A. Business
Flex (B-F).
1. Purpose
and Intent. This designation provides for a range of business activities
involving production, distribution, or repair with supporting office
and commercial space. Permitted uses include light manufacturing,
research and development, warehousing and distribution, automobile
services and repair, and other uses consistent with applicable airport
land use compatibility regulations. Corresponding zoning will be performance-based
to promote flexibility and minimize non-conformance issues with existing
uses.
2. Property
Development Standards. The business flex (BF) district applies primarily
to parcels fronting Alessandro Boulevard between Old Highway 215 and
Elsworth Street. The intent is to provide opportunities for the development
of on-site pedestrian-oriented friendly projects with development
amenities that serve the needs of residents, visitors, and employees
from the surrounding community. Development is allowed up to three
stories in height with building frontages near or at the sidewalk,
landscaped pathways from the public right-of-way and throughout the
development, and parking under or behind buildings.
3. Site
Development Standards.
a. General Requirements. The following table sets forth minimum site development standards for the business flex district zone. In addition, projects must comply with the performance standards included in Chapter
9.10, and other applicable ordinances, policies, and programs. The parking standards in Section
9.11.040, Off-street parking requirements, shall apply.
Business Flex District (BF): Development Standards
|
---|
Requirement
|
Development Standards
|
---|
Density – Persons
|
Requires consistency with ALUCP and underlying ALUC Zone
|
Minimum Site Area
|
Commercial minimum 10,000 square feet; and warehousing uses
minimum 35,000 square feet
|
Minimum site width, in feet
|
80
|
Minimum site depth, in feet
|
100
|
Front building setback, in feet (after dedications for right-of-way)
|
5 to 10 (Building areas above 30 feet in height shall be set
back an additional five feet for every 10 feet of additional structure
height unless otherwise approved by the Planning Commission)
|
Side street building setback area, in feet (after dedications
for right-of-way)
|
10 (Building areas above 30 feet in height shall be set back
an additional five feet for every 10 feet of additional structure
height unless otherwise approved by the Planning Commission)
|
Lot coverage, maximum
|
60%
|
Floor Area Ratios
|
0.5*
|
Building height, in feet, maximum
|
35 feet in B1 or B2; and up to 70 feet in C1 of the ALUC Plan
|
Parking front street setback, in feet (after dedications for
right-of-way)
|
For additional information regarding the ALUC Plan, see Section 9.07.060
|
Parking side street setback, in feet (after dedications for
right-of-way)
|
10
|
Setback Landscaping
|
10
|
Notes:
|
---|
*
|
Further restrictions/regulations per the 2014 Airport land use
compatibility plan (ALUCP), that include prohibited uses, restricted
heights, and restricted FARs. The business-flex (BF) district is comprised
of portions of the B1, B2, and C1 zones in said plan.
|
B. Downtown
Center (DC).
1. Purpose
and Intent. The downtown center is envisioned as the primary hub and
focal point of Moreno Valley and an economic and cultural engine in
the region. The district establishes standards to foster development
of a vibrant downtown center at the heart of the city to serve as
a focal point of the community and destination for people from around
the region. The district allows for a vibrant mix of business, entertainment,
residential, cultural, and civic uses with the focus of the highest
intensity of development along Nason Street. It integrates existing
uses and layers compatible new land uses and public amenities together
at various scales and intensities to foster a mix of uses that encourages
people to live, work, play, and shop within the downtown center.
With a range of activities day and night, this thriving area
will draw people and businesses to Moreno Valley and will showcase
the highest quality architecture and design to rival anything in the
region. The downtown center will integrate the existing hospital complexes
and provide visual and physical connections to Moreno Valley College,
Lake Perris, and other key destinations within the community.
Visibility is a critical design consideration for the downtown
center. Design standards for development at the core of the downtown
center could take advantage of the relatively flat terrain and promote
higher building heights to help build visual connections from other
locations within the community and enhance the prominence of the downtown
center as an important destination. Additionally, public plazas and
other vantage points within the downtown center should be designed
to allow for view of the scenic hills surrounding the city, enhancing
sense of place.
2. Property
Development Standards. The downtown center zone applies primarily
to parcels in the area generally bounded by Lasselle Street, Iris
Avenue, Nason Street, and extending to Cottonwood Avenue at some locations.
The intent is to allow for development of a downtown that will include
commercial, office, vertical and horizontal mixed use, higher density
multifamily development, and lower density residential on the periphery.
The most intense development is expected to be focused towards Nason
Street. The zone is intended to:
a. Ensure orderly and thorough planning and review procedures that will
result in quality design;
b. Provide the creation and improvement of common open space and coordination
of vehicular, pedestrian, and bicycle circulation;
c. Establish a procedure for the development of land under unified control
to achieve efficient land use patterns while permitting creative and
innovative approaches to the development of residential, commercial,
and mixed-use in the designated DC district in order to create a central
downtown business atmosphere towards Nason Street;
d. Encourage mixed development patterns and avoid monotony in large
developments by allowing greater flexibility in selecting the means
to provide access, light, open space, and amenities; and
e. Decrease the burden created by new development on utilities and other
infrastructure systems by permitting mixed use development consistent
with policies of the general plan.
3. Special
Requirements. In order to implement the downtown center (DC) district
general plan policies, an area plan will be required demonstrating
consistency with the principles outlined in the land use and community
character (LUCC) element, Table LCC-2 and the illustrative development
program shown in the LUCC element, Table LCC-3 prior to approval.
For large projects, an existing or proposed specific plan may be used
in lieu of an area plan. Development on smaller parcels and multifamily
housing projects may satisfy this requirement with a site plan as
determined by the community development director, and development
of residential projects on the periphery of the downtown center may
satisfy the requirement through approval of a planned unit development
application.
a. The Floating Zone Concept. A floating zone is a zone that delineates
a general area where certain conditions would need to be considered
before a development proposal is approved.
b. Floating PUDs. The floating planned unit development (DC-PUD) designation
allows for the development of single-family housing and less dense
multifamily housing on the periphery of the downtown center. This
will support development of the most intense development in proximity
to Nason Street, allowing residential mixed-use projects with ground-floor
commercial uses in proximity to the intersection of Nason Street and
Alessandro Boulevard, and encouraging residential development greater
than 20 dwelling units per acre along portions of Alessandro Boulevard
towards Nason Street.
The designation for the floating planned unit development zone
is indicated on the official zoning map with a circle border and the
letters "DC-PUD." This symbol represents a "floating" designation
and is only intended to indicate a general area within which a PUD
could be located. It does not preclude other development or uses that
would otherwise be permitted within the downtown center. The purpose
and intent of the PUD floating zone is to provide flexibility in planning
for residential development of projects.
c. Floating Plazas. The floating parks and plazas (DC-PPL) zone is used
to designate lands that can be publicly or privately owned and are
intended to be programmed for low intensity, publicly accessible open
space uses. Parks and plazas represent a creative solution to provide
more public space in the downtown center zone. Plazas and pocket parks
will generally be spaces that are developed and maintained privately,
but open to the public. Opportunities for the creation of these types
of plazas will occur as properties in the DC zone develop with higher
intensity uses.
The designation for the park or plaza is indicated on the official
zoning map with a circle border and the letters "DC-PPL." This symbol
represents a "floating" designation and is only intended to indicate
a general area within which a park or plaza site should be located.
The specific size, exact location and configuration of such park or
plaza site will be finalized only through future development of specific
parcels in the DC district through an area plan, specific plan, or
a site plan. Until such time that these properties are privately developed
as a publicly accessible park or plaza space or purchased by the city,
development is allowed consistent with the DC zone.
4. Site
Development Standards.
a. General Requirements. The following sets forth minimum site development standards for the downtown center. In addition, projects must comply with the special requirements enumerated in subsection (B)(3) of this section, the performance standards included in Chapter
9.10, and other applicable ordinances, policies, and programs. The parking standards in Section
9.11.040, Off-street parking requirements, shall apply.
Downtown Center (DC) - Development Standards
|
---|
Requirement
|
Development Standards
|
---|
Block Development
|
Blocks over 500 feet should feature midblock connections shall
as pedestrian pathways or alleys. Block sizes should range between
330 and 660 linear feet where feasible
|
Mid-Block Pathways
|
Mid-block pathways shall be no less than 16 feet wide
|
Buildings shall be oriented such that frontages and entrances
are visible and accessible from the public right-of-way, pedestrian
connections, parks, or plazas
|
Buildings shall be oriented such that frontages and entrances
are visible and accessible from the public right-of-way, pedestrian
connections, parks, or plazas
|
Density - Dwelling Units (Du)/Acre 1
|
NA (with or without affordable housing)
|
Minimum Site Area
|
As determined through area plan if required or site plan review
|
Minimum Site Width, in feet
|
As determined through area plan if required or site plan review
|
Minimum Site Depth, in feet
|
As determined through area plan if required or site plan review
|
Front Building Setback, in feet (after dedications for right-of-way)
ground floor use
|
0—10
|
Side Street Building Setback Area, in feet (after dedications
for right-of-way)
|
0—10
|
Interior Side Yard Setback in feet
|
0—10
|
Rear Yard Setback in feet
|
10
|
Lot Coverage, maximum
|
Pending landscape and open space requirements
|
Building Height, in feet, maximum
|
None
|
Floor Area Ratio (FAR)
|
NA
|
Minimum Dwelling Size
|
*See note below
|
Minimum Distance Between Buildings in feet (between residential
and commercial uses)
|
10
|
Parking (surface) Front Street Setback, in feet (after dedications
for right-of-way)
|
10
|
Parking (surface) Side Street Setback, in feet (after dedications
for right-of-way)
|
5
|
Garage/Tuck-Under Parking
|
Prohibited along front lot lines
|
Underground/Podium Parking
|
Allowed beneath building footprints
|
Above Ground Parking Structure
|
Allowed if screened from views from public right-of-way and
adjacent single-family residential zones
|
Setback Landscaping
|
All setbacks exclusive of required walkways and driveways will
be landscaped planting areas
|
Publicly Accessible Open Space (nonresidential)
|
15% of net lot area
|
Private Open Space (multifamily residential)2
|
150 sq ft per unit on 1st floor, and 100 sq ft per unit on upper
floors
|
Common Open Space (multifamily residential)2
|
300 sq ft per unit
|
Ground Floor Building Frontages Clear Glazing Material
|
60%
|
Ground Floor-to-Ceiling Minimum Height in feet
|
15—20
|
Notes
|
---|
1.
