San Dimas City Zoning Code
CHAPTER 18
538 SPECIFIC PLAN NO. 23
§ 18.538.010 Purpose and intent.
A.
The size, shape and location of Specific Plan No. 23 presents a unique development opportunity within the city. The site encompasses two blocks north of a railroad right-of-way and south of an established residential neighborhood referred to as the San Dimas Town Core (see Exhibit A). The easterly project boundary is North Acacia Street and the westerly project boundary is just east of the Trails Apartment Complex located at 444 N. Amelia Avenue.
B.
Specific Plan No. 23 provides the best mechanism for comprehensive, high quality, and sensitive development for the project area. The purpose of Specific Plan No. 23 includes the following:
1.
To ensure that the development of the project area is compatible to adjacent uses;
2.
To minimize the negative adverse impact of traffic generated by any development by directing traffic away from the residential neighborhood;
3.
To incorporate creative and sensitive planning, architecture, landscape architecture, and engineering to develop a project that will enhance the existing adjacent uses and promote the existing and future appearance of San Dimas;
4.
To provide provisions for the continued use and maintenance of existing improvements as the project areas recycle into development consistent with the provisions of the design standards within this specific plan;
5.
To provide home ownership opportunities responsive to the needs of the community;
6.
To reclaim the currently underutilized site and transform it into a vibrant living environment;
7.
To provide a desirable, high-quality residential community where people will want to purchase/live a new home within the city of San Dimas; and
8.
To stimulate revitalization efforts in nearby underutilized properties.
§ 18.538.020 Authority.
§ 18.538.030 Location.
Specific Plan No. 23 encompasses land area which totals approximately 6.1 acres. The project area is assembled into two land areas roughly resembling city blocks. Each "block" is adjacent to the railroad right-of-way which runs in a diagonal manner when compared to a traditional north, south, east, west grid street system. Each "block" has street frontage, however, visibility from Bonita Avenue is limited. The project boundaries are indicated on the attached Exhibit A at the end of this title.
§ 18.538.040 General provisions.
The project area of Specific Plan No. 23 is designated as Mixed Use - Residential/Industrial by the city's general plan. All development, uses and activity shall be subject to, but not limited to, the following general provisions:
A.
Unless otherwise specified, all development, uses and activity within Specific Plan No. 23 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise provided;
B.
Any details or issues not specifically covered by this specific plan shall be subject to the regulations of this code;
C.
The review and approval of development within the specific plan area shall be subject to Section 65450 et seq. of the state Government Code;
D.
All construction within the boundaries of the specific plan area shall comply with all provisions of the California Building Code and the various mechanical, electrical and plumbing codes as applicable and adopted by the city.
E.
Minor modifications to Specific Plan No. 23 which do not alter the intent of this specific plan pursuant to the provisions of Section 18.538.170 of this chapter;
F.
If any regulation, condition, program or portion thereof of this specific plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions herein; and
§ 18.538.050 Definitions.
Unless the context otherwise requires, or unless different definitions are set forth in individual titles, chapters, or sections of this title, the words or phrases defined in this specific plan shall have the meaning and construction ascribed to them in this section. When not inconsistent with the context, words in the singular shall include the plural and words in the plural shall include the singular. The word "shall" is mandatory and the word "may" is permissive. Words and phrases not defined in this chapter shall be defined in the following sources by the following order: (1) other chapters of this code; (2) definitions contained in the city adopted chapters of the California Building Code; (3) definitions contained in legislation of the state; and (4) Webster's Dictionary.
means contiguous to. For example, two adjoining lots with a common property line are considered to be abutting.
means a structure located on the same lot or parcel as the primary structure. Said structure would serve an incidental or accessory use secondary to the principal use of the land.
means a use which is incidental or secondary to the primary use of the lot or parcel. Such use is devoted exclusively to the primary land use.
means the same as abutting; however, public rights-of-way and major utility easements shall not be considered as separating "adjacent" uses.
means a part, portion, projection, or treatment that contributes to the visual beauty, elegance, historical consistency, or design integrity of a building or structure, and is not necessary for the structural integrity of the building or structure or to make said structure or building habitable. Said architectural feature does not include signs or other forms of use identification.
means parking of operational and street legal motor vehicles on a temporary basis within an improved off-street parking area.
means a man-made mound(s) of earth incorporated into a landscape design used for the purpose of visual screening, decorative features, and landscape design enhancement.
means an area of land used to visibly and physically separate one use from another. Such a buffer area would typically be devoid of structures and landscaped in a manner to shield noise, glare and other nuisances from neighboring uses.
means the gross area of a lot or parcel of land occupied by all of the ground floor, or building footprint, of a building or structure which is under roof.
means the maximum vertical distance as measured from the interior floor level to the top of the uppermost part of the structure through any vertical section.
