Vacaville City Zoning Code

Provide standards for the orderly growth and development of the City, and guide and control the use of land to provide a safe, harmonious, attractive, and sustainable community;

To implement the goals, objectives, and policies, and to achieve the arrangement of land uses depicted in the Vacaville General Plan;

Enhance the appearance of the City and promote high-quality design;

Preserve and enhance the character and quality of life of the City's residential neighborhoods;

Promote economic growth and the creation of jobs;

Facilitate the appropriate location of community facilities, institutions, transportation, and parks and recreational areas; and

Facilitate public participation in government decision making regarding land use and development, in a manner consistent with state law.

Applicability of Property. This division shall apply, to the extent permitted by law, to all public and private property within the corporate limits of the City and to property for which applications for annexation and/or subdivisions have been submitted, including all uses, structures, and land owned by any private person, firm, corporation or organization, or the City or other local, state, or federal agencies.

Minimum Requirements. The provisions of this division shall be minimum requirements for the promotion of the public health, safety, and general welfare. Where this division provides for more discretion on the part of a City official or body, that discretion may be exercised to impose more stringent requirements than set forth in the Zoning Ordinance as may be necessary to promote orderly land use development and to implement the City's General Plan goals, policies, and objectives.

Compliance With Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished or moved in any zoning district, except in accordance with the provisions of the Zoning Ordinance, including the development and performance standards, and any permit issued pursuant to the Zoning Ordinance. The temporary or transitory nature of a use does not exempt it from this requirement.

Conflicting Regulations. All uses and development authorized by this division shall comply with all other such regulations and requirements. Where conflict occurs between the provisions of this division and any other City ordinance, chapter, resolution, guideline, or regulation, the more restrictive provisions shall control, unless otherwise specified by the decision maker.

Private Agreements. The Zoning Ordinance shall not interfere with or annul any recorded easement, covenant, or other agreement now in effect; provided, that where this division imposes greater restriction than imposed by an easement, covenant, or agreement, this division shall control. The City shall not be responsible for monitoring or enforcing private agreements.

Prior Ordinance. The provisions of this division supersede all prior zoning ordinances codified in this title and any amendments. No provision of this Zoning Ordinance shall validate any land use or structure established, constructed, or maintained in violation of the prior ordinance, unless such validation is specifically authorized by this division and is in conformance with all other regulations.

Effect of This Zoning Ordinance on Previously Approved Projects and Projects in Progress. The following provisions apply to development that was approved prior to subsequent amendments to this division:

Part I: Administration and Procedures. Part I establishes the overall purpose of the Zoning Ordinance and zoning map, the general rules that govern their applicability and use, and provisions for administration.

Part II: District Regulations. Part II establishes the land use and development standards for each base district and overlay district within the City.

Part III: Supplemental Standards. Part III establishes general site development standards, use regulations, and other requirements that are applicable in some or all zoning districts.

Part IV: Land Use and Development Permits. Part IV establishes procedures for specific approval processes, listed from ministerial approvals to more technical and substantive approvals.

City-Initiated Amendments.

Non-City-Initiated Amendments.

Application. An applicant must submit an application accompanied by the required fee, pursuant to Section 14.09.030.030, Application and Fees. The Director of Community Development may require an applicant to submit such additional information and supporting data as considered necessary to process the application. Amendments to the Zoning Ordinance and zoning map may be processed concurrently with other applications. If an amendment is initiated by the Director of Community Development, Planning Commission or City Council, the application fee is waived.

Staff Report. The Director of Community Development shall prepare a report and recommendation to the Planning Commission on any amendment application. The report shall include, but not be limited to:

Notice of Public Hearing and Notice to Local Public Agencies. The City shall provide notice as provided for in Section 14.09.030.070, Public Notice. Notice of the hearing also shall be mailed or delivered to any local agency expected to provide essential facilities or services to the property that is the subject of the proposed amendment, including to the Solano County Airport Land Use Commission if the amendment applies to land within an airport influence area and involves matters that may have airport land use compatibility implications as stated in Section 14.09.110.070, Solano County Airport Land Use Commission (ALUC) Review.