|
Minimum Dwelling Unit Sizes.
|
|
a.
|
Studio and one-bedroom: 450 square feet;
|
|
b.
|
Two-bedroom: 800 square feet;
|
|
c.
|
Three-bedroom: 1,000 square feet.
|
2.
|
The planning commission may modify minimum open space requirements.
|
C. Corridor
Mixed-Use (COMU).
1. Purpose
and Intent. The mixed-use community corridor (COMU) zone is intended
to create vibrant boulevards that are both a destination and a place
where people can work and live. This will consist of buildings that
emphasize street-oriented frontages, pedestrian-scaled buildings,
creative use of open spaces and building design, and engaging, well-crafted
areas for pedestrian activity such as plazas and walkways. The integration
of residential and commercial uses into a mix of vertical and horizontal
buildings will encourage businesses to relocate and establish a presence
in Moreno Valley whereby pedestrians will work, live, shop and enjoy
an array of entertainment experiences. The mixed-use corridors will
facilitate transit and bicycle use, and pedestrian activity. This
designation allows for residential densities from 15 dwelling units
per acre up to 25 dwelling units per acre.
2. Establishment
and Intent. The corridor mixed-use district is generally located on
Alessandro Boulevard, Perris Boulevard, and Sunnymead Boulevard. For
Sunnymead Boulevard, the Village Specific Plan (SP204) provides mixed-use
standards that are consistent with the intent of this section.
Alessandro Boulevard and Perris Boulevard (COMU) are major entryways
into Moreno Valley providing gateways to the city, such that these
corridors should:
a. Facilitate a pedestrian-scaled environment with buildings that emphasize
active and street-oriented frontages, well-scaled and designed buildings,
and engaging outdoor spaces and landscaping;
b. Allow for higher intensity residential, commercial, and mixed-use
buildings to provide the appropriate height relative to the width
of the street;
c. Provide increased opportunities in Moreno Valley for residents to
live near goods, services, transit, and entertainment while also ensuring
a high standard and quality of life for residents;
d. Ensure that consideration and proper transition is designed to adjacent
lower-density residential uses.
3. Applicability. For Alessandro Boulevard and Perris Boulevard, the building design standards, site design guidelines, and all other land use and development requirements, standards, or other provisions set forth in Section
9.07.010 shall apply to all development within the corridor mixed use zone (COMU). The city's official zoning atlas will identify the zone as COMU except that in areas within the Village Specific Plan (SP204), the zoning will be designated as COMU followed by the applicable specific plan zone within the Village Specific Plan. Within the COMU-SP 204 CC zone, commercial uses and development standards of the SP204 CC shall apply, and in addition residential and mixed use are permitted consistent with the standards of the SP204 VCR.
4. Special
Requirements. A mix of uses is not required on every site but is desired
on sites at intersections in order to foster nodes of commercial mixed
use development along the corridor. Commercial uses should be concentrated
at intersections and limited to no more than 25% of the maximum permitted
FAR, excluding parking. No residential uses in a vertical mixed use
project are permitted on the ground floor.
5. Permitted
Land Uses. For Perris Boulevard and Alessandro Boulevard, Table 9.02.020-2
indicates the uses permitted (X), permitted with a conditional use
permit (C), permitted under special distancing requirement (♦),
and permitted pursuant to cannabis regulations (M). Any use not specifically
indicated for the corridor mixed-use (COMU) zone in Table 9.02.020-2
as a permitted use, or conditional use shall be prohibited unless
they are deemed by the community development director to be similar
and compatible uses which meet the purpose and intent of the corridor
mixed-use zone.
For uses within the COMU – SP204 CC zone, the uses permitted
by SP204 CC shall apply and in addition residential and mixed uses
are permitted consistent with the standards of the SP204 VCR.
6. Site
Development Standards.
a. General Requirements. The following table sets forth minimum site development for the mixed-use corridor zone. For the Village Specific Plan (SP204), the development standards of the Village Specific Plan will apply as described under subsection (C)(3), Applicability, of this section. In addition, projects must comply with the special requirements enumerated in subsection (B)(4) of this section, the performance standards included in Chapter
9.10, and other applicable ordinances, policies, and programs. The parking standards in Section
9.11.040 off-street parking requirements shall apply.
Corridor Mixed Use (COMU)—Development Standards
|
---|
Development Standards
|
COMU
|
Special Provisions
|
---|
Density - Dwelling Units (Du)/Acre
|
15—25
|
NA
|
Minimum Site Area, square feet
|
10,000
|
These requirements apply to parcels created based on a parcel
map or tract map, and would not apply to a condominium map
|
Minimum Site Width, in feet
|
100
|
|
Minimum Site Depth, in feet
|
100
|
|
Front Building Setback, in feet (after dedications for right-of-way)
|
5—10
|
NA
|
Side Street Building Setback Area, in feet (after dedications
for right-of-way)
|
5
|
NA
|
Interior Side Yard Setback in feet
|
0—10
|
NA
|
Rear Yard Setback in feet
|
5*
|
* 15 feet when abutting residential
|
Building Height, in feet, maximum
|
5 stories/60 ft.
|
NA
|
Maximum Floor Area Ratio (FAR)—Commercial and Mixed-Use
|
1.3
|
|
Minimum Dwelling Size
|
*See note below
|
|
Minimum Distance Between Buildings in feet
|
10
|
|
Parking (surface) Front Street Setback, in feet (after dedications
for right-of-way)
|
10
|
|
Parking (surface) Side Street Setback, in feet (after dedications
for right-of-way)
|
5
|
|
Garage/Tuck-Under Parking lines
|
Prohibited along front lot
|
|
Underground/Podium Parking
|
Allowed beneath building footprints
|
|
Above Ground Parking Structure
|
Allowed if screened from views from public right-of-way and
adjacent single family residential zones
|
|
Setback Landscaping
|
All setbacks exclusive of required walkways and driveways will
be landscaped planting areas
|
|
Publicly Accessible Open Space (nonresidential)
|
15% of net lot area
|
|
Private Open Space (multifamily residential)
|
150 sq ft per unit on 1st floor, and 100 sq ft per unit on upper
floors
|
|
Common Open Space (multifamily residential)
|
300 sq ft per unit
|
|
Notes:
|
---|
*
|
Minimum Dwelling Unit Sizes.
|
|
One-bedroom: 450 square feet;
|
|
Two-bedroom: 800 square feet;
|
|
Three-bedroom: 1,000 square feet.
|
D. Design
Requirements.
1. Mixed-Use
Corridor Development—Specific Design Regulations. Mixed-use
that is vertically integrated into one building or horizontally integrated
on the same site shall comply with the development standards listed
in this section as they pertain to mixed-use, in addition to the standards
below.
a. Entrances. When nonresidential and residential uses are in the same
building, separate pedestrian entrances shall be provided for each
use. The entrances for nonresidential uses shall be designed to be
visually distinct from the entrances for residential uses.
b. Lighting Standards. Lighting for nonresidential uses shall be appropriately designed, located, and shielded to ensure that they do not negatively impact the residential uses in the development nor any adjacent residential uses and shall be consistent with all provisions of Section
9.08.100 (Lighting).
c. Recycling and Refuse Storage Facilities Standards. Recycling and
refuse storage facilities for nonresidential uses shall be located
as far as possible from residential units and shall be completely
screened from view from the residential portion of the development.
Recycling and refuse storage facilities for nonresidential uses shall
be compatible in architectural design and details with the overall
project.
E. New
Streets and Pathways Regulations.
1. Street
and Pathway Connectivity. New development shall maintain and enhance
pedestrian, bicycle, transit, and vehicle connectivity with a hierarchy
of streets and pathways, consistent with the street typology identified
in the Moreno Valley general plan (Map C-1). Primary pedestrian access
to buildings shall be from the sidewalk.
a. Enhanced Streetscapes. Streetscapes shall be enhanced with enriched
streetscape elements, including, but not limited to, a variety of
landscaping and pedestrian amenities, such as benches, pedestrian-scaled
lighting, trash enclosures, and bicycle storage.
