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DIVISION 2. ATTACHED DWELLING UNIT DEVELOPMENT STANDARDS
The purpose and intent of this division is to implement the goals and objectives of the general plan to provide quality multiple-family housing. The objective development and design standards provide mandatory standards for specified residential development. Under State law, objective standards involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark. The objective standards are requirements for residential development, as well as mixed use development that includes residential uses.
(`64 Code, Sec. 36-7.9.1) (Ord. No. 2152, 3040)
The provisions of this section shall apply to the development of any new attached multi-family residential project of six or more units. Projects of five units or less shall be subject only to the development standards of the zone in which such projects are located, Section 16-361(A), and such other provisions of this code as may apply.
(A) Building separation - Minimum separation between any two buildings shall be a distance equal to half of the height of the taller structure unless a greater amount is required by the California Building Code. The required separation may be reduced during the Development Advisory Committee review process.
(B) Recreation facilities - Multiple-family attached dwelling units of 12 units or more shall provide common recreational facilities with interior yard space areas to include, but not be limited to, two or more of the following:
(1) Swimming pools;
(2) Spa;
(3) Tennis and/or basketball or volleyball courts;
(4) Barbecues and outdoor picnic facilities;
(5) Recreation buildings;
(6) Exercise courses and stations;
(7) Children's play equipment; and
(8) Such other facilities as are approved by the Review Authority.
(C) Open area - Projects having 12 or more units shall provide at least one lawn area of not less than 2,500 square feet and having a minimum dimension of not less than 35 feet in any direction.
(D) Balconies and patios - All second story dwelling units shall have at least one patio or balcony, having a minimum dimension of ten feet by ten feet (100 square feet minimum). All ground floor dwelling units shall have a patio concrete slab of at least 100 square feet.
(E) Balcony enclosures - All balconies and patios shall have railings or walls which provide at least 50% enclosure.
(F) Storage areas - Each dwelling unit shall have a storage area of at least 225 cubic feet. The storage area may be included in the garage area but may not intrude into the minimum garage dimensions.
(G) Garages - All garages shall have automatic garage door openers. All garage doors shall have architectural treatment or detail.
(H) Utility meters - Each dwelling unit shall be constructed with a separate utility system and meter.
(I) Buildings that include four stories or more shall provide elevators, except where the third story consists entirely of upper levels of residence that have entrances at the first or second story.
(J) Laundry facilities. Each dwelling unit shall have a laundry area to accommodate a washer and dryer. When laundry facilities are not provided within the units, common laundry facilities shall be provided in a separate room with a minimum of two washers and two dryers. Additional washers and dryers must be provided for any development that has more than 20 units at a minimum ratio of one washer and one dryer for every additional 20 units. Any fractional calculations shall be rounded up.
('64 Code, Sec. 36-7.9.3) (Ord. No. 2152, 2923, 3040)
The provisions of this section shall apply to the housing development of any new attached multi-family residential project of two or more units, not including accessory dwelling units. The development shall incorporate the following objective design standards:
(A) Neighborhood compatibility.
(1) Residential developments located abutting or across the street from a single-family neighborhood shall orient the buildings to the street with individual entries, patio areas and landscaping facing the single-family homes. Parking lot areas, garages and carports shall be located behind residential structures unless it is technically infeasible based on other city or state required standards.
(2) Duplexes, triplexes, and fourplexes abutting or across the street from a single-family neighborhood shall include individual front doors and interior stairs (when stairs are needed and when allowed for ADA accessibility).
(3) When determined necessary by a noise assessment, sound walls shall include an earth berm and landscaping. Walls shall not exceed ten linear feet without openings along primary street frontages and 25 linear feet along side and rear street frontages.
(B) Building design.
(1) Buildings shall orient towards the primary street frontage or internal courtyard. Direct pedestrian access shall be provided between the public sidewalk and the primary building entry.
(2) Buildings shall carry the same theme on all elevations. For this standard's purposes, a theme includes primary (non-accent) materials and colors.
(3) Exterior siding shall be made of nonreflective and nonmetallic materials. Acceptable siding material includes wood, stucco, ceramic tile, brick, stone, or other masonry materials, or any combination of these materials.
(4) Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.
(5) Blank walls (facades without doors, windows, landscaping treatments) shall be less than 30 feet in length along sidewalks, pedestrian walks, or publicly accessible outdoor space areas.
(6) Buildings over three stories must provide a ground floor elevation that is distinctive from the upper stories by providing a material change or color change between the first floor and upper floors when in alignment with a change in architectural fenestration or facade articulation. The change in material or color shall occur along at least 75% of the building facade with frontage upon a street. adjacent public park, or public open space.
