The downtown mixed use or DT-MU zone is intended to apply to areas in the historic downtown area and other areas as deemed appropriate. The purpose of the downtown mixed use zoning designation is to allow for and encourage a broader mix of uses and a more urban pattern of development than exists in the city today, while respecting its historic context and creating a vibrant, pedestrian-friendly environment. The regulations of this chapter and the provisions of Chapter 17.76 shall apply in all downtown mixed use or DT-MU zones.

(Ord. No. 2013-06)

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A.

Permitted and Prohibited Uses:

P = Primary Permitted Uses; X = Not Allowed; C = Conditional Use; A = Administrative

(Ord. No. 2013-06; Ord. No. 2014-02, § VI; Ord. No. 2022-02, Exh. A)

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A.

In addition to findings listed in [Section] 17.80.040 of the Orland Municipal Code, findings of evidence must indicate that the proposed use is consistent and compatible with the character and intent for the historic downtown area in which it is proposed;

B.

Incorporates or can be incorporated as part of a broader mix of uses to support an active "pedestrian-oriented" environment within the downtown.

(Ord. No. 2013-06)

The following standards and guidelines apply in the DT-MU zone:

A.

Mix of uses encouraged: To provide for a balance of commercial, office, residential, and civic uses, new development is encouraged to include a mix of two or more distinct types of permitted uses.

B.

Required mix of uses for sites greater than fifty thousand (50,000) square feet: All development on sites that exceed fifty thousand (50,000) square feet (roughly two blocks) shall include at least one use from the Commercial/Service Retail Use Group as identified in Section 17.42.020.

C.

Ground floor uses: The incorporation of retail shops and/or restaurants is encouraged at the street level to promote a more active environment for pedestrians and to support residential and office uses located within the same building or nearby. This configuration of uses is particularly encouraged in the city's existing downtown area and along Walker Street/Newville Road frontage, as well as adjacent to major public spaces, where a high level of activity and visibility is desirable. If a limited portion of a structure's ground level will be devoted to retail or restaurant space, such space should be located along those facades adjacent to or most visible from primary street frontages or major pedestrian walkways.

1.

Fifty (50) percent of the ground floor square footage must be used for commercial purposes; and

2.

If the structure is along a street, the street frontage is required to be used for commercial purposes.

(Ord. No. 2013-06)

Lot requirements in the DT-MU zone are as follows:

A.

Minimum lot area: Six thousand (6,000) square feet for parcels being rezoned and located adjacent to an existing DT-MU zone. Ten thousand (10,000) square feet for parcels being rezoned to DT-MU not adjacent to an existing DT-MU zone.

B.

Minimum lot width: One hundred (100) feet.

C.

Street frontage and access: Thirty (30) feet minimum.

D.

Building frontage: Minimum building frontage to be seventy (70) percent of lot width.

(Ord. No. 2013-06)

The purpose of this section is to maintain a well-defined pattern of urban blocks within the downtown that provide frequent connections to adjacent neighborhoods and serve as a framework for a varied mix of uses while allowing for the incorporation of some larger developments that require the consolidation of two or more blocks, where appropriate.

A.

To the maximum extent feasible, new development shall work within the framework of the downtown's existing grid pattern of blocks to avoid interrupting the grid pattern, creating large "superblocks," and limiting access to adjacent neighborhoods.

B.

Maximum block lengths resulting from block consolidation shall be limited to four hundred twenty (420) feet.

(Ord. No. 2013-06)

New development shall adhere to the character of the existing neighborhood and be integrated into the surrounding development. New development shall not dominate or interfere with the established character of its neighborhood. Site design of projects shall be cohesive both functionally and visually.

Design requirements for structures in the DT-MU zone are as follows:

A.

Maximum building coverage: sixty (60) percent and up to one hundred (100) percent coverage by parking/paved areas.

B.

When the subject site is immediately adjacent to a residential zone district, the following standards shall apply:

1.

A solid six-foot masonry wall shall be placed on the property line, reduced to three feet within the required front setback area of the adjacent residential area; and

2.

All exterior lighting shall be designed to reflect away from the adjacent residential area, or down to the ground within the commercial site.

(Ord. No. 2013-06)

A.

