a. Primary Buildings.

a. Front and street side setback: same as for primary structure.

b. Interior side setback: four feet minimum.

c. Rear setback: four feet minimum.

a. Height. Height shall be measured pursuant to Chapter 24.405 (Height Regulations).

b. Attics. Attic space may be occupied and not count as a story when applying the height limits of the applicable zone. Occupiable attic space shall not exceed 75 percent of the ground floor footprint.

c. Allowed Frontage Types. Only the following frontage types are allowed within the LM overlay zone. The primary facade of each primary building shall be designed as one of the following frontage types, in compliance with Section 24.305.030, Frontage type standards:

a. Parking and Services Placement.

b. Parking Access. Where standard-width alley occurs, vehicular access is permitted only from the alley.

c. Parking Requirements. Each site shall be provided off-street parking as follows, designed in compliance with the requirements in Chapter 24.415 (Off-Street Parking Regulations).

a. Single-Family Housing.

b. Duplex/Triplex/Quadplex.

c. Rowhouses. Each dwelling shall be provided with a private or semi-private yard of at least 300 square feet with a minimum dimension of 15 feet. Yard must be of a regular geometry (e.g., rectangular). Up to 100 square feet per unit may be provided as common usable open space.

d. Bungalow Courts.

e. Courtyard Housing.

a. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements unless specified otherwise by the standards for an allowed building type in Section 24.305.020(A) (Building Type Design Standards):

b. Accessory Structures. An accessory structure shall be placed on a lot in compliance with the following. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations).

a. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations).

b. Allowed Frontage Types. Only the following frontage types are allowed within the MU-3 overlay zone. The primary facade of each primary building shall be designed as one of the following frontage types, in compliance with Section 24.305.030 (Frontage Type Standards):

a. Parking and Services Placement.

Note: This graphic does not represent a fully designed building applying all standards.

b. Parking Requirements. Each site shall be provided off-street parking as follows, designed pursuant to the requirements in Chapter 24.415 (Off-Street Parking Regulations).

a. Duplex/Triplex/Quadplex.

b. Rowhouses.

c. Courtyard Housing.

d. Projections are allowed to encroach into the courtyard per the interior side setback encroachments listed in Table 24.305.010.B-2 (Allowed Encroachments Into Setbacks).

e. Stacked Dwellings and Commercial Blocks.

a. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements, unless specified otherwise by the standards for an allowed building type in Section 24.305.020(A) (Building Type Design Standards):

b. Accessory Structures. An accessory structure shall be placed on a lot in compliance with the following. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations).

a. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations).

b. Allowed Frontage Types. Only the following frontage types are allowed within the MU-4 zone. The primary facade of each primary building shall be designed as one of the following frontage types, in compliance with Section 24.305.030 (Frontage Type Standards).

a. Parking and Services Placement.

b. Parking Requirements. Each site shall be provided off-street parking as follows, designed pursuant to the requirements in Chapter 24.415 (Off-Street Parking Regulations):

a. Rowhouses.

b. Courtyard Housing, Stacked Dwellings and Commercial Blocks.

a. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements unless specified otherwise by the standards for an allowed building type in Section 24.305.020(A) (Building Type Design Standards):

b. Accessory Structures. An accessory building shall be placed on a lot in compliance with the following requirements. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations).

a. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations).

a. Stoop.

b. Forecourt.

c. Shopfront and awning.

d. Gallery.

e. Arcade.

f. Lobby.

a. Parking and Services Placement.

b. Parking Requirements. Each site shall be provided off-street parking as follows, designed in compliance with the requirements in Chapter 24.415 (Off-Street Parking Regulations):

a. Rowhouses.

b. Courtyard Housing, Stacked Dwellings, and Commercial Blocks.

a. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements unless specified otherwise by the standards for an allowed building type in Section 24.305.020(A) (Building Type Design Standards):

b. Accessory Structures. An accessory building shall be placed on a lot in compliance with the following requirements. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations).

a. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations).

a. Stoop.

b. Forecourt.

c. Shopfront and awning.

d. Gallery.

e. Arcade.

f. Lobby.

a. Parking and Services Placement.

b. Parking Requirements. Each site shall be provided off-street parking as follows, designed in compliance with the requirements in Chapter 24.415 (Off-Street Parking Regulations):

a. Courtyard Housing, Stacked Dwellings, and Commercial Blocks.

a. Access and Orientation.

i. Entries.

