ORDINANCE NO. O-23-1402
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN MARINO, CALIFORNIA ADDING ARTICLE 20 AND MUNICIPAL CODE SECTION 23.02.34 TO MUNICIPAL CODE CHAPTER 23 AND AMENDING MUNICIPAL CODE SECTION 23.03.10 REGARDING DEVELOPMENT STANDARDS AND OBJECTIVE DESIGN STANDARDS FOR MULTI-FAMILY RESIDENTIAL DEVELOPMENT PROJECTS
THE CITY COUNCIL OF THE CITY OF SAN MARINO DOES ORDAIN AS FOLLOWS:
SECTION 1. RECITALS
WHEREAS, Senate Bill 35 (“SB 35”) (Local Planning: Housing: Commercial Zones) was approved by the Governor and chaptered by the Senate (Chapter 659, Statutes of 2022) on September 28, 2022 which, among other things, provides that multifamily developments are permissible uses in commercial/retail zones and are subject only to objective design standards under certain circumstances; and
WHEREAS, the City Council of the City of San Marino previously adopted Urgency Ordinance O-21-1385-U on December 15, 2021, and adopted Ordinance O-21-1386 on January 12, 2022, relating to, in relevant part, the adoption of objective design standards in the C-1 zone for projects that comply with the requirements of Senate Bill 35 (Government Code Section 65913.4); and
WHEREAS, the City Council of the City of San Marino adopted City Council Ordinance No. O-23-1401 on March 24, 2023, amending the Municipal Code to extend objective design standards to all multifamily residential development in the C-1 commercial zone.; and
WHEREAS, the proposed Ordinance would include objective design standards that would apply to all multifamily projects qualifying for objective, streamlined review under SB 35 and any other State law; and
WHEREAS, the application of objective design standards to all multifamily residential projects is necessary to allow for orderly development in the City; and
WHEREAS, on May 24, 2023, the Planning Commission held a duly noticed public hearing, at which time it considered all material and evidence, whether written or oral.
WHEREAS, the Planning Commission considered the entire administrative record, including the staff report, the General Plan, the existing text of Chapter 23 of the Municipal Code, the staff presentation, and oral and written testimony from interested persons;
WHEREAS, this Ordinance, which makes objective design review standards applicable to all multifamily residential development in the City, is not subject to CEQA review because the activity is not a project as defined in Section 15378 of the CEQA Guidelines.
SECTION 2. Section 23.03.10 (Objective Design Standards) of the San Marino Municipal Code is amended as follows:
23.03.10 Objective design standards.
Any new construction involving multi-family residential development in the C-1 Commercial Zone shall comply with Article 20 Standards for Multi-Family Residential Development. the Objective Design Standards For Residential Uses in The C-1 Zone, as adopted by City Council resolution and as same may be amended from time to time by further City Council resolution.
SECTION 3. Section 23.02.34 (Multi-Family Residential Development) of the San Marino Municipal Code is added as follows:
23.02.34: Multi-Family residential development.
Any new construction involving multi-family residential development in the R-1 Single Family Dwelling Zone shall comply with Article 20 Standards for Multi-Family Residential Development.
SECTION 4. Article 20 (Standards for multi-family residential development) of the San Marino Municipal Code is added as follows:
Article 20 Standards for Multi-Family Residential Development
23.20.01 INTENT AND PURPOSE
This Article 20 establishes development standards and objective design standards for multi-family residential developments that are intended to achieve and maintain high-quality site planning and building design and development and in a manner that conforms to community priorities. The development standards and objective design standards draw from and complement existing design and development criteria set forth in land policy and design documents adopted by the city, including the general plan.
The provisions of this Article apply to residential projects containing two or more residential dwelling units, including duplexes, triplexes, flats, townhouses, and multi-story and mid-rise building types, which upon an applicant’s request and demonstration of eligibility, qualify for ministerial processing. This section does not apply to single-family residences, historic properties, commercial-only projects, or any other non-residential projects, nor does it apply to two-unit residential developments and urban lot splits (SB 9).
23.20.02 RELATIONSHIP TO OTHER STANDARDS AND REQUIREMENTS
These development standards and objective design standards supplement and are in addition to the standards for the applicable zoning district in which a proposed project is located. Articles 1 through 19 of Chapter XXIII of the code of ordinances establish the City’s zoning regulations. Where conflict between these standards and other provisions of Chapter XXIII exists, the provisions of this Article 20 shall govern.
