The city of Murrieta shall be divided into zoning districts which consistently implement the general plan. The following zoning districts are established and shall be shown on the official zoning map (16.06.020)

 

The council hereby adopts the city of Murrieta zoning map (hereafter referred to as the "zoning map") which is on file with the department.

   A.   Inclusion by Reference. The zoning map together with all legends, symbols, notations, references, zoning district boundaries, map symbols, and other information on the map have been adopted by the council in compliance with State law (Government Code Sections 68800 et. seq.) and are hereby incorporated into this development code by reference as though they were fully included here.

   B.   Zoning District Boundaries. The boundaries of the zoning districts established by 16.06.010 shall be shown upon the zoning map as applicable.

   C.   Relationship to General Plan. The zoning map shall implement the general plan.

   D.   Map Amendments. Amendments to the zoning map shall follow the process established in 16.58 (development code, zoning map, and general plan amendments).

   E.   Zoning Map Interpretation. The zoning map shall be interpreted in compliance with 16.04.020.C. (Zoning Map Boundaries).

(Ord. 182 § 2 (part) 1997)

   A.   Purpose. Chapters 16.08 through 16.16 determine which land uses are allowed in each zoning district established by Section 16.06.010 (Zoning Districts Established), what land use entitlement is required to establish each use, and the basic development standards that apply to allowed land uses in each zoning district.

   B.   General Development Standards.

      1.   Site divided by Zoning District Boundary. Where a site is divided by one or more district boundaries, the site shall be developed in compliance with the requirements of each district, as applicable.

      2.   Zoning of Vacated Streets and Alleys. Where a public street or alley is officially vacated, the zoning regulations applicable to the abutting property shall apply to the vacated street or alley.

      3.   Conflicts Between Provisions:

         a.   In the event of any conflict between the zoning district regulations of this article and the provisions of Article III (Site Planning and General Development standards), the provisions of Article III shall control; and

         b.   In the event of any conflict between the zoning district regulations of this article and the provisions of any applicable development agreement or specific plan, the provisions of the development agreement or specific plan shall control.

         c.   The zoning boundary for realigned streets, alleys and/or public improvements shall be in accordance with Section 16.04.020.C.4.

   C.   Consolidated Lots in Two Zoning Districts. In the event two or more lots are proposed for consolidation in compliance with Article V (Subdivisions), so that a single lot is covered by two or more zoning districts, the application for adjustment or map approval may be accompanied by an application for rezoning of the lot into a single zoning district.

(Ord. 492 Exhibit 3, 2014; Ord. 182 § 2 (part) 1997)

This chapter provides regulations applicable to development and new land uses in the residential zoning districts established by 16.06.010 (Zoning Districts Established). The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

   E.   SF-1 (Single-Family Residential 1) District. The SF-1 zoning district is applied to parcels appropriate for single-family subdivisions with a uniform lot pattern possessing a minimum parcel size of seven thousand two hundred (7,200) square feet. The allowable density range is from 2.1 to 5.0 units per acre. The SF-1 zoning district is consistent with the single-family residential land use designation of the general plan;

 

New land uses and structures, and alterations to existing land uses and structures, shall be designated, constructed, and/or established in compliance with the requirements in Table 16.08-3, in addition to the applicable design standards in Sections 16.08.030 and 16.08.040 and the general development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards).

 

 

The following standards and design features are provided to ensure a level of quality that must be compiled with or satisfied in all new single-family residential subdivisions. Standards are mandatory requirements for all new single-family residential subdivisions. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated in the project’s design. In some instances, there will be no design feature(s) identified for a particular standard.

   A.   Site Planning. The following standards and design features deal with the internal organization of new single-family residential development. The intent of the standards and design features are to ensure that the relationships of units to each other and to other on-site uses are functional, attractive, and create visual variety along the project's streets.

      1.   Site Character.

         a.   Standard: Existing natural amenities (e.g., views, mature trees, and topographic features) and other amenities (e.g., structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.

         b.   Standard: Development on sloped properties shall generally follow the natural contours of the land by use of at least one of the following design features:

            1)   Terrace parking lots to conform with the terrain.

            2)   Step building foundations and retaining walls to follow natural terrain.

            3)   Avoid grading large, flat pads in hilly terrain.

