A. Purpose. The purpose of this chapter is to provide guidance for development and new land uses in addition to the standards and regulations of the primary zoning district, where important area, neighborhood or site characteristics require particular attention in project planning.
B. Applicability. The applicability of any overlay zoning district to specific sites is shown by the overlay zoning map symbol established by Section 16.06.010 (Zoning Districts Established). The provisions of this chapter apply to development and new uses in addition to all other applicable requirements of this development code. In the event of any perceived conflict between the provisions of this chapter and any other provision of this development code, this chapter shall control.
C. The Combining and Overlay Districts Include the Following:
1. MPO (Master Plan) Overlay District. The MPO designation is applied to appropriate parcels with unique characteristics or circumstances that require additional development review. The district is subject to the density of the base zoning district and provides for clustering of residential dwelling units within projects in compliance with the master development plan process.
a. Master Development Plan Required. For any project with a master plan overlay designation, a master development plan shall be prepared pursuant to Chapter 16.64 of the development code, except that a specific plan shall be required for commercial or industrial zoned property with a master plan overlay, for the mixing of residential and non-residential land uses, or as required by the city pursuant subsection (C)(1)(c) of this section.
b. Applicable Residential Zones. A master plan overlay is restricted to the following residential zones:
Rural Residential (RR);
Estate Residential 1 (ER-1);
Estate Residential 2 (ER-2);
Single-Family 1 (SF-1).
c. Specific Plan May be Required for Certain Projects. Projects in a master plan overlay may re-quire the preparation of a specific plan if required by the city, in accordance with state law, when the following occur:
The project site is of sufficient size to effectively utilize density transfers to protect and preserve significant open space areas; and/or
The project site contains environmentally sensitive habitat or species or has significant geographic constraints or requires extensive public utility extensions that necessitate detailed long-range planning to ensure adequate protection of resources and the efficient provision of public services, infra-structures, and/or utilities.
Specific plans shall comply with the density provisions of the underlying land use designation.
d. Development Standards. The following standards (Table 16.16-1) shall apply. Modifications to these standards, except for minimum lot size, may be considered as part of the review and approval of a master development plan provided in subsection (C)(1)(g) of this section:
Land Use Designation/Zone | Minimum Lot Size | Applicable Standards(1) |
Rural Residential (RR) | 20, 000 sq. ft. | ER-2 |
Estate Residential 1 (ER-1) | 10,000 sq. ft. | ER-3 |
Estate Residential (ER-2) | 7,200 sq. ft. | SF-1 |
Single-Family (SF-1) | 5,000 - 6,000 sq. ft.(2) | SF-2 |
Notes: (1) See Table 16.08-1 "Use Table For Residential (Single-Family) Zoning Districts"; Table 16.08-3 “Residential (Single-Family) Zones General Development Standards”; and Section 16.08.030 "Single-family Residential Design Standards and Parameters" for additional standards. In addition to the above-described standards, all applicable standards pertaining to single-family residential development, including but not limited to landscaping, parking etc. shall apply. (2) Five thousand (5,000) square foot lots may be allowed for up to ten (10) percent of the project and six thousand (6,000) square foot lots may be allowed for up to twenty (20) percent of the project. | ||
e. Modifications to Development Standards. Modifications to development standards may be approved in order to allow greater flexibility in dealing with site-specific issues, such as preservation of environmentally sensitive areas, efficient use of infrastructure, and allow for the inclusion of on-site amenities such as open spaces, enhanced landscaping and recreational opportunities. As the number and extent of any proposed development standard modifications increase, it is expected that the number and extent of the public amenities would expand accordingly.
f. Project Amenities. The development project shall provide public benefit beyond that normally required of a similar development outside of an MPO by the provision of such things as equestrian facilities, public open space, on and/or off site infrastructure improvements, public playgrounds, trails and other recreational facilities, or other beneficial public use facilities to the satisfaction of the city council as part of the master development plan review process.
g. Modifications to Standards for Public Benefit. Modifications to the standards specified herein may be approved in order to allow greater flexibility in reaching the objectives of the master plan and to meet the needs of a particular site. Any modifications must demonstrate that the public benefit is being provided.
