A.
Purpose.
The purpose of this chapter is to provide a process for the appropriate
review of development projects by the applicable Review Authority
specified in Table 6-3 (Review Authority for Site Plan and Design
Review).
B.
Intent.
The intent of this chapter is to ensure that all approved site and
structural development:
1.
Promotes the orderly development of the County in compliance with
the goals, objectives, and policies of the General Plan, any applicable
specific plan, the applicable standards specified in this Zoning Code,
and any applicable design guidelines;
2.
Respects the physical and environmental characteristics of the site;
3.
Ensures safe and convenient access and circulation for pedestrians
and vehicles;
4.
Exemplifies high-quality design practices;
5.
Encourages the maintenance of a distinct neighborhood and/or community
identity; and
6.
Minimizes or eliminates negative or undesirable visual impacts.
(Ord. 1976 § 2, 2019)
A.
When
Required. The following types of projects require a Design Review
Permit:
1.
Three or more new residential units.
2.
One or more new residential unit on a sensitive site as defined in subsection C (Sensitive Sites) below.
3.
New non-residential buildings, structures physical site improvements determined to be significant in accordance with subsection B (Significant Projects) below.
4.
Additions to existing non-residential buildings, structures, or other physical site improvements visible from a public right-of-way and determined to be significant in accordance with subsection B (Significant Projects) below. Single-family homes are exempt unless the home is on a sensitive site as defined in subsection C below.
6.
Site alterations that change the topography of a currently developed site area on a sensitive site as defined in subsection C below.
7.
Relocation of existing buildings, structures or other physical site
improvements.
9.
Grading of more than 50 cubic yards on slopes greater than 10 percent.
11.
County projects, including, but not limited to, public buildings,
parks and open spaces, landscaping within the right-of-way, and street
furniture.
12.
Other projects determined by the Director to be significant or which
may adversely affect the environment or adjacent development.
B.
Significant
Projects.
1.
The Director shall determine whether a project in subsection A above is significant and thus requires a Design Review Permit. When determining if a project is significant, the Director shall consider:
a.
The visual prominence of the project when viewed from the public
right-of-way and/or private property;
b.
The project height, mass, and area of site disturbance;
c.
The type, character, and proximity of adjacent development; and
d.
The potential of the project to create adverse impacts on adjacent
uses or the community at large.
C.
Sensitive
Sites.
1.
The Director may require a Design Review Permit for a project located
on a sensitive site where a Design Review Permit may not otherwise
be required.
2.
The Director's determination that a site is sensitive and that a Design Review Permit is required may be appealed to the commission in accordance with Chapter 18.144 (Appeals).
3.
The County shall consider a site to be sensitive if the site:
a.
Contains a notable natural feature such as a hillside, ridgeline,
natural watercourse, major drainage way or floodplain;
b.
Contains or is immediately adjacent to a mapped riparian habitat
area or a mapped critical habitat for federally listed endangered
species;
c.
Contains slopes in excess of 10 percent;
d.
Is within 200 feet of a lake or shore;
e.
Is within 50 feet of a stream or watercourse; or
f.
Contains known, mapped, potentially significant or listed cultural
or historic resources.
D.
Exempt
Projects. The following projects shall be exempt from the requirement
to obtain a Design Review Permit:
1.
Building additions less than 500 square feet, which will not be visible
from a public right-of-way.
2.
Exterior modifications to existing buildings that are not visible
from any public right-of-way.
3.
Parking lot resurfacing and re-striping, or minor alterations to parking lots, provided the number of off-street parking spaces is not reduced or the property provides the minimum number of off-street parking spaces as required by Chapter 18.38 (Off-Street Parking Regulations and Design Standards).
4.
Replacement or addition of existing windows, doors, or roofing materials.
5.
Repainting or retexturing exterior building walls with similar or
higher quality materials.
6.
Addition of plant material and/or planter areas that occupy less
than 20 percent of the site or removal or modification of existing
landscape area that does not involve removal of trees or shrubs over
four feet tall.
7.
Replacement of existing awnings or trellises, or the addition of
an awnings or trellises less than five feet in width.
8.
Replacement of existing walls and fencing.
9.
Addition, relocation, or replacement of trash enclosures, mechanical
screens, and light fixtures.
10.
Remodel or addition of ramps, pathways or parking to accommodate
the requirements of Federal, State or local accessibility laws.
11.
Murals with or without signage that comply with Chapter 18.44 (Signs Regulations) and any applicable specific plan or area plan.