Compliance with parking and landscaping requirements of Sections 17.76.100 and 17.76.110, except in the area bounded by the Union Pacific Railroad tracks to the west, Tehama Street to the north, Third Street to the east and Yolo Street to the south. Within this area known as downtown, compliance with the parking provisions of Sections 17.76.100 and 17.76.110 is temporarily waived until one of the following actions occurs:

1.

A parking district is formed within this area providing financing for public off-street parking; or

2.

The city initiates and adopts an ordinance repealing the exception for this area and/or adopts other standards for the downtown area.

(Ord. No. 2013-06)

A.

New projects shall be compatible with their surrounding development in intensity, setbacks, building forms, material, color, and landscaping.

1.

Site design shall respect existing roadway patterns and driveways. When applicable, new curb cuts shall be aligned with existing driveways and streets;

2.

Develop transitions between projects with different uses and intensities to provide a cohesive visual and functional shift. Create transitions by using appropriate setbacks, gradual building height, bulk, and landscaping;

3.

Integrate perimeter landscaping with the landscaping of adjacent development;

4.

Minimize paved areas for curb cuts and parking on the street frontage of projects to maintain a continuous and attractive streetscape;

5.

Preserve natural site features such as mature trees, views, etc., and incorporate into the site design of the new project;

6.

Site design of projects shall be compatible with and protect existing nearby heritage structures and trees;

7.

Link on-site walkways to the public sidewalk system outside the project site for ease of pedestrian access; and

8.

Provide pedestrian links between residential developments and nearby employment and shopping center, schools, and parks to encourage pedestrian activities.

(Ord. No. 2013-06)

A.

Locate site components such as structures, parking driveways, walkways, landscaping and open spaces to maximize visual appeal and functional efficiency. Security kiosks and gates shall be located to allow queuing for at least three cars.

B.

Emphasize the pleasant components of the project such as existing trees and views, and disguise its less desirable scenes such as parking areas, loading and service areas through placement and design of structures and landscaping.

C.

Siting of noise and odor generating functions on a site shall not create a nuisance for the adjacent properties.

D.

Orientation of buildings on a site shall relate to each other and to buildings on adjacent sites for aesthetic organization. The front of one building shall not face the back of another. In these instances, an increased setback between buildings may be required to meet the standards of the building codes.

E.

Street frontages shall not be dominated by surface parking to encourage pedestrian orientation and a continuous streetscape. Limit paved areas on street frontages to one double row of parking and locate the rest of the parking elsewhere on the site.

F.

Where half or more of the parking is located at the rear of a retail/office building, provide main entries in the front and rear of buildings for convenient access.

G.

Site design of projects shall have external orientation for a positive street experience. Orient buildings toward public streets and provide view corridors into the project site. View corridors may be provided by controlling the spacing and angles of buildings on the site and by providing open vistas and plazas.

H.

Building facades shall be lively and include windows and main entries which face public streets for a pedestrian friendly environment.

I.

Provide convenient and safe pedestrian and automobile access to the site from adjacent streets.

J.

Define site boundaries by landscaping and bands of decorative paving to announce entry into the site.

K.

Every project shall have a main entry, defined by landscaping and other decorative features. Main entrances to all buildings shall be well defined.

L.

Design and locate a project's internal circulation pattern for maximum ease of movement and a minimum of safety hazards.

M.

Consider energy efficiency in the siting of buildings. Shading of structures and parking areas is recommended.

(Ord. No. 2013-06)

A.

Design each project site for maximum utility of open space for ventilation, sunlight, recreation, and views for both new and existing buildings.

B.

In business parks and strip shopping centers, open space areas are recommended.

C.

Open space areas may include benches, art, landscape, water, and hardscape features, as approved by the city.

D.

Provide direct access to common useable open space from all buildings. Common open spaces shall be useable for recreational purposes (landscaping strips of less than fifty (50) feet in width between buildings does not constitute useable common open space).

(Ord. No. 2013-06)

A.

Break up large buildings into groups of smaller segments whenever possible, to appear smaller in mass and bulk. This may require increasing setbacks to comply with the standards of the building codes.

B.

Adjacent buildings shall be compatible in height and scale.

C.