Planning Commission Hearing and Recommendation to City Council. The Planning Commission shall conduct at least one public hearing on the proposed amendment in accordance with Chapter 14.04.030 of this code, Approval Process.

Recommendation to City Council. Following the public hearing or hearings, the Planning Commission shall make a recommendation on the proposed amendments initiated by the City Council or an applicant to the City Council. Such recommendation shall include the reasons for the recommendation, findings related to General Plan consistency, and the relationship of the application to other adopted documents, in accordance with Section 14.09.020.070, Required Findings. The recommendation shall be transmitted in the form of a City Council memorandum, prepared by the Director of Community Development.

City Council Hearing. After receiving the recommendation of approval, or if requested by an interested party upon recommendation for denial from the Planning Commission, the City Council shall hold a hearing which shall be noticed in accordance with Section 14.09.030.070, Public Notice. The notice for the hearing shall include a summary of the Planning Commission recommendation.

City Council Action. After the conclusion of the hearing, the City Council may approve, modify, or deny the application, in accordance with Section 14.09.020.070, Required Findings.

Revision Referral to Planning Commission. If the Council proposes any substantial revision not previously considered by the Planning Commission during its hearings, the proposed revision shall first be referred back to the Planning Commission for report and recommendation, but the Planning Commission shall not be required to hold a public hearing. The failure of the Planning Commission to report within 45 calendar days after the referral shall be deemed a recommendation for approval and the amendment shall be returned to Council for adoption.

That the proposed amendment is internally consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Land Use and Development Code;

That the proposed amendment would not be detrimental to the public health, safety, or welfare of the community;

That the proposed amendment would maintain the appropriate balance of land uses within the City;

That the anticipated land uses on the subject site would be compatible with existing and future surrounding uses;

That the potential impacts to the City's inventory of residential lands has been considered; and

That the proposed amendment is consistent with any development-related application that is processed and approved concurrently with the amendment application.

Procedure. The procedure for prezoning of property shall be the same as amendments to the Zoning Ordinance and zoning map, according to Chapter 14.04.030 of this code, Approval Process.

Effective Date of Zoning and Time Limit. The zoning of the property to be annexed shall become effective at the time that annexation to the City becomes effective, pursuant to Government Code Section 56000 et seq. If the subject area has not been annexed to the City within five years of the date of zoning approval, the zoning approval is subject to reconsideration.

Applicant. An applicant may be any person or agency authorized to submit a development application to the City. For requests involving a specific site or property, an applicant may be the owner of property or the owner's authorized agent. If the application is made by someone other than the owner or the owner's agent, proof, satisfactory to the Director of Community Development, of the right to use and possess the property as applied for, shall accompany the application.

Application Materials.

Multiple Applications.

Application Fees.

A pre-application meeting is a required meeting between the applicant and City staff, that is intended to provide feedback on the readiness of the application submittal. This meeting is required prior to filing a formal planning application for projects meeting any of the following criteria, unless waived by the Community Development Director:

A preliminary review is an optional review process that is intended to provide information on relevant policies, zoning regulations, and procedures.

Exemption from Permit Streamlining Act. Pre-application review is not subject to the requirements of the California Permit Streamlining Act. An application that is accepted for pre-application review shall not be considered complete pursuant to the requirements of the Permit Streamlining Act unless and until the Director of Community Development has received an application for approval of a development project, reviewed it, and determined it to be complete under Section 14.09.030.050, Review of Applications.

Procedures. A prospective applicant may submit an optional preliminary review consisting of a preliminary project description, preliminary plans, and designs. The Director of Community Development shall conduct a preliminary review of the submittal and inform the applicant of applicable City requirements, provide a preliminary list of issues that will likely be of concern, and may suggest possible alternatives or modifications to the project. The Director of Community Development may consult with or request review by any City agency or official with interest in the application.

