Union City City Zoning Code
CHAPTER 18
24 GENERAL DEVELOPMENT REGULATIONS
§ 18.24.010 Continued conformity.
The maintenance of yards, courts and other open space and minimum lot area legally required for a building shall be a continuing obligation of the owner of such building or of the property on which it is located, as long as the building is in existence. Furthermore, no legally required yards, courts, other open spaces or minimum lot area allocated to any building shall, by virtue of change of ownership or for any other reason, be used to satisfy yard, court, other open space or minimum lot area requirements for any other building.
(Ord. 55-64 § 5.6(A), 1964; Ord. 670-06 § 3, 2006)
§ 18.24.020 Division of zoning lots.
No improved zoning lot shall hereafter be divided into two or more zoning lots and no portion of any improved zoning lot shall be sold, unless all improved zoning lots resulting from such division or sale shall conform to all the bulk regulations of the zoning district in which the property is located. However, with respect to the resubdivision of improved zoning lots in RM 1500 districts, side yard requirements shall not apply between attached buildings.
(Ord. 55-64 § 5.6(B), 1964; Ord. 670-06 § 3, 2006)
§ 18.24.030 Required yards-Existing building.
No yards now or hereafter provided for a building existing on the effective date of the ordinance codified herein shall subsequently be reduced below, or further reduced, if already less than the minimum yard requirements of this title for equivalent new construction.
(Ord. 55-64 § 5.6(D), 1964; Ord. 670-06 § 3, 2006; Ord. 917-23, 9/26/2023)
§ 18.24.040 Permitted obstructions in required yards.
The following shall not be considered to be obstructions when located in the required yards specified:
A.
In All Yards: Open terraces not over 18 inches above the average level of the adjoining ground and 120 square feet in area but not including a permanently covered terrace or porch except as allowed by the provisions of the R-5000 zoning district; awnings and canopies; steps, four feet or less above grade, which are necessary for access to a permitted building, or for access to a zoning lot from a street, or alley; chimneys projecting 24 inches or less into the yard; recreational and laundry-drying equipment; flag poles; overhanging eaves and gutters projecting 18 inches or less into the yard, except that in no case shall overhanging eaves and gutters be closer than two feet to a lot line;
B.
In Front and Rear Yards: Bay windows projecting three feet or less into the yard;
C.
In Side Yards: First-floor additions to single-family detached houses with existing legal nonconforming setbacks may be built in line with the existing structure as long as a minimum interior side yard setback of five feet and a minimum exterior side yard setback of 10 feet is maintained, except that houses built on a zero lot line shall maintain a minimum setback of 10 feet on the nonzero lot line side of the property.
(Ord. 55-64 § 5.6(E), 1964; Ord. 55.4-65 § 2, 1965; Ord. 342-90 § 2, 1990; amended during 1990 republication; Ord. 670-06 § 3, 2006; Ord. 712-08 § 2, 2008; Ord. 883-21 § 4, 2021; Ord. 900-22 § 4, 2022; Ord. 917-23, 9/26/2023)
§ 18.24.050 Building and site design standards.
A.
Applicability. All development shall meet the standards of this section, except as provided below.
1.
Exceptions. The standards of this section do not apply to the following types of development:
a.
Detached single-family dwellings.
b.
SB 9 housing developments as defined in Chapter 18.31.
c.
Accessory dwelling units as defined in Chapter 18.34.
d.
Development within the following zoning districts:
i.
Industrial Districts (General Industrial (MG), Light Industrial (ML), and Special Industrial (MS)).
ii.
Mixed-Use Employment Districts (Station East Employment (SEE) and Corridor Mixed Use Employment (CMUE)).
iii.
Civic Facility District.
iv.
Private Institutional District.
v.
Agricultural District.
vi.
Open Space District.
B.
Building Design Requirements.
1.
Building Orientation. Unless located behind another building, buildings shall be oriented toward the adjacent front or street side lot line with the building frontages parallel to the fronting public right-of-way.
2.
Entrances.
a.
Ground Floor Nonresidential Uses.
i.
There shall be a minimum of one entrance for every 50 feet of building frontage with a maximum separation of 100 feet between entrances.
