The following uses shall be permitted in the C-1 Zone:

   A.   Beauty shops, banks, barbershops, churches, retail business establishments, retail stores, markets/grocery stores, convenience stores, financial service offices, medical laboratories, professional offices, public parking areas, repair shops, tutorial services, adult enrichment centers (with fewer than ten (10) students on the premises at the same time), emergency shelters, subject to the development standards described in subsection I of this section, small restaurants, subject to the development standards described in subsection J of this section, community enrichment of San Marino High School Graduation celebration, subject to the development standards described in subsection K of this section, and Multifamily housing development that meets the requirements of Government Code §§ 65913.4, 65912.110 et. seq., or 65912.120 et. seq., subject to the development standards described in Municipal Code section 23.03.10; low barrier navigation centers that meets all of the requirements of Government Code Sections 65660 et seq, transitional and supportive housing that meets all of the requirements of Government Code Sections 65660 et seq, non-licensed residential care facilities with seven or more bedrooms, but not including and specifically excluding:

      1.   Any enterprise or use which produces, causes or emits any dust, gas, smoke, glare, noise, fumes, odors or vibrations or which are or may be detrimental to the safety, welfare, health, peace and morals of the City and its residents.

      2.   Auto wrecking establishments.

      3.   Automobile painting and body and fender work unless incidental to the operation of a new automobile agency.

      4.   Car wash with chain racks.

      5.   Cocktail lounges and bars.

      6.   Commercial cannabis activity and indoor cannabis cultivation.

      7.   Commercial storage or warehouse facilities.

      8.   Hospitals.

      9.   Manufacturing use of any kind.

      10.   Mortuaries.

      11.   Motels and hotels.

      12.   On site retailers of alcoholic beverages for consumption on the premises. This use shall be suspended for as long as on site retailers of alcoholic beverages, cocktail lounges and bars in this subsection remains in effect. If on site retailers of alcoholic beverages; cocktail lounges and bars in this subsection is declared invalid by a court of competent jurisdiction, then this use shall immediately become effective and on site retailers of beer and wine of subsection C of this section shall be of no further force and effect.

      13.   Public dance halls.

      14.   Restaurants or any other similar type of food or beverage business the patronage of which consists, in whole or in part, of motorists who are served while remaining in their vehicles.

      15.   Secondhand stores.

      16.   Self-service fuel pumps (not exceeding one (1) fuel pump island).

      17.   Self-service laundries.

      18.   Smoke shops.

      19.   Sports arenas.

      20.   The sale or display for sale of any goods, wares or merchandise stored or maintained other than in an enclosed building, except nurseries may display nursery stock (and garden supplies if set back at least twenty-five feet (25')), and gasoline service stations may display automotive supplies within five feet (5') of the central office or on the pump island.

      21.   Trailer coach camps.

      22.   Trailer rental or sales establishments.

      23.   Wayside stands located on or adjacent to public streets or highways where foods or beverages are sold for outdoor consumption.

      24.   Wholesale business establishments involving storage or warehousing.

      25.   Any other use not specifically authorized herein.

   B.   Signs which are accessory to and used in conjunction with a permitted primary use and which conform to the requirements of article 12 of this chapter.

   C.   The uses hereinafter set forth are declared to possess characteristics of such unique and special form as to make impractical an advance classification of "permitted" or "prohibited" use in the C-1 Zone. The location, development and operation of each of the following and all matters directly related thereto are therefore declared to be subject to the prerequisite of a conditional use permit, and each such use shall be prohibited until a conditional use permit has first been issued pursuant to the provisions of article 07 of this chapter. No permit shall be issued for, nor be effective to permit, any of the uses included herein if the same is prohibited by other provisions of this Code. None of the uses set forth herein shall be presumed as permitted uses, and the burden of proof shall be upon the applicant to show justification for each such permit.

      If any of the prohibited uses set forth in subsection A of this section is held to be invalid or inapplicable for any reason whatsoever, then such use shall immediately and automatically be classified hereunder as a conditional use, subject to the provisions of this subsection C.

      1.   Any residential or R-1 use, except that any multifamily housing development that meets the requirements of Government Code §§ 65913.4, 65912.110 et. seq., or 65912.120 et. seq., shall be permitted, subject to the objective design standards described in Municipal Code section 23.03.10.

      2.   A use related to and ancillary to the general instruction provided by a school accredited by public school authorities, which is operated by a legal entity other than the governing body of the school and which is to be located on property owned by the school and which has received the prior approval of the governing body of said school. The conditional use permit required by this subsection C shall be filed by the proposed operating entity.

      3.   Adult enrichment centers with more than nine (9) students on the premises at the same time or hosting classes other than between the hours of six o'clock (6:00) P.M. to ten o'clock (10:00) P.M.

      4.   Animal boarding.

      5.   Antique stores which exclusively sell works of art, pieces of furniture or decorative objects, made at least one hundred (100) years ago.

      6.   Commercial advertising.

      7.   Commercial recreation facilities.

      8.   Government uses.

      9.   Gymnasiums and health centers.

      10.   Medical or dental clinics.

      11.   Motion picture theaters.

      12.   New car establishments.

      13.   On site retailers of ("alcoholic beverages") beer and wine and a full line of alcohol on premises located at least five hundred feet (500') from all school properties, both public and private and further subject to the following conditions:

         a.   There shall be no more than one full line of alcohol permit issued for businesses east of San Marino Avenue and one full line of alcohol permit issued for businesses west of San Marino Avenue for the onsite sale and consumption of alcoholic beverages for properties in the C-1 Commercial Zone located on Huntington Drive and San Marino Avenue, subject to the conditions described in this use.

         b.   Establishments that are limited to the onsite sale and consumption of beer and wine are permissible on any C-1 zoned property and are subject to the conditions described in this use.

         c.   The C-1 commercial zone on Mission Street shall be limited to the onsite sale and consumption of beer and wine, subject to the conditions described in this use.

         d.   Businesses that are issued permits for the sale and consumption of alcoholic beverages shall be located at least five hundred feet (500') apart from each other.

         e.   There shall be no lounge area upon the licensed premises.

         f.   The sale and consumption of alcoholic beverages shall be an ancillary use to a restaurant that serves complete meals.

         g.   Pool tables and other types of amusement devices are prohibited from the restaurant and/or bar.

         h.   Dance floors are also prohibited.

         i.   There shall be no exterior advertising of any kind or type including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of beer and wine which are clearly visible to the exterior shall not be permitted.

         j.   The quarterly gross sales of alcoholic beverages shall not exceed thirty percent (30%) of all gross sales of all food products sold for consumption on the premises during the same period. The licensee shall at all times maintain records which reflect separately the gross sales of alcoholic beverages and the gross sales of all other items at the licensed business. Said records shall be totaled no less frequently than on a quarterly basis and shall be made available to the city of San Marino on demand.

         k.   The premises shall possess the necessary utensils, table service, and condiment dispensers with which to serve complete meals to the public.

         l.   There shall be no serving and/or sales of alcoholic beverages prior to eleven o'clock (11:00) A.M. or later than twelve o'clock (12:00) midnight on Fridays and Saturdays; all other days, there shall be no serving and/or sales of alcoholic beverages prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M. The serving and/or sales of beer and wine on Mission Street shall be prohibited prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M.

         m.   The purpose of these restrictions is to ensure that the sale and consumption of alcoholic beverages is ancillary to the use of the premises as a restaurant for the consumption of complete meals and to ensure that the premises does not develop into a lounge, or other facility where the sale and consumption of alcoholic beverages is the primary use.

      14.   Public utility or commercial antenna equipment, except offices. The provisions hereof shall have no application to communication lines, electric transmission or distribution lines, transformers or meters used directly or indirectly for providing services to the public or any portion thereof by persons, firms or corporations subject to the jurisdiction of and regulation by the public utilities commission of the state of California.