Buildings and additions shall not shade more than ten (10) percent of the structures or open space areas on adjacent properties for proper solar access.

D.

Buildings shall maintain similar horizontal and vertical proportions with the adjacent facades to maintain architectural unity.

E.

Step back upper stories of buildings three stories or taller from public roads and adjacent low scale development to reduce the bulk impact.

F.

Maintain the dominant existing scale of an area.

G.

Placement of windows and openings on second story additions shall not create a direct line of sight into the living space or the back yard of adjacent properties to maintain privacy.

H.

Buildings shall maintain visually interesting activities at the street level by placing active facades with windows and openings on the street side to promote pedestrian activities.

I.

Interrupt front facades on large structures by various architectural elements such as trellises, balconies, steps, openings, etc., about every thirty (30) feet to appear smaller in scale.

J.

Choose inset, multi-pane windows over a continuous band of single pane windows, to create a sense of scale.

K.

Maintain the scale and character of the existing main structure in building additions by retaining similar proportions present on the main structure.

(Ord. No. 2013-06)

A.

Maintain diversity and individuality in style but be compatible with the character of the neighborhood.

B.

In areas where no prevailing architectural style exists, maintain the general neighborhood character by the use of similar scale, forms and materials providing that it enhances the neighborhood. The scale, forms, and materials shall be approved by the city.

C.

Develop a comprehensive architectural theme for multi-building complexes. Unify various site components through the use of similar designs, material, and colors. The designs, material, and colors shall be approved by the city.

D.

"Corporate architecture" and generic designs are not recommended. Design each project with respect to the surrounding environment.

E.

Buildings shall have three distinct components: base, middle, and top. Define each component by horizontal and vertical articulation.

F.

Link buildings and sites together by proper building orientation, landscaping, and similarly designed buildings and site components.

G.

Buildings on corner lots shall demonstrate a strong tie to the public streets. Enhance street corners by special design features such as celebrated main entrances, or landscape features.

H.

Include decorative building elements in the design of all buildings. Add more interest to buildings by incorporating changes in wall plane and height, arcades, porticos, trellises, porches, balconies, dormers, windows, openings, etc.

I.

Repeat design and decorative building elements in all elevations and the roof as well as the front facade.

J.

Windows and openings shall be consistent with the architectural style of buildings and maintain similar proportions and rhythm with those on adjacent buildings.

K.

Provide clear windows on street level on retail buildings to create interest for pedestrians.

L.

Define building entries by use of human scale architectural elements such as arches, posts, awnings, etc. Orient main entries toward public streets.

M.

Awnings and canopies shall be compatible with the building design and shall conform to Section 17.78.200 (Sign Ordinance) of this title.

N.

Awnings shall not cover or replace facade articulation by wrapping around buildings in continuous bands. Place awning only on top of doors, windows, and other openings.

O.

Design fire escapes and exterior stairs, elevator shafts, and balconies as part of the building, not as separate elements.

P.

Exterior remodeling of older buildings being occupied by new tenants is strongly encouraged.

Q.

Primary building entrances shall be clearly distinguished through the use of one or more of the following features:

1.

Covered walkways or arcades;

2.

Awnings, canopies, or porches; and/or

3.

Projected or recessed building mass.

R.

Facades of single-use parking structures (e.g. no residential or retail) shall be articulated through the use of three or more of the following architectural features;

1.

Windows or window openings;

2.

Masonry columns;

3.

Decorative wall insets or projections;

4.

Awnings;

5.

Changes in color or texture of materials;

6.

Approved public art;

7.

Integrated landscape planters; or

8.

Other features as approved by the city planner.

S.

Openings in parking structures and podium parking areas shall be designed to screen views of parked cars from surrounding properties through the use of architectural screens or similar features.

T.

Front parking lots prohibited.

U.

Off-street parking is not permitted between the front facade of a building and the primary street. Surface parking shall not be located within thirty (30) feet of a corner.

V.

Residential garage location and design: where lot configurations permit, residential garages shall be located in the rear yard and accessed from the alley or a narrow drive from the street, as traditionally found in downtown's residential neighborhoods.

(Ord. No. 2013-06)

A.

The style, material, and color of accessory buildings visible from public streets shall be the same as those of the main building.

