HomeMy Public PortalAboutOrdinance 05-8961
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ORDINANCE NO. 05 -896
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMPLE
CITY AMENDING THE TEMPLE CITY ZONING CODE RELATIVE TO
DEVELOPMENT STANDARDS, INCENTIVES AND DESIGN
GUIDELINES FOR THE R -1, R -2 AND R -3 ZONES
THE CITY COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS AS FOLLOWS:
SECTION 1. Based upon information contained in the RRM Design Group Report entitled "Inlllll
Residential Development Criteria" and information provided in the Staff Report to the Planning
Commission dated January 25, 2005 as well as information which was discussed at the various study
sessions relative to residential development within the City and based upon public input which was
received at community workshops and study sessions as well as input which was received at a noticed
public hearing before the Planning Commission on January 25, 2005 and at an adjourned special meeting
on February 1, 2005, as well as information and testimony which was heard at the noticed public hearing
before the City Council on February 15, 2005, the City Council hereby amends the Zoning Code as
described in Section 3 below:
SECTION 2. This project which involves modifying the City's Development Standards and
introducing Development Incentives as well as Design Guidelines for the R -1, R -2 and R -3 zones is not
anticipated to result in any significant effects upon the environment and a Negative Declaration has been
prepared in accordance with the State CEQA Guidelines. The initial study as prepared indicates that
there is no potential for adverse impact to the environment as it relates to all wild animals, birds, plants,
fish, amphibians and related ecological communities, including the habitat upon which the wildlife
depends for its continued viability.
SECTION 3. The Zoning Code of the City of Temple City shall be amended as follows:
9109. DEFINITIONS.
For the purpose of carrying out the purpose of this Code the words, phrases and terms included herein
shall be deemed to have the meaning ascribed to them by Section 9110 et seq., hereof.
9113. 'D' SECTION.
Dwelling Unit shall mean one or more rooms in a building or portion thereof, designed for, and intended to
be used, for occupancy by one family, for living quarters. A single dwelling unit shall contain a maximum of
one kitchen or cooking facilities therefore, and all habitable rooms shall be internally accessible from within
the dwelling unit. A bedroom or private space shall not be used as an access way to one or more other
rooms.
9183. DUTIES OF DIRECTOR.
Upon receipt of a site plan together with a filing and processing fee as established by resolution, the
Director shall examine the same to determine whether such plan complies with the provisions of this
Code; when necessary, such plans may be referred, for comment, to other Department Heads, and to the
proper officials of agencies of the County of Los Angeles who perform contractual municipal services for
the City. If the plan is found to fully comply with the provisions of this Code, the Director shall approve the
same, and endorse his approval thereon, and transmit same to the Building Department, if a building
permit is required for any part of the project. If the Director finds that the plan as submitted, or any part
thereof, does not comply with the provisions of this Code, he shall disapprove the plan and note the
reasons for his disapproval.
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The determination of the Director shall be final and conclusive in the absence of an appeal.
9184. APPEAL PROCEDURE.
If the applicant declines to alter the site plan to comply with the provisions of this Code, he may file a
written letter of appeal from the Director's decision. Upon receipt of such a letter of appeal, the matter
shall be placed upon the Commission Agenda for consideration by that body. The City shall thereupon
give the applicant, by United States mail, postage prepaid, addressed to the applicant at his last known
address, ten (10) days written notice of the time and place of such hearing. The appellant may, in writing,
waive such notice.
At the time the Commission considers such a site plan, it shall examine the proposed plan, the Director's
files and staff reports, if any, and shall give the appellant a reasonable opportunity to be heard with regard
to such matter. The Commission shall determine whether the site plan complies with the provisions of this
Code. If the Commission finds the site plan complies with the provisions of this code, it shall approve the
same; if the Commission finds that the site plan does not so comply, it shall disapprove the same. The
decision of the commission shall be final and conclusive, in the absence of an appeal to the Council. If the
applicant is dissatisfied with the decision of the Commission, he may within a 15 -day time period, appeal
the same to the Council, in the same manner as an appeal is taken from the decision of the Director; such
an appeal shall be filed with the City Clerk.