 Figure 18.24.050(B)(2)(a)(i): Nonresidential Entrance Location Requirements |
ii.
In buildings located within 20 feet of a front or street side lot line, the primary building entrance shall face a public right-of-way or shall face within 90 degrees of the primary building frontage and be located within 10 feet of a publicly accessible sidewalk.
 Figure 18.24.050(B)(2)(a)(ii): Nonresidential Use Entrance Orientation |
iii.
VMU District. In the VMU District, double doors shall be required at the primary building entrance. Transom windows shall be provided above the primary building entrance door.
 Figure 18.24.050(B)(2)(a)(iii): VMU District Primary Entrance |
iv.
Reductions and Exceptions. A reduction or exception to the applicable objective entrance standard for nonresidential uses may be granted by the decision maker subject to both of the following findings:
(A)
The proposed use has certain operational characteristics with which providing the required entrance(s) is incompatible.
(B)
Building walls facing a public right-of-way exhibit architectural relief and detail, and are enhanced with landscaping to create visual interest at the pedestrian level.
b.
Residential Uses. Entrances to residential dwelling units shall be designed as individual or shared entrances at the ground floor of the building.
i.
Shared Entrances. All buildings with any exterior entrance that provides access to more than one unit shall provide a minimum of one primary shared entranceway per building in accordance with the following standards:
(A)
In buildings located within 20 feet of a front or street side lot line, the primary shared entranceway shall be oriented to and facing a public right-of-way.
(B)
Primary building entranceways of buildings located in the interior of a site shall be connected to a publicly accessible sidewalk by a walkway with a minimum width of four feet.
(C)
The primary entranceway shall lead to a common area a minimum of 10 feet by 10 feet.
(D)
The primary entranceway shall incorporate one or more architectural features such as windows, sidelights, lighting, or signage into the entranceway.
(E)
The primary entranceway shall be emphasized utilizing at least one of the following methods:
(1)
A roofed projection over the door (such as an awning, canopy, or overhang) with a minimum depth of four feet.
(2)
A recessed entry bay with a minimum depth of four feet.
(3)
A landing, deck, or stoop with a minimum six-foot by eight-foot area; covered by a recess or projection, or combination thereof, a minimum of three feet in depth.
(4)
Incorporating the entrance into an architectural feature that extends two or more feet above the height of the first floor plate vertical mass and is projected or recessed a minimum of one foot from the primary wall plane.
 Figure 18.24.050(B)(2)(b)(i)(E): Residential Primary Entrance Emphasis—Shared Entrances |
ii.
Individual Entrances. All units accessed through ground level individual entrances from the exterior shall provide a minimum of one primary individual entranceway per unit in accordance with the following standards:
(A)
In buildings located within 20 feet of a front or street side lot line, all individually accessed units located along a public right-of-way shall have a primary entranceway oriented to and facing a public right-of-way.
(B)
All individual primary entrances shall be connected to a publicly accessible sidewalk by a walkway with a minimum width of four feet.
(C)
All entrances located within 10 feet of an adjoining publicly accessible sidewalk shall provide finish floor elevations of between 18 and 42 inches above the adjoining sidewalk.
(D)
The primary entranceway shall include a covered or partially covered landing, deck, porch, or stoop with a minimum four-foot by four-foot area.
(E)
The primary entranceway shall be covered by a recess or projection, or combination thereof, a minimum of three feet in depth.
 Figure 18.24.050(B)(2)(b)(ii)(E): Residential Individual Entrances |
3.
Roof Design and Articulation. Roof lines shall be varied and designed to minimize the bulk of a building, screen roof-mounted equipment, and enhance the building's architectural design through the following methods:
a.
Minimum Depth of Overhanging Eaves. Overhanging eaves, if provided, shall extend a minimum of two feet beyond the supporting wall.
b.
Roof Line Offset. For buildings with two or more stories, a minimum of one roof line offset of at least 18 inches in height and 20 feet in length shall be provided for every 120 feet of façade length, except as provided below for parapet roofs.
 Figure 18.24.050(B)(3)(b): Roof Line Offset |
c.
