Rancho Cucamonga City Zoning Code
ARTICLE VII
DESIGN STANDARDS AND GUIDELINES
§ 17.118.010 Purpose.
The purpose of these design standards and guidelines is to assist developers and designers in understanding and complying with the city's standards for building and site design. The standards and guidelines are based upon community design goals as expressed in the general plan to encourage the orderly and harmonious appearance of structures and property along with associated facilities, such as signs, landscaping, parking areas, and streets. They establish a high standard for design quality but are flexible enough to allow individual expression and imaginative solutions.
(Ord. No. 1000 § 4, 2022)
§ 17.118.020 Applicability.
The provisions of this article may be required based on the zoning of a property or the use of a property unless otherwise specified in this article. Any addition, remodeling, relocation, or construction requiring a building permit within any zone is subject to the design standards and guidelines of this article. In addition, projects may be subject to site development review (section 17.16.100), minor design review (section 17.16.130), or major design review (section 17.20.040). The following types of design provisions apply:
A.
Standards. These provisions are requirements for the project with limited flexibility.
B.
Guidelines. The project should address the design guidelines, but some flexibility is permitted in how they are achieved.
(Ord. No. 1000 § 4, 2022)
§ 17.120.010 Purpose and applicability.
The purpose of this chapter is to provide general design standards for all development as applicable according to section 17.118.020 (Applicability). The standards are organized under two major categories: site plan design and building design. In general, the standards prioritize the relationship of a structure to other structures, uses, views, existing site conditions, and pedestrian orientation, and emphasize consistency in architectural design across a building and a site. This chapter does not include guidelines.
(Ord. No. 1000 § 4, 2022)
§ 17.120.020 Site design.
A.
Grading. Proper grading techniques that are sensitive to natural conditions must be utilized for reasons of public safety, maintenance, aesthetics, and environmental protection.
1.
To minimize impacts on existing terrain, the maximum amount of cut (excavation) shall not exceed five feet below the natural grade and the amount of fill shall not exceed three feet above the natural grade.
2.
Grade land and landscape in increments of no more than five feet to avoid exposing vast expanses of bared earth at any given time in order to minimize soil erosion.
3.
Split pads, built-up foundations, stepped footings, or stem walls shall be used for buildings on lots with an average slope that exceeds eight percent.
4.
All graded slopes must be either rounded off or contoured.
5.
Driveways.
B.
Building Orientation. Buildings shall be placed in a manner compatible with existing and planned uses and buildings.
C.
Access and Circulation. Site design must provide safe and efficient paths of travel for vehicles and pedestrians and reduce conflicts between pedestrian and vehicles.
1.
Vehicular access.
a.
On all new development sites within the Wildland-Urban Interface Area, two means of ingress and egress are required.
b.
Access for both required means of egress shall connect with existing access points (driveways, intersections, or median openings) wherever possible.
c.
Shared access with adjoining properties shall be provided where feasible.
d.
All points of access shall be designed in conformance with the applicable city engineering services department and fire district standards and policies.
2.
Pedestrian access.
a.
Pedestrian walkways shall be provided between the primary entries of all buildings and the public sidewalk, on-site pathways/paseos, greenway, or other shared open space.
b.
Pedestrian walkways shall be direct (straight) as physically/technically possible.
c.
Pedestrian walkways shall be paved in a manner that is continuous materially and visually distinct from areas for vehicular circulation.
d.
Pedestrian walkways shall be delineated with landscaping.
e.
Pedestrian walkways shall include human-scaled, low intensity level lighting that is continuously illuminated between sunset and sunrise. Such lighting may be mounted on poles/posts, embedded in low walls, or in the pavement or ground. When mounted on a vertical structure (pole, post, or wall), the light source shall not be more than three feet above the walkway surface.
f.
Pedestrian walkways must connect the on-site open spaces with public sidewalks and building entrances.
g.
For sites with more than two primary buildings, common open spaces, plazas, or courts must be accessible from all corners.
FIGURE 17.120.020-1 ACCESSIBILITY OF OPEN SPACES  |
3.
Greenways.
a.
On-site greenways that link private common areas with public areas such as rights-of-way and multi-purpose trails are required for residential projects and for projects of three acres or more.
b.
Required greenways shall:
i.
Provide a continuous connection across the project site.
ii.
Have a minimum average width of 20 feet but at no point be less than ten feet in width.
iii.
Have no solid walls or fencing for a minimum of 50 percent of its length. When adjacent to residential properties within a subdivision, gates shall be provided in any wall/fence that separates a lot within the subdivision to allow direct access to the greenway.
iv.
Provide for equestrian (local feeder trail) use in the Equestrian Overlay Zone.
v.
Connect to existing or planned greenways located on adjacent properties with no walls/fences or gates inhibiting access between the subject property and adjacent properties.
vi.
Be recorded as an easement on common property that is privately maintained.
4.
Multi-purpose trails.
a.
All trails ("regional," "community," and "local feeder" as defined in the trails implementation plan) must be constructed according to the city's technical standards related to, for example, surface material, fencing, access gates, drainage, and landscaping.
b.
Where existing traditional bicycling, pedestrian, equestrian travel routes, and routes to schools exist through a property, trails must preserve the traditional paths where possible.
c.
All new developments are to be designed in accordance with the Trails Implementation Plan and adopted trail standards as defined in that document.
d.
Within the Equestrian Overlay Zone, trail connections must be provided through recorded easements in order to connect disconnected (or incomplete) trails segments to the overall trails network and for needed access to recreation facilities/activities.
e.
Local feeder trails must be provided adjacent, and parallel to the rear (or side) property line of residential lots for equestrian access and related equestrian service (e.g. hay delivery and animal care) access for all residential development within the Equestrian Overlay Zone.
f.
At least one means of public access to the trails network and one internal loop trail system of local feeder trails must be provided in all residential development within the Equestrian Overlay Zone.
g.
Corral Areas.
i.
A corral area with a minimum area of 576 square feet shall be provided in the rear yard of all residential lots in all new residential development within the Equestrian Overlay Zone.
ii.
This corral area may be rectilinear (24 feet by 24 feet or 12 feet by 48 feet) or circular (27 feet in diameter).
iii.
This corral area shall be graded flat/level. It is not necessary to provide any physical improvements for the corral area such as fences, posts, etc.
iv.
Grade access from the corral area to the trail with a maximum slope of five to one (5:1) and a minimum width of ten feet.
v.
Corral areas must be placed adjacent to the local feeder trail that serves the lot.
vi.
Lots shall include a gate at the rear or side perimeter from the rear yard to the local feeder trail for use and trail maintenance purposes.
D.
Parking. The following standards supplement the standards of chapter 17.64 (Parking and Loading Standards).
1.
Frontage. The combined frontage of access driveways and parking in the form of surface parking or freestanding garages/carports may occupy:
2.
Parking access.
a.
A maximum of two driveway aprons for one-way traffic and one driveway apron for two-way traffic may be permitted per street frontage per lot. Lots greater with 400 feet of street frontage or greater may have one additional driveway apron per street frontage.
b.
Entrances to parking facilities along a block frontage shall be separated by a minimum of 40 feet, excluding access to parking plazas.
c.
Where possible, driveway aprons serving adjacent parking facilities shall be shared.
d.
Access to parking for corner parcels shall not be provided from the front of the lot.
e.
Driveways shall not exceed 16 feet in width through public parkway frontages. Where providing access to fire lane, the drive aisle shall widen to a minimum of 26 feet.
f.
Access to parking shall be a minimum of 50 feet from the intersection of the front and street-facing side property lines.
3.
Parking in single-family residential development. A minimum 50 percent of all the dwelling units within a single-family residential development project shall comply with at least one of the following requirements:
a.
The garage is detached, and located 20 feet behind, the main dwelling unit.
b.
The face ("wall" plane) of the garage door is parallel to the side or rear property line of the lot.
c.
The face ("wall" plane) of the garage door of an attached garage is a minimum of ten feet behind the longest wall plane (measured horizontally) of the main dwelling unit that faces the street / public right-of-way.
4.
Freestanding residential garages/carports.
a.
Drive aisles may not exceed 150 feet in length when garages/carports are aligned; 200 feet when garages/carports are staggered or offset.
b.
Freestanding garage/carport structures may house up to eight cars side-by-side.
c.
Each car space within a multiple-space garage or carport structure shall be separated with a solid wall/partition in accordance with the Building Code except where two or more spaces are designated to serve a single dwelling unit.
d.