            4)   Provide larger setbacks to preserve natural landforms.

         a.   Standard: Variation of development patterns shall be incorporated in new subdivisions to achieve visual diversity and avoid a monotonous appearance by use of at least one of the following design features:

            1)   Alternate placement of homes and garages closer to and farther back from the street to create different patterns of open space along the street edge and to break up an otherwise monotonous view of houses built along the same setback.

            2)   Vary the distance between adjacent structures, or between structures and fences to result in different types of yards and private patio areas and to create variety and interest.

            3)   Design some lots wider and some narrower than the average to provide different amounts of open area between structures and to allow placement of different shapes and sizes of homes. On narrow lots, a variation of only three or four feet can make a perceptible difference in the street scene.

            4)   When lot size permits. vary garage placement and orientation through the provision of garages on the front side of the house, which can be entered from the front or side, garages that vary in size. or detached garages connected to the home by breezeways.

      3.   Streets.

         a.   Standard: New project streets shall connect with existing public streets to form a continuous neighborhood network of streets whenever possible.

         b.   Standard: New residential streets shall be developed with parkways in compliance with the city's standards Plans Manual when required by the Director.

         c.   Standard: Private streets are allowed in gated communities for projects of fifty (50) units or more. Standards for private streets shall be those specified in the city's standards Plans Manual.

         d.   Standard: Blocks longer than five hundred (500) feet are discouraged, but may be considered provided they incorporate at least one of the following design features:

            1)   Significant differences shall be incorporated in the massing and composition (not just finish materials) of each adjacent house. Varied designs shall not be repeated more frequently than every fourth house.

            2)   Each group of three adjacent houses shall contain at least one house whose front setback differs from those of its neighbors by a minimum of five feet. Minimum setback requirements may be reduced to eighteen (18) feet to accommodate this variation. Average front yard setback shall be no less than twenty (20) feet.

            3)   Curved streets shall be integrated into the block design with radii to the centerline of the street, in conformance with city standards.

         e.   Standard: Private streets with gated entries shall provide a queuing distance in front of the gate to accommodate a minimum of four vehicles. The director may require a greater distance for larger projects.

      4.   Landscaping.

         a.   Standard: Landscaping shall be used to frame, soften, and embellish the quality of the residential environment, to buffer units from noise or undesirable views, to break up large expanses of parking, and to separate frontage roads within a project from adjacent major streets.

         b.   Standard: Street trees along all public and private streets shall be provided in compliance with cur-rent city standards.

         c.   Standard: Existing healthy trees shall be preserved and incorporated into the new project's landscaping in compliance with Chapter 16.42 (Tree Preservation).

      5.   Walls.

         a.   Standard: Walls shall be designed using masonry materials such as split face and slumpstone, with colors that complement the architectural design of adjacent buildings.

         b.   Standard: Walls adjacent to streets shall run in a continuous plane for more than forty-eight (48) feet without incorporating at least two of the following design features:

            1)   A minimum two-foot change in plane for at least ten feet;

            2)   A minimum eighteen- (18-) inch raised planter for at least ten feet;

            3)   A minimum eighteen- (18-) inch change in height for at least ten feet;

            4)   Use of pilasters at forty-eight (48) foot intervals and at changes in wall planes and height; or

            5)   A section of open grillwork a minimum four feet in height for at least ten feet.

   B.   Architectural Standards.

      1.   Building Design. There is no specific architectural "style" required for residential structures. In general, residential structures should consider compatibility with surrounding character, including building style, form, size, color, material, and roof line.

         a.   Standard: The design of houses shall be varied in tract developments to create variety and interest by use of at least one of the following design features:

            1)   Provide a significant difference in the massing, orientation, and composition (not just finish materials and colors) for each adjacent house should be accomplished.

            2)   One design shall not be repeated more frequently than each fourth house.

            3)   Alternative garage orientations shall be used on at least every fourth house.

         b.   Standard: If a side or rear elevation faces a street, it shall be designed with the same care and attention to detail as the front elevation.

         c.   Standard: Exterior elevations shall be articulated and detailed to provide visual interest and scale by use of at least three of the following design features:

            1)   Offset building planes a minimum of two feet.

            2)   Provide recessed entries and windows.

            3)   Include projecting or recessed balconies.

            4)   Substantial roof overhangs with detailed rafter ends.

            5)   Design front porches a minimum of five feet deep.

            6)   Dormer windows.

