These property development standards are to be applied in addition to those identified in the underlying zone district. In the event that the Freeway Overlay Zone is silent on a particular issue or topic, the direction provided in the underlying zone district shall prevail.
(A) Lot size.
(1) The minimum lot size shall be 43,560 square feet (one acre) for all industrially zoned properties within the Freeway Overlay Zone, as well as commercial uses permitted within those industrial zones.
(2) Freeway-oriented uses such as gas and service stations, mini-marts, and fast food restaurants shall be subject to the minimum lot sizes required by the underlying zone district.
(3) Industrially zoned properties shall comply with the minimum lot width and depth requirements of the underlying zone district.
(B) Setbacks.
(1) Industrial uses or commercial uses permitted in an industrial zone that abut freeway frontage roads or any on or off ramp shall have a minimum building setback of 30 feet. The minimum 30-foot wide required setback area shall be fully landscaped as set forth in § 155.248. Notwithstanding this provision, on any lot containing a building with a height greater than the minimum front yard setback distance of the lot, the front setback shall be 1 foot for each building height or portion thereof.
(2) Building structures that are impacted by any roadway expansion (freeway or local streets) may be considered for application of setback requirements that are less than the minimum standards set forth in this chapter when it is determined by the Planning Commission, or other approval body, that the resulting development will be in compliance with the purposes and intent of this zone district.
(C) Required landscaping for industrial and commercial uses adjacent to the freeway. Because the properties located within the Freeway Overlay Zone have a high level of visual exposure from the freeway, substantial, high quality landscaping is required to maintain the quality image of the city. As such, the landscape requirements for the underlying zone district shall apply in the Freeway Overlay Zones with the following exceptions:
(1) Industrial and commercial projects built on vacant properties that are visible from the freeway, bridges or overpasses shall comply with the landscape requirements of the underlying zone district and shall utilize a preferred specimen tree as identified by the Planning Director or his designee;
(2) Where possible, monument structures such as fountains or signs shall be used to aesthetically enhance on and off ramp areas;
(3) Landscaping located in areas adjacent to on and off ramps shall be intensified to demarcate the area as a "window" into the city. Intensification of landscaping includes the planting of mature "landmark" trees that shall be used to identify important entryways into the city;
(4) Where there are view corridors from the freeway right-of-way to permitted industrial or commercial uses within the Freeway Overlay Zone, no landscaping shall be used along the freeway to block visibility of these uses. In these areas, landscaping shall be focused within freeway medians, on and off ramps, bridges, and overpasses;
(5) All projects located within the Freeway Overlay Zone shall comply with the existing landscape requirements outlined in the City's Landscape Guidelines; or
(6) In the event that a freeway project impacts an existing property in a way that the property no longer complies with the required development standards, the Planning Commission may approve, on a case-by-case basis, reduced building setbacks subject to the approval of a variance. However, the greater the reduction in building setback, the more substantial the landscaping must be to compensate for the loss in setback.
(D) Parking requirements for auto sales and display. Landscaping for auto sales and display shall make use of low shrubbery and ground cover in planters adjacent to auto display areas. Palm trees and other species with narrow trunks shall be used to maximize the visibility of the display area. Landscape planters are also required adjacent to the building to soften edges and break up long expanses of building walls.
(E) Planting list for the freeway overlay zone botanical name common name.
BOTANICAL NAME | COMMON NAME
|
Arbutus unedo | Strawberri Tree |
Archontophoenix cunninghamiana | King Palm |
Chamaerops humilis | Mediterranean Fan Palm |
Citrus sp. | Lemon, Orange |
Cupaniopsis anacardiopsis | Carrotwood |
Erythrina coralloides | Coral Tree |
Eucalyptus citriodora | Lemon Scented Gum |
Eucalyptus nicholii | Nichols Willow - Leafed Peppermint |
Agonia iexuosa | Australian Willow |
Jacaranda mimosifolia | Jacaranda |
Lagerstroemia indica | Crape Myrtle |
Liquidambarstyraciflua | American Sweet Gum |
Liriodendron tulipifera | Tulip Tree |
Clea europaea | Olive |
Phoenix canarlensis | Canary Island Palm |
Phoenix dactylifera | Date Palm |
Pious canariensis | Canary Island Pine |
Pious eldarica | Calabrian Pine |
Pistada chinensis | Chinese Pistache |
Platanus acerifolia | London Plane Tree |
Platanus racemosa | California Sycamore |
Prunus cerasifera | Purple Leaf Plum |
Pyrus kawakamii | Evergreen Pear |
Quercus agrifolia | Coast Live Oak |
Sequoia sempervirens | Coast Redwood |
Syagrus romanzofanum | Queen Palm |
Tabebuia ipe | Tabebuia |
Tpuana tipu | Tipu Tree |
Tristania conferta | Brisbane Box |
Washingtonia robusta | Mexican Fan Palm |
(F) Parkway requirements. The city has instituted an "urban forest" requirement on all new developments to enhance the overall character of the city and to provide additional open space. The urban forest provides raised, meandering, and undulating sidewalks around the perimeters of properties in areas facing city streets.
(1) Appropriate street trees, shrubs, ground covers and raised lawns shall be planted along the rights-of-way.
(2) To further encourage the use of the areas as a form of open space, benches and trash receptacles should be placed intermittently near the walkways.
(3) The maximum height of the undulations should be approximately three feet above street grade, with the minimum height being at least one foot above street grade.