For single garage units, the inside dimension shall be a minimum of ten feet by 20 feet.
e.
All drive aisles shall incorporate the design and technical requirements of the fire district such as minimum aisle width, "hammerhead" turnarounds, fire lane markings, and curbing.
f.
Garage/carport structures shall have materials, finishes, trim, and colors that match the corresponding elements of the primary building of a multi-family residential development or the main dwelling unit of a single-family residential development.
g.
Vertical support elements of carport structures shall have a minimum horizontal dimension of six inches.
5.
Tuck-under parking. All tuck-under parking shall be in individually secured garages with garage doors.
6.
Structured parking.
a.
Any portion of structured parking levels facing the right-of-way must be screened from view by at least one of the following features:
b.
Controlled one-way vehicle ingress/egress for parking facilities (gates, doors, etc.) may not exceed 12 feet in width. Controlled two-way vehicle ingress/egress for parking facilities (gates, doors, etc.) may not exceed 24 feet in width. Exceptions to these maximum width requirements are those deemed necessary for public safety access.
c.
Parking for residential units shall be separated from parking for nonresidential uses through a controlled fence, gate or other barrier, provided that such controls do not inhibit pedestrian access between these parking areas.
8.
Bicycle parking.
a.
Short-term bicycle parking. Short-term bicycle parking shall be located within 30 feet of a primary building entrance and shall be visible from the primary building entrance.
b.
Long-term bicycle parking. Long-term bicycle parking must be located on the same lot or property as the use it serves in a parking facility; a dedicated room or building; an enclosed bicycle locker; or a fenced, covered, and locked bicycle storage area.
E.
Paving.
1.
Hardscape materials. On-site hardscape material shall be permeable or pervious and light in col-or with a high solar reflective index.
2.
Paving within setback area. Plazas or outdoor seating areas located within street-facing setbacks or private frontage areas must be separated or visually distinguished from the sidewalk by landscaping, raised planters, special paving or similar features. Paving within required setback areas shall be different from that of the adjacent public sidewalk.
F.
Landscaping. The following standards supplement the standards of chapter 17.56 (Landscaping Standards).
1.
Minimum dimension. The minimum dimension of any required landscape area is 30 inches.
2.
Existing features.
a.
Natural features, such as trees and vegetation over ten feet in height, rock outcroppings, and water sources must be maintained and incorporated into the site design.
b.
Existing, mature trees where the drip-line is outside of the proposed building footprint must be preserved unless it can be demonstrated that other development standards cannot be met.
3.
Plant selection. Plants must be selected to reinforce community identity, create a pleasant and livable environment, control erosion, provide protection from wind and hot summer sun, and tie new development into the surrounding context.
a.
Landscape species must be native, low-water usage, and low maintenance.
b.
Landscaping must be fire-resistant. In high fire hazard areas, plant material must conform to the fire district's vegetation management codes and standards.
c.
In the wildland-urban interface fire area, plants, trees, shrubs, and ground covers shall consist of species and spacing in accordance with the fire district's applicable codes and standards.
d.
Landscaping must be placed according to sunlight needs.
e.
Plant size at maturity must be considered when planting near property lines, buildings, site features, streets and sidewalks.
f.
Where a nonresidential development abuts residential property, landscaping in the nonresidential side yard must not exceed the height of the residential structure.
g.
Trees on southern and western exposures must be deciduous.
5.
On-site drainage. On-site drainage shall be provided using natural drainage channels, bioreten-tion areas, or other landscape areas that filter surface water run-off.
6.
Landscape accents.
G.
Walls and fences. The following standards supplement the standards of chapter 17.48 (Fences, Walls and Screening).
1.
For corner side yards of lots in a new residential development, walls/fences shall have a minimum setback of five feet from the interior edge of the sidewalk pavement (or in the absence of a well-walk, the street side property line).
2.
On corner side yards of lots in an existing residential development, any new wall/fence where there is not an existing wall/fence must have a minimum setback of five feet from the interior edge of the sidewalk pavement (or in the absence of a sidewalk, the street side property line).
3.
On corner side yards of lots in an existing residential development, any new wall/fence where there is an existing wall/fence may be constructed at the setback of the existing wall/fence.
4.
New fences in the Wildland-Urban Interface Fire Area shall of non-combustible materials.
5.
Retaining walls.
a.
All retaining walls must be constructed in a stepped or terraced fashion with the maximum height for any single wall no more than four feet, unless physical limitations on the site or structural engineering conditions do not make terracing feasible. If the change in grade is greater than four feet, a series of retaining walls, interspersed by planting areas in a stepped or terraced fashion shall be constructed to minimize its visual prominence and avoid a monolithic appearance. The minimum separation between terraced retaining walls shall be three feet (measured between the nearest vertical surfaces of the walls).
b.
Retaining walls visible from the public right-of-way are to be constructed of decorative concrete blocks or have a decorative finish.
c.
Retaining walls shall provide visual interest through the use of form, texture, detailing and planting. When a retaining wall contains an entry stairway to the residence, the design of the wall shall include features that emphasize the entryway.
6.
Perimeter fences and walls. Walls enclosing the perimeter of a residential development shall be constructed of decorative CMU such as split-face or fluted block, or CMU with a decorative finish such as stucco or stackstone.
H.
Refuse and recycling areas.
1.
Location. Common refuse (trash), green recycling, and general recycling containers/bins and structures used for the purpose of enclosing such containers/bins shall not be located:
2.
Container/bin materials. Containers/bins used for the collection and storage of refuse and recyclable materials shall be:
3.
Visibility. Common refuse (trash), green recycling, and general recycling containers/bins shall be screened by enclosures such that no containers/bins are visible from the public right-of-way.
4.
Clear zone. The area in front of and surrounding all enclosure types shall be kept clear of obstructions and accessible.
5.
Drainage. The floor of the enclosure shall have a drain that connects to the sanitary sewer system.
I.
Fire Safety. Areas designated as high fire hazard areas must provide vegetation management and landscaping in accordance with the fire district's codes and standards.
(Ord. No. 1000 § 4, 2022)
§ 17.120.030 Building design.
A.
Architectural integrity and unified palette. A single recognizable design theme is required for each building. No particular style of architecture is required; however, individual structures must exhibit a consistent and unified palette of textures, materials, and colors. Subtle variations that provide visual interest but do not create abrupt changes in the overall design of the immediate area allowed.
1.
Architectural design elements, including roofline articulation, windows, architectural details, materials, and colors, must be applied consistently across all building facades to create a total continuity of design. The design of residential structures, detached garages, and other accessory buildings must reflect a distinctly rural theme, including the use of open fencing, lack of uniformity in siting, predominance of single-story structures, and the building materials consistent with those of the primary structure.
B.
Building entrances.
1.
Changes in roof-form, building massing, and/or architectural articulation must be incorporated to identify the entry location. This may include towers, spirals, domes, color, trellises, fountains, public art, plazas, and/or changes in massing.
2.
Weather protection must be provided over each building entrance.
D.
Materials and color.
1.
Primary building materials. Primary building materials for principal and accessory buildings are limited to:
2.
Secondary building materials. Secondary building materials for principal and accessory buildings are limited to:
3.
Wildland-Urban Interface Fire Area. In the Wildland-Urban Interface Fire Area, all materials must be those approved by the Building Code and Residential Code for construction in the high fire hazard areas.
4.
Accent/detail materials. Building materials for detail and ornament may include, but are not limited to, metal (e.g. wrought iron, bronze, copper, aluminum, and tin), fiberglass, tile, terra cotta, fieldstone, and plaster.
5.
Change in material. Change in building material may occur only at the inside corner of a change in wall plane. Material must wrap around outside corners.
6.
Porches, balconies, decks, and exterior stairs. Porches, balconies, decks, and exterior stairs must be stucco or wood. Railings must be wood or steel.
7.
Durability of materials.
8.
Roofing materials.
a.
Permitted roofing materials for primary and accessory buildings are limited to tile roofing material made of clay, ceramic, concrete, slate, metal, composite materials such as fiberglass, or cool roof membranes. Composition shingle shall only be used on additions or replacements to existing buildings with roofing of the same material and must meet 30-year durability standards.
b.
When such circumstances allow the use of composition shingles, the roof materials shall be of architectural dimension style to create a shadow.
c.