23.20.03 DEFINITIONS
The terms used in this chapter shall have the following meanings:
Architectural articulation. The breaking up of a flat and uniform building façade by using wall indents, changes in building materials, and detailed projecting features, such as stoops, bay windows, awnings, and balconies.
Earth Tone. Colors found in nature that have a variety of hues that have brown undertones, including rust, burnt sienna brown, terracotta, and sage. For the purposes of this definition, brown shall mean a hue with a hexadecimal RGB code of 964B00.
Objective. Involving no personal subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.
23.20.04 DENSITY
The maximum density for multi-family residential developments shall be 20 dwelling units per acre.
23.20.05 HEIGHT
The maximum building height for a multi-family residential building shall be as dictated by the underlying zoning district.
23.20.06 LOT COVERAGE
The maximum lot coverage for multi-family residential developments shall be sixty (60) percent.
23.20.07 SITE DESIGN
A. Site Planning and Orientation.
1. Entry to project. Vehicle and pedestrian entries to multi-family residential projects shall contain architectural monumentation framing the entry to include at least one of the following: trellis columns, archway, or wall.
2. Building entry orientation. Buildings abutting a right-of-way, including a public right-of-way, private street or private driveway, shall have unit front entries oriented to such right-of-way for the units nearest the right-of-way. For corner lots, the side street line of a corner lot shall act as a street to which units with frontage on the side street shall orient their primary entry. For all other units, provide a clearly identifiable pedestrian path of entry to the site from the right-of-way, with front entries oriented to interior common areas, such as paseos, courtyards or useable open spaces on-site.
3. Transitions from street. Street-abutting (public rights-of-way, private streets, and private driveways) residential common building entrances and street-abutting individual residential unit entrances shall have transitions from the street consisting of stoops, porches, or other covered front entries with a minimum recess or projection area of 48 square feet. Additionally, for projects that abut arterial streets, the street floor building level shall be raised between two and four feet to protect the privacy of ground floor units.
4. Entryway design. Building and unit entryways shall provide all of the following:
a. Unit number identification;
b. Lighting shielded downward and directed away from other residences;
c. Landing area of at least four feet by four feet in size;
d. Minimum 10-foot-wide separation between the faces of entries, which may include projections not to exceed two feet as measured from the face of the building but clear to the sky for a minimum of six feet; and
e. Continuity in entry design between units to include at least four of the following elements:
i. Doors to match between all units onsite.
ii. Doors recessed at least three inches from the building façade or doors recessed at least two feet from the building façade to create a covered porch or landing area.
iii. Awning of at least one (1) foot.
iv. Doors with window.
v. Paving material, pattern, or color that is differentiated from the pedestrian pathway.
f. Street entryway accentuation by a minimum of one of the following:
Change in roof pitch or form, such as a gable, that extends a minimum of one foot past the sides of the door jamb.
Increase in roof height of at least one foot to accentuate the entry.
Wood, stone, tile, or brick accent materials covering a minimum of 30 percent of the entryway wall surface area, inclusive of windows and doors.
5. Side setback buffer. Residential units in a solely residential project shall be buffered from adjacent non-residential and single-family residential uses by a landscaped buffer of a minimum four-foot width, which may be permitted in the side yard setback.
6. Front setback buffer. The front yard setbacks of street-facing residential ground floor units shall include a minimum four-foot width landscaped area.
7. Setback continuity. Notwithstanding the front and side yard setback standards established by section 23.03, the front and side yard setbacks of a new building shall either be the same as existing adjacent structures or vary no more than five feet from the established front or side setback of adjacent existing structures.
B. Circulation – Vehicular and Pedestrian
1. Principal vehicular access. Principal vehicular access into residential developments shall be through an entry drive rather than a parking aisle.
2. Driveways. Unless otherwise specified in the fire code, driveways shall be at least nine feet in width and may be located in side yard setbacks, but shall not be less than two feet from the side yard property line.
3. Driveways and through lots. Driveways may be used to access a newly formed lot located behind another newly formed lot (i.e., a through lot) provided that the former is not a lot with frontage on more than one street. If the lot at the time of application is a through lot, all lots that access a street or alley shall provide independent driveway access for any newly created lot. Corner lots shall not be subject to this requirement.
4. Parking interconnectivity. Parking areas shall be internally connected for vehicular purposes and shall use shared driveways within the development.