(7) Buildings over seven stories must provide a taller ground floor elevation or a base encompassing the second floor that is distinctive from the upper stories by providing a material change between the first two floors and the upper floors when in alignment with a change in architectural fenestration or facade articulation. The change in material shall occur along at least 75% of the building facade with frontage upon a street, adjacent public park, or public open space.
(8) Rain gutters and downspouts shall integrate as closely as possible with building design elements, including matching adjacent building colors as closely as possible.
(9) The primary street and the side street frontages, up to 75 feet from the primary street front property line, of on-grade parking podiums and parking structures shall be lined with occupiable, usable space with a minimum depth of 18 feet. Non-lined portions of above-grade garages (rear of lots along side streets, or where zero-lot line condition is not utilized) must be set back at least five feet. The setback area shall contain landscaping of the same quality as elsewhere on the property. In cases where garages are exposed to the street, the garage should be designed as a continuation of the building it serves, with the same level of detail and pattern of openings.
(10) Windows facing public streets or public open spaces shall incorporate one of the following:
(a) Four-inch minimum headers, sills, or inset material;
(b) Two-inch wide trim surrounds;
(c) Two-inch inset or recess.
(11) At least two materials shall be used on any building facade with frontage upon a street, adjacent to a public park or public open space, in addition to glazing and railings. Any one material must comprise at least 20% of the building frontage.
(12) Building facades shall be multi-colored. Each facade must contain not less than two but not more than five distinct colors. Extremely bright colors are only allowed on doors, window trim, or other building components that represent a small portion of the overall building facade. Materials, finishes, fixtures, and colors visible from street frontages, public or private parks, or public or private open space shall be designed in a manner that is consistent with the architectural style of the building.
(C) Entrances.
(1) For all residential and nonresidential uses, at least one primary entrance to a ground-floor use shall face the primary street right-of-way. Individual residential unit entries may face a secondary/side street or be accessed through the building's interior. On corner parcels, the primary entrance may face the street corner of the primary street and a secondary street.
(2) Entrances for mixed-use developments. Separate entrances shall be provided for the nonresidential and residential portions of a mixed-use building.
(3) Nonresidential entrances shall incorporate at least one of the following entry features:
(a) Shopfront - Characterized by a frontage where the main facade of the building is at or near the right-of-way/property line, with the building entrance at sidewalk grade. Typical elements include substantial glazing on the sidewalk level and a canopy or awning element above most of the frontage.
(b) Gallery, minimum width of ten feet - A frontage where the main facade of the building is alighted at or close to the right-of-way/property line and an attached cantilevered shed roof or lightweight colonnade overlaps the sidewalk.
(c) Forecourt - A frontage where a portion of the main facade of the building is at or near the right-of-way/property line and a (generally central) portion is set back to create a small courtyard.
(d) Commercial terrace - A frontage where a terrace or patio extends along the building's frontage providing outdoor uses typically associated with the non-residential use, such as outdoor cafes.
(4) Residential entrances. Exterior entrances serving residential units or buildings shall incorporate one of the following entry features:
(a) Stoop - with a minimum size of four feet by four feet and no higher than five feet in height (above the adjacent sidewalk);
(b) Porch - with a minimum size six feet by eight feet for common entries and at least five feet by eight feet for individual entries;
(c) Overhang (if building has a shared lobby) with a recessed depth of at least three feet.
(D) Massing and articulation.
(1) Architectural articulation shall be provided on all four sides of a building. The building facade design must incorporate at least two details: window trim, window recesses, cornices, belt courses, a variety of finishes matching front facades, balconies, porches, and trellises.
(2) At least two features such as balconies, cantilevers, dormers, bay windows, patios, porches, stoops, individualized entries, and accent materials shall be incorporated into each proposed building.
(3) Buildings over three stories tall shall have major massing breaks at least every 100 feet along any street frontage, adjacent public park, publicly accessible outdoor space, or designated open space, using varying setbacks and/or building entries. Major breaks shall be at least 30 inches deep and four feet wide and extend the building's full height.
(4) Buildings shall have minor massing breaks at least every 50 feet along the street frontage, through varying setbacks, building entries and recesses, building step-backs or structural bays. Minor breaks shall be at least 12 inches deep and four feet wide.
(5) Rooflines shall be vertically articulated at least every 50 feet along the street frontage using one of the following techniques:
(a) A change in height of a minimum of four feet.
(b) A change in roof pitch, plane, or form.
(c) The addition of architectural elements such as parapets, dormers, varying cornices, reveals, and clerestory windows.
(E) Site design.
(1) When dwelling units are abutting common open space areas and parks, a minimum of one window from each dwelling shall be located to overlook common areas and parks.
(2) Garages and carports shall be designed to include a minimum of two of the following from the main building(s): materials, detailing, roof materials, or colors.