"Non-conforming building" means a building or portion thereof, lawfully existing pursuant to the ordinance in effect at the time of construction or subsequent alteration, but which does not comply with any development criteria adopted at a later date.
means any structure built or maintained for the support, enclosure and protection of persons, equipment, animals, chattels or property of any kind. The word "building" as used in this title includes the word "structure."
"Accessory building" means the same as "accessory structure."
means the lineal footage of any side of a business building facing an adjacent street or the unit's designated automobile parking area and upon which a sign may be located as provided by this specific plan.
means the purchase, sale or other transaction or place thereof involving the handling, disposition or transaction of any article, substance, product, service or commodity for livelihood or profit. Such activity includes an addition, operation, or provision of any service or service establishment, office building, outdoor advertising sign and/or structure, recreational and/or amusement enterprise conducted for livelihood or profit.
means the city council of the city.
means the city of San Dimas.
means a business, normally involving office, retail, sales, or service uses.
means land in a development held in common and is/or single ownership and not reserved for the exclusive use of benefit of an individual tenant or owner.
means an open, unoccupied space, other than a required yard, on the same lot or parcel with a building or buildings. Such courtyard is typically bounded on two or more sides by such building(s).
shall be determined by dividing the total number of homes by the net area of the parcel.
means the process of city review and approval of development proposals as required by Chapter 18.12 of this title.
means the lineal footage of the front of an area used for display and sale of merchandise located outdoors. Such display area typically faces a street or automobile parking area.
means an unobstructed paved area which provides access to vehicle parking, loading, or maneuvering area.
means a building or structure with a permanent roof and enclosed on all sides by solid exterior walls. Such solid exterior walls may feature windows, loading doors, and customary entrance and exit doors.
means an area enclosed on all sides by a solid physical barrier such as a fence or wall.
means any improvements which exist at the time of the adoption of this specific plan. Such existing improvements must have been legally constructed in compliance with all building and zoning codes in effect at the time the improvements were constructed.
means the perimeter of any lot or parcel of land or assembly of lots or parcels to be developed in an integrated, comprehensive manner.
for industrial use properties means any device forming a physical barrier between two areas/parcels. Such barrier may be constructed of louver, wood stake, decorative masonry (i.e. slump stone, split face, stucco, stone veneer, brick, etc. plane CMU is not considered decorative masonry), dog ear lumber, or other similar material in accordance with adopted city standards.
for residential use properties means any device forming a physical barrier between two areas/parcels. Such barrier may be constructed of decorative masonry (i.e. slump stone, split face, stucco, stone veneer, brick, etc. plane CMU is not considered decorative masonry). Gates maybe constructed of dog ear lumber, tubular iron, vinyl, or other similar material in accordance with adopted city standards.
"Gross floor area" means the total floor area of a building under roof measured in square feet. Such measurement would include each horizontal plane which constitutes a floor as measured to the outside of the exterior walls of all floors.
means, with regards to a lot, that side of a lot abutting on a street, typically the front lot line. With regards to a building, see "business frontage."
"Private garage" means a portion of a building, used primarily for automobile parking, garages shall not be for habitation.
means the vertical distance from the lowest finish grade to the highest point of the coping of a flat or pitched roof ridge.
means a community association which is organized within a development in which individual owners share common interests and responsibilities for open space, landscaping and facilities.
means the manufacture, fabrication, processing or reduction of any article, substance or commodity or any other treatment thereof in such a manner as to change the form, character or appearance thereof. In addition, it shall include trucking facilities, warehousing, storage facilities, business facilities serving primarily industry, and similar enterprises.
means a non-profit or quasi-public use or institution, such as a church, library, public or private school, utility, hospital, or municipally owned or operated building, structure or land used for public purpose.
means the planting and maintenance of a combination of trees, shrubs, vines, ground cover, flowers and lawn. In addition, such landscaping may include design features such as rock and stone, garden-type fencing and decorative structures. Such design features may also include water elements, art works, decorative walks, benches, and decorative paving.
means the portion of a site developed to accommodate loading spaces including the related aisles, access drives and buffers.
means an off-street space or berth on the same lot and contiguous with the building it is intended to serve for temporary parking of commercial transport vehicles while loading and unloading merchandise, materials, supplies, manufactured products and similar items.
means any numbered or lettered parcel shown on a recorded tract map.
also referred to as principal and primary building or structure. Such building and structure would contain and enclose the activity which is the main use of the lot or parcel of land upon which the building is situated.