5. Pedestrian connectivity. All structures, facilities, parking areas, amenities, common areas and open space areas within a development shall be internally connected by pedestrian pathways. Such pathways shall connect the development to the public sidewalk along each street frontage, and to adjoining residential, commercial and public uses.
6. Identification of pedestrian entrances and walkways. Pedestrian entrances and walkways shall be clearly identified through paving pursuant to section 23.20.09.B.1. and landscaping, and be separated by a physical barrier consisting of either a raised planting strip a minimum of three feet wide or grade separation of at least six inches from vehicle access areas.
7. Pedestrian pathways in parking lots. Pedestrian pathways shall be provided in parking lots between parking areas and building entrances, and shall consist of special paving as identified in section 23.20.09.B.1., or a landscaped path or trellis-covered path.
C. Parking.
Parking facilities. Parking shall be provided on-site in on-grade or underground structures, parking lots, or attached garages. No carports are allowed.
Separation of parking areas. Parking areas shall be separated from buildings by either a raised concrete walkway or landscape strip a minimum of three feet wide.
Multiple parking lots. Parking lots for developments with more than 40 residential units shall provide a series of connected smaller parking lots of no more than 75 spaces in lieu of a single parking area.
Parking structures. On-grade parking structure walls facing a public right-of-way and any other parking structure walls greater than 25 feet in length shall include design features consisting of textured surfaces, articulation, and/or landscaping covering a minimum of 50 percent of the wall surface area at full growth. The design of all parking structure walls shall include the same materials, colors, and surfaces as other buildings associated with the development. For the purposes of this subsection, articulation includes faux windows, arches, grillwork, building offsets, and stone/tile building materials.
Access control. Gated, fenced, or underground parking facilities, and gated exterior stairwells, shall incorporate access control technology (e.g., access card or key).
Parking location. Parking facilities shall be located within close proximity to building entrances, with a maximum distance of 300 feet. Parking is prohibited in front and side yard setback areas and between the building frontage and a public sidewalk.
Tuck-under parking. If tuck-under parking is provided, the first floor of the residential units shall not occur more than four feet above the finished street/sidewalk grade level. Parking below grade or behind the living spaces is permissible. Tuck-under parking areas shall not be visible from a public right-of-way or private street.
Bicycle parking. Short-term bicycle parking shall be provided in the form of an inverted “U” shape facility. Bicycle parking shall not be separated from building entrances by a road, parking area or structure. Long-term bicycle parking shall be provided on-site in a secure, enclosed structure, or in a secured location within a parking structure.
Vehicle parking ratio. Multi-family residential projects shall provide vehicle parking at the following ratios per unit type:
Studio | 1 space |
One Bedroom | 1.5 space |
Two+ Bedrooms | 2.5 spaces |
Guest Parking | 1 space per 3 units |
D. Open Space and Common Areas.
Outdoor areas. Landscaping shall be located in all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or other outdoor amenities described below.
Play areas. Developments proposing more than ten residential units shall provide a play area with at least two structured play modules (e.g., slide, sand box, tunnel, or climber) and a picnic table adjacent to the play area as one of the required active outdoor amenities in section 23.20.07.D.3. Senior housing of ten or more units is exempted from providing the play area, but shall provide a shaded outdoor patio area with minimum seating capacity of eight persons as one of the required active outdoor amenities.
Outdoor amenities. Projects proposing more than ten residential units shall provide outdoor amenities as shown in the table below. Required amenity areas may be combined into a single area if the minimum requirements for each amenity area are met within the combined area, and shall not directly abut public roadways adjacent to the project site.
No. of Residential Units in Development | Passive Recreation Amenities Required | Active Recreation Amenities Required |
11-30 | Two each with a minimum area of 300 square feet | One with a minimum area of 500 square feet |
31-60 | Two each with a minimum area of 400 square feet | Two each with a minimum area of 800 square feet |
61+ | Three each with a minimum area of 500 square feet | Three each with a minimum area of 1,000 square feet |
Passive recreation amenities include community gardens, outdoor gathering/seating areas, picnic/barbeque areas, pet area/dog park, or courtyard/plaza. Each passive recreation area shall include a minimum seating capacity of one for each ten residential units and at least one of the following: trellis, gas fire pit, barbeque, or picnic table.
Active recreation amenities include playground/tot lots, sport field/court, outdoor fitness area, swimming pool, spa, exercise structure or complex, clubhouse with kitchen, or recreation hall.
Visibility. Open space consisting of child play areas shall be sited to be visible from residential units. Common open space shall be located and arranged to allow a clear line of sight into the space from pedestrian walkways on the interior of the site. Continuous vegetative screens, solid fences and solid walls shall not exceed three feet in height.