(A) Dwelling units that abut a public right-of-way shall orient the primary entryway toward the public street. Deviations from this requirement may be approved by the director for projects where the project site is located on a fast-moving roadway of four lanes or wider, provided the facade facing the public street is designed with similar details and treatments to those of the front facade.

(B) Dwelling units located in the interior of a development shall orient the primary entryway toward and be visible from a private street, pedestrian pathway, or courtyard/common open space that is connected to a public right-of-way or private street.

(C) The main entrance shall be through an allowed frontage type, and shall comply with the appropriate frontage standards per Section 24.305.030, Frontage type standards.

b. Massing and Articulation.

i. Architectural Variability. For all developments involving four or more contiguous lots/homes, there shall be multiple “distinctly different” front facade designs. No more than two houses shall be of the same front facade design as any other house directly adjacent along the same block face and side of the street. Mirror images of the same configuration do not meet the intent of “distinctly different.” “Distinctly different” shall mean that a single-family dwelling’s elevation must differ from other house elevations in the following (see subsection (A)(1)(c) of this section (Facade Modulation and Articulation)):

(A) Number of stories (optional);

(B) Modulation strategies – at least one;

(C) Articulation strategies – at least one;

(D) Variation in materials – different material palette, with a different primary material; and

(E) Architectural style – different architectural styles (optional).

The number of required different front facade designs shall be in accordance with Table 24.305.020.A-1, Architectural Variability.

Total Number of Dwelling Units	Minimum Number of Facade Designs

Total Number of Dwelling Units	Minimum Number of Facade Designs
4 – 6	2
7 – 12	3
13– 20	4
21 – 30	5
31 – 40	6
41 – 60	7
> 60	8

c. Facade Modulation and Articulation.

a. Site Planning/Configuration. Rowhouses shall be configured in one of the following ways:

b. Access and Orientation.

i. Entries.

(A) Dwelling units that abut a public right-of-way shall orient the primary entryway toward the public street. Deviations from this requirement may be approved by the director for projects where the project site is located on a fast-moving roadway of four lanes or wider, provided the facade facing the public street is designed with similar details and treatments to those of the front facade.

(B) Dwelling units located in the interior of a development shall orient the primary entryway toward and be visible from a private street, pedestrian pathway, or open space that is connected to a public right-of-way or private street.

(C) The main entrance shall be through an allowed frontage type, and shall comply with the appropriate frontage standards per Section 24.305.030, Frontage type standards.

c. Massing and Articulation.

ii. End Units. Any rowhouse where the primary facade and building entry are perpendicular to a public street right-of-way, private street, or publicly accessible pathway is considered an end unit. The end unit (side facade facing the public right-of-way, private street, or publicly accessible pathway) shall meet the following standards:

(A) The end unit building facade shall have a fenestration area greater than 15 percent of the facade area.

(B) The end unit building facade shall have at least one architectural projection that projects a minimum of two feet from the street facing facade (e.g., bay windows) with a minimum width of two feet.

(C) Parking shall not be located on the end unit facade.

(D) Maximum Units in Row. There shall be a maximum of six units per building/row.

a. Site Planning/Configuration. Duplexes, triplexes, and quadplexes may be stacked or side-by-side flats.

b. Access and Orientation.

c. Massing and Articulation.

a. Description. A group of multifamily dwelling units arranged to share one or more common courtyards upon a qualifying lot. Dwellings take access from the street or the courtyard(s). The courtyard is intended to be a semi-public space that is an extension of the public realm.

b. Access and Orientation.

c. Massing and Articulation.

a. Description. A residential building comprised of stacked flats, or a mixed-use building designed for occupancy by retail, service, and/or office uses on the ground floor street frontage with residential units above units.

b. Access and Orientation.

c. Massing and Articulation.

i. Facade Rhythm and Pattern. Multifamily residential and residential mixed-use buildings shall express a repeating rhythm and pattern of lines, shapes, forms and/or colors that reflect the size and scale of a housing unit and/or individual rooms and spaces. This may be achieved with building modulation to create vertically oriented facades (height greater than the width of the facade), facade articulation, and repeating vertically oriented patterns of fenestration.

