The Traditional Neighborhood Development (TND) zone is designed to implement the General Plan by providing areas that will encourage the positive design features of traditional neighborhoods. The purposes of the TND zone are to:

   A.   Create compact neighborhoods with one or more defined neighborhood centers (or adjacent to an existing center), where the distance between the outer boundary of a neighborhood center and the outer boundary of the neighborhood edge can be walked within about five minutes or is a quarter mile.

   B.   Encourage a mixture of residential and non-residential land uses, within a proximity that encourages walking between them.

   C.   Promote a mixture of housing types, including single-family dwellings, townhouses, courtyard housing, and other multi-dwelling housing types that can accommodate a variety of household sizes, incomes and stages in life.

   D.   Establish an interconnected street network that assists in avoiding traffic congestion by providing a variety of convenient routes for pedestrians and vehicles.

   E.   Create a pedestrian friendly environment by providing streetscapes with design components including street and sidewalk widths, building designs and locations, street trees, and other features that shape the public space of the street in an attractive manner.

   F.   Create public plaza, park and open space areas to provide opportunities for public gathering, recreation, and access to the natural environment.

(Ord. 2358 §22)

   A.   All development and land uses within the TND zoning district shall comply with all of the provisions of this Division VI of Title 19.

   B.   No grading, tree removal, or other construction is allowed on a site zoned TND until a regulating plan and circulation plan have been approved.

   C.   No structure shall be located, constructed, reconstructed, altered, converted, or enlarged, nor shall any structure or land be used other than in compliance with all applicable requirements of this Division, except that the requirements of this Division do not apply to the following activities:

      1.   Interior remodeling. Interior alterations that do not increase the number of rooms or the gross floor area within a structure, or change the use of the structure.

      2.   Repairs and maintenance. Ordinary repairs and maintenance, if the work does not result in any change in the approved building type or a conflict with the building type development standards, as set forth in Chapter 19.86, or an applicable regulating plan, or a change in use of the structure, or the addition to, enlargement or expansion of the structure.

      3.   Emergency Activities. Construction or activities in response to a public emergency, as declared pursuant to chapter 2.68 of this code.

(Ord. 2358 §22)

   A.   All provisions of Division I and Division II of this title shall apply to property zoned TND.

   B.   All provisions of Division III of this Title shall apply to property zoned TND.

   C.   Division IV shall not apply to property zoned TND, except that Chapter 19.40 (Establishment of Zoning Districts) shall apply.

   D.   The following provisions of Division V shall apply to property zoned TND:

      1.   All of Chapter 19.60 (General Property Development and Use Standards) except that sections 19.60.070 (Height measurement and height limit exceptions), and 19.60.090 (Setback regulations and exceptions) shall not apply.

      2.   Chapter 19.62 (Affordable Housing Incentives/Residential Density Bonus).

      3.   Chapter 19.64 (Agricultural Preservation Standards).

      4.   Chapter 19.66 (Foothill Development Standards).

      5.   Chapter 19.68 (Landscaping Standards).

      6.   The following sections of Chapter 19.76 (Standards for Specific Land Uses) shall apply to property zoned TND:

         a.   19.76.020 (Accessory structures). Except, if any requirements set forth in section 19.76.020 conflict with requirements set forth in this Division, the provisions of this Division shall apply.

         b.   19.76.040 (Animals and fowl).

         c.   19.76.060 (Large family day care homes).

         d.   19.76.080 (Garage and yard sales).

         e.   19.76.100 (Guest Houses)

         f.   19.76.110 (Mobile homes/manufactured housing).

         g.   19.76.120 (Outdoor retail sales).

         h.   19.76.140 (Single room occupancy (SRO) facilities).

      7.   Chapter 19.78 (Wireless Telecommunications Facilities).

(Ord. 2358 §22, Ord. 2519 §39)

   An amendment to the zoning map which zones property TND may only be approved if the following findings, in addition to those required by section 19.06.050, are made:

   A.   The site is designated on the General Plan Diagram as Special Mixed Use;

   B.   The site to be zoned TND is either:

      1.   Twenty acres or more in size; or

      2.   Less than 20 acres in size but the application of the TND zoning district will help ensure that the site will be developed in a manner which provides: 1) compatible infill development in terms of mass, scale, building orientations, and street designs, in relation to the existing neighborhood; and 2) a mix of housing types and residential and non-residential uses within the TND site itself or within the TND site and surrounding area.

(Ord. 2358 §22)

   The TND designations established in this Chapter are intended to allow for a transect, a range of population density and building density from more rural to more urban physical conditions within a site zoned TND and to provide for the allocation of building types, street types, development, and land uses to the subzones where they are most appropriate based on their form and the intensity of the use and density of population they accommodate.

   The designations are intended to accommodate a diverse mixture of building types, housing types, and land uses, with the particular mix allowed in each designation based on the relative position of that designation within the rural-to-urban transect.

(Ord. 2358 §22)

   The following designations are established to apply to property zoned TND. These designations are applied to property through the approval of a regulating plan and a circulating plan in compliance with Chapter 19.82.

   A.   Neighborhood Edge (NE). The NE designation is intended primarily for lower density residential development with single-family dwellings, but may also include multi-family dwelling building types such as duplexes, bungalow courts, and courtyard housing, that have a scale and character compatible with single-family dwellings. Building heights may be a maximum of two stories.

   B.   Neighborhood General (NG). The NG designation is intended to provide a wide variety of housing types and densities and limited neighborhood-serving commercial activities. Building heights may be a maximum of three stories.

   C.   Neighborhood Center (NC). The NC designation is intended to provide for civic and public assembly uses, small-scale commercial and mixed-use buildings, together with courtyard housing and other residential buildings at higher densities than in the NG subzone. This designation is intended to accommodate a variety of activities and services within easy walking distance from homes, including daily convenience shopping and personal service needs, and to provide opportunities for public gathering. Building heights may be a maximum of three stories.