3. SHO (Scenic Highway) Overlay District. The SHO designation is applied to the I-15 and I-215 corridors, as defined in the Master Plan of State Highways Eligible for Official Scenic Highway Designation, to provide protection for scenic qualities of historic significance with appropriate conservation plans. The SHO designation is consistent with the scenic highway/special corridor designation in the conservation and open space element of the general plan.
(Ord. 574-22, Exhibit B-3 (part), 2022; Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)
1. PRD (Planned Residential Development). The PRD standards can be utilized on all land zoned SF-2 (single-family residential), MF-1 (multi-family residential). The standards allow for the development of single-family detached and attached units on residential lots which are smaller than four thousand three hundred fifty (4,350) square feet, by requiring the use of common usable open space within the development in either a neo-traditional, courtyard cluster or alley access site design. Per Chapter 16.56, a development plan must be filed concurrent with the request for a planned residential permit, and the proposed project must meet all requirements set forth in Table 2-X and Section 16.16.020.
Development Feature(6) | Neo-Traditional - Type A(1)(2)(5)(6) | Neo-Traditional - Type B(1)(2)(5)(6) |
Courtyard Cluster/
Alley Access(1)(2)(5)(6) |
Development Feature(6) | Neo-Traditional - Type A(1)(2)(5)(6) | Neo-Traditional - Type B(1)(2)(5)(6) |
Courtyard Cluster/
Alley Access(1)(2)(5)(6) |
Detached Single-Family Unit | 1 Unit Configuration | 1 Unit Configuration | 1 Unit Configuration |
Attached Single-Family Units | 2-3 Unit Configuration | 2-3 Unit Configuration | 2-3 Unit Configuration |
Minimum Parcel Size | 4,000 sq. ft. | 3,500 sq. ft. | 2,750 sq. ft. |
Minimum Site Area Equivalent Per Dwelling Unit for an Attached Single-Family Unit | 4,000 sq. ft. | 3,500 sq. ft. | 2,750 sq. ft. |
Minimum Parcel Width | 45 ft. | 40 ft. | 35 ft. |
Maximum Livable Area | 2,100 sq. ft. | 2,100 sq. ft. | 1,800 sq. ft. |
Minimum Livable Area | 1,000 sq. ft. | 1,000 sq. ft. | 1,000 sq. ft. |
Setbacks Required(5) | |||
Front | 10 ft.(3) | 10 ft.(3) | 10 ft. |
Side (each) | 0 - 10 ft.(4) | 0 - 10 ft.(4) | 0 - 10 ft.(4) |
Street side | 10 ft. | 10 ft. | 10 ft. |
Rear | 15 ft. | 15 ft. | See Section 16.16.030(A)(5) |
Accessory Structures | See Section 16.44.150 (Residential Accessory Uses and Structures) | ||
Maximum Parcel Coverage | 50% | 50% | 60% |
Maximum Height Limit | 35 ft. | 35 ft. | 35 ft. |
Common Open Space | 425 sq. ft./unit | 500 sq. ft./unit | 750 sq. ft./unit |
Private Open Space | 675 sq. ft./unit | 600 sq. ft./unit | 350 sq. ft./unit |
Notes: (1) The standards below are for attached and detached single-family units. (2) The number of dwelling units in a planned development shall not exceed the density permitted by the underlying zone. The density regulations of the underlying zone may be applied to the total developable area of the planned development rather than separately to individual lots. In no case shall the density of the project be inconsistent with the general plan. (3) The front yard setback must be a minimum of ten feet to an architectural feature (ex: front porch or bay window). The setback for the garage door must be at least twenty (20) feet from the back of the sidewalk, or the back of curb if there is no sidewalk. Projects incorporating side-loaded garages may use a ten (10) foot minimum setback to the garage. See Section 16.16.030(A)(5)(a) below. (4) The total distance between structures must be at least ten feet per California Building and Fire Code standards. If any side yard setback is less than three feet, easements may be required on the adjacent property to allow for proper fire and emergency access. (5) See Section 16.16.030(A)(5) for additional design criteria. (6) Exception to Development Standards - See Section 16.44.160 (Accessory Dwelling Units) for lot coverage, setbacks, and square footage provisions as required per State law. | |||
(Ord. 574-22, Exhibit B-3 (part), 2022; Ord. 538, Exhibit A (part), 2018; Ord. 252 (part), 2002)
The following standards and parameters are provided to ensure a level of quality that must be complied with or satisfied in all planned residential developments (PRD). In addition to the general provisions of the underlying zone and Chapter 16.16 (Combining and Overlay Districts), a PRD shall comply with the following standards. Parameters are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of parameters shall be incorporated in the project’s design. In some instances, there will be no parameter(s) identified for a particular standard and this will be noted.