(3) Controlled entrances to parking facilities (gates, doors, and the like) shall be at least 20 feet setback from the back of sidewalk to accommodate one vehicle entering the facility, or 40 at least 40 feet setback when more than 40 parking spaces are required.
(4) Where bicycle parking is not visible from the street, directional signage to bicycle parking shall be included at the main building entrance. The signage shall be in the form of either a directory not exceeding six square feet and or up to ten individual directional signs not exceeding one square foot each.
(5) Within commercial zones parking shall not be allowed within the front setback areas and direct pedestrian access to the building(s) must be provided from the public right-of-way. Direct pedestrian access between the public right-of-way and the building shall not require crossing parking, drive aisles, or other spaces used for vehicular circulation.
(6) Within commercial zones all housing developments must have direct interaction with the public right-of-way. These residential units may have covered patios and decks which can be constructed within the front yard setback within five feet of the property line provided the patios or decks have steps and/or gates which lead directly to the public right-of-way. Second and third floor residential units may have decks and or balconies which encroach up to ten feet into the front yard setback.
(7) Surface parking lots. In addition to the parking area landscape requirements in Section 16-641 of this chapter, the following requirements shall apply to surface parking lots for residential development. Where the requirements conflict with Section 16-641, the requirements in this subsection shall take precedent:
(a) All surface parking lots shall be screened from street views by at least one of the following:
1. Buildings.
2. Decorative walls (36 to 48 inches tall).
3. Planted earth berm (36 to 48 inches tall) no less than five feet wide.
4. Planted fencing.
(b) Landscaping within or around the parking area shall cover a minimum ratio of 10% of the net area of the parking lot. For uncovered parking areas a minimum of two shade trees shall be provided for every ten parking spaces or shade trees shall be provided to achieve 30% canopy coverage of paved area at maturity.
(c) At least two types of driveway finishes, or decorative designs, shall be provided.
(8) Parking structures.
(a) Vehicular access shall be located in the rear or on the side of a lot and accessed by an alley, lane, or drive aisle.
(b) Any exposed elevations of the parking structure shall be designed to reflect architectural compatibility with existing or proposed structure(s). The exterior elevations of the parking structure shall be designed to minimize the use of blank facades through the combined use of architectural treatment such as heavy textured concrete, planters, openings, indentations, and projections of exterior walls.
(c) Garage doors closer than 23 feet to the front property line shall have sectional roll-up garage doors.
(9) Frontage improvements shall be designed to be consistent with public works plates. The frontage improvements shall be designed to connect with and transition into adjacent existing frontage improvements.
(10) Common use site areas shall include refuse collection, mail distribution, laundry, recreation, and congregation. All such areas shall be connected with an accessible route.
(11) Utility meters, mailboxes and address directories shall be placed in decorative cabinets and clustered for efficient access for residents and service persons. Utility meter panels shall be painted to match structures upon which they are located, such panels shall be located to take advantage of screening (e.g., landscaping, or other building elements) from any public right-of-way to the maximum extent feasible.
(12) Secured mail and parcel distribution areas shall be provided and shall be well lit, secure, and shall remain open to the tenants.
(13) Graphic site directories shall be provided at principal access walkway points.
(14) Lighting.
(a) On-site lighting shall be of a type and in a location that does not constitute a hazard to vehicular traffic, either on private property or on adjoining streets.
(b) Lighting elements shall be shielded so as not to be directly visible from a public street. All parking lot and exterior structure light fixtures shall be high cut-off type that divert lighting downward onto the property and shall not cast light skyward or on any adjacent property or roadway.
(c) To prevent damage from vehicles, standards in parking areas shall be mounted on reinforced concrete pedestals or otherwise protected.
(d) The bottom of a lamp along a sidewalk or other path being lighted should not be more than 20 feet above the ground.
(e) Site lighting features shall be consistent with the building architecture where located in public view.
(f) Light standards illuminating interior walkways shall be no more than eight feet tall. Light shall not intrude into private living or patio areas. Light standards serving recreational areas held in common shall be no more than 15 feet tall. Light shall be directed away from dwelling units.
(g) All drive lanes (alleys) shall be provided with independently metered lighting with automatic daylight sensors for dusk to dawn lighting within drive lanes.
(F) Landscaping.
(1) All trees planted or placed on the property shall be at least 24-inch-box size. All shrubs and vines shall be at least five-gallon size.
(2) Landscape plant materials shall comply with the City of Oxnard Landscape Standards, and the city's landscape conservation measures/emergency drought declaration as applicable.
(3) Permanent and automatic irrigation systems shall be provided for all landscaped areas per the city's design criteria and specifications. The irrigation system shall include a water sensor shut off device as a water conservation measure.
(G) Accessory elements.
(1) All accessory buildings (e.g., garages, sheds, recreation facilities) must incorporate the same design, materials, and colors as the primary building. Additions and patio covers shall conform to the requirements of the zone for setbacks.