Recommendations Are Advisory. Neither the pre-application review nor the provision of information and/or pertinent policies shall be construed as either a recommendation for approval or denial of the application or project by City staff. Any recommendations that result from pre-application review are considered advisory only and shall not be binding on either the applicant or the City.

Initial Completeness Review. In compliance with the Permit Streamlining Act, the Director of Community Development shall determine whether an application is complete within 30 calendar days of the date the application is filed and the required fee is received. Legislative actions (i.e., City Council) are not subject to the 30-day time limit for determination that an application is complete.

Incomplete Application. If an application is deemed incomplete, the Director of Community Development shall provide written notification to the applicant listing the applications for permit(s), forms, information, and any additional fees that are necessary to complete the application.

Complete Application. In accordance with the Permit Streamlining Act, when an application is deemed complete, the Director of Community Development shall make a record of that date and proceed with processing the application. If an application requires a public hearing, the Director of Community Development shall schedule it and notify the applicant of the date and time, pursuant to Section 14.09.030.070, Public Notice.

Referral of Application. At the discretion of the Director of Community Development, or where otherwise required by this title, state or federal law, applications filed in compliance with this title may be referred to any City department or public agency that may be affected by or have an interest in the proposed land use project.

Extensions. The Director of Community Development may, upon written request and for good cause, grant extensions of any time limit for review of applications imposed by this title.

Mailed Notice. At least 10 calendar days before the date of the public hearing, or 15 calendar days before the proposed date of action when no public hearing is required, the Director of Community Development shall provide notice by first class mail delivery to the following:

Alternative Method for Large Mailings. If the number of owners to whom notice would be mailed or delivered is greater than 1,000, and for legislative decisions such as a code amendment, instead of a mailed notice, the Director of Community Development (or City Clerk for City Council hearings) may provide notice by placing a display advertisement of at least one-eighth of a page in at least one newspaper of general circulation in the City, at least 10 calendar days prior to the hearing.

Failure to Notify Individual Properties. The validity of the proceedings shall not be affected by the failure of any property owner, resident, or community organization to receive a mailed notice.

Optional Public Notice. The Director of Community Development may permit additional noticing of public hearings on social media platforms available on the internet to augment traditional forms of public noticing and consistent with any adopted City Council policies for additional public noticing. Suitable projects that may be considered for optional public noticing include those that may result in major policy changes, affect large neighborhoods or districts, or that may have strong public interest.

Date of Action. The decision maker shall decide to approve, modify, revoke, or deny any discretionary permit following the close of the public hearing, or if no public hearing is required, within the time period set forth below. These deadlines do not apply to any action that has been appealed to the City Council in accordance with Section 14.09.030.120, Appeals. Time extensions may be granted pursuant to Section 14.09.030.100, Expiration and Extension.

Notice of Action. After the Director of Community Development or Planning Commission takes any action to approve, modify, or deny an application that is subject to appeal under the terms of this title, the Director of Community Development shall issue a notice of action. The notice shall describe the action taken, including any applicable conditions, and shall list the findings that were the basis for the decisions. The Director of Community Development shall file the notice with the City Clerk and mail the notice to the applicant and to any other person or entity that has filed a written request for such notification with the Planning Division.

Findings. Findings, when required by state law or this title, shall be based upon consideration of the application, plans, testimony, reports, and other materials that constitute the administrative record and shall be stated in writing in the resolution or record of the action on the permit.

Scope. The scope of approvals includes only those uses and activities proposed in the application, excluding other uses and activities. Unless otherwise specified, the approval of a new use shall terminate all rights and approvals for previous uses no longer occupying the same site or location.

Conditions. The application exhibits, including site plan, floor plans, building elevations, and/or any additional information or representation, whether oral or written, indicating the proposed use and manner of operation submitted with an application or submitted during the approval process and any conditions specified and adopted by the decision maker shall be deemed conditions of approval. Any approval may be subject to any conditions specified by the City and adopted with the project approval requirements that the applicant guarantees, warranties, or ensures compliance with submitted plans and conditions in all respects.