means any use of a building, structure, or land which is the primary feature of the activity conducted on the lot or parcel of land.
means a raised embankment of earth intended as a landscaping feature to visually obscure an area or provide design enhancement. Also see "berm."
means a development project which is constructed in increments. Each increment would be capable of existing independently of the others, but the completed project would be a comprehensive design.
means a temporary storage area for a motor vehicle that is not located on a dedicated street right-of-way. Such right-of-way may be public or private.
means a portion of a site devoted to the temporary parking of motor vehicles, including actual parking spaces, aisles, access drives, and related landscaping.
means any use allowed within the planning area regulations and subject to the restrictions applicable to that planning areas.
means as described and regulated in Chapter 18.20 Residential Zones Generally.
means the planning commission of the city.
means a fenced or otherwise screened are designated for a specific tenant or resident intended for landscape, recreation, or leisure purposes.
means building(s) or other structure(s) and equipment owned and operated by a public or private utility company subject to regulation by the State Public Utilities Commission.
means a use which involves as its primary purpose, the administration of a required government program or a government regulatory program.
means the selling of goods, wares or merchandise directly to the ultimate consumer or persons without a resale license.
means an act, or any result of useful labor, which does not in itself produce a tangible commodity.
means the area between the building line and the nearest property line.
means any device, or part thereof, capable of visual communication or attraction including any announcement, declaration, demonstration, display, illustration, insignia or symbol used to advertise or promote the interest of any person, partnership, association, corporation, institution, organization, product, service, event, location or other business entity by any means, including words, letters, figures, designs, symbols, fixtures, colors, illumination or projected images. "Sign" shall not include any official notice, declaration, warning, or information sign or structures issued by any federal, state, county or municipal authority.
means an area used or intended for the storage of materials, refuse, or vehicles and equipment not in service.
means that portion of the building between the upper surface of any floor and the upper surface of the floor next above except that if there is no floor above, then the space between such floor and the ceiling or roof above.
means man-made, above ground items that are usually found in a street right-of-way such as benches, bus stops/enclosures, newspaper racks, hydrants, traffic lights, signs, utility poles and the like.
means a structure which is permitted within a land use district without a permanent foundation or footing and which is removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.
means a use permitted within a designated land use district and established for a fixed period of time with the intent of terminating such use upon the expiration of the time period.
means that part of the natural environment which adds character to a location which is not readily found in other locations, and if altered or damaged cannot be replaced.
means, the purpose for which land or a building is occupied, arranged, designed or intended, or for which either land or building is, or may be occupied or maintained. A use may be passive, such as parking and/or storage.
means an open space that lies between the principal building and the nearest lot line. Such yard is unoccupied and unobstructed from the ground upward, except as may be specifically provided in the specific plan. Unless otherwise specified, a yard is fully landscaped.
"Required yard" means a yard, as defined in this section, that occupies the area of a required setback.
§ 18.538.060 Neighborhood setting.
Specific Plan No. 23, is uniquely located. The project area is predominantly adjacent to the established Town Core residential neighborhood. This neighborhood has a rich historical significance to the city in that the first homes built in the city were/are located in this area. To the east and south, the project area joins the Downtown Specific Plan area. This area is of considerable historical and cultural significance to city residents. The project area abuts the railroad right-of-way along the southerly project boundary. Beyond the railroad is the commercial area of Bonita Avenue. Development proposed within the project area should reflect the unique neighborhood setting surrounding the specific plan.
§ 18.538.070 Site specific conditions.
A.
The site has several inherent development challenges. The most significant is the unusual parcel size and property configuration. The proximity of the residential neighborhood, the diagonal approach of the railroad, and limited street frontage are also significant design challenges. The project area is divided into two separate blocks. Thus, development alternatives are reduced because of the divided project area.
B.
The proximity of the residential neighborhood is an influential factor on the ultimate site and architectural design of a development proposal. It is important to the city that the Town Core neighborhood retain its integrity. Therefore, a site design which is sensitive to the adjoining residential property is extremely important. Also, architecture which reflects a residential character is desirable. The final design consideration is the relationship the project area has with the downtown commercial and residential historic core.
§ 18.538.080 Existing improvements.
Each of the "blocks" contain existing improvements and land uses. It is recognized that the existing activities within the boundaries of Specific Plan No. 23 are important to the city. The existing improvements which do not conform to the development standards provided within Specific Plan No. 23 shall be allowed to remain and be maintained as long as the existing improvements are not physically expanded beyond their present size, scope or intensity.
§ 18.538.090 Circulation.
A.