   D.   CORE. The CORE designation is intended for the most urban conditions within the TND zone. It is intended to accommodate a mixture of land uses emphasizing ground-floor retail with offices and residential above and to provide for lodging, restaurant, entertainment, and civic uses. Street frontages are pedestrian-oriented, and defined by building facades at the back of the sidewalk, with off-street parking provided in structures or located away from street frontages, behind buildings and includes on-street parking as a component of the total parking program. Buildings may be a maximum of four stories.

   E.   Special District (SD). The SD designation is intended to create areas within a TND zone that are intended for limited types of development and land uses, with less mixing of land use types than in areas assigned the other designations. Allowed building types, frontage types, and land uses are determined through approval of the regulating plan assigning the SD designation to particular property. Maximum building heights shall also be determined through approval of the regulating plan but shall not exceed a maximum of three stories.

(Ord. 2358 §22)

   A.   A parcel or building having a particular TND designation shall be occupied by only the land uses allowed by Table 6-1 for property so designated. Uses permitted on property designated SD shall be determined through the approval of the regulating plan assigning the SD designation.

   B.   Standards for specific land uses. Where the last column in Table 6-1 includes a chapter or section number, the regulations in the referenced chapter or section also apply to the use.

(Ord. 2358 §22, Ord. 2511, §14)

 

(Ord. 2511, §14, Ord. 2553 §5)

   This chapter sets forth the procedures to apply for the necessary approvals for the development of property in the TND zoning district.

(Ord. 2358 §22)

   No development may occur, or use be established, on property zoned TND until a regulating plan and circulation plan governing that property has been approved.

(Ord. 2358 §22)

   If the subdivision of property zoned TND is proposed, an application for a regulating plan and circulation plan shall be submitted concurrently with the application for the subdivision of that property.

(Ord. 2358 §22)

   The following information is required to be submitted as a part of all applications for a regulating plan and circulation plan for the development of property zoned TND.

   A.   Regulating Plan.

      1.   The TND designations to be applied to all properties subject to the regulating plan. Such designations shall be depicted relative to proposed streets and property lines, so that the designations applicable to private parcels within the plan area can be readily and accurately determined;

      2.   Proposed open space elements;

      3.   Sites reserved for civic buildings, if any;

      4.   Any locations in which specific frontage types will be required. If specific frontage types are not required for any locations, then all frontage types allowed on property with the applicable TND designation shall be allowed;

      5.   Any proposed modifications to the build-to lines or setbacks for the building types described in Chapter 19.86 and the locations for which such modifications are proposed;

      4.   Any proposed building-types and frontage types which are in addition to those set forth in Chapters 19.84 and 19.86. The information submitted for each proposed additional building type shall include the same categories of information as provided for the allowed building types included in Chapter 19.86;

      6.   If an application for a regulating plan proposes any sites to be designated SD, the specific uses proposed and the locations of those uses, the building types and frontages to be permitted, and bicycle and vehicle parking requirements for each of the proposed uses; and

      7.   All of the above information shall be depicted on a map, to scale, which is accurate and legible.

   B.   Circulation Plan.

      1.   The layout of proposed streets and other thoroughfares within the plan area, including the Emergency Response Network, as required by Chapter 19.90;

      2.   The thoroughfare type designation for each street segment shown on the plan, all of which shall comply with the standards referenced in Chapter 19.90 and set forth in Title 18R; and

      3.   A map, to scale, which is accurate and legible and which shows all primary and secondary streets that make up the Emergency Response Network and supporting information showing compliance with all emergency response requirements as required by this Division.

(Ord. 2358 §22)

   Upon receipt, in proper form, of an application for a regulating plan and circulation plan, a public hearing shall be set in compliance with chapter 19.10 (Noticing and Public Hearings) for planning commission review.

(Ord. 2358 §22)

   Following a public hearing, the planning commission may approve a regulating plan and circulation plan, with or without conditions, only if all of the following findings can be made:

   A.   The regulating plan and circulation plan are consistent with the City’s General Plan.

   B.   The regulating plan proposes TND designations for the properties at the edge of the regulating plan area which would provide for development that would be compatible with the character of existing and future adjacent uses.

   C.   The locations of the proposed TND designations will result in the creation of compact neighborhoods with one or more defined centers, or adjacent to an existing center, where the distance between the outer boundary of a neighborhood center and the outer boundary of the neighborhood edge is approximately a quarter mile.

   D.   The TND designations proposed by the regulating plan are situated in a manner that encourages a mixture of residential and non-residential building types, within a proximity that encourages walking between them, and which promotes a mixture of housing types.

   E.   The regulating plan has identified open space areas that provide opportunities for public gathering, recreation and/or access to the natural environment such that they are located within a 3-minute walk of 90 percent of the properties which are proposed for development with dwelling units.

   F.   The circulating plan establishes an interconnected street network that will assist in avoiding traffic congestion by providing for a variety of convenient routes for pedestrians and vehicles, and that complies with the emergency network standards set forth in chapter 19.90.

(Ord. 2358 §22)

   A site zoned TND may be developed in phases and pursuant to more than one final subdivision map, regulatory plan and circulation plan. An application to subdivide a portion of a site zoned TND shall include a master plan for all undivided portions of the site which shall include:

   A.   A schematic layout of street right of ways to demonstrate the connections of primary emergency response network streets through the future subdivision. Final street alignments shown on subsequent tentative subdivision maps and regulating plans shall be substantially the same as the streets alignments shown on the master plan schematic; and

   B.   Schematic TND designation boundaries relative to the schematic street network. Subsequent regulating plan applications may request a shift of the these designations up or down one designation from that shown on the Master Plan.