      15.   Real estate offices proposed to be located or expanded in a building which is legal nonconforming by virtue of failing to provide minimum off street parking but which does provide at least one parking space per three hundred fifty (350) square feet of gross floor area. This requirement shall not apply to a change from one real estate office to another real estate office so long as the portion of the building devoted to such use is not expanded and the use is not abandoned for the period of time specified in subsection 23.06.08A of this chapter.

      16.   Restaurants, the establishment or expansion of.

      17.   Schools.

      18.   Self-service fuel pumps (exceeding one (1) fuel pump island).

      19.   Stock brokerage offices proposed to be located or expanded in a building which is legal nonconforming by virtue of failing to provide minimum off street parking but which does provide at least one parking space per two hundred seventy five (275) square feet of gross floor area. This requirement shall not apply to a change from one stock brokerage office to another stock brokerage office so long as the portion of the building devoted to such use is not expanded and the use is not abandoned for the period of time specified in subsection 23.06.08A of this chapter.

      20.   The storing by a business or office of any of its equipment or material in the open.

      21.   Used car establishments.

      22.   Winetasting establishments. On site retailers of beer and wine that provide for on site tasting through the selling of beer or wine ("wine or beer tasting") subject to the following conditions:

         a.   There shall be no more than two (2) permits issued for winetasting establishments for properties in the C-1 commercial zone located on Huntington Drive and San Marino Avenue.

         b.   The floor area dedicated to wine or beer tasting shall not exceed thirty three percent (33%) or one-third (1/3) of all gross floor area of the unit.

         c.   There shall be no sale or consumption of hard liquor.

         d.   A winetasting establishment shall be on premises located at least five hundred feet (500') from all school properties, either public or private, measured from the property line of the school and the parcel on which the winetasting establishment is located.

         e.   The C-1 commercial zone on Mission Street shall comply with the regulations described in on site retailers of ("alcoholic beverages") beer and wine of this subsection C.

         f.   There shall be no lounge defined as a waiting area with various seating in the licensed premises of a winetasting establishment.

         g.   Pool tables, video games, pinball machines, and other such amusement devices are prohibited in the winetasting establishment.

         h.   Live entertainment, amplified music or dance floors are prohibited at the winetasting establishment.

         i.   There shall be no exterior advertising of any kind or type including advertising directed to the exterior from within, promoting or indicating the availability of beer and wine. Interior advertising of beer and wine which is clearly visible to the exterior shall not be permitted. Advertising the sale of full glasses of beer and wine shall not be permitted.

         j.   The sale and consumption of beer or wine may be accompanied by servings of appetizers.

         k.   The premises shall possess the necessary utensils, table service, and condiment dispensers with which to serve appetizers to the public and comply with all applicable laws, regulations and ordinances, including, but not limited to, health laws and regulations.

         l.   The quarterly gross sales from wine and beer tasting for on site consumption shall not exceed seventy percent (70%). The licensee shall at all times maintain records which reflect separately the gross sales of beer and wine consumed on the premises. Said records shall be totaled no less frequently than on a quarterly basis and shall be made available to the city of San Marino on demand.

         m.   There shall be no serving and/or sales of beer or wine for on site consumption prior to eleven o'clock (11:00) A.M. or later than twelve o'clock (12:00) midnight on Fridays and Saturdays, except for licensed premises on Mission Street as provided below. On all other days, there shall be no serving and/or sales of beer and wine for on site consumption prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M. The serving and/or sales of beer and wine on Mission Street shall be prohibited on any day prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M.

   D.   State authorized childcare and convalescent homes which are facilities preempted by the state or authorized by the state in residential areas and shall be classified as a conditional use requiring a conditional use permit pursuant to the provisions of this chapter.

   E.   No business located within two hundred feet (200') of the R-1 zone shall operate between ten o'clock (10:00) P.M. and six o'clock (6:00) A.M. unless a conditional use permit shall first have been applied for, processed and granted.

   F.   Service stations are permitted, subject to the issuance by the commission of a conditional use permit in compliance with the following provisions:

      1.   New Stations: Applicants for new stations shall submit plans indicating conformity with the provisions of this subsection F.

      2.   Existing Nonconforming Service Stations: Service stations in existence prior to January 27, 1955, which have been damaged or partially destroyed or which shall be added to or structurally altered to the extent of more than fifty percent (50%) of current value of the main structure in any one year may not be occupied or used except in conformity with the provisions of this chapter unless a variance is granted.

      3.   Application: An application shall be submitted according to the requirements established by the commission.

      4.   Yard And Density Requirements:

         a.   Lot Area: Each service station shall be located on a lot having an area of not less than fourteen thousand (14,000) square feet.

         b.   Lot Width: Each service station shall be located on a lot having a width of not less than one hundred twenty feet (120').

         c.   Setbacks:

         (1)   Each building shall have a setback of at least ten feet (10') from any property line.

         (2)   All gasoline pumps, or other facilities for providing automobiles with gasoline, and pump islands upon which they are placed, shall have a setback of at least twenty feet (20') from any property line.

         (3)   Increased setbacks may be required for any service station if the commission deems the setbacks necessary to provide for the protection of property values, safety, health or welfare.

      5.   Activities Permitted And Prohibited:

         a.   Vehicles:

            (1)   No vehicles shall be parked on service station property other than those vehicles being serviced for customers, vehicles of employees and tow trucks and other service vehicles. Vehicle parking on a day-to-day basis may be permitted hereunder, but in no event, shall vehicles other than employee vehicles, vehicles being serviced or service vehicles be left overnight.

            (2)   Vehicles being serviced shall not be kept upon the service station property in excess of one hundred twenty (120) hours (five (5) days), and no campers, motor homes, boats, trailers or parts thereof shall be kept upon the service station property for more than one hundred twenty (120) hours.

            (3)   All vehicles waiting for service or parked and under the control of any employee shall be parked exclusively on private property.

            (4)   No inoperable vehicle shall be kept upon a service station property for more than one hundred twenty (120) hours.

            (5)   Service stations shall maintain adequate circulation routes for emergency vehicles at all times.

         b.   Automobile Service Stations: Sales and services shall be limited to the sale of motor fuels and supplying goods and services generally required in the operation and maintenance of automotive vehicles and fulfilling of motorist needs including, but not limited to, sale of petroleum products; sale and servicing of tires, batteries, automotive accessories and replacement items; washing and lubrication services; and performance of minor automotive maintenance and repair; and the supplying of other incidental automotive services and products. Major automotive repairs, such as rebuilding engines and transmission work, and painting and body and fender work are prohibited.

         c.   Location Of Automotive Operations: Automotive repair, washing and lubricating operations shall be conducted within the service station building which shall have suitable ducts for drainage to sewer facilities.

      6.   Access, Parking And Circulation Requirements:

         a.   Accessways: No service station shall have more than two (2) accessways to any one street.

            (1)   Accessways shall be located a minimum of ten feet (10') from adjoining residential property lines.

            (2)   No accessway shall be allowed to encroach into the curve of a street corner unless the radius of the curb return is greater than thirty feet (30').

         b.   Traffic Hazards: The commission may modify access requirements if a change in the location and number thereof will reduce the possibilities of traffic hazards.

         c.   Parking Requirements:

            (1)   On-site parking shall be provided for each employee on duty. The peak employment period shall be used to determine the number of employee parking spaces.

            (2)   No parking of commercial vehicles except tow trucks and vehicles being serviced, shall be permitted between ten o'clock (10:00) P.M. and six o'clock (6:00) A.M.

            (3)   No vehicles may be parked on sidewalks, parkways, driveways or alleys.

            (4)   No vehicles may be parked on the premises and offered for sale, lease or rent.

      7.   Signs As Permitted By This Code:

         a.   Signs shall not cause any glare or reflection of light on other property or buildings.

         b.   No banners shall be permitted.

         c.   All signs shall comply with the provisions of article 12 of this chapter.