Parapet Roofs.
i.
For buildings with two or more stories, parapet roofs shall provide either the minimum offset pursuant to Subsection (B)(3)(b) above, or shall provide a roof line offset of at least 18 inches in depth and 20 feet in length for every 120 feet of façade length.
ii.
All parapets shall provide returns of at least six feet in depth at the end of the parapet face to avoid a false front appearance.
 Figure 18.24.050(B)(3)(c): Parapet Roofs |
d.
Rooftop equipment. Rooftop equipment shall not be visible from a publicly accessible sidewalk across the street, nor shall be visible from any publicly accessible area located within 50 feet of the building.
e.
VMU District. In the VMU District, in addition to the standards listed above, roofs shall also meet at least one of the following standards:
i.
A decorative parapet with a symmetrical appearance shall be provided on all street facing building façades.
ii.
The roof shall be gabled, cross-gabled, or hipped. Mono pitch roofs are prohibited.
 Figure 18.24.050(B)(3)(e)(ii): Roof Types — VMU District |
f.
Mission Boulevard. Along Mission Boulevard, roofs shall be gabled or hipped and shall have a pitch between 3:12 and 5:12.
4.
Building Articulation. Buildings shall include the following design features to create visual variety and avoid a large-scale and bulky appearance:
a.
Façade Articulation. All façades facing a public right-of-way shall include at least one horizontal or vertical projection or recess at least four feet in depth, or two projections or recesses at least two and one-half feet in depth, for every 50 horizontal feet of wall. The articulated elements shall be greater than one story in height and may be grouped rather than evenly spaced in 50-foot modules.
 Figure 18.24.050(B)(4)(a): Façade Articulation |
b.
VMU District. In addition to the façade articulation requirement in subsection (4)(a) above, the following additional façade articulation standards apply in the VMU District.
i.
Façades facing Smith Street, Union City Boulevard, Horner Street, Vallejo Street, and Watson Street shall provide a minimum of one of the following articulation elements every 25 to 50 feet:
(A)
A façade wall shift at least two feet in depth and at least the full height of the ground floor.
(B)
A change in material a minimum of three feet wide and at least the full height of the ground floor.
(C)
A change in color, bordered with decorative trim, a minimum of 25 feet wide and at least the full height of the ground floor.
 Figure 18.24.050(B)(4)(b)(i): Façade Requirements, Certain Streets—VMU District |
ii.
Covered walkways or overhangs shall be provided along building frontages on Smith Street, Union City Boulevard, and Horner Street.
(A)
Location. The covered walkways or overhangs shall be centered on a main entrance of the building.
(B)
Minimum Dimensions. The covered walkways or overhangs shall be a minimum of five feet deep and 15 feet wide.
(C)
Support Columns. Columns supporting covered walkways shall be four inches by six inches in dimension with a defined and differentiated column base and top.
 Figure 18.24.050(B)(4)(b)(ii): Covered Walkways or Overhangs, Certain Streets—VMU District |
c.
Street Facing Façades Along Mission Boulevard. In addition to the façade articulation requirement in subsection (B)(4)(a) above, street facing façades along Mission Boulevard shall incorporate two or more of the following features.
i.
Window bays with a minimum two feet in depth from building façade every 50 horizontal feet.
ii.
Recesses a minimum of two feet in depth from building façade every 50 horizontal feet.
iii.
Porches, arcades and loggias over a minimum of 25% of the façades with columns a minimum of one foot in width and depth.
iv.
Curved arches between columns or as part of recesses or projections.
v.
Arches above doors.
vi.
Arches over all windows on a minimum of one floor.
vii.
A lintel at the base of windows.
viii.
Decorative tile vents.
ix.
Decorative ironwork.
x.
Exposed wood beams.
xi.
Balconies.
 Figure 18.24.050(B)(4)(c): Façades Along Mission Boulevard |
d.
Townhomes and Rowhouses. The design of townhomes and rowhouses shall be articulated such that individual units are differentiated from each other. In addition to the articulation requirements above, attached side-by-side dwelling units shall meet the following requirements.
i.
Individual units shall be emphasized through two or more of the following methods.
