The purpose of the Neighborhood Infill Overlay (NIO) is to implement Housing Element programs and address housing needs within the City of Port Hueneme by encouraging the development of new housing in existing neighborhoods. The NIO implements the Housing Element programs by providing development regulations to support and provide incentives for the development of multi-family residential units on smaller lots throughout the overlay zone.

(Ord. No. 822, § 2(Exh. A), 1-6-25)

The Neighborhood Infill Overlay contains requirements that apply to new residential development which increases the built residential density on the site located in the areas identified in Figure 1, below. Underlying zoning shall apply to development which involves the replacement of or additions to existing units and for new development not pursuing the NIO standards.

(Ord. No. 822, § 2(Exh. A), 1-6-25)

A.

Front Yard.

1.

Lots smaller than ten thousand (10,000) gross square feet. There shall be a front yard of not less than ten (10) feet in depth.

2.

Lots larger than ten thousand (10,000) gross square feet. There shall be a front yard of not less than fifteen (15) feet in depth.

3.

Porches, stoops, steps, and other architectural elements may encroach up to five (5) feet into the required setback with the provision of a minimum of one (1) street tree (fifteen (15) gallon minimum size) for each twenty-five (25) feet of lot width, or other enhanced architectural design or landscaping element acceptable to the approving body.

B.

Side Yard.

1.

On interior and standard side yards, there shall be a side yard on each side of the building of not less than four (4) feet in width.

2.

On reversed corner lots, there shall be a side yard on the street side of the reversed corner lot of not less than fifty (50) percent of the front yard of the lot immediately to the rear of such reversed corner lot, and no accessory building on said reversed corner lot shall project beyond the front yard of the lot immediately to the rear of the reversed corner lot.

C.

Rear Yard. There shall be a rear yard of not less than ten (10) feet in depth.

D.

Lot Area. The minimum lot area shall be equal to the minimum lot area of the underlying zone.

E.

Lot Width. The minimum lot width shall be equal to the minimum lot width of the underlying zone.

F.

Lot Depth. The minimum lot depth shall be equal to the minimum lot depth of the underlying zone.

G.

Height. The maximum building height shall be equal to the maximum building height allowed by the underlying zoning district.

H.

Density.

1.

Lots smaller than ten thousand (10,000) gross square feet. The maximum residential density shall be thirty (30) dwelling units per acre.

2.

Lots larger than ten thousand (10,000) gross square feet. The maximum residential density shall be twenty (20) dwelling units per acre where the underlying zoning is R-1, R-2 or R-5, or 25 units per acre where the underlying zoning is R-4.

3.

If the aggregate number of dwellings allowed pursuant to this density results in a fraction of a unit, the closest whole number of dwelling units above or below one-half (½) shall be used. If the number is precisely one-half, the number shall be rounded up.

I.

Parking. Off-street parking requirements for residential uses permitted under this Chapter shall be allowed in accordance with Table 1, below.

Table 1 - Off-Street Parking Requirements in the NIO Overlay Zone

J.

Open Space.

1.

A minimum of three hundred (300) square feet of open space shall be provided per dwelling unit.

2.

For the purposes of the NIO, common open space also includes residential amenities such as shared laundry facilities, indoor gym/recreational areas, and bicycle storage facilities.

3.

Open space may be provided as private or common open space or a combination thereof. Up to fifty (50) percent of the required front yard setbacks may be counted toward the provision of open space if dedicated to private use of occupants of a single dwelling unit.

4.

Common open space areas shall be a minimum of fifteen (15) feet in any dimension.

5.

Private open space areas shall be a minimum of fifty (50) square feet and no smaller than four (4) feet in any dimension.

K.

Lot Consolidation. To encourage the assemblage of smaller lots into larger lots that can be developed more efficiently, incentives may be provided to a qualifying development, subject to approval by the decision-making authority.

1.

Qualifying Lot Consolidation:

a.

The merger of two (2) or more existing lots less than six thousand (6,000) gross square feet in area, which yields a consolidated parcel of at least sixty (60) feet in width and one hundred (100) feet in depth.

b.

The merger of two (2) or more existing lots in which at least one (1) parcel is less than six thousand (6,000) gross square feet in area, which yields a consolidated parcel at least sixty (60) feet in width and one hundred (100) feet in depth.

2.

Incentives. One (1) of the following incentives may be provided for developments which include a qualifying lot consolidation.

a.