(4) Sidewalks should be built in a serpentine manner, with the extents moving in 5-foot horizontal arcs over 125-foot lengths, using 6-foot wide sidewalks.
(5) Street trees shall be planted on both sides of the sidewalks.
(6) Sidewalks should be sloped at a 2% grade toward the street to promote drainage away from concrete surfaces and buildings.
(7) Specific landscaping and irrigation plans for the urban forest must be provided to the Planning Department prior to development in order to ensure that the proposed development will meet the desired look and feel.
(8) Copies of an existing urban forest project, known as the Telegraph Corridor Beautification Project, should be reviewed for an illustration of the type of installation the city expects.
(9) A maximum 25% slope shall be provided from the front of the sidewalk to the top of curb.
(10) To comply with ADA regulations, the sidewalk grade shall not exceed 4.99% and the cross slope shall not exceed 2.00%.
(G) Business identification signage.
(1) All sign requirements identified in the underlying zone district shall apply within the Freeway Overlay Zone, and shall be located as outlined in §§ 155.455 and 155.515 through 155.536 (sign guidelines).
(2) Freestanding signs are only permitted for the following uses: Automobile, truck and RV sales and leasing.
(3) Street addresses a minimum of 12 inches in height shall be located on building facades so that they are easily visible from the street.
(4) Single-user businesses located within the Freeway Overlay zone shall use signage lettering that does not exceed a maximum of 24 inches in height. Letters taller than 24 inches in height may be approved on a case-by-case basis.
(5) Multi-tenant buildings within the Freeway Overlay Zone shall use signage lettering that does not exceed a maximum of 24 inches in height.
(6) Roof signs are prohibited in the Freeway Overlay Zone.
(7) One construction sign per street frontage is permitted within the Freeway Overlay Zone with a maximum sign area of 32 square feet located on a construction site during the course of construction. Removal is required prior to issuance of a certificate of occupancy or final inspection, whichever comes first.
(8) Pennants or banners corresponding to a city sponsored event or theme shall be mounted on light standards located on private property, a maximum of 30 square feet per pennant, with a minimum eight-foot clearance from the ground. Written text shall be limited to the name and date of the event. Pennants and banners shall be removed within five working days upon the completion of the event.
(H) Balloons, pennants and inflatables.
(1) Businesses located within the Freeway Overlay Zone that utilize vehicle sales and display areas shall obtain a banner permit for the use of large displays and inflatables larger than 18 inches in diameter. The displays and inflatables shall be affixed directly to the ground or other stationary object and shall not exceed the height of the tallest building located on the site. No inflatables shall be located on the roof of any structure within the Freeway Overlay Zone.
(2) Balloon arches shall be permitted so long as they are properly fastened to a stationary object, do not project over the public right of way, are constructed of non-metallic helium balloons, and the height of the arch does not exceed the height of the building structures located on the site.
(3) Single, non-metallic helium balloons not exceeding 18 inches in diameter may be affixed individually to vehicles.
(4) All balloons and inflatables shall be fully inflated and affixed to stationary objects at all times. Deflated balloon or inflatable displays shall be promptly removed or replaced. All inflatables and balloons shall comply with the Sign Code, § 155.533 - Maintenance.
(5) Displays and inflatables shall be limited to a maximum of 12 weekends per calendar year.
(I) Freeway signage.
(1) All freestanding freeway signs (those typically installed by Caltrans) shall be located within the freeway right-of-way and landscape buffer/berming areas.
(2) All pole mounted directional and informational freeway signs shall be placed on the "freeway side" of soundwalls so that the foundation and pole are screened from residential properties as much as possible.
(J) Remnant parcels. If remnant parcels are created within the Freeway Overlay Zone, the following should occur:
(1) Remnant parcels should be consolidated adjacent parcels to eliminate unbuildable and neglected lots;
(2) Remnant parcels should be offered to the city for purchase to facilitate their consolidation or reuse; and
(3) Remnant parcels that cannot be developed or consolidated should be landscaped and maintained by the agency that created the remnant parcels.
(K) Parking and loading.
(2) Loading doors for commercial and industrial uses shall not front directly on a public street unless screened per § 155.492 and shall be a minimum of 75 feet from any property line adjoining a public street.
(3) Provision for handling all freight, either by railroad or truck, shall be on those sides of any buildings that do not front on any street or proposed street.
(L) Non-conforming properties. Properties that do not conform to the development standards set forth in the Freeway Overlay Zone or the underlying zone district are considered non-conforming properties (subject to the amortization schedule as set forth in §155.398), unless the Planning Commission approves reduced development standards as set forth in this chapter.
(M) Performance standards. Performance standards in excess of the standards set forth in this chapter may be imposed as conditions of approval where it is determined that more restrictive standards are necessary to protect the public health, safety, and welfare and to produce an overall development that will comply with the purposes and intent of this overlay zone.
(N) Traffic considerations. Limitation on the intensity and type of land use and location of access points may be imposed in the conditions of approval where required to insure that a proposed development will not generate traffic volumes which would cause traffic congestion or traffic hazards. A traffic study outlining, the anticipated or projected traffic volumes resulting from the implementation of a specific use may be required by The Director of Public Works or his or her designee at the time of entitlement submittal to facilitate proper consideration of the case.
(P) Vibrations. All properties within the Freeway Overlay Zone shall comply with the requirements addressing vibrations as set forth in § 155.428.
(Ord. 931, passed 2-27-03; Am. Ord. 1036, passed 11-20-12)