Private open space. Private open space, including but not limited to, patios and balconies, shall be contiguous to the units they serve and screened from public view by a wall or solid fence.
BUILDING DESIGN
Roof Treatments.
Roof variation.
Flat and low slope roof
Roof height shall be varied with a minimum of a two-foot to maximum four-foot vertical difference between a minimum 30 feet and a maximum 50 feet horizontally.
Figure 1 - Flat roof variation.
Pitched roof
For a roof structure that extends more than 50 feet along any building wall, the roof line shall vary by incorporating at least two of the following architectural elements:
Cornices a minimum of every 30 feet
Variation in roof form (orientation, pitch, height) every 50 feet
Dormers a minimum of every 30 feet
Figure 2 – Pitched roof variation.
Eave projection. For buildings with eaves, each dwelling unit shall have and maintain an eave projection between 18 inches and 24 inches on at least two opposing sides.
Roof overhangs. Overhangs shall not exceed 24 inches into the yard setbacks.
Figure 3 – Roof overhang.
Exterior roof ladders. Exterior roof ladders shall be prohibited. Roof access shall only be provided from the building interior.
Roof materials, colors and applications. Notwithstanding sections 20.23.08.G.2 and 20.23.08.H.3., projects shall comply with all applicable objective standards in the Pre-Approved Roof Materials, Colors, and Application list adopted by City Council Resolution No. R-10-11, or as may be later amended.
Building Facades.
1. Architectural Articulation. All building façades facing a public right-of-way or private driveway or private street shall be articulated for at least 80 percent of each façade length. All other building façades shall be articulated for at least 60 percent of each façade length. Buildings shall have a change in articulation at least every 50 feet along the façade. Articulation shall consist of at least one of the major breaks and two of the minor breaks listed below:
Major
Ground floor courtyards within the building footprint with a minimum area of 48 square feet
Architectural features pursuant to section 23.01.01 that are at least four feet wide and extend a minimum of one floor in height
Exterior arcades or other ground floor building recesses that provide sheltered walkways within the building footprint with a minimum width of eight feet
Notwithstanding the front and side yard setbacks established in section 23.03, varied residential unit setbacks within the same structure of a minimum four feet
Recessed or projected covered entries with a minimum of 24 square feet
Minor
Variations in wall plane (projection or recess) by a minimum of two feet in depth for at least 30 percent of the façade
Figure 4 – Minor articulation - wall plane recess.
Vertical pilasters that protrude a minimum of one foot from the wall surface and extend the full height of the structure
Porches, patios, or stoops
Lower wall wainscots, or built-up or recessed reveals, trims and other projections along different levels of wall surface
Cantilevers
Bay windows
Floor variation. Buildings of two or more stories and wider than 30 feet shall be designed to differentiate the ground floor and upper floor(s) through at least one of the following techniques:
Changes in wall planes that protrude and/or recess with a minimum dimension of four feet for a minimum 70 percent of the façade length
Balconies with a minimum of two feet in depth for a minimum 25 percent of the façade length
Horizontal and/or vertical recesses or projections of more than four inches depth using shading and weather protection devices, decorative architectural details or a pattern or grouping of windows, panels or bay windows
At least two sizes, proportions or patterns of fenestration
At least two sizes, textures, patterns or colors of façade material
Massing. For any building floor above the second floor, side elevations shall be stepped back from the second floor a minimum of four feet, starting with the second-floor building plane. Intrusion into the step-back plane is allowed for up to 25 percent of the horizontal façade plane, up to the maximum allowed building height.
Figure 5 – Building step back above second floor.
Detail articulation. Details, such as trim, shutters, and posts shall be articulated by the use of color and/or texture.
Unit types. There shall be a mix of at least two different unit types with varied façade features within the same residential unit cluster.
Vertical elements. The vertical emphasis of architectural design elements shall be minimized by the use of a minimum of three of the following approaches:
Incorporating horizontal bands, reveals, trims, and overhangs along different levels of the wall surface
Limiting columns or pilasters to a maximum of one-story height
Limiting tower elements to one per building, and no more than two stories in height
Varying the spacing and distribution of architectural elements and details along building façades.
Limiting entry treatments to the first story of the building.
