Martinez City Zoning Code
CHAPTER 22
51C OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS FOR QUALIFIED MIXED-USE HOUSING DEVELOPMENT PROJECTS
§ 22.51C.010 Applicability.
This chapter applies to mixed-use housing development projects (as defined in Government Code 65589.5) with both commercial space and two or more new multifamily dwelling units, and with at least two-thirds of a project's floor area designated to residential uses, including transitional or supportive housing, proposed in any non-residential zoning district or combining district which allows multifamily housing. Mixed-use housing development projects that are eligible for a streamlined or by-right approval shall comply with all applicable objective design and development standards in this title. Mixed-use housing development projects that are not eligible for a streamlined or by-right approval shall either be consistent with all applicable objective design and development standards; alternatively, if the proposal deviates from one or more objective design and development standards, then the proposal is consistent with the purpose and intent of the applicable standard.
(Ord. No. 1473, 6/25/2025)
§ 22.51C.020 Permitted and Conditional Uses.
Permitted and conditional uses shall be those allowed by the underlying zoning district, unless inconsistent with standards in this chapter.
(Ord. No. 1473, 6/25/2025)
§ 22.51C.030 Site Planning Standards.
A.
Site Development Regulations. The required minimum site area, frontage, width and depth of the site, front yards, side yards, rear yards, site area per dwelling unit, usable outdoor space, floor area ratio, building height, and location of accessory structures are those allowed by the underlying zoning district and/or overlay district, unless inconsistent with standards of this chapter. Lot coverage shall conform to standards of the underlying district and/or overlay district, except that no maximum site coverage standards shall apply to projects with a density of 25.0 dwelling units or more.
B.
Off-Street Parking and Loading. Off-street parking and loading facilities shall conform to Chapter 22.36 (Off-Street Parking and Loading Facilities).
(Ord. No. 1473, 6/25/2025)
§ 22.51C.040 Site Design Standards.
A.
Usable Outdoor Space. The minimum usable outdoor space per residential dwelling unit shall conform to Table 22.51C.040A (Usable Outdoor Space Per Dwelling Unit).
Table 22.51C.040A, Usable Outdoor Space Per Dwelling Unit | |
|---|---|
Dwelling Size | Minimum per Unit |
Efficiency or Studio | 150 square feet |
One Bedroom | 200 square feet |
Two Bedroom | 250 square feet |
Three or More Bedrooms | 300 square feet |
Required usable outdoor space may be met using a combination of usable private outdoor space and common outdoor space that is shared among all residents.
B.
Private Outdoor Space. The minimum amount of private outdoor space for every dwelling unit shall be not less than 80 square feet.
C.
Common Outdoor Space.
1.
Common outdoor spaces may be used to meet part of required usable outdoor space, excluding areas of common outdoor space comprised of sidewalks or horizontal building projections. Common outdoor spaces are provided for shared use by residents and include:
a.
Plazas, courtyards, and paseos - enclosed by a building and a building or wall on at least one other side, and containing at least two of the following features: seating areas, patios, lawn areas, art, and landscaped areas; and
b.
Roof terraces - shared deck space of not less than 30 feet in any direction that includes outdoor seating and at least two of the following: food preparation equipment, entertainment center, library, public art, lawns with a width of not less than 20 feet in any direction, and other landscaped areas.
2.
Common open space areas may be directly accessible by members of the public or may be secured from direct public access behind a gate. Their design shall include the following:
a.
A width of not less than 30 feet (excluding allowable building projections);
b.
Sidewalks of at least five feet in width;
c.
Fixed seating with not less than one seat per 500 square feet of common outdoor space area;
d.
A landscaped area within three feet of adjacent building, except to allow sidewalks, building entry features, enclosed storage, and/or utilities;
e.
Irrigation for lawns and other landscaped areas.
D.
Fences, Walls, and Hedges. Development projects shall conform to Section 22.34.090 (Fences, Walls, and Hedges). In all Commercial districts, where the property line of a site adjoins property in the R or PA district, a solid masonry wall or board fence six feet in height shall be located on the property line.