9202. CONDITIONAL USE PERMITS. WHEN REQUIRED.
• Accessory building(s) in any R Zone.
1. Any detached accessory building over 500 square feet in size or whenever there is more than
500 square feet of accessory building space on a lot, whether in one building or multiple
.buildings.
2. Any detached accessory building, except for required garage parking, having a gas hookup
or plumbing other than for water supply purposes.
3. Any detached accessory building as described above shall be set back at least five (5) feet
from any property line.
• New single - family dwelling which presents a period or historical architectural style but does not strictly
comply with R -1 standards, if there are favorable findings with regard to the following conditions:
1. The proposed dwelling offers a unique and unusual architectural style which is not likely to be
achieved within the parameters of the adopted development standards.
2. The proposed dwelling has a positive aesthetic impact upon the surrounding neighborhood.
3. The site for the new single - family dwelling is adequate in size, shape, topography and
circumstances.
4. The site has sufficient access to streets and highways, which are adequate in width and
pavement type to carry the quantity and quality of traffic generated by the new single - family
dwelling.
5. The new single - family dwelling will not have an adverse effect upon the use, enjoyment or
valuation of adjacent or neighboring properties or upon the public welfare.
• One or more new dwelling unit(s) are added on an R -2 or R -3 zoned lot that currently has one dwelling
unit and one or more of the following criteria are met for the second unit(s)
• Unit exceeds 100 percent of the floor area of the primary unit.
• Unit exceeds 2,000 square feet, including a garage.
• Unit is a two -story unit.
• Pad fill greater than 12 inches in height from the natural grade on an R -1, R -2 or an R -3 zoned lot.
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• Private recreational sports courts or facilities, including tennis courts, full basketball courts, skateboard
ramps, golf putting enclosures and batting cages. These uses shall not be permitted in the front yard.
(Portable or roof mounted basketball hoops or similar small, unlighted features are exempt from the
CUP requirement.)
• Storage or shipping container over 120 square feet in size or six feet in height.
9296. GENERAL REQUIREMENTS FOR THE IMPROVEMENT AND MAINTENANCE OF PARKING
AREAS.
A. Size: Each off - street parking space, other than a parallel parking space, shall be at least twenty feet
(20') in length and at least nine feet (9') in width; eleven feet (11') in width when a parking space is
abutted by a wall, structure or other permanent structure; ten feet (10') in width for spaces within
enclosed garages. For required guest parking spaces for multiple family developments, any guest
parking space, which is abutted by a wall or structure, shall be twelve (12) feet wide; any guest
space, which is abutted on both sides by a wall or structure, shall be fourteen (14) feet wide. Guest
parking spaces in residential projects shall be improved with grass crete or turf block material so as to
be permeable. Each off - street parallel parking space shall be at least eight feet (8') in width and at
least,twenty -four (24') in length. All off - street parking spaces shall be provided with adequate ingress
and egress.
9333. STANDARDS OF DEVELOPMENT.
All premises in the R -1 zone shall comply with the following standards of development.
2. Side Yards. Each lot in the R -1 zone shall maintain the following side yards:
a. Interior Lots. Interior lots shall maintain a side yard adjacent to each side lot line not less than
five (5) feet for the first story portion of a building or ten (10) percent of the lot width, whichever is
greater. The second story setback on both sides shall not equal less than 15 feet when combined,
but shall never be less than five feet. At no time and at no point shall the second story setback be
less than the first floor setback on any lot.
b. Corner Lots. Each corner lot shall maintain the following side yard requirements:
1) On the side lot line which abuts another lot the side yard shall be five (5) feet for the first story
portion of a building or ten (10) percent of the lot width, which ever is greater. The second story
setback on both sides shall not equal less than 20 feet when combined, but shall never be less
than five feet. At no time and at no point shall the second story setback be less than the first floor
setback on any lot.