      8.   Fire-Resistant Wall: Where a service station adjoins property in a residential zone, a seven foot (7') high solid masonry wall shall be constructed on contiguous property lines, except where:

         a.   The wall reaches the established front yard setback of such adjoining residential property, it shall decrease to a height of three feet (3').

         b.   The wall reaches the established side yard setback of such adjoining residential property, it shall decrease to a height of six feet (6') and shall not exceed four feet (4') in height when located within two feet (2') of side yard property line.

      9.   Lighting: All outside lighting shall be so arranged and shielded as to prevent any glare or reflection and any nuisance, inconvenience or hazardous interference of any kind on adjoining streets or property.

      10.   Landscaping:

         a.   Five foot (5') wide planters shall be located and maintained adjacent to every street frontage except for curb cut openings.

         b.   A planting area of one hundred fifty (150) square feet in size shall be located and maintained at the intersection of two (2) property lines at a street corner.

         c.   Five foot (5') wide planters shall be located and maintained along the walls of the interior property lines from street line to a distance equal to the front building line (for this purpose canopies and other such structural appurtenances shall not be considered the front building line).

         d.   A planting area thirty (30) square feet in size shall be located and maintained along the building facades fronting on streets.

         e.   All landscaped areas shall have permanent irrigation systems and such areas shall be planted and well maintained.

         f.   All planting areas shall be separated from adjacent asphaltic concrete paving or concrete paving by a minimum six inch (6") high curb wall.

         g.   All planting shall be a variety that will not achieve a height greater than three feet (3') (except trees) and shall not be thorny or spiked and shall not extend over the sidewalk.

      11.   Special Use And Facility Requirements:

         a.   All utility services to buildings shall be installed below grade.

         b.   Entrances of all restrooms shall be screened from view of adjacent properties or street rights of way by solid decorative screening at least six feet (6') high.

         c.   All deliveries made to service stations, which are either adjacent to the R-1 zone or adjacent to an alley separating the R-1 zone from the service station, adjacent to residential zones, shall be between the hours of seven o'clock (7:00) A.M. and seven o'clock (7:00) P.M.

         d.   Service stations adjacent to an R-1 zoned property shall close between twelve o'clock (12:00) midnight and six o'clock (6:00) A.M., and all business activities, except servicing of vehicles with gasoline and oil, must be confined to the hours between six o'clock (6:00) A.M. and ten o'clock (10:00) P.M. daily.

         e.   All outside trash, garbage, refuse and storage areas shall be connected to the main building and shall be enclosed on at least three (3) sides by a five foot (5') structure. Provisions for adequate vehicular access to and from such areas for collection of trash and garbage shall be provided.

         f.   No sale, lease or rental of items, not clearly incidental to automotive services shall be permitted, except that sales of food, beverages and cigarettes in vending machines, or similar dispensers located in a building shall be permitted.

         g.   All display of automotive supplies shall be restricted to within five feet (5') of the central business office or on the pump island.

      12.   Permit Prohibitions: No permit shall be issued for, nor be effective to permit, any use if the same is prohibited by other provisions of this code, nor shall "service station", as used herein, include chain, automatic or coin-operated wash racks, all of which are prohibited.

      13.   Sale Of Alcoholic Beverages:

         a.   The sale of alcoholic beverages in conjunction with the sale of motor vehicle fuels shall be permitted in C-1 zones only upon the issuance of a conditional use permit.

         b.   For purposes of this subsection, alcoholic beverage shall include any beverage containing more than three percent (3%) alcohol content by volume.

         c.   In addition to such conditions as may be imposed pursuant to this subsection F.13., the following development standards shall be mandatory conditions of such grant:

            (1)   No alcoholic beverages shall be displayed within five feet (5') of the cash register or the front door of the building.

            (2)   No advertisement of alcoholic beverages shall be displayed except within the building which is not visible from the street or adjacent properties.

            (3)   No self-illuminated signs shall be used for the sale of alcoholic beverages.

            (4)   No sale of alcoholic beverages shall be made from a drive-in window.

            (5)   No alcoholic beverages shall be displayed for sale except from an enclosed display area.

            (6)   Between six o'clock (6:00) P.M. and closing, employees on duty who sell any alcoholic beverage shall be at least twenty-one (21) years of age.

         d.   Sale of any alcoholic beverage to a person below the age of twenty-one (21) years shall be grounds for revocation of the conditional use permit.

   G.   Auto grooming/detailing services are permitted only in locations where the last legitimate use was a service station, subject to the issuance of a conditional use permit by the planning commission in compliance with the following provisions:

      1.   Use Requirements:

         a.   All detailing, washing, steam cleaning and other services, with the exception of hand drying or vacuuming a vehicle, shall occur only within an enclosed building.

         b.   A grease interceptor or trap shall be installed for all drains which accept the runoff resulting from cleaning.

         c.   No vehicles waiting to be serviced, being serviced or waiting to be picked up following servicing, may be fully or partially parked on any public right of way.

         d.   No vehicle shall be stored or parked on the property for a period greater than forty-eight (48) hours.

         e.   No vehicle may be advertised for sale or sold on the premises.

      2.   Design Requirements:

         a.   Any existing fuel pumps and underground tanks shall be removed and the soil cleaned, if necessary, in compliance with all applicable laws, statutes, and ordinances.

         b.   Any preexisting pump island and canopy shall be removed, unless the commission deems the structure to be architecturally compatible with the neighboring properties.

         c.   Only one sign is permitted on the premises. Size and location shall be in accordance with section 23.12.01 of this chapter.

         d.   Landscaping shall be provided in accordance with subsection F10 of this section for service stations.

         e.   The usage of temporary canopies, awnings, or carports is prohibited.

   H.   Massage therapy establishments are a permitted use when accessory to a beauty shop, health center or medical office and when conducted in accordance with the requirements of chapter XI, article 11 of this code. When conducted as a primary use, massage therapy establishments are permitted, subject to the issuance of a conditional use permit, and a massage establishment permit issued pursuant to chapter XI, article 11 of this code. Massage therapy establishments shall be conducted and operated in accordance with the standards set forth in chapter XI, article 11 of this code. Failure to comply with any provision of chapter XI, article 11 of this code shall be grounds for revocation of the conditional use permit.

   I.   Emergency shelters shall comply with the following standards, in addition to the development requirements and other requirements that are generally applicable in the C-1 zone:

      1.   A minimum distance of three hundred feet (300') shall be maintained from any other emergency shelter.

      2.   The maximum stay at the facility shall not exceed ninety (90) days in a three hundred sixty-five (365) day period.

      3.   On site client waiting and intake areas shall be located inside the building.

      4.   A minimum of one manager, in addition to security personnel, shall be on duty and remain on site during intake hours.

      5.   Security personnel shall be provided on site while the shelter is open.

      6.   Exterior lighting shall be provided for the entire outdoor area of the site consistent with the provisions of this code. Exterior lighting shall be stationary, and shall be directed away from adjacent properties and public rights of way.

      7.   One parking space for each employee/volunteer on duty during the largest shift, shall be maintained.

      8.   Hours of operation for client intake and discharge shall comply with subsection E of this section.

   J.   Small restaurants are permitted in the C-1 Zone when the following standards are satisfied:

      1.   One parking space is provided for each two hundred fifty (250) square feet of gross floor area of the business, if the indoor seating area does not exceed twenty-five percent (25%) of the total gross floor area of the business.

      2.   If the indoor seating area exceeds twenty-five percent (25%) of the total gross floor area of the business, the standard parking requirements for Restaurants set forth in Section 23.10.03 are satisfied.

   K.   Community enrichment of San Marino High School Graduation celebration shall comply with the following standards, in addition to the development requirements and other requirements that are generally applicable in the C-1 zone:

      1.   The use shall be undertaken, organized, and overseen only by a nonprofit organization registered with the State of California Registry of Charitable Trusts.

      2.   The use shall comply with San Marino City's Noise Ordinance in Article 4 of the San Marino City Code.

      3.   Construction, assembly and other uses shall only occur between the hours of eight o’clock (8:00) A.M. and nine o’clock (9:00) P.M. Monday through Friday and between the hours of eight o'clock (8:00) A.M. and five o’clock (5:00) P.M. on Saturdays.