A. Site Planning. The following standards and parameters deal with the internal organization of planned residential developments. The intent of the standards and parameters is to ensure that the relation-ships of units to each other and to other on-site uses are functional, attractive, and create a visual variety along the project's streets.
1. Lot Layout.
a. Standard: A project may be designed using one, two or all three of the lot designs within the project. Attached single-family units with up three units within a building may be option as well for any of the three lot designs with implementation of a modified typical interior setback(s) (See Table 16.16-2 “PRD General Development Standards” for additional details). All other PRD standards would apply for this type of attached configuration. The standards that apply to any given lot will depend upon where access to the garage is obtained. A neo-traditional (Refer to Diagram 16.16-1) lot will have garage access from the front of the house to the project local street. Cluster courtyards and alley access lots will have garage access to the side of the house from either a courtyard or an alley.
Parameters:
1) The neo-traditional development consists of detached single-family dwellings on individuals lots. Lots are of approximately equal size, and are placed adjacent to one another throughout the entire project area. Common open space areas are dispersed throughout the project. A two-car garage shall be provided for each unit.
2) The courtyard cluster or alley access development layout (Refer to Diagram 16.16-2) permits a reduction in lot area, resulting in an increase in the overall density of the project. Single-family homes are clustered around an access courtyard or provided with rear alley access, Garages have access from the courtyard or from the alley. Common usable open space areas are provided throughout the project. Private fenced patio area is provided for each unit. A two-car garage shall be provided for each unit.
Diagram 16.16-2 – Courtyard Cluster and Alley Access Development Lot Configuration – Single-Family Home Typical Layout
2. Parking.
a. Standard: All units shall have at least two full-size enclosed residential parking spaces. A three -car garage is not permitted, unless the third space is located within a tandem configuration.
Parameters: None.
b. Standard: Driveways for a neo-traditional lot design shall be large enough to provide for additional off-street parking. Driveway length is measured from back of sidewalk, or back of curb where there is no sidewalk.
Parameters:
1) Driveways for neo-traditional lots shall have a minimum of twenty (20) feet in length.
c. Standard: Visitor parking shall be provided. Standards set forth in Section 16.34.040 regarding the number of spaces to be provided shall be followed.
Parameters:
1) On-street parallel parking on project streets may satisfy this requirement. On-street parallel parking on at least one side of the street is strongly encouraged. If the project lacks adequate on-street parking, additional parking bays dispersed throughout the project shall be provided.
d. Standard: Additional parking spaces, in excess of the required visitor parking, at a ratio of one space per ten units included in the entire project, shall be provided at the primary recreation facility.
Parameters: None.
3. Common Recreational Space.
a. Standard: Open space areas designed for common recreation use shall be provided for all residential developments at a ratio of four hundred twenty-five (425) square feet per unit for neo- traditional units and seven hundred fifty (750) square feet per unit for courtyard cluster or alley access units.
Parameters: None.
b. Standard: Specifically excluded from meeting the common usable open/recreational space requirement are driveways, parking areas, fenced areas, which are inaccessible to residents, areas with slopes of fifteen (15) percent or greater, and any other areas deemed not to be primarily used for open recreational purposes by the planning commission or city council.
Parameters: None.
c. Standard: For all projects, common usable space areas shall be designed so that a horizontal rectangle inscribed within it has no dimension less than ten feet.