Actions Voiding Approval. If the construction of a building or structure or the use established is contrary to the description or illustration in the application, so as to either violate any provision of this title or require additional permits, then the approval shall be deemed in violation of this title and subject to enforcement action as provided by Chapter 14.01.040 of this code, Enforcement. If the construction or use does not substantially comply with the approval the construction or use may be subject to enforcement and the Director of Community Development has the discretion to initiate enforcement action to correct any such violations.

Periodic Review. All approvals may be subject to periodic review to determine compliance with the permit and applicable conditions. If a condition specifies that activities or uses allowed under the permit are subject to periodic reporting, monitoring, or assessments, it shall be the responsibility of the permit holder, the property owner, or successor property owners to comply with such conditions.

Effective Dates. A final decision on an application for any approval subject to appeal shall become effective after the expiration of the 10-day appeal period following the date of action unless an appeal is filed.

Expiration. Permits and project approvals shall lapse and become void two years after the approval date unless a greater time period is granted by the decision maker, or unless any of the following occurs:

Modification Application.

Revocation. Any permit or entitlement granted under this title may be revoked or revised for cause if any of the conditions or terms of the permit or entitlement are violated, or if any law or ordinance is violated.

Applicability. Any action by the Planning Commission or Director of Community Development in the administration or enforcement of the provisions of the Zoning Ordinance may be appealed in accordance with this section. Failure to exhaust all administrative remedies as specified in this section may jeopardize an appellant's opportunities to seek any subsequent remedy.

Who May File an Appeal. Any interested party may appeal a final action of the Director of Community Development or Planning Commission during the appeal period set forth in this code.

Call for Review. In lieu of filing an appeal, members of the City Council and the Planning Commission, the City Manager, and the Director of Community Development may call an action for review prior to expiration of the appeal period, as detailed below. A call for review is not subject to the appeal filing requirements or payment of a filing fee. The call for review otherwise will be processed as an appeal.

Time Limits. Unless otherwise specified in state or federal law, all appeals shall be filed in writing within 10 calendar days of the date which the action was taken, except for minor use permits, which have a five-calendar-day appeal period. In the event an appeal period ends on a Saturday, Sunday, or any other day the City is closed, the appeal period shall end at the close of business on the next consecutive business day.

Procedures for Filing an Appeal. The appellant shall file the appeal on a form specified by the Director of Community Development. The appeal shall include the following:

Appeal Hearing and Standards of Review.

Decision on Appeal. The appeal body may affirm, modify, or reverse the prior action. The appeal body shall base its decision on the applicable standards and criteria. The appeal body shall adopt findings supporting its decision based on the criteria.

Effect of Approval While an Appeal Is Pending.

Scheduling the Appeal. An appeal shall be scheduled for public hearing on the next available Planning Commission agenda, as determined by the Director of Community Development, or, if applicable, on the next available City Council agenda, as determined by the City Clerk.

Notice. The Director of Community Development or the City Clerk shall provide notice of the public hearing in accordance with the provisions of Section 14.09.030.070, Public Notice. Notice shall be given to the same persons and agencies as when the action was originally taken on the project, to the appellant, and to any persons submitting written comments prior to the original action.

Brought by a third party to attack, overturn, set aside, void, or annul such permit, entitlement, or approval; or

Brought by a third party in connection with, or arising out of applicant's ownership, occupancy, use or development of the property, or any portion thereof, for which the permit, entitlement, or approval was issued, including, but not limited to, the installation or construction of improvements thereon. City shall promptly notify applicant of any action and shall fully cooperate in the defense of any action.

This title establishes the zoning and overlay districts applied to property within the City and adopts the City's official zoning map. The City is divided into different zoning and overlay districts.

An overlay district is established to address special or unique needs or characteristics of certain areas in the City, or to limit or expand uses or development standards in the underlying zoning districts due to the special characteristics of the site.

This Zoning Ordinance establishes the following zoning and overlay districts provided in Table 14.09.040.A, Zoning and Overlay Districts. The land uses, regulations and standards that apply to each zoning and overlay district are provided within each zoning district and overlay chapter of this title.