   When applications for approval of subdivision maps and regulatory plans are phased in this manner, the provisions of the master plan may be required to be set forth in a development agreement between all the property owners of the site and the City. If required, no final map shall be recorded on any portion of the site until such an agreement is approved by the City and recorded.

   For purposes of this section, a “site zoned TND” shall mean all contiguous properties zoned TND, whether or not owned by the same person and whether or not separated by streets, public property, or natural features.

(Ord. 2358 §22)

   Revisions to a regulatory plan which are minor in nature may be approved by the director. Minor revisions are those which are of limited scope and do not create significant impacts regarding aesthetics, land use, traffic or utilities or services. All other revisions shall be approved by the planning commission.

(Ord. 2358 §22)

   This chapter prescribes building height and frontage types applicable to each TND designation. The standards are intended to ensure a purposeful relationship between buildings and the public realm across the transect provided by the designations.

(Ord. 2358 §22)

   A.   Table 6-2 identifies the maximum number of stories and maximum building heights allowed on properties designated with each TND designation. Maximum heights for specific building types are set forth in Chapter 19.86.

   B.   For purposes of determining the maximum building height pursuant to this Division, the number of stories in a building shall not include a raised basement or inhabited attic. The height in feet shall be measured from the grade at the finished sidewalk adjacent to the building frontage to an imaginary plane located the allowed number of feet above and parallel to the grade at the finished sidewalk.

(Ord. 2358 §22)

 

 

   Table 6-3 identifies the frontage types allowed on properties with specific TND designations.

(Ord. 2358 §22)

 

   A.   Common Yard. The building façade is set back substantially from the front property line. The resulting front yard is unfenced and is visually continuous with adjacent yards, supporting a common landscape. The deep setback provides a buffer from higher speed thoroughfares.

   B.   Porch and Fence. The building façade is set back from the front property line with an attached porch that may encroach into the setback. A fence at the property line defines the private space of the yard. Each porch shall be a minimum of eight feet deep.

   C.   Dooryard or Light Court. The building façade is set back from the front property line by an elevated terrace or a sunken light court. This type buffers residential use from urban sidewalks and protects the private yard from public encroachment. In more urban zones, the terrace may be suitable for conversion to outdoor café space.

   D.   Forecourt. A portion of the building façade is close to the front property line and the central portion is set back. Large trees within a forecourt may overhang the sidewalk.

   E.   Stoop. The building façade is close to the front property line with the first story elevated above the sidewalk. The entrance is usually an exterior stair and landing.

   F.   Shopfront. The building facade is aligned close to the property line with the building entrance at sidewalk grade. This type is conventional for retail use. It requires a substantial glazing area at the sidewalk level, and an awning that may overlap the sidewalk.

   G.   Gallery. The building facade is aligned close to the property line with an attached cantilevered shed or a lightweight colonnade overlapping the sidewalk. The gallery shall be no less than 10 feet wide and may overlap the whole width of the sidewalk to within two feet of the face of the curb.

   H.   Arcade. The building facade is a colonnade that overlaps the sidewalk, while the facade at sidewalk level remains at the property line. The arcade shall be no less than 12 feet wide and may overlap the entire width of the sidewalk to within two feet of the face of the curb.

   Frontages which place occupied space over the sidewalk such as balconies, galleries, arcades or conditioned bays, shall be placed over private walks for which a grant of easement for public access has been required.

(Ord. 2358 §22)

   The building type standards in this Chapter determine the allowed building disposition and massing, frontage design, primary pedestrian access, vehicle access, parking, and services, and open space and landscaping design requirements for each of the building types allowed in the TND zone.

(Ord. 2358 §22)

   The build-to and setback lines set forth in this Chapter for individual building plans may be modified pursuant to an approved regulatory plan.

(Ord. 2358 §22)

   Unless provided otherwise in relation to a specific building type, whenever a property abuts an alley, all services, including all utility access, above-ground equipment and trash containers shall be located in, and accessed from, the alley.

(Ord. 2358 §22)

   All buildings built on corner lots shall be designed so that equal architectural treatment is given to both street frontages.

(Ord. 2358 §22)

   A.   Primary building types. Only the building types allowed by Table 6-4 may be constructed on properties with the specified TND designations, except where additional types are approved in compliance with subsection B, below.

   B.   Additional building types. An application for a regulatory plan may include proposed building types in addition to those provided by this chapter.

(Ord. 2358 §22)

 

   P=Permitted

   A.   An edgeyard house is designed as a residence for one household, with its primary entrance accessed from the fronting sidewalk through a shallow front yard. The rear yard serves as the main yard for residents. An edgeyard house may be used for more than one residence or for other than residential purposes where allowed by the applicable TND designation. An Edgeyard house shall be placed on a site as set forth in Table 6-5.

 

   B.   Frontage types of common yard or porch and fence are preferred.

   C.   On-site parking shall be accessed from an alley and may be in a garage, carport or uncovered parking spaces. Garages may be attached or detached.

   D.   A minimum of one tree, 15 gallon, or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   A garage is a one-story residential accessory structure enclosing parking spaces. A carriage house is a second floor above a garage that is a residential unit accessory to a primary single dwelling on the same site. Notwithstanding, a garage or garage with carriage house may be occupied by other uses allowed by the applicable TND designation. A garage or garage with carriage house shall be placed on a site as set forth in Table 6-6.

 

 

   B.   A garage may be attached to, or detached from the primary dwelling. A garage with carriage house shall be detached.

   C.   Window placement and/or materials in the upper story of a carriage house shall preserve the privacy of the primary dwelling, the primary dwelling on adjoining lots, and associated side and rear yards.

   D.   The main entrance to a carriage house shall be directly from and face the side street, alley or adjacent parking area.