B.

Accessory buildings shall be proportional to the main structures in size and bulk. Accessory buildings may not dominate any site areas.

(Ord. No. 2013-06)

A.

New roofs shall be consistent in form and shape with the dominant roof form in the neighborhood.

B.

Buildings in, or adjacent to, residential neighborhoods, with predominately gabled roofs, shall have gabled roofs to create a residential scale and character.

C.

Long horizontal roof lines are not allowed. Interrupt roof lines by architectural treatment and features. The maximum allowable unbroken roof line is thirty (30) feet.

D.

Vary roof levels and forms on a large building to create diversity and to decrease the apparent scale of the building.

E.

Include roofs on all elevations, not just on the front facades of buildings. Roof forms shall express entrances to buildings.

F.

Roofs shall be an integral part of building design. False mansard roofs are not allowed.

G.

Include architectural elements such as projecting cornices in design of flat roofs to define the edge of the roof.

H.

Parapets and roof screens shall be integrated architecturally into building designs. Placement, material, and color of roof screens shall not impact the building architecture or roof form.

I.

Parapet walls should be used on all flat roof buildings to screen roof-mounted mechanical equipment. Parapets should include a cap and corner detail.

J.

The visible portion of sloped roofs should be sheathed with a roofing material complementary to the architectural style of the building and other surrounding buildings.

(Ord. No. 2013-06)

A.

Develop a comprehensive material and color scheme for each project to tie in the various parts of the project. Choose a variety of colors and materials to add interest to buildings. Colors and materials shall be approved by the city.

B.

Avoid large expanses of smooth surfaces such as concrete or glass. Use materials with a sense of scale and texture.

C.

Avoid large expanses of highly reflective surfaces and mirror glass on exterior walls to prevent heat and glare impacts on the adjacent public streets and properties.

D.

Choose high quality materials and paint to prevent degradation and for ease of maintenance.

E.

Use wrought iron, cast iron, or high quality wood for decorative features and trims. Vertical sliding panels (i.e. T-111) are prohibited.

F.

Coordinate exterior colors of adjacent structures on the same or adjacent sites.

G.

Strong, bright contrasting colors shall be used for ornaments and accent only.

H.

Coordinate color and material of building additions with those of the principal structure.

I.

Wall and ground sign design material and color shall be compatible with the principal building on the site and shall comply with Chapter 17.78, Sign Ordinance, of the Orland Municipal Code.

J.

Primary building materials shall be durable and project an image of permanence typical of the downtown's traditional masonry storefronts and public buildings.

(Ord. No. 2013-06)

A.

Locate service areas and service driveways away from public streets and nearby residential uses. Place service facilities in the least visible areas.

B.

Provide convenient access for all service and emergency vehicles. Separate service drives from other on-site circulation patterns when possible.

C.

Fully screen all service facilities from the public street and adjoining properties. Doors for service facilities shall be recessed and integrated into the overall design of the building.

D.

Screening devices shall have a similar design and material to the main structures on the site, and shall be incorporated into the site design of the project.

E.

Fences, walls, dense landscaping, berming, or any combination of the above, may be used to screen service areas and facilities.

F.

In multi-building complexes, service areas shall be combined or located next to each other to minimize the visual and noise impact on the surrounding uses.

G.

Service facilities shall be easily accessible for service vehicles and tenants. Service yards shall be located so as to minimize interaction between service vehicles and automobiles.

H.

Service facilities shall be separated from pedestrian walkways to increase safety.

(Ord. No. 2013-06)

A.

Mechanical equipment shall not be located in any front setback area between the public street and building.

B.

Mechanical equipment shall be located far enough from adjacent properties to not cause noise impacts. Noise level at the property lines may not exceed seventy-five (75) dBA and shall not exceed fifty (50) dBA adjacent to residential areas.

C.

Fully screened roof top equipment by parapet walls or a roof well on all four sides.

D.

Avoid individual screening of a group of equipment on a single roof. Contain all equipment within same roof screen.

(Ord. No. 2013-06)

The purpose of this section is to encourage a safe, appealing, and pedestrian-friendly nighttime environment within the downtown area.

A.

Exterior Lighting:

1.