Where boundaries are indicated as approximately following street or alley lines or other identifiable property, lot, or other discernible boundary lines, such lines shall be construed to be in the district boundary;

Where boundaries are indicated as within a street or alley, the center line of the street or alley shall be construed to be the district boundary. Public streets shall be included within zoning district boundaries;

A symbol indicating the designation of property on the zoning map or the existence of an overlay district shall apply to the whole of the area, or may apply to part of an area for an overlay, within the zoning district boundary; and

Where a boundary line is not indicated as following a street or alley or to coincide approximately with a property, lot, or other discernible boundary, the boundary line shall be determined by use of the scale designated on the zoning map.

Preserve lands for agricultural use; and

Protect prime agricultural lands from the encroachment of incompatible uses and urban development which would make long-term agricultural uses uneconomical or infeasible. Additional purposes of each agriculture zoning district:

Table 14.09.050.B, Development Regulations – Agriculture Zoning Districts, prescribes the development regulations for the agriculture zoning districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the "Additional Regulations" column refer to other sections of this code.

Additional Development Regulations.

Grazing. Grazing is allowed on pastureland or hillside grasslands in the AG and AH districts, subject to the following standards:

Density Transfer, AH District. Permitted density may be transferred from a site in the AH district which does not contain a dwelling unit to a site in a residential district, pursuant to conditional use permit approval in accordance with the provisions of Chapter 14.09.300, Use Permits, and the following standards:

Family Burial Plots, AH District. The following standards apply to family burial plots in addition to all applicable requirements of the state of California and Solano County.

Properties Within Northeast Growth Area. New development of sites located within the Northeast Growth Area shall comply with the Northeast Growth Area overlay district regulations identified in Chapter 14.09.191 of this code.

Provide for a full range of housing types to meet the diverse economic and social needs of residents;

Preserve, protect, and enhance the character of the City's neighborhoods;

Enhance the quality of life of residents;

Ensure that the scale and design of new development and alterations to existing development are compatible with surrounding uses and appropriate to the physical and aesthetic characteristics of the proposed location; and

Provide sites for public and semi-public uses such as parks, schools, day care, and other community uses that serve residents and complement surrounding residential development.

Additional purposes of each residential zoning district:

Residential Rural (RR). The RR district is intended to provide for rural residential development on large lots and other compatible uses in a semi-rural setting, in areas that may lack domestic water and sanitary sewer services. This district provides for residential density between 0.1 and 0.4 dwelling units per acre. The RR district implements the Rural Residential General Plan Land Use Designation.

Residential Estate (RE). The RE district is intended to provide for residential development on large lots and other compatible uses in a semi-rural atmosphere and setting, subject to the extension of domestic water and sanitary sewer services by the property owner. This district provides for residential density between 0.5 and 3.0 dwelling units per acre. The RE district implements the Residential Estate General Plan Land Use Designation.

Residential Low (RL). The RL district is intended to provide for residential development and other compatible uses in a low-density residential neighborhood setting with a variety of lot sizes and architectural styles. This district provides for residential density between 3.1 to 5.0 dwelling units per acre. The RL district implements the Residential Low-Density General Plan Land Use Designation.

Residential Low Medium (RLM). The RLM District is intended to provide for a variety of housing types at densities in the range of 5.1 to 8.0 dwelling units per acre. This district also provides for public uses, quasi-public uses, and similar and compatible uses that may be appropriate in a low medium density residential environment. The RLM district implements the Residential Low Medium Density General Plan Land Use Designation.

Residential Medium (RM). The RM district is intended to provide for a variety of housing types at densities between 8.1 to 14.0 dwelling units per acre, including duplexes, townhouses, apartments, detached single-unit residential development on small lots, and other compatible uses appropriate in a medium density residential environment. The RM district implements the Residential Medium Density General Plan Land Use Designation.