2. Pedestrian-Oriented
Design/Pedestrian Access. The design of new projects shall promote
walkability and connectivity to include design and orientation standards
such as:
a. Internal Connections. A system of pedestrian walkways shall connect
all buildings on a site to each other, including on-site automobile
and bicycle parking areas, and any on-site open space areas and pedestrian
amenities.
b. Internal Pedestrian Walkways Width. Internal walkways shall be a
minimum of six feet wide adjacent to any common open space areas.
Internal walkways elsewhere on the property shall be a minimum of
four feet wide and paved with permeable materials, unless walkways
are located near swimming pools or in heavily trafficked areas.
c. Lighting. Lighting shall be incorporated along sidewalks or other pedestrian walkways to enhance the pedestrian environment and provide for public safety. Lighting shall be low mounted, downward casting to reduce light trespass onto adjacent properties, and shall be consistent with all provisions of Section
9.08.100 (Lighting).
d. Connections to Primary Street. Connections between on-site walkways
and the public sidewalk shall be provided. An on-site walkway shall
connect the primary building entry or entries to a public sidewalk
on each street frontage. Such walkway shall be the shortest practical
distance between the primary entry and sidewalk, generally no more
than 125% of the straight-line distance.
F. Center
Mixed Use (CEMU).
1. Purpose
and Intent. This designation provides for the redevelopment of existing
commercial centers and adjacent uses to complement existing development
at prominent entry points into the community. The centers are envisioned
as integrated, pedestrian-oriented places with a mix of uses including
retail, dining, entertainment, offices, lodging, recreational and
cultural facilities that cater to both motorists passing through and
residents of surrounding neighborhoods. It is expected that the Moreno
Valley Mall at Towngate and commercial areas at the Festival Specific
Plan (SP205) will have opportunities to incorporate higher-density
housing on-site to support the vitality of commercial uses and activate
the areas.
2. Applicability.
The center mixed-use zone is located entirely within the existing
extent of adopted specific plans: the Towngate Specific Plan (SP200)
and the commercial areas of Festival Specific Plan (SP 205), known
as "The District." The permitted uses of the underlying specific plan
shall apply except that multifamily residential use (20 to 35 dwelling
units per acre) is additionally permitted within the Moreno Valley
mall planning area (CEMU – SP200 on the city's zoning map) of
the Towngate Specific Plan, and within the areas identified as CEMU
(CEMU - SP205 on the city's zoning map) within the Festival Specific
Plan (SP 205) in conjunction with a mixed-use project. It is expected
that a specific plan amendment will be completed for any mixed-use
project within the CEMU. However, a master plot plan may be used to
determine the standards for the mixed use project if the community
development director finds that the project is consistent with the
spirit and intent of the center mixed-use general plan designation.
3. Property
Development Standards. The center mixed-use (CEMU) zone applies primarily
to the mall site within the Towngate Specific Plan (SP200) and commercial
areas of the Festival Specific Plan (SP205), known as "The District."
The maximum permitted FAR in the CEMU designation is 1.25 with a residential
range of 20 to 35 dwelling units per acre. On smaller parcels, additional
FAR may be permitted to achieve the desired vision of the area. The
underlying standards of the applicable specific plan will otherwise
apply.
G. Highway/Office
Commercial (H/OC).
1. Purpose
and Intent. The highway office/commercial (H-OC) zone is envisioned
as a gateway to Moreno Valley and from the I-60 Freeway with primary
entrances at Moreno Beach Drive and the World Logistics Center Parkway.
The zone provides opportunities for distinctive employment or educational
campuses. Permitted uses include office, educational, and/or research
and development facilities as well as auxiliary commercial uses including
restaurants, retail, and service uses. The architectural style should
reinforce the rural character intended for the surrounding area.
2. Applicability.
The highway office/commercial (H-OC) district applies primarily to
parcels between Moreno Beach Drive and World Logistics Center Parkway
fronting the I-60 Freeway on the north side, and south of Hemlock
Avenue. This zone serves as a major gateway to the city of Moreno
Valley from the east.
3. Special
Requirements. Implementation will require review and consideration
of the applicable sections of the land use and community character
(LUCC) element, and conformance with the policies applicable to the
highway office/commercial (H-OC) designation.
4. Site Development Standards—General Requirements. The following table sets forth minimum site development standards for highway office/commercial zone development projects. In addition, projects must comply with the special requirements enumerated in subsection (B)(3) of this section, the performance standards included in Chapter
9.10, and other applicable ordinances, policies, and programs.
5. Parking and Loading. The parking standards in Section
9.11.040 off-street parking requirements shall apply.
Highway Office/Commercial (HOC)—Development Standards
|
---|
Requirement
|
Development Standards
|
---|
Minimum Site Area
|
Office/commercial uses minimum 20,000 sq. ft.
|
Minimum Site Width, in feet
|
100
|
Minimum Site Depth, in feet
|
100
|
Front Building Setback, in feet (after dedications for right-of-way)
|
20 (Building areas above 30 feet shall be set back an additional
five feet for every 10 feet of additional structure height unless
otherwise approved by the planning commission)
|
Side Street Building Setback Area, in feet (after dedications
for right-of-way)
|
10 (Building areas above 30 feet shall be set back an additional
five feet for every 10 feet of additional structure height unless
otherwise approved by the planning commission)
|
Lot Coverage, maximum
|
60%
|
Floor Area Ratios (FAR)
|
0.4
On smaller parcels, additional FAR may be permitted to achieve
the desired vision for the area
|
Building Height, in feet, maximum
|
Up to 45 feet
|
Parking Front Street Setback, in feet (after dedications for
right-of-way)
|
20
|
Parking Side Street Setback, in feet (after dedications for
right-of-way)
|
15
|
Setback Landscaping
|
All setbacks exclusive of required walkways and driveways will
be landscaped planting areas
|
(Ord. 981 § 3, 2021; Ord. 994 § 7, 2023)
A. Purpose
and Intent. The primary purpose of the public district is to provide
for the conduct of public and institutional activities, including
providing protected designated areas for public and institutional
facilities.
B. Property
Development Standards. The following regulations shall apply to all
land and buildings and structures located within the public district:
1. General Requirements. The following sets forth minimum site development standards for public district development projects. In addition, projects shall comply with the special requirements enumerated in subsection (B)(2) of this section, the performance standards included in Chapter
9.10 and other applicable city ordinances and policies.
Property Development Standards General Requirements Table 9.07.030-9
|
---|
Requirement
|
Standard
|
---|
a.
|
Minimum site area
|
1 acre
|
b.
|
Minimum site width
|
160 feet
|
c.
|
Minimum site depth
|
160 feet
|
d.
|
Minimum front building setback
|
30 feet
|
e.
|
Minimum side building setback
|
25 feet
|
f.
|
Minimum street side building setback
|
30 feet
|
g.
|
Minimum rear building setback
|
25 feet
|
h.
|
Building height (maximum)
|
35 feet
|
i.
|
Building coverage (maximum)
|
45%
|
2. Special
Requirements.
a. Wherever a lot in any public district abuts a lot in any residential
district, a minimum building setback of 50 feet shall be required.
A minimum of 20 feet of the setback area nearest the district boundary
line shall be landscaped and the remaining area may be used for required
off-street parking.
b. Where off-street parking areas are situated such that they are visible
from any street, screening in the form of a decorative wall, shrubs,
or landscaped earthen berm three feet in height shall be erected between
the required landscape area and the parking area to adequately screen
said parking.
c. Where off-street parking areas are situated such that they are visible
from any street, screening in the form of a decorative wall, shrubs,
or landscaped earthen berm three feet in height shall be erected between
the required landscape area and the parking area to adequately screen
said parking.
d. Required front setback areas shall be landscaped.
e. Except as otherwise permitted, a street side building setback area
shall be used only for landscaping, pedestrian walkways, driveways
or off-street parking.
f. Except as otherwise permitted, required rear and interior side building
setback areas shall be used only for landscaping, pedestrian walkways,
driveways, off-street parking or loading, recreational activities
or facilities, and similar accessory activities.
g. Where off-street parking is located within building setback areas,
a minimum landscaped area 10 feet in depth shall be provided between
the property line and parking area, with an additional minimum landscaped
area 10 feet in depth required between the parking area and the building.
C. Permitted Public Use. For the public district (P), unless otherwise provided in this title, permitted uses are those described in the permitted uses Table 9.02.020-1 in Section
9.02.020 of this title.
(Ord. 359, 1992; Ord. 616 § 2.2.6, 2003; Ord. 643 § 2.3, 2003; Ord. 981 § 3, 2021)
A. Purpose
and Intent. The primary purpose of the medical use overlay district
is to implement the general plan concept of creating a medical corridor
by limiting land uses to those that are supportive of and compatible
with the city's two existing hospitals. The specific purposes of the
medical use overlay (MUO) district are to create and maintain a diversity
of medical and supportive uses in the vicinity of the Riverside County
Regional Medical Center and the Moreno Valley Community Hospital by:
1. Providing
a range of appropriately located office and commercial uses consistent
with the general plan; and
2. Ensuring
that the appearance and impacts of office and supportive commercial
uses are harmonious with the character of the area in which they are
located.
B. Applicability.
The medical use overlay district shall be combined with any underlying
basic district. The provisions of the medical use overlay district
under this section shall apply in addition to and, to the extent they
are inconsistent, in lieu of the corresponding provisions of the underlying
district with which the medical use overlay district is combined.
C. Zoning
Map Designation. The medical use overlay district shall be designated
on the zoning map by the symbol "MUO."
