A.

Overall Vision and Intent. The Mixed-Use Neighborhood (MUN) district implements the Mixed Use - Neighborhood land use category in the General Plan. The MUN district provides opportunities for moderate-scale developments that facilitate pedestrian-friendly environments. The purpose of the MUN district is to provide areas for a variety of activities, including commercial, office, and moderate-density residential uses, or a mixture thereof. Single-use residential and nonresidential buildings are permitted in the MUN district as well. Sensitivity to lower-intensity adjacent uses, a focus on pedestrian and street-oriented design, and uses that serve the immediate neighborhoods are key considerations.

B.

Applicability. The building design standards, site design standards, and any and all other land use and development requirements, standards, regulations, or other provisions set forth in this Article 54 shall apply to all development within the geographic boundaries established by and for this Article, notwithstanding any other provision of the Redwood City Zoning Ordinance to the contrary. Whenever the requirements, standards, regulations, or other provisions of this Article conflict with the requirements, standards, regulations or other provisions set forth in the Redwood City Zoning Ordinance or the Redwood City Municipal Code, the requirements, standards, regulations, or other provisions in this Article 54 shall govern.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13)

A.

Permitted Uses.

1.

Allowed Land Uses. Table 54-1 indicates the uses permitted (P), permitted with a conditional use permit (C), permitted as an accessory use (A), and not permitted (-) in the Mixed-Use Neighborhood Zoning District. Any other use not explicitly addressed in Table 54-1 is prohibited, except that the Zoning Administrator may permit or conditionally permit any use not addressed in Table 54-1 if the use is determined to be a similar and/or compatible use to any permitted, conditionally permitted, or permitted accessory use in Table 54-1 and meets the purpose and intent of the Zoning District. All uses, unless stated otherwise, shall be conducted entirely within a building.

2.

Applicable Regulations. Where the last column in the table ("Specific Use Regulations") includes a Section number, the regulations in the referenced section apply to the use; however, provisions in other Sections of this Zoning Ordinance may also apply.

Footnotes:

 1. In accordance with applicable San Carlos ALUCP Safety Compatibility Policies and State law.

B.

Use Standards and Specific Use Regulations.

1.

Uses Restricted to Indoor. Unless otherwise indicated in this Article 54, all uses in Table 54-1 must be conducted primarily within a building.

2.

Residential Use - Specific Regulations.

a.

Freeway Separation. No new residential units shall be permitted within five hundred (500) feet of the outermost lane of a freeway.

i.

Exception to the freeway separation requirement. The responsible review authority may approve an exception to the freeway separation requirement, subject to the issuance of a conditional use permit, and subject to the following:

(1)

Screening analysis. The project applicant shall conduct a screening analysis to indicate whether new receptors will be exposed to roadway Toxic Air Contaminant (TAC) emissions at concentrations exceeding the threshold of significance as determined and periodically updated by the Bay Area Air Quality Management District (BAAQMD). The screening analysis shall be submitted to Redwood City Community Development Services for review. If the results of the screening analysis indicate thresholds of significance would be exceeded by the project, a quantitative health risk assessment shall be required to identify exposure levels to TACs below those recommended by the BAAQMD.

(2)

Findings. The responsible review authority, in approving an exception to the residential location requirement, must make findings that any such project includes measures to mitigate air quality impacts associated with TACs to a less-than-significant level.

b.

Residential Noise Notice. Residents of new residential or mixed-use development projects in the MUN district, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment and that the noise levels may be higher than a strictly residential area.

The covenants, conditions, and restrictions of a residential or mixed-use project shall require that prospective residents acknowledge the receipt of the written noise notification. Signatures shall confirm receipt and understanding of this information.

3.

Mixed-Use Development - Specific Regulations. Residential and nonresidential uses that are vertically integrated into one (1) building or horizontally integrated on the same site shall comply with the development standards listed in Tables 54-2 and 54-3 as they pertain to Mixed-Use, in addition to the standards of this Section 54.2.B.3.

a.

Limitations on Use. The nonresidential component of a mixed-use project shall be a use allowed by Section 54.2 (Use Regulations) and Table 54-1, subject to the following additional limitations.

i.

Prohibited uses. The following uses and activities shall not be permitted within any mixed-use development:

(1)

Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use).

(2)

Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use.

(3)

Manufacturing or industrial activities, including but not limited to welding, machining, or any open flame work.

(4)

Any other activity or use, as determined by the responsible review authority to not be compatible with residential activities and/or to have the possibility of affecting the health or safety of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration or other impacts, or would be hazardous because of materials, processes, products, or wastes.

b.