Residential Medium High (RMH). The RMH district is intended to provide for a variety of housing types at densities in the range of 14.1 to 20.0 dwelling units per acre. Types of dwelling units include attached and detached single-unit dwellings, townhomes, condominiums, two-unit dwellings, multi-unit developments, and apartments. This district also provides for public uses, quasi-public uses, and similar and compatible uses that may be appropriate in a medium high-density residential environment. The RMH district implements the Residential Medium High-Density General Plan Land Use Designation.

Residential High (RH). The RH district is intended to provide for a variety of high-density residential development, including townhouses, condominiums, apartments, and other compatible uses. This district provides for residential density between 20.1 to 30.0 dwelling units per acre. The RH district implements the Residential High Density General Plan Land Use Designation.

Residential High Limited (RHL). The RHL district is intended to provide for a variety of high-density residential development, including townhouses, condominiums, apartments, and other compatible uses. This district provides for residential density between 20.1 to 24.0 dwelling units per acre. This zoning district applies to residential high-density projects located within Nut Tree Airport Compatibility Areas D, Extended Approach/Departure Area, and E, Adjacent to Runway or Final Approach, and is subject to Chapter 14.09.110 of this code, Airport Environs (AE) Overlay District. The RHL district implements the Residential High Density Limited General Plan Land Use Designation.

Manufactured Housing Park (MHP). The MHP district is intended to provide areas for manufactured housing parks, whether lots are rented or leased, or where lots are individually owned. This district provides for a residential density between 6.0 to 10.0 dwelling units per acre. The MHP district implements the Residential Manufactured Home Park General Plan Land Use Designation.

Lot Size and Dimensions, RR, RE, and RL Districts. In the RR, RE, and RL districts, the minimum lot area, depth, and width standards presented in Table 14.09.060.C, Minimum Lot Area and Dimensions, RR, RE, and RL Districts, apply.

One-Story Dwellings Required, RE and RL Districts. Residential developments in the RE and RL districts shall contain one-story dwellings, or may be permitted to contain all two-story homes through a planned development. For developments containing fewer than 60 dwelling units, at least 30 percent of the dwellings shall be one story. For developments containing 60 or more dwelling units, at least 25 percent of the dwellings shall be one story. For purposes of this standard, one-story dwellings include those that have less than one-third of the living space on an upper floor, such as a loft, and that have a kitchen, bathroom, and bedroom on the ground floor. Multi-unit residential buildings required pursuant to Section 14.09.060.040.E may be two stories and do not count against the minimum percentages described in this section.

Corner Side Yard Setback, Reversed Corner Lot. On a reversed corner lot, the corner side yard setback shall not be less than the required front yard of the adjoining key lot.

Interior Side Setbacks, RL District. On lots 6,000 square feet in size or larger in the RL district developed with two or more stories, one interior side setback shall be a minimum of 10 feet. The other interior side setback shall be a minimum of five feet.

Maximum Lot Coverage, RR and RE Districts. In the RR and RE districts, the maximum lot coverage standards presented in Table 14.09.060.D, Maximum Lot Coverage, RR and RE Districts, apply.

Paving and Impervious Surfaces. New development with 50-foot-wide lots shall contain a minimum 25-foot-wide paved driveway to accommodate vehicle and exiting landing areas, except as follows:

Small Lot Single-Unit Development, RLM, RM, RMH, RH, and RHL Districts. Attached and detached single-unit development located on lots less than the minimum lot size and less than the minimum lot dimensions established for the RLM, RM, RMH, RH and RHL districts may be approved with a minor use permit pursuant to Chapter 14.09.300 of this code, Use Permits, and the following standards:

Street Patterns in Residential Districts.

Properties Within Northeast Growth Area. New development of sites located within the Northeast Growth Area shall comply with the Northeast Growth Area overlay district regulations identified in Chapter 14.09.191 of this code.

Variety of Housing Types – Duplexes, Triplexes and Fourplexes. New developments on project sites over five acres in size, which propose to subdivide the site into 20 or more parcels for the development of residential uses, shall provide parcels that shall be developed as duplexes, triplexes and/or fourplexes in order to provide a variety of housing types in traditionally single-family subdivisions. Each of the multi-unit housing types shall be provided in the percentages outlined in Table 14.09.060.E. In no instance shall the overall density of the district or land use be exceeded unless otherwise permitted.