            7)   Stepping back the second story.

            8)   Use of different building materials with varying textures and colors.

         d.   Standard: Full, sloped roofs and horizontal roof articulation shall be incorporated in building designs by use of one of the following design features:

            1)   Offset roof planes by a minimum of two feet.

            2)   Provide hip roof on street-facing elevations.

            3)   Incorporate dormer windows.

            4)   Include cross gables.

         e.   Standard: All corner lots in subdivisions recorded after December 19, 2006 on two street frontages that are designated as a collector or greater street type shall be single-story homes.

         f.   Standard: A minimum of 25% or the total number of homes in a subdivision of ten or more lots recorded after December 19, 2006 shall be single-story homes. The required mix of two-story homes and single-story homes shall be evenly plotted within the subdivision, with no more than three two-story homes next to each other, unless the requirement is waived by the Planning Director.

         g.   Standard: Solar panels shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Any support equipment shall be enclosed and screened from view.

      2.   Building Materials.

         Standard: The choice and mix of materials on the facades of residential units and garage doors within a subdivision shall be consistently applied and shall be chosen to work harmoniously with adjacent materials by use of at least one of the following features:

            1)   Piecemeal embellishment and frequent changes in materials shall be avoided.

            2)   Avoid material changes at the outside corners of structures or where there is no change in the wall plane to prevent giving an impression of thinness and artificiality.

            3)   Design changes in materials to occur at changes in plane to ensure that materials appear substantial and integral to the structure.

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 4, 2014; Ord. 377 § 4, 2006; Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)

   A.   Site Planning.

      1.   Site Character.

         a.   Standard: Existing natural amenities (e.g., views, mature trees, and topographic features) and other amenities (e.g., structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.

         b.   Standard: Development on sloped properties shall generally follow the natural contours of the land by use of at least one of the following design features:

            1)   Terrace parking lots to conform with the terrain.

            2)   Step building foundations and retaining walls to follow natural terrain.

            3)   Avoid grading large flat pads in hilly terrain.

            4)   Provide larger setbacks to preserve natural landforms.

         a.    Standard: Buildings shall be placed with varying setbacks and/or orientation to the street to pro-vide visual interest.

         b.    Standard: Clustering of multi-family units shall be a consistent site planning element. Buildings composed of a series of simple yet varied planes, assure compatibility and variety in overall building form.

         c.    Standard: Minimum distances between buildings shall be in compliance with Section 16.18.130 (Separation and Privacy standards for Residential Structures). Whenever possible, buildings shall be oriented to avoid instances where living spaces of one structure face the living spaces of another.

         d.   Standard: Buildings shall be oriented to create common open space areas.

            1)   Courtyards

            2)   Open space nodes

            3)   Recreation areas

         e.    Separation Between Structures. See Section 16.18.130 for requirements.

   B.   Parking and Circulation.

      1.   Parking Areas.

         a.    Standard: Parking areas shall not be a dominant site feature and shall be divided into a series of connected smaller lots that are laid out in an efficient and aesthetic manner. This can be accomplished by incorporating at least one of the following design features:

            1)   There should be no more than an average often spaces of uninterrupted parking, whether in garages, carports, or open parking areas. Each ten spaces should be separated from additional spaces by a landscaped bulb equal to the width of one parking stall.

            2)   Parking areas should not consist of more than two double-loaded parking aisles adjacent to each other.

            3)   Parking areas should be separated from each other by buildings or by landscaped buffer not less than thirty (30) feet wide.

         b.   Standard: Parking areas shall be treated as "landscape plazas," with attention to landscape surfaces, softened edges, shade, and pedestrian circulation. This can be accomplished by incorporating at least one of the following design features:

            1)   Provide pedestrian connections to adjoining public rights-of-way and commercial land uses when appropriate.

            2)   Enhanced paving materials, trellises, and landscaping to accentuate the pedestrian circulation system.

            3)   Landscaped bulbs in parking areas to align with pedestrian access to buildings from a parking area. Bulbs should be at least two car spaces wide and include a 'walkway' as well as a vertical landscape or architectural element (e.g., a trellis or a tree).

      2.   Access Drives.

         a.   Standard: Access drives shall be located at least two hundred (200) feet apart and at least one hundred (100) feet from property lines and street intersections unless an approved shared drive is provided, or the driveway location does not create a traffic hazard to adjacent property.

         b.   Standard: Access drives shall be located off of side streets and alleys whenever possible. 