Entrances. When nonresidential and residential uses are located in the same building, separate pedestrian entrances shall be provided for each use. The entrances for nonresidential uses shall be designed to be visually distinct from the entrances for residential uses.

c.

Loading and Unloading Activities. Where applicable, the covenants, conditions, and restrictions of a mixed-use development shall indicate the times when the loading and unloading of goods may occur on the street, provided that, in no event, shall loading or unloading take place after 10:00 p.m. or before 7:00 a.m. on any day of the week.

d.

Lighting Standards. Lighting for nonresidential uses shall be appropriately designed, located, and shielded to ensure that it does not negatively impact the residential uses in the development or any adjacent residential uses.

e.

Recycling and Refuse Storage Facilities Standards. Trash and refuse collection and disposal facilities, and recycling facilities shall be located entirely within the site, and be located within the building or in side or rear years completely and separated from any traveled way by a solid fence and/or screened with permanently maintained landscaping. Recycling and refuse storage facilities for nonresidential uses shall be located as far as possible from residential units and shall be completely screened from view from the residential portion of the development. Recycling and refuse storage facilities for nonresidential uses shall be compatible in architectural design and details with the overall project. The location and design of trash enclosures shall mitigate nuisances from odors when residential uses might be impacted. Trash areas for food service and sales uses, when occupying the same building as residential uses, shall control odor through refrigeration or other means that preclude the spread of odor.

4.

Reserved.

5.

Automobile Service Uses.

a.

Major Automobile Service Use Restrictions. Major Vehicle/Equipment Repair shall be permitted only as an accessory use to automobile retail sales uses. All major vehicle/equipment repair, restoration, and storage areas and operations shall occur within an enclosed building. Used or damaged equipment removed from vehicles during the repair process shall be stored indoors or shall be deposited in an approved covered outdoor collection receptacle for appropriate off-site disposal. Outdoor storage and work areas are prohibited.

b.

Automobile Service Bay Screening and Location. Service bays for vehicle repair (major and minor), restoration, and storage shall be screened from direct view from a public right-of-way and private properties. If service bays face a street, the service bays shall be situated parallel to a secondary street or alley, or adequate screened by structures.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13; Ord. No. 1130-367, § 5, 6-13-16; Ord. No. 1130-381, § 4(Exh. A), 1-27-20; Ord. No. 1130-383, § 4(Exh. A), 4-12-21; Ord. No. 1130-384, § 4(Exh. A), 4-12-21; Ord. No. 1130-386, § 4(Exh. A), 7-24-23; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)

Editor's note— Ord. No. 1130-367, § 5, adopted June 13, 2016, amended § 54.2 to read as set out herein. Previously § 54.2 was titled "Use Regulations."

A.

New Streets. Sites in excess of two (2) acres shall be designed to provide block and street patterns consistent with the adjacent properties and/or surrounding contextual environment. New streets shall establish a pedestrian-friendly interconnected street network, with no block face exceeding four hundred (400) feet in length, unless determined by the responsible review authority to be infeasible due to location of rail lines along the block or other insurmountable existing conditions.

B.

Street and Pathway Connectivity. New development shall maintain and enhance pedestrian, bicycle, transit, and vehicle connectivity with a hierarchy of streets and pathways, consistent with the street typology identified in the Redwood City General Plan (Figure BE-14). Primary pedestrian access to buildings shall be from the sidewalk.

C.

Pedestrian-Oriented Design/Pedestrian Access. The design of new projects shall promote walkability and connectivity to include design and orientation standards such as:

1.

Enhanced Streetscapes. Streets shall be enhanced with streetscape elements, including but not limited to landscaping and pedestrian amenities such as benches, pedestrian-scaled lighting, trash enclosures, and bicycle storage.

2.

Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas and pedestrian amenities.

3.

Internal Pedestrian Walkways Width. Internal walkways shall be a minimum of six feet wide where located adjacent to any common open space areas. Internal walkways elsewhere on the property shall be a minimum of four (4) feet wide and paved with permeable materials, unless walkways are located near swimming pools or in heavily trafficked areas.

4.

Lighting. Lighting shall be incorporated along sidewalks or other pedestrian walkways to enhance the pedestrian environment and provide for public safety. Lighting shall be low mounted, downward casting so as to reduce light trespass onto adjacent properties.

5.

Connections to Primary Street. Connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the primary entry and sidewalk, generally no more than one hundred twenty-five percent (125%) of the straight line distance.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13)

A.