12.
Other projects determined by the Director to be a minor or incidental
modification to an existing building, structure, or site feature.
(Ord. 1976 § 2, 2019; Ord. 1990 § 1, 2020)
A.
Applicable Review Authority. The applicable Review Authority for Site Plan and Design Review shall be as specified in Table 6-3 (Review Authority for Site Plan and Design Review) below, based on the type and/or size of structure or site improvement. Plans subject to review shall meet the standards of review identified in Section 18.122.040(D) (Application Filing, Processing, and Review: Standards of Review). Conditions of approval may be imposed through the review process to ensure that the project will be in compliance with those standards. The Review Authority's decision shall be subject to the findings specified in Section 18.122.050 (Findings and Decision). Any review items requiring Director or Commission review shall be subject to the application process specified in Section 18.122.040 (Application Filing, Processing, and Review). Any application or item subject to Site Plan and Design Review may be referred to a higher Review Authority in compliance with Section 18.122.050(B) (Findings and Decision: Referral of Application), below, or the review may be automatically elevated in compliance with subsection C (Discretionary Review by Other Review Authority).
1.
Director Review. Projects listed as Director review in Table 6-3
shall be subject to the review and approval of the Director. At the
discretion of the Director, proposals that are listed as Director
review items that may have the potential to be incompatible with or
have an adverse effect on existing and surrounding property may be
elevated to the level of Commission review as provided for in paragraph
2.
2.
Commission Review. When accompanied by other quasi-judicial action
items, listed as Commission review in Table 6-3, or where elevated
by the Director, the application shall be subject to the review and
approval of the Commission after consideration at a scheduled Commission
meeting. The Commission shall also act as the Review Authority for
appeals of the Director's decisions.
3.
Board Review. When accompanied by other related legislative action
items, the Board may provide the final review decision. The Board
shall also act as the Review Authority for appeals of the Commission's
decisions.
|
Table 6-3
Review Authority for Site Plan and Design Review
| ||
|---|---|---|
|
Review Level(1)(2)
| ||
|
Director
|
Commission(3)
| |
|
Residential Construction Activities
| ||
|
Residential New Construction
| ||
|
1-Story single-family and two-family
|
Decision
|
Appeal
|
|
2-Story single-family and two-family
|
Decision
|
Appeal
|
|
Multi-family (attached or detached)
|
Decision
|
Appeal
|
|
Residential Additions, Modifications, and/or Accessory
Structures
| ||
|
All residential additions, modifications, and/or accessory structures
|
Decision
|
Appeal
|
|
Other Residential Construction or Improvements
| ||
|
Façade or exterior improvements (exclusive of color changes)
in the single-and two-family zones
|
Decision
|
Appeal
|
|
Façade or exterior improvements (inclusive of color changes)
multi-family zones
|
Decision
|
Appeal
|
|
Fences and walls (all)
|
Decision
|
Appeal
|
|
Front yard porches
|
Decision
|
Appeal
|
|
Pools and spas
|
Decision
|
Appeal
|
|
Roof pitch changes
|
Decision
|
Appeal
|
|
Non-Residential Construction Activities
| ||
|
Non-Residential New Construction (including Accessory
Structures)
| ||
|
All new structures
|
Decision
|
Appeal
|
|
Non-Residential Additions and Modifications
| ||
|
All new structures
|
Decision
|
Appeal
|
|
Other Non-Residential Construction
| ||
|
Façade or exterior improvements (inclusive of color changes)
|
Decision
|
Appeal
|
|
Fences and walls (all)
|
Decision
|
Appeal
|
|
Landscaping
|
Decision
|
Appeal
|
|
Restriping of parking lots
|
Decision
|
Appeal
|
|
Roof pitch changes
|
Decision
|
Appeal
|
|
Signs and Sign Programs
| ||
|
Comprehensive sign programs
|
Decision
|
Appeal
|
|
Signs (excluding freeway and monument signs) permanent and temporary
|
Decision
|
Appeal
|
|
Freeway signs
|
Decision
|
Appeal
|
|
Monument signs
|
Decision
|
Appeal
|
|
Other Review
| ||
|
Joint and off-site parking plans
|
Decision
|
Appeal
|
|
Outdoor dining
|
Decision
|
Appeal
|
|
Planned development permits
|
Decision
|
Appeal
|
|
Subdivisions/condominiums
|
Decision
|
Appeal
|
|
Notes:
| |
|---|---|
|
1.
|
"Decision" is a discretionary action where the Review Authority makes the final decision on the matter; "Appeal" means that the Review Authority may consider and decide upon an appeal of the decision of the previous Review Authority, in compliance with Chapter 18.144 (Appeals); "Recommend" means that the Review Authority should provide preliminary review and forward input to the next higher Review Authority for consideration.
|
|
2.
|
The Director may defer action and refer the request to the Commission
for the final decision.
|
|
3.
|
All decisions of the Commission are appealable to the Board in compliance with Chapter 18.144 (Appeals).
|
B.