Façade length. Building façades shall be no longer than 125 feet. Building façades shall be divided into shorter modules a maximum of 30 feet in width to give the appearance of an assemblage of smaller structures, with each of the units individually recognizable through employment of approaches listed in sections 23.20.08(B)(1), 23.20.08(B)(2) and 23.20.08(B)(6) above.
Figure 6 – Building façade modules.
End units. End units shall include the following features on their side elevations: a minimum of 15 percent fenestration area, and at least one façade modulation with a minimum depth of 18 inches and a minimum width of two feet.
Figure 7 – End unit features.
9. Corner buildings. Corner buildings that are two stories shall include at least one of the following features, and buildings that are three stories or more shall incorporate a minimum of two of the following features, within 15 feet from each edge of the building corner.
Change in primary wall material and color.
Change in height of more than four feet.
Change in wall plane of a minimum depth of two feet.
Primary building entrance.
Different fenestration pattern from the primary façade.
f. Open space with a minimum dimension of sixteen 16 feet wide and minimum area of 450 square feet, which accommodates a publicly accessible courtyard/plaza.
Figure 8 – Corner lot building features.
C. Windows, Doors and Balconies.
Horizontal window bands. Horizontal window bands over 40 feet in length shall be prohibited.
Street-facing windows. Windows shall be provided facing the street for all units adjacent to the street to break up building mass.
Bay windows. Bay windows shall project at least two feet, but no more than three feet from the façade.
Security bars. Security bars are prohibited.
Double glazed windows. Windows shall be double glazed, consistent with energy code requirements.
Operable windows. Operable windows shall have screens.
Window frames. Raw or clear anodized aluminum window frames are prohibited.
Window materials. Window materials shall comply with all applicable objective standards of the City’s Pre-Approved Window Material List.
Window and door trim. Windows and doors shall either be trimmed or recessed. When trimmed, the trim material shall not be less than three and one-half inches in width by three-quarter inch in depth when protruding from the wall. Foam trim is prohibited on the ground floor. When recessed, the building primary siding material shall cover the recessed edge faces and wrap toward the interior face of the window or door glazing by at least three inches in depth.
Balconies. A minimum of 51 percent of the upper floor residential units shall have a balcony of a minimum depth of four feet and width of eight feet and be recessed. Balcony walls shall be a maximum of 15percent transparent material. Balconies shall not encroach over the public right-of-way.
Window and balcony orientation. Windows and balconies above the first story shall be oriented such that there is not a direct line-of-sight into the windows, balconies, private patios or backyards of residential units within 30 feet within the development, or residential units within 30 feet on adjacent properties. Exceptions are allowed where the windows on the proposed development are opaque or otherwise treated to obscure views.
12. Unit front door entryways. Exterior entrances at individual residential unit entries and primary entrances to commercial uses shall have weather protection by providing a minimum of one of the following treatments:
a. Porch roofs
b. Overhangs
c. Awnings
d. Trellises
e. Canopies
13. Residential front doors. Knockers or door bells, and safety and security viewers, shall be provided on all residential front entrance doors.
D. Garage Doors.
Garage door placement. For projects of more than two residential units, garage doors shall not face a public street, but be oriented toward an alley or private street or driveway internal to the project.
Garage door treatments. Garage doors shall be recessed a minimum of six inches from the surrounding building wall, and shall include a trim of a minimum of one and one-half inches in depth. Garage doors shall also include at least one of the following detail treatments, to be consistent throughout all garage door design in the building:
Windows
Paneled surface
Minimum of two (2) colors
Minimum of two (2) textured surfaces
E. Stairwells.
Exterior stairwells. Exterior stairwells shall be designed as an integral part of the project’s architecture by incorporating solid wall portions, columns, and/or a decorative balustrade. Stairwells shall not be oriented to the street, but shall face interior spaces such as plazas, gathering areas, parking areas and pedestrian paths and shall not be separated from these areas by landscaping, fences or walls taller than three feet. The design shall be of the same materials, color and detail of the building. Open metal and pre-fabricated stairwells are prohibited.
F. Adjacent Buildings.
Residential adjacencies. The side and rear walls of any building within 15 feet of a required setback, or where a setback is not required, shall be a maximum of 15 feet higher than an existing residential building on a directly adjacent property, or the exterior wall plane of each floor above the ground floor shall be stepped back by a minimum of eight (8) feet from the floor building plane just below along the full façade.
Figure 9 - Multi-story buildings adjacent to residential structures.