Residential Open Space Required. Outdoor recreation and leisure space shall be provided for each residential-only or mixed-use project containing residential uses.

B.

General Residential Open Space Requirements.

1.

Minimum Open Space Required. The required minimum amount of open space shall be one hundred twenty-five (125) square feet per unit. The minimum open space may be met through a combination of common, private, and/or quasi-public open space provided on-site.

2.

Usable Open Space. All required open space shall be usable. Usable open space shall be improved to support residents' passive or active use. Such open space shall be located on the same parcel as the dwelling units for which it is required. The computation of such open space shall include no obstructions other than devices and structures designed to enhance its usability, such as swimming pools, changing facilities, fountains, planters, benches, and landscaping.

3.

Open Space Location. Usable open space does not need to be located on the ground. Rooftop gardens and rooftop landscaping, including rooftops above parking structures, may be used to satisfy the open space requirement. The requirement for open space shall not be satisfied through the utilization of required setbacks, parking areas, driveways, or service areas. Areas designed to accommodate stormwater retention may satisfy a portion of the requirement for open space if additional pedestrian amenities are provided near the space in a manner that fosters usability. Compliance with this requirement shall be evaluated by the responsible review authority in the review process.

4.

Quasi-Public open space. Required open space may be designed so as to be accessible to the public, in addition to residents of a residential or mixed-use project. Quasi-public open space shall be accessible and fully visible from the public right-of-way. Quasi-public open space shall be located in front of buildings, and shall not be located where views of the space from the public right-of-way would be obstructed by buildings or other structures. The provision of quasi-public open space may be required at the discretion of the responsible review authority.

C.

Private Residential Open Space Requirements.

1.

Minimum Dimension. The minimum dimension of any private open space area shall be six (6) feet.

2.

Private Open Space Orientation. Private open space(s) attached to residential units shall be designed to avoid direct visibility into the interiors of adjacent units. Ground-level open spaces may be enclosed and secured, but shall contain an open gate or fence that allows visibility to and from the space.

D.

Common Residential Open Space Requirements. To the extent that common open space is provided, the following standards are applicable:

1.

Minimum Dimension. The minimum dimension of any common open space area shall be fifteen (15) feet.

2.

Minimum Square Footage. Minimum square footage of any common open space area shall be five hundred (500) square feet.

3.

Common Open Space Open to the Sky. Not less than eighty percent (80%) of the total required usable common open space shall be unobstructed to the sky. Of the allowable twenty percent (20%) that may be obstructed to the sky, obstructions may include such structures as required to accommodate changing rooms, bathrooms, and other uses ancillary to the common open space.

E.

Pervious Area and Open Space. For stand-alone residential uses, a minimum of twenty percent (20%) of each lot shall be pervious area; for mixed-use and nonresidential uses, a minimum of ten percent (10%) of each lot shall be pervious area. Pervious area shall be composed of landscaping, vegetated open space, or permeable paving materials, consistent with the provisions of Section 32.12 of the Zoning Ordinance, as that section may be amended from time to time. Pervious areas set aside as usable open space may also serve as areas for infiltration of stormwater runoff, subject to review and approval by the Engineering and Construction Division. Use of open space areas for stormwater control shall be incorporated into plans to comply with the provisions of Section 32.12 (Stormwater Treatment) of the Zoning Ordinance and Chapter 27A (Stormwater Treatment and Maintenance Program) of the Municipal Code, as that Section and Chapter, respectively, may be amended from time to time.

F.

Mixed-Use Open Space Share. Mixed-use buildings shall be arranged to create opportunities for open space for the residential uses. In general, open space areas for residential uses shall be separated from nonresidential uses on the site. However, the sharing of open space may be permitted by the responsible review authority when it is clear that the open space will provide direct benefit to residents of the project and subject to the following limitations:

1.

Horizontal Mixed-Use Share. Up to thirty percent (30%) of the required open space for residential uses in a horizontal mixed-use project may be provided within the nonresidential component of the project.

2.

Vertical Mixed-Use Share. Up to fifty percent (50%) of the required open space for residential uses in a vertical mixed-use project may be provided within the nonresidential component of the project.

3.

Child Care Facility Share. Open space required for on-site Child Care Centers may also be utilized for required residential open space per the following:

a.

The open space shall meet all state licensing requirements;

b.

The requirements of F(1) or F(2) in this Section are met; and

c.

The hours of use of the shared open space by the Child Care Facility are limited to Monday through Friday, 9:00 a.m. to 6:00 p.m.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)

A.