E.
Ground-Level Utility Boxes and Equipment:
1.
Ground-level utility boxes and equipment, including but not limited to back-flow preventers, air conditioner units, transformer boxes, gas and electric meters, generators and other utilities, shall not be located within a front or street side setback. If this is determined to be technically infeasible in a written statement by a licensed engineer and confirmed by the City Engineer or designee, then ground-level utility boxes and equipment may be located in the front setback, if consistent with one of the following:
a.
Set feature back not less than five feet from front and street side property lines;
b.
Place a fence or wall in front of the feature, which is at least 12 inches wider than the feature on each side, and is at least 12 inches taller than the feature but not taller than allowed by Section 22.34.090, Fences, Walls, and Hedges;
c.
Plant shrubs with specifications showing them to grow to the same dimensions as described for fence or wall above;
d.
Designed as public art with paint or wraps using materials that are resistant to graffiti;
2.
Ground-level utility boxes and equipment shall use paint having manufacturer specifications describing it to be resistant to graffiti to allow for its removal.
F.
Service Areas. Service areas for refuse and recycling collection shall be located to conform to the following:
1.
Entirely enclosed within the building envelope or in an exterior enclosure not less than 30 feet from front and street side property lines and enclosed on three sides by a solid wall or fence that is at least 42 inches in height.
2.
Openings that provide access to service areas, whether into a building or exterior enclosure, shall be accompanied by a gate or door, including roll-up doors.
G.
Landscape Setbacks. Not less than 75 percent of setback areas shall be landscaped, except for areas occupied by building projections, pedestrian access, vehicular access, parking, utilities, retaining walls, and usable outdoor space areas. Landscape materials shall be comprised of trees, shrubs, and groundcover in compliance with the following:
1.
Trees shall be planted at 15-gallon size or larger;
2.
Shrubs shall be planted at one-gallon size or larger;
3.
Ground cover shall be planted at spacing not more than 12 inches on center; and
4.
Up to 10 percent of required landscape areas may be comprised of inorganic materials including, but not limited to, sand, stone, decomposed granite, and/or gravel.
H.
Site Lighting. Lighting for parking and outdoor space areas shall conform to the following standards:
1.
Pole-mounted lighting fixtures shall not exceed a height of 12 feet from finished grade;
2.
Within two feet of a building entryway at least one wall-mounted exterior light fixture shall be provided; and
3.
All proposed exterior lighting shall include shielded downlighting and shall not cast direct light beyond interior side and rear property lines, based on fixture specifications, location, and height.
(Ord. No. 1473, 6/25/2025)
§ 22.51C.050 Building Design Standards.
A.
Building Width. A building's greatest width as measured parallel to any adjacent public street shall not exceed 250 feet. Any street-facing façade in a single plane shall not extend more than 120 feet unless it is interrupted by a vertical recess from the façade plane. The required vertical recess shall be not less than 10 feet wide and eight feet deep, and extend from finished grade to the sky except to allow encroachments that conform to Section 22.34.160 (Yard Requirements - Exceptions).
B.
Building Massing and Modulation. Street-facing building façade planes within 20 feet of a required front or street side setback (yard) shall conform to one or more of the following standards, if the façade plane is more than 50 feet in width and over two stories or 25 feet:
1.
Upper-Story Stepbacks. For not less than 20 percent of the total façade plane width, the street-facing façade plane that is above 30 feet from finished grade shall be stepped back at least 10 feet from the façade plane below it.
2.
Ground-Floor Passages and Arcades. For not less than 20 feet or 20 percent of the façade plane width (whichever is greater), a ground-floor opening shall be provided that is recessed from the street-facing façade plane for a depth of at least 10 feet and a clear height of at least 10 feet except for columns and light fixtures.
3.