(A) Residential facades shall use vertical patterns of building modulation, facade articulation, and fenestration. This rhythm shall be between 20 to 50 feet in width for housing units or 10 to 20 feet in width for individual rooms and spaces.

(B) Ground floor shopfront uses shall express a vertical rhythm not to exceed 20 to 50 feet in width.

Note: This graphic does not represent a fully designed building applying all standards.

iii. Vertical Modulation – Massing Breaks.

(A) Major Massing Breaks. Buildings greater than three stories in height with primary building facades greater than or equal to 150 feet in length shall have a minimum of one major massing break. Major massing breaks shall be a minimum depth of five feet and a minimum width of 10 feet and shall extend the full height of the building including a break in the roofline. Primary building facades greater than or equal to 300 feet in length shall include at least two major massing breaks, with one major break with a minimum depth of 10 feet and minimum width of 20 feet (the other break may be at the smaller size – minimum depth of five feet and a minimum width of 10 feet).

(B) Minor Massing Breaks. All continuous building facades greater than or equal to 75 feet in length shall have at least one minor massing break (vertical shift modulation). Minor breaks shall be a minimum of two feet deep and four feet wide and extend at minimum the full height of the building above the ground floor, including a break in the roofline.

Note: This graphic does not represent a fully designed building applying all standards.

iv. Facade Articulation. All facades shall include a minimum of two of the following facade articulation strategies to create visual interest:

(A) Recesses. Vertical and horizontal recesses such as a pattern of recessed grouping of windows, recessed panels, or similar strategies. The recess shall be a minimum four inches in depth.

(B) Projections. Vertical and horizontal projections such as shading and weather protection devices, decorative architectural details, or similar strategies. Shading and weather protection projections shall be a minimum of two feet in depth. Architectural projections shall be a minimum of four inches in depth.

(C) Datum Lines. Datum lines that continue the full length of the building, such as cornices, with a minimum four inches in height, and a minimum two inches in depth with a change in material.

(D) Balconies. Balconies or Juliet balconies (every 20 to 50 feet). Balconies shall be a minimum of six feet in depth; Juliet balconies shall be a minimum of eight inches in depth.

(E) Screening Devices. Screening devices such as lattices, louvers, shading devices, perforated metal screens, or similar strategies.

v. Fenestration. Fenestration shall meet the following standards:

(A) Fenestration shall reinforce vertical proportions and patterns with windows that shall not exceed a 2:1 horizontal-to-vertical ratio.

(B) Windows that are flat or “flush” with the facade are prohibited unless applied to a portion of a building that is part of a recessed facade modulation as identified in horizontal or vertical shift modulation strategies in subsection (A)(5)(c)(iv) of this section (Facade Articulation). See also subsection (B)(2) of this section (Windows).

(C) Curtain walls, if used, shall have a vertical orientation of mullions, joints, or solid panels that create a vertical pattern that does not exceed a 2:1 horizontal-to-vertical ratio.

vi. Treatment of Corner Buildings. Buildings located at street corners that are three stories and higher shall include the following special features:

(A) The building facade shall be located at the minimum front and street side yard setback or build-to line on both facades for a minimum aggregated length of 50 feet meeting at the corner, or the building shall be set back at the corner to provide a publicly accessible open space/plaza or outdoor seating area for public dining with a minimum dimension of 20 feet and minimum area of 400 square feet.

(B) The entry to ground floor retail or the primary building entrance shall be located within 25 feet of the corner of the building.

(C) The corner of the building shall include one or more of the following features:

(1) A different material application and/or fenestration pattern from the rest of the facade.