General Sidewalk and Setback Regulations. Table 54-2 prescribes the sidewalk, setback, and landscaping development standards for the MUN Zoning District. Additional regulations are denoted in the right hand column.

B.

Architectural Features Projections into Setbacks. Lobbies, porches, stoops, and other entry-related architectural features may extend up to four (4) feet into the required front setback area. Fully subterranean parking structures may extend into front setbacks up to street-fronting property lines, provided the parking structures are designed to accommodate surface porches, planters, and/or other such features. Upper-floor balconies may extend up to two feet into the setback area or right-of-way; up to three (3) feet may be considered depending on design and responsible review authority approval. Where an upper-story stepback is required pursuant to Section 54.7.B.1, upper-floor balconies may extend up to two (2) feet past the 45-degree daylight plane; up to three (3) feet may be considered depending on design and responsible review authority approval.

C.

Sidewalk Required. All projects shall incorporate publicly accessible sidewalks along all streets. Sidewalk width shall be as shown in Table 54-2 of Section 54.5.

1.

Minimum sidewalk width - measurement. Minimum sidewalk width shall be measured along the horizontal plane representing the shortest distance between the two edges of the surface area available and retained for pedestrian access. Sidewalk measurement is not related to face of curb, property line, or any other dimension. Exceptions to minimum sidewalk width for encroachments such as outdoor dining, street trees, and street furniture shall apply as outlined in this Section 54.5.

2.

Minimum sidewalk width for secondary streets. Minimum sidewalk width for secondary streets, as defined in Table 54-2, shall achieve consistency with existing sidewalk conditions while enhancing the pedestrian environment. Requirements for minimum sidewalk widths on secondary streets shall be determined by the responsible review authority on a case by case basis.

3.

Street Trees Required. Street trees are required along public streets. Street trees shall be spaced not more than forty (40) feet apart, and may not be spaced less than twenty (20) feet apart, unless species selection warrants a different spacing or planting location. Trees shall be located away from primary entrances. Generally, trees should be spaced no more than three (3) feet from the face of the curb in order to provide shade to both the sidewalk and the roadway, and to provide a physical buffer between pedestrians and traffic. When located within a parkway strip, street trees should be centered within it. Trees should be aligned with other trees on the block. Exact tree locations shall be at the discretion of the responsible review authority.

4.

Street Tree Sidewalk Encroachment. Street trees may be located within the required sidewalk area, provided that at least eight (8) feet in width of sidewalk area is available, clear, and unimpeded for pedestrian traffic.

5.

Accessory Outdoor Uses. Accessory Outdoor Uses are permitted in accordance with Section 31.15 (Accessory Outdoor Uses).

D.

Secondary Street Parkway Required. On streets identified in Table 54-2 as secondary streets, a landscaped parkway located between the sidewalk and the street may be required. If an existing parkway on the secondary street adjacent to the property exists, a parkway shall be required and the width of the parkway shall be consistent with existing parkway widths along that secondary street. If an existing parkway on the secondary street does not exist, the requirement for and/or width of the landscaped parkway shall be determined by the responsible review party on a case by case basis. A required parkway shall be provided in addition to any required sidewalk width on secondary streets.

E.

Landscaping. Landscaping shall be provided to enhance the appearance of development projects, provide pedestrian comfort, create shaded areas, reduce heat and glare, conserve water, screen potentially incompatible land uses and facilities, and improve air and water quality.

1.

Landscape Plans. A landscape plan shall be submitted as part of the development application.

a.

Design layout. The landscape plan shall exhibit a design layout that demonstrates the desired landscaping program in terms of function, location, size/scale, theme, and similar attributes.

b.

Integral project component. Landscaping shall be planned as an integral part of the overall project design and not simply be located in excess space after parking areas and structures have been planned.

c.

Pedestrian environment. Landscaping shall be provided to enhance the pedestrian environment. Pedestrian access to sidewalks and buildings shall be considered in the design of all landscaped areas.

d.

Landscape design. The required landscape plan shall be designed to integrate all elements of the project (i.e., buildings, structures, parking lots, and streets) to achieve aesthetic objectives, provide shade and amenities for pedestrians, provide opportunities for stormwater infiltration, and to minimize water and energy demand.

2.

Landscape Location Requirements.

a.

Zero-lot line landscaping. Where the front setback is zero feet and abuts the front property line, landscaping shall be provided in the form of street trees. Street trees shall be allowed to encroach on the minimum sidewalk width.

b.

Landscaped setback and open space required. All setback areas and other open areas of a site not occupied by buildings or sidewalk shall be landscaped.

c.

Walk-up residential. The landscaped front setback for walk-up residential units may include privacy hedges or low walls or fences to provide separation from the sidewalk edge. Landscaping shall screen blank walls and accent space provided for an entry, front stoop, or porch.

3.

Landscaping and Irrigation Systems. All landscaping and irrigation systems shall comply with Article 32, Section 12 and Article 36, Section 5 of this Zoning Ordinance.

F.

Walls and Fencing. Provisions of Article 36 of the Redwood City Zoning Ordinance shall apply, except as provided in this Section.

1.

Front Yard Fence Height - At Grade. Overall height of fences and walls located in the front yard shall not exceed three (3) feet if located at grade.

2.

Front Yard Fence Height - Above Grade. Where private open space occurs above grade in front yards, the overall height of fences and walls located in the front yard shall not exceed forty-two (42) inches. The highest twelve (12) inches of fencing or wall shall be designed to allow visibility to and from the space.

3.

Prohibited Fencing. Chain-link fencing, barbed-wire, razor-wire, and corrugated metal fencing shall not be permitted.

G.

Building Exceptions.

1.

Building Façade Lengths. Building façade lengths may exceed maximum limits if projects dedicate a portion of the project property to reintroduce the historic street grid through the development of private streets, pedestrian paseos, or right-of-way dedications for public streets. However, no street-facing building façade length shall exceed three hundred (300) feet unless approved by the Community Development Director or his/her designee, following a recommendation from the Architectural Advisory Committee.

2.

Space Between Buildings. Space between buildings shall be a minimum of fifteen (15) feet.

H.

Integration and Standards for Nonresidential Uses in Vertical Mixed-Use Buildings.

1.

Nonresidential Location. Nonresidential uses in vertical mixed-use buildings shall be located along street frontages and shall have a minimum depth of eighteen (18) feet. The responsible review authority may reduce the depth requirements for nonresidential components of a mixed-use development located on a secondary street.

2.

Nonresidential Corner. On corner parcels, the nonresidential space shall turn (wrap around) the corner for a distance of at least fifty percent (50%) of the building façade, but not less than thirty (30) feet along secondary/side streets. The termination of use shall occur at an architectural break in the building.

I.

Screening of Mechanical Equipment and Service Areas.

1.

Service Areas. Service areas and related materials, equipment, supplies, etc. shall be screened from view from adjacent properties and streets. As feasible, loading docks, service bays, and mechanical facilities shall be internal to buildings, with bay doors that can be closed when facilities are not in use. Feasibility shall be determined by the responsible review authority. If such areas and/or facilities must be located outside of the building, they shall be contained within attractively designed exterior enclosures. Exterior enclosures shall reflect the architectural form and materials of principal buildings and enhanced with landscape materials appropriate for the location.

2.

Mechanical Equipment. Mechanical equipment shall be designed, where feasible (as determined by the Community Development Director, or his/her designee), into the building, screened, or baffled as outlined in this sub-section. Mechanical equipment may include, but is not limited to, HVAC systems, generators, vents, fire-risers, utility connections, transformers, antennas, cables, and/or satellite dishes, alarm boxes, electrical connections to signs and lighting fixtures, and lighting.

a.

Screening. All mechanical and air conditioning equipment shall be shielded and screened from view from adjacent streets and properties. The screening shall be integrated architecturally with the building.

(1)

Ground-mounted equipment. Ground-mounted equipment screening shall consist of a solid wall, solid fence, or sufficient landscaping, and site layout dependent on the site, land use, and district. Otherwise, such equipment shall be enclosed in a building. To the extent allowed by the applicable utility company, transformers between a building and the street shall be underground.

(2)

Roof-mounted equipment. Appropriate building massing, as well as roof screens and/or parapet walls designed to incorporate the architectural style of the building, shall form a complete screen of all roof-top equipment. Roof-mounted equipment shall be set back from building roof edge to minimize view of equipment from adjacent streets and properties.

(3)

Façade installed equipment. Equipment installed on the façade visible from the public right-of-way shall be minimized in visual prominence, incorporated inside the building wall, or located out of public view. Exposed electrical conduit is not permitted and shall be run inside building walls. If pre-existing, exposed conduit shall be concealed and at minimum painted to match the building.

b.

Baffling. All mechanical equipment shall be baffled to reduce sound to levels consistent with Chapter 24 (Noise Regulation) of the Municipal Code.

c.

