The purpose of the Mixed Use Commercial District (MUC) Design Standards is to apply standards designed for corridors that typically include a mix of uses in a pedestrian-oriented development pattern. The design standards are intended to establish, reinforce and enhance the character and pedestrian-oriented development patterns of mixed-use commercial corridors; implement appropriate building standards that accommodate redevelopment and establish continuity and consistency along the corridors; and promote development that features landscaping, façade transparency, rear parking lots, quality architecture, and appropriately scaled lighting.
CATEGORY | DESIGN STANDARDS |
Applicability | a. The placement, construction, or reconstruction of a principal building is subject to all standards and requirements of the Mixed Use Commercial (MUC) Design Standards, except as applied to routine maintenance and in-kind replacement of materials. Facade renovations or exterior renovations are not considered reconstruction of a principal building. b. The expansion of a building's gross floor area by more than 20 percent is subject to all the provisions herein. c. The extension or expansion of a building towards a public street is subject to all the applicable provisions herein. d. Exterior alteration of a primary building frontage is subject to applicable provisions of Section 1254.11 below. For purposes of this requirement, the placement of window shutters, fabric canopies and awnings and/or building-mounted signage is not considered to be exterior alteration. e. The construction or installation of a new parking lot, graphic, exterior lighting, fencing, landscaping, or other accessory structure is subject to all the applicable provisions herein. Design standards do not apply to the re-striping or reconfiguration of existing parking lots. |
Buildings | f. A principal building shall be oriented to address and be nearly parallel to a primary street. Nearly parallel means within 15 degrees of being parallel. g. The width of a principal building along a primary building frontage shall be a minimum of eighty (80) percent of the lot width. h. A primary building frontage shall incorporate a primary entrance door i. A building frontage that exceeds a width of 50 feet shall include vertical piers or other vertical visual elements to break the plane of the building frontage. The vertical piers or vertical elements shall be spaced at intervals of 15 feet to 35 feet along the entire building frontage. j. For a primary building frontage of a commercial use, a minimum of 60 percent of the area between the height of two feet and ten feet above grade shall be in clear window glass that permits a full, unobstructed view of the interior to a depth of at least four feet. For the secondary building frontage, the pattern of window glass shall continue from the primary building frontage a minimum distance of ten feet. k. For any new installation or replacement of upper story windows, the new/replacement windows must be clear/non-tinted glass. l. At least 25% of the second and third floor building frontages (as measured from floor to ceiling) must be window glass. This requirement may be waived if historic documentation (e.g. historic photos) from when the building was first constructed can be provided that shows a different percentage of window glass was used on the second and third floor building frontages. In such cases, the historic percentage must be maintained. m. All roof-mounted mechanical equipment shall be screened from public view to the height of the equipment. The design, colors and materials used in screening shall be architecturally compatible with the rooftop and the aesthetic character of the building. n. Backlit awnings are not permitted. |
CATEGORY
DESIGN STANDARDS
Landscaping and Screening
o. The front yard shall be planted with live vegetation and a shade tree(s) (in addition to any street tree requirements), except for paved areas expressly designed for vehicular and pedestrian use. The minimum number of shade trees required is determined by the formula of one tree per 30 lineal feet, or fraction thereof, of frontage.
p. At the time of planting a new shade tree shall have a minimum two inch caliper trunk and new shrubs for screening shall have a minimum height of 24 inches, and be maintained at that height or greater.
q. For all street tree planting beds, a minimum exposed space of 60 square feet shall be provided and edged in granite curbing.
r. All such landscape plantings and features shall be properly maintained, weeded, and watered, and any loss of plant materials shall be replaced in keeping with the approved landscape plan, or within minor modification to the landscape plan according to City Staff approval. The installation and operation of an irrigation system may be required for any planting area. In such cases, the irrigation system must remain operable.
s. The use of landscape features such as pedestrian furniture, decorative railings, tree guards, trash receptacles, bollards and similar such accessories shall reference the Main Street Design Guidelines.
t. A fence shall be provided along a lot line that borders a residentially zoned or used property at a height of 8 feet, as per the requirements in Section
.
u. A surface parking lot or vehicular circulation area shall be screened from all abutting public streets with a minimum 4-foot solid masonry or stone wall; or a minimum 4-foot decorative metal tube or solid metal bar fence (excluding chain link, wire mesh or other similar material), with a minimum 3-foot wide landscaped area along the parking lot side of the fence.
v. Landscaping is needed for surface parking lots in order to further screen parking from the view of public rights-of-way, provide mitigation for stormwater through reducing, slowing and cooling runoff, and to create visual relief from large pavement areas. This landscaping might be in well-designed border plantings that frame the lot or within landscape beds large enough to sustain successful plant growth.
w. Dumpsters shall be located behind the principal building and be screened from public view on all 4 sides, to the height of the dumpster.
x. Ground-mounted mechanical equipment shall be located behind the principal building and be screened from public view to the height of the equipment.
Lighting
y. The height of any parking lot light pole/fixture shall not exceed 18 feet above grade.
z. When located within 25 feet of a residential district the height of a light fixture shall not exceed 14 feet above grade.
aa. All lighting must use cut-off type fixtures, to limit glare, and avoid directing light onto neighboring property, streets, or toward the night sky.
Parking and circulation
bb. Parking, stacking and circulation aisles are not permitted between the principal building and a street right-of-way line. This standard does not apply to existing buildings unless they are expanded by fifty (50) percent or more in gross floor area.
cc. Additional curb cuts are not permitted.
(Ord. 29-16. Passed 11-15-16.)