(2) A change in total height of at least four feet greater or less than the height of the abutting primary facade.

(3) A special architectural feature such as a rounded or cut corner, tower/cupola, or similar.

a. Window Trim or Recess. Windows shall be recessed at least three inches from the plane of the surrounding exterior wall, or shall provide a combination of trim and recess with minimum one-inch recess. Curtain walls are exempt.

Figure 24.305.020.B-1. Window Trim or Recess

a. Variation in Materials. At least two materials shall be used on any building frontage, in addition to glazing and railings. Any one material must comprise at least 20 percent of the building frontage, excluding windows, railings, base bulkheads, and trim.

b. Variation in Colors. Colors shall be used as follows:

c. Change in Materials. A change in material must be offset by a minimum of six inches in depth. Material changes shall not occur at corners. The same material shall continue around corners for a minimum distance of four feet. If feasible, the same material should continue to the next change in the wall plane.

d. Building Component Colors. All vents, gutters, downspouts, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface.

e. Prohibited Colors. High chroma (over 75 percent saturation) and neon colors are prohibited.

f. Durable Materials. Buildings shall incorporate durable finish and/or accent materials, including masonry, tile, stone, stucco, architectural grade wood, brick, glass, and finished metal.

g. Prohibited Materials. Plain untextured block, plywood, vinyl, plastic (and plastic laminate), and mill-finish (noncolored) aluminum metal windows or door frames are prohibited as materials.

a. Architectural Integrity. This chapter does not prescribe any particular style. Whichever architectural style is selected, buildings should be designed using elements that are authentic to that architectural style in regard to building form, detailing and decorative features, colors, materials, etc.

b. Building Components (Base/Middle/Top). This standard applies to buildings that are designed using a traditional architectural style (e.g., Mediterranean, Spanish, etc.). Buildings four stories and higher should be designed to differentiate a defined base, a middle or body, and a top, cornice, or parapet cap. Buildings three stories or less should include at minimum a defined base and top. Each of these elements should be distinguished from one another for a minimum of 75 percent of the facade length through use of the following:

a. Description. A frontage wherein the facade may be set back from the property line/frontage line to create a yard. An encroaching porch is appended to the facade. A fence or wall at the property line may be used to define the private space of the yard. A great variety of porch and fence designs are possible including a raised front yard with a retaining wall at the property line with entry steps to the yard.

b. Design Standards.

a. Description. Dooryards are elevated gardens or terraces that are set back from the frontage line. This type can effectively buffer residential quarters from the sidewalk, while removing the private yard from public encroachment. The terrace is also suitable for restaurants and cafes as the eye of the sitter is level with that of the standing passerby.

b. Design Standards.

a. Description. Stoops are elevated entry porches/stairs placed close to the frontage line with the ground story elevated from the sidewalk, securing privacy for the windows and front rooms. The stoop is suitable for ground floor residential use at short setbacks. A shed roof may also cover the stoop. This type may be interspersed with the shopfront and awning frontage type.

b. Design Standards.

a. Description. Forecourts are uncovered courts within a shopfront and awning, gallery, or arcade frontage, wherein a portion of the facade is recessed from the building frontage. The court is suitable for outdoor dining, gardens, vehicular drop-offs, and utility offloading. The court may also be raised from the sidewalk, creating a small retaining wall at the property line with entry steps to the court. This type may be combined with other frontage types, such as lobby and shopfront and awning frontage types.

b. Design Standards.

a. Description. Typically, the shopfront and awning frontage type applies to storefronts. Shopfronts are like small buildings with their own base, “roofline,” and pattern of window and door openings. Shopfronts are facades placed at or close to the right-of way line, with the entrance at sidewalk grade. They are conventional for retail frontage and are commonly equipped with cantilevered shed roof(s) or awning(s). Recessed shopfronts are also acceptable. It has substantial glazing on the sidewalk level and defines the primary treatment for ground-level commercial uses oriented to display and access directly from public sidewalks.

b. Design Standards.