      4.   No construction, assembly or other use shall occur on federal holidays.

      5.   Construction, material, equipment, storage, and portable facilities must be screened from view from the public right of way and neighboring properties to the extent practical.

      6.   Screening material must be installed in a manner that fully screens and secures the staging area and construction site. The screening material must be opaque, free of holes, and tightly secured to the side of the fence facing the street. The screening material shall be maintained in good condition, without advertisement and free of graffiti.

      7.   Lighting fixtures shall be arranged and/or screened in a manner such that spillover onto adjacent residential properties is minimized.

      8.   The project shall not reduce required on-site parking spaces or obstruct paths of travel for the property.

(Ord. 096-1093, 7-10-1996; amd. Ord. 097-1118, 1-14-1998; Ord. 098-1128, 1-13-1999; Ord. 099-1133, 7-14-1999; Ord. 0-00-1138, 5-10-2000; Ord. 0-02-1159, 2-22-2002; Ord. 0-10-1234, 7-30-2010; Ord. 0-10-1242, 11-10-2010; Ord. 0-11-1255, 11-9-2011; Ord. 0-14-1284, 12-10-2014; Ord. 0-15-1303, 1-13-2016; Ord. 0-17-1330, 11-8-2017; Ord. 0-18-1347, 1-9-2019; Ord. O-20-1378, 12-9-2020; Ord. O-21-1384, 11-17-2021; Ord. O-23-1405, 7-12-2023; Ord. O-24-1415, 11-20-2024)

The maximum building height in the C-1 zone shall be thirty feet (30'). Wireless telecommunications facilities shall not be included in determining the height of a building, but are subject to subsection 23.03.09D of this article. (Ord. 096-1091, 9-11-1996)

No building in the C-1 zone, all or any portion of which is used for dwelling purposes, shall occupy a building site which provides less than five thousand (5,000) square feet of land area per family. (Ord. 096-1093, 7-10-1996)

   A.   Screening: Loading docks, loading areas, surface yards, or sales area and all trash, rubbish or garbage or refuse containers which are located in a direct line of vision from any portion of adjacent R-1 zoned properties shall be screened and/or be separated from such R-1 zoned properties by a view obscuring fence or wall not less than six feet (6') in height, measured from the finished grade of such surface, yard or other area. No outdoor storage shall be permitted to extend above the height of such fence or wall.

   B.   Outdoor Lighting: All outdoor lighting shall be constructed, operated and maintained so as to shine away from and to eliminate any interference with or nuisance to such R-1 zoned properties.

   C.   Signs And Driveways: All signs, advertising structures and the like located upon such properties, and all driveways to and from such properties shall, as far as inconsistent with the public safety, be located as remote as physically possible from R-1 zoned properties when such are located on the same side of the street as said C-1 zoned properties.

   D.   Exterior Devices: All mechanical heating, air conditioning refrigeration or similar devices maintained and operated on the exterior of buildings located in the C-1 zone shall be enclosed and shall be designed, installed, operated and maintained in such a manner as to eliminate unsightliness, noise, smoke, dust, and similar adverse impacts on adjacent R-1 zoned properties. (Ord. 096-1093, 7-10-1996)

   E.   Conditional Use Permit Required For Following Projects:

      1.   Construction of any new building, except the construction of an emergency shelter. (Ord. 0-14-1284, 12-10-2014)

      2.   Addition, renovation or remodeling of any existing building when the value thereof is more than twenty percent (20%) of the estimated value of the existing building. The value of the proposed addition, renovation or remodeling shall be cumulative of all such renovation, addition or remodeling over five (5) years.

No such addition, renovation or remodeling performed prior to September 17, 1986, shall be considered for purposes of determining the cumulative value under this section.

The value of the proposed construction and of the existing building shall be determined by the planning and building department based upon the latest edition of the "Building Standards" as published by the International Conference Of Building Officials.

      3.   Division of existing building space to accommodate an additional use, business or occupancy.

   F.   Off Street Parking: No off street parking shall be permitted in front of any building or, in the case of a corner lot, on either the front or side street of the building facing a street. No off street parking space shall be located within fifty feet (50') of a corner of an intersection of two (2) streets. Suitable planting or screening of parking spaces, approved by the commission, shall be provided along public sidewalks. (Ord. 096-1093, 7-10-1996)

No front yards shall be required in the C-1 zone; except, that no building used exclusively for dwelling purposes shall be less than twenty five feet (25') from the front property line of the building site. (Ord. 096-1093, 7-10-1996)

No side yard shall be required in the C-1 zone, except as follows:

Any building or structure constructed upon a C-1 zoned lot or with a side which abuts an R-1 residential zoned lot (without benefit of an alley separating the 2 lots) shall have the following yard requirements on the side abutting such R-1 zoned lot:

   A.   Single-story buildings (16 foot maximum height) shall provide an eight foot (8') minimum side yard.

   B.   Multi-story buildings (30 foot maximum height) shall provide an eighteen foot (18') minimum side yard.

   C.   All side yards herein specified shall be improved to provide:

      1.   A paved off street parking area or paved driveway constructed/installed to city standards; or

      2.   A side yard which is surfaced, landscaped or otherwise maintained in a clean, dust free and orderly manner. For the purposes of this provision, surfacing of concrete or asphalt placed on soil treated for weed control, together with appropriate landscaping or other material approved by the city, shall be constructed/installed and maintained. (Ord. 096-1093, 7-10-1996)

Rear yards in the C-1 zone shall not be less than twenty feet (20') as provided in the definition of a "rear yard" contained in section 23.01.01 of this chapter. (Ord. 096-1093, 7-10-1996)

No person may demolish a commercial structure in the C-1 Zone unless the City shall first have issued all necessary permits for the improvements that will replace the demolished structure, including, but not limited to, any required design review approval, conditional use permit, variance and building permit. Notwithstanding the above, the City may issue a permit to demolish a structure without approval of all necessary permits for the replacement improvements if the commission, or Council on appeal, shall determine that the commercial structure proposed for removal constitutes an immediate threat to the public safety, health or welfare. (Ord. 096-1093, 7-10-1996)

   A.   Wireless telecommunications monopoles are permitted in the C-1 Zone provided that a conditional use permit has first been issued.

   B.   Wireless telecommunications facilities mounted on the roof of a building are permitted in the C-1 Commercial Zone. Unless a conditional use permit is first obtained, the wireless telecommunications facilities must comply with the following requirements:

      1.   Wireless telecommunications facilities cannot be located closer than ten feet (10') to any side of the building.

      2.   Wireless telecommunications facilities cannot exceed eight feet (8') in height measured from the top of the nearest parapet wall.

      3.   Wireless telecommunications facilities must be painted a color designed to blend with the background. The proposed color shall be subject to the approval of the Planning and Building Director.

      4.   The supporting structure of any wireless telecommunications facility shall be designed with tubular members with no diagonal bracing visible from public view.

   C.   Wireless telecommunications facilities attached to the exterior facade of a building and/or the use of visual screening methods are permitted in the C-1 Zone and are subject to design review in accordance with subsection 23.15.03J of this chapter.

   D.   Wireless telecommunications facilities which house a cellular antenna with a building enclosure located on the roof of a building are permitted in the C-1 Zone and are subject to design review in accordance with subsection 23.15.03K of this chapter. A conditional use permit is required if the total height of the building and the wireless telecommunications facility exceeds thirty feet (30') in height and a variance if the total combined height exceeds fifty two feet (52').