Vertical Façade Recesses. The street-facing building façade shall include a vertical recess spaced not less than 50 feet on center. Each required vertical recess shall be not less than two feet wide and two feet deep, and shall extend to the ground and be open to the sky.
4.
Façade Projections. One or more floors of a street-facing façade plane shall include bay windows and/or balconies for a combined width not less than 25 percent of the façade plane's width. To meet this requirement, each bay window and balcony shall be 8 to 12 feet in width and extend 24 to 30 inches in front of the adjacent façade plane.
5.
Storefront Canopies. All ground-floor windows and entrances that face the street front property line and/or abut interior commercial space shall be shaded by a metal canopy that extends not less than 36 inches in front of the adjacent façade plane, and shall be placed within two feet of the top of the window opening, except where the ground floor is recessed. An alternative material that is rigid and is demonstrated it can readily be maintained may be allowed subject to approval by the Planning Manager or designee. An applicant may request a determination regarding encroachment permits from the Review Authority prior to application, if proposed storefront canopies would extend into an adjacent right-of-way.
6.
Window Canopies. For not less than 50 percent of the combined width of all window openings contained within each street-facing façade plane, a window opening shall be shaded by brise soleil or other metal canopy, except for windows that daylight bathrooms. The metal canopy shall extend not less than 18 inches in front of the adjacent façade plane, and shall be placed at the top or within the top half of each window opening.
7.
Corner Towers. On corner lots, where two intersecting street-facing façade planes meet, provide a tower element. The tower element shall have a width and depth of between 12 feet to 16 feet and shall extend not less than eight feet above the height of the adjacent roof and/or parapet. Tower elements that are used to meet this requirement shall be allowed to exceed the maximum building height requirement (of the underlying district) for up to 10 feet.
8.
Tripartite Composition. The street-facing façade plane shall be composed vertically to have base element(s), middle element(s) and top element(s). To meet this requirement, base and top elements shall be as follows:
a.
The base element shall extend four to 12 feet from finished grade. The base element shall be expressed with at least two of the following:
i.
A different material than the adjacent middle element, and separated from the different material by a horizontal molding or metal-reinforced control joint;
ii.
A sill or cornice at the top of the base that is not less than eight inches in height and extends not less than four inches from the adjacent façade plane; or
iii.
A textured surface comprised of real or simulated shingles, board- and-batten, brick, masonry, or horizontal metal-reinforced control joints spaced not less than 16 inches apart.
b.
The top element(s) shall be immediately below and within five to 12 feet of the top edge of the façade plane. The top element shall be expressed with at least two of the following:
i.
A different material than the adjacent middle element, and separated from the different material by a horizontal molding or metal-reinforced control joint;
ii.
A sill or cornice that is not less than eight inches in height and extends not less than four inches from the adjacent façade plane; or
iii.
An eave that extends not less than two feet from the adjacent façade plane and visibly supported by corbeling or bracing spaced not more than 12 feet apart.
C.
Building Frontage.
1.
Within 20 feet of a required front setback: not less than 50 percent of the parcel width shall be building frontage conforming to façade design requirements; and not more than 25 percent maximum shall be parking, driveways, and/or garage door openings.
2.
Within 20 feet of a street side setback: not less than 35 percent of the parcel depth shall be building frontage conforming to façade design requirements described in Subsection (D) of this section; and not more than 50 percent maximum shall be parking, driveways, and/or garage door openings.
3.
A required building frontage may be reduced by 25 feet to accommodate vehicular site access, if it cannot be otherwise obtained.
4.
Exterior corridors on upper floors shall not be open to front and street side setback areas.
D.
Façade Design.
1.
Ground-Floor Space and Entrances.
a.
For not less than 75 percent of a building frontage along any street, ground- floor commercial space shall extend to a depth of not less than 20 feet as measured from the front of building and shall have a minimum ceiling height of 15 feet. This space shall be used for any non-residential use allowed in the zoning district, except to also allow community rooms and residential lobbies providing access to dwelling units on upper floors or behind the commercial frontage.
b.