D. Development
Standards.
1. For property with an underlying zoning of office and office commercial, the permitted uses (Permitted Uses Table 9.02.020-1) and development standards (Chapter
9.04) of the office commercial designation shall apply. In addition to the uses already permitted or conditionally permitted in the office commercial zoning, the following uses shall be permitted without a conditional use permit in order to facilitate the purposes of the overlay district:
b. Apparel for medical professions (retail);
c. Medical device services and sales (retail), including, but not limited
to, fittings for and sale of prosthetic and orthotic devices;
d. Medical equipment supply, including retail sales for in-home medical
care, such as wheelchairs, walkers, and respiratory equipment;
e. Personal services, excluding tattoo parlors.
2. For
property with underlying zoning of neighborhood commercial and community
commercial, the permitted uses of the underlying zoning shall apply
with the following exceptions:
a. Automobile, motorcycle, truck recreational vehicle and boat sales
and incidental minor repairs and accessory installations;
c. Automotive, boat, motorcycle and RV repair—Minor—Includes
brake, muffler and tire installation and repair;
d. Automotive paint and body repair—Major engine overhaul;
g. Boat sales, new and used, including repairs and accessory installation;
i. Convenience stores with or without drive-through;
j. Convenience stores with alcohol sales;
m. Gasoline dispensing (non-retail accessory to an auto-related use);
t. Storage lots and mini-warehouses.
(Ord. 359, 1992; Ord. 475 § 1.4, 1995; Ord. 694 § 1.1, 2005; Ord. 726 § 4.5, 2006; Ord. 981 § 3, 2021)
A. Purpose
and Intent. The purpose of this chapter is to establish and implement
the requirements of the Riverside County airport land use compatibility
plan (ALUCP) for the March Air Reserve Base/Inland Port Airport that
affects land uses within the city of Moreno Valley and to encourage
future development that is compatible with the continued operation
of March Air Reserve Base. It is also the intent of the ALUCP to recognize
and implement the purpose for the guidelines contained in the March
Air Reserve Base air installation compatible use zone report.
B. Applicability.
The provisions of the ALUCP shall apply in addition to the provisions
of the underlying district. If there are inconsistencies between the
underlying zone and the ALUCP, the ALUCP shall take precedence.
C. Airport
Land Use Commission (ALUC).
1. The
purpose of an airport land use commission (ALUC) is to conduct airport
land use compatibility planning in order to protect public health,
safety, and welfare by ensuring the orderly expansion of airports
and the adoption of land use measures that minimize the public's exposure
to excessive noise and safety hazards within areas around public airports.
The statutes governing ALUCs are set forth in Division 9, Part 1,
Chapter 4, Article 3.5, Sections 21670—21679.5 of the California
Public Utilities Code (PUC).
2. The
Riverside County Airport Land Use Commission has two principal duties,
which include:
a. Preparing and adopting the ALUCP;
b. Reviewing plans, regulations, and other actions of local agencies,
and airport operators to ensure consistency with the RCALUCP.
D. Airport
Land Use Compatibility Plan (ALUCP). The airport land use compatibility
plan (ALUCP) is a state-required, long-range master plan that reflects
the anticipated growth of an airport over a 20 year time period. State
law requires general and specific plans to be consistent with any
ALUCP affecting the city. The requirements are established to limit
noise impacts on noise-sensitive uses and to protect and preserve
airports and aviation safety, as well as public safety, from aviation-related
hazards. The Riverside County airport land use compatibility plan
(RCALUCP), designates zones of airport influence areas for 13 airports
in Riverside County, and provides a series of policies and compatibility
criteria to ensure that both aviation uses, and surrounding areas
may continue, and are compatible. In 2014, the ALUC adopted the March
Air Reserve Base/Inland Port Airport compatibility plan which includes
compatibility criteria and maps for influence areas of the March Air
Reserve Base/Inland Port Airport.
The RCALUCP establishes specific criteria for each of the airport
compatibility zones described in this chapter. For property located
within a compatibility zone and subject to airport land use compatibility
plan policies and criteria, the ALUCP may be more restrictive than
what would otherwise be allowed per city zoning designation applicable
to the property. In addition to complying with the zoning requirements
of this title, proposed uses and development on property within an
airport compatibility zone must be determined to be consistent with,
and comply with the compatibility criteria of the applicable compatibility
zone and airport land use compatibility plan.
E. Actions
Which Require ALUC Review. As required by state law, the following
types of actions shall be referred to the airport land use commission
for determination of consistency with the applicable airport land
use compatibility plan prior to approval by the city.
1. The
adoption or approval of any amendment to a general or specific plan
affecting the property within an airport influence area (Public Utilities
Code Section 21676(b)).
2. The
adoption or approval of a zoning ordinance or building regulation
which affects property within an airport influence area, and involves
the types of airport impact concerns listed in Section 1.4 of the
March ALUCP (
Public Utilities Code Section 21676(b)). These are impacts
related to:
a. Exposure to aircraft noise;
b. Land use safety with respect both to people on the ground and the
occupants of aircraft;
c. Protection of airport airspace; and
d. General concerns related to aircraft overflights.
3. Adoption
or modification of a master plan for an existing public-use airport
(
Public Utilities Code Section 21676(c)).
4. Any
proposal for expansion of an existing airport or heliport if such
expansion will require an amended airport permit from the state of
California (
Public Utilities Code Section 21664.5).
5. Any
proposal for a new airport or heliport whether for public use or private
use if the facility requires a state airport permit (Public Utilities
Code Section 21661.5).
F. Other
Land Use Actions Subject to ALUC Review. In addition to the above
types of land use actions for which ALUC review is mandatory, other
types of land use actions are subject to review under the circumstances
described in Section 1.5 of Chapter 2 Countywide Policies of the Riverside
County airport land use compatibility plan.
G. Timing
of ALUC Review. Proposed projects requiring ALUC review should be
submitted to ALUC as early in the process as possible so that the
Commission's (or ALUC executive director's) review can be considered
by the city before taking formal action on a project. The timing may
vary depending upon the nature of the specific project. However, all
projects requiring ALUC review must be submitted to ALUC for review
prior to final approval by the city.
H. Actions Not Subject to ALUC Review—City ALUCP Compatibility Review. For discretionary actions on property within an airport influence area and compatibility zone, but which are not subject to ALUC review as described in subsections
E—
G above, the city shall review such action for consistency with the applicable ALUCP, and make a finding of project consistency or inconsistency with the applicable airport compatibility plan based on the basic land use compatibility criteria described below. Where there is uncertainty with regard to compatibility of a proposed use or project with the applicable airport land use compatibility plan, the city shall consult with ALUC staff, or defer such matter to ALUC for a consistency determination.
I. Compatibility
Zones and Criteria for March Air Reserve Base/Inland Port Airport.
For uses proposed within airport influence areas of the March Air
Reserve Base/Inland Port Airport, refer to the March Air Reserve Base/Inland
Port Airport Land Use Compatibility Plan (March ALUCP) to determine
whether a particular use is compatible with the applicable airport
and a permissible use.
1. Airport
Compatibility Zones. The 2014 March ALUCP establishes eight separate
compatibility zones for March Air Reserve Base/Inland Port Airport.
A general description of each compatibility zone is provided in the
following table.
Table 9.07.060.I.1—March Air Reserve Base/Inland Port
Airport Compatibility Zones
|
---|
Compatibility Zones
|
Description
|
---|
M
|
Military
|
A
|
Clear Zone
|
B1
|
Inner Approach/Departure Zone
|
B2
|
High Noise Zone
|
C1
|
Primary Approach/Departure Zone
|
C2
|
Flight Corridor Zone
|
D
|
Flight Corridor Buffer
|
E
|
Other Airport Environs
|
2. The
compatibility zones for the March Air Reserve Base/Inland Port Airport
are established per Map MA-1 within Volume 1 of the 2014 March Air
Reserve Base/Inland Port Airport land use compatibility plan.
The safety zone boundaries, shown in the map below are consistent
with the adopted 2014 Riverside County Airport land use compatibility
plan and 2014 March Air Reserve Base/Inland Port Airport land use
compatibility plan.
3. Land
Use Compatibility Criteria for March Air Reserve Base/March Inland
Port Airport. The criteria for assessing whether a project is compatible
with the March ARB/IPA are set forth in the compatibility zone factors
matrix, Table MA-1 within Volume 1 of the March ALUCP, within Chapter
3 of the Riverside County Airport land use compatibility plan, or
as amended. These criteria are to be used in conjunction with the
compatibility map and policies for the March ARB/IPA as presented
in Chapter 3 of the Riverside County ALUCP, or as amended. The basic
compatibility criteria listed in Table 2A of Chapter 2 of the Riverside
County ALUCP does not apply to the environs of March ARB/IPA.
4. Accident
Potential Zones (APZs). In addition to the compatibility zones described
above, Map MA-1 within Volume 1 of the March ALUCP identifies two
Accident Potential Zones (APZs I and II) for the March Air Reserve
Base/Inland Port Airport. The Department of Defense (DoD) Air Force
Instruction AFI 32-7063 - December 18, 2015 describes clear zones,
and APZs as areas off the end of DOD runways that were developed based
on past Air Force aircraft accidents and reflect land areas at greater
risk of an aircraft accident. The clear zone and the APZs represent
areas where an accident is most likely to occur, if one would occur;
however, they are not predictors of accidents. More specifically,
the clear zone, and accident potential zones (APZs) are defined as
follows:
a. The clear zone begins at the end of the runway and is the area of
highest accident potential; it has few uses that are compatible.
b. APZ I lies beyond the Clear Zone [and] is in area of lower but still
considerable accident potential.
c. APZ II is beyond APZ I and possesses less accident potential.