   E.   Lighting that is attached to or illuminating the wireless telecommunications facility is prohibited.

   F.   Upon termination of use, the wireless telecommunications facility or monopole must be removed.

   G.   Certification that the wireless telecommunications facility or monopole complies with FCC (Federal Communications Commission) guidelines regarding all health and safety regulations shall be submitted to the City prior to obtaining building permit. (Ord. 096-1091, 9-11-1996)

Any new construction involving multi-family residential development in the C-1 Commercial Zone shall comply with standards for multi-family residential development set forth in this section. (Ord. O-21-1385, 12-15-2021; amd. Ord. O-21-1386, 1-12-2022; Ord. O-23-1401, 3-24-2023; Ord. O-23-1402, 6-30-2023; Ord. O-24-1415, 11-20-2024)

This section establishes development standards and objective design standards for multi-family residential developments that are intended to achieve and maintain high-quality site planning and building design and development and in a manner that conforms to community priorities. The development standards and objective design standards draw from and complement existing design and development criteria set forth in land policy and design documents adopted by the city, including the general plan.

The provisions of this section apply to residential projects containing two or more residential dwelling units, including duplexes, triplexes, flats, townhouses, and multi-story and mid-rise building types, which upon an applicant's request and demonstration of eligibility, qualify for ministerial processing. This section does not apply to single-family residences, historic properties, commercial-only projects, or any other non-residential projects, nor does it apply to two-unit residential developments and urban lot splits (SB-9). (Ord. O-24-1415, 11-20-2024)

These development standards and objective design standards supplement and are in addition to the standards for the C-1 zone. Articles 1 through 23 of Chapter XXIII of the code of ordinances establish the City's zoning regulations. Where conflict between these standards and other provisions of Chapter XXIII exists, the provisions of this section shall govern. (Ord. O-24-1415, 11-20-2024)

The maximum density for multi-family residential developments in the C-1 zone shall be twenty (20) dwelling units per acre. (Ord. O-24-1415, 11-20-2024)

The maximum building height for a multi-family residential building in the C-1 zone shall be thirty feet (30'). (Ord. O-24-1415, 11-20-2024)

The maximum lot coverage for multi-family residential developments shall be sixty percent (60%). (Ord. O-24-1415, 11-20-2024)

   A.   Site Planning and Orientation.

      1.   Entry to project. Vehicle and pedestrian entries to multi-family residential projects shall contain architectural monumentation framing the entry to include at least one of the following: trellis columns, archway, gate, or wall.

      2.   Building entry orientation. Buildings abutting a right-of-way, including a public right-of-way, private street or private driveway, shall have unit front entries oriented to such right-of-way for the units nearest the right-of-way. For corner lots, the side street line of a corner lot shall act as a street to which units with frontage on the side street shall orient their primary entry. For all other units, provide a clearly identifiable pedestrian path of entry to the site from the right-of-way, with front entries oriented to interior common areas, such as paseos, courtyards or useable open spaces on-site.

      3.   Transitions from street. Street-abutting (public rights-of-way, private streets, and private driveways) residential common building entrances and street-abutting individual residential unit entrances shall have transitions from the street consisting of stoops, porches, or other covered front entries with a minimum recess or projection area of forty-eight (48) square feet. Additionally, for projects that abut arterial streets, the street floor building level shall be raised between two and four feet to protect the privacy of ground floor units.

      4.   Entryway design. Building and unit entryways shall provide all of the following:

         a.   Unit number identification;

         b.   Lighting shielded downward and directed away from other residences;

         c.   Landing area of at least four feet by four feet in size;

         d.   Minimum ten-foot (10')-wide separation between the faces of entries, which may include projections not to exceed two feet (2') as measured from the face of the building but clear to the sky for a minimum of six feet (6'); and

         e.   Continuity in entry design between units to include at least four of the following elements:

            (1)   Doors to match between all units onsite.

            (2)   Doors recessed at least three inches (3") from the building façade or doors recessed at least two feet (2') from the building façade to create a covered porch or landing area.

            (3)   Awning of at least one foot (1').

            (4)   Doors with window.

            (5)   Paving material, pattern, or color that is differentiated from the pedestrian pathway.

         f.   Street entryway accentuation by a minimum of one of the following:

            (1)   Change in roof pitch or form, such as a gable, that extends a minimum of one foot (1') past the sides of the door jamb.

            (2)   Increase in roof height of at least one foot (1') to accentuate the entry.

            (3)   Wood, stone, tile, or brick accent materials covering a minimum of thirty percent (30%) of the entryway wall surface area, inclusive of windows and doors.

      5.   Side setback buffer. Residential units in a solely residential project shall be buffered from adjacent non-residential and single-family residential uses by a landscaped buffer of a minimum four-foot (4') width, which may be permitted in the side yard setback.

      6.   Front setback buffer. The front yard setbacks of street-facing residential ground floor units shall include a minimum four-foot (4') width landscaped area.

      7.   Setback continuity. Notwithstanding the front and side yard setback standards established by section 23.03, the front and side yard setbacks of a new building shall either be the same as existing adjacent structures or vary no more than five feet (5') from the established front or side setback of adjacent existing structures.

   B.   Circulation - Vehicular and Pedestrian.

      1.   Principal vehicular access. Principal vehicular access into residential developments shall be through an entry drive rather than a parking aisle.

      2.   Driveways. Unless otherwise specified in the fire code, driveways shall be at least nine feet (9') in width and may be located in side yard setbacks, but shall not be less than two feet (2') from the side yard property line.

      3.   Parking interconnectivity. Parking areas shall be internally connected for vehicular purposes and shall use shared driveways within the development.

      4.   Pedestrian connectivity. All structures, facilities, parking areas, amenities, common areas and open space areas within a development shall be internally connected by pedestrian pathways. Such pathways shall connect the development to the public sidewalk along each street frontage, and to adjoining residential, commercial and public uses.

      5.   Identification of pedestrian entrances and walkways. Pedestrian entrances and walkways shall be clearly identified through paving pursuant to section 23.03.10.8 B.2. and landscaping, and be separated by a physical barrier consisting of either a raised planting strip a minimum of three feet wide or grade separation of at least six inches (6") from vehicle access areas.

      6.   Pedestrian pathways in parking lots. Pedestrian pathways shall be provided in parking lots between parking areas and building entrances, and shall consist of special paving as identified in section 23.03.10.8 B.2., or a landscaped path or trellis-covered path.

   C.   Parking.

      1.   Parking facilities. Parking shall be provided on-site in on-grade or underground structures, parking lots, or attached garages. No carports are allowed.

      2.   Separation of parking areas. Parking areas shall be separated from buildings by either a raised concrete walkway or landscape strip a minimum of three feet (3') wide.

      3.   Multiple parking lots. Parking lots for developments with more than forty (40) residential units shall provide a series of connected smaller parking lots of no more than seventy-five (75) spaces in lieu of a single parking area.

      4.   Parking structures. On-grade parking structure walls facing a public right-of-way and any other parking structure walls greater than twenty-five feet (25') in length shall include design features consisting of textured surfaces, articulation, and/or landscaping covering a minimum of fifty percent (50%) of the wall surface area at full growth. The design of all parking structure walls shall include the same materials, colors, and surfaces as other buildings associated with the development. For the purposes of this subsection, articulation includes faux windows, arches, grillwork, building offsets, and stone/tile building materials.

      5.   Access control. Gated, fenced, or underground parking facilities, and gated exterior stairwells, shall incorporate access control technology (e.g., access card or key).

      6.   Parking location. Parking facilities shall be located within close proximity to building entrances, with a maximum distance of three hundred feet (300'). Parking is prohibited in front and side yard setback areas and between the building frontage and a public sidewalk.

      7.   Tuck-under parking. If tuck-under parking is provided, the first floor of the residential units shall not occur more than four feet above the finished street/sidewalk grade level. Parking below grade or behind the living spaces is permissible. Tuck-under parking areas shall not be visible from a public right-of-way or private street.

      8.   Bicycle parking. Short-term bicycle parking shall be provided in the form of an inverted "U" shape facility. Bicycle parking shall not be separated from building entrances by a road, parking area or structure. Long-term bicycle parking shall be provided on-site in a secure, enclosed structure, or in a secured location within a parking structure.