Parameters: None.
d. Standard: Residential projects with twenty-five (25) to seventy-four (74) units shall provide at least one common, active recreation area with a minimum size of four thousand (4,000) square feet, to meet a portion of these requirements. Residential projects with seventy-five (75) units or more shall provide at least two common, active recreation areas with a minimum size of four thousand (4,000) square feet or one area with a minimum size of eight thousand square feet to meet a portion of these requirements.
Parameters: None.
e. Standard: Each recreation area shall provide amenities to commensurate with the project's unit count and expected residents.
Parameters: Examples include swimming pool, jungle gym, sand pit, basketball court, sand volleyball court, swing set, barbeques and picnic tables.
4. Streets.
a. Standard: Private streets are required within a planned residential development, provided their width and geometric design must be related to the function, topography and needs of the development, and their structural design, pavement and construction must comply with the requirement of the city’s street improvement standards.
Parameters: None.
b. Standard: Private streets may incorporate one of the following parameters:
Parameters:
1) Streets with two lanes and parking on both sides, shall have a minimum width of thirty- six (36) feet.
2) Streets with two lanes and parking on one side, shall have a minimum width of thirty-two (32) feet.
3) Streets with two lanes and no parking shall have a minimum width of twenty-eight (28) feet.
4) Alleys which are not considered fire lanes by the fire official, may have a minimum width of twenty-four (24) feet.
c. Standard: No parking shall be permitted on private alleys.
Parameters: None.
d. Standard: Streets with curves or jogs at intervals of no more than three hundred (300) feet are strongly encouraged in all PRDs to enhance the visual quality of the streetscape.
Parameters: None.
5. Setbacks.
a. Front Yards on Streets: Front yard setbacks along private streets shall be varied throughout the project. Alternative placement of homes and garages closer to and farther back from the street create different patterns of open space along the street edge and break up an otherwise monotonous view of houses built along the same setback. The project may achieve this by incorporating one of the following parameters:
Parameters:
1) Varying architectural features, such as bay windows, porches, and side-loaded garages.
2) No more than two adjacent residences shall incorporate the same setback.
b. Yards Abutting Common Open Space: Courtyard clusters and alley access units may have entries that face common open space. In this case, a minimum five-foot setback shall be provided to the lot line. When the private patio area abuts common open space, no setback is required to the patio wall or fence.
c. Garage Setbacks: Garages taking access from a courtyard or alley must have garage doors set back between two to five feet, or at least twenty (20) feet. Setbacks between five and twenty (20) feet are specifically prohibited to preclude parking in front of garage doors without adequate depth to accommodate the car.
6. Private Open Space.
a. Standard: Each lot shall contain a private outdoor yard and/or patio area enclosed by a wall or fence. This area shall be usable for the exclusive use of the residents of the lot.
Parameters:
1) For neo-traditional lots, the required rear yard area shall include a level private outdoor area of at least six hundred(600) square feet in area with a minimum dimension of fifteen (15) feet(See “Table 16.16-2 PRD General Development Standards” for the two neo-traditional types and additional criteria).
2) For cluster courtyards or alley access lots, a level private outdoor area of an area of three hundred fifty (350) square feet, with a minimum dimension of ten feet, shall be provided on each lot. This area may be located in the front of the unit, between the unit and a detached garage, or within the side yard setback.
3) The private exterior area where proposed mechanical equipment (i.e. air conditioning condensing units, etc.) is proposed shall not count towards the required square footage.
7. Recreational Vehicle Storage.
a. Standard: All projects containing twenty-five (25) units or more shall provide space to store campers, trailers, boats, etc. The storage space shall be located in specifically designated areas, and be made available for the exclusive use of the residents of the planned development.
Parameters:
1) The area provided for recreational vehicle storage shall be equal to at least twenty (20) square feet for each unit.
b. Standard: One space per ten dwelling units at a size of two hundred (200) square feet for each required space.
Parameters: None.
c. Standard: The required storage space shall be adequately screened from all residences and adjoining properties.
Parameters:
1) A view-obscuring wall may be constructed between the open parking area and the adjacent residences.
2) Landscaping techniques may be used to screen the open parking area from the adjacent residences.
B. Parkland Dedication.
a. Standard: Each project will be required to fulfill one hundred (100) percent of Quimby Act requirements. No credits will be provided for private open space.