Entrances to ground-floor commercial space from a public sidewalk shall occur not more than 75 feet apart.
c.
Residential entry vestibules may be applied towards ground-floor space and entrance requirements.
2.
Windows.
a.
Ground-floor window openings shall comprise not less than 60 percent of width of the ground-floor façade. To meet this requirement, windows shall: be located between 2.5 feet to eight feet above finished grade; use clear glass; and provide a visual connection from the exterior into a lighted display case for not less than three feet, or into interior space for not less than 10 feet.
b.
Ground-floor windows shall be framed by columns and/or pilasters that are spaced not more than 25 feet apart. Pilasters shall project not less than two inches in front of an adjacent entrance and/or window.
c.
Upper-floor window openings shall comprise not less than 25 percent of the surface area of the upper-floor building façade, as measured between the floor level of the 2nd floor and the ceiling of the uppermost floor.
d.
Upper-floor window frames shall have a vertical proportion in which height exceeds width by not less than 25 percent. Multiple window frames may be grouped within a single window opening, if adjacent window frames are separated by a wood or metal post.
e.
All window glass shall be recessed at least two inches from the front face of adjacent trim or, if no trim is used, from the face of the adjacent exterior cladding.
f.
Except for bathroom windows, all window glass shall be clear.
g.
All windows shall be of the same material.
h.
Transom windows shall be exposed and not covered with a faux façade.
i.
Prohibited window attributes include vinyl window frames and mullions, mirrored windows, horizontally sliding windows, windows with mullions behind glass when viewed from outside.
3.
Exterior Materials and Finishes.
a.
Exterior finishes shall not include unfinished cinder block, unfinished cement block, rough sawn wood, split logs, metal siding, mirrored glass, and pressed plywood if not accompanied by horizontal batten.
b.
For exterior stucco and concrete, a horizontal expansion joint or control joint shall be placed within one foot of each floor's location behind the façade, and a vertical expansion joint shall occur not less than 15 feet apart.
c.
Any exterior veneer or color shall extend from exterior corners not less than eight feet or until it meets an interior corner, except where it will be fully concealed by an adjacent building.
d.
If brick, stone, or simulated brick or stone are used adjacent to a building opening, then a soldier course or solid lintel shall be incorporated above a window or door opening.
e.
Brick and stone shall not be painted and shall retain their original color.
f.
Wood cladding shall not be located below brick, stone, or simulated stone or brick.
g.
Metal pieces, panels, and fasteners affixed to the exterior surface of a building or accessory structure shall be resistant to corrosion.
h.
Balconies that extend more than two feet shall have a railing/balustrade unit that is not less than 50 percent opaque, such as by using wood panels, metal bars, or closely-spaced metal bars.
4.
Downspouts.
a.
Downspouts shall not cross window openings, and shall not be located on sides of porches and bay windows that run parallel to and directly face an adjacent street.
b.
Downspouts shall run vertically, except where they are within 3 feet of eaves or top of finished grade.
c.
Downspouts shall have the same color as the nearest building surface, except when copper or stainless steel downspouts are used.
5.
A Conditional Use Permit shall be required where modifications and alternations to existing façades would obscure existing construction.
E.
Roof-Mounted Equipment. Roof-mounted mechanical equipment shall be entirely recessed within a sloped roof, or surrounded on all sides by parapet walls with a top edge as high as the topmost point of the equipment, with the following exceptions: solar panels, wireless telecommunications equipment approved pursuant to Chapter 22.39 (Wireless Telecommunications Facilities), window cleaning systems, and equipment required by the fire department or other public agencies.
F.
Downtown Façades. For projects within the Downtown Overlay District, the new construction shall conform to three or more of the following standards:
1.
Exterior cladding shall be of the same material as on an adjacent or confronting structure for not less than one-third of the façade area within 50 feet of the shared property line.
2.
A ground floor building entrance shall be of the same type (vestibule, porch, or stoop) as an entrance used on an adjacent or confronting street-facing façade.