   E.   On-site parking shall be accessed from an alley.

(Ord. 2358 §22)

   A.   A sideyard house is designed as a residence for one household, with its primary entrance accessed from the fronting sidewalk through a front or side yard. Buildings located on a lot are designed to create a narrow “inactive” yard on one side of the building, and a wider “active” yard on the other side. The side yard serves as the main yard for residents. An exclusive use easement for the inactive yard is typically granted to the adjoining lot. A sideyard house may be used for more than one residence or for other than residential purposes where allowed by the applicable TND designation. A sideyard house shall be placed on a site as set forth in Table 6-7.

 

   B.   A gallery or porch shall extend along the building wall facing the active side yard from the front façade no less than 50 percent of the length of the building.

   C.   On a corner lot, the active yard of the sideyard house shall abut the street.

   D.   Windows facing the inactive yard shall be small and have a high sill height, typically 6 feet above the finished floor, or have translucent glazing.

   E.   Frontage types shall be porch and fence, dooryard or stoop.

   F.   The main entrance to each unit shall be accessed either directly from and face the street, or from the active sideyard. If the main entrance is from the active sideyard, the frontage type requirements shall not apply.

   G.   On-site parking shall be accessed from an alley and shall be in a garage, carport, or uncovered parking spaces. Garages may be attached to, or detached from the dwelling.

   H.   The active side yard shall be at least 12 feet wide along at least 50 percent of the building length. The active sideyard shall be enclosed by a wall or hedge no more than seven feet high.

   I.   A minimum of one tree, 15 gallon or larger, shall be planted in each active sideyard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   A cottage is designed as a residence for one household. It may be built as a single dwelling, as an accessory unit or in a bungalow court. A cottage may be used for other than residential purposes where allowed by the applicable TND designation. A cottage built as a single dwelling not located in a bungalow court shall be placed on a site as set forth in Table 6-8.

 

   B.   The preferred frontage type is porch and fence.

   C.   A rear yard no less than 15 percent of the area of the lot and no less than 15 feet in width and depth shall be required

   D.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered parking spaces. Garages may be attached to, or detached from the building.

   E.   A minimum of one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

   F.   A cottage built as an accessory dwelling unit shall be located at least 8 feet behind the main dwelling unit and shall have a dedicated usable open space of at least 100 square feet with a minimum dimension of 8 feet on one side.

(Ord. 2358 §22, Ord. 2511 §15)

   A.   A courtyard house is designed as a residence for one household with the primary entrance from an interior courtyard accessed from a side yard walkway. A courtyard house may be used for other than residential purposes when allowed by the applicable TND designation. A courtyard house shall be placed on a site as set forth in Table 6-9.

 

   B.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered parking spaces. A garage may be attached to, or detached from the building.

   C.   A minimum of one tree, 15 gallon or larger, shall be planted in each courtyard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   A bungalow court is four or more cottage units arranged around a shared central court or center walk, with pedestrian access to the units from the courtyard and/or fronting street. Cottages within a bungalow court may be used for other than residential purposes when allowed by the applicable TND designation. Cottages in a bungalow court shall be placed on a site as set forth in Table 6-10.

 

   B.   Common open space shall be provided in the form of an entrance court or walk of at least 15 percent of the total lot area and each cottage shall have a private or semi-private yard of at least 150 square feet which may be located in a side yard, the rear yard, or adjacent to the courtyard, or center walk.

   C.   The main entrance to each building shall face the center court or walk.

   D.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered parking spaces. A garage may be attached to, or detached from a building.

   E.   A minimum of one tree, 15 gallon or larger, shall be planted in each rear yard prior to issuance of a building permit.

(Ord. 2358 §22)

   A.   A three-six plex is a structure containing three to six dwelling units that are accessed from common or individual entrances and stairs. A three-six plex shall be placed on a site as set forth in Table 6-11. A three-six plex building may be occupied by nonresidential uses when permitted by the applicable TND designation.

 

   B.   Porch and fence is the preferred building frontage type.

   C.   Access to individual units may be by individual or shared entry, interior stair, or exterior stair from the rear yard.

   D.   On-site parking may be in a garage, carport or uncovered surface parking. When on-site parking is in a garage or carriage house, it may be attached to or detached from the primary building. When on-site parking is in a carport the structure shall be detached from the primary building.

   E.   Rear yards shall be no less than 15 percent of the area of each lot and no portion of a rear yard shall be less than 18 feet in width or depth; however, if the lot fronts a park or green, or if the lot has been designated NC, no rear yard shall be required.

   F.   A minimum of one tree shall be planted in each rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   A structure containing four or more dwellings that are accessed from a common entrance, lobby and stair. A mansion flats building may be used for non-residential uses as permitted by the applicable TND designation. A mansion flats building shall be placed on a site as set forth in Table 6-12.

 

   B.   The frontage type porch and fence is preferred.

   C.   The main entrance to a mansion flat shall be accessed directly from and face the street. Access to individual units is by interior stair, or exterior stair from the rear yard.

   D.   On-site parking shall be accessed from an alley and may be in a garage, carport or uncovered surface parking area which may be attached to or detached from the mansion flat. On-site parking spaces shall be located a minimum of 60 feet from the back of the sidewalk on properties with the TND designations NE and NE and a minimum of 18 feet from the back of the sidewalk on properties with the TND designation NC .

   E.   A minimum of one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   Rowhouses are attached single-family dwellings on individual lots, which share common walls with one or two adjacent units. Rowhouse buildings may be used for other than residential uses where allowed by the applicable TND designation. A rowhouse shall be placed on a site as set forth in Table 6-13.

 

   B.   Groups of rowhouses shall be between three and six attached units.

   C.   Porch and fence, stoop or dooryard are the preferred frontage types.

   D.   The main entrance to each unit shall be accessed directly from and face the street, a courtyard or paseo. The entrance to a rowhouse unit on a corner lot may be on either frontage street.

   E.   On-site parking shall be accessed from an alley and shall be in a garage, carport, or uncovered surface parking or may be incorporated as part of the building as tuck-under parking or any combination of the above and may be attached to or detached from the dwelling.