2) On the street side, the required side yard shall be ten (10) feet in width. For the first story portion
of the building. The second story setback on both sides shall not equal less than 20 feet when
combined, but shall never be less than ten feet. At no time and at no point shall the second story
setback be less than the first floor setback on any lot.
c. All lots. No linear wall of second story shall extend more than 24 feet without architectural
articulation or an offset of at least two feet for a distance of not less than eight feet.
I. Maximum Floor Area Requirements:
1. Any two story single family dwelling or single story dwelling with a height of more than 18 feet shall
not exceed a Floor Area Ratio (F.A.R.) of .35 to a maximum allowable floor area of 3,500 square feet,
plus up to 400 net square feet for an attached two -car garage or up to 600 net square feet for an
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attached three car garage; provided, however, the maximum permitted Floor Area Ratio may be
increased by Incentive bonuses as referenced in Section 9336. Single story detached accessory
buildings not intended for human habitation shall not be counted in the total floor area for purposes of
determining Floor Area Ratio. However, a Conditional Use Permit shall be obtained for any accessory
building in excess of 500 square feet.
2. No two story dwelling or single story dwelling with a height of more than 18 feet shall exceed a
maximum permitted size of 3,500 square feet of living area, excluding up to 400 net square feet for an
attached two -car garage or up to 600 net square feet for an attached three car garage; provided,
however, the maximum permitted dwelling size may be increased by Incentive bonuses as referenced
in Section 9336. Single story detached accessory buildings not intended for human habitation shall
not be counted in the total floor area. However, a Conditional Use Permit shall be obtained for any
accessory building in excess of 500 square feet.
3. The second story of any two -story single family dwelling shall not exceed 75% of the total floor
area of the first floor, including attached garages.
9335. PERMISSIBLE LOT COVERAGE.
Not more than 50% of any R -1 zoned lot shall be covered with buildings and structures. Furthermore, at
least 20% of the lot area shall be permeable; these areas may be maintained with landscaping,
appropriate ground cover, permeable pavers or other acceptable pervious materials, but may not be
covered with structures, concrete or asphalt.
9336. SINGLE FAMILY RESIDENCE CONSTRUCTION REQUIREMENTS.
A. Single family residences in Zone R -1 shall be subject to the following standards:
5. Site Plan Review shall be required for every new single family residence or any second story
addition to an existing residence or any substantial remodel or alteration to an existing dwelling in the
R -1 Zone district. In addition to the development standards contained herein, the site plan review
shall be subject to the following provisions:
a. Covered front entry ways or covered porches shall not be included within the building envelope
for purposes of calculating the maximum permitted square footage. However, the maximum
permitted height of any such entryway or porch shall be 14 feet. Further, the distance between the
ceiling of the porch roof or entryway cover in the floor below shall not exceed 12 feet.
b. The "top plate" of the first floor framing detail shall not be more than 12 feet.
c. Balconies shall be allowed along the front elevation of a dwelling, facing a public street.
Balconies, like covered entryways and porches, shall not be counted toward "floor area" for
purposes of determining FAR.
d. Second floor front setback: at least 50% of the second floor front elevation of any dwelling shall
be recessed or set back no less than ten feet from the front wall of the first story.
e. Chain link fencing shall not be allowed in the front yard setback or any yard area between a
dwelling and a public right -of -way.
f. Portable shade structures shall be prohibited in the front yard and in the street side yard
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6. Incentives: By meeting or exceeding development incentives as described in table A, it may be
possible to obtain architectural /design bonus credits to exceed the maximum permitted floor area ratio.
Incentive bonuses shall be considered and awarded as a part of the site plan review process as
described in Sections 9180 to 9187.
7. Design Guidelines: The following design guidelines shall apply to new and remodeled construction of
single family dwellings. These guidelines are intended to be advisory rather than mandatory, and are to
be applied by the Community Development Department to the extent possible and reasonable. It is the
intent that all new construction and reconstruction shall comply with as many such guidelines as may be
amiably negotiated by the City Staff with a property owner, builder or developer. If a person complies
with the goals and intent of such guidelines, even though a minor portion of them cannot or will not be
accommodated by the property owner, builder or developer, then the guidelines shall be deemed satisfied
and the requisite permits shall be issued. If, on the other hand, a property owner, builder or developer
cannot or will not comply with a substantial portion of the goals established by said guidelines, then
permits may be denied by the Community Development Department. Any such denial may be appealed
to the Planning Commission via the procedures set forth in the Site Plan Review Process. Any action of
the Planning Commission may also be appealed to the City Council via the procedure set forth in the Site
Plan Review Process.