      3.   Carports and Garages.

         a.   Standard: Where carports or garages are utilized, they shall follow the same criteria for spatial arrangement as parking areas above.

   C.   Miscellaneous Subjects.

      1.   Solid Waste and Recyclable Materials Storage Areas.

         a.   Standard: Solid waste and recyclable materials storage areas shall be enclosed and screened in compliance with 16.18.150 (Solid Waste and Recyclable Materials).

         b.   Standard: Enclosures shall be finished using materials compatible with the surrounding architecture. Gates shall be solid metal painted to match adjacent buildings.

         c.   Standard: The location of storage areas shall be conveniently accessible for trash removal by standard refuse disposal vehicles.

         d.   Standard: Storage areas that can be overlooked from above shall incorporate roof structures to screen the contents of the enclosure from view.

      2.   Open Space.

         a.   Standard: The amount of private and common open space for multi-family residential developments shall be in compliance with 16.08.020 (Residential District Development standards). 

         b.   Standard: The design and orientation of open space shall be oriented to take advantage of avail-able sunlight and should be sheltered from the noise and traffic of adjacent streets. 

         c.   Standard: Common open spaces and recreation areas shall be located in areas accessible to and visible by as many units as possible.

         d.   Standard: Private open spaces shall be contiguous to the units they serve and screened to a minimum height of four feet by use of at least one of the following design features:

            1)    Plant materials and low walls.

            2)   When possible, use the adjacent structure to enclose private open space.

            3)   Screening should not be completely comprised of solid materials. Screening above four feet should provide a maximum of sixty (60) percent opaqueness.

      3.   Screening of Equipment.

         a.   Standard: All mechanical equipment, whether mounted on the roof or ground, shall be screened from view in compliance with 16.18.120 (Screening and Buffering). All screening devices shall be compatible with the architecture and color of the adjacent buildings.

         b.   Standard: Gutters and downspouts shall be concealed unless designed as a particular architectural feature.

         c.   Standard: Television antennas shall be placed in attics or building interiors. It is required that all units be prewired to accommodate cable reception.

         d.   Standard: Solar panels shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Any support equipment shall be enclosed and screened from view.

   D.   Building Architecture.

      1.   General.

         a.    Standard: Exterior elevations shall be appropriately articulated and detailed to avoid flat, monotonous wall planes and uninteresting barracks-like structures. This can be accomplished by incorporating a variety of the following design features:

            1)   Provide at least one architectural projection not less than two feet from the wall plane and not less than eight feet wide. Projections should extend the full height of single-story buildings, at least one-half the height of a two-story building, and two-thirds the height of a three-story building.

            2)   Use a change in wall plane of at least three feet for at least twelve (12) feet between adjacent units.

            3)   Provide balconies, porches, arcades, dormers, and cross gables.

            4)   Recess entries and windows to reveal the thickness of walls.

            5)   Step back second and third stories.

            6)   Use different building materials with varying textures and colors.

            7)   Recess garages under units or provide open balconies above.

            8)   Use combinations of one-, one-and-a-half-, and two-story units to create variation and visual interest.

            9)   Use vertical elements (e.g., towers) to accent horizontal massing and provide visual interest.

         b.   Standard: The maximum number of attached units in a particular structure shall be eight within a single elevation unless variations in the elevations are provided.

         c.   Standard: All accessory structures (e.g., laundry facilities, recreation buildings and sales/lease offices) shall be consistent in architectural design with the rest of the complex.

         a.   Standard: The building and its elements shall be unified in textures, colors, and materials to pro-vide an order and coherence within the project.

         b.   Standard: The composition of materials shall avoid giving the impression of thinness. Veneers should turn corners, avoiding exposed edges.

         c.   Standard: The use of artificial materials (e.g., imitation brick, stone, and other simulated materials) is not allowed.

         d.   Standard: Materials shall be very durable, require low maintenance, and relate a sense of permanence.

         e.   Standard: Frequent changes in materials shall be avoided.

         f.   Standard: Columns, trellises, porches, colonnades, and similar elements shall use materials and colors that are compatible with the adjacent building.

         g.   Standard: The use of wood fencing along a project boundary or adjacent to streets shall not be allowed.