G. Materials.
1. Exterior façade materials. The following materials are permitted, shall be maintained for exterior façades, and can be used in relation to their designation of primary, secondary, and accent. Materials listed as prohibited or omitted altogether are not permitted. At least two materials shall be used on any building façade, in addition to glazing, railings and trim. A primary material shall constitute a minimum of 60 percent of any building façade, excluding windows and railings. Buildings with false façades or false fronts, exclusive of parapets used to shield rooftop equipment, are prohibited.
Exterior Façade Materials | |
Brick | P |
Stone (unpainted) | P |
Stucco and plaster | P |
Finished wood, wood veneer, engineered wood, hardie board, wood siding | P |
Fiber-reinforced cement siding and panels | P |
Concrete (poured in place or precast) | S |
Ceramic tile | S |
Glass (transparent spandrel) | S |
Glass (block) | A |
Metal | N |
Corrugated metal | N |
Vinyl | N |
Plastic | N |
Glass (mirrored, tinted, reflective) | N |
Gloss tiles | N |
T-111 Plywood | N |
Composite, grooved, or patterned wood panel | N |
Exterior Insulation Finishing System (EIFS) | N |
KEY
P: Primary or secondary material
S: Secondary or accent material
A: Accent material only
N: Not allowed/prohibited
Primary material – a material of the highest use percentage on the building, at least 60 percent.
Secondary material – a material used by a lesser percent than the primary material, a maximum of 40 percent.
Accent material – a material used for wall, window or roof trim, or on building elements, including doors and dormers.
Roofing material. Where not indicated otherwise in section 23.20.08.A.5, each structure shall have and maintain a roof constructed of wood shake, shingle, asphalt, composition, fiber cement, or tile (slate, concrete or clay). Metal roofing and roofing of a glossy or reflective surface are prohibited.
3. Natural barrel clay tile roof replacement. Natural barrel clay tile roofs shall be replaced with the same material and color in repairs, remodels, and additions.
4. Material transitions. Material transitions along any façade shall only occur on the inside corner of plane change. When material changes need to happen in the same plane, trims, cornices, or other architectural elements shall be used to create a corner for material transition.
H. Colors.
Color palette. The color palette for all buildings shall consist of any of the following: earth-tones, off-whites and light grays. Within the permitted color palette, the primary exterior color of the building shall be limited to an earthen hue background color, which is integral or applied consistently to the exterior material.
The number of colors appearing on the entire building exterior, excluding the roof, shall be a minimum of two and a maximum of four colors (or tones of the same color), including trim and accent colors. The selection of colors shall be the same among multiple buildings within a project. Changes in color due to a change in building material are not considered an additional color. Stone materials shall not be painted.
Roof color treatment. Notwithstanding section 23.20.08.A.5., the colors of natural roofing materials, such as barrel tiles and slate, shall be left natural and not be altered by staining or painting. Colors of synthetic roofing materials shall simulate natural materials by use of earth tones. The blending of more than two colors on a roof is prohibited.
23.20.09 SITE DETAILS
A. Landscaping.
The following landscape design standards are in addition to the landscape standards in section 23.16.
Landscaping along driveways and buildings. A strip of landscaping at least four feet wide shall be installed and maintained adjacent to all driveways and buildings.
Parking lot perimeter landscaping. Parking lots shall include a landscaped buffer consisting of a planting strip a minimum of three feet wide; a landscaped screening feature, such as a hedge or landscaped berm at least three feet high and no more than five feet high measured from the finished grade of the parking lot; and trees planted on average every 20 feet along the parking area perimeter in a planter of a minimum five feet wide. Continuous six -inch concrete curbs shall be provided at wheel stops where parking adjoins landscaping.
Interior parking lot landscaping. Finger planters a minimum width of four feet shall be provided at an interval of at least one finger planter every 12 parking spaces.
Figure 10 – Parking lot finger planter placement.
Parking lot trees. Trees shall be planted and maintained in all parking lots at a ratio of one tree for every ten parking spaces. The minimum size of trees at planting shall be 24-inch box. Parking lot landscaping shall include shade trees, placed so as to cover 40 percent of the total parking area with tree canopies within 15 years after the issuance of the building permit for the related building, structure or other improvement.
Native plants. Landscaped areas shall include at least 25 percent native plant species selected from those listed by the California Native Plant Society in the Calscape website specific to the Western San Gabriel Valley.
Drought tolerant plants. Notwithstanding section 23.16, low-water use plants shall be used in at least 50 percent of the total planted area. Plant selection shall reflect water conservation through the use and grouping of plants that are well adapted to the particular site and require similar water needs (same hydrozones), and climatic, geological and topographical conditions.