Applicability. This section applies to all buildings with one or two residential units except for duplexes on a single lot and small lot single-unit developments, where the applicant elects to apply the standards contained in Section 14.09.060.060, Design Requirements for Buildings with Three or More Units. Proposed design review applications meeting these standards shall be subject to review by the Director and the Director shall retain the discretion to refer projects to the Planning Commission for review. Developments requesting deviations to these standards shall be reviewed by the Planning Commission.

Deviations to Standards and Development Specific Standards. The decision maker may approve deviations to the standards of this section and/or establish specific development standards through conditional use permit approval and/or adjustment process pursuant to Chapter 14.09.300 of this code, Use Permits.

House Plans.

Architectural Details. Building designs shall incorporate architectural details that add visual interest and contribute to neighborhood identity. Architectural details shall be well proportioned to the size and scale of buildings and contribute to the overall architectural style.

Exterior Materials/Finishes. Exterior materials and finishes shall meet the following requirements:

Windows/Vents. Architectural elevation designs shall include window and vent details. Window and vent designs shall meet the following requirements:

Roof Design/Material. Roofs shall provide visual variety and interest. The following requirements shall apply:

Wall Planes. Building offsets, roof overhangs, bay windows, variety of materials, and other features shall be used to reduce building massing. The following requirements apply:

Garage Design. Garages shall be designed so they do not dominate the front elevation of a house. Design requirements include:

Two-Unit Buildings on Corner Lots. Two-unit buildings on corner lots in RE, RL and RLM zones are allowed and shall count as one dwelling unit for the purposes of density calculations, provided they meet the following standards in addition to the development standards of the base zoning district:

Minimum Outdoor Recreation Space. Permanently maintained usable outdoor recreation space classified as per unit (private outdoor recreation space) and for all residences (common outdoor recreation space) shall be provided consistent with the following standards:

Required Storage Areas for Garbage and Recycling. Storage areas for trash and recyclable materials collection containers must be provided on all lots. These areas may be in the side yard or in an enclosed garage in a designated space (outside the minimum garage size requirements). Trash and recycling enclosure areas must be screened from public view. An accessible path is required for occupants to move trash and/or recycling containers to the pickup point.

Neighborhood Identity. Residential developments shall be designed to reflect individual neighborhood identification. Neighborhood identification can be achieved by providing entry treatments, landscape themes, and architectural styles.

Applicability. This section applies to all multifamily residential buildings with three or more residential units and to duplexes on a single lot and small lot single-unit developments where the applicant elects to apply these standards in lieu of those in Section 14.09.060.050, Design Requirements for One- and Two-Unit Buildings.

Site Planning and Orientation. Multifamily projects shall comply with the following standards:

Building Width. The maximum width of a building on a street frontage shall be 90 feet without a recess of at least 15 feet.

Massing and Proportion. Avoid the appearance of top-heavy buildings, and long uninterrupted exterior wall planes by employing articulation. The following standards shall apply:

Architectural Detailing and Materials. Buildings shall provide architectural details that add visual interest and contribute to the neighborhood identity. The details shall be well proportioned to the size of the building and contribute to the overall architectural style.

Windows. Window design, detailing, and placement are required to meet the following:

Garage Design.

Minimum Outdoor Recreation Space. Permanently maintained usable outdoor recreation space classified as per unit (private outdoor recreation space) and for all residences (common outdoor recreation space) shall be provided consistent with the following standards:

Trash Enclosures and Recycling Areas. The following standards shall apply to all development that does not provide trash disposal within an indoor common disposal area or where each unit or tenant has its own receptacle.

Adjacent or Abutting Single-Family Detached Homes. New multifamily residential projects located across the street or abutting the same property line shall comply with the following objective standards to ensure compatibility with existing neighborhoods:

The purpose of the commercial and mixed-use zoning districts is to:

Additional purposes of each commercial and mixed-use zoning district are provided below: