The specific purposes of the residential districts are to:

A.    Preserve, protect, and enhance the character of the City’s different residential neighborhoods.

B.    Ensure adequate light, air, and open space for each dwelling.

C.    Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed.

D.    Provide sites for public and semi-public land uses, such as parks and public safety facilities, that will serve City residents and will complement surrounding residential development.

Additional purposes of each residential district which follow implement General Plan classifications of “Single-Family, 3 du/acre,” “Single-Family, 6 du/acre,” “Multiple-Family, 15—20 du/acre,” “Multiple-Family, 45—59 du/acre,” and “Multiple-Family, 75—100 du/acre.”

E.    RS-3 Single-Family. This district is intended for residential densities up to three (3) units per net acre. Development types may include single-unit housing and accessory dwelling units, second single-units pursuant to Government Code Sections 65852.21 and 66411.7 (“urban infill units”), duplexes, and small lot subdivisions. In addition to single-unit homes, this district provides for uses such as small and large family child care, park and recreation facilities, and community gardens that may be appropriate in a single-family residential neighborhood.

F.    RS-6 Single-Family. This district is intended for residential densities up to six (6) units per net acre. Development types may include single-unit housing, accessory dwelling units, second single-units pursuant to Government Code Sections 65852.21 and 66411.7 (“urban infill units”), duplexes, townhomes, and small lot subdivisions. This district also allows for uses such as small and large family child care, park and recreation facilities, and civic and institutional uses such as schools and places for community assembly that may be appropriate in a single-family residential neighborhood.

G.    RM-20 Multiple-Family. This district is intended for residential densities of up to twenty (20) units per net acre developed at a scale and form that is appropriate to its neighborhood context and adjacent uses. Dwelling types include small lot single-unit development, bungalow courts, front or rear loaded townhomes, multi-unit buildings, and accessory dwelling units. This district also allows for limited uses such as small and large family day care, park and recreation facilities, and civic and institutional uses such as schools and places for community assembly that are appropriate in a low density multifamily residential environment.

H.    RM-59 Multiple-Family. This district is intended for residential development at densities up to fifty-nine (59) units per net acre. This density range accommodates townhomes and multi-unit buildings developed at a scale and form that is appropriate to its neighborhood context and adjacent single-family residential uses and forms. Small lot single-unit and bungalow court development is allowed where site conditions exist rendering the development type equal to or better than multi-unit or townhome development. Accessory dwelling units are also permitted in this district. In addition to residential uses, this district allows for a limited number of public and semi-public uses such as day care centers, public safety facilities, and residential care facilities that are appropriate in a medium density multifamily residential environment.

I.    RM-100 Multiple-Family. This district is intended for residential development at densities up to one hundred (100) units per net acre. This density range accommodates townhomes and multi-unit buildings developed at a scale and form that exemplifies high quality development. Accessory dwelling units are also permitted in this district. In addition to residential uses, this district allows for a limited number of public and semi-public uses such as day care centers, public safety facilities, and residential care facilities that are appropriate in a high density multifamily residential environment. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1568 § 1 (Exh. A), 2021; Ord. 1566 (Exh. B (part)), 2020: Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.04.020 prescribes the land use regulations for residential districts. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.

“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

Specific Limitations:

1.    In addition to standard use permit findings, the Planning and Transportation Commission must find that the development is designed with massing and height that is sensitive to the building pattern of the area and adjacent properties.

2.    In addition to standard use permit findings, the Planning and Transportation Commission must find that specific site conditions exist such that the proposed development type is equal to or better than multi-unit residential or townhouse development types with regard to design and achievable density and the project is designed with massing and height that is sensitive to the building pattern of the area and adjacent properties.

3.    Subject to the following limitations:

a.    Limited to cafes, coffee shops, delis, and neighborhood markets. Full service restaurants are not allowed.

b.    Limited to one thousand five hundred (1,500) square feet of sales area.

c.    Hours of operation are limited to between seven (7) a.m. and nine (9) p.m.

d.    Must be located within a two (2) story building.

e.    Must be located on a corner lot with frontage on an arterial a minimum of one-half (1/2) mile from the MU-DC-100, MU-D-100 and MU-D-120 districts and other existing neighborhood-serving retail.

f.    In addition to the findings required for all use permits, the Planning and Transportation Commission must find that the proposed use promotes community health, interaction, and socialization of the neighborhood; complements the residential character of the surrounding neighborhood; and will not adversely impact adjacent properties.

(Ord. 1619 § 4 (Exh. A), 2024; Ord. 1603 § 3 (Exh. A), 2023; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1568 § 1 (Exh. A), 2021; Ord. 1566 (Exh. B (part)), 2020; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Table 18.04.030 prescribes the development standards for RS districts. Additional regulations are denoted in a right-hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table.

B.    Deviation From Standards.

1.    The standards set forth in this section shall apply to all residential development applications in the RS district. Proposed development projects that comply with all development and objective standards contained in this section shall qualify for approval as a matter of right, and subject only to zoning clearance review pursuant to Chapters 18.28 (Zoning Clearance) and 18.29 (Design Review and Objective Design Standards Compliance Review) unless as specified within Table 18.04.020, Land Use Regulations—Residential Districts. For proposed projects that deviate from one (1) or more objective standards, such applications shall be subject to the design review provisions set forth in Chapter 18.29.

2.    Deviations Subject to Design Review. Any application involving a deviation or exception from the objective standards for the following shall be subject to design review for that standard pursuant to Chapter 18.29:

a.    Building articulation and massing.

b.    Building materials and colors.

c.    Building modification to preserve a protected tree unless a setback modification requires a variance.

d.    Driveway location, width, and configuration.

e.    Entry location, connectivity, and treatments.

f.    Garage location and setbacks.

g.    Landscape design.

h.    Roof form and detail.

i.    Window treatments.

C.    Building Height Within the Front and Rear Fifteen (15) Feet of the Building. The maximum height within the front and rear fifteen (15) feet of the building shall be measured as indicated in Section 18.03.050 (Measuring height) not exceeding twenty-eight (28) feet. For buildings located in the Hillside Overlay zoning district, refer to Chapter 18.12 (Hillside Overlay District).

FIGURE 18.04.030-C: MEASURING BUILDING HEIGHT—RS DISTRICTS

D.    Side Setback Exception. For lots less than fifty (50) feet in width, the minimum ground-floor side setback shall be a minimum of ten percent (10%) of the lot width or three (3) feet, whichever is greater.

E.    The upper story may align with the lower story at the required lower story five (5) feet setback for up to thirty percent (30%) of the length of the lower story. The maximum thirty percent (30%) projection shall be measured from the rear wall of the lower story. Any window located on the projecting portion of the building shall be either a clerestory window or shall be glazed, tinted, etched, frosted, or treated in any similar manner that limits views into and from the window.

FIGURE 18.04.030-E: SECOND STORY PROJECTION

FIGURE 18.04.030-F, G: SEVEN (7) FEET INTERIOR SIDE SETBACK

F.    Where the entire ground floor is set back at least seven (7) feet from the property line, the upper story may align with the lower story for the entire length of the building.

G.    For a ground floor setback of seven (7) feet a projection of up to two (2) feet is allowed on the lower and upper story. The alignment of the stories shall not exceed thirty percent (30%) of the length of the lower story. The maximum thirty percent (30%) projection shall be measured from the rear wall of the lower story. Any window located on the projecting portion of the building shall be either a clerestory window or shall be glazed, tinted, etched, frosted, or treated in any similar manner that limits views into and from the window.

H.    Street Side Setbacks on Lots with Reversed Frontage. The exterior side setback in the rear twenty-five percent (25%) of a reversed corner lot shall not be less than the front yard required or existing, whichever is less, on the adjoining key lot.

FIGURE 18.04.030-H: STREET SIDE SETBACKS ON LOTS WITH REVERSED FRONTAGE

(Ord. 1603 § 3 (Exh. A), 2023; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1566 (Exh. B (part)), 2020; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Site Planning.

1.    Entry Location and Street Connectivity.

a.    Entry Location. The principal entry for all new primary units shall be located and oriented to face the adjacent public or private street.

b.    Street Connectivity.

i.    A separate walkway measuring minimum thirty-six (36) inches in width shall be provided from the sidewalk to the primary entry.

ii.    The driveway shall not serve as the primary walkway to the building entry.

iii.    The primary walkway shall be differentiated from the driveway with the use of paving materials. Differentiated paving materials may include but are not limited to pavers, stepping stones, flagstones, or gravel.

FIGURE 18.04.040-A(1): ENTRY LOCATION AND STREET CONNECTIVITY—RS DISTRICTS

2.    Parking and Driveways.

a.    Parking/Garage Access. Parking spaces shall be provided as required by Chapter 18.20 (Parking and Loading).

b.    Driveways.

i.    Driveway approaches (curb cuts) shall be permitted only to provide access to approved garages, carports, and parking spaces.

ii.    Curb cuts are permitted pursuant to Chapter 12.04 (Sidewalk and Driveway Approach Construction and Repair).

iii.    Driveways up to twenty (20) feet wide are permitted to serve the primary unit.

iv.    Tandem parking configurations are permitted when only a single-car garage is proposed or existing. The driveway shall be a maximum of ten (10) feet wide and a maximum of thirty-eight (38) feet in length.

v.    Driveways serving two (2) or more units shall be the minimum width required by the City Engineer per Sections 12.04.090, 12.04.100 and 18.20.100.

vi.    Driveways abutting a side property line shall include a minimum two (2) foot wide pervious surface edge treatment along that abutting property line.

vii.    Driveways must be distinguished with a use of different color or material than the adjacent material in the front setback area.

viii.    Driveways on corner lots shall be located at least twenty (20) feet from the property lines at the intersection corner.

FIGURE 18.04.040-A(2): PARKING AND DRIVEWAY—RS DISTRICTS

3.    Garage Frontage.

a.    Where a garage is located on the front half of the lot and the garage door faces a street and the lot width is sixty (60) feet or less, the garage frontage including the door width shall not exceed fifty percent (50%) of the width of the front facade of the building. For lots wider than sixty (60) feet, the garage facade including the door shall not exceed forty percent (40%) of the front facade of the building.

FIGURE 18.04.040-A(3)(a): DRIVEWAY ON CORNER LOTS—RS DISTRICTS

b.    Garage doors facing the street shall have articulating elements consisting of at least one (1) of the following design elements on the facade:

i.    An overhang of at least eighteen (18) inches in depth.

ii.    Windows.

iii.    Have the garage doors use colors or materials that are in the same color family as those of the primary building facade.

iv.    Decorative trellis.

FIGURE 18.04.040-A(3)(b): GARAGE FRONTAGE STANDARDS—RS DISTRICTS

c.    Side-loaded garages may be used to diminish the impact of garages along the street frontage. The use of at least one (1) of the following design elements is required to avoid the blank wall of the garage.

i.    Landscaping with a mature height of at least twenty-four (24) inches.

ii.    Raised planters with a minimum height of twelve (12) inches and landscaping with a mature height of at least twelve (12) inches.

iii.    Windows.

iv.    Decorative trellis.

v.    Material change relative to materials used for the building.

d.    Detached Garages. Detached garages shall have a minimum setback of three (3) feet from a property line and (4) feet from an alley.

e.    Alley Access. A detached garage or carport is permitted to have access to the alley if all following conditions are achieved:

i.    The garage or carport entrance shall be set back a minimum of four (4) feet from the alley;

ii.    A forty-five (45) degree visibility triangle shall be provided on either side of the garage or carport; and

iii.    The garage door does not cross the property line when opening or closing.

FIGURE 18.04.040-A(3)(e): ALLEY ACCESS—RS DISTRICTS

B.    Building Design.

1.    Massing. The purpose of regulating building mass is to ensure a building fits well on a site, respects the scale of the neighborhood, and avoids bulky appearance. Building walls and the massing of the structure shall not run in a continuous plane of more than twenty-five (25) feet without one (1) or more of the following treatments:

a.    Incorporate a change in wall plane with a minimum of four (4) feet in depth for the facade.

b.    Provide a recessed entry of at least three (3) feet in depth.

c.    Provide a protruding window (such as a bay window) of at least two (2) feet in depth.

d.    Use at least two (2) distinct materials and colors on each facade (see subsection (B)(8) of this section, Materials).

e.    Provide an upper story balcony in the front step back area.

FIGURE 18.04.040-B(1): BUILDING MASSING—RS DISTRICTS

2.    Articulation. The purpose of regulating articulation is to avoid flat, blank walls that may result from massing requirements as indicated within the building design subsection and to create a visual interest to enhance the character of the neighborhood. The following regulations apply:

a.    No facade shall run in a continuous plane of more than fifteen (15) feet without one (1) of the following treatments included on the facade at every building story:

i.    Window.

ii.    Entry door.

iii.    Change in material (see subsection (B)(8) of this section, Materials).

iv.    Decorative shutters.

v.    Trellis.

FIGURE 18.04.040-B(2): BUILDING ARTICULATION—RS DISTRICTS

b.    Balconies.

i.    Usable balconies shall not be located on any facade facing a side yard. Juliette/French balconies may be used as an accent feature on side yard facades, provided such balconies have a projection of no more than eighteen (18) inches.

ii.    Projected and/or recessed balconies shall be at least four (4) feet deep and six (6) feet wide.

iii.    Projected and/or recessed balconies located on rear facades shall not be located within fifteen (15) feet from any interior side property line.

iv.    Projected and/or recessed balconies shall incorporate screening features that obstruct views into neighboring yards. Screening may be accomplished by architectural methods or by providing landscape screening along side-yard property lines. If landscape screening is provided without supporting elements, it shall comprise woody shrubs or trees that are at least fifteen (15) feet in height at installation and that will be less than eight (8) feet wide at maturity.

v.    Projected balconies located on rear facades shall not encroach more than five (5) feet into the rear setback.

FIGURE 18.04.040-B(2)(b): BALCONY LOCATION FROM INTERIOR PROPERTY LINE—RS DISTRICTS

3.    Ground Floor Entryways. All units shall have an entryway defined by at least one (1) of the following elements with:

a.    Porch.

b.    Recessed entry.

c.    Deep overhang.

4.    Ground Floor Entryway Treatments. Entryways shall be a characteristic component of the selected architectural style unless otherwise specified in the reference guide. The following standards shall apply:

a.    Porch Design.

i.    The front porch shall be part of the primary entrance and connected to the front yard.

ii.    Porches shall have a minimum depth of three (3) feet for up to thirty (30) square feet.

iii.    Porches shall not encroach more than five (5) feet into the front setback.

iv.    Porches shall not exceed ten (10) feet in height measured from the finished grade to the bottom of the eave, not including the roof element.

FIGURE 18.04.040-B(4)(a): PORCH DESIGN—RS DISTRICTS

b.    Recessed Entry.

i.    Recessed entries shall be recessed at least three (3) feet from the building facade to create a covered landing area. The recessed entry shall be oriented towards the street.

FIGURE 18.04.040-B(4)(b): PORCH ENCROACHMENT—RS DISTRICTS

FIGURE 18.04.040-B(4)(b): RECESSED ENTRY—RS DISTRICTS

ii.    Recessed entries shall not exceed twelve (12) feet in height from floor to ceiling.

c.    Deep Overhang.

i.    Deep overhangs shall be a minimum depth of three (3) feet and a maximum of five (5) feet.

ii.    Deep overhangs shall not exceed twelve (12) feet in height measured from the finished grade to the top of the overhang, not including the roof element.

5.    Architectural Style.

a.    For the purpose of defining architectural styles as set forth in this section, the reference guide shall be the most currently published version of A Field Guide to American Houses: the Definitive Guide to Identifying and Understanding America’s Domestic Architecture by Virginia Savage McAlester or American House Styles: A Concise Guide by John Milnes Baker, AIA. The City may identify an alternative source or sources, provided such source is made publicly available.

b.    Using the building design reference document identified above, projects shall identify an architectural design style and include at least four (4) features in their design consistent with the description of the selected style:

i.    Roof type and characteristic pitch (required).

ii.    Roof rake, eave overhang, and cornice detail.

iii.    Wall facade symmetry or asymmetry and detail.

iv.    Wall material and arrangement relative to roof.

v.    Window type, relative proportion, shape, and detail.

vi.    Door type, relative proportion, shape, and detail.

vii.    Porch type, relative proportion, shape, and detail.

6.    Roof Treatments.

a.    Roof Form. Rooflines that are thirty (30) feet or longer along a street-facing property line and greater than fifty (50) linear feet for all other sides shall be articulated with at least one (1) of the following techniques:

i.    Change in the roof ridge.

ii.    Change in the shape of the roof.

iii.    Change in the angle of the slope.

iv.    Change in the eave depth.

v.    Change in detailing in the form of dormers.

vi.    Change in the detailing in the form of skylights.

