Anaheim |
Municipal Code |
Title 18. ZONING |
Chapter 18.122. BEACH BOULEVARD SPECIFIC PLAN NO. 2017-1 (SP 2017-1) ZONING AND DEVELOPMENT STANDARDS |
§ 18.122.060. SITE DEVELOPMENT AND DESIGN STANDARDS BY DEVELOPMENT AREA.
Latest version.
- .010 Site Development and Design Standards–General. Site development standards are intended to provide for the continued orderly development of each development area, to assure adequate levels of light, air and density of development, to maintain and enhance the locally recognized values of community appearance, to promote the functional compatibility of uses and the safe and efficient circulation of pedestrian and vehicular traffic, all of which are found to be necessary for the preservation of the community health, safety and general welfare..020 Building Site Requirements. The size and shape of the site proposed for the use shall be adequate to allow the full development of the proposed use in a manner consistent with the stated purpose and intent of the development area within which it is proposed to be developed..0201 Adequate provision shall be made for the safe and orderly circulation of both pedestrian and vehicular traffic between the proposed site and all streets and highways, and between coordinated facilities, access-ways or parking areas on adjacent sites..0202 The proposed development shall not limit or adversely affect the growth and development potential of adjoining lands or the general area in which it is proposed to be located..0203 Adequate provisions shall be made for loading and unloading of supplies and materials, and collection of refuse in a manner that is screened from view and does not obstruct required parking and access-ways or impact adjacent land uses..030 Site Development and Design Standards. Site development and design standards for each Development Area are shown in Tables 122-E through 122-M. Special provisions are referenced in the "Special Provisions" column..040 Modifications of Site Development and Design Standards. The minimum lot width, minimum floor area ratio, maximum structural height, minimum structural and landscape setbacks, minimum dwelling unit floor area and minimum requirements for recreational-leisure areas may be modified in order to achieve a good project design, privacy, livability, and compatibility with surrounding uses, subject to the approval of a conditional use permit..0401 Application. The application for a conditional use permit shall be accompanied by information required by the application form..0402 Findings. The Planning Commission shall make the following findings in conjunction with approval of a conditional use permit to modify site development and design standards:(1) New buildings or structures related to the project are compatible with the scale, mass, bulk, and orientation of existing buildings in the surrounding area, provided the existing buildings conform with the provisions of this title;(2) Vehicular and pedestrian access are adequate;(3) The project is consistent with the General Plan and any applicable design standards of this chapter;(4) The size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area;(5) The granting of the conditional use permit under the conditions imposed, if any, will not be detrimental to the peace, health, safety and general welfare of the citizens of the City of Anaheim.(6) Floor Area Ratio. An increase in the maximum floor area ratio is subject to the following additional finding: the proposed use of the structure(s) shall not create a greater impact to infrastructure than impacts anticipated by the maximum permitted floor area ratio, as analyzed by Environmental Impact Report No. 350 prepared for the Beach Boulevard Specific Plan, unless such impacts are duly analyzed and mitigated pursuant to subsequent environmental review. Such impacts shall be determined through a sewer and traffic impact analysis to be submitted to the City Engineer. Additional infrastructure studies may be required as determined by the Planning and Building Director.(7) Structural Height. Structures and projections above the height limit are subject to the following additional finding: the proposed increase in structural height shall not create significant impacts onto surrounding properties related to glare, shadow, noise and privacy. Such impacts shall be assessed and determined through studies to be submitted to the Planning and Building Department. Additional studies may be required to analyze other impacts as determined by the Planning and Building Director.Table 122-E-1RESIDENTIAL LOW-MEDIUM: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Dwelling Units per Acre18Minimum Lot Area2,400 square feet per dwelling unitMinimum Lot Width70 feetLot widths less than 70 feet minimum may be permitted subject to the approval of a conditional use permit per subsection 18.122.060.040.Maximum Site CoverageResidential and accessory structures: 45%All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum site coverage calculationMinimum Structural and Landscape SetbacksBeach Boulevard: 15 feetOrange Avenue, Lincoln Avenue: 10 feetOther public roads: 10 feetRear abutting interior property line, adjacent to single-family residential: 30 feetRear abutting interior property line: 15 feetSide abutting interior property line, adjacent to single-family residential: 15 feetSide abutting interior property line: 10 feetDriveways: 10 feetBetween buildings: 15 feetOther public roads: 10 feetWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanRequired setbacks shall be landscaped as set forth in Chapter 18.46 and shall be permanently maintained in a neat and orderly mannerModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Permitted Encroachments within Setback AreasThe front setback may include solid fencing between 3 feet and 5 feet in heightA patio cover or canopy may encroach into the required setback between buildings.Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach into a required setback along an interior property line not more than four (4) inches for each one (1) foot of the width of the interior setback, and may encroach into a required street setback not more than thirty (30) inches.Fixed awnings may encroach into a required setback along an interior property line no more than three (3) feet.Open, unenclosed balconies may encroach into a required street setback not more than three (3) feet.Private patios for ground-floor residential units may encroach not more than eight (8) feet into a required setback along an interior property line or a setback between buildings, but not into required landscape setbacks.Covered or uncovered porches or landings that do not extend above the level of the first floor of the building, and that include an open railing not more than thirty-six (36) inches in height, may encroach into any required setback not more than five (5) feet.Decorative guard railings for safety protection around hazardous areas may encroach into any required setback.The placement of outdoor recreational facilities may encroach into required setbacks between buildings on the same building site.Trees, shrubs, flowers or plants shall be permitted in any required setback.Fences and walls that comply with Section 18.46.110 of Chapter 18.46 (Landscaping and Screening) may encroach into required setbacks.For properties developed with existing ground-floor private patio areas, a maximum ten (10) foot high patio cover may be permitted over the existing permitted patio area.Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height40 feet3 storiesStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.All accessory structures, including but not limited to, garden and storage sheds and recreation structures, shall not exceed a height of one story or 15 feet, whichever is lessMinimum Floor AreaStudio units: 550 square feetOne-bedroom units: 750 square feetTwo-bedroom units: 950 square feetThree-bedroom units: 1,150 square feetFour-bedroom units: 1,350 square feetStudio units shall not exceed 20% of the total number of unitsSenior Citizen's Housing is subject to Chapter 18.50Minimum Requirements for Recreational-Leisure Areas350 square feet per dwelling unitMinimum DimensionsPrivate areas: 7 feetCommon areas: 20 feetPedestrian walkway width: 4 feetCourtyard internal to a project, or enclosed on at least three sides: 40 feetRecreational-leisure areas may be provided by private areas, common areas, or a combination of bothAll common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building siteThe common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areasAll residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the projectAll common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plansModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Table 122-E-2RESIDENTIAL LOW-MEDIUM: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignNew development projects are required to provide convenient pedestrian access to and from public sidewalks from either individual units or a common pedestrian walkwayIf adjacent to a single-family zone, the third floor shall be stepped back a minimum of 10 feetResidential units shall front or side onto Beach Boulevard, Lincoln Avenue and Orange AvenueGarages and parking areas shall not front onto Beach Boulevard Lincoln Avenue and Orange AvenueStreet frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possibleConsolidated driveways are encouraged along Beach BoulevardBuilding DesignBuilding design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architectureProjecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the streetMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsResidential windows should face away from loading areas, docks and trash storage areas The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedTable 122-F-1RESIDENTIAL MEDIUM: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Dwelling Units per Acre36Minimum Lot Area1,200 square feet per dwelling unitMinimum Lot Width150 feetLot widths less than 150 feet minimum may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040.Maximum Site CoverageResidential and accessory structures: 55%All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum site coverage calculationMinimum Structural and Landscape SetbacksBeach Boulevard, Orange Avenue, Lincoln Avenue: 10 feetOther public roads: 10 feetRear abutting interior property line, adjacent to single-family residential: 30 feetRear abutting interior property line: 15 feetSide abutting interior property line, adjacent to single-family residential: 15 feetSide abutting interior property line: 10 feetDriveways: 10 feetBetween buildings: 15 feetWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanRequired setbacks shall be landscaped as set forth in Chapter 18.46 shall be permanently maintained in a neat and orderly mannerModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Permitted Encroachments within Setback AreasThe front setback may include solid fencing between 3 feet and 5 feet in heightA patio cover or canopy may encroach into the required setback between buildings.Cornices, eaves, belt courses, sills, buttresses and fireplaces may encroach into a required setback along an interior property line not more than four (4) inches for each one (1) foot of the width of the interior setback, and may encroach into a required street setback not more than thirty (30) inches.Fixed awnings may encroach into a required setback along an interior property line no more than three (3) feet.Open, unenclosed balconies may encroach into a required street setback not more than three (3) feet.Private patios for ground-floor residential units may encroach not more than eight (8) feet into a required setback along an interior property line or a setback between buildings, but not into required landscape setbacks.Covered or uncovered porches or landings that do not extend above the level of the first floor of the building, and that include an open railing not more than thirty-six (36) inches in height, may encroach into any required setback not more than five (5) feet.Decorative guard railings for safety protection around hazardous areas may encroach into any required setback.The placement of outdoor recreational facilities may encroach into required setbacks between buildings on the same building site.Trees, shrubs, flowers or plants shall be permitted in any required setback.Fences and walls that comply with Section 18.46.110 of Chapter 18.46 (Landscaping and Screening) may encroach into required setbacks.For properties developed with existing ground-floor private patio areas, a maximum ten (10) foot high patio cover may be permitted over the existing permitted patio area.Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height40 feet3 storiesStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Structures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Minimum Floor AreaStudio units: 550 square feetOne-bedroom units: 750 square feetTwo-bedroom units: 950 square feetThree-bedroom units: 1,150 square feetFour-bedroom units: 1,350 square feetStudio units shall not exceed 20% of the total number of unitsSenior Citizen's Housing is subject to Chapter 18.50Minimum Requirements for Recreational-Leisure Areas200 square feet per dwelling unitMinimum DimensionsPrivate areas:7 feetCommon areas: 20 feetPedestrian walkway width: 4 feetCourtyard internal to a project, or enclosed on at least three sides: 40 feetOpen space and outdoor recreational-leisure areas may be provided by private areas, common areas, or a combination of bothAll common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building siteThe common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areasAll residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the projectAll common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plansModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Minimum Requirements for Storage Areas100 cubic feet of general storage area per dwelling unitMay be provided adjacent to private recreational leisure areas, within garages, or in close proximity to the unitTable 122-F-2RESIDENTIAL MEDIUM: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignIf adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property lineThere shall be convenient pedestrian access to and from Beach Boulevard from either individual units or a common pedestrian walkwayResidential units shall front or side onto Beach Boulevard, Lincoln Avenue, or Orange AvenueGround floor residential fronting or siding onto an arterial roadway shall be elevated at least 21 inches above the finished grade of the sidewalkGarages and parking areas shall not front onto Beach Boulevard; Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible, consolidated driveways are encouraged along Beach BoulevardBuilding DesignBuilding design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architectureProjecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the streetMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsResidential windows should face away from loading areas, docks and trash storage areasThe type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedTable 122-G-1MIXED-USE MEDIUM: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Dwelling Units per Acre36Maximum Floor Area Ratio (FAR)0.35Applies only to non-residential usesAll accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculationIncreases in FAR may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Minimum/Maximum Structural and Landscape SetbacksBeach Boulevard, Lincoln Avenue, Orange Avenue, Ball Road: 10 feet minimum; 25 feet maximum for 60% of the linear width of the front of the siteOther public roads: 10 feet minimumRear abutting interior property line, adjacent to single-family residential: 30 feet minimumRear abutting interior property line: 15 feet minimumSide abutting interior property line, adjacent to single-family residential: 15 feet minimumSide abutting interior property line: 10 feet minimumDriveways: 10 feet minimumBetween buildings: 15 feet minimumWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanOutdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a streetModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Landscape Requirements within Setback AreasAbutting public rights-of-way, internal roads and alleys:• For ground-floor commercial or live/work units, up to 80 percent of the setback area may be paved• For ground-floor residential, the area between residential patios and the sidewalk/walkway shall be fully landscapedRequired setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening)Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges)Setback areas shall be permanently maintained in a neat and orderly mannerPermitted Encroachments within Setback AreasWalkway connections to building entrancesVehicular and bike access waysPublic art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areasCornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inchesAwnings, canopies and arcadesBalconies may encroach no more than 3 feetAny encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height40 feet3 storiesStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Minimum Ground Floor Height12 feetGround floor heights of more than 12 feet are encouragedMinimum Floor AreaStudio units: 550 square feetOne-bedroom units: 700 square feetTwo-bedroom units: 825 square feetThree-bedroom units: 1,000 square feetFour-bedroom units or more: 1,200 square feetApplies only to residential usesSenior Citizen's Housing is subject to Chapter 18.50Minimum Requirements for Recreational-Leisure Areas – Residential200 square feet per dwelling unitMinimum DimensionsPrivate areas: 7 feetCommon areas: 20 feetPedestrian walkway width: 4 feetCourtyard internal to a project, or enclosed on at least three sides: 40 feetOpen space and outdoor recreational-leisure areas may be provided by private areas, common areas, or a combination of bothAll common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building siteThe common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areasAll residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the projectAll common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plansMinimum Requirements for Recreational-Leisure Areas – Non-residentialProjects 1-2 acres in size: 500 square feetProjects great than 2 acres in size: 2,000 square feetApplies to publicly accessible and usable outdoor spacePublic plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses, engage residents and visitorsOpen spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open spaceFurniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the projectModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Minimum Requirements for Storage Areas100 cubic feet of general storage area per dwelling unitMay be provided adjacent to private recreational leisure areas, within garages, or in close proximity to the unitTable 122-G-2MIXED-USE MEDIUM: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignIf adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property lineThere shall be convenient pedestrian access to and from Beach Boulevard from either individual units or a common pedestrian walkwayResidential units shall front or side onto Beach Boulevard, Lincoln Avenue, or Orange AvenueGround floor residential fronting