(A)
Variations of two feet or more between the horizontal planes of the primary entrance façade of adjacent units.
(B)
A change in roof orientation between adjacent units (e.g., a gable roof adjacent to a hipped roof).
(C)
A roofline offset of at least 18 inches for each unit exposed on the associated elevation.
(D)
A change in materials.
(E)
A change in color.
 Figure 18.24.050(B)(4)(d)(i): Townhome and Rowhouse Articulation |
5.
Façade Design.
a.
Façade Detailing.
i.
All building façades shall incorporate details, such as cornices, eaves, trim, changes in materials, projections such as awnings and balconies, or other design elements.
 Figure 18.24.050(B)(5)(a)(i): Façade Detailing Design Elements |
ii.
No wall facing a public right-of-way shall run in a continuous plane of more than 30 feet without a window, door, or other opening.
iii.
Horizontal building elements, such as cornices, eaves, trims, and expansion gaps that create visible horizontal lines shall be aligned within three feet of like buildings elements on the same façade.
 Figure 18.24.050(B)(5)(a)(iii): Building Element Alignment |
iv.
Building vents, gutters, lighting, and exterior equipment that are part of the exterior façade shall be aligned horizontally and vertically with like elements and with other building façade details on the same façade.
 Figure 18.24.050(B)(5)(a)(iv): Building Equipment Alignment |
b.
Exterior Building Colors and Materials.
i.
Factory-processed color finishes, such as baked enamel, shall be provided on all exterior metal surfaces.
ii.
VMU District. In the VMU District, a minimum of 75% of the building siding shall be one of the following materials:
(A)
Horizontal or vertical wood siding, tongue-in-groove, or shiplap.
(B)
Board and batten siding.
iii.
Mission Boulevard. Buildings on parcels along Mission Boulevard shall include each of the following exterior materials:
(A)
Barrel tile roof.
(B)
Stucco walls.
(C)
Raised brick or stone foundation.
iv.
Exterior Materials, Other Areas. In areas outside of the VMU District and buildings not located on parcels along Mission Boulevard, exterior building materials shall be chosen based on durability, ease of maintenance, and context. Permitted materials shall include the following:
(A)
Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless or pre-weathered steel.
(B)
Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum shall be natural finish anodized, powder-coated or kynar (no bronze anodized).
(C)
Decorative Metals, including copper, brass, bronze, and stainless steel.
(D)
Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted.
(E)
Brick, natural clay.
(F)
Stone.
(G)
Pre-cast concrete, glass-fiber reinforced concrete.
(H)
Cast-in-place concrete.
(I)
Ceramic tile.
(J)
Cement plaster.
(K)
Wood.
6.
Windows and Openings.
a.
Nonresidential Uses—Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side lot line or publicly accessible sidewalk shall include windows, doors, or other openings for at least 40% of the building wall area of grocery stores and 50% of the building wall area of other uses located between two and one-half and seven feet above the level of the sidewalk.
 Figure 18.24.050(B)(6)(a): Nonresidential Window Openings and Transparency |
i.
Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
(A)
VMU District. In the VMU District, Ground floor windows shall start two to three feet off the ground and extend above door sill height.
 Figure 18.24.050(B)(6)(a)(i)(A): Ground Floor Windows—VMU District |
ii.
Reductions and Exceptions. A reduction or exception to the applicable objective building transparency standard for nonresidential uses may be granted by the decision maker subject to both of the following findings:
(A)
The proposed use has certain operational characteristics with which providing the required windows and openings is incompatible.
(B)
Street-facing building walls exhibit architectural relief and detail, and are enhanced with landscaping to create visual interest at the pedestrian level.
b.
Residential Uses—Window Trim or Recess. Windows for residential uses shall have trim at least three inches wide and one-half inch in depth, or be recessed at least two inches from the plane of the surrounding exterior wall.
 Figure 18.24.050(B)(6)(b): Residential Window Detail |
c.
Residential Uses—Transparency/Required Openings for Common Spaces. Exterior walls of common spaces, such as lobbies and community spaces, within 20 feet of a front or street side lot line or publicly accessible sidewalk shall include windows, doors, or other openings for at least 30% of the building wall on which they are adjacent, between two and one-half feet and seven feet above the level of the sidewalk.