FIGURE 18.04.040-B(6)(a): ROOF FORM AND DETAILS—RS DISTRICTS

b.    Roof form articulation shall allow an exception where solar panels are to be provided. The applicant shall be required to provide documentation from a qualified designer or contractor citing specific building code requirements that necessitate the exception.

c.    Roof Form Detail.

i.    Sloped roofs shall incorporate a minimum of eight (8) inch deep eaves to create shadows and add depth to facades. If a particular style based on the architectural style subsection has a roof or eave style that is different from this standard, this standard shall not apply.

ii.    Flat roofs, when used, shall incorporate a decorative cornice consistent with the architectural style as specified in architectural style subsection and shall visually cap the building at a minimum of three (3) inches deep and twelve (12) inches tall.

d.    Rooftop Utilities and Equipment. Rooftop utilities and equipment shall be screened by a parapet or mansard roof so that such equipment is not visible from the public right-of-way.

FIGURE 18.04.040-B(6)(d): FLAT ROOF FORM AND DETAILS—RS DISTRICTS

7.    Windows.

a.    Window Detail.

i.    Window Trim or Recess. Trim at least one (1) inch in depth must be provided around all windows, or window must be recessed at least two (2) inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one (1) sash shall achieve a two (2) inch recess.

ii.    Windows. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window. Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

FIGURE 18.04.040-B(7): WINDOW TRIM OR RECESS—RS DISTRICTS

8.    Materials.

a.    At a minimum, at least three (3) materials or color shall be used consistently on the entire building facade and shall consist of materials appropriate to the selected architectural style (per architectural style reference guide) of the building. Roof and glazing material or color are excluded and do not count towards this requirement. The following building elements with materials and colors count towards this requirement:

i.    Main building.

ii.    Wainscoting.

iii.    Trim work.

iv.    Exterior doors.

v.    Garage doors.

vi.    Decorative elements including trellis, iron work, planter boxes, etc., each with a minimum of ten (10) square feet in surface area.

FIGURE 18.04.040-B(8): MATERIALS—RS DISTRICTS

b.    Where an exterior wainscoting is provided, such wainscoting shall have a minimum height of eighteen (18) inches from the finished grade. Wainscoting shall not end at the corner of the building but shall wrap around and continue at least eighteen (18) inches to provide a finished appearance.

c.    The exterior use of porous materials, foam for trims, plastic, and plywood as siding materials is prohibited.

d.    The Planning Director shall maintain a list of approved facade and trim materials, with such list accessible to the public.

C.    Other Details.

1.    Landscape Design. The following standards are supplemental to the standards contained in Chapter 18.18 (Landscaping). Where conflicts exist, the stricter standard shall prevail.

a.    Front Yard Landscaping.

i.    Within the required front yard area, impervious surfaces shall not exceed fifty percent (50%).

ii.    At least fifty percent (50%) of the required front yard area shall consist of landscape as specified in Chapter 18.18 (Landscaping).

FIGURE 18.04.040-C: LANDSCAPE DESIGN—RS DISTRICTS

b.    Front Yard Trees. The number and location of required trees shall be governed as specified in Section 18.18.070 (Trees).

2.    Lighting. All exterior lighting shall comply with the provisions of Section 18.15.070 (Lighting and illumination). The following standards are supplemental to the existing standards and where conflicts exist, the stricter standard shall prevail.

a.    Location. Any light fixture located along the pathways shall not obstruct ADA path of travel.

b.    Brightness. Shall not exceed four hundred fifty (450) lumens per light fixture (equivalent to thirty (30) watt halogen light bulb) and should not exceed five (5) foot-candles in any given spot.

c.    Direction. For freestanding light fixtures, the light elements shall be screened to minimize light spillage and confine light to the site and directed away from neighbors.

i.    All outdoor lighting, including in-ground-lighting and parking area lights, shall be located and directed away from windows of residential units to reduce light impact on residents. Such lighting shall be directed downward and away from adjacent residences and public right-of-way.

ii.    To minimize the light glare and spillage, all wall-mounted fixtures shall be oriented to an angle towards the ground. The optimal angle shall be between fifty (50) to seventy (70) degrees.

iii.    Bollard lighting used to light walkways and other landscape features shall cast its light downward.

d.    Security Lighting. Motion-activated security lighting shall not be capable of being activated by any person(s) in the public right-of-way or on adjacent property.

3.    Utilities.

a.    All utility screening shall comply with Section 18.15.090 (Screening).

b.    Ground-level utilities and mechanical equipment directly serving the primary or secondary units shall not be located within any front yard area.

c.    Public utilities equipment, where provided above ground, shall comply with the following:

i.    Such equipment shall not be located within any required front setback area.

ii.    Such equipment shall be screened using one (1) or more of the following approaches:

(A)    Landscaping.

(B)    Raised planters’ minimum height of twelve (12) inches with landscape.

(C)    Mesh fence for vertical vegetation.

(D)    Walls or fencing consistent with the overall architecture of the building. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1537 (Exh. B (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

Tables 18.04.050-1 and 18.04.050-2 prescribe the development standards for RM districts. Additional regulations are denoted in a right-hand column. Parcels located within an adopted Specific Plan area shall comply with the development standards of the Specific Plan. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table and figure below.

FIGURE 18.04.050-A: DEVELOPMENT STANDARDS KEY—RM DISTRICTS

*New subdivision lots shall be subject to Table 17.16.030.

A.    Transitional Standards. Where an RM-59 or RM-100 district is adjacent to an RS district, the following standards apply:

1.    Rear Transitions, RM-100. The rear building setback shall be twenty (20) feet zero (0) inches. The maximum height at the rear setback line shall be twenty-eight (28) feet to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

2.    Rear Transitions, RM-59. The rear building setback shall be twenty (20) feet zero (0) inches. The maximum height at the rear setback line shall be twenty-eight (28) feet to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below.

3.    Side Transitions, RM-100. The building setback from an RS boundary shall be ten (10) feet for interior side yards. The maximum height at the side setback line facing an RS district shall be twenty-eight (28) feet maximum to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

4.    Side Transitions, RM-59. The building setback from an RS boundary shall be ten (10) feet for interior side yards. The maximum height at the side setback line facing an RS district shall be twenty-eight (28) feet to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below.

5.    A minimum ten (10) foot wide landscape buffer area shall be provided along all rear RS district boundaries (Type 2—Refer to Section 18.18.050, Areas to be landscaped, Table 18.18.050-B(1), and Table 18.18.050-B(2) for buffer types). Trees and shrubs shall be planted continuously in the landscape buffer along the site’s rear property line to create privacy screening between properties. Selected tree species shall be of a fast-growing, evergreen variety and capable of attaining a minimum height of twenty-five (25) feet at maturity. Trees shall be planted at a minimum interval of twenty to thirty (20—30) feet on center depending on the species and mature canopy width or growth habitat. Continuous shrubbery planting is required between the trees and shall reach a minimum six (6) feet in height within three (3) years of planting. Species selection and placement must be approved by the City Arborist. A minimum of fifteen (15) gallon planting stock shall be utilized, unless otherwise approved by the City Arborist.

a.    Type 2 Buffers. Landscape buffer shall be ten (10) feet wide. For every one hundred (100) feet in rear property line length a minimum of three (3) trees and six (6) shrubs shall be planted.

b.    For other landscaping buffer requirements, refer to Section 18.18.050, Areas to be landscaped.

c.    All new proposed tree species shall adhere to the City’s most recent preferred tree list or as specified by the City Arborist.

Where conflict between this section and landscaping requirements of Section 18.18.050 occurs, the provisions of this chapter shall apply.

FIGURE 18.04.050-B: REAR TRANSITIONAL STANDARDS—RM DISTRICTS

FIGURE 18.04.050-C: SIDE TRANSITIONAL STANDARDS—RM DISTRICTS

B.    Upper Story Stepback, Street Facing. Upper story stepbacks help mitigate building height by providing visual and spatial relief more consistent with the context of San Carlos. All required upper story stepbacks must occur for at least seventy percent (70%) of the facade length. The fourth and fifth story street-facing building frontages shall be stepped back a minimum of six (6) feet from the stories below. A minor deviation may be granted by the Director; provided, that an entry courtyard with a minimum depth of twenty-five (25) feet, landscaping, and seating amenities are provided on the ground level at grade; or other comparable public amenities are provided.

FIGURE 18.04.050-D: STREET-FACING UPPER STORY SETBACK—RM DISTRICTS

C.    Front Setback. Where seventy-five percent (75%) or more of the lots in a block as defined in Section 18.41.020, on both sides of the street, have been improved with buildings, the minimum front setback required shall be the average of improved lots or fifteen (15) feet, whichever is less.

D.    Street Side Yards on Lots with Reversed Frontage. The rear one-quarter (1/4) of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard.

FIGURE 18.04.050-E: STREET SIDE YARDS ON LOTS WITH REVERSED FRONTAGE—RM DISTRICTS

E.    Parking Setback. Parking shall be allowed within forty (40) feet of the street-facing property line, subject to the following standards:

1.    Fully Undergrounded Parking. Fully undergrounded parking may be located anywhere on a subject property. If tiebacks or similar structures extend beyond the property lines, a tieback agreement with the affected property owner(s) shall be included upon initial application submittal.

2.    Partially Submerged Parking. Parking located partially underground shall match the setbacks of the main structure. The maximum height of a parking podium visible from a street is five (5) feet above finished grade.

3.    Surface Parking. Above-ground parking is allowed within forty (40) feet from a street-facing property line when all of the following occurs:

a.    Buildings are built to setback standards and as close to the public sidewalk as feasible; and

b.    The parking area is at least five (5) feet from public rights-of-way, screened from adjacent properties with a minimum four (4) foot tall wall, hedges or landscaping, or a trellis along the street facing public rights-of-way, six (6) foot tall wall, hedges or landscaping, or a trellis along interior side and rear property lines. Fences shall meet the requirements pursuant to Section 18.15.040; and

c.    The site is constrained such that underground, partially submerged, or surface parking located more than forty (40) feet from the street frontage is not feasible due to site-specific conditions. Relevant documentation proving infeasibility shall be provided.

F.    Open Space. Private and common areas shall be provided in accordance with this section. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbecue areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards the public street which create an entry feature are also considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas with the types of attributes described above.

1.    Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such a surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. The slope shall not exceed ten percent (10%).

2.    Common Open Space Accessibility.

a.    The space shall be equally accessible to all living units on the project site. It shall be served by any stairway or other accessway qualifying as an egress facility. (Ord. 1626 § 3 (Exh. A), 2025; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

The intent of the objective design standards is to ensure new buildings are compatible with the scale and character of San Carlos. To promote cohesive building design, quality craftsmanship, and compatible building scale, the following objective design standards apply to all multifamily residential buildings in RM districts. This includes all front, side, and rear building facades except for those not visible from public rights-of-way, such as internal courtyard facades.

Buildings on lots of widths seventy-five (75) feet or less shall be subject to modified requirements along side facades as described further in this section. Parcels located within an adopted Specific Plan area shall comply with the objective design standards per the Specific Plan.

A.    Building Entrances.

1.    Orientation. All ground floor units located along public rights-of-way shall have the primary entrance(s) facing this right-of-way. If ground floor units are located on four (4) lane streets carrying high traffic volumes and/or streets that do not allow on-street parking, unit entrances may be oriented around courtyards.

2.    Main Building Entrance. If a building has a main entrance to a shared lobby, the main entrance shall incorporate either a canopy, a recess, or a combination thereof. A weather-protected covered area of minimum four (4) feet deep and six (6) feet wide shall be provided. Within the required fifteen (15) foot front setback, a canopy shall not project beyond eight (8) feet from the building facade on which it is located, shall not project more than three (3) feet into the public right-of-way, shall not be less than eight (8) feet above the sidewalk, and shall be at least seven (7) feet from the property line/back of sidewalk. Other building projections may extend into required yards, according to the standards of Section 18.15.080, Table 18.15.080.

Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials. If an entrance requires an accessible ramp, the ramp shall be integrated into the building and landscape design to minimize the visual impact of the ramp. Clear access to the ramp shall be maintained. A minor deviation to the street facing entrance configuration to permit a trellis, landscaped courtyard entry, or other similar feature may be approved by the Director.

FIGURE 18.04.060-A: MAIN BUILDING ENTRANCE—RM DISTRICTS

3.    Ground Floor Dwelling Units. Exterior entrances to ground floor units shall be connected to the public sidewalk by a paved walkway with a minimum width of five (5) feet. An at-grade patio, a raised stoop, or a raised porch may serve as a ground floor unit entrance. Raised stoops or porches shall not exceed five (5) feet above grade. Patios, stoops, and porches shall provide a minimum six (6) foot by six (6) foot clear area. Within the required fifteen (15) foot front setback, a patio, stoop, or porch shall not project beyond eight (8) feet from the building facade on which it is located and shall be at least seven (7) feet from the property line or back of sidewalk, whichever is greater. Ground floor patios shall be surrounded by a low wall, fence, railing, and/or landscaping no higher than forty-two (42) inches to distinguish private outdoor space from the public sidewalk area. Ground floor exterior unit entrances may be recessed or project no more than eight (8) feet from the building facade. Other building projections may extend into required yards, according to the standards of Section 18.15.080, Table 18.15.080. Fences shall meet the requirements pursuant to Section 18.15.040.

4.    Corner Entrances. Corner building entrances shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include canopies, trellises, angled or rounded corners, arches, and/or other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.

FIGURE 18.04.060-B: RESIDENTIAL UNIT ENTRANCE—RM DISTRICTS

B.    Massing Breaks. Massing breaks provide visual relief for longer buildings by breaking the building into smaller elements more compatible with San Carlos. Massing break standards apply to all front, side, and rear building facades. Exceptions include: buildings on lots seventy-five (75) feet wide or less require only one (1) minor massing break on side facades; internal courtyard facades not visible from public rights-of-way.

1.    Building facades between fifty (50) feet and one hundred (100) feet in length shall include at least one (1) minor massing break, defined as a minimum of four (4) feet wide by two (2) feet deep extending the full height of the building above the ground floor and shall include a corresponding break in the roof line. The required minor massing break shall be positioned such that no more than two-thirds (2/3) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line.

2.    Buildings greater than one hundred (100) feet and up to two hundred (200) feet in length shall include at least one (1) minor massing break (defined above) and one (1) major massing break, defined as a minimum of ten (10) feet wide by ten (10) feet deep extending the full height of the building above the ground floor and shall include a corresponding break in the roof line. The required major and minor massing breaks shall be positioned such that no more than two-thirds (2/3) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a break in the roof line. The major massing break may continue vertically to align with the walls below the stepback and shall include a corresponding break in the roof line.

3.    Buildings greater than two hundred (200) feet in length must include at least one (1) minor massing break and two (2) major massing breaks (defined above). The required minor and major massing breaks shall be positioned such that no more than two-thirds (2/3) of the total building length is without a massing break. When a building has an upper floor step back, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line. The major massing break may continue vertically to align with the walls below the stepback and shall include a corresponding break in the roof line.

FIGURE 18.04.060-C: MASSING BREAKS—RM DISTRICTS

C.    Corners. Corner buildings shall emphasize the street corner through a combination of building massing and facade variation.

1.    All corners shall be defined for at least twenty (20) feet along each of the two (2) street-facing building facades. The corner portion shall either have a minimum two (2) foot change in building plane from its adjacent facades, or a minimum two (2) foot by two (2) foot recessed reveal where it meets the adjacent facades.

2.    Building corners shall be further differentiated from the rest of the street-facing building facades by at least one (1) of the following: a change in roof form with at least a five (5) foot difference in roof height; a change in building material, color, or texture; or a variation in fenestration placement.

3.    Alternatively, the corner can either be a common roof terrace above the ground floor or a common plaza at the ground floor.

FIGURE 18.04.060-D: CORNERS—RM DISTRICTS

D.    Roof Variety. Roof variety standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

1.    Continuous roofs greater than seventy-five (75) feet shall be broken up using either varying parapet or roof heights, changes in plane along the facade, variation between flat and sloped roofs, overhangs with or without brackets, and/or a combination thereof. This standard does not apply to a top floor that is stepped back at least six (6) feet from the floors below.

2.    Parapet caps/coping shall be at least six (6) inches deep and six (6) inches tall, and project at least three (3) inches from the building facade. Sloped roofs shall have overhangs extending a minimum of twelve (12) inches and a maximum of three (3) feet from the facade, including the eave and gutter profile.