Determination
of Review Authority by Director. The applicable Review Authority for
items not listed in Table 6-3 shall be determined by the Director.
(Ord. 1976 § 2, 2019)
A.
Application Filing. All projects subject to review shall require an application for a Site Plan and Design Review which shall be filed and processed in compliance with Chapter 18.112 (Application Processing Procedures). The application shall include the information and materials specified in the most up-to-date Department handout for Site Plan and Design Review applications, together with the required fee in compliance with the Fee Schedule. It is the responsibility of the applicant to provide evidence in support of the findings required by Section 18.122.050 (Findings and Decision). Initial review of the application, including time requirements and requests for information, shall be as provided in Section 18.112.070 (Initial Application Review).
B.
Review with Other Land Use Applications. If the project for which the request for Site Plan and Design Review is being made also requires some other discretionary approval (e.g., Conditional Use Permit), the applicant shall file the information required by subsection A (Application Filing), together for concurrent review with the application for discretionary approval.
C.
Application
Review.
1.
The Director shall review each application for a Site Plan and Design
Review to ensure that the application is consistent with the purpose
of this chapter; applicable development standards and regulations
of this Zoning Code; any applicable policies of the General Plan;
and any design guidelines and policies that may apply.
2.
After the Director deems the Site Plan and Design Review application complete, the Review Authority shall either approve or deny the Site Plan and Design Review application and, if approved, may impose conditions deemed reasonable and necessary to protect the public health, safety, and general welfare and ensure compliance with this chapter and various regulations of the County in compliance with Section 18.122.050 (Findings and Decision).
D.
Standards
of Review. When reviewing development plans that are subject to Site
Plan and Design Review, the following criteria, in addition to other
principles of good design, shall be considered as part of the review:
1.
Compatibility. Compatibility shall be ensured and determined by use
of the following criteria:
a.
The arrangement, design, location, and size of all structures should
be visually harmonious with the project site and with the surrounding
sites and structures.
b.
New development, alteration, and/or enlargement of existing development
should enhance and improve the appearance of the project vicinity
and be compatible with the character and quality of surrounding development.
c.
The proposed development should protect the development site as well
as surrounding properties from noise, odor, vibration, and other impacts
that may have an adverse impact.
d.
The height and bulk of proposed structures on the site should be
in scale with the height and bulk of structures on surrounding sites
and should not visually dominate or call undue atten-tion to the site.
e.
The location and configuration of structures should minimize interference
with the privacy and views of occupants of surrounding structures.
2.
Architectural Design and Detail. Architectural design and detail
shall be provided in all proposed development and shall be determined
by use of the following criteria:
a.
Every effort should be given to design new structures in keeping
with a recognized and established architectural style using structure
articulation, structure colors, fenestration, massing, materials,
scale, and other architectural elements of that style.
b.
Elements of good urban design and architecture should be implemented
in all projects.
c.
Where no consistent architectural style or pattern is present, structure
design and massing should be used to complement existing development.
d.
Architectural treatment of all structures located on a site should
be visually coordinated and, if possible, architecturally compatible
with the surrounding area.
e.
Long, unembellished structure walls should be avoided by incorporating
structure articulation (e.g., arcades, decks, material variation,
porches, public art, roofline variation, varied setbacks, and window(s)
and other similar methods).
f.
Garish, inharmonious, or out-of-character colors should not be used
on any structure, face, or roof visible from the street or from an
abutting site.
g.
Roof-mounted equipment shall be fully screened. Acceptable methods
of screening may include parapet walls or some other creative manner
as an architectural solution. Individual equipment screens may only
be used for structures after all other methods of screening have been
explored.
h.
Rooflines on a structure should create design interest and be compatible
throughout the structure and with existing structures and surrounding
development.
i.
The design of the structures, driveways, landscaping, lighting, loading
facilities, parking areas, signs, solar facilities, and other sight
features should show proper consideration for the functional aspects
of the site (e.g., vehicular or vehicle pedestrian, bicycle circulation)
and the visual effect of the development on surrounding development.
j.
Pedestrian amenities (e.g., arbors, architectural lighting, fountains,
hardscape, public art, trellis) and other design features should be
provided on larger development projects.
k.
Green building practices should be used whenever feasible.
l.
Electrical equipment (e.g., switchgear and similar items) should
be located within an electrical room and integrated into the structure's
footprint.
m.
Interior roof access shall be used. Exterior roof ladders are prohibited.
3.
Landscape, Lighting, Parking, Signs, and Other Design Details. Landscaping,
lighting, parking, signs, and other design details shall be provided
in all proposed development and shall be determined by use of the
following criteria:
b.
Fences/Walls.
(1)
Fencing, walls, solid waste enclosures, and accessory structures
should be harmonious with the principal structure and other structures
on the site.
(2)
Retaining walls that are visible from public views should be
limited in height, whenever possible. Decorative block should be used
for all retaining walls and shall be finished with graffiti proof
paint. When taller retaining walls are necessary, they should be designed
to reduce visual impact.
c.
Landscaping.
(1)
Landscaping should be designed in a way as to accent the property.
Special effort should be given to colorful, creative, and varied planting
designs that use native and nativecompatible species that provide
visual interest and water efficiency.
(2)
Attention shall be given to selecting parking lot trees that
provide the maximum amount of shade.
(3)
When mature trees are present on a site, every effort should
be made to assess the value of the trees and, if reasonable, the trees
should be incorporated into the proposed landscape plans. Allow only
aphid resistance and other undesirable pest resistant type trees.
(4)
Pedestrian paths should be incorporated into site design to
provide access and visual interest and to provide the most effective
pedestrian access to structures.
(5)
Decorative hardscape should be integrated into project areas
to provide visual interest.
(6)
In the parking and driveway areas, decorative hardscape should
be used at driveway access points and nodes in the parking area.
(7)
In pedestrian areas, decorative hardscape should be used near
entries, within patio areas, and at other focal points in the project.
d.
Outdoor Lighting.
(1)
Lighting shall be located so as to avoid glare and to reflect
the light away from abutting property and rights-of-way while recognizing
the importance of security.
(2)
Wall-mounted lighting fixtures should be decorative and be compatible
with the architectural style of the structure(s). Wall packs and fixtures
that spread uncontrolled light shall be prohibited.
(3)
Pole-mounted lighting should be of an appropriate scale to complement
the structure that it serves. Wherever possible, decorative poles
and fixtures should be used.
e.
Parking.
(1)
Parking and loading facilities should function efficiently with
minimum obstruction of traffic on surrounding streets while facilitating
on-site circulation.
(2)
Wherever possible, driveway access to parking areas should have
as shallow of a slope as possible to provide proper drainage and facilitate
ease of access.
f.
Signs.
(1)
Signs should be creatively designed so as to improve the aesthetic
aspects of the development as well as identify a business or location.
(2)
With a focus on graphic design, signs shall be clearly readable
and shall utilize materials, textures, colors, and illumination that
complement the structure and site design.
(3)
Consideration should be given to the location and size of signs
to ensure visual compatibility and vehicular and pedestrian safety.
(4)
Landscaping shall be incorporated into the design and installation
of ground-mounted signs.
g.
Crime Prevention Through Environmental Design. All applicable development
projects shall be designed to appropriately incorporate Crime Prevention
Through Design (CPTED) design principles.
E.
On-Site
Inspection. An application for a Site Plan and Design Review may require
that the Director perform an on-site inspection of the subject parcel
before confirming that the request complies with all of the applicable
criteria and provisions specified in this chapter.
F.
Public
Notice and Hearing.
1.
Public notice of a pending action on a Design Review Permit application, reviewed by the Director, shall be provided in compliance with Section 18.146.020(C) (Public Notice—Alternative Notice for Director's Decision Without a Public Hearing). The Director, as Hearing Officer, shall only hold a public hearing for a Design Review Permit application upon receiving a written request for a public hearing.
(Ord. 1976 § 2, 2019; Ord. 1990 § 1, 2020)
A.
Meets
Requirements of This Chapter. The Review Authority shall determine
whether or not the Site Plan and Design Review application meets the
requirements of this chapter.
C.
Discretionary
Review by Other Review Authority.
1.
If the application is filed concurrently with another discretionary
land use application, the decision to approve or deny the Site Plan
and Design Review shall be made by the authority responsible for reviewing
the other discretionary land use application in compliance with the
applicable review procedure for the other discretionary review and
Table 6-1 (Review Authority).
D.
Review
Authority's Action.
1.
An application for a Site Plan and Design Review may be approved,
conditionally approved, or denied by the Review Authority.
2.
The Director or Commission shall consider an application in a timely
manner after it is deemed complete. A decision of the Director or
Commission shall be made in writing.
3.
The written decision including any findings and/or conditions of
approval shall be mailed to the applicant and kept on file in the
Department.
E.
Required
Design Findings. The Review Authority may approve a Site Plan and
Design Review application, only after first making all of the following
findings. The proposed development is:
1.
Consistent with the General Plan and any applicable specific and
community plans and is in compliance with all applicable provisions
of this Zoning Code and all other County ordinances and regulations;
2.
Compatible with the immediate environment of the site and promotes
a harmonious transition (when applicable) in scale and character;
3.
Including the materials, colors, details of construction compatible
with the adjacent neighboring structures (when applicable);
4.
Including: the arrangement of structures, landscaping, parking lot
design, and circulation creates an internal sense of order; provides
a desirable environment for occupants, visitors, and the general community;
provides safe access to the property for pedestrians, cyclists, and
vehicles; and (when applicable) promotes one or more of the following
principles of smart growth (e.g., infill development, walkable neighborhoods,
preserving open space, allowing for a variety of transportation choices);
5.
Including, proposed structure locations and landscaping enhances
opportunities for shade, daylight, ventilation, and water conservation;
6.
To be constructed on a parcel that is adequate in shape, size, topography,
and other circumstances to accommodate the proposed development;
7.
In compliance with the applicable criteria specified in Section 18.122.040(D) (Application Filing, Processing, and Review: Standards of Review), and the site is suitable for the proposed development; and
8.
Designed and arranged to provide adequate consideration to ensure
the public health, safety, and general welfare, and to prevent adverse
effects on neighboring property.
(Ord. 1976 § 2, 2019)
In approving a Site Plan and Design Review application, the Review Authority may impose conditions deemed reasonable and necessary to ensure that the approval will be in compliance with the findings required by Section 18.122.050 (Findings and Decision).
(Ord. 1976 § 2, 2019)
A.
Permits
for Grading, Structures, and Uses. Upon approval or conditional approval
of a Site Plan and Design Review, or a revised Site Plan and Design
Review, the County may issue permits for grading, structures, and
uses.
B.
Compliance
with Site Plan and Design Review. Grading shall not be commenced and
no structure shall be altered, enlarged, erected, moved, or rebuilt
subject to the provisions of this chapter, except in compliance with
the approved Site Plan and Design Review and the conditions imposed
on the review.
C.
Determination
by Director. Compliance shall be determined by the Director. If a
disagreement regarding compliance arises between the Director and
the applicant, compliance shall be determined by the applicable Review
Authority.
D.
Determination
by Building Official. Before a Building Permit may be issued for any
structure in a development requiring Site Plan and Design Review,
the Building Official shall make a determination that the proposed
structure(s) is in compliance with the approved Site Plan and Design
Review.
E.
Expiration. Construction of improvements permitted by a Site Plan and Design Review approval shall be "exercised" or commenced within 12 months of the actual date of approval in compliance with Section 18.130.070 (Expiration).
F.
Adjustment
of Time Limits. This time limit may be increased or decreased, at
the time of granting the approval, in order to allow the time limit
to be concurrent with any other entitlement to construct identified
in this Zoning Code.
G.
Extension. Upon receiving a written request filed at least 30 days before the expiration of any approved time period, the Director may grant an extension for a period not exceeding 12 additional months in compliance with Section 18.130.080 (Time Extensions); provided, that it is found that there has been no subsequent change in the findings, conditions of approval, and applicable regulations governing the approval. The Director may grant up to a maximum of three 12-month extensions.
(Ord. 1976 § 2, 2019)
Changes to an approved Site Plan and Design Review may only be requested and processed in compliance with Section 18.130.090 (Changes to an Approved Project).
(Ord. 1976 § 2, 2019)
The procedures and requirements in Chapter 18.130 (Permit Implementation, Time Limits, and Extensions), and those related to appeals and revocation in Article 7 (Zoning Code Administration) shall apply following the decision on a Site Plan and Design Review application.
(Ord. 1976 § 2, 2019)
A.
Purpose.
The provisions of this section apply to all multi-family housing development
projects that contain two or more residential units, which upon applicant
request and demonstration of eligibility, qualify for streamlined
and ministerial processing.
B.
Applicability.
The provisions of this section apply to all multi-family housing development
projects that contain two or more residential units, which upon applicant
request and demonstration of eligibility, qualify for streamlined
and ministerial processing.
C.
Eligibility.
To qualify for the streamlined ministerial approval process, a development
proponent shall demonstrate that the multi-family development meets
the criteria in Government Code Section 65913.4 related to housing
type, site requirements, affordability provisions, and labor provisions.
D.
Definition.
1.
Objective Design Standards. Standards that involve no personal or
subjective judgment by a public official and are 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 before submittal.
E.
Standards
of Review for R-2 Zone. The purpose of these design standards is to
guide the development of single-family dwellings, duplexes, town houses,
and other forms of medium-density residential development in the R-2
zone; maintain a residential character similar to that found in existing
single-family neighborhoods; and ensure the compatibility of duplex-type
development with surrounding single-family residences and neighborhoods.
1.
Building Design Standards.
a.
Building Details. Architectural detailing shall be consistent on
all elevations; include a base, middle and top segment that is articulated
by a change in materials, changes in the depth of the building's façade,
and cornices or parapets.
b.
Building Materials. Exterior building materials shall include a combination
of the following materials: wood, cement-based stucco, stone, brick,
and hardi-type cement siding products, including lap siding and vertical
siding. Vinyl siding and synthetic stucco is prohibited.
c.
Building Placement. The front façade of dwellings shall be located on the line parallel to the property line that equals the required minimum front setback found in Chapter 18.12 (Residential Zones (R-R, R-1, R-1-5000, R-2, R-3, R-4, M-H)).
d.
Building Width. Buildings shall not exceed 40 feet in width.
e.
Ground-Floor Ceiling Height. Buildings shall have a maximum ground-floor
ceiling height of 10 feet, as measured from the finished floor and
the ceiling on the ground floor of the building.
f.
Primary Entrance. Dwellings located in the R-2 zone shall include
a primary entrance on the front façade.
g.
Semi-Public Attachments. Street facing façades of multi-family
buildings shall include semi-public attachments, such as patios (ground
floor) and balconies.
F.
Standards
of Review for R-3 and R-4 Zones. The purpose of these design standards
is to guide the development of grouped or clustered multi-family dwellings,
including, but not limited to, triplexes, and multi-story apartment
buildings; require innovative site planning; guide the provision of
on-site recreational amenities; and guide pedestrian connectivity.
1.
Building Design Standards.
a.
Building Details. Architectural detailing shall be consistent on
all elevations; include a base, middle and top segment that is articulated
by a change in materials, changes In the depth of the building's façade,
and cornices or parapets.
b.
Building Fenestration. Ground floor residential units shall include
windows and doors on its street facing façade such that there
are no blank walls.
c.
Building Placement. At least 60 percent of the building's front façade, excluding attached parking structures, shall be located along the line parallel to the front property line, and equal to the minimum required front setback in Chapter 18.12.
d.
Building Stories. Buildings shall be a minimum of two stories.
e.
Ground-Floor Ceiling Height. Buildings shall have a minimum ground-floor
ceiling height of 12 feet and a maximum height of 15 feet, as measured
from the finished floor and the ceiling on the ground floor of a building.
f.
Primary Entrance. Buildings shall include a clearly identifiable
street entrance. For buildings located on a corner parcel, the primary
entrance should be located at the corner of the building.
g.
Roof-Mounted Equipment. Roof-mounted mechanical equipment shall be
screened from the view of adjacent streets and residences. Screening
for roof-mounted mechanical equipment shall be made of the same exterior
materials as the building.
h.
Semi-Public Attachments. Street facing façades of multi-family
buildings shall include semi-public attachments. such as patios (ground
floor) and balconies.
2.
Site Design Standards. Project sites located in the R-3 and R-4 zones
should facilitate pedestrian connectivity to amenities on-site and
to surrounding commercial area by employing the following standards:
a.
Pedestrian Circulation and Access. Multi-family project sites shall
include accessible pedestrian pathways to allow movement from residential
units to on-site amenities and surrounding commercial areas.
b.
Service Areas. Service areas shall be located to the rear of building(s)
out of view from major thoroughfares and adjacent streets and screened.
(Ord. 1990 § 1, 2020)