 Figure 18.24.050(B)(6)(c): Window Opening and Transparency, Residential Common Spaces |
C.
Space Requirements.
1.
Residential Uses—Minimum Ground Floor Height. The minimum ground floor height for residential uses is 10 feet measured floor to floor.
2.
Nonresidential Uses.
a.
Minimum Ground Floor Height. For nonresidential spaces planned for a restaurant use, the minimum ground floor height limit is 18 feet measured floor to floor. The minimum ground floor height for nonresidential spaces planned for uses other than restaurants is 15 feet measured floor to floor.
b.
Minimum Tenant Space Depth.
i.
Generally. Nonresidential ground floor interior tenant spaces shall be a minimum of 35 feet in depth.
ii.
Planned Restaurant Use. For nonresidential spaces that have a planned restaurant use, the minimum depth shall be 60 feet for at least 50% of the width of the tenant space or 25 feet, whichever is wider.
iii.
Reductions and Exceptions. A reduction or exception to the applicable objective minimum depth standard may be granted by the decision maker if a finding can be made that the site is small or constrained.
c.
Required Restaurant Space. For lots larger than 20,000 square feet, a minimum of 25% of the ground floor nonresidential area of mixed-use development shall be designed to accommodate a restaurant use. Restaurant uses require grease traps, a minimum of one restroom per tenant, a separate ventilation system, and an enclosure for waste receptacles.
d.
Indoor/Outdoor Connections. The design of ground floor commercial uses in the MMU, SEMU-R, and CSMU Districts shall promote indoor/outdoor connections by providing at least one of the following:
i.
Sliding or removable windows/doors.
ii.
Low planters with seat walls a minimum width of 12 inches.
iii.
Entrances, recessed a minimum of four feet, and porticos that allow outdoor seating or display.
iv.
Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department.
3.
Required Residential Amenities. Amenities that enhance the livability of the project shall be provided.
a.
Activity Areas. Private and common open spaces, playground or outdoor active recreation facility, such as a lap pool.
i.
Amount of Activity Area.
(A)
RM Districts. In RM Districts, a minimum of 150 square feet of activity area shall be provided per dwelling unit.
(B)
Other Districts. In Districts other than RM Districts, a minimum of 60 square feet of activity area shall be provided per dwelling unit.
ii.
Configuration of Activity Area.
(A)
Required activity area shall be provided as a combination of private open space and common open space or indoor activity space as follows:
(1)
A minimum of 75% of units located above the ground level shall be provided private open space above the ground level (i.e., balconies) consistent with subsection (C)(3)(a)(iii), Private Open Space, below. An exception to this objective activity area configuration standard may be granted by the decision maker if a finding can be made that alternative configurations of activity area suited to the needs of the residents are provided.
(2)
The balance of the required activity area shall be provided outdoors as private open space or common open space that meet the standards of this section. Common indoor activity space may substitute outdoor activity area for up to 50% of the required area, as follows:
(a)
Outdoor activity area may be substituted by common indoor activity space at a rate of two feet of common indoor activity space provided for every one foot of required outdoor activity area.
(B)
The required activity area shall be located on the same lot as the associated residential dwelling units. An exception to this objective activity area location standard may be granted by the decision maker if a finding can be made that an activity area is on a separate common lot within the development that can effectively be used by residents.
(C)
No portion of required activity area shall be used for storage, driveways, or vehicle parking and loading facilities.
iii.
Private Open Space. Private open space provides open space areas for the exclusive use of the occupants of an individual dwelling unit and includes, but is not limited to, balconies, decks, terraces, patios, fenced yards, and other similar private areas.
(A)
Minimum Dimensions. Private open space located on the ground level (e.g., yards, decks, patios) shall be a minimum of eight feet by eight feet. Private open space located above ground level (e.g., balconies) shall be a minimum of five feet by five feet.
(B)
Accessibility. Private open space shall be accessible to only one dwelling unit by a doorway to a habitable room or hallway.
(C)
Surfacing. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of groundcover, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. Surfaces shall not exceed a 10% slope.