Detached accessory structures with roof cover such as patio covers, cabanas, etc., with a floor area of less than 120 square feet in area and/or are not subject to public view from streets or from adjacent land uses may use other roof materials as approved by the planning director.
d.
Accessory structures for equestrian or agricultural uses such as barns for keeping of horses or storing of agricultural equipment may include other roof materials (e.g., metal) as approved by the planning director.
E.
Equipment screening.
1.
Visibility of roof-mounted equipment. Building parapets or other architectural elements shall screen roof-mounted equipment from visibility as seen from the centerline of the nearest right-of-way at a point six feet above the finished surface. Screening shall be architecturally consistent with the building and match the existing building with paint, finish, and trim cap detail.
2.
Height of roof-mounted equipment. Roof mounted equipment greater than 12 inches above the roof line, except for roof exhaust vents, plumbing vents, and solar panels, should be screened from being visible as seen from the centerline of the nearest right-of-way at a point six feet above the finished surface.
3.
Solar equipment. Rooftop solar panels shall have a low-profile, flush-mounted design, with a maximum of six inch gap between the solar panel and the roof material. If solar panels are mounted on a flat roof and cannot be parallel to the roof surface, the entire underside of any solar panels visible from a public street shall be screened with a mesh or wood lattice screening painted to match the color of the solar array frame.
4.
Location of ground-mounted equipment. Mechanical and electrical equipment is not allowed in street-facing setbacks unless screened with a solid wall or fence.
5.
Visibility of ground-mounted equipment. Site-and ground-mounted mechanical or electrical equipment shall be screened using plant materials, fencing, or walls from public right-of-way. Conduits shall not be exposed on exterior walls and shall be embedded either in walls or landscaping.
6.
Screening height. All screen devices shall be as high as the highest point of the equipment being screened.
7.
Drain-waste-vent-system. Supply, exhaust and venting plumbing, conduits, and flues shall be concealed within the walls of a building.
F.
Sustainability.
1.
Residential buildings must be oriented along a north-south axis where possible to maximize passing heating and cooling.
2.
All new construction shall incorporate landscaping and fenestration to passively cool the building, energy-efficient HVAC systems, and energy efficient lighting.
3.
All energy generation devices must blend in with the building color.
4.
All on-site landscaping shall be drought-resistant and require minimal irrigation.
5.
All appliances, HVAC systems, and lighting shall be electric and energy-efficient.
(Ord. No. 1000 § 4, 2022)
§ 17.122.010 Purpose and applicability.
The purpose of this chapter is to provide design standards that are unique for specific development types provided in this chapter, as applicable according to section 17.118.020 (Applicability). The development types addressed in this chapter include single-family residential development; hillside development; commercial, office, and industrial development; and signs. The design standards and guidelines contained in this section supplement the standards in chapter 17.120 (General Design Provisions).
A.
Single-Family Home Designs. The placement of houses in single-family residential subdivisions is an important element in creating a functional and quality living environment. Single-family residential development should promote an attractive streetscape through architectural and site planning design elements that create variety and interest. Housing tracts characterized by repetitious street scenes of nearly identical two-story houses built at the minimum setback lines are not desirable. Generally, it requires a combination of design concept solutions to achieve the goal of creating varied, interesting, and attractive streetscapes.
1.
Standards.
a.
At least 25 percent (of all single-family detached units in any new single-family residential development in a Residential Development Zone consisting of four or more units) shall be single-story units. The number of single-story units may be reduced on a case-by-case basis when needed to serve the purposes of this Development Code and when justified by such considerations as location, lot size, and topography.
b.
Vary front yard setbacks by at least five feet so that no house has the same front yard setback as a house, plotted on an immediately adjacent lot on either side of it, with primary frontage on the same street.
c.
Vary garage treatments such as detached and semi-detached, side and rear entries, etc.
d.
On flag lots, use 12-foot width for that portion of the driveway providing access to the garage to minimize concrete and maximize landscaping potential.
e.
Taper three-or four-car garage driveways down to a standard two-car width at street.
f.
Vary floor plans and elevations as shown in Table 17.122.010-1 (Single-Family Variations Required).
TABLE 17.122.010-1: SINGLE-FAMILY VARIATIONS REQUIRED | ||
|---|---|---|
Number of Dwellings | Required Floor Plans (minimum) (1), (3) | Elevations (minimum per required floor plan) (2), (3) |
5-10 | 2 | 2 |
11-20 | 2 | 3 |
21-40 | 3 | 3 |
41-60 | 3 | 4 |
61-80 | 4 | 4 |
81-100 | 5 | 4 |
Over 100 | 5+ 1 (for each 40 additional) | 4 |
Table notes: | |
|---|---|
The following may be counted as additional floorplans | |
(1) | A minimum 30% reverse footprints are required. Reverse footprints shall not be counted as a required floor plan. |
(2) | Reverse footprints and alternate color schemes shall not count as additional elevations. Variations in the following design elements, which create a significant difference in streetscape appearance, shall count as additional elevations: |
• Plans with different architectural styles. | |
• Plans with changes in massing and scale. | |
• Plans with different architectural styles. | |
• Plans with roof ridges running in different directions. | |
• Plans with significant changes in roof pitch appropriate to the style. | |
(3) | The design committee may consider alternate mixes of floor plans and elevations that achieve the goal of providing variety in the street scene of new subdivisions. |
2.
Guidelines.
a.
Avoid excessive repetition of single-family homes with near identical floor plans and elevations. Clustering houses around common space, zero lot line, reverse plotting, angling house to the street, and side entry garages may be permitted if they provide streetscape variety and visual interest, particularly in the Low Medium Zone.
b.
Use two-car garages with bonus room on some floor plans or offset the third car space to avoid garages which dominate the streetscape. One-story massing is preferred on corner side yards.
c.
Avoid identical or similar elevation schemes plotted on adjacent lots or across the street from one another.
d.
Avoid identical color schemes plotted on adjacent lots.
e.
Vary lot size and lot width in order to provide designers with opportunities to include significant variations in house orientation that balance livable open space with mass. For example, a wider lot creates opportunity for greater separation between homes and accommodates side entry garages.
f.
Design house size and mass in proportion to the lot size and lot dimensions. Houses that project a two-story volume straight up at the minimum setbacks on small lots are inappropriate.
g.
Provide greater variation in front yard setback on larger lots (e.g., two acres or larger).
h.
Vary garage treatments such as detached and semi-detached, side and rear entries, etc.
i.
Pair garages to create larger front yards, allow greater separation between driveways, and create variety along the streetscape.
B.
Subdivision Design. The following standards and guidelines apply:
1.
Standards.
a.
Provide two means of ingress and egress.
b.
Spacing for right-of-way widths, street sections, street radii, and intersections shall conform to the street design policy available from the engineering department.
c.
Corner lots are to be wider than interior lots.
d.
If the proposed subdivision is bordered or surrounded by undeveloped land, prepare a conceptual subdivision master plan for those properties to demonstrate how circulation routes could be plotted, e.g. for vehicles, pedestrians, and emergency access, and how storm water drainage infrastructure could be provided.
e.
Provide four-way intersections (not offset "T" type intersections) on collector or larger streets.
f.
Intersections, including knuckles, shall be perpendicular (radialoncurves).
g.
Align intersections with existing streets or provide adequate spacing between intersections.
2.
Guidelines.
a.
Physically integrate and align the design of lots and streets with one another to create connected neighborhoods.
b.
Physically integrate and align the design of new development with existing or potential adjacent development relative to street design and lot pattern.
c.
Avoid double-frontage lots on interior streets.
(Ord. No. 1000 § 4, 2022; Ord. No. 1023, 1/17/2024)
§ 17.122.020 Hillside development.
These Hillside Design Standards and Guidelines are intended to facilitate the appropriate development of hillside areas and apply within the Hillside Overlay Zone and Hillside Residential Zone.
A.
Site design.
1.
Standards.
a.
To the extent possible, the width of a building, measured in the direction of the slope, shall be minimized in order to limit the amount of cutting and filling and to better "fit" the house to the natural terrain.
b.
In steeper terrain (20 percent slope and greater), front yard setbacks may be reduced to a minimum of 20 feet from back of curb or back of sidewalk, whichever is more restrictive, in order to minimize rear yard grading.
2.
Guidelines.
a.
Design of building sites should be sensitive to the natural terrain and structures located in such a way as to minimize necessary grading and to preserve natural features (such as prominent knolls or ridgelines) to the maximum extent possible.
FIGURE 17.122.020-1 MINIMIZE UNNECESSARY GRADING  |
B.
Views. Minimize impact to views of significant visual features as seen from both within and outside a hillside development. When designing lots and plotting homes, the following standards and guidelines apply:
1.
Standards.
a.
Any significant public vista or view corridor as seen from a secondary collector or major arterial shall be maintained.
FIGURE 17.122.020-2 RETAIN INTEGRITY OF NATURAL SLOPE  |
2.
Guidelines.
a.
Houses should be oriented to provide the opportunity, if available, for views to residents of the house (although such views may be limited).
b.
Residential development projects should incorporate site plotting solutions such as clustering houses in a "compact" location; variable setbacks between houses; multiple orientations of the plotting of the houses; and other site planning techniques to preserve open spaces on the project site, protect natural features on the project site, and provide the opportunity, if available, for views to residents of the new development (although such views may be limited).
c.
Privacy within the rear yards of new and existing residential development should be considered when planning the plotting of a house on a lot; the location and size of windows when designing floor plans; and the location and size of balconies, decks, etc. when designing exterior elevations. However, this guideline should not altogether restrict specific building placements, windows, and/or exterior features.
FIGURE 17.122.020-3 PRESERVE OPEN SPACE WITH CLUSTERING  |
d.
Whenever possible, as based on the overall parcel configuration and orientation, homes should be designed to front onto east-west streets or should be plotted to follow the natural contours rather than fronting onto north-south streets.
e.
Where possible, graded areas should be designed with manufactured slopes located on the uphill side of structures, thereby hiding the slope behind the structure.
f.
Clustering of development through density transfer should be encouraged in environmentally sensitive areas in order to reduce the potential for fire hazard and spread, erosion, and excess runoff and to preserve existing natural features and open space.
FIGURE 17.122.020-4 PLACE MANUFACTURED SLOPES BEHIND BUILDINGS  |
C.
Roadways and driveways.
1.
Standards.
a.
Conform roadways to the natural landform. The physical and visual character of a hillside should not be altered by creating large notches in ridgelines or by defining wide straight alignments. Reduced road sections, split sections, and parking bays should be considered in the layout of hillside streets to reduce grading.
FIGURE 17.122.020-5 GANG DRIVEWAYS TO REDUCE GRADING  |
b.
Where road construction is permitted in hillside areas, disruption to the natural landform and existing vegetation shall be minimized to the maximum extent possible. Regrading to approximate the profile of the natural slope conditions is preferred; retaining walls are discouraged and, if necessary, shall be screened with landscape materials. The view along a street front should create a pleasant appearance with a sense of open space and landscaping. Some techniques include the following:
i.
Utilize landform planting in order to create a natural appearance and provide a sense of privacy.
ii.
Reduce the impact of grading and resulting retaining walls by creating visual interest with the combined use of terraced or crib walls, landscaping, and variations in the texture and pattern of sidewalks and wall materials.
iii.
Where adjacent to a steep hillside, minimal grading for the road and right-of-way, with a transition to a natural landscape, can be utilized to provide an open and more rural appearance.
iv.
A split roadway increases the amount and appearance of landscaping, and the median can be used to handle drainage.
v.
Where retaining walls are proven to be absolutely necessary adjacent to roadways or within street setbacks, they shall be limited to three feet in height and screened with landscape materials to create an aesthetically pleasing streetscape. Otherwise, terraced or stepped structures shall be utilized which are separated by a minimum of three feet and screened with appropriate landscape materials.
c.
Driveways that serve more than one parcel are encouraged as a method of reducing unnecessary grading, paving, and site disturbance.
FIGURE 17.122.020-6 VARY ROADWAY CROSS-SECTIONS BASED ON SLOPE  |
d.
Driveway grades above 15 percent may be permitted up to a maximum of 20 percent, provided they are aligned with the natural contours of the land, if determined necessary to achieve site design, and if all safety considerations have been met to the satisfaction of building and fire officials. Proper design considerations shall be employed, including such items as vertical curves and parking landings. In any case, parking landings shall be utilized on all drives over ten percent grade.
e.
Driveways shall not be permitted that exceed 20 percent slope except that one length, not at the point of access, of not more than ten feet may have a slope of 22 percent.
f.
On driveways with a slope of 20 percent or greater, a coarse paving material or grooves for traction must be incorporated into the construction. These driveways shall not exceed 100 feet in length from the bottom of the approach to the structure.
FIGURE 17.122.020-7 PRESERVE EXISTING LANDFORMS IN ROADWAY DESIGNS  |
g.
Retaining walls, not to exceed four feet in height, are permitted for soil stabilization adjacent to a driveway. Retaining walls shall be screened with appropriate landscape materials when grading is unavoidable. Otherwise, terraced retaining walls shall be utilized which are separated by a minimum of three feet and appropriate landscape materials.
h.
Adjacent to driveways, slopes no greater than 50 percent (ratio of 2:1) will be permitted.
i.
Driveways shall enter public/private streets maintaining adequate line of sight.
j.
At the point where driveways intersect the public right-of-way, the pavement of the driveway shall not be a minimum of five feet from any side property line. Exceptions may be considered based on lot size, percentage of slope, and use as a common (joint) driveway.
FIGURE 17.122.020-8 LANDSCAPING OF RETAINING WALLS  |
D.
Architecture. The form, mass, and profile of the individual buildings and architectural features should be designed to blend with the natural terrain and preserve the character and profile of the natural slope.
1.
Standards.
a.
Terrace the building to follow the slope. Where possible, use roofs on lower levels for the deck open spaces of upper levels. Where decks are provided, they shall be a minimum of six feet in width to provide adequate usable area and to effectively break up the mass.
b.
Use split pads, stepped footings, and grade separations to permit structure to step up the natural slope. Rooflines should terrace with the pad.
FIGURE 17.122.020-9 FOUNDATION TYPES ON HILLSIDES  |
c.
Detach parts of a dwelling such as a garage.
d.
Avoid the use of gable ends on downhill elevations. The roof slope should be oriented in the same direction as the natural slope.
FIGURE 17.122.020-10 AVOID GABLED ENDS ON DOWNHILL ELEVATIONS  |
FIGURE 17.122.020-11 AVOID LARGE ROOF OVERHANGS  |
FIGURE 17.122.020-12 CONFORM DESIGN OF STRUCTURE TO SLOPE  |
e.
The building envelope for all structures shall be as follows:
i.
Downhill lot. An overall maximum height of 30 feet is permitted, as measured from finished grade, from the required front setback extending toward the rear of the lot. The maximum height at the side setbacks shall be 15 feet extending up toward the center of the lot at a 45-degree angle to a maximum height of 30 feet as measured from finished grade.
ii.
Uphill lot. A maximum height of 15 feet is permitted at the required front setback and shall extend up and toward the rear of the lot at a 45-degree angle to a maximum overall height of 30 feet as measured from finished grade. A maximum height at the required side setbacks shall be 15 feet extending up toward the center of the lot at a 45-degree angle to a maximum height of 30 feet as measured from finished grade.
iii.
Cross-slope lots. A maximum overall height of 30 feet is permitted, as measured from finished grade, from the required front setback extending toward the rear of the lot. The maximum height at the required side setbacks shall be 15 feet extending up toward the center of the lot at a 45-degree angle to a maximum of 30 feet as measured from finished grade.
f.
Excavate underground or utilize below-grade rooms to reduce effective bulk and to provide energy-efficient and environmentally desirable spaces. However, the visible area of the building shall be minimized through a combined use of regrading and landscaping techniques. For example, the use of earth berms around the lower part of the house minimizes larger visual expanses of wall areas and functions as a natural solar heating and cooling insulator.
g.
Exterior structural supports and undersides of floors and decks not enclosed by walls will be approved only if it is proven that no alternative type of construction is feasible and that fire safety and aesthetic considerations have been adequately addressed.
2.
Guidelines.
a.
The design of the structure shall give consideration to the lot's size and configuration in order to avoid the appearance of overbuilding or crowding and to minimize the blocking of views. For example, within a development, the majority of the units should not be designed with minimum setback to minimum setback.
b.
Avoid large expanses of a single material on walls, roofs, or paving areas. Create interesting, small-scale patterns by breaking up building mass, varying building materials, and through design and placement of windows and doors.
c.