For consolidated lots ten thousand (10,000) gross square feet or larger, an increase of maximum building height by one (1) story or ten (10) feet and an increase in the maximum number of units by twenty-five (25) percent.

b.

For consolidated lots less than ten thousand (10,000) gross square feet:

i.

An increase of the maximum building height by one (1) story or ten (10) feet; or

ii.

An increase in the maximum number of units by twenty-five (25) percent.

(Ord. No. 822, § 2(Exh. A), 1-6-25)

All development approved pursuant to this Chapter shall incorporate and provide the following design standards.

A.

Building Location and Orientation.

1.

Pedestrian Entrances. Primary pedestrian entrances for each residential unit (or the single primary pedestrian entrance if shared) shall face the public street, as shared pedestrian paseo, or a common courtyard.

2.

Creation of Outdoor Spaces. Multiple residential buildings on a single lot shall be arranged to create outdoor spaces such as courtyards, pathways, paseos, and recreational areas, with windows facing the outdoor spaces.

B.

Building Form.

1.

Upper Story Massing. Where the uppermost floor(s) of a building is higher than two (2) stories, floor area of the uppermost floor(s) shall be reduced a minimum of ten (10) percent compared to the ground floor.

2.

Roofline Variation. Rooflines along elevations facing a public street shall be articulated using at least one (1) of the following techniques.

a.

A change in parapet wall or roof height of at least one (1) foot for a distance of at least thirty (30) feet.

b.

A change in roof pitch, form, or direction.

c.

Inclusion of dormers, gables, parapets, chimneys, and/or varying cornices.

3.

Building Plane. In no case shall a building plane visible from the public right-of-way or public open space extend for more than fifty (50) feet without a massing break of a minimum of one (1) foot in depth and four (4) feet in width.

C.

Building Façade and Architectural Features.

1.

Consistency with Architectural Style. Façade details shall be appropriate to, and consistent with the building's architectural style and be carried through the entire structure and any accessory structures. Additions or alterations to an existing structure, materials, and finishes (including windows and doors) shall be consistent with the chosen architectural style of the project, or the entire structure shall be remodeled in a single architectural style.

2.

Rear and Side Elevation Enhancements. Rear and side elevations that are exposed to public view shall be treated with a minimum of seventy-five (75) percent of the number of architectural treatments appropriate to the chosen architectural style as the front elevations.

3.

Entries. Exterior building entry and entry ways shall be protected with at least one (1) of the following features: overhangs, recesses, porches, trellises, or other weather-protection features covering an area at least three (30) feet in depth and four (4) feet in width.

4.

Fenestration. Windows and doors facing a public street or a pedestrian-oriented space shall be trimmed, recessed or inset, grouped, and/or incorporate enhancement details such as headers/sills, shutters, trellises, awnings, or Juliet balconies consistent with the chosen architectural style of the project.

5.

Color and Material Changes. Material and color changes shall occur at an inside corner, underside of a massing element, or wrapped to an appropriate termination point, such as a roof break, bay window, change in wall plane, or enhanced trim element.

6.

Glare. Reflective surfaces and materials, such as mirrored glass and polished aluminum are prohibited.

7.

Treatment of Accessory Structures. Accessory structures, such as, but not limited to, garages, carports, and enclosures for mechanical and service areas shall be consistent with primary structure(s) on the site. Accessory structures not visible from the street or neighboring properties may deviate from this standard; however, the accessory structure must be painted to match the primary structure.

D.

Refuse and Recycling Storage.

1.

A dedicated trash enclosure shall be provided for all storage and refuse collection areas which are shared by multiple dwellings on the same lot unless the proposed locations of such areas are completely screened by walls or buildings.

2.

All outdoor storage and refuse collection areas shall be screened so that materials stored within these areas shall not be visible from any access street or adjacent property.

3.

Refuse enclosures shall be constructed of concrete block, shall be architecturally compatible with the primary structure(s) on-site, shall include opaque, decorative opaque gates, and shall incorporate roof structures to help improve stormwater quality and to screen the enclosure from views from above. Sizing of the enclosures shall conform to the requirements of the City Public Works Department.

4.

Exterior walls of outdoor storage and refuse collection areas shall be treated with anti-graffiti coating and shall be surrounded with landscaping of sufficient size so that a minimum of seventy-five (75) percent of the enclosure is screened within one (1) year.

5.

Refuse and recycling material containers stored within individual yards shall be screened from street view.

E.