iv. Openings and Windows. Shopfronts in new mixed-use developments shall contain clear openings and windows for a minimum of 60 percent of the linear length of the first floor facades facing sidewalks, pedestrian walks, or publicly accessible outdoor space areas. Dark tinted, reflective, mirror, or opaque glazing is not permitted for any required wall opening along street level retail facades.

a. Description. A gallery is an attached, cantilevered shed or a lightweight colonnaded space resulting in a covered walkway or dining space. This frontage type requires the ground floor to be constructed at or close to sidewalk grade, and is not appropriate for buildings with ground-level residential use.

b. Design Standards.

a. Description. Arcades are facades with an attached colonnade that is covered by upper stories.

b. Design Standards.

a. Description. A lobby entry is an entrance with a significant architectural expression. A lobby entrance should be prominent and easy to identify. This frontage type is appropriate for office and shared multifamily residential uses accessed from a common lobby. It is also intended for limited use in commercial block buildings featuring ground-level shopfronts, to provide access to lobbies serving upper-level residential, office, or hotel uses. This frontage may be used in combination with other frontage types, such as shopfront and awning, forecourt, stoops, and dooryards.

b. Design Standards.

a. Window Placement. When a residence is located within 10 feet of a side property line, windows on the residence shall be offset a minimum of three feet from windows of the nearest building on the adjacent property.

b. Balcony Placement. Upper-story balconies shall be offset a minimum of 10 feet opposite windows of adjacent single-family residences.

a. Minimum right-of-way width shall be 52 feet.

b. The ROW from curb to curb shall be a minimum of 32 feet wide and may be arranged in a number of ways with travel lanes, parking/loading and/or bicycle facilities depending on the street function and adjacent development.

c. Sidewalks shall include a minimum six-foot-wide clear throughway with a four-foot-wide planter/planting strip or furnishing zone that includes trees, lighting, street furniture, etc.

d. The planter/planting strip shall be planted with low lying, drought-tolerant ground covers and shrubs. Trees planted within the planter/planting strip shall meet the standards in subsection H of this section (Street Trees).

e. Pedestrian-scale decorative street lighting shall be provided within the planter strip/furnishing zone at a maximum spacing of 90 feet on center. Lighting shall be a maximum of 16 feet in height.

a. Align with existing street intersections.

b. Be located along existing parcel boundaries.

c. Be located and aligned to allow for future direct connections to other streets.

a. Parking shall be accessed from new internal streets, alleys, or driveways (preferably from alleys, where possible). Garage doors shall face alleys or driveways.

b. Along all streets, the maximum number of curb cuts associated with a single building is one two-lane curb cut or two one-lane curb cuts.

c. The maximum width of driveways/curb cuts is 12 feet for a one-lane and 24 feet for a two-lane driveway.

d. Driveways shall be set back a minimum of three feet from side property lines. Parking entrances to subterranean garages and/or driveways shall be located as close as possible to the side or rear of each lot.

e. Driveways/curb cuts shall follow city engineering standards.

a. Parking Structure Design and Screening. New structured parking shall be designed to meet the following standards:

i. Ground Level. Except for garage entrances, any ground floor parking level facing a public right-of-way or publicly accessible open space or path (including partially subgrade parking visible above grade) shall:

(A) Be lined/wrapped with residential or commercial uses (where allowed by zoning) with a minimum depth of 20 feet or the required active frontage depth for that location; or

(B) Be designed and treated with the same level of detail, material quality, and facade articulation as other facade areas and/or screened with landscape screening (e.g., shrubs, landscaped trellises) and/or crafted ornamental metal screens.

b. Surface Parking Screening. All surface parking areas designed to accommodate five or more vehicles shall be screened from view from public streets, publicly accessible open spaces, and adjacent lots in a more restrictive zone, according to the following standards:

i. Height. The maximum height of a fence or wall along street frontages and walkways/sidewalks shall be no taller than three feet when used to screen the parking lot. Alley frontages are exempt from this standard. Screening of parking lots along interior lot lines that abut residential zones shall be six feet in height, except within the required front setback of the applicable zone, where screening shall be three feet in height.