Building materials and color schemes should blend with the natural landscape. Treated wood or materials of a wood-like appearance, having the necessary fire-retardant characteristics, are encouraged for exterior surfaces. Where exterior stucco is used, it should have a final coat of integrated color in a muted earth tone. Contrasting color accents should be kept to a minimum, particularly on the view side. Use of other natural materials, such as river rock, is encouraged.
E.
Walls and fences.
1.
Guidelines.
a.
Walls and fences can be used to define a sense of place and create an attractive appearance. However, walls should not dominate a view, and their height should be limited adjacent to a street or trail or within a rear yard. Terracing and extensive landscaping can reduce the effective bulk. In addition, street-front walls should incorporate varying design and natural materials. The use of open-view fencing is encouraged, so long as adequate public safety and residential privacy are maintained.
b.
Fences will be allowed immediately adjacent to structures to provide a private outdoor area. These fences shall be designed as an integral part of the building in order to minimize the visual impact on surrounding areas.
c.
Walls and fences shall integrate materials and colors used in the structure's facade. Naturally occurring materials, such as river rock, shall be used whenever possible.
d.
Walls and fencing visible from the public right-of-way shall be designed to incorporate visual interest through variation in placement, use of planters, differing materials, and modulation of the wall plane.
F.
Landscaping.
1.
Standards.
a.
In wildland-urban interface fire areas, landscaping shall be in accordance with fire district codes and standards.
FIGURE 17.122.020-13 FENCING ON HILLSIDES  |
FIGURE 17.122.020-14 NATURAL LANDFORM PLANTING  |
b.
In order to protect slopes from soil erosion and slippage and to facilitate significant revegetation, a permanent irrigation system shall be installed on all slopes with required planting. However, the emphasis shall be toward using plant materials that will eventually not need to be irrigated. Water and energy conservation techniques shall be utilized, including, but not limited to, such items as drip irrigation and alluvial rockscape.
c.
Landscaping shall be used to screen views of downslope elevations. When the structure height exceeds 20 feet from finished grade on a downslope side, additional landscaping will be required.
d.
Slopes with required planting shall be planted with informal clusters of trees and shrubs to soften and vary the slope plane. Where slopes are two to one (2:1) and five feet or greater in height, jute netting shall be used to help stabilize planting and minimize soil erosion.
e.
Native vegetation shall be retained and supplemented in canyons and along natural drainage courses.
2.
Guidelines.
a.
Natural landform planting should be used to soften manufactured slopes, reduce the impact of development on steep slopes or ridgelines, and provide erosion control.
b.
Maintain a "vegetative backdrop" by replanting with native trees. The vegetation should screen structures to the extent possible at maturity and preserve the appearance of the natural skyline.
FIGURE 17.122.020-15 VEGETATIVE BACKDROP  |
c.
In order to minimize the grading of large flat areas and encourage water conservation techniques, large expanses of low-growing grass in the front and side yards adjacent to a street are discouraged.
d.
Native or naturalized plants, or other plant species that blend naturally with the landscape, shall be utilized in all areas with required planting.
G.
Grading.
1.
Standards.
a.
Grading shall be phased so that prompt revegetation or construction will control erosion. Where possible, only those areas that will be built on, resurfaced, or landscaped shall be disturbed. Topsoil shall be stockpiled during rough grading and used on cut and fill slopes.
FIGURE 17.122.020-16 GRADING TO MATCH NATURAL CONTOURS  |
FIGURE 17.122.020-17 AVOID STRAIGHT SLOPE BANKS  |
b.
Grading operations shall be planned to avoid the rainy season, October 15th to April 15th. Grading permits shall only be issued when a plan for erosion control and silt retention has been approved by the planning director and building official, without regard to time of year.
c.
No excavation or other earth disturbance shall be permitted on any hillside area prior to the issuance of a grading permit, with the exception of drill holes and exploratory trenches for the collection of geologic and soil data. These trenches are to be properly backfilled and, in addition, erosion treatment provided where slopes exceed 20 percent.
d.
To encourage maintenance of slopes for erosion control and aesthetics, property lines shall be located two feet back from the top of slope.
e.
No point on any structure subject to the provisions of this section shall be closer to a visually prominent ridgeline than 150 feet measured horizontally on a topographic map or 50 feet measured vertically on a cross-section, whichever is more restrictive.
f.
Lot padding is limited to the boundaries of the structure's foundation, a usable rear yard area (residential only) of 15 feet adjacent to and between the structure and top or toe of slope, and a 24-foot by 24-foot corral area. If it is physically unfeasible to design a reasonably usable yard area due to conflict with other grading standards, then other forms of usable open space should be considered, such as decks, patios, balconies, or other similar forms of built structures designed to fit the natural topography.
g.
No finished slopes greater than 50 percent (ratio of 2:1) may be created except beneath the enclosed envelope of a structure where the maximum created slope is limited to 67 percent (ratio of 1.5:1) or less.
h.
Slopes within city-maintained landscape easements shall not exceed a maximum grade of 3:1 or 33 1/3 percent.
i.
Fill or excavation shall not exceed a depth of five feet at any point except where the planning commission determines that unusual topography, soil conditions, previous grading, or other unusual circumstances indicate that such grading would be reasonable and necessary.
FIGURE 17.122.020-18 CONFORM BUILDING PADS TO NATURAL CONTOURS  |
j.
All retaining walls shall be screened with appropriate landscape materials. Retaining walls are limited to:
i.
One upslope (from the structure) not to exceed four feet in height. Otherwise, terraced retaining structures shall be utilized which are separated by a minimum of three feet and appropriate landscaping.
ii.
One downslope from the structure not to exceed four feet in height. Where an additional retained portion is necessary due to unusual or extreme conditions (such as lot configuration, steep slope, or road design), the use of terraced retaining structures shall be considered on an individual lot basis. Terraced walls shall not exceed three feet in height and shall be separated by a minimum of three feet and appropriate landscaping. Terracing is not to be used as a typical solution within a development.
iii.
On lots sloping with the street, and other configurations not discussed above, one retaining wall, not to exceed three and one-half feet in height, may be used in a side yard where necessary.
iv.
Walls that are an integral part of the structure may exceed eight feet in height; however, their visual impact will be mitigated through contour grading and landscape techniques.
v.
On horse-keeping lots, additional retaining walls, not to exceed four feet in height, are allowed to provide a flat, usable corral area and access to trails.
k.
Cut or fill slopes shall not exceed eight feet in height at perimeters of the site or elsewhere without the use of walls, terracing, and other mitigating measures, such as contour grading or landscape buffering, and then only as approved by the planning commission after conclusive demonstration that such cut or fill heights will not adversely affect adjacent properties, views, landforms, or other significant considerations not specifically discussed here, and that they are absolutely required to accomplish land development under extreme or unusual circumstances and conditions.
FIGURE 17.122.020-19 USE OF CRIB WALLS  |
H.
Drainage.
1.
Standards.
a.
Drainage channels shall use an AC or concrete liner in addition to a naturalizing treatment.
b.
Debris basins and energy-dissipating devices shall be provided, where necessary, to reduce erosion when grading is undertaken in the hillside areas. Natural drainage courses shall be protected from grading activity. In instances where crossing is required, a natural crossing and bank protection shall be preferred over steel and concrete systems. Where brow ditches are required, they shall be naturalized with plant materials and native rocks.
c.
Building permits and grading permits shall not be issued for construction on any site without an approved location for disposal of runoff waters, including, but not limited to, such facilities as a drainage channel, public street or alley, or private drainage easement that is not adequately protected from off-site drainage.
d.
The use of cross-lot drainage shall be minimized. In situations where this is not possible using conventional design, optional techniques including, but not limited to, single loaded streets and reduced densities shall be considered. Extensive use of cross-lot drainage shall be subject to planning commission review and may be considered only after demonstration that this method will not adversely affect the proposed lots or adjacent properties and that it is absolutely required in order to minimize the amount of grading which would result with conventional drainage practices.
e.
Where cross-lot drainage is utilized, the following shall apply:
i.
Project interiors. One lot may drain across one other lot if an easement is provided within either an improved, open V-swale gutter which has a naturalized appearance or within a closed drainage pipe that shall be a minimum inches in diameter. In both cases, an integral wall shall be constructed. This drainage shall be conveyed to either a public street or to a drainage easement. If drainage is conveyed to a private easement, it shall be maintained by a homeowners association; otherwise, the drainage shall be conveyed to a public easement such as a public alley, paseo, or trail. The easement width shall be determined on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements.
ii.