3.
Between the ground floor and upper floors, a horizontal cornice shall be provided if such a cornice is present on an adjacent street-facing façade. The cornice shall have a height and depth that is at least as great as exists on an adjacent façade.
4.
One or more bay windows shall have a width and depth that is within six inches of the width and depth of a bay window on an adjacent façade, if present.
5.
The height and width of window frames shall be provided with a width and height that is within six inches of the width and depth of a bay window on an adjacent street-facing façade.
6.
The type of roof shall be the same as is above the front façade of an adjacent structure, and street-facing eaves shall be of equal or greater depth.
(Ord. No. 1473, 6/25/2025)
§ 22.51C.060 Street Frontage Standards.
A.
Street Design. Developer improvements within a public right-of-way shall conform to: Chapter 21.08, Streets, Alleys, and Walkways; current Street Design Criteria on file with the Department of Public Works; and the standards of this section. In the event of inconsistencies, then the more restrictive standard shall prevail.
B.
Sidewalks and Planting Strips. All projects shall be required to bring adjacent sidewalk conditions into conformance with the streetscape design plan that pertains, if one has been established, and is kept on file with the Department of Public Works. In the absence of an applicable streetscape design plan, the following design standards shall apply, in addition to standards in Chapter 12.30 (Street Frontage Improvements):
1.
Maintain a continuous accessible public sidewalk that provides a path of travel that is not less than the width of sidewalks on the same block face as the project or six feet wide, whichever is more. The path of travel shall be uninterrupted and free from fixed obstructions, including street trees, bike racks, trash and recycling receptacles, poles, and above-grade utilities.
2.
Except in the Downtown Overlay Zone, a planting strip shall be provided that is not less than four feet in width, which may be substituted with sidewalk segments separated by tree wells.
3.
If the existing distance between back of curb and property line is less than the combined width of required sidewalk and planting strip, the width of the public sidewalk may be reduced to not less than four feet. If the existing distance between back of curb and property line is less than the combined width of a 4-foot sidewalk and 4-foot planting strip, then the development project shall dedicate land for a combined width of sidewalk path of travel and landscape strip of not less than 10 feet. In such instances, required building setbacks shall be measured from the original property line prior to land dedication.
4.
Constructed sidewalks shall align with the full width of existing sidewalks that will remain beyond the project construction limit line. To address this requirement, a landscape strip shall not be required within six feet of the project construction limit line.
5.
New streets shall conform to Chapter 21.08 (Streets, Alleys, and Walkways), except that sidewalks shall not be less than six feet in width and planting strips shall not be less than six feet in width.
C.
Street Trees. Street trees shall not be planted more than 35 feet apart, except where tree setback requirements described in Section 8.08.050 (Street Tree Planting Standards) make the maximum spacing infeasible. Street trees shall be consistent with the list of acceptable tree species maintained by the Public Works Department.
D.
Street Lighting. Where projects have over 50 feet of street frontage, streetlights are required where sidewalk improvements are also required and shall conform to the following standards:
1.
New streetlights shall be spaced within 10 feet of the average spacing of existing streetlights along the same block face as the project.
2.
Streetlights shall be located not more than three feet from the curb.
3.
The style of streetlight poles and fixtures shall be the same as found along the same block face of the project, except in the Downtown Overlay District where historic light poles and standards shall be used, the specifications for which can be obtained from the Engineering Division.
E.
Bike Racks. Mixed-use development projects with street frontage exceeding 50 feet from street frontage shall provide one short-term bike rack for every 50 feet of frontage.
F.
Utilities. Development projects shall install any new distribution lines underground, including connections between buildings and utilities or modifications to existing utilities.
G.
Alleys. Projects that rely on vehicular access from an existing public alley shall repair existing pavement from between the point of site access to the street(s) to which the alley connects. Stop signs shall be installed at alley-street intersections in the direction of alley egress, unless exempt by the City Engineer or designee.
(Ord. No. 1473, 6/25/2025)