Block 1 has street frontage on only one side, along its eastern boundary line facing N. Eucla Avenue. Block 2 has street frontage on two sides facing east and west, this block also has alley access on along the northern boundary line. All the "blocks" have the railroad right-of-way bordering their southerly project boundary. Project circulation design is very important. Traffic generation shall be monitored, planned and observed. Potential development should be sensitive to the surrounding neighborhood. Non-residential circulation access points should be as far away from the residential neighborhood as possible and located where deemed safe by the city engineer and the public works department. Also, the number of access points from the street should be limited to one, or two at the most, for each "block"; multiple access points are allowed from an alley for residential garages.
B.
The access points should be designed to accommodate all forms of project generated traffic. Therefore, the entry design is important from both a functional and aesthetic perspective. To ensure that access points are limited, on-site circulation should be efficiently designed. The long-term parking (for employees) for non-residential uses should be placed in a manner not to conflict with the higher turnover parking demands, such as visitor parking and loading areas. Residential parking should be on site and convenient for residents and visitors.
§ 18.538.100 Planning area-Purpose and intent.
A.
The incorporation of the planning area concept into this specific plan creates the opportunity for flexible project design and land uses relative to the unique project characteristics of the specific plan. The creation of the planning area acknowledges that portions of the project area have varying design and use opportunities because of visibility, street frontage, adjoining land uses and location. In this respect, development within the project area would be sensitive to adjoining land uses while maximizing the appropriate development potential within the specific plan.
B.
The configuration of the project area creates a logical planning area (see Exhibit A) within the two "blocks." The two "blocks" have direct relationship with the residential neighborhood. These "blocks" also have almost no direct visibility to Bonita Avenue. Also, the railroad and a portion of the A-line bridge creates a physical separation between Bonita Avenue land uses and the project area. Therefore, specialized uses not dependent upon drive-by, impulse patronage are the most appropriate uses for this planning area if developed with industrial uses. If developed with multifamily residential uses, the building can serve as a buffer from the non-residential more intense uses south of the railroad from the single-family residences in the Town Core. The multifamily developments are also a transition point from the single-family detached developments to the multifamily development and to the commercial uses south of the railroad. These types of developments will provide the existing community an opportunity to live in an alternative housing type with less maintenance within a close-knit living environment, without having to leave their existing community.
§ 18.538.110 Planning area I-Mixed use-Residential/Industrial.
The Mixed use - Residential/industrial area is uniquely suited for residential, specialized light industrial and business uses. The mixed use area is intended to allow for residential projects and careful combination of high quality light industrial, warehousing, passive commercial, office and business uses, developed separately on each block. The minimum parcel size for residential development shall be three acres and shall not be combined with industrial uses. The industrial development may be a single, high quality user, or as a high quality, amenity oriented, architecturally sophisticated business park.
A.
Permitted Uses. Limited light industrial, general business, office, passive commercial, and multifamily residential uses as set forth below. Each use shall be evaluated in terms of its operational characteristics and development plan in respect to the potential relationship with the adjoining residential neighborhood.
Buildings, structures, and land shall be used, and buildings and structures shall be altered or enlarged only for those uses specified herein. In addition, those uses the approving body may deem as similar but not more obnoxious or detrimental to the public health, safety and general welfare as those listed below may be permitted pursuant to the provisions of Chapter 18.12 of this title. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.
1.
Those uses permitted in the I-P Zone.
2.
Upholstery shop.
3.
Packaging business.
4.
Electrical or neon sign manufacturing and maintenance.
5.
Ice and cold storage plants.
6.
Machinery and shops: Cabinet or carpentry shops, machine shops, sheet metal shops, tinsmiths, welding shops.
7.
Garment manufacturing, including silk screen.
8.
Manufacturing, compounding, processing, packaging, or treatment of products such as: bakery goods, candy, cosmetics, dairy products, pharmaceutical drugs, food products (excluding sauerkraut, vinegar, yeast, and rendering of fats and oils), perfumes and toiletries.
9.
Manufacturing, compounding, assembly or merchandise from the following previously prepared materials: Bone, canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, horns, leather, metals, paper, plasters, precious and semi-precious stones and metals, shells, textiles, tobacco, wood, yarns, rubber and metal stamps, shoes, stone monuments works.
10.
Processing: Laboratories, blueprinting or photocopying, laundries, carpet rug cleaning plants, dry cleaning and dyeing plants.
11.
Fabrication: Fabrication of products made from finished rubber and plastics.
12.
Wholesaling and warehousing: Wholesaling and warehousing facilities, storage and distribution agencies, janitorial supplies, service/building maintenance, TV repair and service, athletic supply.
13.