3.    Changes in roof height between parapets or differing roof types shall be at least five (5) feet in height. Rooftop equipment shall be fully screened from public/street view pursuant to Section 18.15.090 using architectural elements including but not limited to parapets and screens. The screening elements shall be integrated into the overall building design.

4.    Towers. If the project site is greater than fifteen thousand (15,000) square feet and not located along East San Carlos Avenue, a tower or other projecting architectural element(s) may extend up to ten (10) feet above the top of the roof; provided, that the square footage of the element(s) does not total more than ten percent (10%) of the building roof area. The area above the uppermost permitted floor of the element(s) shall not be habitable space.

FIGURE 18.04.060-E: ROOF VARIETY—RM DISTRICTS

E.    Base, Middle, and Top Treatment. All buildings three (3) stories and taller shall be composed of the following: a distinct base (in some cases this can be treated as the ground story or combined first two (2) stories), a middle (the majority of the building facade area), and a top (parapet cap/coping, cornice, sloped roof, or in some cases this can be treated as the top story or combined top two stories). Each of these elements shall be distinguished from one another for at least seventy percent (70%) of its facade length by either a change in material, a change in color, and/or a facade plane change of at least two (2) feet. A ground floor or in some cases, a combined ground floor and second floor stepback of at least two (2) feet in addition to the required setback from floors above may be considered a base. Base, middle, and top treatment standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

1.    A base for buildings of three (3) to five (5) stories must either be limited to thirty (30) inches in height from grade and project maximum of six (6) inches from the building facade, or be treated as the full height of the ground story. For a three (3) story building, the base is limited to thirty (30) inches if the top is treated as the full height of the top story.

2.    A base for buildings of six (6) stories or more must either be limited to thirty (30) inches in height from grade and project maximum of six (6) inches from the building facade, or be treated as the full height of the ground story, or be treated as the height of the ground story and second story combined. If the top of the building is treated as the combined height of the top two (2) stories, the base is limited to the full height of the ground story.

3.    The middle portion of buildings of three (3) or four (4) stories shall be a minimum of two (2) stories in height.

4.    The middle portion of buildings of five (5) to six (6) stories shall be a minimum of three (3) stories in height.

5.    The middle portion of buildings of greater than six (6) stories shall be a minimum of the total amount of stories minus three (3). For example, an eight (8) story building must have a middle portion that is at least five (5) stories in height.

6.    The top of all buildings must have a parapet cap/coping, a cornice, or be a sloped roof.

7.    A top for buildings of three (3) to five (5) stories may be treated as the full height of the top story. For a three (3) story building, the top is limited to a parapet cap/coping, a cornice, or a sloped roof if the base is treated as the full height of the ground story.

8.    A top for buildings of six (6) stories or more may be treated as the full height of the top story. The top may also be treated as the full height of the top two (2) stories combined, only if the base is limited to the height of the ground story.

FIGURE 18.04.060-F: BASE AND TOP TREATMENT—RM DISTRICTS

F.    Fenestration Variety. To achieve the fenestration variety standard, buildings shall include rhythms of at least two (2) types of openings for at least seventy percent (70%) of its facade length—the required seventy percent (70%) length does not have to be continuous. Various types of distinct openings include storefront windows and doors, residential entry doors, living room windows, bedroom windows, bathroom windows, common hallway windows, and stairway windows. Windows may be grouped vertically or horizontally or designed with shading devices or other architectural features to achieve pattern variety. Fenestration standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.04.060-G: FENESTRATION VARIETY—RM DISTRICTS

G.    Materials, Colors, and Texture Variety. To achieve this standard, buildings shall provide at least two (2) different materials, colors, or textures for at least seventy percent (70%) of its facade length. Material transitions along any facade shall only occur on the inside corner of a plane change. When material changes need to occur in the same plane, bands, trims, cornices, or other architectural elements shall project at least two (2) inches from the facade plane to create a corner for the material transition. Materials, colors, and texture variety standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.04.060-H: MATERIAL TRANSITIONS—RM DISTRICTS

H.    Projecting and Recessed Elements. This standard may be applied in lieu of both the fenestration variety standard and the materials, colors, and texture variety standard. This standard applies only to facades facing public rights-of-way, not to side, rear, or internal courtyard facades. To achieve the projecting/recessed elements standard, buildings shall provide a rhythm of at least two (2) of the following elements for at least seventy percent (70%) of its facade length: projecting bays/bay windows, recessed areas containing windows, projecting or recessed balconies, ground floor stoops or porches, projecting frame/box elements containing at least one (1) window, projecting window shading devices, and ground floor awnings or canopies.

1.    Projecting bays shall be between eighteen (18) inches and three (3) feet deep, and between six (6) feet and twelve (12) feet wide.

2.    Usable balconies shall be a minimum of six (6) feet deep by six (6) feet wide. Balconies shall avoid a tacked-on look by being recessed at least twelve (12) inches into the building facade. When private balconies are provided, they shall have a transparency of no less than twenty-five percent (25%). Permanent storage boxes, condensers for air-conditioning units, or other mechanical equipment shall not be located on balconies. Decorative Juliet balconies shall be a minimum of twelve (12) inches deep and three (3) feet wide.

3.    Recessed areas of a building containing windows shall be at least one (1) foot deep. Recessed panels shall be at least four (4) inches deep.

4.    Screening devices, shading devices, and projecting frame elements shall be a minimum of eighteen (18) inches deep. Lattices, louvers, and/or perforated metal screens shall be a minimum of four (4) inches deep or set at least four (4) inches from the facade.

FIGURE 18.04.060-I: PROJECTING AND RECESSED ELEMENTS—RM DISTRICTS

I.    Windows.

1.    Windows without trim shall be recessed at least two (2) inches from the plane of the surrounding exterior wall to create a shadow line and visual interest. Windows with trim shall provide trim at least two (2) inches in depth with windows inset from the trim edge by at least two (2) inches. The window trim objective design standards do not apply to interior-facing windows such as those along an internal building courtyard and windows that are not seen from or facing public rights-of-way.

2.    For double-hung and horizontal sliding windows, at least one (1) sash shall achieve a two (2) inch recess. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions shall be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

3.    A minimum of ninety percent (90%) of upper floor windows on street-facing or public-open-space-facing building facades shall be designed such that:

a.    Windows are at least twelve (12) inches apart.

b.    Proportions of typical windows shall be vertically oriented and shall not exceed a width (x) to height (y) ratio of two to three (2:3). Proportions of picture windows (typically provided for living rooms) shall not exceed a width to height ratio of one to one (1:1).

4.    Proportions of storefront windows shall also be vertically oriented not to exceed a width to height ratio of two to three (2:3). Storefront windows with a width to height ratio greater than two to three (2:3) shall include vertical mullions such that each window panel is not greater than a two to three (2:3) width to height ratio.

5.    Mirrored or reflective glass is not allowed on a street- or public-open-space-facing building facade at any level. Only transparent glass shall be used for windows or glazing at the ground floor.

6.    Minor deviations from the window requirement may be granted by the Director through the design review process to accommodate alternative window design(s) complementary to the architectural style of the structure.

FIGURE 18.04.060-J: WINDOWS—RM DISTRICTS

J.    Building Materials. Building materials standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way. Ground floor building walls shall have high-quality materials and texture for all non-glass areas. High-quality materials include: stone, marble, granite, brick (real or thin veneers of natural color), ceramic tile, wood, terracotta, precast concrete, glass-fiber reinforced concrete, cast-in-place concrete, board-formed concrete, cement plaster, stucco (light sand or smooth trowel finish), cement fiber or similar synthetic siding resembling wood siding, steel (porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless, or pre-weathered steel are acceptable when limited to a maximum of fifty percent (50%) of the building treatment), aluminum (windows, panels, storefront, curtain wall, doors, aluminum should be natural finish anodized, powder-coated, or Kynar, no bronze anodized), high-density fiber cement panels, durable foam coating/window trims with smooth stucco finish.

Prohibited materials include: unfinished or natural T1-11 siding, foam, spray stucco, vinyl. Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials. The Planning Director shall maintain a list of approved facade and trim materials, with such a list accessible to the public.

K.    Private Storage Space. Each unit shall have at least two hundred (200) cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four (4) feet.

L.    Paving. Differentiated paving materials shall be used for driveway aprons, entries, and pedestrian walkways. This may include, but shall not be limited to, textures or colors, concrete pavers, brick, or stamped concrete. The use of permeable materials to reduce runoff is strongly encouraged.

M.    Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards:

1.    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 or pedestrian amenities.

2.    To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3.    To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas where feasible while still providing for safety and security.

4.    To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5.    Pedestrian Walkway Design.

a.    Walkways shall have a minimum clear unobstructed width of five (5) feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

b.    Where a walkway or sidewalk crosses driveways, parking areas, or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method to prevent conflict between pedestrians and vehicles.

c.    Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four (4) inches high, bollards, or other physical barrier. (Ord. 1626 § 3 (Exh. A), 2025; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

This section prescribes development and supplemental standards specific to each development type allowed within the residential districts. Sections 18.04.080 through 18.04.100 prescribe development and objective standards specific to the following development types allowed within the RS residential districts: duplexes, townhomes, and small-lot subdivisions.

A.    Single-Unit Dwellings. Single-unit dwellings are subject to the development standards and objective standards of the RS district, Sections 18.04.030, Development standards—RS districts, and 18.04.040, Objective design standards for RS districts. The figures in this subsection illustrate RS district development standards and what resulting single-unit development might look like.

FIGURE 18.04.070-A: RESIDENTIAL TYPES—SINGLE-UNIT

B.    Accessory Dwelling Units. Accessory dwelling units are subject to the development standards and objective standards of the RS district, Sections 18.04.030, Development standards—RS districts, 18.04.040, Objective design standards for RS districts, and 18.23.210, Accessory dwelling units/junior accessory dwelling units. The figures in this subsection illustrate accessory dwelling unit development standards and what resulting accessory dwelling unit development might look like.

FIGURE 18.04.070-B: RESIDENTIAL TYPES—ACCESSORY DWELLING UNITS

C.    Small Lot Single-Unit Development. Small lot single-unit development is subject to the development standards and objective standards of the base district unless modified by Table 18.04.100-G. The figures in this subsection illustrate small lot single-unit development standards and what resulting development might look like.

D.    Townhouse Development. Townhouse development is subject to the development standards and objective standards of the base district unless modified by Table 18.04.090-A. The figures in this subsection illustrate townhouse development standards and what resulting development might look like.

E.    Duplex Development. Duplex development is subject to the development standards and objective standards of the base district unless modified by Section 18.04.080, Duplex standards. The figures in this subsection illustrate townhouse development standards and what resulting development might look like.

F.    Urban Infill Units. Urban infill unit development is subject to the development standards and objective standards specified in Sections 18.23.310, Urban infill units, 18.04.030, Development standards—RS districts, 18.04.040, Objective design standards for RS districts, and 18.04.080, Duplex standards. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1566 (Exh. B (part)), 2020; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

Duplexes are subject to the development standards of the RS districts, specifically Section 18.04.030, Development standards—RS districts, unless modified by the standards specific to duplexes contained in this section. In the event of a conflict between the general standards for the RS districts and the standards specific to duplexes contained in this section, the standards in this section shall prevail.

FIGURE 18.04.080: TYPES—DUPLEX DEVELOPMENT

A.    Overall Approach. The building design for duplexes shall be treated as a single building with unified massing and articulation to give the appearance of a single-unit development.

B.    Building Height Within the Front and Rear Fifteen (15) Feet of the Building. The maximum height shall be measured as indicated in Section 18.03.050 (Measuring height), with no more than twenty-eight (28) feet to the highest point of the roof structure from the lowest finished grade. For buildings located in the Hillside Overlay Zoning District, refer to Chapter 18.12 (Hillside Overlay District).

C.    Side Setback Exception. For lots less than fifty (50) feet in width, the minimum ground-floor side setback shall be a minimum of ten percent (10%) of the lot width or three (3) feet, whichever is greater.

D.    Upper Story Alignment.

1.    The upper story may align with the lower story at the required lower story five (5) foot setback up to thirty percent (30%) of the length of the lower story. The maximum thirty percent (30%) projection shall be measured from the rear wall of the lower story. Any window located on the projecting portion of the building shall be either a clerestory window or shall be glazed, tinted, etched, frosted, or treated in any similar manner that limits views into and from the window.

2.    Where the ground floor is set back at least seven (7) feet from the property line, the upper story may align with the lower story for the entire length of the building.

E.    Street Side Setbacks on Lots With Reversed Frontage. The exterior side setback in the rear twenty-five percent (25%) of a reversed corner lot shall not be less than the front yard required or existing, whichever is less, on the adjoining key lot.

FIGURE 18.04.080-E: STREET SIDE SETBACKS ON LOTS WITH REVERSED FRONTAGE—DUPLEX DEVELOPMENT

F.    Objective Design Standards for Duplexes.

1.    Site Planning.

a.    Entry Location and Street Connectivity.

i.    Entry Location. The principal entry to ground-floor, street-facing duplex units shall be located and oriented to face the adjacent public or private street.

(A)    Street Connectivity. A separate walkway measuring minimum thirty-six (36) inches in width shall be provided to each ground-floor, street-facing duplex unit.

(B)    The driveway shall not serve as the primary walkway to the building entry.

(C)    The primary walkway shall be differentiated from the driveway with the use of paving materials. Differentiated paving materials may include but are not limited to pavers, stepping stones, flagstones, or gravel.

b.    Parking and Driveways.

i.    Parking/Garage Access. Parking spaces shall be provided as required by Chapter 18.20 (Parking and Loading).

ii.    Driveways.

(A)    Driveway approaches (curb cuts) shall be permitted only to provide access to approved garages, carports, and parking spaces.

(B)    Curb cuts are permitted pursuant to Chapter 12.04 (Sidewalk and Driveway Approach Construction and Repair).

(C)    Driveways up to twenty (20) feet wide are permitted to serve the primary unit. The minimum width of any driveway shall be ten (10) feet.

(D)    Tandem parking configurations are permitted when only a single-car garage is proposed or existing. The driveway shall be a maximum of ten (10) feet wide and a maximum of thirty-eight (38) feet in length.

(E)    Driveways abutting a side property line shall include a minimum three (3) foot wide pervious surface edge treatment along that abutting property line.

(F)    Driveways must be distinguished from any front yard paving with a use of different color or material than the adjacent material in the front yard area.

(G)    Driveways on corner lots shall be located at least twenty (20) feet from the property lines at the intersection corner.

(H)    Driveways that provide access to the side or back of the building shall comply with current Building Division and Fire Department standards in adopted standards manuals.

c.    Garage Frontage.

i.    Where a garage is located on the front half of the lot and the garage door faces a street, the garage frontage, including the door width, shall not exceed fifty percent (50%) of the width of the front facade of the building.

ii.    Garage doors facing the street shall have articulating elements consisting of at least one (1) of the following design elements on the facade:

(A)    An overhang of at least eighteen (18) inches in depth.

(B)    Windows.

(C)    Have the garage door use colors or materials that are in the same color family as those of the primary building facade.

(D)    Decorative trellis.

iii.    The garage door shall not be more than twenty (20) feet wide.

iv.    Side-loaded garages may be used to diminish the impact of garages along the street frontage. The use of at least one (1) of the following design elements is required to avoid the blank wall of the garage:

(A)    Landscaping with a mature height of at least twenty-four (24) inches.

(B)    Raised planters with a minimum height of twelve (12) inches and landscaping with a mature height of at least twelve (12) inches.

(C)    Windows.

(D)    Decorative trellis.

(E)    Material change relative to materials used for the building.

v    Detached Garages. Detached garages shall have a minimum setback of three (3) feet from a property line and four (4) feet from an alley.

d.    Alley Access. A detached garage or carport is permitted to have access to the alley if all following conditions are achieved:

i.    The garage or carport entrance shall be set back a minimum of four (4) feet from the alley;

ii.    A forty-five (45) degree visibility triangle shall be provided on either side of the garage or carport; and

iii.    The garage door shall not cross the property line when opening or closing.

FIGURE 18.04.080-F: ALLEY ACCESS—DUPLEX DEVELOPMENT

G.    Building Design.

1.    Massing. The purpose of regulating building mass is to ensure a building fits well on a site, respects the scale of the neighborhood, and avoids bulky appearance. Building walls and the massing of the duplex structure shall not run in a continuous plane of more than twenty-five (25) feet without one (1) or more of the following treatments:

a.    Incorporate a change in wall plane with a minimum of four (4) feet in depth for the facade.

b.    Provide a recessed entry of at least three (3) feet in depth.

c.    Provide a protruding window (such as a bay window) of at least two (2) feet in depth.

d.    Use at least two (2) distinct materials and colors on each facade (see subsection (H)(8) of this section, Materials).

e.    Provide an upper story balcony in the front step back area.

2.    Articulation. The purpose of regulating articulation is to avoid flat, blank walls that may result from the massing requirements as specified within the building design subsection and to create a visual interest to enhance the character of the neighborhood. The following regulations apply:

a.    Facades. All facades on every floor shall not run in a continuous plane of more than fifteen (15) feet without one (1) of the following treatments included on the facade at every building story:

i.    Window.

ii.    Entry door (ground floor only).

iii.    Change in material (see subsection (H)(8) of this section, Materials).

iv.    Decorative shutters.

v.    Trellis.

b.    Balconies.

i.    Usable balconies shall not be located on any facade facing a side yard. Juliette/French balconies may be used as an accent feature on side yard facades, provided such balconies have a projection of no more than eighteen (18) inches.

ii.    Projected and/or recessed balconies shall be at least four (4) feet deep and six (6) feet wide.

iii.    Projected and/or recessed balconies located on rear facades shall not be located within fifteen (15) feet from any interior side property line.

iv.    Projected and/or recessed balconies shall incorporate screening features that obstruct views into neighboring yards. Screening may be accomplished by architectural methods or by providing landscape screening along side-yard property lines. If landscape screening is provided without supporting elements, it shall comprise woody shrubs or trees that are at least fifteen (15) feet in height at installation and that will be less than eight (8) feet wide at maturity.

v.    Projected balconies located on rear facades shall not encroach more than five (5) feet into the required rear setback.

3.    Entryways. All ground-floor, street-facing units shall have an entryway defined by at least one (1) of the following elements:

a.    Porch.

b.    Recessed entry.

c.    Deep overhang.

d.    Stoops.

4.    Entryway Treatments. Entryways shall be a characteristic component of the selected architectural style. The following standards shall apply to the selected treatment unless otherwise specified in the reference guide:

a.    Porch Design.

i.    The front porch facing the street shall be part of the primary entrance and connected to the front yard.

ii.    Porches shall have a minimum depth of three (3) feet for up to thirty (30) square feet.

iii.    Porches facing the street shall not encroach more than five (5) feet into the front setback.

iv.    Porches facing the street shall not exceed ten (10) feet in height, as measured from the finished grade to the bottom of the eave, not including the roof element.

b.    Recessed Entry.

i.    Recessed entries facing the street shall be recessed at least three (3) feet from the building facade to create a covered landing area and to provide orientation toward the street.

ii.    Recessed entries facing the street shall not exceed twelve (12) feet in height, not including the roof element.

c.    Deep Overhang.

i.    Deep overhangs facing the street shall be a minimum depth of three (3) feet and a maximum of five (5) feet.

ii.    Deep overhangs facing the street shall not exceed twelve (12) feet in height, as measured from the finished grade to the top of the overhang, not including the roof element.

d.    Stoops.

i.    A stoop may be provided to each unit’s primary entrance or as a common entrance for both units.

ii.    The stoop shall be of a minimum height of eighteen (18) inches.

5.    Architectural Style.

a.    For the purpose of defining architectural styles as set forth in this section, the reference guide shall be the most currently published version of A Field Guide to American Houses: the Definitive Guide to Identifying and Understanding America’s Domestic Architecture by Virginia Savage McAlester or American House Styles: A Concise Guide by John Milnes Baker, AIA. The City may identify an alternative source or sources, provided such source is made publicly available.

b.    Using the building design reference document identified above, projects shall identify an architectural design style and include at least four (4) features in their design consistent with the description of the selected style:

i.    Roof type and characteristic pitch (required).

ii.    Roof rake, eave overhang, and cornice detail.

iii.    Wall facade symmetry or asymmetry and detail.

iv.    Wall material and arrangement relative to roof.

v.    Window type, relative proportion, shape, and detail.

vi.    Door type, relative proportion, shape, and detail.

vii.    Porch type, relative proportion, shape, and detail.

c.    Both duplex units shall have a consistent architectural style.

6.    Roof Treatments.

a.    Roof Form. Rooflines that are thirty (30) feet or longer along a street-facing property line and greater than fifty (50) linear feet for all other sides shall be articulated with at least one (1) of the following techniques:

i.    Change in the roof ridge.

ii.    Change in the shape of the roof.

iii.    Change in the angle of the slope.

iv.    Change in the eave depth.

v.    Change in detailing in the form of dormers.

vi.    Change in the detailing in the form of skylights.

b.    Roof form articulation shall allow an exception where solar panels are to be provided. The applicant shall be required to provide documentation from a qualified designer or contractor citing specific building code requirements that necessitate the exception.

c.    Roof Form Detail.

i.    Sloped roofs shall incorporate a minimum of eight (8) inch deep eaves to create shadows and add depth to facades. If a particular style based on the architectural style subsection has a roof or eave style that is different from this standard, this standard shall not apply.

ii.    Flat roofs, when used, shall incorporate a decorative cornice consistent with the architectural style selected, as specified in the cited reference book, and shall visually cap the building at a minimum of three (3) inches deep and twelve (12) inches tall.

d.    Rooftop Utilities and Equipment. Rooftop utilities and equipment shall be screened by a parapet or mansard roof so that such equipment is not visible from the public right-of-way.

7.    Windows.

a.    Window Detail.

i.    Window Trim or Recess. Trim at least one (1) inch in depth must be provided around all windows, or window must be recessed at least two (2) inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one (1) sash shall achieve a two (2) inch recess.

FIGURE 18.04.080-G: WINDOW DETAIL—DUPLEX DEVELOPMENT

ii.    Windows. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

8.    Materials.

a.    At a minimum, at least three (3) materials or colors shall be used consistently on the entire building facade and shall consist of materials appropriate to the selected architectural style (per architectural style reference guide) of the building. Roof and glazing material or color are excluded and do not count towards this requirement. The following building elements with materials and colors count towards this requirement:

i.    Main building.

ii.    Wainscoting.

iii.    Trim work.

iv.    Exterior doors.

v.    Garage doors.

vi.    Decorative elements including trellis, iron work, planter boxes, etc., each with a minimum of ten (10) square feet in surface area.

b.    Where an exterior wainscoting is provided, such wainscoting shall have a minimum height of eighteen (18) inches from the finished grade. Wainscoting shall not end at the corner of the building but shall wrap around and continue at least eighteen (18) inches to provide a finished appearance.

c.    The exterior use of porous materials, foam for trims, plastic, and plywood as siding materials is prohibited.

d.    The Planning Director shall maintain a list of approved facade and trim materials, with such a list accessible to the public.

H.    Other Details.

1.    Landscape Design. The following standards are supplemental to the standards contained in Chapter 18.18 (Landscaping). Where conflicts exist, the stricter standard shall prevail.

a.    Front Yard Landscaping.

i.    Within the required front yard area, impermeable surfaces shall not exceed fifty percent (50%).

ii.    At least fifty percent (50%) of the required front yard area shall consist of landscape as specified in Chapter 18.18 (Landscaping).

b.    Front Yard Trees. The number of required trees shall be governed as specified in Section 18.18.070 (Trees).

2.    Lighting. All exterior lighting shall comply with the provisions of Section 18.15.070 (Lighting and illumination). The following standards are supplemental to the existing standards and where conflicts exist, the stricter standard shall prevail.

a.    Location. Any light fixture located along the pathways shall not obstruct ADA path of travel.

b.    Brightness. Shall not exceed four hundred fifty (450) lumens per light fixture (equivalent to thirty (30) watt halogen light bulb) and should not exceed five (5) foot-candles in any given spot.

c.    Direction. When using free standing light fixtures, the light elements shall be screened to minimize light spillage and confine light to site and directed away from neighbors.

i.    All outdoor lighting, including in-ground lighting and parking area lights, shall be located and directed away from windows of residential units to reduce light impact on residents. All such lighting shall be directed downward and away from adjacent residences and public rights-of-way.

ii.    To minimize the light glare and spillage all wall-mounted fixtures shall be oriented to an angle towards the ground. The optimal angle shall be between fifty (50) to seventy (70) degrees.

iii.    Bollard lighting used to light walkways and other landscape features shall cast its light downward.

d.    Security Lighting. Motion-activated security lighting shall not be capable of being activated by any person(s) in the public right-of-way or on adjacent property.

3.    Utilities.

a.    All utility screening shall comply with Section 18.15.090 (General site regulations).

b.    Ground-level utilities and mechanical equipment directly serving the primary or secondary units shall not be located within any front yard area.

c.    Public utilities equipment, where provided above ground, shall comply with the following:

i.    Such equipment shall not be located within any required front setback area.

ii.    Such equipment shall be screened using one (1) or more of the following approaches:

(A)    Landscaping.

(B)    Raised planters’ minimum height of twelve (12) inches with landscape.

(C)    Mesh fence for vertical vegetation.

(D)    Walls or fencing consistent with the overall architecture of the building. (Ord. 1603 § 3 (Exh. A), 2023)

A.    Townhouse development shall be subject to the development standards and objective design standards of the base district unless modified by Table 18.04.090-A.

FIGURE 18.04.090: TOWNHOUSE DEVELOPMENT

FIGURE 18.04.090-A: FRONT SETBACK

FIGURE 18.04.090-A: SIDE SETBACK—4 ft.

FIGURE 18.04.090-A: SIDE SETBACK—6 ft.

B.    Building Height Within the Front and Rear Fifteen (15) Feet of the Building. The maximum height shall be measured as indicated in Section 18.03.050 (Measuring height), with no more than twenty-eight (28) feet to the highest point of the roof structure from the lowest finished grade. For buildings located in the Hillside Overlay Zoning District, refer to Chapter 18.12 (Hillside Overlay District).

C.    Story Alignment.

1.    The third story may align with the lower story at the required lower story four (4) foot setback up to thirty percent (30%) of the length of the lower story. The maximum thirty percent (30%) projection shall be measured from the rear wall of the lower story. Any window located on the projecting portion of the building shall be either a clerestory window or shall be glazed, tinted, etched, frosted, or treated in any similar manner that limits views into and from the window.

2.    Where the ground floor is set back at least six (6) feet from the property line, the third story may align with the lower stories for the entire length of the building.

D.    Objective Design Standards for Townhouse Developments.

1.    Site Planning—Entry Location and Street Connectivity.

a.    Entry Location.

i.    Street-fronting townhouses shall be designed to orient to the adjacent public street.

ii.    The main entrance to each street fronting townhouse unit shall be visible to and located directly off a street.

iii.    Entrances to non-street fronting townhouse units shall be provided directly off a driveway, common courtyard, or common open space.

b.    Street Connectivity.

i.    A separate walkway measuring minimum thirty-six (36) inches in width shall be provided to the street fronting townhouses from the sidewalk to the primary entry.

ii.    The driveway shall not serve as the primary walkway to the building entry.

iii.    The primary walkway shall be differentiated from the driveway with the use of paving materials. Differentiated paving materials may include but are not limited to pavers, stepping stones, flagstones, or gravel.

2.    Site Planning—Parking and Driveways.

a.    Parking/Garage Access. Parking spaces shall be provided as required by Chapter 18.20 (Parking and Loading).

b.    Driveways.

i.    Driveway approaches (curb cuts) shall be permitted only to provide access to approved garages, carports, and parking spaces.

ii.    Curb cuts are permitted pursuant to Chapter 12.04 (Sidewalk and Driveway Approach Construction and Repair).

iii.    Driveways up to twenty (20) feet wide are permitted to serve the primary unit.

iv.    Tandem parking configurations are permitted when only a single-car garage is proposed or existing. The driveway shall be a maximum of ten (10) feet wide and a maximum of thirty-eight (38) feet in length.

v.    Driveways abutting a side property line shall include a minimum three (3) foot wide pervious surface edge treatment along that abutting property line.

vi.    Driveways must be distinguished from any front yard paving with a use of different color or material than the adjacent material in the front yard area.

vii.    Driveways on corner lots shall be located at least twenty (20) feet from the property lines at the intersection corner.

viii.    Driveways that provide access to the side or back of the building shall comply with current Building Division and Fire Department standards in adopted standards manuals.

3.    Site Planning—Garage Frontage.

a.    Where a garage is located on the front half of the lot and the garage door faces a street, the garage frontage, including the door width, shall not exceed fifty percent (50%) of the width of the front facade of the building.

b.    Garage doors facing the street shall have articulating elements consisting of at least one (1) of the following design elements on the facade:

i.    An overhang of at least eighteen (18) inches in depth.

ii.    Windows.

iii.    Have the garage door use colors or materials that are in the same color family as those of the primary building facade.

iv.    Decorative trellis.

c.    The garage door shall not be more than twenty (20) feet wide.

d.    Side-loaded garages may be used to diminish the impact of garages along the street frontage. The use of at least one (1) of the following design elements is required to avoid the blank wall of the garage:

i.    Landscaping with a mature height of at least twenty-four (24) inches.

ii.    Raised planters with a minimum height of twelve (12) inches and landscaping with a mature height of at least twelve (12) inches.

iii.    Windows.

iv.    Decorative trellis.

v.    Material change relative to materials used for the building.

4.    Building Design—Massing. The purpose of regulating building mass is to ensure a building fits well on a site, respects the scale of the neighborhood, and avoids bulky appearance. Building walls and the massing of the structure shall not run in a continuous plane of more than twenty-five (25) feet without one (1) or more of the following treatments:

a.    Incorporate a change in wall plane with a minimum of four (4) feet in depth for the facade.

b.    Provide a recessed entry of at least three (3) feet in depth.

c.    Provide a protruding window (such as a bay window) of at least two (2) feet in depth.

d.    Use at least two (2) distinct materials and colors on each facade (see subsection (D)(5)(j) of this section, Materials).

e.    Provide an upper story balcony, where allowed, in the front stepback area.

5.    Building Design—Articulation. The purpose of regulating articulation is to avoid flat, blank walls that may result from massing requirements as indicated within the building design subsection and to create a visual interest to enhance the character of the neighborhood. The following regulations apply:

a.    All facades on every floor shall not run in a continuous plane of more than ten (10) feet without one (1) of the following treatments included on the facade at every building story:

i.    Window.

ii.    Entry door (ground-floor only).

iii.    Change in material (see subsection (D)(5)(j) of this section, Materials).

iv.    Decorative shutters.

v.    Trellis.

b.    Townhouse developments shall be designed and constructed so that each individual residential unit is clearly distinguishable as a distinct living unit. This shall be accomplished by using two (2) or more of the following approaches:

i.    A change in the front facade wall plane to a minimum depth of two (2) feet for each unit, if three (3) or more units are combined.

ii.    Use of colors and building materials that are different from but complementary to those used on each attached unit on either side.

iii.    A change in roof pitch for individual units.

iv.    A change in door color and/or door materials relative to each attached unit on either side.

v.    Use of front door overhangs that vary from unit to unit.

vi.    Use of stoop materials that are different than those used on each attached unit on either side.

FIGURE 18.04.090-D(5)(b): BUILDING DESIGN—TOWNHOUSE DEVELOPMENT

c.    Side and rear facades shall have windows and facade treatments that match those on the front facade of that unit.

d.    Balconies.

i.    Usable balconies shall not be located on any facade facing a side yard. Juliette/French balconies may be used as an accent feature on side yard facades, provided such balconies have a projection of no more than eighteen (18) inches.

ii.    Usable balconies shall not be provided on the third story.

iii.    Balconies can be proposed in the front facing the street or in the rear setback area. Balconies can encroach into the setback area to a maximum of four (4) feet.

iv.    Projected and/or recessed balconies shall be at least four (4) feet of depth and six (6) feet of length.

v.    Projected and/or recessed balconies located on rear facades shall not be located within fifteen (15) feet from any interior side property line.

vi.    Projected and/or recessed balconies shall incorporate screening features that obstruct views into neighboring yards. Screening may be accomplished by architectural methods or by providing landscape screening along side-yard property lines. If landscape screening is provided without supporting elements, it shall comprise woody shrubs or trees that are at least fifteen (15) feet in height at installation and that will be less than eight (8) feet wide at maturity.

vii.    Patios on the ground floor facing the side yard are allowed and shall be screened from neighboring units. These balconies/patios spaces may count towards private open space requirement.

e.    Entryways. All townhouse development units shall have an entryway facing the street defined by at least one (1) of the following elements unless otherwise specified in the reference guide:

i.    Porch.

ii.    Recessed entry.

iii.    Deep overhang.

iv.    Elevated stoop.