Parameters: None.
C. Lighting.
a. Standard: Lighting shall be provided on-site consistent with city standards for pedestrian safety, vehicular safety, and for security purposes.
Parameters: None.
D. Utilities.
a. Standard: There shall be separate utility systems for each unit.
Parameters: None.
E. Landscaping.
1. Walls and Fences.
a. Standard: The project shall follow wall and fence guidelines found in Chapter 16.08 of the Murrieta development code.
Parameters: None.
2. Project Entry.
a. Standard: All projects shall provide a project entry. The minimum parameters are required:
Parameters:
1) The use of landscaping to create themes which will continue throughout the project.
2) The use of decorative paving in order to enhance the entry to the residential project.
3) Wall signs which identify the project.
b. Standard: At least one of the following “sense of place” components:
Parameters:
1) Incorporation of water features such as fountains and/or small pools pursuant to State requirements regulating water usage.
2) The use of a thematic vertical elements at the main entrance.
3) The use of decorative benches and other types of exterior seating which are thematic to the project.
F. Homeowner's Association.
a. Standard: All projects shall create a homeowner's association in order to address maintenance of the common open space. The CC&Rs for the project will be subject to review and approval of the city attorney.
Parameters: None.
G. Home Types and Styles.
a. Standard: A minimum of fifteen (15) percent of the residences within a PRD may be required by the city to be one-story, with a height not exceeding twenty (20) feet.
Parameters: None.
b. Standard: Additional front and/or side yard setbacks may be required by the city for two-story homes within a PRD.
Parameters: None.
c. Standard: Varied architectural styles and/or exterior materials may be required by the city for the homes within a PRD.
Parameters: None.
(Ord. 574-22, Exhibit B-3 (part), 2022; Ord. 538, Exhibit A (part), 2018; Ord. 293 § 1 (part), 2004; Ord. 252 (part), 2002)
A. Transit Oriented Development Overlay District.
The purpose of the Transit Oriented Development (TOD) Overlay District is to allow a mixture of residential and non-residential development in close proximity to transit to encourage mixed land uses for enhanced transit and pedestrian activity. This designation is applied to parcels as shown in the official zoning map.
1. The TOD Overlay District is intended to:
a. Stimulate economic development and reinvestment through regulations based upon recognized urban design principles that allow property owners to respond with flexibility to market forces;
b. Create a pedestrian-oriented mix of uses with convenient access to transit between area neighborhoods, housing, employment centers, and retail services;
c. Accommodate intensities and patterns of development that can support multiple modes of transportation including public transit, bicycles, and walking;
d. Facilitate well-designed new mixed-use development projects that combine residential and nonresidential uses (e.g., office, retail, business services, personal services, public spaces and uses, other community amenities, etc.) to promote a better balance of jobs and housing;
e. Ensure compatibility with adjacent existing single-family neighborhoods and harmonious integration with existing commercial areas;
f. Encourage the development of a unique zone character through a streetscape that provides attractive features (e.g., landscaping, street furniture, niche or linear parks, public places, courtyards, public transportation shelters; etc.) designed to integrate the public realm (e.g., streets, sidewalks, etc.) with development on adjacent private property; and
g. Provide additional development opportunities. This intent is achieved by providing additional development rights in compliance with this chapter, which property owners may exercise under certain conditions, while retaining all development rights conferred by the underlying zone to property owners in the TOD Overlay Zone. Incentives and advantages include allowing a greater range and mix of uses and specifying more permissive dimensional specifications (e.g., greater building heights; reduced setbacks; etc.).
B. Authority and Applicability.
The provisions of the TOD Overlay District supplement those of the applicable underlying zoning district. Where the TOD Overlay District and base zone provisions conflict, the standards and regulations of the TOD Overlay District shall apply. A TOD shall be processed in accordance with chapter 16.56 Development Plan Permits.