Office and related uses: Business and administrative offices, bookkeeping service, catalog store, data processing; employment agency, finance office, import-export offices and wholesale warehouse, mail-order; office machines sales and service, stock and commodity brokerage, telephone answering and exchange.
14.
Other uses incidental and directly related to the service and operation of a permitted use: On-site employee recreational facilities, on-site medical clinics, industrial and business training facilities, conference and meeting rooms.
15.
Other similar uses which the director of community development finds compatible and similar to the permitted uses described herein, subject to a determination of use pursuant to Chapter 18.12 of this title.
16.
Apartments, condominiums, townhouses, senior citizen housing, and similar multiple-family developments.
17.
Incidental uses for residential developments only.
c.
Other uses similar to those stated in this section which the director of community development finds consistent with the sprit and intent of this specific plan.
18.
Accessory Structures. The following structures are permitted when they are accessory to the primary permitted uses listed under subsection (A)(16) in this section:
B.
Uses Subject to a Conditional Use Permit. Any use listed in subsection A of this section which because of operational characteristics specific to that particular business is found by the director of community development to have the potential to impact negatively adjoining properties, businesses or residences, and is therefore, appropriate to receive additional review and consideration. Said impacts may be related to, but not necessarily limited to impacts of traffic, hours of operation, assemblages of people, noise, or site location. The following uses may be permitted subject to a conditional use permit pursuant to Chapter 18.200 of this title:
1.
Manufacturing plants which manufacture or process chemicals.
3.
Ceramic products using only previously pulverized clay and fired in kilns using only electricity or gas.
4.
Bottling plants.
5.
Contractor equipment storage yards provided such storage is incidental and directly related to an office or administrative facility as permitted in subsection A.
6.
Machinery and shops, paint shops, punch presses.
7.
Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials: paints not employing a boiling process, plastics and synthetics, petroleum and petroleum products.
8.
Processing: Creameries.
C.
The following residential and industrial uses have their own development standards as follows:
1.
Development Standards. The following standards shall apply to all improvements, structures and uses within Planning Area I for industrial uses:
a.
Building setbacks.
i.
Property Lines Adjacent to Streets. Minimum of thirty feet for structures of building height of up to twenty-six feet. For structures greater than twenty-six feet, the minimum setback shall be forty feet. A minimum of fifty percent of the area created by the building setback shall be maintained as landscaping exclusive of parking, driveways and access aisles pursuant to subsection (C)(1)(d)(ii).
ii.
Interior Property Lines. Interior property lines which abut residential property shall maintain a minimum fifteen foot setback. Where an interior property line abuts a non-residential use, no setback is required. However, each project shall be required to submit illustrative line-of-site drawings to demonstrate that the project is designed sufficiently to accommodate the type of uses permitted in accordance with the development standards in this section. The review authority pursuant to Chapter 18.12 of this title may require greater setbacks as deemed appropriate to protect the public health, safety and general welfare.
b.
Maximum Building Coverage. None Required. Permitted maximum coverage shall be a secondary consideration subordinate to compliance with all other design regulations contained in this specific plan.
c.
Maximum Building Height. The maximum building height shall be thirty-five feet. Buildings shall be designed in such a manner so that no vertical plane greater than twenty-six feet shall compromise more than fifty percent of any elevation visible to a street or residential property.
d.
Landscaping. The following areas shall be fully landscaped and irrigated, maintained in good appearance and kept in a weed and disease free manner:
i.
Adjacent to Streets. A minimum twenty foot deep landscape area is required adjacent to all property lines abutting a street. Said twenty foot deep landscape area shall not be required at points of drive-way access, however decorative paving a minimum of twenty feet deep shall be applied in lieu of the landscape area.
ii.
Within required building setbacks adjacent to streets. A minimum of fifty percent of the area created from the setback required in subsection (C)(1)(a)(i) shall be maintained as landscaping exclusive of drive aisles, parking and driveways.
iii.
Buffer landscape a minimum of fifteen feet deep shall be provided where an area abuts residential property.
iv.
All landscaping required in this section shall be contained within planters of raised concrete curbing six inches in height.
v.
All interior side and rear setbacks shall be fully landscaped, except where paved for parking or enclosed as a storage yard.
e.
Signage. The provisions of Chapter 18.152 apply, except as provided below.
i.
Center identification or single user freestanding signs permitted pursuant to Chapter 18.152 shall be a maximum of four feet in height, as measured from the sign base to the top of sign.
ii.
Wall mounted and facade signs permitted pursuant to Chapter 18.152 shall be constructed of individual mounted letters and symbols.
iii.
Signs which are illuminated shall not produce glare or unnecessary light as to create a nuisance for the nearby residential neighborhood. This shall be accomplished by using low wattage illumination and muted colors. Exposed neon lighting is prohibited.
g.