Location. Mechanical equipment shall not be located in required yard setback areas.

3.

Trash and Recycling Enclosures. Trash enclosures, recycling area enclosures, or trash rooms shall be covered to protect from the elements, and completely screened from the view of any public right-of-way. Where trash and recycling enclosures are provided, enclosures must be accommodated completely within the property lines, and the materials used shall match those of the buildings.

J.

Stormwater Management. New development shall be subject to the requirements of Redwood City Stormwater Management and Discharge Control Program (Municipal Code Chapter 27A). In addition, new development shall maximize onsite stormwater management through landscaping and permeable pavement to the extent feasible.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13; Ord. No. 1130-384, § 4(Exh. A), 4-12-21; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)

A.

Vehicle Parking Standards. Parking, access, and loading shall conform to the standards in Article 30 (Off-Street Parking and Loading) of the Zoning Ordinance, except as provided in this Section. The required number of parking spaces shall be determined as set forth in Article 30 of the Zoning Ordinance, except as provided in this Section.

B.

Vehicle Parking Design Regulations.

1.

Location of Parking. Surface and/or structured parking areas shall be located on the interior side or rear of the site and, wherever feasible, placed behind buildings. Feasibility shall be determined by the responsible review authority. Structured parking shall be fronted or wrapped with habitable uses where possible.

2.

Parking Structure Integration.

a.

Primary Street. Any parking structure with at least one (1) floor of parking at grade or above, and which also contains primary property frontage on a primary street, shall incorporate either wrapped residential uses or retail businesses with shopping windows viewable from the sidewalk along the ground floor. Similar architectural treatments may be substituted in lieu of the shopping windows with the approval of the Community Development Director or his/her designee, with the recommendation of the Architectural Advisory Committee. The architectural treatments must demonstrate an equal or higher quality of design.

b.

Secondary Street. Any parking structure with at least one (1) floor of parking at grade or above, and which contains primary property frontage on a secondary street, shall incorporate wrapped residential uses or retail businesses with shopping windows viewable from the sidewalk along the ground floor, or two (2) or more of the following features: (1) display or shopping windows; (2) landscape material (e.g., foundation plantings, vertical trellis with vines, planter boxes with cascading landscape material) that results in the parking structure being adequately screened from adjoining parcels; (3) architectural detailing and articulation that provides texture on the façade or structure openings and effectively integrates the parking structure into the basic building design; and/or (4) artwork such as sculptures, murals, and mosaics.

3.

Landscaped Setback of Parking. Surface and structured parking areas shall be set back from adjacent buildings and streets, and shall be landscaped in accordance with Section 30.17 (Improvements for Parking and Loading Facilities). In addition:

a.

From streets. Where surface parking is located between a building and a street, a landscaped setback at least two (2) feet wide must be provided between the parking area and the adjacent right-of-way. The landscaping shall be planted and maintained in a manner that provides appropriate screening of the parking use from the public right-of-way.

b.

From on-site buildings. Surface and structured parking areas must be separated from on-site buildings by a minimum distance of six (6) feet, which may be occupied by landscaping or required walkways.

C.

Driveway Frequency and Curb Cuts. Parking, loading, and service areas shall be accessed from alleys and/or side streets, wherever feasible. Feasibility shall be determined by the responsible review authority. Curb cuts shall be minimized and located in the location least likely to impede pedestrian circulation. Curb cuts shall be located at least fifteen (15) feet from an intersection curb return or pedestrian crosswalk. For parcels of less than two hundred (200) feet in length along the street front, only one (1) vehicular access point shall be permitted off the street front. For all other parcel frontages, a maximum of one (1) vehicular access point for each two hundred (200) feet, or fraction thereof, of street frontage is permitted. The number of available driveways and/or curb cuts is determined by the parcel frontage, while the placement of such access points shall be determined by the City Transportation Coordinator or his/her designee.

D.

Bicycle Parking Provision. Bicycle parking shall be provided for new development consistent with this Section.

1.

Residential Bicycle Parking. Secure bicycle parking facilities shall be provided for residential units. Minimum capacity shall be one (1) secured parking space per three (3) dwelling units. Acceptable parking facilities shall be located convenient to the street and must include:

a.

Covered, lockable enclosures with permanently anchored racks for bicycles; and/or

b.

Lockable bicycle rooms with permanently anchored racks; and/or

c.

Lockable, permanently anchored bicycle lockers.

2.