C. Allowable Uses and Permit Requirements.
All uses in the applicable underlying zoning district are allowed. In addition, the following land uses shall also be permitted in the TOD Overlay District:
1. Multi-Family Residential;
2. Mixed-Use Development, where residential and nonresidential uses are integrated vertically or horizontally, including live/work opportunities; and
3. Other similar uses compatible with the objectives of the TOD as determined by the director.
D. General Development Standards.
New land uses and structures, and alterations to existing land uses and structures within the TOD Overlay District, shall be designated, constructed, and/or established in compliance with the requirements of the base zones, with the following exceptions:
Development Feature
| All Zones Within TOD Overlay District
|
Development Feature
| All Zones Within TOD Overlay District
|
Front Setbacks | 10 foot minimum to 20 foot maximum |
Maximum Height Limit | 150 feet |
Publicly Accessible Open Space (for nonresidential uses as part of mixed-use development only) | 10% of net lot area |
Residential Density Range | Minimum 30 du/acre |
Private Residential Open Space (for all multi-family residential uses) | 50 sq. ft. per unit |
Common Residential Open Space (for stand-alone multi-family residential developments only) | 150 sq. ft. per unit |
Recreational Amenities/Facilities (for stand-alone multi-family residential developments and mixed-use developments) | For projects containing 25 or more dwelling units, provide one recreational amenity for each 30 dwelling unit or fraction thereof |
1. Open Space:
The following standards shall apply to the requirements for open space:
a. Usable Open Space Defined.
Usable open space areas are an open area or an indoor or outdoor recreational facility which is designed and intended to be used for outdoor living and/or recreation. Usable open space shall not include any portion of parking areas, streets, driveways, sidewalks, or turnaround areas.
b. Usable Open Space Requirements.
i. Publicly Accessible Open Space.
a. All new non-residential development as part of a mixed-use project shall provide 10% of the total net lot area of publicly accessible open space as a percentage of the total development site, as indicated in the above table.
b. Publicly accessible open space can consist of plazas, courtyards, landscaping, community gardens, hardscapes, outdoor dining, pedestrian walkways, or any other feature that is accessible by the public and deemed appropriate by the director.
c. Publicly accessible open space areas shall not include parking areas, driveways, sidewalks or rear setback areas, but may include front or side setback areas provided that they are integrated into the overall design of the project.
d. Publicly accessible open space areas shall be installed at ground level and be incorporated into the design of the development.
ii. Private Residential Open Space.
a. For stand-alone mufti-family residential projects or as part of a mixed-use development, each residential unit shall be provided with at least one area of private open space accessible directly from the living area of the unit, in the form of a fenced yard or patio, a deck or balcony at a minimum area of fifty (50) square feet.
b. The minimum dimension, width or depth, of a balcony shall be five (5) feet.
iii. Common Residential Open Space.
a. For stand-alone multi-family residential developments, each residential unit shall be provided with at least one hundred fifty (150) square feet of common residential open space.
b. All common open space shall be conveniently located and accessible to all dwelling units on the site.
c. Common open space areas may include landscaping, pedestrian paths, and recreational facilities.
d. In projects containing fewer than ten (10) units, the common open space shall have a minimum width and depth of ten (10) feet. In projects containing ten (10) or more units, the minimum width and depth shall be twenty (20) feet.
iv. Recreational Amenities/Facilities.
a. For projects containing twenty-five (25) or more residential units in stand-alone multi-family residential developments and as part of a mixed-use development, one common recreational amenity shall be provided for each thirty (30) units or fraction thereof. The following listed amenities satisfy the above recreational facilities requirements. Recognizing that certain facilities serve more people than others, have a wider interest or appeal, and/or occupy more area, specified items may be counted as two (2) amenities, as noted. In all cases, each square foot of land area devoted to a recreational amenity shall be credited as common open space on a 1:1 basis.
i. Clubhouse (two);
ii. Swimming pool (two);
iii. Tennis court (one per court);
iv. Basketball court (one per court);
v. Racquetball court (one per court);
vi. Weightlifting facility;
vii. Children's playground equipment;
viii. Sauna;
ix. Jacuzzi;
x. Day care facility (two);
xi. Other recreational amenities deemed adequate by the planning director.