   F.   If a rear yard is provided, a minimum one tree, 15 gallon or larger, shall be planted in the rear yard prior to the issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   Tuck-under rowhouses are rowhouses which have garages in the rear portions of the first floor. Tuck-under rowhouse buildings may be used for other than residential uses where allowed by the applicable TND designation. A tuck-under rowhouse shall be placed on a site as set forth in Table 6-14.

 

   B.   Groups of tuck-under rowhouses may be as small as two up to a group which covers an entire block frontage.

   C.   Porch and fence, stoop or dooryard are the preferred frontage types.

   D.   The main entrance to each unit shall be accessed directly from and face the street, a courtyard or paseo. The entrance to a rowhouse unit on a corner lot may be on either frontage street.

   E.   On-site parking shall be accessed from an alley and shall be in a garage incorporated as part of the building.

   F.   If a rear yard is provided, a minimum one tree, 15 gallon or larger, shall be planted in the rear yard prior to the issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   Live-work buildings integrate a housing unit and working space within a rowhouse. A live-work unit shall be placed on a site as set forth in Table 6-15.

 

   B.   Rear yards are not required; however if a garage is detached from the dwelling, a yard space which has a minimum 12 feet in depth shall be required.

   C.   A frontage type of dooryard or light court is required in NG and shopfront, with or without dooryards, is required in NC and CORE.

   D.   Each live-work building shall be designed with commercial or flex space on the ground floor frontage which is oriented toward the fronting street.

   E.   The main entrance to the ground floor commercial or flex space shall be directly from and face the street. Access to the residence portion of the building may be either through the working space or provided by a separate entrance at the street frontage or from a side courtyard.

   F.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered surface parking. Garages may be attached to or detached from the principal building.

   G.   If a rear yard is provided, one tree, 15 gallon or larger, shall be planted prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   A small apartment building is a structure containing multiple dwellings that are accessed from a common entrance, lobby, and stair. Ground floor and second floor units may also be accessed directly from the sidewalk. A small apartment building shall be placed on a site as set forth in Table 6-16.

 

   B.   Frontage types shall be dooryard, porch and fence or stoop.

   C.   The main entrance to each ground floor dwelling shall be accessed directly from and face the street. On corner lots, entrances may be on both frontages. Access to upper floor dwellings is by a stair, which may be open or enclosed.

   D.   On-site parking shall be accessed from an alley and may be in an underground garage, surface lot or tuck-under parking, or a combination of any of the above, which may be attached to or detached from the building.

   E.   When a rear yard is provided, one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   A structure containing five or more dwellings that are accessed from a common entrance. Ground floor units may also be accessed directly from the sidewalk. An apartment building may be occupied by other than residential uses where allowed by the applicable TND designation. An apartment building shall be placed on a site as set forth in Table 6-17.

 

   B.   Frontage types shall be dooryard, porch and fence or stoop.

   C.   The main entrance to each ground floor dwelling is accessed directly from and faces the street, a courtyard, paseo or lobby and corridor. Access to upper floor dwellings is by stair and or elevator, which may be open or enclosed.

   D.   On-site parking shall be accessed from an alley and may be in an underground garage, surface lot, detached garage, or tuck-under parking, or a combination of any of the above.

(Ord. 2358 §22)

   A.   A courtyard apartment building is a group of dwelling units arranged to share one or more common courtyards, where the individual units are townhouses or rowhouses, flats, or flats located over or under flats or townhouses. A courtyard apartment building shall be placed on a site as set forth in Table 6-18.

 

   B.   Frontage types shall be porch and fence, stoop, or dooryard. Arcades and galleries are allowed within courtyards, but shall not encroach into the required minimum width of a courtyard.

   C.   Balconies, bay windows, chimneys, cantilevered rooms, and eaves may encroach into required setbacks as allowed by applicable building code provisions.

   D.   Stoops up to 3 feet in height and dooryards up to 2 feet in height may be placed above subterranean parking, provided that they are appropriately landscaped and scaled to the street and building.

   E.   The main entrance to each ground floor dwelling unit shall be directly from a common courtyard or the street. Access to second-story dwellings shall be through an open or roofed stair. Elevator access may be provided between a garage and podium only.

   F.   On-site parking may be in an underground garage, surface parking, tuck-under parking, or above-ground garage, or a combination of any of the above. Dwellings may have direct or indirect access to their parking stalls, or direct access to stalls enclosed within the garage. Parking entrances to subterranean garages and/or driveways shall be located as close as possible to the side or rear or each lot.

   G.   In 40-foot wide courtyards, frontages and architectural projections are permitted on two sides of the courtyard. In 30-foot wide courtyards, they are permitted on one side.

   H.   Private patios may be provided at side yards, rear yards and courtyards.

   I.   When multiple courtyards are provided, the courtyards shall be connected to each other and to the public way by passages, which may be open or covered by upper floors.

(Ord. 2358 §22)

   A.   An urban multi-story residential building that stacks a loft unit with mezzanine over or under a single-story flat. The building may also be occupied by the non-residential uses as allowed by the applicable TND designation. A loft building shall be placed on a site as set forth in Table 6-19.

 

   B.   Rear yards are not required; however, if a garage is detached from the building, a yard with a minimum depth of 12 feet shall be required.

   C.   Loft buildings may be attached, or detached with a side courtyard.

   D.   Frontage types shall be stoop or dooryard.

   E.   The main entrance to ground floor units shall be accessed directly from and face the street. Upper floor units shall be accessed by a stair through a separate entrance at the street frontage.

   F.   On-site parking shall be accessed from an alley and may be in a tuck-under garage, underground garage, above-ground garage, surface parking, or any combination of above.