      3.   Roofs.

         a.    Standard: Roofs shall reflect a residential appearance through pitch and use of materials, by use of at least one of the following design features:

            1)   Hipped or gabled roofs covering the entire building are preferable to mansard roofs and segments of pitched roofs applied at the building's edge.

            2)   Roof lines (i.e., ridges and plate heights) shall be broken and varied within an overall horizontal context. The minimum vertical offset should be two feet.

            3)   Use dormers and cross gables to break up large unarticulated roof planes.

         b.   Standard: Carport roofs visible from public streets shall incorporate roof slope and materials to match adjacent buildings.

         c.   Standard: Tile rooting materials shall reflect the color of native earthen clay which were used in their manufacture. Blue, green, and other artificially colored tiles are not allowed. 

         a.   Standard: Stairwells shall be designed to minimize visual impact to the greatest extent feasible.

         b.   Standard: For public safety purposes, opportunities for natural surveillance shall be provided into and out of stairwells.

         c.   Standard: Stairwells shall be illuminated to minimize shadows and facilitate overall vision, but should not be overly bright.

         d.   Standard: Prefabricated metal stairs shall not be allowed.

         e.   Standard: Stair railings shall be either solid or open balusters made of concrete, wood or ornamental ironwork.

      5.   Color.

         a.   Standard: The predominant color of structures shall be muted tones that are found in the natural environment by use of at least one of the following design features:

            1)   Neutral or light-colored walls should be contrasted with a darker, more intense trim color, while dark-colored walls should be contrasted with light-colored accents and details.

            2)   Materials such as brick, stone, copper, etc., should be left in their natural colors.

      6.   Security.

         a.   Standard: Both public and private spaces shall be limited and shall be appropriately delineated with paving, building materials, grade separations, or with physical barriers such as landscaping, fences, walls, screens, or building enclosures.

         b.   Standard: Entrances for automobiles and pedestrians shall be limited to the minimum required for adequate circulation and shall be marked with gates, lights, and a directory.

         c.   Standard: All site entrances shall be designed to be highly visible from a public street or alleyway. All access points shall be well lighted.

      7.   Walls.

         a.   Standard. Walls shall be designed using masonry materials such as split face and slump stone, with colors that complement the architectural design of adjacent buildings.

         b.   Standard: Walls adjacent to streets shall not run in a continuous plane for more than forty-eight (48) feet without incorporating at least two of the following design features:

            1)   A minimum two-foot change in plane for at least ten feet;

            2)   A minimum eighteen (18) inch raised planter for at least ten feet;

            3)   Use of pilasters at forty-eight (48) foot intervals and at changes in wall planes and height; or

            4)   A section of open grillwork a minimum four feet in height for at least ten feet.

This chapter provides regulations applicable to development and new land uses in the commercial zoning districts established by 16.06.010 (Zoning Districts Established). The purposes of the individual commercial zoning districts and the manner in which they are applied are as follows:

   A.   NC (Neighborhood Commercial) District. The NC zoning district is applied to areas appropriate for convenience shopping, including individual retail and service uses and small destination centers on sites generally three to ten acres in size. Appropriate buffering between adjacent residential designations is required. The NC zoning district is consistent with the commercial land use designation of the general plan;

   B.   CC (Community Commercial) District. The CC zoning district is applied to areas appropriate to serve the daily shopping needs of the community, including destination centers, supermarkets, and smaller, single-lot, commercial activities. Financial, office and restaurant activities are also allowed. Appropriate buffering between adjacent residential designations is required. Community centers are generally ten (10) to thirty (30) acres in size. The CC zoning district is consistent with the commercial land use designation of the general plan;

   C.   RC (Regional Commercial) District. The RC zoning district is applied to areas appropriate for major regional centers containing several major anchor tenants, including, but not limited to, financial, hotel, motel, restaurant, smaller retail, theater and accessory uses, with landscaping, parking access, and signs designed and provided in common. Regional centers are generally thirty (30) acres or larger in size. The RC zoning district is consistent with the commercial land use designation of the general plan.