 Figure 18.24.050(C)(3)(a)(iii): Private Open Space |
iv.
Common Open Space. Common open space provides open space areas for recreation and enjoyment with shared access for all building occupants. Common open space includes, but is not limited to, courtyards, terraces, pet areas, gardens, plazas, landscaped areas, patios, swimming pools, barbeque areas, athletic courts or fields, playgrounds, recreation areas, rooftop amenities, and other similar outdoor common areas intended for shared use by building occupants.
(A)
Minimum Dimensions. Common open space shall be a minimum of 20 feet by 20 feet.
(B)
Accessibility. Common open space shall be accessible to all building occupants. A minimum seven-foot-wide passageway, shall be provided to any required common open space. The passageway shall contain a minimum four-foot wide walkway and any area not included in the walkway shall be landscaped.
(C)
Surfacing. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of groundcover, garden, flagstone, wood planking, concrete, decking, or other serviceable, dust-free surfacing. Surfaces shall not exceed 10% slope.
 Figure 18.24.050(C)(3)(a)(iv): Common Open Space |
v.
Common Indoor Activity Space. Common indoor activity space provides indoor amenity with shared access for all building occupants. Common indoor activity space includes, but is not limited to, fitness centers, shared workspaces, study rooms, conference and community rooms, joint eating and cooking areas, indoor play areas, screening room, and other similar common areas intended for shared use by building occupants.
(A)
Minimum Dimensions. Common indoor activity space shall be a minimum of 20 feet by 20 feet. A reduction to this objective dimensional standard may be granted by the decision maker if a finding can be made that a usable activity area of lesser size is adequate to serve the residents.
(B)
Accessibility. Common indoor activity space shall be accessible to all building occupants.
b.
Other Amenities. In addition to the required activity area above, projects shall include at least two of the following amenities.
i.
In-unit washer and dryer.
ii.
Enclosed, lockable storage space at least 200 cubic feet in size with minimum dimension of four feet by eight feet for a minimum of 50% of the units.
iii.
On-site child care facility.
iv.
Provision of car sharing service, including parking spaces. Car share parking spaces shall be accessible to car share subscribers 24 hours a day, seven days a week.
c.
Reductions and Exceptions. A reduction or exception to the applicable objective residential amenity standard may be granted by the decision marker if a finding can be made that alternative amenities that are comparable in value and benefit residents are provided.
D.
Site Design Requirements.
1.
Frontage Improvements. Frontage improvements consistent with the General Plan, Bicycle and Pedestrian Master Plan, applicable specific plan and/or development strategy, subdivision improvement standards, and any other applicable standard or requirement of the City shall be provided for all subdivisions, new construction, and additions of 10,000 square feet or more of gross floor area.
2.
Public Open Space. Where provided, public open spaces shall be consistent with the following standards.
a.
Line the edges of blocks with buildings to frame public open space by placing building edges along a minimum of 50% of the open space perimeter.
b.
Provide direct access from a publicly accessible sidewalk to public open spaces. Do not locate ground level public open space accessible only from inside the building.
c.
Tree canopies or permanent shade structures shall provide shade for at least 25% of open space areas.
 Figure 18.24.050(D)(2): Public Open Space Site Design |
d.
Paseos. Public open space designed as a paseo shall be consistent with the following standards.
i.
Within the SEMU-R Zoning District: for the portions of the buildings that front onto a paseo and have a length longer than 90 feet and where the paseo is less than 40 feet in width, the surface area of third floor and fourth floor paseo-facing walls shall be no more than 85% of the surface area of the first-floor paseofacing wall.
(A)
The surface area of a wall is calculated as the length of the building wall of the applicable floor multiplied by the height of that floor.
 Figure 18.24.050(D)(2)(d)(i): Paseo Standards—SEMU-R District |
ii.
Paseos in zoning districts other than SEMU-R shall have a minimum width of 40 feet.
iii.
Paseos shall have end to end visibility, and align and connect with streets, other paseos or paths.
iv.
Paseos shall have a minimum lighting level of one foot-candle.
3.