   G.   If a rear yard is provided, one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   An urban multi-story building with retail or office space on the ground floor and residential or office use in the loft unit with mezzanine above. A mixed-use loft building shall be placed on a site as set forth in Table 6-20.

 

   B.   Mixed-use loft buildings may be attached, or detached with a side courtyard.

   C.   The frontage type of shopfront shall be required.

   D.   The main entrance to the ground floor space shall be accessed directly from and face the street. Upper floor units shall be accessed by a stair through a separate entrance at the street frontage. If used as a live-work unit, an additional entrance to the upper residential unit may be provided within the associated work space on the ground floor.

   E.   On-site off-street parking shall be accessed from an alley and may be in a tuck-under garage, underground garage, above-ground garage, surface parking, or any combination of the above.

   F.   A rear yard is not required; however, if a garage is detached from the building, a yard with a minimum depth of 12 feet shall be required. If a rear yard is provided, one tree, 15 gallons or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor with an optional mezzanine. A small single-story shopfront building shall be placed on a site as set forth in Table 6-21.

 

   B.   Groups of shopfront buildings shall be from three to six units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of shopfronts, galleries and arcades are preferred.

   D.   The main entrance to a shopfront building shall be directly from the street.

   E.   On-site parking may be in a surface lot, parking structure, tuck-under parking, or a combination of any of the above.

(Ord. 2358 §22)

   A.   A single-story building designed for occupancy by retail uses along the public street. Where the principal single-story building does not present at least 60 percent storefront frontage, shopfront liner buildings shall be used. The mixed-use liner buildings may be occupied by retail or office uses on the ground floor and residential or office uses on the floors above, as allowed by the applicable TND designation. A large single-story shopfront building shall be placed on a site as set forth in Table 6-22.

 

   B.   Frontage types shall be shopfronts, galleries and arcades.

   C.   The main entrance to each ground floor shopfront shall be directly from the street except that the main entrance may face a parking lot at the interior of the block if an arcade open to the street is used.

   D.   On-site parking shall be accessed from an alley and may be surface or structured parking, or a combination of both.

   E.   Loading docks shall be accessed from an alley or a surface parking lot which is accessed from the alley.

   F.   Landscaping shall be provided within the planter area between the sidewalk and the screening street wall.

(Ord. 2358 §22)

   A.   A building designed for occupancy by retail services on the ground floor, with office uses or dwelling units on the upper floors. The drive-thru lane and windows and service bays shall be located at the block interior. A Mixed-Use Building with Drive-thru or Service Bays shall be placed on a site as set forth in Table 6-23.

 

   B.   Frontage types of shopfronts, galleries, and arcades are preferred.

   C.   The main entrance to each ground floor retail use shall be directly from the street.

   D.   Pedestrian walkways that intersect the drive-through drive aisles shall have clear visibility and be emphasized by enhanced paving or markings.

   E.   Drive-through aisles shall have a minimum 15-foot interior radius at curves and a minimum 12-foot width, unless an alternative is approved by the public works director. Each drive through aisle shall provide sufficient stacking area at the minimum of 20 feet per vehicle in advance of the service window or automated teller machine (ATM), to accommodate a minimum of six vehicles. In lieu of this standard, an interior traffic study which models vehicular queuing may be prepared for City review and approval. The stacking area shall not interfere with other on-site circulation and parking facilities.

   F.   All service areas, trash storage areas, and ground-mounted and roof-mounted mechanical equipment shall be screened from ground-level view from adjacent properties or public rights-of-way.

   G.   Menu boards shall not exceed 24 square feet in area, with a maximum height of 6 feet.

   H.   Drive-through restaurants within an integrated shopping center shall have an architectural style and project design consistent with the theme established in the center. The architecture of any drive-through restaurant shall provide compatibility with surrounding uses in terms of form, materials, color, landscaping, and scale.

   I.   Entrances to residential portions of the building shall be through a street level lobby or through an individual entrance accessible from the street or through a side door yard. Where a common lobby and stair or elevator is used, interior access to each dwelling shall be through a corridor.

   J.   On-site parking shall be accessed from an alley or drive lane and shall be surface parking.

(Ord. 2358 §22, Ord. 2439 §190)

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors used for those uses or for dwelling units. A mixed-use building shall be placed on a site as set forth in Table 6-24.

 

   B.   Groups of mixed-use buildings shall be between three and six attached units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of shopfront, galleries, and arcades are preferred.

   D.   The main entrance to each ground floor use shall be directly from the street.

   E.   Entrance to residential portions of the building shall be through a street level lobby or through a podium lobby accessible from the street or through a side yard or courtyard.

   F.   Where there are common lobbies for residential units, interior access to each dwelling shall be through a corridor.

   G.   On-site parking shall be accessed from an alley and shall be in an underground garage or may be surface or tuck under parking, or a combination of any of the above.

(Ord. 2358 §22)

   A.   A large mixed use building is designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors also used for those uses or for dwelling units. A large mixed-use building shall be placed on a site as set forth in Table 6-25.

 

   B.   Frontage types of shopfronts, galleries, and arcades are preferred.

   C.   The main entrance to each ground floor shopfront shall be directly from the street.

   D.   Entrances to residential portions of the buildings shall be through a street level lobby, or through a podium lobby accessible from the street or through a side yard. Where common lobbies are employed, interior access to each dwelling shall be through a corridor.

(Ord. 2358 §22)

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors also used for those types of uses or for dwelling units. A tower shall be integrated into the mass of the building, either at the corner or in the front center of the building. A large mixed-use building shall be placed on a site as set forth in Table 6-26.

 

   B.   Buildings on corner lots shall place the tower on the corner.

   C.   All towers shall be designed and constructed in a manner that would permit an antenna for wireless telecommunications facilities to be located within the tower.

   D.   Frontage types of shopfronts, galleries, and arcades are preferred.

   E.   The main entrance to each ground floor commercial or shopfront shall be directly from the street.

   F.   Entrances to residential portions of the building shall be through a street level lobby or through a podium lobby accessible from the street or through a side yard.