Commercial Bicycle Parking (Tenant). For buildings with over ten (10) tenant-occupants, secure bicycle parking shall be provided for five percent (5%) of motorized vehicle parking capacity, with a minimum of one (1) space. Acceptable parking facilities shall be located convenient to the street and must include one (1) or more of the following:

a.

Covered, lockable enclosures with permanently anchored racks for bicycles; and/or

b.

Lockable bicycle rooms with permanently anchored racks; and/or

c.

Lockable, permanently anchored bicycle racks.

3.

Commercial Bicycle Parking (Visitor). If the project is anticipated to generate visitor traffic, permanently anchored bicycle racks shall be provided within one hundred (100) feet of the primary entrance. Such parking shall be readily visible to passers-by. Bicycle parking shall be provided at five percent (5%) of motorized vehicle parking capacity, with a minimum of one (1) two-bike capacity rack.

E.

Personal Storage Development Standards. Each residential unit shall be provided a minimum of eighty (80) cubic feet of enclosed, lockable storage space located outside of the unit. The storage space may be within a fully enclosed garage as long as the storage space is in addition to the parking space(s) required. The storage space may also be located off of a patio, balcony, or deck as long as it is in addition to the private open space required, is in an enclosed space, and does not negatively impact façade appearance.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13)

A.

General Height, Density, and Intensity Development Standards. Table 54-3 prescribes the height, density, and intensity development standards for the MUN Zoning District. Structures must comply with both the maximum height in stories and in feet as identified in Table 54-3. Additional regulations are denoted in the right hand column.

B.

Development Intensity Transition and Sight Lines.

1.

Upper-Story Stepback Adjacent to a Residential Zoning District. Where a rear or side property line abuts a residential district, buildings in the MUN district shall not intercept a 45-degree daylight plane inclined inward from ten (10) feet above existing grade at the property line of the parcel adjacent to the residential district boundary line.

2.

Upper-Story Stepback Adjacent to Public Open Space or Historic Resources. Buildings shall not intercept a 45-degree daylight plane inclined inward from fifteen (15) feet above existing grade at the property line of the parcel adjacent to property line of an adjacent property containing public open space or an historic resource.

3.

Sight Lines. Sight lines into and from neighboring properties shall be minimized.

C.

Minimum Development Height. The minimum height regulations shall apply only to the first fifteen (15) feet of building depth as measured from the building frontage.

1.

Minimum Height Exception. The responsible review authority may approve an exception to the minimum height requirement, provided that at least one (1) of the following findings can be made:

a.

The project is constrained by unusual parcel size, shape, or other features that the responsible review authority accepts as rendering this requirement infeasible; or

b.

The project is providing usable quasi-public or public open space on site, adjacent to the primary street right-of-way.

D.

Roof Height Exceptions. The responsible review authority may approve an exception to the maximum height requirement to accommodate a roof, if all of the following findings can be made:

1.

Compatible. Such height exception will be compatible with surrounding properties, uses, and neighborhood;

2.

Number of Stories. Such height exception will not exceed the allowable number of stories permitted pursuant to regulations in Table 54-3; and

3.

Necessary. The roof is limited to the height necessary for its proper functioning or to be consistent with a particular architectural style.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13; Ord. No. 1130-386, § 4(Exh. A), 7-24-23; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)

A.

Building Orientation and Entrances.

1.

Nonresidential Entrances. Street-facing primary entrances shall be unlocked and accessible to the public during business hours. Entries shall be clearly defined features of front façades, and of a scale that is in proportion to the size of the building and number of units being accessed; larger buildings shall have a more prominent building entrance, while maintaining a pedestrian scale.

2.

Transitional Space at Residential Entries. New residential buildings shall provide transitional spaces in the form of stoops, overhangs, and porches between public areas fronting the primary street and entrances. This type of element or equivalent shall be required for each unit or group of units; but no less than one (1) of this type of element shall be provided.

B.

Building Transparency/Windows and Openings Facing Streets. Placement and orientation of doorways, windows, and landscape elements shall create strong, direct relationships with the street. Street-facing façades of all buildings shall incorporate windows and openings providing light to adjacent spaces, rooms, and uses.

1.

Commercial Ground-Floor Uses. Windows and openings facing streets shall constitute a minimum of fifty percent (50%) of street-facing building faces. Windows shall provide a clear and transparent view into ground floor-uses or shall display merchandise to reinforce a pedestrian scale.

2.

Commercial Upper-Floor Uses. Windows and openings facing streets shall constitute a minimum of forty percent (40%) of street-facing building faces.

3.