5. Department
of Defense Requirements for March Air Reserve Base/Inland Port Airport
Accident Potential Zones (APZs). For discretionary actions proposed
within March ARB/IPA accident potential zones (APZ I & II) or
within the clear zone, the proposed use and/or development shall,
in addition to meeting the compatibility criteria of the March ALUCP,
be consistent with current Air Force Guidance including:
a. Department of Defense Instruction 4165.57 for Air Installations Compatible
Use Zones, March 12, 2015, or as amended, and
b. Air Force Instruction AFI 32-7063 for Air Installations Compatible
Use Zones Program, December 18, 2015, or as amended. Specifically
AFI 32-7063, Table A.2.1 of Attachment 2 - Land Use Compatibility
Recommendations for APZs, generally identifies land uses acceptable
or not acceptable within the Clear Zone, APZ I, and APZ II, and establishes
maximum residential density, or nonresidential floor area ratio requirements
applicable to each use and APZ.
c. Where a discretionary action is proposed within an APZ, or Clear
Zone, the Department of the Air Force, 452d Air Mobility Wing (AFRC)
March Air Reserve Base shall be consulted to determine whether the
proposed discretionary action is consistent with the Air Force guidance
referenced above. Such consultation would be in addition to, and shall
not be in lieu of, requirements of the March ALUCP, or any review
for airport land use compatibility that may be required by the Riverside
County ALUC.
J. Overrule
Procedures. When ALUC disapproves or finds an action, regulation,
or permit, to be inconsistent with the ALUCP, ALUC shall notify the
city within 30 days of such action pursuant to
Public Utilities Code
(PUC) 21675.1(d). The city council may overrule ALUC decision, by
a two-thirds vote and shall make specific findings that the proposed
action, regulation, or permit is consistent with the purposes of Article
3.5, as stated in Section 21670 of the PUC.
A city council proposed overrule of an ALUC action must provide
a copy of the proposed decision and findings to both ALUC and the
California Division of Aeronautics, a minimum of 45 days prior to
the decision to overrule ALUC. These agencies have 30 days in which
to provide comments to city council pursuant to PUC Sections 21676(a)
and (b).
(Ord. 359, 1992; Ord. 393 § 1.7, 1993; Ord. 604 §§ 2.6, 2.7, 2002; Ord. 981 § 3, 2021)
A. Purpose
and Intent. The primary purpose of the primary animal keeping overlay
district is to maintain animal keeping and the rural character of
the areas noted within the overlay district and designate a portion
of the parcel for medium and large animal keeping.
B. Applicability.
The primary animal keeping overlay (PAKO) district and standards shall
apply to animal keeping activities in the RR (rural residential),
R1 (residential-1) and RA2 (residential agricultural-2) land use districts
only within an area bounded by Nason Street to the west, Theodore
Street to the east, the city limit line to the north and Cottonwood
Avenue to the south.
C. Zoning
Map Designation. The primary animal keeping overlay district shall
be designated on the zoning map by the symbol "PAKO."
D. Development
Standards.
1. Lots
within the designated animal keeping overlay district shall include
a primary animal keeping area (PAKA) of 3,000 square feet. The PAKA
may be located in the rear, side or front yard, subject to the standards
within this section. PAKAs within the front yard will only be allowed
when the main habitable structure maintains a minimum setback of 75
feet from the front property line. PAKAs on individual lots shall
be grouped together and placed immediately adjacent to those located
on an adjoining lot. If unique site constraints exist on a lot, the
PAKA may be located on another portion of the lot as approved by the
community development director.
2. No
non-animal related structures shall be allowed in the PAKA. Animal-related
structures located within the PAKA shall not exceed 40% of the PAKA.
3. A
dedicated primary animal keeping area (PAKA) shall be recorded on
each newly created lot and included within the project CC&Rs if
applicable.
4. All
PAKAs shall have a 20 foot minimum setback from any habitable structure.
5. All
PAKAs shall be located on flat usable land with a slope no greater
than four percent.
6. A
minimum width of 15 feet shall be provided for vehicle access on one
side of the lot, with clear access to the PAKA.
7. PAKAs
that are developed at a lower or higher grade than the residence pad
shall include an access ramp with a slope no greater than 25%, and
a minimum travel width of 12 feet.
8. Lots
within the PAKO shall adhere to the minimum lot standards within the
underlying zoning district, including planned unit developments (PUDs).
9. Developments
within the PAKO shall include feeder trails on one side of the street.
10. The above standards only apply to newly created residential subdivisions
within the primary animal keeping overlay (PAKO) district. Specific
primary animal keeping areas (PAKAs) shall be designated on all tentative
maps and recorded on all final subdivision maps.
(Ord. 731 § 3.2, 2007; Ord. 981 § 3, 2021; Ord. 984 § 3, 2022)
A. Purpose.
The purpose of this chapter to provide regulations that implement
the goals and policies of the general plan, the Alessandro Boulevard
Corridor Vision Plan (accepted by the Moreno Valley City Council on
June 30, 2010), and other similar long-range planning documents aimed
at encouraging mixed-use development within the city.
B. Intent.
The mixed-use overlay districts are intended to:
1. Stimulate
economic development and reinvestment through regulations based upon
recognized urban design principles that allow property owners to respond
with flexibility to market forces;
2. Create
specific development nodes at street intersections with a pedestrian-oriented
mix of uses with convenient access between area neighborhoods, housing,
employment centers, and retail services;
3. Accommodate
intensities and patterns of development that can support multiple
modes of transportation including public transit, bicycles, and walking;
4. Facilitate
well-designed new mixed-use development projects that combine residential
and nonresidential uses (e.g., office, retail, business services,
personal services, public spaces and uses, other community amenities,
etc.) to promote a better balance of jobs and housing;
5. Ensure
compatibility with adjacent existing single-family neighborhoods and
harmonious integration with existing commercial areas;
6. Encourage
the development of unique district character through a streetscape
that provides attractive features (e.g., landscaping, street furniture,
niche or linear parks, public places, courtyards, public transportation
shelters, etc.) designed to integrate the public realm (e.g., streets,
sidewalks, etc.) with adjacent development on private property; and
7. Provide
additional property rights while preserving existing property rights.
This intent is achieved by providing additional development rights
in compliance with this chapter, which property owners may exercise
under certain conditions, while retaining all development rights conferred
by the underlying district to property owners in the mixed-use overlay
districts. Incentives and advantages include allowing a greater range
and mix of uses; more permissive dimensional specifications (e.g.,
greater floor area ratio, lot coverage ratio, and height; reduced
setbacks; etc.); exemption from certain design review requirements;
and fee reductions or waivers.
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
This section describes the applicability of mixed-use overlay
district standards to a property when the property is located within
two districts – a base district (e.g., commercial (C), office
(O), business park/light industrial (BP), etc.) and a mixed-use overlay
district.
A. Relationship
Between Overlay District Standards and Base District Standards. For
property within a mixed-use overlay district, the regulations in this
chapter allow mixed-use development as an alternative to the type
of development allowed under the base (underlying) district standards.
B. Base
District Standards.
1. The
provisions in this chapter shall apply to all properties within their
respective mixed-use overlay districts, but the provisions do not
supersede the underlying base district provisions until a property
is developed in compliance with the provisions of this chapter.
2. New
projects may be developed in compliance with the existing underlying
base district, provided that all standards and requirements of the
underlying base district are met.
3. Regulations,
development standards, and requirements in the underlying base district
shall continue to apply to those projects that are currently developed
according to the existing standards.
4. For legal nonconforming uses (i.e., uses that do not comply with the provisions of the base district or this chapter), the provisions in Section
9.02.180 (Legal nonconforming uses, improvements, and parcels) shall apply.
C. Option
to Apply Mixed-Use Overlay District Standards.
1. The
owner or developer of any property within any mixed-use overlay district
may choose to develop in compliance with the standards and procedures
in this chapter that apply to the particular mixed-use overlay district
in which the property is located.
2. In order to exercise the option to develop under the provisions in this chapter, approval of a development review application shall be required in compliance with Section
9.02.030 (Development review process). In granting the approval, the review authority shall find that:
a. The proposed development is in compliance with the provisions in
this chapter; and
b. Approval of the project will not reduce the amount of land available
in mixed-use overlay zone areas to a point where the city's affordable
housing needs under the Regional Housing Needs Assessment (RHNA) cannot
be met.
D. Other Applicable Regulations. Other applicable regulations can be found in Section
9.09.250 (Live-work development) and Section
9.09.260 (Mixed-use development).
E. Applicable
Regulations After Completion of Development. Once a property is developed
in compliance with the provisions in this chapter, the provisions
of this chapter completely supersede the provisions of the underlying
base district. Whenever the requirements of the overlay district impose
a more or less restrictive standard than the provisions of the underlying
base district, the requirements of the overlay district shall govern.
F. Use
of Photographs. Photographs and illustrations are included in this
chapter for illustrative purposes only. Specific development standards
in this chapter are the controlling language for purposes of development
regulation.