FIGURE 18.04.090-D(5)(e): BUILDING DESIGN—ENTRYWAYS—TOWNHOUSE DEVELOPMENT

f.    Entryway Treatments. Entryways shall be a characteristic component of the selected architectural style unless otherwise specified in the reference guide. The following standards shall apply.

i.    Porch Design.

(A)    The front porch facing the street shall be part of the primary entrance and connected to the front yard.

(B)    Porches facing the street shall have a minimum depth of three (3) feet for up to thirty (30) square feet.

(C)    Porches facing the street shall not encroach more than three (3) feet into the front setback.

(D)    Porches facing the street shall not exceed ten (10) feet in height measured from the finished grade to the bottom of the eave, not including the roof element.

ii.    Recessed Entry.

(A)    Recessed entries facing the street shall be recessed at least three (3) feet from the building facade to create a covered landing area and to provide orientation toward the street.

(B)    Recessed entries facing the street shall not exceed twelve (12) feet in height, not including the roof element.

iii.    Deep Overhang.

(A)    Deep overhangs facing the street shall be a minimum depth of three (3) feet and a maximum of five (5) feet.

(B)    Deep overhangs facing the street shall not exceed twelve (12) feet in height measured from the finished grade to the top of the overhang, not including the roof element.

iv.    Stoops.

(A)    Individual stoops shall be provided for each unit.

(B)    The stoop shall have a minimum height of two (2) feet.

g.    Architectural Style.

i.    For the purpose of defining architectural styles as set forth in this section, the reference guide shall be the most currently published version of A Field Guide to American Houses: the Definitive Guide to Identifying and Understanding America’s Domestic Architecture by Virginia Savage McAlester or American House Styles: A Concise Guide by John Milnes Baker, AIA. The City may identify an alternative source or sources, provided such source is made publicly available.

ii.    Using the building design reference document identified above, projects shall identify an architectural design style and include at least four (4) features in their design consistent with the description of the selected style:

(A)    Roof type and characteristic pitch (required).

(B)    Roof rake, eave overhang, and cornice detail.

(C)    Wall facade symmetry or asymmetry and detail.

(D)    Wall material and arrangement relative to roof.

(E)    Window type, relative proportion, shape, and detail.

(F)    Door type, relative proportion, shape, and detail.

(G)    Porch type, relative proportion, shape, and detail.

iii.    All attached townhome units shall have a consistent architectural style.

h.    Roof Treatments.

i.    Roof Form. Rooflines that are thirty (30) feet or longer along a street-facing property line and greater than fifty (50) linear feet for all other sides shall be articulated with at least one (1) of the following techniques:

(A)    Change in the roof ridge.

(B)    Change in the shape of the roof.

(C)    Change in the angle of the slope.

(D)    Change in the eave depth.

(E)    Change in detailing in the form of dormers.

(F)    Change in the detailing in the form of skylights.

ii.    Roof form articulation shall allow an exception where solar panels are to be provided. The applicant shall be required to provide documentation from a qualified designer or contractor citing specific building code requirements that necessitate the exception.

iii.    Roof Form Detail.

(A)    Sloped roofs shall incorporate a minimum of eight (8) inch deep eaves to create shadows and add depth to facades. If a particular style based on the architectural style subsection has a roof or eave style that is different from this standard, this standard shall not apply.

(B)    Flat roofs, when used, shall incorporate a decorative cornice consistent with the architectural style as specified in the cited reference book and shall visually cap the building at a minimum of three (3) inches deep and twelve (12) inches tall.

iv.    Roof-top Utilities and Equipment. Rooftop utilities and equipment shall be screened by a parapet or mansard roof so that such equipment is not visible from the public right-of-way.

i.    Windows.

i.    Window Detail.

(A)    Window Trim or Recess. Trim at least one (1) inch in depth must be provided around all windows, or window must be recessed at least two (2) inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one (1) sash shall achieve a two (2) inch recess.

FIGURE 18.04.090-D(5)(i): WINDOW DETAIL—TOWNHOUSE DEVELOPMENT

(B)    Windows. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

j.    Materials.

i.    At a minimum, at least three (3) materials or colors shall be used consistently on the entire building facade and shall consist of materials appropriate to the selected architectural style (per architectural style reference guide) of the building. Roof and glazing material or color are excluded and do not count towards this requirement. The following building elements with materials and colors count towards this requirement:

(A)    Main building.

(B)    Wainscoting.

(C)    Trim work.

(D)    Exterior doors.

(E)    Garage doors.

(F)    Decorative elements including trellis, iron work, planter boxes, etc., each with a minimum of ten (10) square feet in surface area.

(G)    Building entrances, including porch and stoop.

ii.    Where an exterior wainscoting is provided, such wainscoting shall have a minimum height of eighteen (18) inches from the finished grade. Wainscoting shall not end at the corner of the building but shall wrap around and continue at least eighteen (18) inches to provide a finished appearance.

iii.    The exterior use of porous materials, foam for trims, plastic, and plywood as siding materials is prohibited.

iv.    The Planning Director shall maintain a list of approved facade and trim materials, with such a list accessible to the public.

6.    Other Details.

a.    Landscape Design. The following standards are supplemental to the standards contained in Chapter 18.18 (Landscaping). Where conflicts exist, the stricter standard shall prevail.

i.    Front Yard and Rear Yard Landscaping.

(A)    Within the required front yard and rear yard area, impermeable surfaces shall not exceed fifty percent (50%).

(B)    At least fifty percent (50%) of the required front yard and rear yard areas shall consist of landscape materials as specified in Chapter 18.18 (Landscaping).

(C)    Front yard and rear yard landscaping may count towards the private/public open space requirement.

ii.    Front Yard Trees. The number of required trees shall be governed as specified in Section 18.18.070 (Trees).

b.    Lighting. All exterior lighting shall comply with the provisions of Section 18.15.070 (Lighting and illumination). The following standards are supplemental to the existing standards and where conflicts exist, the stricter standard shall prevail.

i.    Location. Any light fixture located along the pathways shall not obstruct ADA path of travel.

ii.    Brightness. Shall not exceed four hundred fifty (450) lumens per light fixture (equivalent to thirty (30) watt halogen light bulb) and should not exceed five (5) foot-candles in any given spot.

iii.    Direction. When using freestanding light fixtures the light elements shall be screened to minimize light spillage and confine light to site and directed away from neighbors.

(A)    All outdoor lighting, including in-ground lighting and parking area lights, shall be located and directed away from windows of residential units to reduce light impact on residents. Such lighting shall be directed downward and away from adjacent residences and public rights-of-way.

(B)    To minimize the light glare and spillage all wall-mounted fixtures shall be oriented to an angle towards the ground. The optimal angle shall be between fifty (50) to seventy (70) degrees.

(C)    Bollard lighting used to light walkways and other landscape features shall cast its light downward.

iv.    Security Lighting. Motion-activated security lighting shall not be capable of being activated by any person(s) in the public right-of-way or on adjacent property.

c.    Utilities.

i.    All utility screening shall comply with Section 18.15.090 (Screening).

ii.    Ground-level utilities and mechanical equipment directly serving the townhome units shall not be located within any front or rear yard area.

iii.    Public utilities equipment, where provided above ground, shall comply with the following:

(A)    Such equipment shall not be located within any required front setback area.

(B)    Such equipment shall be screened using one (1) or more of the following approaches:

(1)    Landscaping.

(2)    Raised planters’ minimum height of twelve (12) inches with landscape.

(3)    Mesh fence for vertical vegetation.

(4)    Walls or fencing consistent with the overall architecture of the building. (Ord. 1603 § 3 (Exh. A), 2023)

A.    Purpose. The purpose of this section is to provide opportunities to increase the supply of smaller dwelling units and rental housing units by allowing the creation of subdivisions with smaller lots and dwellings. It also is intended to establish design and development standards for these projects to ensure that they are compatible with the surrounding neighborhood, where the general plan anticipates no change to existing neighborhood character.

B.    Location. A small lot subdivision may be proposed and approved on any site within the RS district where such development would be compatible with adjacent uses and the character of the area. A small lot subdivision shall not be allowed where the review authority determines that public utilities and services are inadequate or the landform is inappropriate for such development because of grading or impacts on views from adjacent lots.

C.    Development Types. Small lot subdivisions may be proposed and approved for small lot single-unit subdivisions, and townhouse development developed according to Section 18.04.070, Residential development types.

D.    Lot Standards. The lot standards listed in Table 18.04.100-D, Small Lot Subdivision Lot Standards, apply to small lot subdivisions.

FIGURE 18.04.100: BUILDING DESIGN—SMALL LOT SUBDIVISION DEVELOPMENT

E.    Permit Requirement. A proposed small lot subdivision shall require the approval of a conditional use permit in compliance with Chapter 18.30, Use Permits, and a tentative map in compliance with the subdivision ordinance.

F.    Required Findings. In addition to standard use permit findings, the review authority must find that the development is compatible with the neighborhood and that dwellings are proportionate to the lot size.

G.    Applicable Development Standards. Small lot single-unit development projects shall conform with the development standards and objective design standards of the base district unless modified by Table 18.04.100-G.

FIGURE 18.04.100-G: FRONT SETBACK

FIGURE 18.04.100-G: SIDE SETBACK—4 ft.

FIGURE 18.04.100-G: SIDE SETBACK—6 ft.

(Ord. 1603 § 3 (Exh. A), 2023)

The specific purposes of the mixed-use districts are to:

A.    Provide for the orderly, well planned, and balanced development of mixed-use districts.

B.    Encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, and a pleasant quality of life.

C.    Promote pedestrian- and transit-oriented, mixed-use commercial centers at appropriate locations.

D.    Establish design standards that improve the visual quality of development and create a unified, distinctive, and attractive character along mixed-use streets.

E.    Provide appropriate buffers and transition standards between commercial and residential uses to preserve both commercial and mixed-use feasibility and residential quality.

Additional purposes of each mixed-use district that follow, implement General Plan classifications of “Mixed Use, 30-40 du/ac,” “Mixed Use, 38-50 du/ac,” “Mixed Use, 75-100 du/ac,” “Mixed Use, 90-120 du/ac,” and “Neighborhood Retail/Mixed Use, 75-120.”

F.    MU-DC-100 Mixed-Use Downtown Core. This district is intended to maintain the pedestrian-oriented environment in the heart of San Carlos’s downtown, with a focus on ground-level active storefronts and pedestrian- and transit-oriented development that encourages pedestrian activity and supports multimodal transportation. Physical form is regulated to reflect the urban character of the downtown core. Allowable uses include retail, commercial, and office uses, as well as residential development of up to one hundred (100) units per net acre.

G.    MU-D-100 Mixed-Use Downtown. This district is intended to maintain the pedestrian-oriented environment around the downtown core and connect surrounding districts. Physical form is regulated to provide shopfront buildings that frame the street and support pedestrian- and transit-oriented development that encourages pedestrian activity and supports multimodal transportation. Allowable uses include retail, commercial, and office uses, as well as residential development of up to one hundred (100) units per net acre.

H.    MU-D-120 Mixed-Use Downtown. This district is intended to maintain the pedestrian-oriented environment around the downtown core and connect surrounding districts. Physical form is regulated to provide shopfront buildings that frame the street and support pedestrian- and transit-oriented development that encourages pedestrian activity and supports multi-modal transportation. Allowable uses include retail, commercial, and office uses, as well as residential development of up to one hundred twenty (120) units per net acre.

I.    MU-SA-50 Mixed-Use Station Area. This district is intended to provide for transit-oriented development to support vitality around transit centers and the historic San Carlos Train Depot and provide linkages to the downtown core and neighborhoods adjacent to Old County Road. Allowable uses include retail, commercial, and office uses, as well as residential development of up to fifty (50) units per net acre.

J.    MU-SC-120 Mixed-Use San Carlos Avenue. This district is intended to allow one (1) or more of a variety of residential and nonresidential uses to encourage a greater mix and intensity of uses in a pedestrian-scaled environment at a scale and form that is appropriate to its neighborhood context and adjacent residential uses and forms. This district is also intended to provide transit-oriented development that supports multimodal transportation. Allowable uses include commercial and office uses, as well as residential development up to one hundred twenty (120) units per net acre.

K.    MU-NB-120 Mixed-Use North Boulevard. This district is intended to facilitate the transformation of the northern portion of El Camino Real into a multimodal, mixed-use corridor. The physical form varies to reflect the urban character of the El Camino Real corridor and to transition to surrounding, lower-density districts. This district allows a mix of residential development of up to one hundred twenty (120) units per net acre and retail and commercial uses, as well as hotels and other commercial uses oriented toward a regional market.

L.    MU-SB-100 Mixed-Use South Boulevard. This district is intended to facilitate the transformation of the southeastern portion of Laurel Street into a mixed-use corridor. The physical form varies to transition from MU-N-40 west of Laurel Street to MU-SB-120 on El Camino Real. This district allows a mix of residential development of up to one hundred (100) units per net acre and retail and commercial uses.

M.    MU-SB-120 Mixed-Use South Boulevard. This district is intended to facilitate the transformation of the southern portion of El Camino Real into a multimodal, mixed-use corridor. The physical form varies to reflect the urban character of the El Camino Real corridor. This district allows a mix of residential development of up to one hundred twenty (120) units per net acre and retail and commercial uses, as well as hotels and other commercial uses oriented toward a regional market.

N.    MU-N-40 Neighborhood Mixed-Use. This district is intended to provide an appropriate transition from mixed-use areas into the residential neighborhoods. This district allows a mix of residential and commercial development appropriately scaled to ensure a residential physical form to relate to adjacent single-family residential neighborhoods. Allowable uses include retail, commercial, and office uses, as well as residential development of up to forty (40) units per net acre.

O.    MU-N-50 Neighborhood Mixed-Use. This district is intended to provide an appropriate transition from mixed-use areas into the residential neighborhoods. This district allows a mix of residential and commercial development appropriately scaled to ensure a residential physical form to relate to adjacent single-family residential neighborhoods. Allowable uses include retail, commercial, and office uses, as well as residential development of up to fifty (50) units per net acre.

P.    MU-N-120 Neighborhood Mixed-Use. This district is intended to reflect the form of El Camino Real while providing a transition from MU-NB-120 to MU-N-50 and RM-100 zoning districts. This district allows a mix of residential and commercial development appropriately scaled to ensure a residential physical form to relate to adjacent single-family residential neighborhoods. Allowable uses include retail, commercial, and office uses, as well as residential development of up to one hundred twenty (120) units per net acre. (Ord. 1596 § 6 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.05.020 prescribes the land use regulations for mixed-use districts. Parcels located within an adopted Specific Plan area shall comply with the land use regulations as specified within the Specific Plan. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.

“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

Specific Limitations:

1.    Not allowed on the ground floor along Laurel Street and San Carlos Avenue frontages. Parcels located within an adopted Specific Plan area shall comply with the requirements of the Specific Plan.

2.    Residential-only development is subject to active ground floor use requirement, pursuant to Section 18.05.030(H). Parcels located within an adopted Specific Plan area shall comply with the requirements of the Specific Plan.

3.    Not allowed on the ground floor along Old County Road.

4.    Not allowed on Laurel Street or San Carlos Avenue. Parcels located within an adopted Specific Plan area shall comply with the requirements of the Specific Plan.

5.    Provided that such use shall be completely enclosed in a building of soundproof construction.

6.    For properties without frontage along El Camino Real, only retail sales consistent with the definition of “general retail” and five thousand (5,000) square feet or less.

7.    Must be within an enclosed structure.

8.    Limited to establishments with a gross floor area of two thousand five hundred (2,500) square feet or less. Limited to the ground floor of a building located on an interior lot a minimum of five hundred (500) feet from any other financial institution.

9.    Limited to establishments with a gross floor area of five thousand (5,000) square feet or less.

10.    Permitted after review and approval of a minor use permit by the Zoning Administrator if less than twelve (12) chairs.

11.    Limited to upper stories unless at least fifty percent (50%) of ground floor street frontage is occupied by food service use.

12.    Limited to upper stories.

13.    Permitted if existing. Additions to existing facilities and establishment of new facilities are subject to Section 18.23.170, Personal services.

14.    Not allowed along East San Carlos Avenue.

15.    Limited to neighborhood groceries with less than one thousand five hundred (1,500) square feet of sales area when located along East San Carlos Avenue.