a. Utilities and equipment, service, storage, and nonpassenger loading areas shall be located inside of buildings or on nonprimary street frontages, alleys, parking areas, and/or at the rear or side of buildings and shall be fully screened from view per subsection (D)(2) of this section (Service, Storage, Utility, and Equipment Screening).

b. Utilities and equipment, service, storage, and nonpassenger loading areas shall not be located within the front or street side setback area of the lot or development site. Additionally, utilities and equipment, service, storage, and nonpassenger loading areas for multifamily and mixed-use developments shall not be located within setback areas, along midblock pedestrian connections, within the public right-of-way, and/or within 25 feet of a street corner.

a. Screening shall be equal to or higher than the height of the equipment to be screened, unless specified otherwise.

b. Screening shall be made of a primary exterior finish material used on other portions of the building/residential units, architectural grade wood or masonry, metal, or landscape screening that forms an opaque barrier when planted.

c. All vents, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface.

a. Mechanical equipment shall not be visible from any point at or below the roof level of the subject building, which can be accomplished by setting back mechanical equipment a minimum of 10 feet from the roof edge or by screening through the use of parapet walls, towers, or other architectural features.

b. If equipment will be visible from adjacent taller buildings or from higher grades, it shall be painted to match the rooftop in color and should be grouped together where practical.

a. For single-family or multifamily/residential mixed-use development projects that do not necessitate communal or shared refuse and recycling areas/containers, no enclosure structure shall be required. However, individual trash, recycling, and green waste containers shall be stored in such a manner that containers are not visible or screened from public view from the front of the property. Containers may be placed in public view for purposes of collection.

b. For single-family or multifamily/residential mixed-use projects that necessitate communal or shared refuse and recycling areas, accessible enclosures for the storage of refuse and recyclable materials shall be provided.

a. Be directly accessible from a residential unit.

b. Minimum dimensions: see overlay sections for requirements.

c. Minimum clear height dimension of eight feet, measured from the ground-level floor or decking.

d. May be covered but cannot be fully enclosed (i.e., at least one side must be open to the air).

a. Design and Dimensions. Common open spaces shall meet the following standards. Entry porches and required setback areas with a dimension less than 20 feet shall not be counted toward common open space requirements.

b. Amenities. All multifamily and residential mixed-use developments with five or more dwelling units shall provide recreational amenities within the site which may include but are not limited to a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter – barbecue area; court game facilities; improved softball or baseball fields; exercise equipment; or day care facilities. The number of amenities shall be provided pursuant to Table 24.305.040.E-1, Required Open Space Amenities.

a. PAPOS Design and Dimensions. PAPOS shall be designed to create usable open space for public use. PAPOS shall meet the following standards:

b. PAPOS Amenities. PAPOS shall include seating options (e.g., seat walls, planter ledges, benches, picnic tables, and seating steps) and shade structures (e.g., awnings, trellises, umbrellas), and at least one of the following amenities and features:

c. PAPOS Landscaping. PAPOS shall provide a combination of trees, shrubs, and ground cover as follows:

a. Abutting Single-Family Residential Homes or Zones. The maximum height of freestanding outdoor light fixtures abutting residential zones is 16 feet.

b. Pedestrian Areas. The maximum height of pedestrian-scale light fixtures for pathways, private outdoor space, publicly accessible outdoor space and other areas of high pedestrian activity is 16 feet.

c. Parking Lots. The maximum height for freestanding outdoor light fixtures in parking lots shall be 20 feet.

d. All Other Locations. In all other locations, the maximum height for freestanding outdoor light fixtures shall be 20 feet.

a. All alleys shall be two-way.

b. Alley width from building face to building face should be at least 30 feet at ground level. Minimum width from property line to property line shall be 20 feet.

c. Minimum alley paving shall be 12 feet.

d. Balconies or overhangs at a minimum clearance height of 10 feet may extend to the ROW line.

a. Alley intersections shall provide a 15-foot clear visibility triangle, above vegetation 24 inches in height, or per the American Association of State Highway and Transportation Officials (AASHTO) minimum sight distance criteria. Turning for trucks can be accommodated through unpaved but stabilized surfaces at corners.