Architecture. Building and structural architecture shall be compatible with the surrounding towncore residential area and shall be approved by the review authority pursuant to Chapter 18.12 of this title. Architecture shall be high quality using textures, materials, colors and architectural treatments and fixtures to accomplish the following goals:
i.
Compatibility with the surrounding residential neighborhood: This neighborhood is primarily single-family residences constructed with wood siding. Architectural features which employ, reflect and is sensitive to the predominately woodsided residences shall be incorporated into any architectural design.
ii.
Roof features which reflect the full roofs of residential structures. All architectural designs shall incorporate roof features which either functions as or appear as a full roof. Full roof features may be employed to conceal roof mounted equipment pursuant to Section IV (B)(2) of this specific plan.
iii.
Innovative architectural features and design treatments: Features and treatments such as staggered planes, decorative piers and decorative treatment of exposed concrete shall be incorporated into any architectural design. Such design features are intended to create light and shadow pockets, reduce mass and create an interesting entrance to the residential neighborhood.
iv.
Sensitive Use of Colors. Colors which complement the surrounding residences and enhances architectural features shall be used.
D.
Development Standards. The following standards shall apply to all improvements, structures and uses within Planning Area I for residential uses, distance requirements shall be minimums unless noted otherwise:
1.
Density. The density for Specific Plan 23, Mixed-Use Residential/Industrial zone shall be twelve to sixteen units per net acre.
2.
Site Area. The minimum site area for development of shall be three gross acres.
3.
Building Height. No building or structure shall exceed three stories or thirty-nine feet in height, whichever is less. Buildings adjacent to the northern boundary line, Eucla Avenue, and Acacia Street, shall not exceed two-stories with a maximum height of twenty-eight feet. The predominate roof design shall be sloping or pitched, rather than a flat roof design.
4.
Building Length. No building shall exceed a length of one hundred-fifty feet.
5.
Yard and Building Separation Setbacks.
a.
Twenty feet from property boundary along Eucla Avenue for Block 1 and for Block 2 facing Acacia Street. Fifteen feet from property boundary for Block 2 along Eucla Avenue.
b.
Block 1: Fifteen feet from the northern property boundaries and five feet from the southern property boundary;
c.
Block 2: Ten feet along the northern property boundary unless the parking garages are facing the alley, in that case a three or twenty-foot setback is allowed. Five-feet from the southern property boundary.
d.
Twenty-five feet between buildings front/entrance to front/entrance;
e.
Twenty-eight feet between buildings from rear/garage to rear/garage;
f.
Fifteen feet for all other setbacks between buildings.
g.
Five feet for accessory structures from both buildings and property boundaries/lines.
6.
Projections into Northern and Southern Property Line Boundaries. Fireplaces may project not more than twenty-four inches.
7.
Architecture. All building elevations shall reflect a historic architectural style found in the Downtown and representative of the Town Core Residential Design Guidelines. All developments shall have street facing units on N. Eucla Avenue and N. Acacia Street with front porches to blend into the downtown street scape.
8.
Open Space Areas. A minimum of five hundred square feet per unit shall be maintained as open space area for common use among residents.
a.
Open space areas shall be conveniently located and easily accessible from all dwelling units.
b.
At least fifty percent of the open space area must be provided as a contiguous space which must measure at least fifteen feet in any given direction.
c.
Open space areas may include swimming pools, putting greens, court game facilities, playground areas and recreational buildings, provided that such improvements do not exceed more than fifty percent of the required open green area for lots up to fifteen thousand square feet, and not more than twenty-five percent for lots over fifteen thousand square feet.
d.
When a development includes one or more units containing more than two bedrooms, a portion of the open green area required by this chapter shall be improved with playground equipment intended specifically for use by children. The size, location and design of said area shall be established in conjunction with the project approval.
e.
Open green areas shall not include streets, vehicle parking areas or accessways; distance between buildings of less than ten feet, or required yard setbacks, except that side and/or rear yard setbacks may be included with the approval of a conditional use permit when the following findings are made:
9.
Mechanical Equipment. All ground mechanical equipment shall be screened behind a permanent structure. All rooftop mechanical equipment shall be completely screened by architectural components integral to the design of the building.
11.
Fences and Walls.
a.
Block 1: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north, west and south boundary lines. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall. Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue shall be reduced to not more than forty-two inches in height, or may be eliminated.
b.
Block 2: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north and south boundary lines. The wall requirement along the northern boundary line may be avoided if the garages are directly facing and accessed off the ally. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall. Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue and N. Acacia Street shall be reduced to not more than forty-two inches in height, or may be eliminated.