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
This section describes the purpose and intent of each mixed-use
overlay district.
A. Mixed-Use
Institutional Anchor (MUI) Overlay District. The mixed-use institutional
anchor (MUI) overlay district applies to areas around prominent anchor
institutions, such as civic centers, medical centers, and educational
campuses. The intent is to build upon the role of the institutions
by providing opportunities for urban, high-intensity development that
serves the needs of visitors, employees, and residents affiliated
with the anchor institution and the surrounding region. Development
is allowed up to five stories in height with building frontages near
or at the sidewalk, wide sidewalks, and parking under or behind buildings.
Vertical mixed-use development (ground-floor retail with offices or
housing above) is required at important street intersections. Horizontally-integrated
or vertically-integrated mixed-use development, with no requirement
for ground-floor retail, is allowed in other locations. The overlay
district name may be expanded to include the name of the type of anchor
institution (e.g., "MUI—Medical Center"). See Figure 9.07.093-1
(Examples of Development in Mixed-Use Institutional Anchor (MUI) Overlay
District).
B. Mixed-Use
Community (MUC) Overlay District. The mixed-use community (MUC) overlay
district applies to areas along major arterials and arterials. The
intent is to provide opportunities for the development of pedestrian-oriented
blocks with medium-intense development that serves the needs of residents,
visitors, and employees from the surrounding community. Development
is allowed up to four stories in height with building frontages near
or at the sidewalk, wide sidewalks, and parking under or behind buildings.
Vertical mixed-use development (ground-floor retail with offices or
housing above) is required at important street intersections. Horizontally-integrated
or vertically-integrated mixed-use development, with no requirement
for ground-floor retail, is allowed in other locations. The overlay
district name may be expanded to include the community name (e.g.,
"MUC—East Alessandro"). See Figure 9.07.093-2 (Examples of Development
in Mixed-Use Community (MUC) Overlay District).
C. Mixed-Use
Neighborhood (MUN) Overlay District. The mixed-use neighbor-hood (MUN)
overlay district applies to areas along arterials and minor arterials.
The intent is to provide an area for low-rise mixed-use development
that serves the needs of residents, visitors, and employees from the
surrounding immediate neighborhood. Development is allowed up to three
stories in height with building frontages near or at the sidewalk,
wide sidewalks, and parking under or behind buildings. Vertical mixed-use
development (ground-floor retail with offices or housing above) is
required at important street intersections. Horizontally-integrated
or vertically-integrated mixed-use development, with no requirement
for ground-floor retail, is allowed in other locations. The overlay
district name may be expanded to include the neighborhood name (e.g.,
"MUN—Lasselle Crossing"). See Figure 9.07.093-3 (Examples of
Development in Mixed-Use Neighborhood (MUN) Overlay District).
Figure 9.07.093-1
Examples of Development in Mixed-Use Institutional Anchor
(MUI) Overlay District
|
Figure 9.07.093-2
Examples of Development in Mixed-Use Community (MUC) Overlay
District
|
Figure 9.07.093-3
Examples of Development in Mixed-Use Neighborhood (MUN)
Overlay District
|
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
For the mixed-use overlay districts, unless otherwise expressly provided in this title, permitted uses are limited to those described in Table 9.02.020-2 in Section
9.02.020 (Permitted uses) of this title. Any use not listed in Table 9.02.020-2 as a permitted use, conditional use, or accessory use shall be prohibited.
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
This section provides standards that govern development on properties
located in the mixed-use overlay districts. See Table 9.07.095-10
(Mixed-Use Overlay District Development Standards) and related illustrations.
For the purpose of this title, mixed-use projects shall comply with
nonresidential standards when no mixed-use standards exist.
Table 9.07.095-10
Mixed-Use Overlay District Development Standards
|
---|
Development Features
|
MUI
|
MUC
|
MUN
|
---|
Density Standards
|
Maximum density for residential uses expressed as dwelling units per net acre. See § 9.08.060 (Development density).
|
Residential Uses
|
40 du/ac
|
30 du/ac
|
30 du/ac
|
Intensity Standards
|
Maximum floor area ratio (FAR) for nonresidential uses.
|
Nonresidential Uses (1)
|
1.0 (less than 50% residential)
1.25 (greater than 50% residential)
|
1.0
|
1.0
|
Block Standards
|
Maximum dimensions required for each newly created block as measured from edge of right-of-way line. See "Block" in § 9.15.030 (Definitions). See Figure 9.07.095-4.
|
Block Length (A)
|
600 ft (max)
|
500 ft (max)
|
500 ft (max)
|
Block Perimeter (B)
|
1,800 ft
|
1,600 ft
|
1,500 ft
|
Building Placement Standards
|
Build-to-Zone
|
The area between the minimum and maximum setbacks within which the principal building's front façade (building façade line) is to be located. See "Build-to-Zone" in § 9.15.030 (Definitions). See Figure 9.07.095-5.
|
Front
Along Alessandro Blvd. (C)
|
0 - 15 ft
|
0 - 10 ft
|
0 - 10 ft
|
Front
All other streets (D)
|
0 - 15 ft
|
0 - 10 ft
|
0 - 10 ft
|
Street Side Setback (E)
|
0 - 15 ft
|
0 - 10 ft
|
0 - 10 ft
|
Setback
|
Minimum and maximum required setbacks. See § 9.08.030 (Accessory structures) for allowed projections into setbacks. See Figure 9.07.095-6.
|
Front Setback
Along Alessandro Blvd. (F)
|
0 ft (min); 15 ft (max)
|
0 ft (min); 10 ft (max)
|
0 ft (min); 10 ft (max)
|
Front Setback
All other streets (G)
|
0 ft (min); 15 ft (max)
|
0 ft (min); 10 ft (max)
|
0 ft (min); 10 ft (max)
|
Street Side Setback (H)
|
0 ft (min); 15 ft (max)
|
0 ft (min); 10 ft (max)
|
0 ft (min); 10 ft (max)
|
Interior Side Setback (2) (I)
|
5 ft (min); No max
|
5 ft (min); No max
|
5 ft (min); No max
|
Rear Setback (2) (J)
|
10 ft (min); No max
|
10 ft (min); No max
|
10 ft (min); No max
|
Building Frontage Length
|
% of building built to BTZ. See "Build-to-Zone" in § 9.15.030 (Definitions). See Figure 9.07.095-7.
|
Within 300 ft of street intersections (K)
|
65%
|
65%
|
65%
|
Over 300 ft from street intersections (L)
|
50%
|
50%
|
50%
|
Building Standards
|
See "Underground Levels" and "Mezzanines/Lofts" in § 9.15.030 (Definitions). See Figure 9.07.095-8.
|
Number of Stories (3) (M)
|
5 max
|
4 max
|
3 max
|
Maximum Height (3) (N)
|
60 ft
|
55 ft
|
45 ft
|
Underground Levels (O)
|
Allowed
|
Allowed
|
Allowed
|
Mezzanines/Lofts (4) (P)
|
Allowed
|
Allowed
|
Allowed
|
Building Frontage Types
|
See § 9.07.096 (Building frontage type standards).
|
Along Alessandro Blvd. within 300 ft of intersections (Q)
|
Live-Work Office Storefront
|
Live-Work Office Residential Storefront
|
Live-Work Office Residential Storefront
|
Elsewhere (R)
|
Live-Work Office Residential Storefront
|
Live-Work Office Residential Storefront
|
Live-Work Office Residential Storefront
|
Site Planning Standards
|
Parking Standards
|
See Ch. 9.11 (Parking, Pedestrian and Loading Requirements) and Figure 9.07.095-9.
|
Surface Parking (S)
|
20 ft min setback from front lot line; 15 ft min setback from
side lot line
|
20 ft min setback from front lot line; 15 ft min setback from
side lot line
|
20 ft min setback from front lot line; 15 ft min setback from
side lot line
|
Garage/Tuck-Under Parking (T)
|
Prohibited along front lot lines
|
Prohibited along front lot lines
|
Prohibited along front lot lines
|
Underground/Podium Parking (U)
|
Allowed beneath building footprint
|
Allowed beneath building footprint
|
Allowed beneath building footprint
|
Above-Ground Parking Structure (5) (V)
|
Allowed if screened from views from public right-of-way and
adjacent single-family residential districts
|
Allowed if screened from views from public right-of-way and
adjacent single-family residential districts
|
Allowed if screened from views from public right-of-way and
adjacent single-family residential districts
|
Open Space Standards
|
Publicly Accessible Open Space
|
See § 9.07.097 (Open space standards—Publicly accessible open space)
|
(nonresidential)
|
15% of net lot area
|
10% of net lot area
|
10% of net lot area
|
Private Open Space (multifamily residential)
|
See § 9.07.098 (Open space standards—Private/common open space).
|
1st floor
|
150 sq ft per unit
|
150 sq ft per unit
|
150 sq ft per unit
|
Upper floors
|
100 sq ft per unit
|
100 sq ft per unit
|
100 sq ft per unit
|
Common Open Space (multifamily residential)
|
300 sq ft per unit
|
300 sq ft per unit
|
300 sq ft per unit
|
Notes:
|
---|
(1)
|
Podium and underground parking is not counted toward floor area
ratio (FAR). Includes residential FAR.
|
(2)
|
Wherever a lot abuts a lot in any single-family residential
district, a minimum setback equal to the building height, but not
less than 10 feet shall be required.
|
(3)
|
Wherever a lot abuts a lot in any single-family residential
district, a 15 foot upper story stepback is required for those portions
of buildings that are above 30 feet from finished grade.
|
(4)
|
Mezzanines and lofts shall not be counted as a floor if less
than one-third of the unit's floor area.
|
(5)
|
Minimum interior depth of building liner space that wraps above-ground parking structures facing Alessandro Boulevard shall be 30 feet from the building façade line, as defined in Section 9.15.030 (Definitions).
|
Figure 9.07.095-4
Block Standards
|
Figure 9.07.095-5
Build-to-Zone Standards
|
Figure 9.07.095-6
Setback Standards
|
Figure 9.07.095-7
Building Frontage Length
|
Figure 9.07.095-8
Building Standards and Building Frontage Types
|
Figure 9.07.095-9
Parking Standards
|
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
This section provides frontage type standards for buildings
in the mixed-use overlay districts. Table 9.07.095-10 specifies allowable
building frontage types for each mixed-use overlay district.