In evaluating an appeal, in accordance with the procedures set forth in Section 9184 and 9185, the
Planning Commission or the City Council shall make a determination based upon the following
considerations: (1) Does the proposed project substantially meet the overall intent, purpose and goals of
the design guidelines, (2) Would the proposed project adversely impact property values within the
neighborhood, (3) Could the proposed project adversely impact the peace, quite and enjoyment of the
area and (4) Would the proposed project be so incompatible with the surrounding area that non-
compliance would result in anticipated adverse impacts, including possible adverse aesthetic impacts.
Overall Intent
The following Design Guidelines apply to all new and remodeled construction of single - family detached
structures on individual lots. Building placement and orientation should be carefully designed to enhance
its visual impact on the streetscape, minimize the visibility of garage doors, retain natural site features
and complement the existing character of the neighborhood. Site grading should address existing
drainage patterns and landforms while providing subtle transitions of architectural elements to grade.
Landscaping should be used to provide a buffer to incompatible land uses and to provide screening when
necessary. The scale and massing of additions and new homes should be compatible with the general
scale and shapes of neighboring homes. Building designers should incorporate 360- degree architecture
in all buildings and remodels within Temple City. 360- degree architecture is the full articulation of all
building facades, including variation in massing, roof forms and wall planes, as well as surface
articulation. Building massing should include variation in wall planes (projections and recesses) and wall
height (vertical relief) as well as roof forms and heights (silhouettes) to reduce the perceived scale of the
building. High quality materials should be used to create a look of permanence within the project and
materials and colors should be varied to create visual interest in building facades and reduce monotony.
Site Planning
❑ Development should incorporate existing natural features into the overall site design,
including significant trees and vegetation and drainage areas.
❑ Slopes should be rounded and contoured to blend with the existing terrain and to minimize
grade differentials with adjacent streets and properties.
❑ Grading should coordinate with the drainage methods of adjacent properties.
❑ Grading should minimize differentiation in pad heights between the subject property and
adjacent properties.
Landscaping
❑ A combination of trees, shrubs and ground cover should be incorporated into landscaping
plans. Minimum sizes are as follows:
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• Trees: 24 -inch box.
• Shrubs: 5- gallon.
❑ Larger /older trees should be strategically planted to assist new development in looking
"established" as quickly as possible.
❑ Trees and shrubs should be located and spaced to allow for mature and Tong -term growth.
❑ Trees and shrubs should be selected to minimize root problems.
❑ Preserve existing mature, older trees where feasible.
Building Design
❑ Massing design may include:
• Variation in the wall plane (projection and recess).
• Variation in wall height.
• Roofs located at different levels.
❑ Architectural elements that add visual interest, scale and character to the neighborhood, such
as bay windows, recessed or projecting balconies (on front facades), verandas, porches, etc.,
are encouraged.
❑ Surface detailing should not serve as a substitute for well- integrated and distinctive massing.
❑ Building elements and details should be consistent with the chosen architectural style.
❑ Materials and installation which are authentic to the intended architectural style are
encouraged.
❑ It is expected that the highest level of articulation will occur on the front facade and facades
visible from public streets; however, similar and complementary massing, materials and
details should be incorporated into every other building elevation.
❑ The use of materials and color shall convey a sense of quality architecture and permanence.
❑ Contrasting but compatible colors should be used for trim, windows, doors and key
architectural elements.
❑ Buildings should be designed with the integration of varied texture, relief and design accents
on all walls to soften the architecture.
❑ Material changes should occur at intersecting planes to appear substantial and integral to the
facade. Material or color changes at the outside corners of structures give an impression of
thinness and artificiality and should be avoided. (At a minimum, materials should wrap to the
fence line of side fagades.)