 

(Ord. 602-24 § 3 (part), 2024; Ord. 587, Exhibit A (part), 2022; Ord. 565-21, Exhibit B (part), 2021; Ord. 561-20, Exhibit B (part), 2020; Ord. 556 § 5, 2020; Ord. 538, Exhibit A (part), 2018; Ord. 507 § 4 (part), 2016; Ord. 492-14 Exhibit 5; 2014; Ord. 482-13 § 2, 2013; Ord. 480-13 § 5, 2013; Ord. 428-09 § 1, 2009; Ord. 427-09 § 2, 2009; Ord. 385 § 2 (part), 2007; Ord. 377 § 6, 2006; Ord. 369 § 2, 2006; Ord. 367 § 4 (part), 2006; Ord. 333 § 3, 2005; Ord. 337 §§ 4, 12, 2005; Ord. 310 § 9, 2004; Ord. 293 § 1 (part), 2004; Ord. 280 § 3, 2003; Ord. 215 § 2 (part), 2000; Ord. 202 § 2 (part), 1999; Ord. 182 § 2 (part), 1997)

   New land uses and structures, and alterations to existing uses or structures shall be designed, constructed and/or established in compliance with the requirements in Table 16.10-2, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Part III (Site Planning and General Development standards).

 

(Ord. 538, Exhibit A (part), 2018; Ord. 492 Exhibit 5, 2014; Ord. 293 § 1 (part), 2004; Ord. 227 § 2 (part), 2000; Ord. 182 § 2 (part), 1997)

   The following standards and design features are provided to ensure a level of quality that must be compiled with or satisfied in all commercial developments. Standards are mandatory requirements for all commercial developments. Design features are provided to allow flexibility by providing options for implementing specific standards. In order to meet a certain standard, one or a combination of design features shall be incorporated in the project’s design. In some instances, there will be no design feature(s) identified for a particular standard.

         a.   Standard. Natural amenities (e.g., views, mature trees, creeks, riparian corridors, and topographic features) unique to the site shall be preserved and incorporated into the project's design whenever possible.

         b.    Standard: Structures that are historic or are otherwise distinctive because of their ruralness, age, cultural significance, or unique architectural style as determined by the council shall be preserved and incorporated into development proposals.

         c.    Standard: Structures shall not face their back side or loading areas onto existing or planned amenties (e.g. parks, open space, and water features).

         d.   Standard: Frontage roads or drives shall be provided adjacent to open space areas unless the commercial project is designed to provide direct pedestrian access to the open space and the road or drive is not otherwise necessary.

         e.   Standard: Development on sloped properties shall generally follow the natural contours of the land by use of at least one of the following design features:

            1)    Use terraced parking lots.

            2)   Provide stepped building foundations and retaining walls.

            3)   Incorporate larger setbacks to preserve natural landforms.

      2.    Land Use Buffering.

         a.   Standard: Noise, traffic, or odor-generating activities shall be located adjacent to similar activities on adjacent properties whenever possible. Buffering between different land uses shall be in compliance with 16.18.120 (Screening and Buffering).

         b.   Standard: Loading areas, access and circulation driveways, trash. storage areas, and mechanical related to commercial uses equipment related to commercial use shall be located as far as possible from adjacent residences.

         c.   Standard: When adjoining residential and commercial uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways, common landscape areas, building orientation, and unfenced property lines) shall be provided between the uses.

         d.   Standard: Window orientation in nonresidential buildings shall preclude a direct line of sight into adjacent residential units and private open spaces within one hundred (100) feet of the property line.

         e.   Standard: When commercial buildings back up to open space areas of multi-family residential projects, the rear setback area shall be landscaped and combined with the residential open space where feasible.

         f.   Standard: Evergreen trees shall be planted a minimum of thirty (30) feet on center, and may be required to be planted closer, depending on species. to screen parking lots and large commercial building walls in order to provide a visual barrier between commercial and residential uses.

      3.   Building Placement.

         a.   Standard: On multi-tenant commercial sites, a minimum of fifteen (I 5) percent of the total building frontage shall be located at the front setback line. The Director may waive or reduce this standard for projects where implementation of this standard may not be feasible.

         b.   Standard: Corner buildings shall provide a strong tie to the setback lines of each street. The primary mass of the building shall not be placed at an angle to the corner. This does not preclude angled or sculpted building corners, or an open plaza at the corner.

         c.   Standard: Multiple buildings in a single project shall provide a functional relationship with one another to achieve a `"village" scale by use of at least two of the following design features:

            1)   Cluster buildings around open plaza areas, not parking lots.

            2)   Provide courtyards with landscaping and other pedestrian amenities.