16.    The sale of alcoholic beverages is prohibited.

17.    Not permitted on sites where the shopfront of such nonresidential use faces onto R zoning districts.

18    Minor use permit required for sites adjacent to R districts.

19.    On the east side of El Camino Real only; in all other areas this use is not permitted.

20.    Uses that require a commercial cannabis business permit are not permitted.

(Ord. 1626 § 3 (Exh. A), 2025; Ord. 1612 § 1 (Exh. A), 2024; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1568 § 1 (Exh. A), 2021; Ord. 1566 (Exh. B (part)), 2020; Ord. 1540 (Exh. A), 2019; Ord. 1525 § 2(1) (Exh. A (part)), 2017; Ord. 1518 § 3 (Exh. A), 2017; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

Tables 18.05.030-1 through 18.05.030-6 prescribe the development standards for mixed-use (MU) districts. Additional regulations are denoted in a right-hand column. Parcels located within an adopted Specific Plan area shall comply with the development standards as specified within the Specific Plan. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration in this section refer to corresponding regulations in the “#” column in the associated table.

A.    Increased Nonresidential FAR for Mixed-Use Buildings. The maximum allowable FAR for nonresidential use may be increased by up to ten percent (10%) for buildings that contain a mix of residential and nonresidential uses through the provision of one (1) or more of the following elements beyond what is otherwise required, subject to conditional use permit approval:

1.    Provision of Off-Site Improvements. This may include off-site amenities and/or infrastructure (other than standard requirements and improvements) such as right-of-way or streetscape improvements or funding for parks, public safety facilities, libraries, senior centers, community meeting rooms, child care or recreation or other community benefit. The Director may require a fiscal and economic impact report, or equivalent, as part of the conditional use permit application.

*    Applicable to 700 and 800 blocks of Walnut Street only.

FIGURE 18.05.030-A: BUILDING PLACEMENT KEY—MU DISTRICT

B.    Transitional Standards. Where an MU district is adjacent to an RS district, the following standards apply:

1.    Rear Transitions, MU Districts. For the MU zoning district, the maximum height at the rear setback line shall be twenty-eight (28) feet maximum to match the RS district height maximum. Above twenty-eight (28) feet, a stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet. The maximum height at the rear setback line shall be twenty-eight (28) feet maximum to match the RS district height limit. Above twenty-eight (28) feet, the building shall step back by at least six (6) feet. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

2.    Side Transitions, MU Districts. The maximum height at the side setback line adjacent to a RS district shall be twenty-eight (28) feet maximum to match the RS district height maximum. Above twenty-eight (28) feet, a stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

3.    A minimum ten (10) foot wide landscape buffer area shall be provided along all rear boundaries adjacent to a RS district (Type 2—Refer to Section 18.18.050, Areas to be landscaped, Table 18.18.050-B(1) and Table 18.18.050-B(2) for buffer types). Trees and shrubs shall be planted continuously in the landscape buffer along the site’s rear property line to create privacy screening between properties. Selected species shall be of a fast-growing, evergreen variety and capable of attaining a minimum height of twenty-five (25) feet at maturity. Trees shall be planted at a minimum interval of twenty to thirty (20—30) feet on center depending on the species and mature canopy width or growth habitat.

Continuous shrubbery planting is required between the trees and shall be a minimum six (6) feet in height within three (3) years of planting. Species selection and placement must be approved by the City Arborist. A minimum of fifteen (15) gallon planting stock shall be utilized, unless otherwise approved by the City Arborist.

a.    Type 2 Buffers. Landscape buffers shall be ten (10) feet wide. For every one hundred (100) feet in rear property line length a minimum of three (3) trees and six (6) shrubs shall be planted.

b.    For other landscaping buffer requirements, refer to Section 18.18.050, Areas to be landscaped.

c.    All new proposed tree species shall adhere to the City’s most recent preferred tree list or as specified by the City Arborist.

Where conflict between this section and landscaping requirements of Section 18.18.050 occurs, the provisions of this chapter shall apply.

FIGURE 18.05.030-B: REAR TRANSITIONAL STANDARDS—MU DISTRICTS

FIGURE 18.05.030-C: SIDE TRANSITIONAL STANDARDS—MU DISTRICTS

C.    Build-To Line. Buildings shall be constructed at the required setback for at least eighty percent (80%) of their linear street frontage. The remaining twenty percent (20%) of linear street frontage shall be further set back by at least two (2) feet, including building massing breaks, recessed entrances, service or utility areas, and/or vehicle access areas. The area between the building and property line shall be paved where possible so that it functions as a wider public sidewalk. For further requirements refer to Figure 18.05.030-A.

1.    Street Frontage Improvements. This area is allowed to have landscaping and/or planters along ground-floor residential unit frontages and along nonactive frontages (i.e., frontages with no windows, openings, or fenestrations, etc.) to reduce the visual impact of blank walls, provided the landscaping and/or planters do not reduce the sidewalk pedestrian clearance width below the pedestrian clear zone requirement. Features including entry courtyards, plazas, building entries, and outdoor eating and display areas located between the build-to line and the building count towards the eighty percent (80%) build-to line requirement provided the buildings are built to the edge of these features.

D.    Building Heights.

FIGURE 18.05.030-D: BUILDING HEIGHTS KEY—MU DISTRICTS

E.    Height Limitations and Exceptions.

1.    Vertical Projections. Except along East San Carlos Avenue, a parapet wall, cornice or sloping roof may project up to five (5) feet above the height limit (see Section 18.15.060 for vertical projection allowances).

2.    Towers. If the project site is greater than fifteen thousand (15,000) square feet and not located along East San Carlos Avenue, a tower or other projecting architectural elements may extend up to ten (10) feet above the top of the roof; provided, that the square footage of the element(s) does not total more than ten percent (10%) of the building footprint. The area above the uppermost permitted floor of the element(s) shall not be habitable space.

F.    Upper Story Stepbacks. Upper story stepbacks help mitigate building height by providing visual and spatial relief more consistent with the context of San Carlos. All required upper story stepbacks shall occur for at least seventy percent (70%) of the facade length.

1.    Laurel Street. The third story along the 600, 700, and 800 blocks of Laurel Street shall be set back a minimum of six (6) feet from the story below. The fourth story along the 600, 700, and 800 blocks of Laurel Street may align with the third story below.

2.    Fourth, Fifth, and Sixth Stories. The fourth, fifth, and sixth stories of all street-facing facades shall be stepped back a minimum of ten (10) feet from the third story below, except as provided in this section.

3.    San Carlos Avenue and El Camino Real. The fourth-, fifth-, and sixth-story front facades may align with the third story below along San Carlos Avenue in the MU-SC-120 District and along El Camino Real (exception: this provision does not apply to the 1100 and 1200 blocks of San Carlos Avenue).

FIGURE 18.05.030-E: STREET-FACING UPPER STORY STEPBACKS—MU DISTRICTS

G.    Building Projections into the Public Right-of-Way. Building projections, awnings, overhangs, and canopies shall project no more than three (3) feet into the public right-of-way. Building projections shall maintain a minimum twelve (12) foot clearance above sidewalk grade, and awnings, overhangs, and canopies shall maintain a minimum eight (8) foot clearance above the sidewalk. The total width of all projections into the public right-of-way along a building face shall not be more than twenty-five percent (25%) of the building frontage. Projecting balconies may account for up to an additional twenty-five percent (25%) of the building frontage. Refer to Table 18.05.030-4 for building projection allowable dimensions.

1.    Blank walls along the building’s street-facing facades shall not exceed ten (10) feet in length along the ground floor and twenty-five (25) feet in length along upper floors. If a blank wall area includes vertical interior spaces such as elevator towers or trash chutes, a change in building material, color, or texture, or a change in facade plane depth shall be provided if those vertical interior spaces would otherwise cause the blank wall to exceed the length limits.

FIGURE 18.05.030-F: PROJECTIONS AND BLANK WALLS—MU DISTRICTS

FIGURE 18.05.030-G: PARKING AND LOADING STANDARDS KEY—MU DISTRICTS

H.    Ground Floor Active Uses. Ground floor active uses in a mixed-use building shall occupy at least sixty-five percent (65%) of the public street frontage including any side street frontage. Commercial ground floor active uses shall have a depth of at least twelve (12) feet without walls or partitions, providing unobstructed views into the space. Distinct awning, canopy, or entry treatments shall be provided for commercial uses to distinguish from residential uses. Different treatments shall include, but are not limited to, doorway materials and recesses, signage, and paving in front of commercial entries.

1.    New development in mixed-use districts shall comply with the window and transparency requirements of Section 18.05.040(K) and shall incorporate at least one (1) of the following active uses within the ground floor along public street frontages as permitted pursuant to Table 18.05.020: residential units with individual entrances oriented towards the street, retail, restaurant, office, business services, personal services, childcare center, theater, entertainment, indoor recreational uses, art gallery, maker space, live-work units, work-from-home shared work space, social gathering space, common residential lobbies, individual residential entrances, and residential common space such as fitness rooms, conference rooms, leasing and/or management offices.

FIGURE 18.05.030-H: GROUND FLOOR ACTIVE USES—MU DISTRICTS

I.    Pedestrian Walkway Design.

1.    Walkways shall have a minimum clear unobstructed width of five (5) feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

2.    Where a required walkway or sidewalk crosses driveways, parking areas, or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method to prevent conflict between pedestrians and vehicles. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four (4) inches high, bollards, or other physical barrier.

J.    Parking Setbacks. Parking shall be allowed within forty (40) feet of the street-facing property line, subject to the following standards:

1.    Fully Undergrounded Parking. Fully undergrounded parking may be located anywhere on a subject property. If tiebacks or similar structures extend beyond the property lines, a tieback agreement with the affected property owner(s) shall be included upon initial planning application submittal.

2.    Partially Submerged Parking. Parking located partially underground shall match the setbacks of the main structure. The maximum height of a parking podium visible from a street is five (5) feet from finished grade.

3.    Surface Parking. Above-ground surface parking is allowed within forty (40) feet from a street-facing property line when all of the following occurs:

a.    Buildings are built to setback standards and as close to the public sidewalk as feasible;

b.    The parking area is at least eight (8) feet from the public right-of-way, screened from adjacent properties with a minimum four (4) foot tall wall, hedges or landscaping or a trellis along public rights-of-way, and six (6) foot tall wall, hedges or landscaping, or a trellis along side and rear property lines; and

c.    The site is constrained such that underground, partially submerged, or surface parking located more than forty (40) feet from the street frontage is not feasible due to site-specific conditions. Fences, hedges, and similar structures shall meet sight distance triangle regulations and the requirements pursuant to Section 18.15.040.

K.    Commercial Loading and/or Service Areas. Commercial loading or service spaces shall not be located along the primary street frontage and shall be located either along the sides or rear of the structure. Loading and/or service areas shall only be allowed along the primary street frontage when the subject property fronts only one (1) street and where there is no internal on-site vehicle circulation and/or access points.

L.    Landscaping and Residential Open Space. Landscaping and residential open space shall be provided as required by Table 18.05.030-6. Residential open space shall be usable space and may be common, private, or a combination thereof. Common open space areas consist of courtyards, plazas, terraces, lawns, patios, swimming pools, barbecue areas, playgrounds, or other usable outdoor areas. Private open areas consist of balconies, decks, patios, porches, or fenced yards. Private open areas when provided shall provide a minimum six (6) foot by six (6) foot clear area and be directly accessed from a residential unit. Landscaping consists of planting areas, stormwater management features, treed areas, gardens, and other vegetation areas not otherwise considered common or private open space.

1.    Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. The maximum slope shall not exceed ten percent (10%).

2.    Accessibility.

a.    Private Open Space. The space shall be accessible to only one (1) living unit by a doorway to a habitable room or hallway.

b.    Common Open Space. The space shall be accessible to the living units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room. (Ord. 1626 § 3 (Exh. A), 2025; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1485 (Exh. A), 2015; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

The intent of the objective design standards is to ensure new buildings are compatible with the scale and character of San Carlos. To promote cohesive building design, quality craftsmanship, and compatible building scale, the following objective design standards apply to all multifamily residential buildings in MU districts. This includes all front, side, and rear building facades except for those not visible from public rights-of-way, such as internal courtyard facades.

Buildings on lots of widths seventy-five (75) feet or less shall be subject to modified requirements along side facades as described further in this section. Parcels located within an adopted Specific Plan area shall comply with the objective design standards per the Specific Plan.

A.    Street Preservation. Existing public right(s)-of-way shall be preserved. Public right-of-way shall not be eliminated or abandoned unless substantial public benefits are provided, such as a new park, as determined by the review authority.

B.    Street Frontage Improvements. New development shall provide street frontage improvements in accordance with the following:

1.    Between the Property Line and Curb (Sidewalk Zone).

a.    Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition as determined by the Public Works Director. Sidewalks shall be designed to be composed of two (2) zones, the pedestrian clear zone and the landscape and furniture zone. The pedestrian clear zone shall have a minimum width that varies based on the street within which no landscape, furniture, or any other obstructions may be located. The width of the landscape and furniture zone may vary, and shall include a combination of street trees, landscaping, planter boxes, benches, street lights, bike racks, trash receptacles, bus shelters, outdoor dining, utilities such as fire hydrants, and sidewalk paving. Sidewalk width and design within any adopted Specific Plan area shall meet the objective requirements of the Specific Plan. If minimum sidewalk dimensions cannot be accommodated in the public right-of-way, a sidewalk easement shall be required.

b.    Street Furniture. Trash receptacles, benches, bike racks, and other street furniture from a list maintained by the Director shall be provided. These elements shall be located outside of the required pedestrian clear path and within the landscape and furniture zone.

c.    Street Lights. Pedestrian-scaled street lights, including attachments from which banners may be hung, shall be located in the landscape and furniture zone and shall be provided from a list maintained by the Director.

d.    Street Trees. Sidewalks shall include at least one (1) street tree from the City’s most recent Preferred Tree List for every thirty (30) feet of sidewalk length. Tree guards shall be provided. Street trees and other trees on site counted towards the minimum tree requirement shall be a minimum of twenty-four (24) inch box size. All new trees shall be a minimum of fifteen (15) gallons in size. When trees cannot be accommodated due to site constraints a minor deviation may be requested subject to the discretion of the City Arborist and Director.

2.    Interior from Property Line (Frontage/Setback Zone). Except where occupied by a building, residential ground floor entrances, or areas necessary for parking access, the street frontage, for a depth of ten (10) feet from the property line, shall be utilized for active outdoor uses for at least sixty-five percent (65%) of the available frontage length, including but not limited to outdoor dining, paved for public uses so that it functions as part of a wider public sidewalk, stormwater management planters, or improved with landscaping, public art, and/or pedestrian amenities such as outdoor seating.

FIGURE 18.05.040-A: FRONTAGE ZONES—MU DISTRICTS

C.    Building Entrances.

1.    Orientation. All ground-floor commercial and residential active uses located along public rights-of-way shall have their primary entrance(s) facing this right-of-way. If ground-floor residential active uses are located on four (4) lane streets carrying high traffic volumes and/or streets that do not allow on-street parking, unit entrances may be oriented around courtyards.

2.    Main Building Entrances. If a building has a main entrance to a commercial space or shared residential lobby, the main entrance shall incorporate either a canopy, recess, or combination thereof. A covered area a minimum of four (4) feet deep shall be provided. Refer to Table 18.05.030-3 for canopy projection standards. Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials. If an entrance requires an accessible ramp, the ramp shall be integrated into the building and landscape design to minimize the visual impact of the ramp. Clear access to the ramp shall be maintained.

FIGURE 18.05.040-B: MAIN BUILDING ENTRANCE—MU DISTRICTS

3.    Ground Floor Dwelling Units. Exterior entrances to ground floor units shall be connected to the public sidewalk by a paved walkway with a minimum width of five (5) feet. An at-grade patio, a raised stoop, or a raised porch may serve as a ground floor unit entrance. Raised stoops or porches shall not exceed five (5) feet above grade. Patios, stoops, and porches shall provide a minimum six (6) foot by six (6) foot clear area. Ground floor patios shall be surrounded by a low wall, fence, railing, and/or landscaping no higher than forty-two (42) inches to distinguish private outdoor space from the public sidewalk area. Ground floor exterior unit entrances may be recessed or project no more than eight (8) feet from the building facade. Fences shall meet the requirements pursuant to Section 18.15.040.

FIGURE 18.05.040-C: RESIDENTIAL UNIT ENTRANCE—MU DISTRICTS

4.    Corner Entrances. Corner building entrances shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include canopies, trellises, angled or rounded corners, arches, and/or other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.

D.    Massing Breaks. Massing breaks provide visual relief for longer buildings by breaking down the building scale into smaller elements more compatible with San Carlos. Massing break standards apply to all front, side, and rear building facades. Exceptions include: buildings on lots seventy-five (75) feet wide or less require only one (1) minor massing break on side facades; internal courtyard facades not visible from public rights-of-way.

1.    Buildings between fifty (50) feet and one hundred (100) feet in length shall include at least one (1) minor massing break, defined as a minimum of four (4) feet wide by two (2) feet deep extending the full height of the building above the ground floor and shall include a corresponding break in the roof line. The required minor massing break shall be positioned such that no more than two-thirds (2/3) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line.

2.    Buildings greater than one hundred (100) feet and up to two hundred (200) feet in length shall include at least one (1) minor massing break (defined above) and one (1) major massing break, defined as a minimum of ten (10) feet wide by ten (10) feet deep extending the full height of the building above the ground floor and shall include a break in the roof line. The required major and minor massing breaks shall be positioned such that no more than two-thirds (2/3) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions apply to the upper floors and shall include a break in the roof line, and the major massing break may continue vertically to align with the walls below the stepback and shall include a break in the roof line.

3.    Buildings greater than two hundred (200) feet in length must include at least one (1) minor massing break and two (2) major massing breaks (defined above). The required minor and major massing breaks shall be positioned such that no more than two-thirds (2/3) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line. The major massing break may continue vertically to align with the walls below the stepback and shall include a corresponding break in the roof line.

FIGURE 18.05.040-D: MASSING BREAKS—MU DISTRICTS

E.    Corners. Corner buildings shall emphasize the street corner through a combination of building massing and facade variation.

1.    All corners shall be defined for at least twenty (20) feet along each of the two street-facing facades. The corner portion shall either have a minimum two (2) foot change in building plane from its adjacent facades, or a minimum two (2) foot by two (2) foot recessed reveal where it meets the adjacent facades.

2.    Building corners shall be further differentiated from the rest of the street-facing facades by at least one (1) of the following: a change in roof form with at least a five (5) foot difference in roof height, a change in building material, color, or texture, or a variation in fenestration placement.

3.    Alternatively, the corner can either be a common roof terrace above the ground floor or a common plaza at the ground floor.

FIGURE 18.05.040-E: CORNERS—MU DISTRICTS

F.    Roof Variety. Roof variety standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

1.    Continuous roofs greater than seventy-five (75) feet shall be broken up using either varying parapet or roof heights, changes in plane along the facade, variation between flat and sloped roofs, overhangs with or without brackets, and/or a combination thereof. This standard does not apply to a top floor that is stepped back at least six (6) feet from the floors below.

2.    Parapet caps/coping shall be at least six (6) inches deep and six (6) inches tall, and project at least three (3) inches from the building facade. Sloped roofs shall have overhangs extending a minimum of twelve (12) inches and a maximum of three (3) feet from the facade, including the eave and gutter profile.

3.    Changes in roof height between parapets or differing roof types must be at least five (5) feet in height. Rooftop equipment shall be fully screened from public/street view pursuant to Section 18.15.090 using architectural elements including but not limited to parapets and screens. The screening elements shall be integrated into the overall building design.

4.    Towers. If the project site is greater than fifteen thousand (15,000) square feet and not located along East San Carlos Avenue, a tower or other projecting architectural element(s) may extend up to ten (10) feet above the top of the roof; provided, that the square footage of the element(s) does not total more than ten percent (10%) of the building roof area. The area above the uppermost permitted floor of the element(s) shall not be habitable space.

FIGURE 18.05.040-F: ROOF VARIETY—MU DISTRICTS

G.    Base, Middle, and Top Treatment. All buildings three (3) stories and taller shall be composed of the following: a distinct base (in some cases this can be treated as the ground story or combined first two (2) stories), a middle (the majority of the building facade area), and a top (parapet cap/coping, cornice, sloped roof, or in some cases this can be treated as the top story or combined top two (2) stories). Each of these elements shall be distinguished from one another for at least seventy percent (70%) of its facade length by either a change in material, a change in color, and/or a facade plane change of at least two (2) feet. A ground floor or in some cases, a combined ground floor and second floor stepback of at least two (2) feet in addition to the required setback from floors above may be considered a base. Base, middle, and top treatment standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

1.    A base for buildings of three (3) to five (5) stories must either be limited to thirty (30) inches in height from grade and project maximum of six (6) inches from the building facade, or be treated as the full height of the ground story. For a three (3) story building, the base is limited to thirty (30) inches if the top is treated as the full height of the top story.

2.    A base for buildings of six (6) stories or more must either be limited to thirty (30) inches in height from grade and project maximum of six (6) inches from the building facade, or be treated as the full height of the ground story, or be treated as the height of the ground story and second story combined. If the top of the building is treated as the combined height of the top two (2) stories, the base is limited to the full height of the ground story.

3.    The middle portion of buildings of three (3) or four (4) stories shall be a minimum of two (2) stories in height.

4.    The middle portion of buildings of five (5) to six (6) stories shall be a minimum of three (3) stories in height.

5.    The middle portion of buildings of greater than six (6) stories shall be a minimum of the total amount of stories minus three (3). For example, an eight (8) story building must have a middle portion that is at least five (5) stories in height.

6.    The top of all buildings must have a parapet cap/coping, a cornice, or be a sloped roof.

7.    A top for buildings of three (3) to five (5) stories may be treated as the full height of the top story. For a three (3) story building, the top is limited to a parapet cap/coping, a cornice, or a sloped roof if the base is treated as the full height of the ground story.

8.    A top for buildings of six (6) stories or more may be treated as the full height of the top story. The top may also be treated as the full height of the top two (2) stories combined, only if the base is limited to the height of the ground story.

FIGURE 18.05.040-G: BASE, MIDDLE, AND TOP—MU DISTRICTS

H.    Fenestration Variety. To achieve the fenestration variety standard, buildings shall include rhythms of at least two (2) types of openings for at least seventy percent (70%) of its facade length—the required seventy percent (70%) length does not have to be continuous. Various types of distinct openings include storefront windows and doors, residential entry doors, living room windows, bedroom windows, bathroom windows, common hallway windows, and stairway windows. Windows may be grouped vertically or horizontally or designed with shading devices or other architectural features to achieve pattern variety. Fenestration standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.05.040-H: FENESTRATION VARIETY—MU DISTRICTS

I.    Materials, Colors, and Texture Variety. To achieve this standard, buildings shall provide at least two (2) different materials, colors, or textures for at least seventy percent (70%) of its facade length. Material transitions along any facade shall only occur on the inside corner of a plane change. When material changes need to occur in the same plane, bands, trims, cornices, or other architectural elements shall project at least two (2) inches from the facade plane to create a corner for the material transition. Materials, colors, and texture variety standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.05.040-I: MATERIAL TRANSITIONS—MU DISTRICTS

J.    Projecting and Recessed Elements. This standard may be applied in lieu of both the fenestration variety standard and the materials, colors, and texture variety standard. This standard applies only to facades facing public rights-of-way, not to side, rear, or internal courtyard facades. To achieve the projecting/recessed elements standard, buildings shall provide a rhythm of at least two (2) of the following elements for at least seventy percent (70%) of its facade length: projecting bays/bay windows, recessed areas containing windows, projecting or recessed balconies, ground floor stoops or porches, projecting frame/box elements containing at least one (1) window, projecting window shading devices, and ground floor awnings or canopies.

1.    Projecting bays shall be between eighteen (18) inches and three (3) feet deep, and between six (6) feet and twelve (12) feet wide.

2.    Usable balconies shall be a minimum of six (6) feet deep by six (6) feet wide. Balconies shall avoid a tacked-on look by being recessed at least twelve (12) inches into the building facade. When private balconies are provided, they shall have a transparency of no less than twenty-five percent (25%). Permanent storage boxes, condensers for air-conditioning units, or other mechanical equipment shall not be located on balconies. Decorative Juliet balconies shall be a minimum of twelve (12) inches deep and three (3) feet wide.

3.    Recessed areas of a building containing windows shall be at least one (1) foot deep. Recessed panels shall be at least four (4) inches deep.

4.    Screening devices, shading devices, and projecting frame elements shall be a minimum of eighteen (18) inches deep. Lattices, louvers, and/or perforated metal screens shall be a minimum of four (4) inches deep or set at least four (4) inches from the facade.

FIGURE 18.05.040-J: PROJECTING AND RECESSED ELEMENTS—MU DISTRICTS

K.    Windows and Ground Floor Transparency.

1.    Windows without trim shall be recessed at least two (2) inches from the plane of the surrounding exterior wall to create a shadow line and visual interest. Windows with trim shall provide trim at least two (2) inches in depth with windows inset from the trim edge by at least two (2) inches. The window trim objective design standards do not apply to interior-facing windows such as those along an internal building courtyard and windows that are not seen from or facing public rights-of-way.

2.    For double-hung and horizontal sliding windows, at least one (1) sash shall achieve a two (2) inch recess. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions shall be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

3.    A minimum of ninety percent (90%) of upper floor windows on street- or public-open-space-facing building facades shall be designed such that:

a.    Windows are at least twelve (12) inches apart.

b.    Proportions of typical windows shall be vertically oriented and shall not exceed a width (x) to height (y) ratio of two to three (2:3). Proportions of picture windows (typically provided for living rooms) shall not exceed a width to height ratio of one to one (1:1)

4.    Proportions of storefront windows shall also be vertically oriented not to exceed a width to height ratio of two to three (2:3). Storefront windows with a width to height ratio greater than two to three (2:3) shall include vertical mullions such that each window panel is not greater than a two to three (2:3) width to height ratio.

5.    Mirrored or reflective glass is not allowed on a street- or public-open-space-facing building facade at any level. Only transparent glass shall be used for windows or glazing at the ground floor.

6.    Facade transparency is important to provide visual interest, visibility for businesses, and an active sidewalk environment. For mixed-use buildings with commercial ground floors, a minimum sixty percent (60%) of the ground floor facade area between two (2) feet and ten (10) feet above the sidewalk shall be glazed with transparent windows and doors. For mixed-use buildings with noncommercial ground floors, such as office, institution, residential units, or residential active uses as further defined in Section 18.05.030(H)(1), a minimum fifty percent (50%) of the ground floor facade area between four (4) feet and ten (10) feet above the sidewalk shall be glazed with transparent windows and doors. For corner buildings, this standard also applies to the secondary street facade for at least twenty-five (25) feet from the corner.

7.    Minor deviation from the window requirement may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

FIGURE 18.05.040-K: WINDOWS—MU DISTRICTS

FIGURE 18.05.040-L: GROUND FLOOR WINDOW TRANSPARENCY—MU DISTRICTS

L.    Building Materials. Building materials standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way. Ground floor building walls shall have high-quality materials and texture for all non-glass areas. High-quality materials include: stone, marble, granite, brick (real or thin veneers of natural color), ceramic tile, wood, terracotta, precast concrete, glass-fiber reinforced concrete, cast-in-place concrete, board-formed concrete, cement plaster, stucco (light sand or smooth trowel finish), cement fiber or similar synthetic siding resembling wood siding, steel (porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless, or pre-weathered steel are acceptable when limited to a maximum of fifty percent (50%) of the building treatment), aluminum (windows, panels, storefront, curtain wall, doors, aluminum should be natural finish anodized, powder-coated, or Kynar, no bronze anodized), high-density fiber cement panels, durable foam coating/window trims with smooth stucco finish. Prohibited materials include: unfinished or natural T1-11 siding, foam, spray stucco, vinyl. Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials. The Planning Director shall maintain a list of approved facade and trim materials, with such a list accessible to the public.

M.    Private Storage Space. Each unit shall have at least two hundred (200) cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four (4) feet.

N.    Paving. Differentiated paving materials shall be used for driveway aprons, entries, and pedestrian walkways. This may include, but not be limited to, textures or colors, concrete pavers, brick, or stamped concrete. The use of permeable materials to reduce runoff is strongly encouraged.

O.    Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards:

1.    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 or pedestrian amenities.

2.    To Circulation Network. Connections between on-site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3.    To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas where feasible while still providing for safety and security.

4.    To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5.    Across Rail Corridor. Safe and convenient pedestrian connections shall be provided across the rail corridor. If an aerial viaduct or trench is used for rail alignment, the following standards shall apply where feasible given engineering requirements.

a.    Extend the street grid below the aerial viaduct or above the trench to provide new street and pedestrian connections across the corridor.

b.    Locate active commercial uses or public park and recreation space below the aerial viaduct to enhance connectivity and create safe, attractive connections across the rail corridor.

c.    Enhance connections below the viaduct with lighting and public art.

6.    Interior Pedestrian Walkway Design.

a.    Walkways shall have a minimum clear unobstructed width of five (5) feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

b.    Where a required walkway crosses driveways, parking areas, or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

c.    Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four (4) inches high, bollards, or other physical barrier.

P.    Residential Notification. Residents of mixed-use development shall be informed by the applicant and/or property management of potential noise from refuse collection and other activities typically associated with commercial activity.

Q.    Rail Station.

1.    Rail stations shall be designed to have physical presence and visibility on both sides of the rail corridor, including key architectural features that are visible from major roadways and connections, as well as pedestrian-level entries and vehicle drop-off areas.

2.    Rain-protected east-west pedestrian connections shall be provided at the ground level of the station to enhance pedestrian connectivity along the rail corridor. These connections should be extensions of the existing street grid and pedestrian network with a minimum clear width of eight (8) feet. (Ord. 1626 § 3 (Exh. A), 2025; Ord. 1612 § 1 (Exh. A), 2024; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

The specific purposes of the commercial districts are to:

A.    Designate adequate land for a full range of commercial uses and regional-serving retail services consistent with the General Plan to maintain and strengthen the City’s economic resources.

B.    Provide appropriate located areas for a range of commercial and industrial uses that provide a variety of goods and services for residents, employees, and visitors, and increase employment opportunities.

C.    Protect the City’s interests in orderly, economically sustainable development, traffic, circulation, public safety, and to ensure attractive and functional gateways and exceptional architectural design at landmark sites.

Additional purposes of each commercial district which follow implement General Plan classifications of “Neighborhood Retail” and “General Commercial/Industrial.”

D.    NR Neighborhood Retail. This district is intended to provide areas for locally oriented retail and service uses in building forms appropriately scaled to relate to adjacent single-family residential neighborhoods.

E.    GCI General Commercial/Industrial. This district is intended to accommodate all retail service, office, research and development, and industrial uses. This district offers maximum flexibility to allow the market to determine the mixture of nonresidential uses.

F.    LC Landmark Commercial. This district is intended to accommodate key parcels known collectively as landmark sites, which are targeted for economic development of regional retail and destination-oriented uses, including large-scale office complexes and hotels as individual or combined uses that are intended to serve regional users and have significant beneficial results in employment growth and contribute to the economic sustainability of the City and implementation of the City’s Economic Development Plan. (Ord. 1464 § 3 (Exh. B (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.06.020 prescribes the land use regulations for commercial districts. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.

“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

Specific Limitations:

1.    Permitted if existing. New service stations are not allowed.

2.    Shall be conducted entirely within an enclosed building.

3.    Not allowed between Industrial Road and Highway 101 and Skyway Road fronting Highway 101.

4.    Permitted by right in existing buildings only; additions or enlargements, tear downs and rebuilds may be considered subject to conditional use permit approval by the Planning and Transportation Commission.

5.    Storage in small individual spaces exclusively and directly accessible to a specific tenant is permitted by right on the condition that such uses occupy no more than five percent (5%) of the total square footage of any single building.

6.    Uses that require a commercial cannabis business permit are not permitted.

(Ord. 1612 § 1 (Exh. A), 2024; Ord. 1597 § 3 (Exh. A), 2023; Ord. 1540 (Exh. B), 2019; Ord. 1525 § 2(1) (Exh. A (part)), 2017; Ord. 1480 (Exh. B (part)), 2015; Ord. 1464 § 3 (Exh. B (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.06.030 prescribes the development standards for commercial districts. Additional regulations are denoted in the right-hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in the illustration in this section refer to corresponding regulations in the “#” column in the associated table.

A.    Corner Lot Build-To Area. Buildings must be located within five feet of the property line within fifty feet of a corner. Gateway amenities, such as landscaping, signage, and art, may be at the street corner, provided buildings are built to the edge of the gateway area. (Ord. 1480 (Exh. B (part)), 2015; Ord. 1464 § 3 (Exh. B (part)), 2013; Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Commercial Development. Commercial development in the commercial districts is subject to the following standards:

1.    Landscaping. A minimum of fifteen percent of the site must be landscaped.

2.    Public Improvements.

a.    Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition.

b.    Street Furniture. Trash receptacles, benches, bike racks, and other street furniture from a list maintained by the City shall be provided.

c.    Street Lights. Pedestrian scaled street lights from a list maintained by the City shall be provided.

d.    Street Trees. Shade trees shall be planted at least thirty feet on center. Tree guards shall be provided. Trees shall be a minimum fifteen gallons in size, and at least ten percent of the required trees shall be twenty-four-inch box size or larger.

3.    Orientation of Primary Building Entrance. The primary building entrance shall face or be oriented to within forty-five degrees of or parallel to the street frontage. This entrance(s) must allow pedestrians to both enter and exit the building and must remain unlocked during business hours. Where a site is located on two public streets, a primary entrance shall be oriented toward the street with the higher classification. If a site fronts two public streets of equal classification, the applicant may choose which frontage on which street to meet the requirement.

FIGURE 18.06.040-A(3): ORIENTATION OF PRIMARY BUILDING ENTRANCES

4.    Building Transparency/Required Openings. Exterior walls facing and within twenty feet of a front or street side lot line shall include windows, doors, or other openings for at least fifty percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than thirty feet without an opening.

FIGURE 18.06.040-A(4): BUILDING TRANSPARENCY/REQUIRED OPENINGS

a.    Design of Required Openings. 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 feet deep.

b.    Exceptions for Parking Garages. Multilevel garages are not required to meet the ground-floor transparency requirement. Instead, they must be designed and screened consistent with the requirements of Chapter 18.20, Parking and Loading.

c.    Reductions through Design Review. The building transparency requirement may be reduced or waived if it is found that:

i.    The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater; and

ii.    Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

5.    Building Articulation. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.

a.    Any building over seventy-five feet wide shall be broken down to read as a series of buildings no wider than seventy-five feet each.

b.    Building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.

c.    Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing.

6.    Exterior Building Materials and Colors.

a.    A unified palette of quality materials shall be used on all sides of buildings.

b.    Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard or other quality, durable materials approved by the City as part of the project review.

c.    A wainscoting of quality materials on the bottom eighteen to thirty-six inches of the ground floor facade is required. Exceptions may be granted through the design review process to accommodate alternative design complementary to the architectural style of the structure.

7.    Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards.

a.    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 or pedestrian amenities.

b.    To Circulation Network. Regular 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 main entry and sidewalk, generally no more than one hundred twenty-five percent of the straight line distance.

c.    To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

d.    To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances. Sidewalk “bulb-outs” or bus “pull-outs” may be required at potential bus stops serving commercial centers (building floor area over twenty-five thousand square feet) to provide adequate waiting areas for transit users and safety for passing motorists.

e.    Interior Pedestrian Walkway Design.

i.    Walkways shall have a minimum clear unobstructed width of six feet, shall be hard-surfaced, and paved with permeable materials.

ii.    Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

iii.    Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

8.    Limitations on Location of Parking. Above-ground parking may not be located within forty feet of a street-facing property line. Exceptions may be granted with the approval of a conditional use permit when the Planning and Transportation Commission makes the following findings:

a.    The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible;

b.    The site is small and constrained such that underground parking or surface parking located more than forty feet from the street frontage is not feasible.

9.    Limitations on Curb Cuts. Curb cuts shall be minimized and located in the location least likely to impede pedestrian circulation. Curb cuts shall be located at least ten feet from an intersection curb return or pedestrian cross walk.

10.    Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas must be screened so as not to be visible from public streets. Drop-off areas may be located at the primary building entry.

B.    Commercial Centers. Commercial centers containing twenty-five thousand square feet or more of floor area or four or more establishments in the retail sales use classification are subject to the following standards and criteria for approval.

1.    Entry Plazas/Passenger Loading Areas. A plaza shall be provided at the entry to each anchor tenant that provides for pedestrian circulation and loading and unloading. Entry plazas and passenger loading areas shall include unique, decorative paving materials, adequate seating areas, provision of adequate shade from the summer sun, and attractive landscaping including trees or raised planters. Entry plazas, which include features described under subsection (B)(2) of this section, may also be counted toward the public plaza requirements.

2.    On-Site Public Plazas. Outdoor plazas for the use of customers and visitors shall be provided at a rate of five square feet per one thousand square feet of floor area, up to one thousand five hundred square feet of outdoor plaza.

a.    Location. Such public space shall be visible from a public street, or from on-site areas normally frequented by customers, and shall be accessible during business hours. Areas within required setbacks may count toward the public space requirement. Areas designated for customers to wait for cabs may be combined with required public space areas if they meet all other requirements of this subsection.

b.    Amenities. On-site public space shall include benches or other seating, and the ground surface shall be landscaped or surfaced with high-quality paving materials. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, public art, or performance areas.

3.    Design Criteria. In order to receive permit approval for a commercial center, the review authority shall find that all of the following criteria have been met.

a.    Integrated Theme. Buildings and structures shall exhibit an integrated architectural theme that includes similar or complementary materials, colors, and design details.

b.    Site Entrance. Community-scale commercial developments (ten acres or larger) shall be developed with at least one major driveway entrance feature that provides an organizing element to the site design. Major driveway entrances include such features as a landscaped entry corridor or a divided median drive separated by a landscaped center dividing island. Buildings must be located within thirty feet of the corner of the driveway and public right-of-way. Building elements with greater vertical emphasis must be used at these corners.

c.    Building Entrances. Building entrances to anchor tenants and other large stores shall be prominent and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements.

d.    Vehicular Circulation. Safe, convenient vehicular circulation shall be provided within the development through an appropriate system of internal vehicular circulation routes based on a hierarchy of drive aisles and cross routes. Vehicular and pedestrian conflicts shall be minimized. Where pedestrian circulation routes cross vehicular traffic aisles and driveways within a development, there shall be clearly delineated crosswalks that include clear sight lines, adequate warning signage for both vehicles and pedestrians, adequate lighting, and protective barrier posts or similar features for separation at walkway entrances.

e.    Cart Corrals. Adequate, convenient cart corrals shall be provided near building entrances and throughout the parking areas.

f.    Transit Facilities. Transit facilities, where included, shall be developed with effective shading from the summer sun, comfortable seating, attractive landscaping, decorative paving, public art features and efficient pedestrian routes to adjacent development.

g.    Lighting. A combination of attractively designed and located lighting fixtures, including low pole lights, ground-mounted fixtures, light bollards, and architectural lighting shall be used to provide interesting compositions for outdoor lighting, as well as a safe, secure environment.

h.    Shade Areas. Pedestrian areas, such as walkways, building entrances, and gathering areas, shall be adequately shaded from the summer sun through such techniques as the careful placement of trees and landscaping, trellis structures, projecting canopies, covered walkways, arcades, porticos, building orientation, and similar techniques.

C.    Industrial Development. Industrial development shall be developed in accordance with the supplemental regulations for industrial districts, Section 18.07.040.

D.    Residential Development. Residential development subject to Government Code Section 65400 (Assembly Bill 2011, Affordable Housing and High Road Jobs Act of 2022) shall be developed in accordance with the RM-100 objective design standards (Section 18.04.060) while residential mixed-use development shall be developed in accordance with the mixed-use objective design standards (Section 18.05.040) related to building design. Other development standards such as landscaping, height and setbacks, with the exception of allowable FAR, shall adhere to the regulations of this chapter. (Ord. 1626 § 3 (Exh. A), 2025; Ord. 1612 § 1 (Exh. A), 2024; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

The specific purposes of the industrial districts are to:

A.    Designate adequate land for businesses, professional offices, and industrial growth consistent with the General Plan to maintain and strengthen the City’s economic resources.

B.    Provide a range of employment opportunities to meet the needs of current and future residents.

C.    Provide areas for a wide range of manufacturing, industrial processing, and service commercial uses and protect areas where such uses now exist.

Additional purposes of each industrial district which follow implement the General Plan classification of “Planned Industrial.”

D.    IA Industrial Arts. This district is intended to promote a building form and reserve areas for small-scale industrial, artisan, and manufacturing uses. Accessory or secondary small-scale retail uses that serve local employees and visitors are also permitted.

E.    IL Light Industrial. This district is intended to accommodate a diverse range of light industrial uses, including general service, research and development, biotechnology, warehousing, and service commercial uses. It includes industrial complexes, flex space, and industrial buildings for single and multiple users, warehouses, wholesale, commercial recreation, and other related uses. Small-scale retail and ancillary office uses are also permitted.

F.    IH Heavy Industrial. This district is intended to accommodate the broadest range of industrial uses. It includes industrial buildings and complexes, flex space, warehouses, manufacturing and assembly, and other uses that require large, warehouse-style buildings with flexible floor plans. Small-scale retail and ancillary office uses are also permitted.

G.    IP Industrial Professional. This district is intended for large or campus-like office and technology development that includes office, research and development, manufacturing, and other large-scale, professional uses. Permitted uses include incubator research facilities, prototype manufacturing, testing, repairing, packaging, and printing as well as offices and research facilities. Accessory or secondary small-scale retail uses that serve local employees and visitors are also permitted. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1480 (Exh. B (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.07.020 prescribes the land use regulations for industrial districts. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.

“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

Specific Limitations:

1.    Permitted only in the area shown on Figure 18.23.040-B: Adult-Oriented Business Area.

2.    Permitted only as an ancillary use. The combined floor area of all eating and drinking uses on a site shall not exceed two thousand five hundred (2,500) square feet unless a conditional use permit is approved.

3.    Shall be conducted entirely within an enclosed building.

4.    Permitted only as an ancillary use, not to occupy more than one thousand (1,000) square feet, unless a conditional use permit is approved.

5.    Limited to properties between Industrial Road and Highway 101 and adjacent to Shoreway Road.

6.    Limited to alternative fueling stations such as for electric or hybrid vehicles, hydrogen-powered vehicles, and similar vehicles using alternative fuels.

7.    Prohibited within five hundred (500) feet of a residential district.

8.    Except between Industrial and Highway 101 and Shoreway and Highway 101.

9.    Permitted as an accessory use only.

10.    Conditional use permit required if adjacent to an R district.

11.    Conditional use permit may be required if located in the Northeast Area Overlay District; see Chapter 18.14A.

(Ord. 1612 § 1 (Exh. A), 2024; Ord. 1611 § 3 (Exh. A), 2024; Ord. 1597 § 3 (Exh. A), 2023; Ord. 1540 (Exh. C), 2019; Ord. 1525 § 2(1) (Exh. A (part)), 2017; Ord. 1480 (Exh. B (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.07.030 prescribes the development standards for industrial districts. Additional regulations are denoted in a right-hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration in this section refer to corresponding regulations in the “#” column in the associated table.

A.    Transitional Standards. Where an industrial district adjoins an RS district, the following standards apply:

1.    The maximum height is (a) thirty (30) feet within forty (40) feet of an RS district; (b) forty (40) feet within fifty (50) feet of an RS district; and (c) fifty (50) feet within one hundred (100) feet of an RS district.

2.    The building setback from an RS district boundary shall be fifteen (15) feet for interior side yards and thirty (30) feet for rear yards.

3.    A landscaped planting area, a minimum of ten (10) feet in width, shall be provided along all RS district boundaries. A tree screen shall be planted in this area with trees planted at a minimum interval of fifteen (15) feet.

FIGURE 18.07.030-A: INDUSTRIAL DISTRICT TRANSITIONAL STANDARDS

B.    Maximum Height, IA District. A maximum height of thirty-five (35) feet may be allowed to accommodate a larger floor-to-ceiling height subject to the approval of a use permit. The maximum height to the parapet is twenty-eight (28) feet. Upper stories shall be set back a minimum of ten (10) feet from the floor below.

C.    Maximum Height, IL District. For IL properties adjacent to an RS district, the maximum height shall be thirty-five (35) feet and shall conform to transitional height setbacks contained in subsection A of this section. A conditional use permit shall be required for height greater than thirty-five (35) feet up to a maximum height of fifty (50) feet for IL properties adjacent to an RS district and shall conform to transitional height setbacks in subsection A of this section. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Landscaping. A minimum of ten percent (10%) of the site must be landscaping.

B.    Building Design Near Highway 101. For any site that is fully or partially located within two hundred (200) feet of the right-of-way line of Highway 101, buildings shall be designed with four (4) sided architecture where each exterior wall is designed equivalent to the primary facade in the extent of building articulation and quality of exterior materials, and consistent with the color scheme of the primary facade.

C.    Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition.

D.    Parking Location. Parking shall be located at the side or rear of buildings wherever possible.

1.    Customer parking should be located near the office area.

2.    Where parking is located between a building and a street, a landscaped setback at least ten (10) feet wide must be provided between the parking area and adjacent right-of-way.

E.    Limitations on Curb Cuts. Wherever possible, parking and loading entrances shall share curb cuts in order to minimize the overall number of curb cuts. On corner lots, curb cuts shall be located on the street frontage with the least pedestrian activity wherever feasible.

F.    Access Location. Access shall be provided from a side street or alley wherever possible.

G.    Truck Docks, Loading, and Service Areas. The outermost point of the truck docks, loading, and service areas are not permitted within thirty (30) feet of the boundary of an RS district.

H.    IA District. Development in the IA District is also subject to the following standards:

1.    Build-To Line. Buildings shall be constructed at the property line for a minimum of fifty percent (50%) of linear street frontage.

2.    Orientation of Primary Building Entrance. The primary building entrance shall face or be oriented to within forty-five (45) degrees or parallel to the street frontage. Where a site is located on two (2) public streets, a primary entrance shall be oriented toward the street with the higher classification.

FIGURE 18.07.040-H(2): ORIENTATION OF PRIMARY BUILDING ENTRANCES

3.    Building Details. The street-facing facade shall include applied surface ornamentation or decorative detailing to promote visual interest. This may include but not be limited to moldings/trims, brackets, niches, and decorative entrances.

4.    Building Articulation Along Old County Road. Buildings along Old County Road over fifty (50) feet wide shall be broken down to read as a series of buildings no wider than fifty (50) feet each.

I.    Business, Technology, and Office Parks. Business, technology, and office parks containing eighty thousand (80,000) square feet or more of floor area shall provide the following:

1.    Eating and drinking establishments and personal services that will serve employees of the park. Such uses may occupy up to two thousand five hundred (2,500) square feet, unless a conditional use permit allowing for more space is approved.

2.    Open space areas equal to ten percent (10%) of the site area that provide gathering space or opportunities for active or passive recreation. Open space areas shall include benches or other seating. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, or public art.

3.    Pedestrian walkways that connect all parts of the park, and connect to any existing or planned pedestrian facilities in adjacent neighborhoods.

4.    Stormwater detention facilities incorporated into the site landscaping as a visual amenity.

5.    A lighting, landscaping, and signage design concept for common areas that is approved by the review authority. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1438 § 4 (Exh. A (part)), 2011)

The specific purposes of the public and semi-public districts are to:

A.    Provide land for development of public, quasi-public, and open space uses that provide services to the community and support existing and new residential, commercial, and industrial land uses.

B.    Provide areas for educational facilities, cultural and institutional uses, health services, parks and recreation, general government operations, utility and public service needs, and other similar and related supporting uses.

C.    Provide opportunities for outdoor recreation, and meet the recreational needs of San Carlos residents.

Additional purposes of each public and semi-public district which follow implement General Plan classifications of “Public,” “Park,” “Open Space,” and “Open Space/Schools.”

D.    P Public. This classification is intended for City facilities, utilities, schools, and other public and quasi-public uses.

E.    PK Park. This classification is intended to maintain areas for active and passive public parks, including outdoor and indoor recreation such as playing fields, playgrounds, community centers, and other appropriate recreational uses.

F.    OS Open Space. This classification is intended for undeveloped park lands, visually significant open lands, water areas, and wildlife habitat. These areas are set aside as permanent open space preserves and may include trails, trail heads, agricultural uses (such as 4H), and other facilities for low-impact public recreational uses. (Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.08.020 prescribes the land use regulations for public and semi-public districts. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.

“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

Specific Limitations:

1.    Limited to trails, wildlife preserves and open space uses that maintain the site in its natural state. No building, structure or improvements shall be constructed in these areas, except for those required for public access, public restrooms, informational signage, trash containers, parking facilities, structures related to agricultural uses, and facilities needed for protecting environmental resources and general upkeep and maintenance of the property.

2.    Limited to government or nonprofit animal shelters located a minimum of one hundred feet from a residential use or district.

3.    Not permitted when the use is directly abutting a residential zoning district.

4.    Permitted only as an accessory use.

(Ord. 1612 § 1 (Exh. A), 2024; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

Table 18.08.030 prescribes the development standards for public and semi-public districts. Additional regulations are denoted in a right-hand column. Section numbers in this column refer to other sections of this title. The numbers in each illustration in this section refer to corresponding regulations in the “#” column in the associated table.