Mechanical and utility equipment. Mechanical and utility equipment (e.g., heating, cooling, antennas, air conditioners, transformers, electric and gas meters, junction boxes, or similar equipment) shall be concealed from public view with landscaping, walls, fencing or, if roof mounted, with roof wells or other architectural features, to the maximum extent feasible and as allowed by the utility service provider.

F.

Parking and Access.

1.

Parking and Loading Standards. With the exception of Section 10592(I), parking and loading areas for multi-family residential projects shall be designed in accordance with Municipal Code Section 10301.

2.

Bicycle Parking. Bicycle parking shall be provided per the minimum California Green Building Standard Code requirements.

3.

Treatment of Parking Areas. In order to further the objective of reducing the visual impacts of parking, driveways and garage doors, projects shall incorporate two (2) or more of the following strategies:

a.

Locate parking areas and garages completely wrapped with occupiable enclosed buildings, or to the rear of the site.

b.

Use of garage doors constructed of enhanced materials other than vinyl, fiberglass, or painted metal.

c.

Use of single-car width garage doors.

d.

Orient garage doors to the front property line.

e.

Design driveways and vehicle maneuvering areas with use of pattern and such materials as integral concrete, slate, brick, pervious concrete, or areas of permeable surface.

f.

Locate driveways on the side of the project lot so that the driveway is not the central feature visible form the street.

g.

Use of landscaping to screen parking areas form the street.

G.

Open Space and Landscaping.

1.

Landscaping Standards. All project sites shall be landscaped in accordance with Port Hueneme Municipal Code Section 10302 and the City of Port Hueneme Landscape Design Guidelines.

2.

Landscape Elements. To achieve a cohesive appearance of compatibility of a new project with its surroundings, proposed projects in the NIO shall include at least three (3) of the following elements in the landscape plan for the project:

a.

Pedestrian-scaled lighting;

b.

Outdoor firepit with seating area;

c.

Decorative paving;

d.

Street tree within the front yard (fifteen (15) gallon size minimum);

e.

Seating opportunities, such as raised planters and walls.

3.

Planting Adjacent to Garage Doors. In townhouse or rowhouse type projects, a planting area of at least six (6) square feet shall be provided adjacent to the garage doors facing alleys and motor court drives to soften the appearance of the building.

4.

Fence and Wall Materials. Fences and walls shall be designed pursuant to Port Hueneme Municipal Code Section 10203(E). Fence and wall materials, colors and detailing shall match the architectural style of the building(s) on the site. Plan precision concrete block, permanent chain link fence, and razor, concertina and barbed wire are prohibited.

5.

Common Open Space Enclosures. At least fifty (50) percent of outdoor common open space, where provided, shall be open to the sky and not include patio covers, building projections, or similar enclosures that block sunlight and air.

H.

Outdoor Lighting.

1.

Outdoor lighting shall be installed and maintained along all vehicular access ways and common pedestrian walkways.

2.

Lighting of at least one (1) foot-candle (fc) shall be installed and maintained within all covered and enclosed parking areas and shall be screened to reduce glare onto public sidewalks and adjacent properties.

3.

Lighting levels shall not be increased by more than one (1) fc onto the public right-of-way and not more than 0.5 fc onto adjacent properties.

4.

Lighting shall be of a scale that is appropriate for the intended use (i.e., pedestrian-oriented along walkways) and light fixtures shall be architecturally compatible with the on-site structure(s). Unshielded fixtures shall be prohibited.

(Ord. No. 822, § 2(Exh. A), 1-6-25)

The following administrative standards govern the implementation of future development applications utilizing the NIO.

A.

Ministerial Review. The following project types shall be reviewed ministerially pursuant to Section 10354.

1.

One-family dwellings;

2.

Two-family dwellings;

3.

Condominiums, apartments, or townhouses comprising six (6) units or fewer;

4.

Developments qualifying for ministerial permitting in accordance with SB35 and AB 2011.

B.

Administrative Permit Review. The following project types shall require an Administrative Permit in accordance with Section 10353.

1.

Residential projects comprising more than six (6) units and less than twenty (20) units and which are not more than two (2) stories in height;

2.

Projects submitted and found eligible for streamlining per state law.

C.

Development Permit Review. The following project types shall require a Development Permit in accordance with Section 10352.

1.

Residential projects including twenty (20) or more units and/or projects three (3) or more stories, regardless of unit count.

2.

Any project which deviates from the objective development and design standards contained in this Chapter.

(Ord. No. 822, § 2(Exh. A), 1-6-25)