or siding onto an arterial roadway shall be elevated at least 21 inches above the finished grade of the sidewalkGarages and parking areas shall not front onto Beach Boulevard; Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible, consolidated driveways are encouraged along Beach BoulevardBuilding DesignBuilding design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architectureProjecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the streetAll first floor exterior doors shall be hinged for mixed use or commercial only uses; Sliding glass doors are permitted only above the first floor, and on rear or interior side yard elevation not visible from public rights-of-wayStreet FaçadesStreet wall facades shall be architecturally enhanced; This may be accomplished with arcades, colonnades, recessed entrances, window details, bays, variation in building materials, color and other detailsThe maximum total blank wall area (without windows or entrances) shall not exceed 30% of the first story wall for non-residential and 50% for residentialThe façade detailing of mixed-use buildings shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building topsThe façade detailing of commercial, retail, or live/work entries shall be differentiated from residential entriesFrontage DesignGround floor residential entry stoops, patios, or communal entries shall be elevated at least 21 inches above the finished grade of the sidewalkCanopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lightingBuildings shall be designed to front onto Beach Boulevard, Lincoln Avenue, Orange Avenue or Ball Road with primary ground-floor common entries or individual dwelling unit entries oriented to the street, not to the interior or to a parking lotWhere sites include multiple buildings behind the street front buildings, ground-floor entries may be oriented to internal roads or pedestrian greenwaysFor ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront designMain building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following:• Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface• Located in the center of the façade, as part of a symmetrical overall composition• Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures• Marked or accented by a change in the roofline or change in the roof type• If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses• Primary entries shall have direct access from the sidewalkCorner TreatmentsBuildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as:• Diagonal or curved walls at the corner• Tower elements that is visually distinct from the rest of the building massing• Corner plazas or gathering areas• Lobby canopies, overhangs, or other architectural covering over building entries• 2-story entrance height and 20-foot entrance widths• Public art installations• Decorative landscaping or landmark elements such as a row of columnar treesMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsResidential windows should face away from loading areas, docks and trash storage areasThe type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedRooftop EquipmentRooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade levelTable 122-H-1MIXED-USE HIGH: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Dwelling Units per Acre60Maximum Floor Area Ratio (FAR)0.35Applies only to non-residential usesAll accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculationMinimum Lot Area2 acres per project siteMinimum/Maximum Structural and Landscape SetbacksBeach Boulevard, Lincoln Avenue, Orange Avenue: 10 feet minimum; 25 feet maximum for 60% of the linear width of the front of the siteOther public roads: 10 feet minimumRear abutting interior property line, adjacent to single-family residential: 30 feet minimumRear abutting interior property line: 15 feet minimumSide abutting interior property line, adjacent to single-family residential: 30 feet minimumSide abutting interior property line: 10 feet minimumDriveways: 10 feet minimumBetween buildings: 15 feet minimumWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a streetFor building over three stories, the fourth floor and above shall be stepped back as follows:• Minimum of a 10 feet from the required rear setback when adjacent to single-family residential• Minimum of 10 feet from the required front setbackLandscape Requirements within Setback AreasAbutting public rights-of-way, internal roads and alleys:• For ground-floor commercial or live/work units, up to 80 percent of the setback area may be paved• For ground-floor residential, the area between residential patios and the sidewalk/walkway shall be fully landscapedRequired setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening)Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges)Setback areas shall be permanently maintained in a neat and orderly mannerPermitted Encroachments within Setback AreasWalkway connections to building entrancesVehicular and bike access waysPublic art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areasCornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inchesAwnings, canopies and arcadesBalconies may encroach no more than 3 feetAny encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height55 feet4 storiesStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Minimum Ground Floor Height12 feetGround floor heights of more than 12 feet are encouragedOne-story buildings as part of a multi-story development are permitted for a restaurant or other specialty useMinimum Floor AreaStudio units: 550 square feetOne-bedroom units: 650 square feetTwo-bedroom units: 825 square feetThree-bedroom units or more: 1,000 square feetApplies only to residential uses Senior Citizen's Housing is subject to Chapter 18.50Mix of UsesSites less than 2.5 acres in size: Stand-alone residential and non-residential projects are permittedSites 2.5 acres or greater in size: A mix of residential and non-residential uses shall be providedThe mix of uses can be either vertical or horizontalMinimum Requirements for Recreational-Leisure Areas – Residential200 square feet per dwelling unitMinimum DimensionsPrivate areas: 7 feetCommon areas: 20 feetPedestrian walkway width: 4 feetCourtyard internal to a project, or enclosed on at least three sides: 40 feetOpen space and outdoor recreational-leisure areas may be provided by private areas, common areas, or a combination of bothAll common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building siteThe common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areasAll residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the projectAll common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plansMinimum Requirements for Recreational-Leisure Areas – Non-residentialProjects 2 acres or less in size: 500 square feetProjects great than 2 acres in size: 2,500 square feet, plus 500 square feet for every additional 2 acresCommon area minimum dimension: 20 feetApplies to publicly accessible and usable outdoor spaceOutdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may satisfy this requirementPublic plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses, engage residents and visitorsOpen spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open spaceFurniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the projectModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Minimum Requirements for Storage Areas100 cubic feet of general storage area per dwelling unitMay be provided adjacent to private recreational leisure areas, within garages, or in close proximity to the unitTable 122-H-2MIXED-USE HIGH: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignIf adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property lineThere shall be convenient pedestrian access to and from Beach Boulevard from either individual units or a common pedestrian walkwayResidential units shall front or side onto Beach Boulevard, Lincoln Avenue, or Orange AvenueGround floor residential fronting or siding onto an arterial roadway shall be elevated at least 21 inches above the finished grade of the sidewalkGarages and parking areas shall not front onto Beach Boulevard; Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible, consolidated driveways are encouraged along Beach BoulevardBuilding DesignBuilding design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architectureProjecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide "eyes" on the streetAll first floor exterior doors shall be hinged; Sliding glass doors are permitted only above the first floor, and on rear or interior side yard elevation not visible from public rights-of-wayFaçadeStreet wall facades shall be architecturally enhanced; This may be accomplished with arcades, colonnades, recessed entrances, window details, bays, variation in building materials, color and other detailsThe maximum total blank wall area (without windows or entrances) shall not exceed 30% of the first story wall for non-residential and 50% for residentialThe façade detailing of mixed-use buildings shall visually differentiate ground-floor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building topsThe façade detailing of commercial, retail, or live/work entries shall be differentiated from residential entriesFrontage DesignGround floor residential entry stoops, patios, or communal entries shall be elevated at least 21 inches above the finished grade of the sidewalkCanopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lightingBuildings shall be designed to front onto Beach Boulevard, Lincoln Avenue or Orange Avenue with primary ground-floor common entries or individual dwelling unit entries oriented to the street, not to the interior or to a parking lotWhere sites include multiple buildings behind the street front buildings, ground-floor entries may be oriented to internal roads or pedestrian greenwaysFor ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront designMain building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following:• Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface• Located in the center of the façade, as part of a symmetrical overall composition• Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures• Marked or accented by a change in the roofline or change in the roof type• If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses• Primary entries shall have direct access from the sidewalkCorner TreatmentsBuildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as:• Diagonal or curved walls at the corner• Tower elements that is visually distinct from the rest of the building massing• Corner plazas or gathering areas• Lobby canopies, overhangs, or other architectural covering over building entries• 2-story entrance height and 20-foot entrance widths• Public art installations• Decorative landscaping or landmark elements such as a row of columnar treesMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsResidential windows should face away from loading areas, docks and trash storage areasThe type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least three inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedRooftop EquipmentRooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade levelTable 122-I-1NEIGHBORHOOD COMMERCIAL: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Floor Area Ratio (FAR)0.35All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculationMinimum Lot Area1 acre per project siteMinimum/Maximum Structural and Landscape SetbacksBeach Boulevard, Ball Road: 10 feet minimum; 20 feet maximum for 25% of the linear width of the front of the siteRear abutting interior property line, adjacent to single-family residential: 15 feet minimumRear abutting interior property line: 0 feet minimumSide abutting interior property line, adjacent to single-family residential: 15 feet minimumSide abutting interior property line: 0 feet minimumInternal street, driveway, drive aisle or alley: 5 feet minimum with 16 feet minimum for 50% of all buildingsBetween buildings: 0 feet minimumWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanGreater setbacks for entry plazas, courtyards or outdoor dining patios may be permittedOutdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a streetInternal sidewalks and walkways shall include pedestrian amenities such as outdoor dining, seating areas, public art, landscaping and safety bollardsModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Landscape Requirements within Setback AreasSetbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening)Landscaping shall be layered in varying heights to provide interest along street frontagesRequired setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening)Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges)Setback areas shall be permanently maintained in a neat and orderly mannerPermitted Encroachments within Setback AreasWalkway connections to building entrancesVehicular and bike