E. Design Standards.
The following design standards are provided to ensure a level of quality that must be complied with or satisfied in all residential and non-residential developments within the TOD Overlay District. Standards are mandatory requirements for all development within the TOD Overlay District, and supplement the standard provisions required for the base zones. Where the TOD Overlay District and base zone provisions conflict, the standards and regulations of the TOD Overlay District shall apply. Deviations from specific standards may be allowed in compliance with Chapter 16.72: Variances. Development within the TOD Overlay District shall be responsive to its context and compatible with adjacent development, and shall enhance transit and pedestrian activity.
1. Site Plan Design.
a. Land Use Buffering.
Loading areas, access and circulation driveways, trash, storage areas, and mechanical equipment related to commercial uses shall be located as far as possible from adjacent residences and residential portions of mixed use developments.
b. Building Orientation.
Placement of buildings shall be done in consideration of existing and planned uses, and generally consistent with the following standards:
i. Buildings shall be oriented to face public streets.
ii. Building frontages shall be generally parallel to streets, and the primary building entrances shall be located on a public street.
iii. Building entrances shall be emphasized with special architectural and landscape treatments.
iv. Entrances located at corners shall generally be located at a forty-five (45) degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.
v. Entrances to residential units shall be physically separated from the entrance to the permitted commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the facade.
vi. Optimize building orientation for heat gain, shading, daylight, and natural ventilation.
c. Parking Areas.
The following design standards apply and design guidelines shall be considered:
i. Automobile parking, driving, and maneuvering areas shall not be located between the main building and a street. For sites that abut a street, parking may be located at the rear of the building or on one or both sides of a building.
ii. Shared parking is encouraged. On lots serving more than one use, the total number of spaces required may be reduced, provided that the applicant submits credible evidence to the satisfaction of the director that the peak parking demand of the uses do not coincide, and that the accumulated parking demand at any one time shall not exceed the total capacity of the lot.
iii. Where feasible, ingress and egress from parking shall be from side streets or alleys.
iv. Surface parking lots shall be located in the rear of the building.
v. Surface lots shall be screened along all public sidewalks by a landscaped buffer, or a combination of landscape and walls compatible with adjacent architecture.
vi. Surface parking lots shall have well-designed and marked pedestrian walkways and connections to the sidewalk system.
vii. Subterranean parking and parking garages are allowed.
d. Landscape and Open Space.
The area between a building or exterior improvement and the property line for non-residential developments shall:
i. Include substantial landscaping to create a pedestrian-friendly environment: or
ii. Be paved with a hard surface so that it functions as a wider public sidewalk for use by pedestrians (the use of porous paving materials for hard surfacing is encouraged): or
iii. Contain public spaces that include entry courtyards, plazas, entries, or outdoor eating and display areas that include pedestrian amenities such as seating areas, drinking fountains, and or other design elements such as public art and planters.
e. Transition of Density.
i. Where new projects are built adjacent to existing lower-scale residential development, the building types, massing, and orientation shall be compatible with the existing development.
ii. Windows and floor balconies of the new development shall be positioned so they minimize views onto neighboring properties.
f. Building Facades.
The following design standards apply to nonresidential or mixed-use developments:
i. All buildings shall provide a main entrance on the facade of the building facing a transit station or streets leading to a transit station.
ii. Facades over fifty (50) feet in length should be divided into shorter segments by means of facade modulation, repeating window patterns, changes in materials, canopies or awnings, varying roof lines and/or architectural treatments.
iii. The ground floor of a front commercial facade should contain a minimum of fifty (50) percent glass.
iv. Architectural style and materials shall be compatible with the surrounding area. And facades must provide a visually interesting environment.
v. All buildings shall articulate the line between ground and upper levels with a cornice, canopy, balcony, arcade, or other visual device.
g. Street Frontage Improvements.
New development shall provide street frontage improvements between the property line and curb in accordance with the following:
i. Pedestrian amenities. Trash receptacles, benches, bicycle racks, public art, planers, and other street furniture shall be provided,
ii. Street lights. Pedestrian scaled street lights shall be provided.
iii. Street Trees. Shade trees shall be planted at least thirty (30) feet on center, or as approved by the director, and require minimal maintenance and are native in origin.
h. Signage.
(Ord. 482-13 § 2, 2013)