      9.   Vehicle parking ratio. Multi-family residential projects in the C-1 zone shall provide vehicle parking at the following ratios per unit type:

 

 

   D.   Open Space and Common Areas.

      1.   Outdoor areas. Landscaping shall be located in all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or other outdoor amenities described below.

      2.   Play areas. Developments proposing more than ten (10) residential units shall provide a play area with at least two (2) structured play modules (e.g., slide, sand box, tunnel, or climber) and a picnic table adjacent to the play area as one of the required active outdoor amenities in section 23.20.07.D.3. Senior housing of ten (10) or more units is exempted from providing the play area, but shall provide a shaded outdoor patio area with minimum seating capacity of eight (8) persons as one of the required active outdoor amenities.

      3.   Outdoor amenities. Projects proposing more than ten (10) residential units shall provide outdoor amenities as shown in the table below. Required amenity areas may be combined into a single area if the minimum requirements for each amenity area are met within the combined area, and shall not directly abut public roadways adjacent to the project site.

 

 

      Passive recreation amenities include community gardens, outdoor gathering/seating areas, picnic/barbeque areas, pet area/dog park, or courtyard/plaza. Each passive recreation area shall include a minimum seating capacity of one (1) for each ten (10) residential units and at least one (1) of the following: trellis, gas fire pit, barbeque, or picnic table.

      Active recreation amenities include playground/tot lots, sport field/court, outdoor fitness area, swimming pool, spa, exercise structure or complex, clubhouse with kitchen, or recreation hall.

      4.   Visibility. Open space consisting of child play areas shall be sited to be visible from residential units. Common open space shall be located and arranged to allow a clear line of sight into the space from pedestrian walkways on the interior of the site. Continuous vegetative screens, solid fences and solid walls shall not exceed three feet (3') in height.

      5.   Private open space. Private open space, including but not limited to, patios and balconies, shall be contiguous to the units they serve and screened from public view by a wall or solid fence. (Ord. O-24-1415, 11-20-2024)

   A.   Roof Treatments.

      1.   Roof variation.

         a.   Flat and low slope roof: Roof height shall be varied with a minimum of a two-foot (2') to maximum four-foot (4') vertical difference between a minimum thirty feet (30') and a maximum fifty feet (50') horizontally.

Figure 1 - Flat roof variation

         b.   Pitched roof: For a roof structure that extends more than fifty feet (50') along any building wall, the roof line shall vary by incorporating at least two (2) of the following architectural elements:

         (1)   Cornices a minimum of every thirty feet (30').

         (2)   Variation in roof form (orientation, pitch, height) every fifty feet (50').

         (3)   Dormers a minimum of every thirty feet (30').

Figure 2 - Pitched roof variation.

      2.   Eave projection. For buildings with eaves, each dwelling unit shall have and maintain an eave projection between eighteen inches (18") and twenty-four inches (24") on at least two (2) opposing sides.

      3.   Roof overhangs. Overhangs shall not exceed twenty-four inches (24") into the yard setbacks.

Figure 3 - Roof overhang.

      4.   Exterior roof ladders. Exterior roof ladders shall be prohibited. Roof access shall only be provided from the building interior.

      5.   Roof materials, Notwithstanding sections 23.03.10.7.G.2 and 23.03.10.7.H.3., projects shall comply with all applicable objective standards in the Pre-Approved Roof Materials, Colors, and Application list adopted by City Council Resolution No. R-10-11, or as may be later amended.

   B.   Building Facades.

      1.   Architectural Articulation. All building façades facing a public right-of-way or private driveway or private street shall be articulated for at least eighty percent (80%) of each façade length. All other building façades shall be articulated for at least sixty percent (60%) of each façade length. Buildings shall have a change in articulation at least every fifty feet (50') along the façade. Articulation shall consist of at least one of the major breaks and two (2) of the minor breaks listed below:

         a.   Major:

            (1)   Ground floor courtyards within the building footprint with a minimum area of forty-eight (48) square feet;

            (2)   Architectural features pursuant to section 23.01.01 that are at least four feet (4') wide and extend a minimum of one floor in height;

            (3)   Exterior arcades or other ground floor building recesses that provide sheltered walkways within the building footprint with a minimum width of eight feet (8');

            (4)   Notwithstanding the front and side yard setbacks established in section 23.03, varied residential unit setbacks within the same structure of a minimum four feet (4'); and

            (5)   Recessed or projected covered entries with a minimum of twenty-four (24) square feet.

         b.   Minor:

            (1)   Variations in wall plane (projection or recess) by a minimum of two feet (2') in depth for at least thirty percent (30%) of the façade.

Figure 4 - Minor articulation- wall plane recess.

            (2)   Vertical pilasters that protrude a minimum of one foot (1') from the wall surface and extend the full height of the structure.

            (3)   Porches, patios, or stoops.

            (4)   Lower wall wainscots, or built-up or recessed reveals, trims and other projections along different levels of wall surface.

            (5)   Cantilevers.

            (6)   Bay windows.

      2.   Floor variation. Buildings of two or more stories and wider than thirty feet (30') shall be designed to differentiate the ground floor and upper floor(s) through at least one of the following techniques:

         a.   Changes in wall planes that protrude and/or recess with a minimum dimension of four feet (4') for a minimum seventy percent (70%) of the façade length;

         b.   Balconies with a minimum of two feet in depth for a minimum twenty-five percent (25%) of the façade length;

         c.   Horizontal and/or vertical recesses or projections of more than four inches (4") depth using shading and weather protection devices, decorative architectural details or a pattern or grouping of windows, panels or bay windows;

         d.   At least two (2) sizes, proportions or patterns of fenestration; and

         e.   At least two (2) sizes, textures, patterns or colors of façade material.

      3.   Massing. For any building floor above the second floor, side elevations shall be stepped back from the second floor a minimum of four feet (4'), starting with the second-floor building plane. Intrusion into the step-back plane is allowed for up to twenty-five percent (25%) of the horizontal façade plane, up to the maximum allowed building height.

Figure 5 - Building step back above second floor.

      4.   Detail articulation. Details, such as trim, shutters, and posts shall be articulated by the use of color and/or texture.

      5.   Unit types. There shall be a mix of at least two (2) different unit types with varied façade features within the same residential unit cluster.

      6.   Vertical elements. The vertical emphasis of architectural design elements shall be minimized by the use of a minimum of three (3) of the following approaches:

         a.   Incorporating horizontal bands, reveals, trims, and overhangs along different levels of the wall surface.

         b.   Limiting columns or pilasters to a maximum of one-story height.

         c.   Limiting tower elements to one per building, and no more than two (2) stories in height.

         d.   Varying the spacing and distribution of architectural elements and details along building façades.

         e.   Limiting entry treatments to the first story of the building.

      7.   Façade length. Building façades shall be no longer than one hundred and twenty-five feet (125'). Building façades shall be divided into shorter modules a maximum of thirty feet (30') in width to give the appearance of an assemblage of smaller structures, with each of the units individually recognizable through employment of approaches listed in sections 23.03.10.7(B)(1), 23.03.10.7(B)(2) and 23.03.10.7(B)(6) above.

Figure 6 - Building façade modules.

      8.   End units. End units shall include the following features on their side elevations: a minimum of fifteen percent (15%) fenestration area, and at least one façade modulation with a minimum depth of eighteen inches (18") and a minimum width of two feet (2').

Figure 7 - End unit features.

      9.   Corner buildings. Corner buildings that are two (2) stories shall include at least one of the following features, and buildings that are three (3) stories or more shall incorporate a minimum of two (2) of the following features, within fifteen feet (15') from each edge of the building corner.

         a.   Change in primary wall material and color.

         b.   Change in height of more than four feet (4').

         c.   Change in wall plane of a minimum depth of two feet (2').

         d.   Primary building entrance.

         e.   Different fenestration pattern from the primary façade.

         f.   Open space with a minimum dimension of sixteen feet (16') wide and minimum area of four hundred and fifty (450) square feet, which accommodates a publicly accessible courtyard/plaza.