A. Types
of Building Frontages.
1. Live-Work/Office Fronts. A frontage that reinforces both residential and work activities that can occur in the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access to the building. Entrances and windows are provided on the front of the façade to provide eyes on the street and direct sidewalk access to commercial and office uses. The front setback (if provided) may be improved with landscaping or as an extension of the public sidewalk to create a more pedestrian-friendly environment. See also Section
9.09.250 (Livework development).
2. Residential
Fronts. A frontage that reinforces the residential character and use
of the building. The elevation of the ground floor is elevated above
the grade of the lot to provide privacy for residences by preventing
direct views into the home from the sidewalk. Entrances and windows
are provided on the front of the façade to provide eyes on
the street and direct sidewalk access to the building. Stoops are
allowed to project into the front setback to enhance entrances. The
front setback is primarily improved with landscaping.
3. Storefronts.
A frontage that reinforces the commercial character and use of the
ground floor of the building. The elevation of the ground floor is
located at or near the grade of sidewalk to provide direct public
access into the building. Large storefronts display windows are provided
on the front of the façade to encourage visual access to merchandise
displays and to encourage window shopping. Awnings or marquees are
provided over storefront windows and entrances. The front setback
(if provided) is primarily improved as an extension of the public
sidewalk to create a more pedestrian friendly environment.
B. Live-Work/Office
Frontage Standards.
Live-Work/Office Frontage Standards (1)
|
Figure 9.07.096-10
|
---|
Elevation of Ground Floor (A)
|
The ground floor elevation shall be located near the elevation
of the sidewalk to minimize the need for external steps and external
ADA ramps at public entrances.
|
Minimum Ground Floor Interior Height (B)
|
12 feet minimum, floor-to-floor height (commercial ready).
|
Ground Floor Unit Entrances (C)
|
All ground floor tenant spaces that have street frontage shall
have entrances on a façade fronting a street. All other ground
floor uses may have a common lobby entrance along the front façade
or private entrances along other façades.
|
Upper Floor Unit Entrances
|
Entrances to upper floor units may be provided through a common
lobby entrance and/or by a common entrance along a façade fronting
a street.
|
Recessed Entrances
|
Entrances may be recessed into the façade.
|
Ground Floor Windows (D)
|
At least 40% of the surface area of the ground floor façade
(2) shall be occupied by windows (3).
|
Upper Floor Windows (E)
|
At least 25% of the surface area of each upper floor façade
(2) shall be occupied by windows (3).
|
Awnings and Marquees (F)
|
Awnings or marquees may be provided over storefront windows
and entrances. Awning and marquees may project up to 6 feet from the
façade and extend over the sidewalk provided that at least
8 feet of vertical clearance is provided.
|
Projecting Elements (Balconies, Roof Overhangs, Shade Structures,
and Bay Windows) (G)
|
Projecting elements on upper floors may project three feet from
the façade and project into the setback.
|
Sidewalk and Setback Treatment (H)
|
The public sidewalk shall be improved with street trees with
an average spacing of 30 feet on-center and pedestrian-scaled street
lights (no taller than 14 feet). If the front façade is set
back from the public sidewalk, the setback shall be landscaped and/or
improved as an extension of the public sidewalk.
|
Notes:
|
---|
(1)
|
See Section 9.09.250 (Live-work development).
|
(2)
|
As measured by multiplying the width of the façade by
the floor-to-floor height. Opening in the façade (such as entrances
to parking facilities or covered outdoor hallways/entrances) shall
be subtracted from the surface area calculation.
|
(3)
|
All parts of the window (e.g., head, jamb, frame, sash, sill,
muntin bars, and panes) that are visible on the elevation drawing
shall be included as "window" in the calculation. Portions of the
window that are not visible on the elevation drawing (such as a window
that is blocked by a solid balcony wall) shall not be included in
the calculation.
|
Figure 9.07.096-10
Live-Work/Office Frontage Standards
|
C. Residential
Frontage Standards.
Residential Frontage Standards
|
Figure 9.07.096-11
|
---|
Elevation of Ground Floor (A)
|
The ground floor elevation shall be located within 6 feet of
the ground surface of the adjacent sidewalk or walkway.
|
Minimum Ground Floor Ceiling Height (B)
|
10 feet minimum (floor-to-floor height)
|
Ground Floor Unit Entrances (C)
|
Entrances to ground floor units that have street frontage may
be provided through a common lobby entrance and/or by private entrances
from the adjacent sidewalk.
|
Upper Floor Unit Entrances
|
Entrances to upper floor units may be provided through a common
lobby entrance and/or by a common entrance along a façade fronting
a street.
|
Recessed Entrances
|
Entrances may be recessed into the façade.
|
Ground and Upper Floor Windows (D)
|
At least 25% of the surface area of the ground and upper floor
façade (1) shall be occupied by windows (2).
|
Stoops and Front Porches (E)
|
Stoops and front porches may be provided in front of building
and unit entrances. Stoops and front porches may project up to 5 feet
from the façade and project into the setback.
|
Projecting Elements (Balconies, Roof Overhangs, Shade Structures,
and Bay Windows) (F)
|
Projecting elements on upper floors may project 3 feet from
the façade and project into the setback.
|
Sidewalk and Setback Treatment (G)
|
The public sidewalk shall be improved with street trees with
an average spacing of 30 feet on-center and pedestrian-scaled street
lights (no taller than 14 feet). If the front façade is set
back from the public sidewalk, the setback shall be landscaped (excluding
stoops/front porches and paved paths to building entrances).
|
Notes:
|
---|
(1)
|
As measured by multiplying the width of the façade by
the floor-to-floor height. Opening in the façade (such as entrances
to parking facilities or covered outdoor hallways/entrances) shall
be subtracted from the surface area calculation.
|
(2)
|
All parts of the window (e.g., head, jamb, frame, sash, sill,
muntin bars, and panes) that are visible on the elevation drawing
shall be included as "window" in the calculation. Portions of the
window that are not visible on the elevation drawing (such as a window
that is blocked by a solid balcony wall) shall not be included in
the calculation.
|
Figure 9.07.096-11
Residential Frontage Standards
|
D. Storefront
Standards.
Storefront Standards
|
Figure 9.07.096-12
|
---|
Elevation of Ground Floor (A)
|
The ground floor elevation shall be located near the elevation
of the sidewalk to minimize the need for external steps and external
ADA ramps at public entrances.
|
Minimum Ground Floor Ceiling Height (B)
|
15 feet minimum, floor-to-floor height (commercial ready).
|
Storefront Entrances (C)
|
All ground floor tenant spaces that have street frontage shall
have storefront entrances on the façade fronting a street.
|
Lobby Entrances
|
Lobby entrances to upper floor uses shall be located on a façade
fronting a street.
|
Recessed Entrances
|
Storefront and lobby entrances may be recessed into the façade.
|
Ground Floor Windows (D)
|
At least 50% of the surface area of the ground floor façade
(1) shall be occupied by windows (2).
|
Upper Floor Windows (E)
|
At least 25% of the surface area of each upper floor façade
(1) shall be occupied by windows (2).
|
Awnings and Marquees (F)
|
Awnings or marquees are required over storefront windows and
entrances. Awning and marquees may project up to 6 feet from the façade
and extend over the sidewalk provided that at least 8 feet of vertical
clearance is provided.
|
Projecting Elements (Balconies, Shade Structures, and Bay Windows) (G)
|
Projecting elements on upper floors may project 3 feet from
the façade and project into the setback.
|
Sidewalk and Setback Treatment (H)
|
The public sidewalk shall be improved with street trees with
an average spacing of 30 feet on-center and pedestrian-scaled street
lights (no taller than 14 feet). If the front façade is set
back from the public sidewalk, the setback shall be improved as an
extension of the public sidewalk.
|
Notes:
|
---|
(1)
|
As measured by multiplying the width of the façade by
the floor-to-floor height. Opening in the façade (such as entrances
to parking facilities or covered outdoor hallways/entrances) shall
be subtracted from the surface area calculation.
|
(2)
|
All parts of the window (e.g. head, jamb, frame, sash, sill,
muntin bars, and panes) that are visible on the elevation drawing
shall be included as "window" in the calculation. Portions of the
window that are not visible on the elevation drawing (such as a window
that is blocked by a solid balcony wall) shall not be included in
the calculation.
|
Figure 9.07.096-12
Storefront Standards
|
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
This section provides standards for publicly accessible open space areas in order to ensure a high level of pedestrian connectivity and activity between the public realm and the private realm, as defined in Chapter
9.15 (Definitions).