(2) Perimeter fencing utilized along a public street shall be constructed of decorative iron, pre-painted welded steel, CMU block, wood picket material or plant walls (green walls). Street side yard walls shall be set back ten feet from any public sidewalk.
(3) Walls separating the patio areas of different units shall be of solid construction, such as masonry, stucco, or wood over wood. Ground level patios shall be enclosed by walls not less than five feet high. If a six-foot fence is desired, the top 12 inches shall allow for vision in and out of the yard, unless a higher height is required for noise mitigation.
(4) All roof top, wall mounted or ground mounted equipment must be fully screened. Utility meters shall be screened or integrated into the building design. Rooftop screening must use the materials and colors from the building and be architecturally integrated.
(5) All exterior storage facilities shall be screened from the public view, within an enclosure with walls at least six feet in height.
(6) All wood service poles, electric and gas meters, fire sprinkler valves and backflow preventers and transformers shall be located in the least prominent locations onsite as allowed by the utilities, and all equipment shall be screened from public view either with landscaping, fencing or integrated into the design of the primarily or accessory structure.
(7) Refuse and recycling.
(a) All refuse enclosures shall be designed to comply with the city material management and approved City Standard Plan on file with the Community Development Department. The enclosures shall include a concrete apron along the length of the trash enclosure opening that extends at least 15 feet from the enclosure's face.
(b) All refuse bins shall be shielded within a refuse enclosure with a solid wall and roof. The enclosure shall be an adequate size to accommodate the required containers. The enclosure shall match the major design elements and color of the main structure. All enclosures and gates shall be detailed to withstand heavy use. Wheel stops or curbs shall also be provided to prevent dumpsters from banging into the walls of enclosures.
(c) An opening in the enclosure shall be provided so that pedestrians can access the dumpsters without opening the large gates.
(d) Lighting shall be provided at trash enclosures for nighttime security and use.
(e) The refuse enclosures shall not be located closer than 20 feet from a residential unit (including those on abutting properties), or more than 150 feet from a residential unit. No minimum distance from dwellings is required it the dumpsters are in a fully enclosed room.
(f) Recycling containers shall be provided in common areas for residents to dispose of their recyclable waste (examples: indoors for newspapers and beverage containers; outdoors for beverage containers). Containers used exclusively for recycling shall be clearly identified as recycling only with clear icons or other graphics on each container appropriate to the container's content.
(H) Public safety standards.
(1) Plans submitted for review of residential development shall include the following safety features:
(a) Recreation areas shall be located adjacent to residential uses whenever possible. These areas shall be visible to residents from within their dwellings to allow for eves on the street proper visual surveillance. Placement of windows, landscaping, lighting, and recreation uses shall be coordinated to enhance resident surveillance opportunity, but not to detract from the recreational use.
(b) General utilization of the concepts of crime prevention through environmental design (CPTED) in the planning and development stages.
(2) The inclusion of the following items shall be verified by the Public Safety Department prior to issuance of the first building permit for a residential unit.
(a) Development of a security plan for multifamily or mixed-use developments that includes:
1. Management contact for public safety issues available 24-hours a day;
2. Cameras for monitoring and recording vehicles and persons entering the site;
3. Access control systems to control passage into common areas;
4. Secure postal and parcel delivery;
5. Quick removal of graffiti; and
6. Enforcement of restricted parking spaces.
(b) Preparation of a standardized, high density, wayfinding sign program to aid emergency responders in finding individual residential units quickly and easily.
(c) A Click2Enter radio frequency access system shall be installed at any vehicle and pedestrian access point controlled by privacy gates.
(d) Security. Residential units shall be designed to ensure the residents' security through the provision of secured entrances and exits that are separate from the nonresidential uses. Nonresidential and residential uses shall not have common entrance hallways or common balconies. These separations shall be shown on the development plan and the separations shall be permanently maintained.
(e) Windows. Residential windows of buildings directly adjacent to industrial uses shall generally be directed away from loading areas and docks unless view-restricting architectural elements are utilized.
(Ord. No. 3040)
Attached multi-family development that is proposed on property not located in a Planned Development zone, or which do not otherwise require a special use permit, may be approved by issuance of a development design review permit or a site plan review permit where the State has mandated that the city approval must be ministerial.
(`64 Code, Sec. 36-7.9.4) (Ord. No. 2152, 3040)
DIVISION 3. BED AND BREAKFAST USES
The purpose of this division is:
(A) To encourage preservation and restoration of historically and culturally significant residential structures;
(B) To provide limited visitor lodging in residences in the city; and
(C) To ensure compatibility of bed and breakfast uses with the existing, surrounding land uses.
(`64 Code, Sec. 36-7.8.1) (Ord. No. 2165)
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