A. Intent. This section is intended to accomplish the following goals in multi-family, commercial, and industrial developments.
1. To ensure that the organization of buildings helps to define primary street frontages and development entrances; to establish a more compact, pedestrian-friendly pattern of development.
2. To encourage a less engineered, more passive approach to the treatment of washes, drainage basins, and other natural features.
B. Standards.
1. General.
a. Orient the primary building entrance facing the primary public street, to the extent feasible considering topographical or other site features.
b. Design the layout of large developments to break the site into a series of smaller "blocks" defined by pad site buildings, pedestrian walkways, streets or other vehicular circulation routes.
2. Primary building entrance. Except in the HI zone, the primary building entrance must be visually prominent and provide shade for pedestrians, through the use of two or more of the following features:
a. A canopy, portico, archway, arcade, or similar overhang that provides architectural interest and pedestrian protection;
b. A raised corniced parapet over the door;
c. An outdoor pedestrian feature such as a seat wall with landscaping;
d. Architectural detailing such as tile work and moldings integrated into the building structure; and
e. A peaked roof form.
f. Other elements as determined by the planning manager.
3. Multi-story buildings. Multi-story buildings must incorporate changes in material, architectural accents, or other features.
4. Building relationships and orientation. Buildings within multi-building developments must be arranged and grouped so their primary orientation does one or more of the following:
a. Frames the corner of an adjacent street intersection or entry point to the development;
b. Frames and encloses a "main street" pedestrian and/or vehicle access corridor within the development site;
c. Frames and encloses parking areas, public spaces, or other site amenities on at least two sides; or
d. Frames and encloses outdoor dining or gathering spaces for pedestrians between buildings.
5. Washes and natural features. Natural topography should be integrated into the site design to the extent feasible.
a. Washes with significant quality vegetation or other significant natural features must be incorporated into the overall design and layout of a development as visual and functional amenities, rather than being piped and placed underground.
b. Finished slopes should taper or terrace to match existing grades and the grades on adjacent streets and properties.
c. Grade changes and berming should be used as a design element and to screen undesirable views.
d. Retaining walls may not exceed six feet in height.
6. Adjacency to AG, RA, ER, NR, and GR. When commercial or industrial development is adjacent to AG, RA, ER, NR, and GR zones or groups, side and rear setbacks must equal or exceed the height of the primary building on the site.