The standards in this section shall govern properties within SP-24 in the event of a conflict with other provisions in the SHMC.
A. Commercial Lot Area. The minimum commercial area shall not be less than 3.4 acres and minimum commercial building area shall not be less than 22,000 square feet. The location and orientation of commercial uses shall be substantially the same as the conceptual site plan shown in Exhibit D to Ordinance No. 2022-07-1538 and on file with the office of the city clerk.
B. Residential Lot Area. The maximum number of residential units shall not be greater than 267 units. The units shall be a wrap-unit style with units wrapped around a parking structure, in substantially the same area as shown on the conceptual site plan shown in Exhibit D to Ordinance No. 2022-07-1538 and on file with the office of the city clerk and the orientation of all shall substantially comply with the conceptual site plan.
C. Dwelling Unit Density.
1. The maximum residential density shall be 267 units within the four-acre residential area identified in the conceptual site plan and the orientation of all shall substantially comply with same plan shown in Exhibit D to Ordinance No. 2022-07-1538 and on file with the office of the city clerk.
2. Accessory dwelling units shall be permitted consistent with state law.
D. Commercial Square Footage. The minimum gross building area for commercial use shall not be less than 22,000 square feet and minimum outdoor dining area shall be 4,000 square feet.
E. Building Height.
1. Residential Units. The maximum residential building height in SP-24 shall not exceed 60 feet and five stories, measured from finished grade, except for chimneys and rooftop antennas when approved by the director per standards set forth in Chapter 20.52, Site Plan and Design Review.
2. Commercial Buildings. The height of commercial buildings shall not exceed thirty-six feet or two stories, measured from finished grade, except for a five-foot projection allowed above the roof line for screening of rooftop equipment or architectural features, when approved by the director per standards set forth in Chapter 20.52, Site Plan and Design Review.
F. Setbacks. All buildings and parking areas shall be setback a minimum of ten feet from any right-of-way and/or dedication along E. Willow Street and Walnut Avenue, a minimum of five feet from the internal rear and side property lines, and no setbacks are required within the internal specific plan area. All required setbacks shall be open from ground to sky, with the exception of driveways, sidewalks, walkways, landscaping, lighting, outdoor seating area, signage, or public art. Any architectural feature shall project no more than two feet into the required setback area as described above.
G. Fences/Walls/Hedges. Fences, walls or hedges may not exceed eight feet high at the north or east internal property lines, nor may they exceed three feet high at property lines along Walnut Avenue and E. Willow Street. Measurements shall be made from the highest finished grade on either side of any fence, wall or hedge. A fence, wall or hedge may be permitted above the maximum height if required for retaining, or if requested in writing and approved by the director.
1. Architectural embellishments such as pilasters, archways, sculptures, etc., may be permitted to project above the maximum height on any fence, wall, or hedge, subject to the approval of the director provided that such embellishment does not significantly increase the overall average height or apparent mass of the wall.
2. The design of fences and walls shall be consistent with the architectural design or theme of the associated multi-family dwellings and commercial development.
3. Chain link fences are prohibited except for dark vinyl-coated fences used in conjunction with landscape buffering and screened with planting. Barbed wired and razor wire fencing is prohibited.
4. All proposed fences and walls shall submit a fences and walls plans to the director for review and approval.
H. Open Space. All new residential development in SP-24 is required to provide open space. Setback areas cannot be used to satisfy open space requirements. Types of open space allowed include common outdoor open space, common indoor open space and private open space in accordance with Table 20.46-2 below.