Roof Deck Planting. Planting on roof decks requires a minimum soil depth of 24 inches for shrubs, perennials, and ground cover and a minimum of 42 inches for trees.
a.
Reductions and Exceptions. A reduction to the applicable objective soil depth standard may be granted by the decision maker if a finding can be made that a reduced soil depth is adequate to support the proposed planting in good growing condition.
4.
Lighting.
a.
Minimum Lighting. A minimum of one foot-candle lighting level shall be provided for all walkways throughout the site and in all parking areas. Motion sensors shall be provided for areas inside and directly adjacent to trash enclosure areas.
b.
Maximum Height of Freestanding Lighting Standards. The maximum height of a freestanding lighting standard in pedestrian areas and courtyards is 16 feet. Lighting shall be shielded from adjacent residential windows and private outdoor areas.
c.
Attached Fixtures. Fixtures on buildings shall be attached only to walls or eaves, and the top of the fixture shall not exceed the height of the parapet or roof or eave of roof.
 Figure 18.24.050(D)(4): Lighting Fixture Design |
5.
Utilities. All new transformers, switching boxes, and similar appurtenances and utility equipment shall be located below-grade, in closets or interior of buildings, or in locations not visible from public right-of-way, unless prohibited by the utility provider. When screened within an enclosure, the enclosure shall have walls matching the material and color of the nearest building, be located no closer to the street than a building, and be surrounded by landscaping such as trees, shrubs, and climbing vines, that screen the enclosure, unless prohibited by the utility provider.
a.
Reductions and Exceptions. A reduction or exception to the applicable objective utility standard may be granted by the decision maker if a finding can be made that the proposed design reduces the visual impact of utilities to the greatest extent feasible.
6.
Vehicle Parking.
a.
Access.
i.
Access to parking facilities shall be from an alley or secondary street, wherever such alley or secondary access is feasible.
(A)
Additional Access Limitations, CSMU District. The following additional access limitations apply in the CSMU District.
(1)
Driveway entries/exits shall be prohibited on Decoto Road.
(2)
Driveway entries/exits shall be prohibited on Eleventh Street, Union Square, and Railroad Avenue wherever access to parking facilities from another street or alley is feasible.
ii.
Driveway entries/exits shall be located at least 25 feet from any primary building entrance facing the same street frontage.
iii.
Sidewalk material and grade shall be maintained as the sidewalk crosses a driveway.
iv.
Driveway pavement shall be enhanced with one of the following treatments:
(A)
Textured Concrete Banding. A concrete area border created with a different textured finish than the inner concrete area.
(B)
Trowel Finish Banding. A concrete area border created with a trowel finish.
(C)
Stamped Concrete. Patterned concrete or imprinted concrete created by using rubber stamps or similar method to imprint patterns into the concrete.
(D)
Integral Concrete. Concrete mixed with finely ground iron oxide pigments, called integral colors, before it is poured.
(E)
Broom Finish. Rough textured finished obtained by dragging a broom on the trowelled surface of the concrete while the concrete is still fresh.
(F)
Salt Finish. A rough textured, slip-resistant surface on freshly poured concrete created by inserting coarse rock salt crystals into the wet concrete.
(G)
Exposed Aggregate Finish. A rough textured surface on concrete created with a top layer of exposed aggregate.
(H)
Trowel Joints. Textured surface created using a tool with a flat blade designed to spread concrete, mortar, or plaster.
 Figure 18.24.050(D)(6)(a)(iv): Driveway Pavement Treatment |
v.
Surface parking lots with 25 or more parking spaces shall provide a pedestrian walkway between rows of parking and extending to the main building entry. The walkway shall be of a different paving material than the drive aisles and parking spaces and be separated from ends of parking spaces by a raised curb at least six inches high.
(A)
Surface Parking Prohibited, CSMU District. Parking in the CSMU District is required to be structured. Parking lots are not allowed after the initial phases of development.
b.
Parking Structures. Parking structures shall be fully screened using decorative screening, or other decorative elements constructed of durable, high-quality materials or trellis structures with integrated irrigation that support vertical planting shall be provided on all parking structure façades that are visible from any public right-of-way.
c.