   G.   On-site parking may be in an underground garage or may be surface or tuck-under parking, or a combination of any of the above.

(Ord. 2358 §22)

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors also for those uses or for dwelling units. The building is designed to shield surface and structured parking from view at the street. A mixed-use liner building shall be placed on a site as set forth in Table 6-27

 

   B.   Groups of liner buildings shall be from three to six attached units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of shopfronts, galleries, and arcades are preferred.

   D.   The main entrance to each ground floor shopfront shall be directly from the street.

   E.   Entrance to residential portions of the building shall be through a street level lobby, or through a podium lobby accessible from the street or a side yard, or through individual entrances from the street. Where common lobbies are employed, interior access to each dwelling shall be through a corridor.

   F.   On-site parking shall be accessed from an alley and shall be covered or uncovered surface parking.

(Ord. 2358 §22)

   A.   A multi-story building designed for residential occupancy with a tuck-under garage or open tuck-under parking stalls on the ground floor. When the building is located at a corner and tuck-under parking is not feasible, a live-work configuration shall be used. The building is designed to shield surface parking from view at the street. A residential liner building shall be placed on a site as set forth in Table 6-28.

 

   B.   Groups of residential liner buildings shall be between three and six attached units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of stoops and dooryards are preferred.

   D.   The main entrance shall be through a street level doorway.

   E.   On-site parking shall be accessed from an alley and may be tuck-under surface parking or surface parking where tuck-under parking is not feasible.

   F.   Landscaping shall be provided in raised planters between the front building facade and the sidewalk.

(Ord. 2358 §22)

   A.   A building designed for occupancy by office uses on all floors. An office building shall be placed on a site as set forth in Table 6-29

 

   B.   Frontage types of shopfronts, galleries, and arcades are preferred.

   C.   The main entrance to the ground floor shall be directly from the street.

   D.   On-site parking shall be accessed from an alley and may be in an underground garage or surface or tuck-under parking, or a combination of any of the above.

(Ord. 2358 §22)

   A.   A multi-story structure designed for parking, with multi-story mixed-use liner buildings shielding the parking structure from view at the street. A parking structure with mixed- use liner buildings shall be placed on a site as set forth in Table 6-30.

 

   B.   Groups of liner buildings shall be one or two attached units when attached to the parking structure, or three to six attached units when not attached to the parking structure, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of shopfronts, galleries, and arcades are preferred.

   D.   The main entrance to each ground floor shopfront of all the liner buildings shall be directly from the street.

   E.   The pedestrian entrance to the parking structure shall be accessed directly from and be set back from the street.

   F.   Common entrances to residential portions of the liner buildings shall be through a street level lobby, a podium lobby accessible from the street or a side yard or through individual street level entrances. Where common lobbies are employed, interior access to each dwelling shall be through a corridor.

   G.   On-site parking shall be within the parking structure.

(Ord. 2358 §22)

   A.   A structure designed for occupancy by retail, service and/or office uses as well as parking on the ground floor, with upper floors used for parking. Ground floor parking is shielded from view at the street by inset shopfronts. A parking structure with inset shopfront buildings shall be placed on a site as set forth in Table 6-31.

 

   B.   Frontage types of shopfronts and arcades are preferred.

   C.   The main entrance to each ground floor shopfront shall be directly from the street. The pedestrian entrance to the parking structure shall be accessed directly from and be set back from the street.

   D.   On-site parking shall be in the parking structure.

(Ord. 2358 §22)

   A.   A building designed for occupancy by retail services on the ground floor, with upper floors used for office and/or dwelling units. A Mixed-Use Building with Gas and Pump Canopy shall be placed on a site as set forth in Table 6-32.

 

   B.   Buildings shall be singular at an intersection corner with no attached units.

   C.   Frontage types of shopfronts, galleries, and arcades are preferred.

   D.   The main entrance to each ground floor retail shall be directly from the gas pumps at the block interior.

   E.   All exterior light sources, including canopy, perimeter, and flood, shall be energy- efficient, stationary, and shielded or recessed within the roof canopy to ensure that all light is directed away from adjacent properties and public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic hazard, be used as an advertising element, or adversely affect adjacent properties, in compliance with Section 19.60.050 (Exterior lighting).

   F.   Openings of service bays shall be designed to minimize the visual intrusion onto adjacent properties.

   G.   Entrance to residential portions of the building shall be through a street level lobby, or through an individual entrance accessible from the street or through a side door yard. Where a common lobby and stair or elevator is used, interior access to each dwelling shall be through a corridor.

   H.   Parking and services shall be accessed from an alley or drive lane.

   I.   On-site parking shall be surface parking.

(Ord. 2358 §22)

   A.   A building designed to accommodate light manufacturing and heavy commercial uses, with a screened outdoor area for shipping and deliveries by heavy trucks and off street parking. A dock height commercial building shall be placed on a site as set forth in Table 6-33.

 

   B.   Frontage types of shopfronts, galleries and arcades are preferred.

   C.   The main pedestrian entrance to the ground floor shall be directly from the street.

   D.   The dock yard area shall be screened from view by a decorative masonry street wall with a maximum height of 5 feet located 5 feet from the back of the street sidewalk. Landscaping shall be provided within a 5-foot planter area between the sidewalk and the masonry street wall.

   E.   On-site parking and loading bays shall be in the dock yard area. Parking and services shall be accessed from within the dock yard, or from an alley. The vehicle entrance to the dock yard may be from either an alley or from the street through an entrance not to exceed a width of 30 feet.

(Ord. 2358 §22)

   A.   A building designed to accommodate light manufacturing and heavy commercial uses, with a screened outdoor area for shipping and deliveries by heavy trucks. A dock height commercial building with liner shall be placed on a site as set forth in Table 6-34.