b. No linear alley should be greater than 300 feet. When an alley does extend over 300 feet, it shall be curved or jogged to prevent high traffic speeds.

a. Are discouraged on streets facing public green spaces.

b. Are encouraged to align with each other when across a street or should be separated by a minimum of 75 feet.

c. Should be a minimum of 75 feet from an intersection measured from the ROW.

a. Size. Street trees shall be a minimum 24-inch box size.

b. Spacing. Tree spacing shall be a minimum of 30 feet and a maximum of 45 feet on center, depending on the species of tree and canopy size at maturity. Street trees may be alternating spacing from one side of the street to the other, on narrow streets.

a. Drought-tolerant canopy trees shall be selected.

b. Trees planted within five feet of a street, sidewalk, paved trail, parking area, or walkway shall be a deep-rooted species or shall be separated from hardscapes by a root barrier to prevent physical damage to public improvements.

c. Tree species shall be selected such that minimum height of base of canopy is eight feet, at time of maturity, for vertical clearance of pedestrians and vehicles. On retail streets, the base of the canopy should be a minimum of 10 feet so as to not obscure windows and signage.

d. Retail/commercial streets should be lined with a single uniform type of tree.

e. On residential streets, street tree species should be consistent within a given street but should vary from street to street.

a. Street trees shall follow all city engineering standards pursuant to the Ventura Public Works Engineering Design Standards.

b. Street trees along residential streets shall be planted within a parkway or planter with a minimum width of four feet.

c. Street trees along retail/commercial streets shall be grated. Tree grating shall be made of metal.

d. Maintenance. Street trees shall be provided with permanent irrigation. Tree pruning shall be a part of regular maintenance and shall be performed by a licensed California landscape contractor in accordance with International Society of Arboriculture (ISA) standards. Severe trimming, pruning, or other maintenance that results in significant alteration of the natural shape of a tree or modification of the central leader (including “lollipopping,” “heading,” or similar techniques) is prohibited, except in conjunction with public utility maintenance. (Ord. No. 2023-005, § 4, 7-24-23)

a. Archaeological test excavations, including limited excavations designed and implemented by qualified archaeologists. If the test has positive results, a plan shall be prepared and implemented for the complete exploration of the site.

b. One or more archaeologists or archaeologic observers, as determined in the environmental assessment, shall be present during all excavation activity. If items of historic, archaeologic or paleontologic value are uncovered, work shall be halted for a period of time sufficient to assess, record, remove, or preserve the items. (Code 1971, § 15.410.040; Ord. No. 2021-017, § 31, 12-13-21)

“Condominium-hotel” means a facility providing overnight visitor accommodations where ownership of at least some of the individual guestrooms (units) within the larger building or complex is in the form of separate condominium ownership interests, as defined in California Civil Code Section 1351(f). The primary function of the condominium-hotel is to provide overnight transient visitor accommodations within every unit that is available to the general public on a daily basis year-round, while providing both general public availability and limited owner occupancy of those units that are in the form of separate condominium ownership interests.

“Fractional ownership hotel” means a facility providing overnight visitor accommodations where at least some of the guestrooms (units) within the facility are owned separately by multiple owners on a fractional time basis. A fractional time basis means that an owner receives exclusive right to use of the individual unit for an interval of not less than two months and not more than three months per year and each unit available for fractional ownership will have multiple owners.

“Hotel owner/operator” means the entity that owns and operates a hotel. If the hotel operator is separate from the hotel owner both are jointly and severally responsible for ensuring compliance with the requirements described in this LCP and/or recorded against the property, as well as jointly and severally liable for violations of said requirements and restrictions.

“Limited use overnight visitor accommodations” means any hotel, motel, or other similar facility that provides overnight visitor accommodations wherein a purchaser receives the right in perpetuity, for life, or a term of years, to the recurrent, exclusive use or occupancy of a lot, parcel, unit, room(s), or segment of the facility, annually or on some other seasonal or periodic basis, for a period of time that has been or will be allotted from the use or occupancy periods into which the facility has been divided and shall include, but not be limited to, timeshare, condominium-hotel, fractional ownership hotel, or other uses of similar nature.