Residential Districts.
i.
Structured Parking—Location. Any parking within a structure with three or more feet above ground shall be located a minimum of 40 feet from the primary street facing lot line. For lots with multiple street frontages, the primary street facing lot line shall be that abutting the street with the highest roadway classification or, in the case of streets with equal roadway classifications, the street with the highest number of pedestrian building entrances on the block. This requirement does not apply to garages that accommodate parking for a single dwelling unit.
(A)
Reductions and Exceptions. A reduction or exception to the applicable objective residential parking facility standard may be granted by the decision maker subject to both of the following findings:
(1)
The design incorporates habitable space built close to the publicly accessible sidewalk to the maximum extent feasible.
(2)
The site is physically constrained such that underground parking or above ground parking located more than 40 feet from the primary street frontage is not feasible.
 Figure 18.24.050(D)(6)(c)(i): Structured Parking Location Limitation—Residential Districts |
ii.
Above Ground Parking—Maximum Parking Frontage. On lots 50 feet or wider, the total width of above ground parking areas visible from the public right-of-way, including open parking, carports, and garages, shall not exceed 40% of any public right-of-way frontage.
 Figure 18.24.050(D)(6)(c)(ii): Above Ground Parking Frontage Limitation—Residential Districts |
(A)
Reductions and Exceptions. A reduction or exception to the applicable objective above ground parking frontage standard may be granted by the decision maker to allow a greater width subject to both of the following findings:
(1)
The lot is constrained such that limiting the visibility of above ground parking to 40% of the public right-of-way frontage is not feasible.
(2)
Landscaping and other treatments have been incorporated to minimize the visibility of above ground parking from the public right-of-way frontage.
iii.
Individual Garage Design. The following shall apply to all entrances of garages that accommodate parking for a single dwelling unit.
(A)
Garage entrances located on street facing building frontages shall be recessed a minimum of 12 inches behind the front elevation wall plane.
(B)
All garage doors within the project shall be a fully insulated metal or fiberglass roll-up design with baked-on finish and installed with automatic door openers. Top window bands are allowed.
(C)
The applicant and/or property owner shall provide multiple garage door designs for the development. Identical garage door designs shall not be located adjacent to one another.
d.
Districts Other Than Residential Districts. In all districts other than Residential Districts, the following shall apply:
i.
Limitations on Location of Parking. Above ground parking and any parking within a structure with three or more feet above ground, shall be located a minimum of 40 feet from the primary street facing lot line. For lots with multiple street frontages, the primary street facing lot line shall be that abutting the street with the highest roadway classification or the street with the highest number of pedestrian building entrances.
 Figure 18.24.050(D)(6)(d): Parking Location Limitation—Other Districts |
(A)
Reductions and Exceptions. A reduction or exception to the applicable objective limitation on location of parking standard may be granted by the decision maker subject to both of the following findings:
(1)
The design incorporates conditioned, usable space, or active open space close to the publicly accessible sidewalk to the maximum extent feasible.
(2)
The site is physically constrained such that underground parking or above ground parking located more than 40 feet from the primary street frontage is not feasible.
7.
Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.
a.
Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
b.
Circulation Network. On-site walkways shall be connected to the publicly accessible sidewalk and other planned or existing pedestrian routes. An on-site walkway shall connect the primary building entry or entries to a publicly accessible sidewalk on each street frontage.
c.
Transit. Where transit stops are located adjacent to the lot frontage, pedestrian connections shall be provided from the transit stop to the primary building entrance of all buildings on the lot.
d.
Pedestrian Walkway Design.
i.
Walkways shall be a minimum of four feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material. Walkways shall be ADA compliant.
ii.
Where a required walkway crosses parking areas or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, striping, or similar method.
iii.
Where a required walkway is parallel and within two feet of an auto travel lane, it shall be raised or separated from the auto travel lane by a physical barrier consisting of a raised curb at least four inches high.
e.
Reductions and Exceptions. A reduction or exception to the applicable objective public access standard may be granted by the decision maker if a finding can be made that adequate and safe pedestrian access is provided to and throughout the site.
(Ord. 917-23, 9/26/2023)