12.
Laundry Facilities. When laundry facilities are not provided in each unit, such facilities shall be provided within a totally enclosed permanent building, convenient to all units, and provided with automatic washers and dryers.
13.
Refuse Storage. Communal refuse storage facilities shall comply with the city's standard.
14.
Circulation. Vehicular access designs shall be in accordance with the city.
a.
Modifications to the standards in this section shall be as approved by the city engineer.
b.
Driveways and drives shall be designed to provide the maximum of safety and convenience for vehicular, emergency and pedestrian uses and in a manner which will not interfere with drainage or public use of the sidewalks and/or drive areas.
c.
All drives shall be provided with a level of street lighting designed to protect the health, safety and welfare of those living within the development. Street lights shall be mounted on city standard electroliers.
d.
The development shall have internal walkways that are a minimum five feet in width and connect with all the units and buildings within the complex and to the public street.
15.
Exterior Lighting. All exterior lighting of the building, landscape areas, parking, refuse and storage areas shall be placed so as to not reflect onto adjoining properties; a detailed lighting plan will be required for review and approval.
16.
Utilities.
a.
All utility services shall be installed underground.
b.
For condominiums and other multiple-family projects with individual ownership, each unit shall have individual water, sewer and utility connections and each utility that is consumed within the unit shall be separately metered and/or have a separate lateral, as appropriate.
17.
Landscaping.
a.
All required yards, spaces between buildings, and open green areas shall be landscaped pursuant to an approved landscape plan prepared by a landscape architect and comply with Chapter 18.14 Water Efficient Landscapes. Landscaping shall be maintained by an electric remote-control automatic sprinkler system and kept weeded and disease-free.
b.
In all cases, there shall be a minimum of five feet of landscaped setback adjacent to side property lines which shall be free from all driveways, parking, trash enclosures and similar facilities.
§ 18.538.120 (Reserved)
§ 18.538.130 Industrial provisions for existing improvements.
Existing improvements built in conformance to all building and zoning codes in effect at the time of construction may be maintained as currently existing, pursuant to the following provisions:
A.
Such existing improvements and site conditions may be maintained, repainted, repaired, and landscaping upgraded, without the requirements to conform with Section 18.538.110 of Article III of this chapter.
B.
Review and approval of such repairs, repainting and similar actions is required pursuant to Article V of this chapter.
C.
All proposed additions, enlargements and improvements shall conform to the development standards as applicable in Section 18.538.110 Article III of this chapter.
§ 18.538.140 Streetscape design standards.
This section of identifies three streetscape concepts to be applied along designated street frontages within the specific plan project boundaries. Each concept is intended to address a specific design concern.
A.
Acacia Street and Eucla Avenue. These streets are the entrances into the Town Core residential area as well as the entrance into the Mixed Use - Residential/Industrial area. The landscaping concept along these street frontages should appear residential. Such landscaping techniques would include use of lawn for groundcover and ornamental trees. The entrances into the business park should be treated with low level monument style signage and subdued groundcover.
B.
General Landscape Design Standards. The following general guidelines are intended to promote a consistent and careful treatment of street tree plantings and landscaping programs.
1.
Unless a formal design is recommended during the design review process, street tree planting should generally consist of random patterns. Interesting tree massing with random spacing are encouraged to provide an undulating and varied streetscape, with view "windows" created at selected points. In some cases, often depending on adjacent architectural styles, a more formal "on-center" spacing of a single tree species may be more appropriate. Whether a formal or informal design concept is used, the selected design concept should be reflected along the entire length or substantial continuous segment of the street.
2.
Street trees along Acacia Street and Eucla Avenue should be planted in groundcover, or low shrubs.
3.
Landscaping should be intensified to emphasize entries, transitions and destinations. Entries should be enhanced with tree, shrub and groundcover plantings.
4.
All community-wide and common area landscape plantings shall be adequately irrigated and maintained. Automatic irrigation systems should be utilized to insure the continued growth of plant materials.
5.
Landscaping should be used to accentuate view windows into commercial office and residential neighborhoods. Trees and shrubs can be planted to frame or screen views selectively.
6.
Vegetation of varying heights, textures, and colors should be used in conjunction with walls and fences to define discreet boundaries.
7.
Walls and fences should be designed as an integral element of the streetscape design concept, enhancing and complementing the landscaped setback areas.
8.
Primary landscape elements should be "mature" specimen, long-lived trees, with perennial shrubs and/or groundcover included where appropriate. Annual flower beds can serve as attractive accent elements, particularly at entry monument locations.
9.
