-family residential: 10 feet minimum for first floor; 30 feet minimum for second story and above Side abutting interior property line: 0 feet minimum Internal street, driveway, drive aisle or alley: 10 feet minimum Between buildings: 0 feet minimum | Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan Additional setbacks for entry plazas, courtyards or patios may be permitted Modifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040 |
Landscape Requirements within Setback Areas | Setbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening) | Landscaping shall be layered in varying heights to provide interest along street frontages Required setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening) Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges) Setback areas shall be permanently maintained in a neat and orderly manner |
Permitted Encroachments within Setback Areas | Walkway connections to building entrances Vehicular and bike access ways Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inches Awnings, canopies and arcades Fences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setback Signage in accordance with Chapter 18.44 | Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. |
Maximum Height | 55 feet | Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040. |
Minimum Ground Floor Height | 12 feet | Ground floor heights of more than 12 feet are encouraged |
Minimum Requirements for Recreational-Leisure Areas | Common area minimum dimension: 20 feet | Applies to publicly accessible and usable outdoor space Yard setbacks may be included in satisfying this requirement if integrated with the design of the open space area Outdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirement Public plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitors Open spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open space Furniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the project Modifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040. |
Table 122-L-2 SEMI-PUBLIC: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
Table 122-L-2 SEMI-PUBLIC: SITE DESIGN STANDARDS | |
Design Standard | Requirements |
General Plan | In addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projects |
Site Design | Sites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the street Loading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access ways |
Building Design | Building design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that style |
Façade | Street wall façades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank wall areas (without windows or entrances) are prohibited. Building façades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. The façade detailing of buildings with multiple floors shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building tops. |
Frontage Design | Canopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lighting Main building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following: • Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface • Located in the center of the façade, as part of a symmetrical overall composition • Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures • Marked or accented by a change in the roofline or change in the roof type • If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses |
Materials and Color | Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged The finish, texture, and color of materials shall be compatible with the architectural style of the building Front yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the building |
Windows | The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation Windows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permitted Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used |
Rooftop Equipment | Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level |
(Ord. 6453 § 1 (part); December 18, 2018: Ord. 6506 §§ 78 - 83; February 9, 2021.)