All lighting shall comply with Section 17.40.115.

2.

Lighting fixtures shall be attractively designed to complement the architecture of the project. Accent lighting should be used to accent landscaping or building details such as tower elements, ornamental windows, and tile.

3.

Lighting should improve the visual identification of the residence and businesses and create an inviting atmosphere for passersby.

4.

Wall mounted lights should be used to the greatest extent possible to minimize the total number of freestanding light standards and shall be detailed to complement the building architecture.

5.

The light sources used in outdoor lighting should provide a warm, calm glow, such as yellow light.

6.

Street lighting shall be consistent with the city's improvement standards and other adopted lighting standards for the downtown.

(Ord. No. 2013-06)

A.

All development in this zoning district shall provide for adequate storage of trash and recyclable materials in containers in enclosed areas.

B.

Trash enclosures shall be conveniently accessible by collection trucks. Access driveways shall be a minimum of sixteen (16) feet in width.

C.

Enclosures shall not be located in setback, landscaped, or parking areas.

D.

Adequate turn around areas for collection trucks shall be provided.

E.

A concrete pad in front of and within enclosures to prevent damage to pavement is required.

F.

Trash enclosures shall screen trash containers on all four sides. The height of enclosures shall fully screen the containers.

G.

A roof shall be provided for trash enclosures when visible from any upper story.

H.

The style, material, and color of enclosures shall be similar to those of the main structure.

I.

Enclosures shall be made of masonry or wood and match the main building in finish and color.

J.

Steel enclosure gates are required as a minimum standard.

K.

When visible from public rights-of-way, redwood slatted cyclone fencing may be acceptable, but depending on the design of the main buildings, wood, concrete, or stucco is encouraged.

(Ord. No. 2013-06)

A.

Professional office buildings shall have the highest quality architecture and be oriented toward streets.

B.

For office buildings, a combination of hardscape such as textured paving, water fountains, and landscaping shall be used to provide strong emphasis to focal points and entrances to the buildings.

C.

In multi-building complexes, buildings and offices shall be most visible from a public right-of-way.

D.

When there are two or more buildings located on site, buildings shall be oriented toward public streets and provide view corridors into the project site. View corridors may be provided by controlling the spacing and angles of buildings on the site and by providing vistas and plazas.

E.

The site boundaries and main entrances shall be defined by both landscaping and decorative paving.

(Ord. No. 2013-06)

See Section 17.76.190 - Fence standards for fence height and setback regulations.

(Ord. No. 2013-06; Ord. No. 2021-01, (Att. B))

Minimum yards in the DT-MU zone are as follows:

A.

Front: None, except when the front yard is across the street from a residential zone, then a ten-foot setback is required;

B.

Rear: None, except where a rear yard abuts a residential zone the minimum setback shall be fifteen (15) feet. If the rear yard abuts an alley, such rear yard shall not be less than five feet;

C.

Side: None, except that a side yard of an interior lot abutting a residential zone shall be not less than the side yard required in such residential zone; and

D.

Adjacent buildings shall have compatible front setbacks to maintain visual continuity of the streetscape. Setback infill projects in areas with different front setbacks at a distance equal to the average setbacks of buildings on either side not to exceed fifty (50) percent of the minimum setback requirements of the zoning code.

(Ord. No. 2013-06)

No maximum building height is established in the DT-MU zone.

(Ord. No. 2013-06)

Prior to application for a building permit, the applicant shall submit to the city of Orland a complete site plan application with all applicable fees and all other documents necessary for review by the city to ensure compliance with all requirements of the Orland Municipal Code. A "site plan" application may be approved by the city manager or his/her nominee, without the necessity of public notice, a public hearing or planning commission action if findings required for approval (Section 17.82.050 of this title) can be made.

(Ord. No. 2013-06)

A.

Remodeling with unauthentic false historic details, trims and moldings creates a confusing historical context for the community and should be avoided.

B.

The use of light gauge metal, steel panels, or other material to make two or more storefronts appear to be a single, larger structure should be avoided.

C.

Upper story doors and windows and street-level storefronts that have been previously covered, sealed, or filled in should be restored to their original proportions and appearance during the rehabilitation process.

(Ord. No. 2013-06)