Figure 8 - Corner lot building features.

   C.   Windows, Doors, and Balconies.

      1.   Horizontal window bands. Horizontal window bands over forty feet (40') in length shall be prohibited.

      2.   Street-facing windows. Windows shall be provided facing a public street for all units adjacent to the street to break up building mass.

      3.   Bay windows. Bay windows shall project at least two feet (2'), but no more than three feet (3') from the façade.

      4.   Security bars. Security bars are prohibited.

      5.   Double glazed windows. Windows shall be double glazed, consistent with energy code requirements.

      6.   Operable windows. Operable windows shall have screens.

      7.   Window frames. Raw or clear anodized aluminum window frames are prohibited.

      8.   Window materials. Window materials shall comply with all applicable objective standards of the City's Pre-Approved Window Material List.

      9.   Window and door trim. Windows and doors shall either be trimmed or recessed. When trimmed, the trim material shall not be less than three and one-half inches (3.5") in width by three-quarter inch (0.75") in depth when protruding from the wall. Foam trim is prohibited on the ground floor. When recessed, the building primary siding material shall cover the recessed edge faces and wrap toward the interior face of the window or door glazing by at least three inches (3") in depth.

      10.   Balconies. A minimum of fifty-one percent (51%) of the upper floor residential units shall have a balcony of a minimum depth of four feet (4') and width of eight feet (8') and be recessed. Balcony walls shall be a maximum of fifteen percent (15%) transparent material. Balconies shall not encroach over the public right-of-way.

      11.   Window and balcony orientation. Windows and balconies above the first story shall be oriented such that there is not a direct line-of-sight into the windows, balconies, private patios or backyards of residential units within thirty feet (30') within the development, or residential units within thirty feet (30') on adjacent properties. Exceptions are allowed where the windows on the proposed development are opaque or otherwise treated to obscure views.

      12.   Unit front door entryways. Exterior entrances at individual residential unit entries shall have weather protection by providing a minimum of one (1) of the following treatments:

         a.   Porch roofs;

         b.   Overhangs;

         c.   Awnings;

         d.   Trellises; and

         e.   Canopies.

      13.   Residential front doors. Knockers or door bells, and safety and security viewers, shall be provided on all residential front entrance doors.

   D.   Garage Doors.

      1.   Garage door placement. For projects of more than two residential units, garage doors shall not face a public street, but be oriented toward an alley or private street or driveway internal to the project.

      2.   Garage door treatments. Garage doors shall be recessed a minimum of six inches (6") from the surrounding building wall, and shall include a trim of a minimum of one and one-half inches (1.5") in depth. Garage doors shall also include at least one of the following detail treatments, to be consistent throughout all garage door design in the building:

         a.   Windows;

         b.   Paneled surface;

         c.   Minimum of two (2) colors; and

         d.   Minimum of two (2) textured surfaces.

   E.   Stairwells.

      1.   Exterior stairwells. Exterior stairwells shall be designed as an integral part of the project's architecture by incorporating solid wall portions, columns, and/or a decorative balustrade. Stairwells shall not be oriented to the street, but shall face interior spaces such as plazas, gathering areas, parking areas and pedestrian paths and shall not be separated from these areas by landscaping, fences or walls taller than three feet (3'). The design shall be of the same materials, color and detail of the building. Open metal and pre-fabricated stairwells are prohibited.

   F.   Adjacent Buildings.

      1.   Residential adjacencies. The side and rear walls of any building within fifteen feet (15') of a required setback, or where a setback is not required, shall be a maximum of fifteen feet (15') higher than an existing residential building on a directly adjacent property, or the exterior wall plane of each floor above the ground floor shall be stepped back by a minimum of eight feet (8') from the floor building plane just below along the full façade.

Figure 9 - Multi-story buildings adjacent to residential structures.

   G.   Materials.

      1.   Exterior façade materials. The following materials are permitted, shall be maintained for exterior façades, and can be used in relation to their designation of primary, secondary, and accent. Materials listed as prohibited or omitted altogether are not permitted. At least two (2) materials shall be used on any building façade, in addition to glazing, railings and trim. A primary material shall constitute a minimum of sixty percent (60%) of any building façade, excluding windows and railings. Buildings with false façades or false fronts, exclusive of parapets used to shield rooftop equipment, are prohibited.

 

      2.   Roofing material. Where not indicated otherwise in section 23.03.10.7.A.5, each structure shall have and maintain a roof constructed of wood shake, shingle, asphalt, composition, fiber cement, or tile (slate, concrete or clay). Metal roofing and roofing of a glossy or reflective surface are prohibited.

      3.   Natural barrel clay tile roof replacement. Natural barrel clay tile roofs shall be replaced with the same material and color in repairs, remodels, and additions.

      4.   Material transitions. Material transitions along any façade shall only occur on the inside corner of plane change. When material changes need to happen in the same plane, trims, cornices, or other architectural elements shall be used to create a corner for material transition.

   H.   Colors.

      1.   Color palette. The color palette for all buildings shall consist of any of the following: earth-tones, off-whites and light grays. Within the permitted color palette, the primary exterior color of the building shall be limited to an earthen hue background color, which is integral or applied consistently to the exterior material.

      2.   The number of colors appearing on the entire building exterior, excluding the roof, shall be a minimum of two (2) and a maximum of four (4) colors (or tones of the same color), including trim and accent colors. The selection of colors shall be the same among multiple buildings within a project. Changes in color due to a change in building material are not considered an additional color. Stone materials shall not be painted.

      3.   Roof color treatment. Notwithstanding section 23.03.10.7.A.5., the colors of natural roofing materials, such as barrel tiles and slate, shall be left natural and not be altered by staining or painting. Colors of synthetic roofing materials shall simulate natural materials by use of earth tones. The blending of more than two (2) colors on a roof is prohibited. (Ord. O-24-1415, 11-20-2024)

   A.   Landscaping. The following landscape design standards are in addition to the landscape standards in section 23.16.

      1.   Landscaping along driveways and buildings. A strip of landscaping at least four feet (4') wide shall be installed and maintained adjacent to all driveways and buildings.

      2.   Parking lot perimeter landscaping. Parking lots shall include a landscaped buffer consisting of a planting strip a minimum of three feet (3') wide; a landscaped screening feature, such as a hedge or landscaped berm at least three feet (3') high and no more than five feet (5') high measured from the finished grade of the parking lot; and trees planted on average every twenty feet (20') along the parking area perimeter in a planter of a minimum five feet (5') wide. Continuous six-inch (6") concrete curbs shall be provided at wheel stops where parking adjoins landscaping.

      3.   Interior parking lot landscaping. Finger planters a minimum width of four feet (4') shall be provided at an interval of at least one (1) finger planter every twelve (12) parking spaces.

Figure 10 - Parking lot finger planter placement

      4.   Parking lot trees. Trees shall be planted and maintained in all parking lots at a ratio of one tree for every ten (10) parking spaces. The minimum size of trees at planting shall be twenty-four-inch (24") box. Parking lot landscaping shall include shade trees, placed so as to cover forty percent (40%) of the total parking area with tree canopies within fifteen (15) years after the issuance of the building permit for the related building, structure or other improvement.

      5.   Native plants. Landscaped areas shall include at least twenty-five percent (25%) native plant species selected from those listed by the California Native Plant Society in the Calscape website specific to the Western San Gabriel Valley.

      6.   Drought tolerant plants. Notwithstanding section 23.16, low-water use plants shall be used in at least fifty percent (50%) of the total planted area. Plant selection shall reflect water conservation through the use and grouping of plants that are well adapted to the particular site and require similar water needs (same hydrozones), and climatic, geological and topographical conditions.

      7.   Areas to be landscaped. Landscaping shall be provided in all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or other required amenities. Landscaping materials shall not be located such that at maturity they obstruct pedestrian paths and vehicular access along the public right-of-way, private streets, and private driveways. Landscaping adjacent to pedestrian and vehicular paths shall either be raised planting surfaces or separated by a minimum six-inch (6") concrete curb.