Areas to be landscaped. Landscaping shall be provided in all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or other required amenities. Landscaping materials shall not be located such that at maturity they obstruct pedestrian paths and vehicular access along the public right-of-way, private streets, and private driveways. Landscaping adjacent to pedestrian and vehicular paths shall either be raised planting surfaces or separated by a minimum six-inch concrete curb.
Trees, shrubs and groundcover. Trees shall consist of both evergreen and deciduous varieties, the distribution of which shall be the applicant’s choice providing that no more than 50 percent of trees shall be deciduous. At least five different species of shrubs and groundcover shall be used in planter areas.
Use of turf. Notwithstanding compliance with the California State Model Water Efficient Landscape Ordinance, and section 23.16, the maximum area permitted for turf shall be 30 percent of the total landscaped area on site. Turf shall not be used in planting strips narrower than five feet wide, and slopes over 15 percent due to ensure adequate irrigation.
Decorative water features. When decorative water features, such as pools, ponds, fountains, or waterfalls are used in landscaped areas, such features shall incorporate water recycling, and, as available, use of reclaimed water.
Water Efficient Landscaping. Landscape and irrigation plans subject to the California State Model Water Efficient Landscape Ordinance shall conform to the requirements of such ordinance and section 23.16 to achieve water efficient landscaping.
Dry landscaping. No more than 20 percent of any landscaped area shall contain dry landscaping of decomposed granite, bark, or decorative pebbles, rocks, and boulders.
Landscape architectural features. Landscape architectural features as defined in section 23.01.01, such as pilasters, walls, pergolas and trellises shall match the colors and materials of the closest buildings on-site.
B. Pavement.
Type of Pavement. Asphalt is prohibited.
Pedestrian paving. Pedestrian walkway materials shall consist of stamped or scored concrete, interlocking unit pavers, tiles, bricks, or stone, and shall also be used to delineate crossings at circulation drives and parking aisles.
Driveway entry treatment. The first 20 feet of a vehicular driveway entry shall be composed of at least one of the following treatments and shall be provided for the full width of the driveway: pavers, stamped or scored concrete, stone, brick, exposed aggregate.
Paved areas in yard setbacks. Paved areas shall not exceed 50 percent of the required front or street side yard setback area.
C. Refuse Collection Areas.
1. Screening. Trash, green waste, organic waste, and recycling collection areas shall be screened from view by a six-foot-high enclosure with gates.
2. Design. Enclosures shall be designed with the same primary wall materials and colors as the nearest building within the development. Enclosures shall be either opaque fencing or walls, and include an opaque gate. Corrugated metal, plastic, and chain link fencing with or without wooden/plastic slats, is prohibited. Enclosure dimensions shall conform to solid waste provider dimensions.
3. Proximity to residences. Enclosures shall not be located within 20 feet of any adjacent property zoned for or occupied with residential use, and from any pedestrian path or vehicle driveway. Enclosures shall be located no more than 100 feet from a residential unit.
4. Enclosure buffers. Enclosures shall be buffered from adjacent parking with a minimum six-foot wide landscape planter on all sides except the enclosure access or gate.
5. Lighting. Lighting of enclosures shall be provided for night-time security and use, and shall conform to section 23.20.09.F.
6. Access. Access to the enclosure shall conform to solid waste provider requirements. Enclosures shall have both a vehicular access gate with a concrete apron and a pedestrian entrance.
D. Utility and Mechanical Equipment.
1. Roof screening. Roof-mounted mechanical units shall be fully screened from view from adjacent public rights-of-way, and incorporated into the roof design through increased slope, screening or enclosures. Screening and enclosures shall match the materials, colors and style of the building architecture. New roof-mounted or installed air conditioner units are prohibited. Replacement of existing, legal roof-mounted air conditioner units with new units of the same dimensions of the original units are permitted.
2. Equipment in open space areas. Utility and mechanical equipment shall not be located within any required open space area.
3. Ground-mounted. Ground-mounted mechanical, electrical, and utility equipment shall be screened or hidden from view of the public street, and shall be placed a minimum of 10 feet away from any pedestrian pathway and/or vehicle driveway. Screening shall consist of a wall, fence or landscaping hedge, and shall exceed the equipment height by one foot.
4. All vents, gutters and downspouts, louvers, and exposed flashing shall be concealed within the wall or roof construction, or, if exposed, shall be metal painted to the match the color of the building exterior or roof surface. Plastic material is prohibited.