Project boundaries. On-site drainage shall be conveyed in an improved open V-swale gutter that has a naturalized appearance or within an underground pipe in either a private drainage easement, which is to be maintained by a homeowners association, or conveyed in a public easement such as a public alley, paseo, or trail. The easement width shall be determined on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements.
2.
Guidelines.
a.
Where possible, drainage channels should be placed in less visible locations, and more importantly, should receive a naturalizing treatment including native rock, colored concrete, and landscaping so that the structure appears as an integral part of the environment.
b.
Natural drainage courses should be preserved and enhanced to the extent possible. Rather than filling them in, drainage features should be incorporated as an integral part of the project design in order to enhance the overall quality and aesthetics of a site, to provide attractive open space vistas, and to preserve the natural character of the area.
I.
Trails.
1.
Guidelines. Trails are an integral part of a hillside area and provide recreation areas for equestrian, hiking, and biking uses. They can also function as a means to take up grade or to convey drainage.
a.
In hillside areas, it is not always necessary to provide full improvements for trails. A more natural experience may be achieved, and the amount of grading required can be reduced, by providing minimal improvements in appropriate areas, such as undevelopable, steep slopes.
(Ord. No. 1000 § 4, 2022)
§ 17.122.030 Commercial, office, and industrial development.
The majority of design standards and guidelines for commercial, office, and industrial development are provided in chapter 17.120 (General Design Provisions). This section contains only those provisions that are unique to commercial, office, and/or industrial development.
A.
Special site design provisions.
1.
Standards.
a.
Screen drive-through lanes from public view by orienting the building and a combination of landscaping, berming, and low screen walls.
2.
Guidelines.
a.
For commercial projects, give special attention to creating pedestrian scale and an inviting place for pedestrians to shop.
b.
Site amenities, such as walls, hardscape, street furniture, trash enclosures, lighting, and monument signs, should be designed as part of the total architectural package for the project.
c.
Integrate signs into the architectural program.
B.
Parking areas. The following standards and guidelines apply:
2.
Guidelines.
a.
Distribute parking evenly throughout a site instead of concentrating all in one large parking lot.
b.
Consider the types of users desired and plan the project accordingly rather than trying to maximize building floor area.
c.
Parking areas should not be the dominant element in the overall design of a project and should be designed to minimize visual disruption.
d.
The design of parking areas should also minimize auto noise, light and glare, and ambient air temperature. This can be accomplished through the use of sound walls, general location, use of well-designed lights, and landscaping throughout the parking lot.
C.
Pedestrian orientation.
1.
Guidelines.
a.
Colonnades or loggias and other covered walkways or structures that provide shade to pedestrian spaces shall be utilized whenever possible.
b.
At street level, the use of building materials and building details that relate to human activity shall be required where appropriate.
c.
Convenient pedestrian circulation shall be provided throughout all projects to connect public streets, parking areas, and public transit facilities with buildings and pedestrian open spaces.
d.
Open spaces shall be integrated with pedestrian walks and defined by landscaping and other elements to create a sense of place.
e.
Where possible, open spaces shall be accessible to the public.
f.
Street furniture. Benches, light standards, kiosks, trash receptacles, and other street furniture in on-site open spaces shall be designed in a coordinated fashion to enhance the appearance and function of the site and open space.
g.
Pedestrian areas shall be highly visible and well lit.
D.
Special architectural provisions.
1.
Standards.
a.
Paint roll-up doors and service doors to blend in with main building colors.
b.
The creative use of building materials is required. A minimum of two primary building materials shall be used. The recommended primary and secondary building materials are as follows:
i.
Primary building materials: concrete including form-lined and sandblasted concrete; textured/decorative block (CMU) including split-face and slumpstone block; and rock paneling including granite; marble; and slate, and glass/glazing as the dominant finish at office areas/pods/corners. Similar primary materials may be considered on a caseby-case basis.
ii.
Secondary building materials: glass/glazing accents, tile trim, polished metals including brass, copper, and aluminum; brick; distressed wood; painted metal elements; and painted accent stripes. Similar secondary materials may be considered on a case-by-case basis.
c.
The application/use of metal, e.g. prefabricated sheets/paneling for exterior walls, columns, exposed framing, roofing, and finishes (except as an accent material/trim) for all buildings within all industrial zones (Neo-Industrial, Industrial Employment, etc.) is prohibited.
2.
Guidelines.
a.
For commercial projects, vary the roof through the use of vertical separations, vary the roof structure, or vary the parapet line or ridgeline.
b.
Provide interest and variation to storefront designs for shopping centers to complement the architectural style. Design elements to be considered include providing offsets or bays, strong base material, varying storefront treatment, multi-pane windows, and varying the bulkhead treatment.
c.
For industrial buildings, design the office portion as the architectural focus with the appearance of an office building in terms of detail and amount of glass.
(Ord. No. 1000 § 4, 2022)
§ 17.122.040 Signs.
Every building shall be designed with a precise concept for adequate signing. Provisions for sign placement and sign scale in relationship with building and readability shall be considered in developing the signing concept. While providing the most effective signing, it shall also be highly compatible with the building and site design relative to color, material, and placement. The city's goal is to promote a quality visual environment by allowing signs that are compatible with their surroundings and effectively communicate their message.
A.
Combining signs and architecture.
1.
Integrate signs into the architectural scheme. Indeed, the building itself can serve as a large and impressive sign. To achieve this effect, however, the individual signs on the facade should reinforce the character of the building, not obscure or detract from it.
2.
Use signs as a means of business identification rather than as a form of advertising.
3.
Simple messages, layout, and color scheme make signs easier to read.
4.
Select colors and materials that complement the architecture, including monument signs.
5.
Size of signs should be proportional to the scale of the building and their affixed surface.
6.
Use wall sign placement to direct the customer to the business location.
7.
Visually balance the sign area with the building mass and height rather than designing to the maximum standard.
B.
Signs for office and industrial development.
1.
Consider the layout and shape of the architectural features of the building. Design elements such as window patterns (vertical and horizontal rectangles, arches, squares, etc.) will help determine the sign shape that will suit the building.
2.
Use individual letters rather than canister-type signs.
C.
Uniform sign program.
1.
Provide a uniform sign program for shopping centers and office or industrial complexes with multiple buildings to create a coordinated project theme of uniform design elements, such as color, lettering style, and placement.
2.
Specify a consistent sign type and avoid mixing different sign types, such as canister signs with channelized letters.
3.
Use a consistent size (e.g., maximum height and length) that is proportionate to the building.
4.
For shopping centers, use an 18-inch maximum letter height. For buildings plotted at the street setback line, use a 12-inch maximum letter height.
5.
Limit sign length to be no greater than 65 to 70 percent of the leased space width.
(Ord. No. 1000 § 4, 2022)
§ 17.123.010 Purpose and applicability.
The purpose of this chapter is to provide objective design standards for multi-family and residential mixed-use development, as applicable according to section 17.118.020 (Applicability). The design standards contained in this section supplement the standards in chapter 17.120 (General Design Provisions) and article VIII (Form-Based Code). If there is a conflict, the requirements of article VIII supersede this chapter, and this chapter supersedes the requirements in chapter 17.120.
(Ord. No. 1000 § 4, 2022)
§ 17.123.020 Pedestrian-oriented site design.
A.
Frontage road design.
1.
Multi-family and residential mixed-use projects along a frontage road must provide the following along the frontage-road facing pedestrian area:
2.
Mid-block passageways shall be incorporated into internal paseo systems.
3.
Parking within frontage roads and within private circulation drives may be parallel, head-in angled, or back-in angled.
B.
Sidewalks abutting ground floor residential units. Where ground floor nonresidential uses are located along private driveways within a residential mixed-use development, the driveway must be designed with a minimum eight-foot wide sidewalk that is visually distinct from the vehicular circulation area.
C.
Pedestrian open spaces.
1.
Pedestrian-oriented amenities. Pedestrian open spaces must include the following:
2.
Pedestrian-oriented lighting design.
a.
Light fixtures and poles must be consistent in design with the primary building.
b.
Along pedestrian-oriented building perimeters, light fixtures must be no taller than 12 feet in height.
c.
Low-level lighting shall be provided to ensure entry paths, entry stairs and driveways, and garage and building entries are illuminated.
(Ord. No. 1000 § 4, 2022)
§ 17.123.030 Facade design.