A. Minimum
Size. All new nonresidential development shall provide publicly accessible
open spaces as a percentage of the total development site area as
indicated in Table 9.07.095-10 (Mixed-Use Overlay District Development
Standards).
B. Eligible
Areas. Publicly accessible open space areas shall not include parking,
driveway, or rear setback areas, but may include front and side setback
areas provided that they are integrated into the overall design of
the project.
C. Ground-Level
Installation. Plazas, courtyards, or other similar publicly accessible
open space areas shall be installed at ground level and shall be incorporated
into the design of the development.
D. Visibility
and Accessibility. Public open space areas shall be visible and accessible
from the public rights-of-way to engage the interest of pedestrians
and encourage public use.
E. Landscaping and Hardscapes. Landscaping shall comply with Chapter
9.17 (Landscape and Water Efficiency Requirements). In addition, a combination of landscape and hardscape materials shall be used in the design of these areas and shall include the following components:
1. Hardscape
paving may include brick, stone, interlocking concrete pavers, textured
concrete, and/or impressed patterned concrete. Hardscape elements
may include, but are not limited to, seating areas, potted plant materials,
water features, and public art installations.
2. The
balance of the open space areas shall be landscaped with turf, shrubs
or groundcover, and trees. All plant materials shall be in proportion
to the height and mass of the building and shall be permanently maintained.
F. Minimum
Height to Width Ratios. In order to achieve sunlight and air circulation
in required publicly accessible open space areas, the following minimum
height to width ratios shall be provided:
1. Enclosed
open space (i.e., open space that is enclosed on four sides, such
as a courtyard): two to one ratio. The required open space shall have
a width of at least one-half the height of the adjacent building façade
(measured perpendicularly from the façade). This requirement
shall apply to all sides of the required open space.
2. Open
space that is open on one or more sides: three to one ratio. The required
open space shall have a width of at least one-third the height of
the adjacent building façade (measured perpendicularly from
the façade). This requirement shall apply to all sides of the
required open space.
G. Design
Configuration.
1. In
the mixed-use institutional anchor (MUI) overlay district, sharing
of the required publicly accessible open space ("quasi-public space")
for nonresidential uses and the required common open space for residential
uses, indicated in Table 9.07.095-10 (Mixed-Use Overlay District Development
Standards), may be allowed by the applicable review authority when
it is clear that the open space will provide direct benefit to residents
of the project and the public in general subject to the following
limitations:
a. Up to 30% of the required open space for residential uses in a horizontal
mixed use project may be provided as quasi-public open space within
the nonresidential component of the project; or
b. Up to 50% of the required open space for residential uses in a vertical
mixed use project may be provided as quasi-public open space within
the nonresidential component of the project.
c. The minimum dimension (length and width) of shared common open space
areas shall be twenty (20) feet. These areas shall be located at grade
and shall be accessible for use by the general public.
d. Quasi-public open space areas shall not include outdoor dining areas
or other outdoor activity areas for exclusive use by an individual
business.
e. Quasi-public open space areas are areas located on private property
and accessible to the general public. These areas shall include pedestrian
oriented amenities, including enhanced seating, lighting, paving,
landscaping, public art, water features, and other similar features
deemed appropriate by the community development director.
2. Publicly
accessible open space areas shall be located and configured as any
one of the following:
a. Forecourt. The publicly accessible open space area is located along
a recessed center section of the front façade of the building
as illustrated in Figure 9.07.097-13a (Publicly Accessible Open Space—
Forecourt).
b. Front. The publicly accessible open space area is located along the
street facing frontage of the building as illustrated in Figure 9.07.097-13b
(Publicly Accessible Open Space—Front).
c. "L" Shaped. The publicly accessible open space area is located along
the front and side of the lot as illustrated in Figure 9.07.097-13c
(Publicly Accessible Open Space—"L" Shaped).
d. Paseo or Central Courtyard. The publicly accessible open space area
is located on the side of the building or along a center pedestrian
paseo or courtyard as illustrated in Figure 9.07.097-13d (Publicly
Accessible Open Space—Paseo or Central Courtyard).
Figure 9.07.097-13a
Publicly Accessible Open Space—Forecourt
|
Figure 9.07.097-13b
Publicly Accessible Open Space—Front
|
Figure 9.07.097-13c
Publicly Accessible Open Space—"L" Shaped
|
Figure 9.07.097-13d
Publicly Accessible Open Space—Paseo or Central
Courtyard
|
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
This section provides standards for private and/or common open space for residential uses. Private and/or common open space shall be provided in addition to the required publicly accessible open space in Section
9.07.097 (Open space standards—Publicly accessible open space).
A. Required
Amount of Open Space.
1. Minimum
Required Open Space. Private open space and common open space shall
be provided in the amounts indicated in Table 9.07.095-10 (Mixed-Use
Overlay District Development Standards).
2. Residential
Developments. Private open space and common open space shall be provided
on a per unit basis for residential projects and shall be a combination
of the total required space divided between private areas (e.g., balconies,
patios, etc.) and common areas (e.g., courtyards, playgrounds, recreation
facilities, multi-purpose rooms, etc.) designed for the common use
of residents as specified below.
3. Nonresidential
or Mixed-Use Developments. Private open space and common open space
shall be provided as a percentage of the total lot area for nonresidential
projects and may be used to provide site amenities such as rooftop
decks, courtyards, or similar features. Mixed-use developments shall
combine the residential standards and the nonresidential standard
to satisfy this provision.
B. Exclusive Use. Private and common open space areas shall be located and designed for the exclusive use of the residents or tenants of the property and their guests and shall not be publicly accessible, except in the civic center mixed-use (CVMU) overlay district and the medical center mixed-use (MDMU) overlay district where sharing of the required publicly accessible open space ("quasi-public space") for nonresidential uses and the required common open space for residential uses may be allowed in compliance with Section
9.07.097(G) (Open space standards—Publicly accessible open space, Design configuration).
C. Types
of Open Space. A combination of private and common open space shall
be provided to satisfy the following requirements:
1. Common
open space amenities shall include, but are limited to, one or more
of the following amenities: courtyards, plazas, tennis courts, swimming
pools, spas, permanently equipped gym/exercise rooms, or other permanent
amenity. Rooftop decks and terraces may be used to satisfy this requirement;
however, these areas shall be easily accessible to all residents within
the building, and face the public rights-of-way where possible.
2. Private
open space areas may include balconies, patios, terraces, or rooftop
decks. These areas shall be integrated into the overall architectural
design of the building. Architectural elements (e.g., railings, trellises,
short walls, roof-top enclosures, etc.) shall be consistent with the
architectural style of the structure to which they are attached.
D. Materials
and Design. Open space areas shall be constructed of permanent materials
and be permanently integrated into the design of the building.
E. Building
Height to Open Space Width Ratios. In order to achieve sunlight and
air circulation in outdoor common open space areas, the following
building height to open space width ratios are required:
1. Enclosed
open space (i.e., open space that is enclosed on four sides, such
as a courtyard): one to one ratio.
The required open space shall have a width of at least one-half
the height of the adjacent building façade (measured perpendicularly
from the façade). This requirement shall apply to all sides
of the required open space.
2. Open
space that is open on one or more sides: two to one ratio. The required
open space shall have a width of at least one-third the height of
the adjacent building façade (measured perpendicularly from
the façade). This requirement shall apply to all sides of the
required open space.
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)
A. Lot
Area Requirements. In addition to the lot area requirements provided
in Table 9.07.095-10 (Mixed-use Overlay District Development Standards),
the size and shape of each newly created lot shall be adequate to
allow the full development of the allowed uses in a manner consistent
with the following:
1. Adequate
provision shall be made to promote safe and orderly access and circulation
of pedestrian and vehicular traffic within the site and from public
streets and adjacent developments;
2. Adequate
provision shall be made for buildings to be sited to allow for functional
use of space between structures and to provide areas for parking,
access, and landscaping;
3. Adequate
provision shall be made to ensure the compatibility of the site development
with surrounding development in regard to size, scale, building and
site design, and limitation of over-shadowing effects; and
4. The
proposed development shall not limit or adversely affect the growth
and development potential of adjacent properties or the general area
in which the proposed development will be located.
B. Lot
Consolidation Incentives.
1. Allowable
Incentives for Lot Consolidation. In order to encourage the assembly
of smaller existing lots into larger lots that can be more efficiently
developed into a mixed-use project, the following incentives are offered:
a. Reduction in required parking for a mixed-use project when approved in compliance with Section
9.11.070 (Adjustments to off-street parking requirements).
b. Increase in maximum floor area ratio (FAR), up to a maximum of 10%.
c. Reduction in common and/or private open space requirements, up to
a maximum of 10%.
2. Eligibility
for Incentives.
a. Consolidation of existing small lots into a development project site
of one acre or greater up to two acres shall be eligible for any two
of the allowable incentives identified above.
b. Consolidation of existing small lots into a development project site
of two acres or greater shall be eligible for any four of the allowable
incentives identified above.
(Ord. 864 § 3.3, 2013; Ord. 981 § 3, 2021)