            3)   Provide convenient pedestrian circulation between buildings and between parking areas and buildings using enhanced paving materials.

            4)   Link building together visually using trellis structures, arcades, and enhanced paving.

            5)   Avoid dated L-shaped shopping centers with parking located adjacent to the street.

         d.   Standard: Whenever possible, buildings shall have their entrances oriented towards transit stops for convenient access.

      4.   Trash/Loading/Storage Areas.

         a.   Standard: All trash and garbage bins shall be stored in approved enclosures in compliance with Section 16.18.150 (Solid Waste and Recyclable Materials).

         b.   Standard: The location of trash enclosures shall allow convenient access for each tenant.

         c.   Standard: Trash enclosures shall be located as far away from adjacent residential uses as possible.

         d.   Standard: Loading facilities shall not be located at the front of buildings where it is difficult to adequately screen them from view. These facilities are more appropriate at the rear of the site.

         e.   Standard: Loading facilities shall be fully screened from view from all adjacent public streets and freeways. Screening shall be accomplished with architectural elements or landscaping or a combination of both. Screening shall be provided to adequately screen or soften view of loading areas, trucks, trash enclosures, and similar service facilities from adjacent public roadways.

      5.   Utility and Mechanical Equipment.

         a.   Standard: All mechanical equipment (e.g.. compressors, air conditioners, heating and ventilating equipment, chillers. stand pipes, solar collectors. etc.) shall be concealed from view in compliance with Section 16.18.120(B) (Screening and Buffering). Screening devices shall be compatible with the architecture and color of the adjacent buildings.

         b.   Standard: Mechanical equipment shall not be located on the roof of a structure unless the equipment can be screened by building elements that are designed for that purpose and that are an integral part of the building design.

         c.   Standard: Utility equipment (e.g.. electric and gas meters. electrical panels, and junction boxes) shall be located in utility rooms within the structure or utility cabinets with exterior access.

   B.   Parking and Circulation.

      1.   General.

         a.   Standard: Parking lot spaces shall be designed with a clear hierarchy of circulation: major access drives with no parking; major circulation drives with little or no parking; and parking aisles for direct access to parking spaces.

         b.   Standard: Parking lots shall be separated from buildings by either a raised walkway, landscape strip, or combination at least six feet wide, with a minimum three-foot-wide walkway. Mow strips are not required in this situation. Situations where parking aisles or spaces directly abut the building are prohibited.

         c.   Standard: No more than five percent of the required parking shall be located in the rear services area of a project site.

      2.   Project Entry.

         a.   Standard: Parking lots with over one hundred (100) parking stalls shall provide a main entry drive from the public street for a minimum distance of forty (40) feet and shall include a minimum four foot-wide sidewalk from the street to the first cross aisle on at least one side, and at least one of the following design features:

            1)   A minimum seven-foot-wide landscaped center median from the public street to the first cross aisle.

            2)    Two seven-foot-wide landscaped parkways flanking the main entry drive. The parkway that abuts the sidewalk may be reduced in width to four feet.

         b.   Standard: The first aisle juncture that intersects the main entry drive shall be placed at least forty (40) feet back from the public street right-of-way to provide adequate queuing distance off the street.

         c.   Standard: Entry drives shall be located a minimum of one-hundred and fifty (150) feet apart, as measured from centerline of driveways, and at least one hundred and fifty (150) feet from any street intersection, as measured from the centerline of the nearest travel lane of the intersecting street to the edge of driveway, or as approved by the city engineer. Also, access drives shall be located a minimum of twenty (20) feet from side property lines unless a shared drive is provided.

      3.   Site Access.

         a.   Standard: Developments with more than one hundred (100) parking stalls that are located on an arterial or larger road shall coordinate access points with median openings and existing driveways on the opposite side of the roadway. Final locations shall be subject to review and approval by the city

         b.   Standard: Developments with more than two hundred (200) parking stalls, that are located on an arterial or a larger street shall provide deceleration lanes adjacent to their major entry per city standards.

         c.   Standard: Whenever possible, locate access drives on side streets to maintain efficient traffic flow on major roadways.

         d.   Standard: All driveway radii shall be per city standards.