 

   B.   Frontage types of shopfronts, galleries, and arcades are preferred.

   C.   The main pedestrian entrance to the ground floor shall be directly from the street.

   D.   The dock yard area shall be screened from view by a decorative masonry street wall with a maximum height of 5 feet, located 5 feet from the back of the street sidewalk. Landscaping shall be provided within a 5-foot planter area between the sidewalk and the screening street wall.

   E.   On-site parking and loading bays shall be in the dockyard area. Parking and services shall be accessed from within the dockyard or an alley.

(Ord. 2358 §22)

   Buildings used for civic uses may be a building type provided for in this chapter, or an alternative building type as approved by an applicable regulatory plan.

(Ord. 2358 §22)

   A.   A multi-story building designed for civic uses with an attached tower in the front. A civic building with projecting tower shall be placed on its site, and designed and constructed as set forth in Table 6-35.

 

   B.   Frontage types shall be as permitted by the applicable TND designation or as specified in the applicable regulatory plan.

   C.   All towers shall be designed and constructed in a manner that would permit an antenna for wireless telecommunications facilities to be located within the tower.

   D.   The main entrance to the ground floor shall be from the street.

   E.   On-site parking shall be in an underground garage, or may be surface or structural parking, or a combination of any of the above.

(Ord. 2358 §22)

   This Chapter provides the requirements and standards for vehicle and bicycle parking within the TND zoning district.

(Ord. 2358 §22)

   A.   Vehicular parking shall be provided as required and may be reduced for mixed use as set forth in section 19.88.050.

   B.   Required minimum parking for all residential uses on property designated NE and NG shall be provided on-site.

   C.   On street parking spaces along the frontage lines that correspond to each lot shall be counted toward the parking requirement of the building on the lot. This does not apply to parking required for residential uses on properties designated NE and NG.

   D.   Required parking for uses on properties designated NC and CORE may be provided in surface parking lots or parking structures within one-quarter mile of the site served. Off-site parking may be located at a more remote site, when approved by a use permit. All off-site parking shall be subject to approval by the director of a suitable long-term lease, or other binding agreement, which is recorded and which guarantees that the parcel containing the use or structure for which the parking is being provided has an irrevocable right to utilize the identified parcel for parking.

   E.   The location of parking on each site and the manner in which it is accessed shall be as specified for each building type in Chapter 19.86 or, for building types not listed in Chapter 19.86, as specified in the applicable regulating plan.

   F.   Parking lots shall be masked from the frontage by a liner building or street screen.

   G.   Parking garages shall be developed so that:

      1.   Parking shall be masked by a liner building.

      2.   Parking in raised basements shall be masked at the street level by a liner building or street screen.

      3.   Pedestrian entrances to parking structures shall be directly from the street. Only underground parking facilities may be entered by pedestrians directly from a principal building.

   H.   The vehicular access to a parking lot or structure from a street shall be no wider than 30 feet.

(Ord. 2358 §22)

   A.   Parking requirements based on the type of use and the TND designation, except SD, shall be as set forth in Table 6-36, below. Parking requirements for uses on properties designated SD shall be as determined in the applicable regulating plan.

 

 

   B.   When a parking requirement is based upon square feet (for example: “2.0/1,000 sq. ft”), the term “square feet” means the gross square footage of floor area.

   C.   When a parking requirement is based upon the number of dwellings (for example: 1.0/dwelling), the term “dwelling” means each dwelling unit. Each Live/Work unit, including both its living space and working space, shall be counted as one dwelling unit.

   D.   When a parking requirement is based upon the number of rooms (for example: “1.0/room”), the term “room” means a guest room or suite, and no additional spaces are required for accessory facilities such as restaurants, meeting rooms, swimming pools, or other accessory facilities.

(Ord. 2358 §22)

   A.   Parking stall and lot dimensions shall comply with the standards set forth in section 19.70.060.C.

   B.   All parking lots shall be designed and constructed so as to meet the requirements regarding drainage, lighting and landscaping set forth in section 19.70.060.

(Ord. 2358 §22)

   The number of required parking spaces may be reduced, and the type or location of required parking may be modified as follows.

   A.   Shared parking for mixed uses. When two or more uses have different periods of peak parking demand (e.g., a movie theater and an office) and share a common parking supply, the number of spaces required may be reduced by a use permit approved by the zoning administrator. The reduction in the number of required spaces shall be calculated by either:

      1.   The methodology set forth in the Urban Land Institute publication Shared Parking. For the base parking ratios (i.e. the parking space ratios required before taking into account sharing of spaces), the requirements of this chapter shall be used; or

      2.   A shared parking study submitted by the applicant which justifies the shared parking reduction. The zoning administrator shall approve a shared parking reduction only if:

         1.   The number of spaces required will meet the greatest parking demand of any participating uses;

         2.   Evidence has been submitted by the parties to the shared parking facilities which demonstrates the lack of potential conflict;

         3.   Additional documents, as may be deemed necessary by the zoning administrator, are executed to ensure the parking spaces provided are maintained and used as approved.

   B.   Reduction or waiver of parking. The number of required parking spaces may be reduced or waived by a use permit approved by the zoning administrator based on either quantitative information provided by the applicant that documents the need for fewer spaces or the implementation of a Transportation Demand Management Plan which establishes a specific set of programs designed to reduce parking demand.

(Ord. 2358 §22)

   All applicants for a reduction in parking based on a TDM shall submit the following information in conjunction with the use permit application for reduced parking:

   A.   A TDM plan setting forth a list of the measures proposed to be implemented and a detailed program for implementation and enforcement. Table 6-37 provides a partial list of measures which may included as part of the TDM plan.

   B.   A site plan that designates, as applicable, TDM design elements including the location of all vehicle and bicycle parking and other amenities such as showers and lockers.

(Ord. 2358 §22)