“Timeshare” means any facility wherein a purchaser receives ownership rights in or the right to use accommodations for intervals not exceeding two weeks per interval during any given year, on a recurring basis for more than one year, but not necessarily for consecutive years.

a. A minimum of 25 percent of the total number of guestrooms (units) within the fractional ownership hotel facility shall be available to the general public as traditional use hotel rooms year-round. A maximum of 75 percent of the total number of units within the facility may be owned by separate individual entities on a fractional time basis. Fractional interests sold shall not exceed three-month (one-quarter) intervals within any one-year period.

b. The hotel owner/operator shall retain control and ownership of all land, structures, recreational amenities, meeting space, restaurants, “back of house” and other nonguest facilities.

c. The facility shall have an on-site hotel operator to manage rental of all guestrooms/units.

d. The nonfractional use guestrooms (units) shall be available to the general public on a daily, year-round basis.

e. The hotel operator shall manage all guestrooms/units as part of the hotel inventory, which management shall include the booking of reservations, mandatory front desk check-in and check-out, maintenance, cleaning services and preparing units for use by guests and owners.

f. When an individual owner chooses not to occupy their unit, that unit shall be added to the pool of hotel rooms available to the general public.

g. Fractional time owners shall have limited rights to use their units including a maximum use of 90 days per calendar year with a maximum of 30 consecutive days of use during any 60-day period and maximum of 30 days during the summer season (beginning the day before Memorial Day weekend and ending the day after Labor Day).

a. The hotel owner/operator shall retain control and ownership of all structures, recreational amenities, meeting space, restaurants, “back of house” and other nonguest facilities. When the condominium-hotel is located on land owned by the city, the hotel owner/operator shall be a leaseholder of the land upon which the condominium-hotel exists.

b. The condominium-hotel facility shall have an on-site hotel operator to manage rental/booking of all guestrooms/units.

c. The hotel operator shall manage all guestrooms/units as part of the hotel inventory, which management shall include the booking of reservations, mandatory front desk check-in and check-out, maintenance, cleaning services and preparing units for use by guests and owners.

d. Owners of individual units shall have limited rights to use their units including a maximum use of 90 days per calendar year with a maximum of 30 days during any 60-day period and a maximum of 30 days during the summer season (beginning the day before Memorial Day weekend and ending the day after Labor Day).

e. When not occupied by the individual owner, each unit shall be available to the general public in the same manner as the traditional guestrooms/units.

a. At least 25 percent of the units within any given facility shall be made available each day for transient overnight accommodations during the summer seasons (beginning the day before Memorial Day weekend and ending the day after Labor Day).

b. The timeshare facility shall operate as a hotel including requirements for a centralized reservations system, check-in services, advertising, securing, and daily housekeeping.

c. No person shall occupy any unit or units within a given facility for more than 60 consecutive days per calendar year and no more than 30 days during the summer season (beginning the day before Memorial Day weekend and ending the day after Labor Day).

a. Description of the geology of the bluff or beach and its susceptibility to wave attack and erosion.

b. Description of the recommended protective device along with the design wave analysis.

c. Description of the anticipated wave attack and potential scouring in front of the structure.

d. Depth to bedrock for vertical seawall.

e. Hydrology of parcel such as daylighting springs and effects of subsurface drainage on bluff erosion rates as it relates to stability of the protective device.

f. Plan view maps and profiles of protective device, including detailed cross-section through structure.

g. Type of keyway, location of the tie-backs or anchor devices and depth of anchor devices.

h. Bedrock analysis.

i. Accessway for construction equipment.

j. Use and type of filter fabric.

k. Projected effect on adjacent properties.

l. Recommendations on maintenance of the device.

m. Use of wave deflection caps.

a. Fifty percent or more of the existing external walls of the building or structure are retained in place as external walls; and

b. At least 50 percent of the building’s or structure’s internal structural framework is retained in place.