E. Mailbox Locations.
Mailboxes shall be placed either at an on-site location adjacent to or incorporated into a common area for all residents, or at individual units.
F. Exterior Lighting.
1. Lighted areas. All pedestrian pathways, vehicle parking areas, bicycle parking areas, structure entries, trash enclosures, and landscaped areas, and common open space areas shall be illuminated for safety and security.
2. Fixture orientation. No outdoor lighting shall be permitted where the light source is directed toward, or results in direct illumination of, a parcel(s) other than that upon which such light source is physically located. Accent lighting of buildings, trees or other landscape features may be permitted, provided the lighting only accentuates those individual features, and not an entire structure or landscaped area. Accent lighting shall be directed onto the building façade or tree, and all lighting fixtures shall be fully shielded and mounted as close as possible to the architectural feature of the building or tree being illuminated. Uplighting and flood lighting is prohibited.
3. Illumination limits. No one fixture or luminaire shall exceed 1,600 lumens, however accent lighting shall not exceed 800 lumens.
4. Correlated color temperature. For outdoor lighting, the maximum correlated color temperature (CCT) for each luminaire shall not exceed 4,000 Kelvin (K). Outdoor lights that exceed 4,000 K, commonly referred to as cool color temperatures, are prohibited.
5. Fixture height. No outdoor lighting shall be permitted where the light source or fixture, if located on a building, is above the eave line. If the light source or fixture is located on a building with no eaves, the light source or fixture shall not be more than 10 feet above existing grade, adjacent to the building or pole. Free-standing light standards for pedestrian and parking lot lighting shall be a maximum of 14 feet high, including the pole and light fixture. The light fixture, separate from the light pole, shall not be more than two feet in height.
6. Light trespass. The maximum illumination level at the project site property line shall be no more than a 0.07 foot as measured at grade. Light trespass that results in glare to neighboring properties or public/private streets is prohibited unless the director determines that there is no other alternative to provide such security lighting required by the California Building Code, or approves the use of alarm or motion-activated security lighting. For the purposes of this section, “glare” means stray, unshielded lighting striking the eye that results in discomfort, such as bright light causing squinting of the eyes; and/or disabling glare, such as bright light that reduces the ability to drive or see into shadows.
7. Fixture types. All light fixtures, including pole-mounted and wall-mounted light fixtures, shall be fully shielded so that the light bulb is invisible from the adjacent neighbors or streets. Light fixtures shall be “cut-off” where lenses, refractors or lamp sources do not extend below the surface of the fixture housing, and no light shall be directed at or above the lowest horizontal plane of the light fixture. Louvered light fixtures shall not qualify as fully shielded fixtures.
8. Extinguishment of lights. With the exception of approved security lighting, or operational lighting conditions approved through a conditional use permit, all exterior lighting and parking lot lighting shall be extinguished by 10:00 p.m.
9. Exemptions. The following outdoor lights shall be exempted from the requirements of this section:
Temporary construction or emergency lighting
Exterior lighting for a permitted temporary activity
Landscape lighting that does not require a permit from building and safety
G. Personal Storage Space.
A minimum of 10 square feet (80 cubic feet) of personal storage space outside of a residential unit shall be provided for each residential unit. Personal storage areas shall be enclosed in a building or garage and able to be locked.
SECTION 5. The City Clerk shall certify the adoption of this ordinance and shall cause this ordinance to be published by title and summary.
SECTION 6. This ordinance shall take effect 30 days following publication by title and summary.
PASSED, APPROVED, AND ADOPTED this 30th day of June, 2023.
________________________
STEVE TALT, MAYOR
ATTEST:
__________________________________
NICOLE TIBBET, ACTING CITY CLERK
APPROVED AS TO FORM:
____________________________
JOSEPH MONTES
CITY ATTORNEY
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF SAN MARINO )
I HEREBY CERTIFY that the foregoing City of San Marino Ordinance No. O-23-1402 was
introduced and read by title at a Regular Meeting of the San Marino City Council held on the
14th day of June, 2023, and was adopted on second reading at a meeting of the City Council
held on the 30th day of June, 2023 by the following vote:
AYES: Council Member Chou, Council Member Lo, Council Member Shepherd Romey, Vice Mayor Huang, and Mayor Talt
NOES: None
ABSTAIN: None
ABSENT: None
____________________________
NICOLE TIBBET
ACTING CITY CLERK