access waysPublic art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areasCornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inchesAwnings, canopies and arcadesFences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setbackSignage in accordance with Chapter 18.44Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height45 feetIf adjacent to single-family residential: 28 feet within 30 feet of the property line shared with single-family residential propertiesStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Minimum Ground Floor Height12 feetGround floor heights of more than 12 feet are encouragedMinimum Requirements for Recreational-Leisure AreasProjects 2 acres or less in size: 500 square feetProjects greater than 2 acres in size: 2,500 square feet, plus 500 square feet for every additional 2 acresCommon area minimum dimension: 20 feetApplies to publicly accessible and usable outdoor spaceYard setbacks may be included in satisfying this requirement if integrated with the design of the open space areaOutdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirementPublic plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitorsOpen spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open spaceFurniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the projectModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Table 122-I-2NEIGHBORHOOD COMMERCIAL: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignSites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the streetLoading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access waysBuilding DesignBuilding design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that styleFaçadeStreet wall facades shall be architecturally enhanced; This may be accomplished with arcades, colonnades, recessed entrances, window details, bays, variation in building materials, color and other detailsThe maximum total blank wall area (without windows or entrances) shall not exceed 30% of the first story wallEach building shall have a distinctive building base, a building middle and building top (eave, cornice, and/or parapet line), all that complement and balance one anotherFrontage DesignCanopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lightingFor ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront designMain building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following:• Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface• Located in the center of the façade, as part of a symmetrical overall composition• Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures• Marked or accented by a change in the roofline or change in the roof type• If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating usesCorner TreatmentsBuildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as:.Diagonal or curved walls at the corner• Tower elements that is visually distinct from the rest of the building massing• Corner plazas or gathering areas• Lobby canopies, overhangs, or other architectural covering over building entries• 2-story entrance height and 20-foot entrance widths• Public art installations• Decorative landscaping or landmark elements such as a row of columnar treesMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsResidential windows should face away from loading areas, docks and trash storage areasThe type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedRooftop EquipmentRooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade levelTable 122-J-1REGIONAL COMMERCIAL: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Floor Area Ratio (FAR)0.35All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculationMinimum Lot AreaNoneMinimum/Maximum Structural and Landscape SetbacksBeach Boulevard, Lincoln Avenue: 10 feet minimum; 20 feet maximum for 60% of the linear width of the front of the siteRear abutting interior property line, adjacent to single-family residential: 15 feet minimumRear abutting interior property line: 0 feet minimumSide abutting interior property line, adjacent to single-family residential: 15 feet minimumSide abutting interior property line: 0 feet minimumInternal street, driveway, drive aisle or alley: 5 feet minimum with 16 feet minimum for 50% of all buildingsBetween buildings: 0 feet minimumWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanGreater setbacks for entry plazas, courtyards or outdoor dining patios may be permittedOutdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a streetInternal sidewalks and walkways shall include pedestrian amenities such as outdoor dining, seating areas, public art, landscaping and safety bollardsModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Landscape Requirements within Setback AreasSetbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening)Landscaping shall be layered in varying heights to provide interest along street frontagesRequired setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening)Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges)Setback areas shall be permanently maintained in a neat and orderly mannerPermitted Encroachments within Setback AreasWalkway connections to building entrancesVehicular and bike access waysPublic art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areasCornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inchesAwnings, canopies and arcadesFences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setbackSignage in accordance with Chapter 18.44Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height45 feetIf adjacent to single-family residential: 28 feet within 30 feet of the property line shared with single-family residential propertiesStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Minimum Ground Floor Height12 feetGround floor heights of more than 12 feet are encouragedMinimum Requirements for Recreational-Leisure AreasProjects 2 acres or less in size: 500 square feetProjects great than 2 acres in size: 2,500 square feet, plus 500 square feet for every additional 2 acresCommon area minimum dimension: 20 feetApplies to publicly accessible and usable outdoor spaceYard setbacks may be included in satisfying this requirement if integrated with the design of the open space areaOutdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirementPublic plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitorsOpen spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open spaceFurniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the projectModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Table 122-J-2REGIONAL COMMERCIAL: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignSites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the streetLoading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access waysBuilding DesignBuilding design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that styleFaçadeStreet wall facades shall be architecturally enhanced; This may be accomplished with arcades, colonnades, recessed entrances, window details, bays, variation in building materials, color and other detailsThe maximum total blank wall area (without windows or entrances) shall not exceed 30% of the first story wallEach building shall have a distinctive building base, a building middle and building top (eave, cornice, and/or parapet line), all that complement and balance one anotherFrontage DesignCanopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lightingFor ground floor retail space, the ground floor elevation exposed to the street shall include a maximum 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront designMain building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following:• Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface• Located in the center of the façade, as part of a symmetrical overall composition• Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures• Marked or accented by a change in the roofline or change in the roof type• If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating usesCorner TreatmentsBuildings shall have a major presence at the corners of arterial intersections to enhance the pedestrian experience, and create character and appropriate massing along the roadway; This includes corner cut-offs, corner entrances, and special architectural elements such as:• Diagonal or curved walls at the corner• Tower elements that is visually distinct from the rest of the building massing• Corner plazas or gathering areas• Lobby canopies, overhangs, or other architectural covering over building entries• 2-story entrance height and 20-foot entrance widths• Public art installations• Decorative landscaping or landmark elements such as a row of columnar treesMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsResidential windows should face away from loading areas, docks and trash storage areasThe type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedRooftop EquipmentRooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade levelTable 122-K-1OFFICE: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Floor Area Ratio (FAR)0.50All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculationMinimum Lot AreaNoneMinimum/Maximum Structural and Landscape SetbacksBeach Boulevard: 10 feet minimum; 20 feet maximum for 60% of the linear width of the front of the siteRear abutting interior property line, adjacent to single-family residential: 30 feet minimumRear abutting interior property line: 0 feet minimumSide abutting interior property line, adjacent to single-family residential: 15 feet minimumSide abutting interior property line: 0 feet minimumInternal street, driveway, drive aisle or alley: 10 feet minimumBetween buildings: 0 feet minimumDoes not apply to expansionsWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Landscape Requirements within Setback AreasSetbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening)Landscaping shall be layered in varying heights to provide interest along street frontagesRequired setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening)Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges)Setback areas shall be permanently maintained in a neat and orderly mannerPermitted Encroachments within Setback AreasWalkway connections to building entrancesVehicular and bike access waysPublic art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areasCornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inchesAwnings, canopies and arcadesFences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setbackSignage in accordance with Chapter 18.44Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height40 feet3 storiesStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Minimum Ground Floor Height12 feetGround floor heights of more than 12 feet are encouragedMinimum Requirements for Recreational-Leisure AreasCommon area minimum dimension: 20 feetApplies to publicly accessible and usable outdoor spaceYard setbacks may be included in satisfying this requirement if integrated with the design of the open space areaOutdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirementPublic plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitorsOpen spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open spaceFurniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the projectModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Table 122-K-2OFFICE: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignSites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the streetLoading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access waysBuilding DesignBuilding design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that styleFaçadeStreet wall facades shall be architecturally enhanced; This may be accomplished with arcades, colonnades, recessed entrances, window details, bays, variation in building materials, color and other detailsThe maximum total blank wall area (without windows or entrances) shall not exceed 30% of the first story wallEach building shall have a distinctive building base, a building middle and building top (eave, cornice, and/or parapet line), all that complement and balance one anotherFrontage DesignCanopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lightingMain building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following:• Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface• Located in the center of the façade, as part of a symmetrical overall composition• Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures• Marked or accented by a change in the roofline or change in the roof type• If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating usesMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsThe type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedRooftop EquipmentRooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade levelTable 122-L-1SEMI-PUBLIC: SITE DEVELOPMENT STANDARDSDevelopment StandardsSpecial ProvisionsMaximum Floor Area Ratio (FAR)1.0All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum floor area ratio coverage calculationMinimum Lot AreaNoneMinimum/Maximum Structural and Landscape SetbacksBeach Boulevard, Orange Avenue: 10 feet minimum; 20 feet maximum for 60% of the linear width of the front of the siteRear abutting interior property line, adjacent to single-family residential: 10 feet minimum for first floor; 30 feet minimum for second story and aboveRear abutting interior property line: 0 feet minimumSide abutting interior property line, adjacent to single-family residential: 10 feet minimum for first floor; 30 feet minimum for second story and aboveSide abutting interior property line: 0 feet minimumInternal street, driveway, drive aisle or alley: 10 feet minimumBetween buildings: 0 feet minimumWhere a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General PlanAdditional setbacks for entry plazas, courtyards or patios may be permittedModifications to setback widths may be allowed subject to the approval of a conditional use permit per subsection 18.122.060.040Landscape Requirements within Setback AreasSetbacks abutting public rights-of-way, internal streets, driveways, drive aisles and alleys shall be improved with landscaping and/or hardscaping in accordance with Chapter 18.46 (Landscaping and Screening)Landscaping shall be layered in varying heights to provide interest along street frontagesRequired setbacks abutting interior property lines and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Chapter 18.46 (Landscaping and Screening)Fences, walls, and hedges shall comply with Section 18.46.110 (Screening, Fences, Walls, and Hedges)Setback areas shall be permanently maintained in a neat and orderly mannerPermitted Encroachments within Setback AreasWalkway connections to building entrancesVehicular and bike access waysPublic art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areasCornices, eaves, belt courses, sills, buttresses and fireplaces may encroach no more than 36 inchesAwnings, canopies and arcadesFences and walls that comply with Section 18.46.110 may encroach into any required street landscape and structural setbackSignage in accordance with Chapter 18.44Any encroachment that conflicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted.Maximum Height55 feetStructures exceeding the maximum height requirement, including architectural elements such as cupolas, spires, towers and other non-habitable features may exceed the maximum height, subject to the approval of a conditional use permit per subsection 18.122.060.040.Minimum Ground Floor Height12 feetGround floor heights of more than 12 feet are encouragedMinimum Requirements for Recreational-Leisure AreasCommon area minimum dimension: 20 feetApplies to publicly accessible and usable outdoor spaceYard setbacks may be included in satisfying this requirement if integrated with the design of the open space areaOutdoor dining areas, plazas, corner gateways or other publicly accessible and usable outdoor space may be included to satisfy this requirementPublic plazas, urban pocket parks, outdoor dining, promenades, public art, and other outdoor public amenities shall be designed to activate ground floor uses and engage visitorsOpen spaces/ recreational-leisure areas shall be appropriately landscaped and provide adequate shade through the placement of trees or other shade devices including umbrellas, awnings, trellises, and canopies that are integrated into the building or over the open spaceFurniture, fixtures, flooring and materials used in open spaces/ recreational-leisure areas shall complement the architectural style of the projectModifications to these standards may be allowed, subject to the approval of a conditional use permit, per subsection 18.122.060.040.Table 122-L-2SEMI-PUBLIC: SITE DESIGN STANDARDSDesign StandardRequirementsGeneral PlanIn addition to the design standards below, the provisions of the Community Design Element of the General Plan shall be used as a general guide during the review of all projectsSite DesignSites with multiple buildings shall be clustered to the extent possible with shared outdoor spaces and with direct pedestrian access between uses, and from parking areas and the streetLoading and unloading areas and collection of refuse shall be located to the rear of the building, screened from view, and shall not obstruct required parking and access waysBuilding DesignBuilding design shall represent a single architectural style; materials, roof pitch, window design, and other details must be consistent with that styleFaçadeStreet wall facades shall be architecturally enhanced; This may be accomplished with arcades, colonnades, recessed entrances, window details, bays, variation in building materials, color and other detailsThe maximum total blank wall area (without windows or entrances) shall not exceed 30% of the first story wallEach building shall have a distinctive building base, a building middle and building top (eave, cornice, and/or parapet line), all that complement and balance one anotherFrontage DesignCanopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 6 feet, adjusted for parkway trees and street lightingMain building entrances shall be easily identifiable and distinguishable from other ground floor entries; Such main building entrances shall include at least one of the following:• Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface• Located in the center of the façade, as part of a symmetrical overall composition• Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures• Marked or accented by a change in the roofline or change in the roof type• If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating usesMaterials and ColorBuildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouragedThe finish, texture, and color of materials shall be compatible with the architectural style of the buildingFront yard fencing shall be low-scale and in an open-view style that is consistent with the architectural style of the buildingWindowsThe type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilationWindows and doors shall be recessed at least 3 inches from the face of the finished exterior wall to achieve sufficient depth and shadow; Flush finish installations, especially stucco, are not permittedWindows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be usedRooftop EquipmentRooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level(Ord. 6453 § 1 (part); December 18, 2018.)