A.
Facade articulation. Structural elements visible on the building exterior (e.g. rafters, purlins, posts, beams, balconies, brackets, trusses, columns, arches, etc.), even when ornamental, shall be sized and spaced to frame building apertures and modules.
B.
Porches and balconies. Balconies and porches must be integrated into building recesses or overhangs on at least one side of the porch or balcony.
C.
Porches. Porches must be engaged with the building facade on at least one side.
FIGURE 17.123.030-1 INTEGRATION OF BALCONIES  |
D.
Townhouses/rowhouses. In townhouse and rowhouse development types, all primary facade planes of adjacent attached units must be offset a minimum of 18 inches to avoid monotony in facade plane.
E.
Garage width. For rowhouses or townhouses, attached garages with doors that face the street may not occupy more than 50 percent of the width of any street-facing building facade.
(Ord. No. 1000 § 4, 2022)
§ 17.123.040 Roof design.
B.
Pitch. The pitch of a sloped roof must be a 3:12 to 6:12 ratio.
C.
Parapet design.
1.
Parapets longer than 12 feet in length shall exhibit a combination of steps and curves. Patterns of steps and curves must be symmetrical within each segment or establish symmetry across the building facade. If parapets terminate with a coping, the coping must be stone, concrete, tile, or molded stucco.
2.
Parapets segments may not exceed 25 feet in length without interruption in height or form.
D.
Cornices. Where a cornice is included in roof design, the cornice must include brackets, dentils, or other ornamentation.
E.
Eaves. Where eaves exceed 18 inches in depth, exterior brackets or beams are required.
F.
Roof Heights. The eave or roof form of a secondary facade bay shall be no higher than the corresponding elements of the primary facade bay.
(Ord. No. 1000 § 4, 2022)
§ 17.123.050 Doors and windows.
A.
Window and door design. All upper-story windows and doors must be consistent in design, including proportions, trim, material, and color.
C.
Window trim material. Foam and vinyl are not permitted window trim materials.
D.
Upper story windows. Upper story windows must be vertically oriented.
E.
Ground floor commercial windows. Ground floor windows must be horizontal or square in proportion rather than vertically oriented.
F.
Glazing. Reflective or opaque tinting or glazing is prohibited.
(Ord. No. 1000 § 4, 2022)
§ 17.123.060 Required open space.
A.
Private open space. All private open space must have a minimum dimension of six feet in any direction.
B.
Common open space.
1.
Common open space may be at-grade, elevated, or on the roof of a building.
2.
Common outdoor recreation space must be available for passive and active outdoor recreational purposes for the enjoyment of all residents. Outdoor recreation space types include, but are not limited to, open lawn areas, picnic/barbeque areas, tot lots, sports courts, swimming pools, and community gardens.
3.
The slope of the common outdoor recreational space must not exceed a slope of ten percent and must be easily accessible for all residents.
4.
Common outdoor recreation space must not include driveways, public or private streets, or utility easements where the ground surface may not be appropriate for recreational space.
(Ord. No. 1000 § 4, 2022)
§ 17.123.070 Residential unit design.
A.
Residential signifiers. Residential facades shall incorporate at least one element that signals habitation, such as windows bays or balconies.
B.
Unique floor plans. All multi-family and residential mixed-use projects over 50 units must include a minimum of six unique floor plans. A mirror-image of one floor plan does not count as a unique floor plan.
C.
Private open space. Private open space may be at-grade or elevated. Space types include but are not limited to dooryards, decks, porches, patio, verandas, and balconies.
D.
Affordable unit design. Affordable units and market rate units in the same development shall be constructed of the same exterior materials and details such that the units are not distinguishable.
E.
Universal design. For projects with at least ten dwelling units, a minimum ten percent of units must adhere to the following principles of Universal Design.
1.
At least one entrance without steps and a flat threshold.
2.
Living space on one floor or stair landings big enough to accept lifts.
3.
Wide interior doors (32-inch clear, typically provided with 36-inch door), hallways, and alcoves with 60 by 60-inch turning space at doors, in kitchens, and dead ends.
4.
A 30 by 48-inch clear space at appliances and fixtures in bathrooms and kitchens.
F.
Required storage. Lockable storage spaces for multiple-family units must be provided as required by the CalGreen Building Code.
(Ord. No. 1000 § 4, 2022)
§ 17.123.080 Additions and remodels.
Notwithstanding the design standards of this chapter, additions to and remodels of existing buildings, including porches, balconies, decks, and new or replacement windows or doors in an existing wall must match the architectural design and detail of the existing building.
(Ord. No. 1000 § 4, 2022)
§ 17.124.010 Purpose.
The purpose of this chapter is to promote the general welfare and enhance the quality of life for city residents, workers, and visitors by improved public placemaking which will require certain developments to include or provide for public art or architecture that qualifies as art.
(Ord. No. 1000 § 4, 2022)
§ 17.124.020 Public art required.
A.
The requirements of this chapter shall apply to any development subject to site development review, minor design review, or design review that meets one or both of the following criteria:
1.
All residential development projects that propose to develop four or more dwelling units.
2.
All commercial, office, or industrial development projects with a project valuation or valuations exceeding one million dollars in the aggregate, based on most recent International Code Council building valuation data.
B.
Notwithstanding anything else in this section, the requirements of this chapter shall not apply to:
1.
Residential projects with a density equal to or less than four dwelling units per acre.
2.
Residential projects that contain income restricted affordable housing units where the value of the restricted unit(s) equals or exceeds the minimum value of the art work that would otherwise be required.
3.
Remodeling, an addition to, or both of existing residential buildings or accessory structures.
4.
Remodeling of existing commercial, office, or industrial buildings that do not include any exterior modifications to the building.
5.
Remodeling, addition to, or both of existing commercial, office, or industrial buildings for which art work was previously installed, donated, or for which an in lieu fee was paid pursuant to the requirements of this chapter, regardless of whether such remodeling, addition to, or both includes interior modifications, exterior modifications, or both.
6.
Public school facilities.
7.
Places of worship.
8.
Reconstruction of buildings that have been damaged by fire, flood, wind, earthquake, or other natural disaster, where the reconstructed buildings are substantially similar to the original buildings.
9.
Wireless communication facilities.
C.
All development projects subject to this chapter must include art work that has a minimum value that meets or exceeds an amount equal to the sum of $750.00 per residential unit developed and one dollar per square foot of commercial, office, or industrial development.
D.
In lieu of providing the art required by the preceding subsection C, the applicant may do either of the following:
1.
Donate to the city art work that meets or exceeds the minimum value of the art work; subject to the provisions of section 17.124.030 of this chapter.
2.
Prior to the issuance of a building permit, pay on a per unit basis, an in-lieu fee into the city's public art trust fund, equal to the minimum value of the art work that would otherwise be included in the development project. If approved in writing by an authorized city representative, the applicant may defer payment of the in-lieu fee to no later than issuance of a certificate of occupancy for the development project.
E.
No final approval, such as a final inspection or a certificate of occupancy, for any development project subject to this chapter shall be granted or issued unless and until the requirements of this chapter have been met. For purposes of this requirement, compliance shall be measured in light of the conditions of approval for the project, including, but not limited to, any approved phased development plan. In furtherance of any phasing plan or project completion schedule, the city may accept bonds or other surety to assist in the completion of the project, provided they are in a form and manner acceptable to the planning director and city attorney.
(Ord. No. 1000 § 4, 2022)
§ 17.124.030 Donated art work.
A.
Art work donated to the city pursuant to this chapter must meet the design standards in section 17.124.040 of this chapter and shall be subject to the final approval and acceptance by the city council, upon recommendation of the public art committee. Upon final acceptance by the city council, the donated art work shall be the sole property of the city.
B.
If a developer elects to donate art work to the city in lieu of providing art work as required by section 17.124.020(C), the donation shall be secured by a cash deposit in an amount that meets or exceeds the required minimum value of the art work or a performance bond for the same amount and in a form approved by the city attorney. The security, regardless of the form, shall become payable to the city and deposited into the city's public art trust fund in the event the developer fails to donate art work acceptable to the city as required by this chapter.
(Ord. No. 1000 § 4, 2022)
§ 17.124.040 Public art design standards.
A.
For purposes of this chapter, "art work" means original or limited edition artistic creations, and may include, but is not limited to, sculptures, paintings, monuments, water features, glasswork, lighting, ceramics and in exceptional circumstances, landscaping elements.