Landscape elements should complement architectural design elements. Expansive horizontal and vertical surfaces, comprised of singular materials should be modulated or, interrupted by foliage masses.
10.
Within individual projects, trees should be used to define and enclose exterior spaces intended for different activities.
11.
Landscaping and architectural features should be used to screen from view certain visually undesirable elements such as parking, storage, loading, refuse containers, utilities and irrigation controls.
§ 18.538.150 Industrial general provisions.
The following standards shall apply to all developments/improvements within Specific Plan No. 23.
A.
Utilities. All utilities within the project boundaries to serve the uses and buildings therein shall be installed underground.
B.
Mechanical Equipment. Roof mounted mechanical equipment including, but not limited to, air conditioning, heating, and ventilating and exhaust ducts, shall be screened from view from any surrounding property, street or highway. Said screening shall be designed in such manner as to appear to be an integral component of the overall building architecture. This can be accomplished by full roof treatments, equipment wells, and architectural design features. Line-of-sight drawings shall be required as a component of all design review submittals to verify equipment screening. Wall or ground mounted equipment shall be enclosed in a manner which incorporates the same materials used in the building.
C.
Trash Storage. Enclosed trash storage area(s) built to the city's standard specifications shall be provided in appropriate locations pursuant to city standards.
D.
Walls/Fences. Walls shall be permitted and/or required pursuant to the following provisions. All walls shall be constructed of decorative concrete tilt-up or masonry as described in Definitions in this chapter.
1.
Required Walls. Walls shall be required to screen truck and storage areas where allowed by this specific plan. Interior walls may be required by the review authority pursuant to Chapter 18.12 of this title as a component of the design review process. All screening walls shall be architecturally compatible with the buildings within the project and shall incorporate vertical landscaping such as vines, trees and shrubbery. The vertical landscaping elements shall be located on the public right-of-way side to provide visual relief from the horizontal expanse. The height of the screening walls shall be governed by the view shed from the surrounding areas which shall take into consideration the height of equipment and/or trucks to be stored behind said walls.
2.
Permitted Walls. Walls shall be permitted on or within all property lines not abutting streets and on or to the rear of all required yard setback lines abutting streets. The height of such walls shall be set by the director of community development after giving reasonable due consideration to alternative screening techniques and devices. Walls not over forty-two inches in height may be permitted within the required setback areas.
3.
Corner Cutback Areas. The cutback line shall be in a horizontal plane, making an angle of forty-five degrees with the side, front, or rear property line. It shall pass through a point not less than ten feet from the intersection of the front, side, or rear property line; or ten feet from the edges of a driveway where it intersects the street or alley, as the case may be.
§ 18.538.160 Industrial review requirements.
A development plan review shall be required. No person shall construct any building or structure, or relocate, rebuilt, alter, enlarge or modify any existing building or structure, until a development plan has been reviewed and approved in accordance to the provisions of Chapter 18.12 of this title, or until a minor modification has been approved by the director of community development in accordance with the provisions of Section 18.538.170. Prior to the submittal of any formal application to the community development department the applicant may request an informal review and comments regarding the city development policies and standards. An application for conceptual design review shall be accompanied by any applicable fee and the following materials:
A.
A scaled site plan.
B.
Conceptual architectural floor plans and building elevations.
C.
A preliminary grading plan.
D.
A conceptual landscape plan.
E.
Breakdown of land uses, i.e., parking (compact vs. standard), floor area(s), building coverage(s), landscape coverages, etc.
F.
Written description of all proposed uses.
§ 18.538.170 Industrial minor modifications.
Minor modifications to the provisions of this specific plan are intended to provide for the reasonable deviation of review and/or development requirements pursuant to the provisions of this section.
A.
The director of community development without public hearing, may grant a variance allowing a minor modification from the requirements of this specific plan limited to the following:
1.
Reduction of open areas by permitting portions of a building to extend into and occupy not more than ten percent of the area of a required yard.
2.
Waive the development review requirement for minor alterations to existing structures which conform to the following:
a.
Repainting of an existing structure the same or similar color hue which currently exists on the site.
b.
Minor alterations in location of landscape features or plant materials from an approved landscape plan.
c.
Minor alterations to approved plans which would not create a noticeable difference in the building design. Such minor alterations would not include the elimination of approved building materials.
B.
In granting a minor modification, the director of community development shall make the findings in accordance with Section 18.204.020 of this title.
C.
The determination of the director of community development may be appealed to the planning commission pursuant to the provisions of this chapter.
§ 18.538.180 Appeal provisions.
The determinations of the director of community development and/or the planning commission as applicable, may be appealed to the city council pursuant to the provisions of Chapter 18.212 of this title.
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