      8.   Trees, shrubs and groundcover. Trees shall consist of both evergreen and deciduous varieties, the distribution of which shall be the applicant's choice providing that no more than fifty percent (50%) of trees shall be deciduous. At least five (5) different species of shrubs and groundcover shall be used in planter areas.

      9.   Use of turf. Notwithstanding compliance with the California State Model Water Efficient Landscape Ordinance, and section 23.16, the maximum area permitted for turf shall be thirty percent (30%) of the total landscaped area on site. Turf shall not be used in planting strips narrower than five feet (5') wide, and slopes over fifteen percent (15%) due to ensure adequate irrigation.

      10.   Decorative water features. When decorative water features, such as pools, ponds, fountains, or waterfalls are used in landscaped areas, such features shall incorporate water recycling, and, as available, use of reclaimed water.

      11.   Water Efficient Landscaping. Landscape and irrigation plans subject to the California State Model Water Efficient Landscape Ordinance shall conform to the requirements of such ordinance and section 23.16 to achieve water efficient landscaping.

      12.   Dry landscaping. No more than twenty percent (20%) of any landscaped area shall contain dry landscaping of decomposed granite, bark, or decorative pebbles, rocks, and boulders.

      13.   Landscape architectural features. Landscape architectural features as defined in section 23.01.01, such as pilasters, walls, pergolas and trellises shall match the colors and materials of the closest buildings on-site.

   B.   Pavement.

      1.   Type of Pavement. Asphalt is prohibited.

      2.   Pedestrian paving. Pedestrian walkway materials shall consist of stamped or scored concrete, interlocking unit pavers, tiles, bricks, or stone, and shall also be used to delineate crossings at circulation drives and parking aisles.

      3.   Driveway entry treatment. The first twenty feet (20') of a vehicular driveway entry shall be composed of at least one of the following treatments and shall be provided for the full width of the driveway: pavers, stamped or scored concrete, stone, brick, exposed aggregate.

      4.   Paved areas in yard setbacks. Paved areas shall not exceed fifty percent (50%) of the required front or street side yard setback area.

   C.   Refuse Collection Areas.

      1.   Screening. Trash, green waste, organic waste, and recycling collection areas shall be screened from view by a six-foot (6')-high enclosure with gates.

      2.   Design. Enclosures shall be designed with the same primary wall materials and colors as the nearest building within the development. Enclosures shall be either opaque fencing or walls, and include an opaque gate. Corrugated metal, plastic, and chain link fencing with or without wooden/plastic slats, is prohibited. Enclosure dimensions shall conform to solid waste provider dimensions.

      3.   Proximity to residences. Enclosures shall not be located within twenty feet (20') of any adjacent property zoned for or occupied with residential use, and from any pedestrian path or vehicle driveway. Enclosures shall be located no more than one hundred feet (100') from a residential unit.

      4.   Enclosure buffers. Enclosures shall be buffered from adjacent parking with a minimum six-foot (6') wide landscape planter on all sides except the enclosure access or gate.

      5.   Lighting. Lighting of enclosures shall be provided for night-time security and use, and shall conform to section 23.03.10.8.F.

      6.   Access. Access to the enclosure shall conform to solid waste provider requirements. Enclosures shall have both a vehicular access gate with a concrete apron and a pedestrian entrance.

   D.   Utility and Mechanical Equipment.

      1.   Roof screening. Roof-mounted mechanical units shall be fully screened from view from adjacent public rights-of-way, and incorporated into the roof design through increased slope, screening or enclosures. Screening and enclosures shall match the materials, colors and style of the building architecture. New roof-mounted or installed air conditioner units are prohibited. Replacement of existing, legal roof-mounted air conditioner units with new units of the same dimensions of the original units are permitted.

      2.   Equipment in open space areas. Utility and mechanical equipment shall not be located within any required open space area.

      3.   Ground-mounted. Ground-mounted mechanical, electrical, and utility equipment shall be screened or hidden from view of the public street, and shall be placed a minimum of ten feet (10') away from any pedestrian pathway and/or vehicle driveway. Screening shall consist of a wall, fence or landscaping hedge, and shall exceed the equipment height by one foot (1').

      4.   All vents, gutters and downspouts, louvers, and exposed flashing shall be concealed within the wall or roof construction, or, if exposed, shall be metal painted to the match the color of the building exterior or roof surface. Plastic material is prohibited.

   E.   Mailbox Locations. Mailboxes shall be placed either at an on-site location adjacent to or incorporated into a common area for all residents, or at individual units.

   F.   Exterior Lighting.

      1.   Lighted areas. All pedestrian pathways, vehicle parking areas, bicycle parking areas, structure entries, trash enclosures, and landscaped areas, and common open space areas shall be illuminated for safety and security.

      2.   Fixture orientation. No outdoor lighting shall be permitted where the light source is directed toward, or results in direct illumination of, a parcel(s) other than that upon which such light source is physically located. Accent lighting of buildings, trees or other landscape features may be permitted, provided the lighting only accentuates those individual features, and not an entire structure or landscaped area. Accent lighting shall be directed onto the building façade or tree, and all lighting fixtures shall be fully shielded and mounted as close as possible to the architectural feature of the building or tree being illuminated. Uplighting and flood lighting is prohibited.

      3.   Illumination limits. No one fixture or luminaire shall exceed one thousand six hundred (1,600) lumens, however accent lighting shall not exceed eight hundred (800) lumens.

      4.   Correlated color temperature. For outdoor lighting, the maximum correlated color temperature (CCT) for each luminaire shall not exceed four thousand degrees Kelvin (4,000°K). Outdoor lights that exceed four thousand degrees Kelvin (4,000°K), commonly referred to as cool color temperatures, are prohibited.

      5.   Fixture height. No outdoor lighting shall be permitted where the light source or fixture, if located on a building, is above the eave line. If the light source or fixture is located on a building with no eaves, the light source or fixture shall not be more than ten feet (10') above existing grade, adjacent to the building or pole. Free-standing light standards for pedestrian and parking lot lighting shall be a maximum of fourteen feet (14') high, including the pole and light fixture. The light fixture, separate from the light pole, shall not be more than two feet (2') in height.

      6.   Light trespass. The maximum illumination level at the project site property line shall be no more than a 0.07 foot as measured at grade. Light trespass that results in glare to neighboring properties or public/private streets is prohibited unless the director determines that there is no other alternative to provide such security lighting required by the California Building Code, or approves the use of alarm or motion-activated security lighting. For the purposes of this section, "glare" means stray, unshielded lighting striking the eye that results in discomfort, such as bright light causing squinting of the eyes; and/or disabling glare, such as bright light that reduces the ability to drive or see into shadows.

      7.   Fixture types. All light fixtures, including pole-mounted and wall-mounted light fixtures, shall be fully shielded so that the light bulb is invisible from the adjacent neighbors or streets. Light fixtures shall be "cut-off" where lenses, refractors or lamp sources do not extend below the surface of the fixture housing, and no light shall be directed at or above the lowest horizontal plane of the light fixture. Louvered light fixtures shall not qualify as fully shielded fixtures.

      8.   Extinguishment of lights. With the exception of approved security lighting, or operational lighting conditions approved through a conditional use permit, all exterior lighting and parking lot lighting shall be extinguished by ten o’clock (10:00) p.m.

      9.   Exemptions. The following outdoor lights shall be exempted from the requirements of this section:

         a.   Temporary construction or emergency lighting;

         b.   Exterior lighting for a permitted temporary activity; and

         c.   Landscape lighting that does not require a permit from building and safety.

   G.   Personal Storage Space. A minimum of ten (10) square feet (eighty (80) cubic feet) of personal storage space outside of a residential unit shall be provided for each residential unit. Personal storage areas shall be enclosed in a building or garage and able to be locked. (Ord. O-24-1415, 11-20-2024)