Residential Ground-Floor Uses. Windows and openings facing streets shall constitute a minimum of thirty percent (30%) of street-facing building faces.

4.

Residential Upper-Floor Uses. Windows and openings facing streets shall constitute a minimum of twenty percent (20%) of street-facing building faces.

C.

Primary Pedestrian Entrance. For all residential, retail, and office uses, at least one (1) primary entrance to a ground floor use shall face the primary street right-of-way, as defined in Table 54-2. On corner parcels, the primary entrance may face the street corner of the primary street and a secondary street (as defined in Table 54-2). Interior space shall be arranged to orient toward the entrance facing the primary street as the primary entrance. Signage or other means shall be used to direct persons toward that entrance.

D.

Pedestrian Entrance Frequency. At street frontages for residential, retail, and office uses, ground-related entrances shall occur at least once every one hundred (100) feet, as measured along the front property line. Ground-related entrances include entrances to ground-floor uses, residential units, clusters of residential units, lobbies, or private courtyards. Retail-related uses with multiple tenants in a single building shall have ground-related pedestrian entrances that occur at least once every fifty (50) feet. Buildings with a single tenant on the ground floor may have an alternative pedestrian entrance frequency where other design treatments or articulations are used to maintain visual interest and sense of security for pedestrians including, but not limited to, windows, wainscots, decorative light sconces, statuary, bas relief panels, and murals with the approval of the Community Development Director or his/her designee.

E.

Blank Walls. No street frontage wall may run in a continuous plane for more than twenty (20) feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three (3) feet deep. Exceptions are subject to approval by the responsible review authority if the project is constrained by unusual parcel size, shape, or other features that the responsible review authority accepts as rendering this requirement infeasible.

G.

Ground Floor Design.

1.

Elevation of First Floor.

a.

Nonresidential uses. The first habitable floor shall be located no more than two (2) feet above or below the existing grade at any point along a street property line.

b.

Residential uses. The first habitable floor of a residential-only building shall be located no more than six (6) feet above existing grade and no more than two (2) feet below existing grade along a street property line.

2.

Minimum Ground Floor Height. The minimum height of nonresidential ground floor spaces shall be twelve (12) feet. The minimum height of residential and live/work ground floor spaces shall be ten (10) feet. This height shall be measured from the floor of the first story to the floor of the second story. If there is no second story, the height shall be measured to the top of roof.

3.

Horizontal Separation of Ground Floor. For mixed-use buildings exceeding three (3) stories or forty (40) feet in height, the first story shall provide horizontal separation from the upper portions of the building by incorporating architectural features that enhance the pedestrian experience.

H.

Architectural Articulation. Mixed-use buildings in the MUN district that exceed three (3) stories or forty (40) feet in height shall be designed to minimize the appearance of massing and provide for articulation and high-quality design. Buildings that exceed three (3) stories or forty (40) feet in height shall incorporate at least one (1) of the options provided in items 1 through 4 below. Alternatively, new development may provide a narrative with comprehensive site plans explaining how massing is minimized in other ways. Compliance with this requirement shall be evaluated by the responsible review authority in the review process.

1.

Façade Plane Modulation. Exterior walls that vary in depth and/or direction, exhibiting offsets, recesses, or projections with depth of at least eighteen (18) inches, or a repeated pattern of offsets, recesses, or projections of smaller depth.

2.

Feature Projections and Recesses. Projecting eaves and overhangs, balconies, porches, canopies, trellis features, arcades, window recesses, and other features that provide human scale and help break up building mass.

3.

Variety in Height and Roof Forms. Varied building heights that result in a noticeable change in height or changes in pitch, plane, and/or orientation.

4.

Façade Detail. Details such as cornices, window trim, changes in material, and other architectural elements that provide architectural interest.

I.

Visual Relationship between Multiple Buildings. Multiple buildings on a single site shall be designed to create a strong visual relationship between and among the buildings, while including architectural variety on different buildings.

J.

Adjacent to Rail. Residential buildings near railroad rights-of-way shall be designed to minimize impacts associated with noise and vibration generated in the railroad right-of-way. For all residential buildings and vibration-sensitive development located within one hundred (100) feet of the centerline of railroad tracks, a site-specific vibration study is required. The vibration study shall recommend measures to reduce vibration to meet Redwood City standards.

K.

Preservation of Neighborhood Character. The design of new infill development shall respect, complement, and be compatible with the scale, style, theme, and design of surrounding buildings and neighborhoods.

(Ord. No. 1130-359, § 11(Exh. J), 4-8-13; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)