B.
Media may include, but are not limited to, steel, bronze, wood, stone, tile, concrete, lighting, any other durable materials able to withstand outdoor conditions, or any combination of these, including in exceptional circumstances, plant materials. For these purposes, "durable" means lasting, enduring and highly resistant to deterioration due to weather or the passage of time.
C.
Art work must be of a scale and setting as to complement the adjacent physical building, improvements, and property.
D.
Art work must be installed in a public place, which means any exterior area on public or private property that is easily accessible to the general public or clearly visible to the general public from adjacent public property, such as a street or other public thoroughfare or sidewalk.
E.
Art work must be accompanied by a plaque identifying the name of the art work, the artist(s), and the date of installation. The plaque must be installed in close proximity to the art work.
F.
Art work installed on private property shall qualify towards the minimum landscaping requirements of chapter 17.56.
G.
Art work may be combined with functional elements of the development project (such as bike racks, shade structures, bus shelters, trash receptacles) only if, when the elements are viewed as a whole, the expressive design elements predominate over utilitarian concerns.
H.
The following shall not count towards meeting the public art requirement of this chapter:
I.
Art work must meet the minimum required valuation for the project.
1.
The project developer may claim the following expenses in satisfaction of the minimum value of the required art work:
a.
Artist's fees;
b.
Art materials;
c.
Fabrication or manufacturing of the art work;
d.
Transportation of the art work;
e.
Base, mounting, or pedestal for the art work;
f.
Building permits for installation of the art work;
g.
Identification plaque for the art work;
h.
Lighting instruments specifically lighting the art work;
i.
Installation of the art work;
j.
Structural engineering for the art work;
k.
Motors or subterranean equipment directly necessary for the installation of the art work;
l.
Water related costs for the art that includes artist designed water features not to exceed 30 percent of the total value of the art work;
m.
Art consultant fees (if applicable) not to exceed a maximum of 15 percent of the value of the art work; and
n.
Any fees paid to public art experts (such as art conservators, qualified appraisers, etc.) that are required by the city.
2.
The following expenses shall not be counted toward the minimum value of the required art work:
a.
Expenses related to locating the artist, including, but not limited to, airfare, hotel, taxi fares and other travel related expenses;
b.
Architect, landscape architect, or other design professional fees;
c.
Site preparation for public art installation, including, but not limited to, grading, demolition or removal of items or structures and installation of utilities to the site;
d.
Landscaping surrounding the art;
e.
Items around the public art that is not conceptualized, designed, and fabricated by the selected artist;
f.
Utility fees associated with activating electronic or water generated art;
g.
Lighting elements not integral to the illumination of the art;
h.
Publicity, public relations, photographs, educational materials, business letterhead or logos bearing the sculpture's image; or
i.
Dedication ceremonies, including art unveilings or grand openings.
J.
Architecture and/or landscape architecture may be considered art work on a case-by-case basis based on factors that may include, but shall not be limited to:
1.
Whether the architect/landscape architect is recognized by the professional or artistic community as demonstrated by a substantial record of artistic recognition in shows, museums, professional or industry awards or publications.
2.
Whether, when the building or landscape architecture is viewed as a whole, the expressive architectural design elements predominate over utilitarian concerns.
3.
Whether the architecture/landscape architecture was designed in collaboration with an artist who has: (a) experience with monumental scale sculpture; (b) major design control of the portions of the architecture to be considered as art; and (c) been involved in development of the project from early on in the design process.
K.
Commercial signage and/or artistic lighting may be considered art work on a case-by-case basis based on factors that may include, but shall not be limited to:
1.
Whether the sign or lighting is an original work, based on a unique and original design.
2.
Whether the designer is recognized by the artistic community as demonstrated by a substantial record of artistic recognition in shows, museums, or publications.
3.
Whether, when the sign or lighting is viewed as a whole, the expressive design elements predominate over the commercial message or utilitarian concerns.
4.
Whether the sign or lighting was designed in collaboration with a designer who has: (a) experience designing signs that are unique and original; (b) substantial control over those portions of the sign to be considered as art; and (c) been involved in design of the sign from early on in the design process.
(Ord. No. 1000 § 4, 2022)
§ 17.124.050 Submittals.
The project developer shall submit, on a form or forms provided by the city, an application for installation of art work on private property or donation of art work to the city that contains the following information as applicable to the project in addition to any other information as may be required by the city to adequately evaluate the proposed the art work:
A.
The architect, landscape architect, designer or artists' name(s), qualifications and examples of past work.
B.
Preliminary sketches, photographs or other documentation of sufficient descriptive clarity to indicate the nature of the proposed art work and an artist warranty as to the originality of title to the art work.
C.
An appraisal or other evidence of the value of the proposed art work, including acquisition and installation costs, that demonstrates satisfaction of the minimum required value of the art work.
D.
A written agreement executed by the artist or artists who created the art work that expressly waives all rights that may be waived under the California Art Preservation Act, the Visual Artists Rights Act, or other applicable state and federal laws.
E.
Preliminary plans containing such detailed information as may be required by the city to adequately evaluate the location of the art work and its compatibility with the proposed development project and/or with the character of adjacent developed parcels and the existing neighborhood.
F.
A written statement executed by the property owner and approved by the city attorney that requires the landowner or his or her successors and assigns to defend, indemnify, and hold the city harmless against any liability, loss, damage, costs or expenses (including reasonable attorneys' fees and court costs) arising from any claim, action or liability related to the art work.
G.
If the project developer proposes to satisfy the public art requirement with architecture, it must before its application can be deemed complete submit to the approving authority at a pre-application review: (1) a maquette and other materials that satisfactorily illustrate the proposed conceptual development; and (2) a statement explaining why the architecture should be considered an art work, including, but not limited to, an explanation of the ideas, meaning, cultural significance, or conceptual complexity expressed in the architecture. Nothing in this subsection shall be deemed to require the reviewing authority's approval of the submittal at the pre-application review before the application is deemed complete.
(Ord. No. 1000 § 4, 2022)
§ 17.124.060 Applications to donate art work to the city.
Applications for art work donated to the city shall be subject to additional review by the public art committee, which shall make a recommendation to the city council regarding whether the proposed donation is consistent with the purposes of this chapter.
(Ord. No. 1000 § 4, 2022)
§ 17.124.070 Ownership and maintenance of art work placed on private property.
A.
All art work installed pursuant to this chapter on the site of a development project shall remain the property of the owner of the site for which the final building permit or certificate of occupancy related to the development project was obtained and the owner's successors and assigns, which owner must provide all maintenance necessary to preserve and maintain the art work in good condition and in the manner approved by the city.
B.
The obligation to maintain the art work shall be enforced as follows:
1.
Prior to the installation of the art work on a development project, the property owner shall record a document with the county recorder setting forth a description of the art work and acknowledging the obligation of the property owner to repair and maintain it. This document and the underlying covenant shall run with the land and provide notice to future property owners of the obligation to repair and maintain the art work and of certain limitations related to any federal, state or local laws governing the rights of the artists including but not limited to rights regarding the alteration, modification or relocation of subject art work. The city shall be a signatory party to this document, and its final form and content shall be approved by the city attorney.
2.
The obligation to maintain the art work shall include, without limitation, preserving the art work in good condition to the satisfaction of the City of Rancho Cucamonga, protecting, repairing, restoring, or replacing the art work in the event of physical defacement, mutilation, alteration or destruction, and securing and maintaining insurance coverage in an amount to be approved by the city for: (a) fire; (b) flood, wind, earthquake, or other natural disaster; (c) vandalism; and (d) extended liability.
3.
Any time the city determines that art work has not been maintained in substantial conformity with the manner in which it was originally approved, the city shall require the current property owner to either:
a.
Maintain, repair, restore, or replace the art work; or
b.
After reasonable notice: (i) pay the lesser of either the costs estimated by the city to be required to maintain, repair, restore, or replace the art work and/or secure and maintain insurance for the art work; and (ii) provide the city or its representatives reasonable access to the property to perform any necessary to maintain, repair, restore, or replace the art work.
C.
If an owner wishes to replace art work required by this chapter for any reason, including but not limited to theft, destruction, removal, or personal preference, the replacement art work shall be subject to the review and approval of the original approving authority, which shall determine whether the replacement art work meets the criteria set forth in this chapter.
(Ord. No. 1000 § 4, 2022)