      4.   Pedestrian Access.

         a.   Standard: Drop-off points (i.e., wider aisles) shall be located near major building entries and plaza areas for projects over fifty thousand (50.000) square feet of building area.

         b.   Standard: Parking areas shall be designed so that pedestrians walk parallel to moving cars in parking aisles. Minimize the need for the pedestrian to cross parking aisles and landscape islands to reach building entries.

         c.   Standard: Clearly defined pedestrian access shall be provided from transit/bus stops to primary building entrances. In projects with more than one hundred (I00) parking stalls, pedestrian walk-ways shall be provided through parking areas from transit/bus stops.

         d.   Standard: All projects shall provide a connection of the on-site pedestrian circulation system to the off-site public sidewalk.

         e.   Standard: Meandering sidewalks shall be provided in all commercial zoning districts when required by the Director.

         f.   Standard: Parking lots with over one hundred (100) stalls shall provide a separate pedestrian walkway from the public sidewalk to the on-site walkways. At a minimum, this main entry sidewalk shall:

            1)   Be located on one side of the main entry drive aisle.

            2)   Be a minimum of four feet wide.

            3)   Be raised and protected from the drive aisle by' a six-inch-high curb.

            4)   Be constructed of concrete or an interlocking paving system. Asphalt sidewalks are not al-lowed.

         g.   Standard: Emphasis at pedestrian crossings of driveways and major circulation aisles shall be accentuated at building entries by extending the sidewalk to the back edge of the parking spaces.

      5.   Bus Turnouts.

         a.   Standard: Bus turnouts may be required wherever the potential for auto/bus conflicts warrants separation of transit and passenger vehicles. Bus turnouts shall be considered by the City Engineer when at least two of the following conditions apply:

            1)   Bus parking in the curb lane is prohibited;

            2)   Traffic in the curb lane exceeds two hundred fifty (250) vehicles during the peak hour:

            3)   Passenger volumes exceed twenty (20) boardings an hour;

            4)   Traffic speed is greater than forty-five (45) miles per hour; and

            5)   Accident patterns are recurrent.

         b.   Standard: Bus turnouts shall be designed in compliance with city standards.

   C.   Architectural Design.

      1.   Architectural Style.

         a.   Standard: No specific architectural style or design theme shall be required. A variety of architectural characteristics shall be considered to add to the city's overall image. However, while variety in design is generally encouraged, compatibility of new projects with their surroundings shall also be a priority.

      2.   Design Consistency.

         a.   Standard: Designs shall demonstrate a consistent use of colors, materials, and detailing throughout all elevations of a building and throughout all buildings of a multi-building project. A multi-building project may have multiple ownerships, but shall be integrated with a common circulation system.

         b.   Standard: Elevations that do not directly face a street shall not be ignored or receive only minimal architectural treatment.

         c.   Standard: Each facade shall be designed for public view and shall be appropriately landscaped in compliance with the landscaping standards in Chapter 16.28 (Landscaping Standards).

      3.   Form and Mass.

         a.   Standard: Designs shall provide a sense of human scale and proportion. Structures shall be designed to avoid a "box-like," impersonal appearance by use of at least two of the following design features:

            1)   Provide horizontal and vertical wall articulation through the use of arcades, towers, wall recesses and projections, and setting back upper floors. Facades should incorporate wall plane projections and recesses having a depth of at least three percent of the length of the facade and extending at least twenty (20) percent of the length of the facade.

            2)   Provide architectural detail through the use of columns, three-dimensional decorative cornice bands, recessed entries and windows, and awnings and canopies.

            3)   Provide full roofs with substantial overhangs.

            4)   Incorporate decorative parapets where roof overhangs are not provided.

            5)   Use different, but compatible. building materials with varying textures and colors.

         b.   Standard: Entries shall be protected from the elements and shall create a focus and sense of entry for the building by use of at least two of the following design features:

            1)   Provide wall recesses.

            2)   Use roof overhangs.

            3)   Incorporate canopies and awnings.

            4)   Include arcades.

            5)   Install pedestrian-oriented signs.

      4.   Roofs:

         a.   Standard: Variations in roof lines shall be used to add interest to, and reduce the massive scale of large commercial buildings. Roofs shall incorporate at least two of the following features:

            1)    Parapets concealing flat roofs and rooftop equipment. The average height of a parapet shall not exceed fifteen (15) percent of the height of the supporting wall and parapets shall not at any point exceed one-third of the height of the supporting wall. Parapets shall incorporate a three-dimensional cornice.