Table 20.46-2 SP-24 Open Space Requirements
Type | Requirements | Notes |
Common outdoor open space | A minimum of 1,000 square feet of outdoor open space shall be provided. | Types of spaces contributing to outdoor open space include lawn, garden, or other natural landscaping and may include paved surfaces for walking, swimming pools, play areas, courtyards, terraces, decks, and BBQ areas. At least 10% of the open space shall be planting. |
Common indoor open space | At least 1 community room or indoor recreation room of a minimum of 500 square feet shall be provided. | Indoor common open space area shall be adjacent to and accessible from other common indoor open space area(s). Area(s) may be passive or active recreational facilities, meeting spaces, exercise rooms, computer terminals, or other activity space. |
Private open space | At least 50% of all residential dwelling units shall provide private open space on a balcony, patio or terrace. | Minimum area of private open space is 60 square feet with dimensions of 6 feet wide by 10 feet wide. |
I. Public Exterior Spaces. Public spaces of a variety of sizes should be incorporated throughout the commercial areas of SP-24 to accommodate outdoor dining, events, opportunities for public gathering and place making. Color, form and texture are an integral part of the design of these public spaces. The public spaces should be designed keeping the following guidelines in mind.
1. Public exterior spaces should be designed with flexibility for physical use and to accommodate a range of desired activities such as outdoor seating, entertainment spaces and pedestrian connectivity.
2. Public exterior spaces should also include focal points such as fountains, plazas, artwork, architectural features, accent trees, and specialty paving.
3. Public exterior spaces should promote pedestrian connections by being well lit and with high visibility. Emphasis should be on pedestrian amenities like benches, landscaping, shade trees, decorative lighting, trash receptacles and bicycle racks.
J. Design Standards. The following standards underscore basic design principles that are intended to produce high-quality buildings and a vibrant mixed-use development.
1. Building Siting. To provide architectural interest, residential units shall face Walnut Avenue, though the entrance into the building need not occur from Walnut Avenue. Commercial buildings and public spaces shall be located along Willow Avenue. The residential and commercial buildings shall be connected by a decorative pedestrian walkway and integrated with use of public exterior spaces, landscaping, lighting, and consistent facade treatments and design elements of the same or complementary architectural style.
2. Architectural Design.
a. Treatment of building facades. At least three materials shall be used on any building facade visible
from any street, drive aisle or pedestrian path. Each material must comprise at least 20% of the building facade (or frontage), excluding doors or balconies. A change in material must be offset by a minimum of six inches in depth.
b. Vertical articulation. Facades greater than 75 feet in length along a right-of-way must be separated into primary facade no greater than 50 feet and secondary bays by a one-foot-deep recess. An entrance way or a design to mimic an entrance way shall be provided per primary facade. In lieu of this requirement, a tower or other design element located at the corner of the building facing the right-of-way may be provided on the building.
3. Commercial Pedestrian-scaled Entrances. Building entrance types must incorporate at least one of the following entry features:
a. Shopfront;
b. Gallery;
c. Forecourt;
d. Terrace/stoop; and
e. Porch.
4. Commercial Awnings and Canopies. Awning and canopies may be used when appropriate to the architectural style of the building. All awnings and canopies shall accentuate the character-defining features of a building, as follows:
a. Shall be mounted to highlight architectural features that may be found above the storefront and shall be at least eight feet high, measured from the finished grade and be proportional to the opening in which it is shading.
b. Shall match the shape of the opening that they are shading.
c. May be constructed of metal, wood, concrete, steel, or other material appropriate to the architectural style.
5. Screening. All exterior mechanical and electrical equipment shall be screened or incorporated into the design of the buildings so as not to be visible from public view. Equipment to be screened includes, but is not limited to, all roof-mounted equipment, air conditioners, heaters, utility meters, cable equipment, telephone entry boxes, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems. Complete screening is not necessary for ground-mounted equipment when the utility or agency requires clearance or unobstructed access from the right- of-way. Screening materials shall match in paint color and exterior material of the building. Rooftop mechanical and electrical equipment shall be placed on corners of buildings to the extent possible behind a permanent five-foot parapet wall matching the colors and materials of the facade of the building, screening it from the street view. All screening shall be permanently maintained.
6. Lighting. All lighting of the building, landscaping, parking areas, and similar facilities shall be hooded and directed to reflect away from adjoining properties. Up lighting and down lighting shall be utilized when feasible on buildings and in landscaping area.
7. Noise. All multi-family units and projects shall comply with all SHMC and State of California
Building Code thermal and noise insulation requirements.
(Ord. 2022-07-1538 § 4 (part), 2022)