❑ Where horizontal and vertical siding is used as the major surface treatment on the front
facade, it should be used on all sides of the building.
❑ If the space between two houses or structures is greater than 20 feet, then the sides of the
structures should be fully articulated. Fully articulated includes variation in massing, wall
planes and roof forms, as well as surface articulation such as window and door treatments
and materials.
❑ Large expanses of blank wall surfaces should be avoided.
❑ The second story of a house should be designed in such a way to reduce the appearance of
the overall scale of the building. The desired appearance can be accomplished in a number
of ways, including:
• Set back the second story from the front and sides of the first story.
• Provide significantly larger front and /or side setbacks for the entire structure.
• Place at least 60 to 70 percent of the second story floor area over the back half of the
first story.
❑ The main entrance to a home should be clearly identifiable and should be articulated with a
roof or porch form.
❑ Building entry elements should be limited to a single- story.
❑ Internal access to individual rooms should be taken from public or common areas. There
should be no more than three entry /exit doors serving any dwelling unit, unless required by
the building code.
❑ Chimneys should be exposed as architectural features, rather than hidden within a wall
surface.
❑ Chimney caps should be decorative and conceal spark arrestors.
❑ Garage doors should be articulated with panels and /or windows to define these large planes.
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Ordinance No. 05 -896
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•
❑ Consider locating roof forms, trellises and balconies directly above the garage door to help
minimize the visual impact of garage doors on the street scene.
❑ Garage doors should be recessed a minimum of 6 inches from the face of the garage.
❑ When garage doors face the street, the doors should be set back a minimum of 4 feet from
the face of the main house to help reduce the visual dominance of the garage doors.
❑ Minimize the concrete area of driveways to the extent possible.
❑ The use of pervious surfaces, such as pervious concrete or grass crete, is encouraged on
driveways.
❑ Decorative paving and /or brickwork, as well as abutting shrubs or vines, are encouraged on
all driveways to soften the visual impact.
Windows
❑ Window type, material, shape and proportion should complement the architectural style of the
building.
11 The addition of window articulation, such as sills, trim, kickers, shutters or awnings, is
encouraged.
L. Primary upper and lower windows should stack vertically whenever possible for organization
r of facade.
Er Where appropriate to the architectural style, windows shall be generously inset from building
walls to create shade and shadow detail. The minimum inset should be 3 inches.
0_ enhance privacy, windows on side elevations should be staggered whenever possible so
• as not to be positioned directly opposite of the windows in the adjacent structure.
❑ Windows should have truly divided lights (separate panes of glass) appropriate to the
architectural style of the building.
❑ Maximize day lighting and views through window placement and design.
❑ Any faux shutters should be proportionate to the adjacent windows so as to create the
appearance of a real and functional shutter.
❑ EPA "Energy Star" labeled windows with low -e coatings and vinyl or metal frames are
encouraged in housing design.
Roof Materials and Forms
❑ Roof materials and colors are important aspects of the overall home design and should be
consistent with the desired architecture.
❑ Roofs covering the entire home, such as hips and gables, are preferred over mansard roofs
and segmented pitched roofs applied at the building edge.
❑ Multi -form roofs, gabled and shed roof combinations are encouraged to create varying roof
forms and break up the massing of the building.
❑ Flat roofs and A -frame type roofs are discouraged.
❑ Roof lines should be varied in height.
❑ When Mission and Spanish style roof tiles are used, terra cotta, 2 -piece barrel tiles with a
blend of colors are preferred to ( "S ") type tiles.
❑ Roof overhangs should be sized appropriately to the desired architectural style.
❑ Roof eves should extend a minimum of 24 inches from the primary wall surface to enhance
shadow lines and articulation of surfaces.
Walls and Fences
❑ Walls and fences should be designed in a style, material and color that complement the
architecture of the dwelling units to which they are attached.
❑ For walls and fences, materials such as wood, wrought iron, brick and stone are encouraged.
❑ Concrete masonry unit (CMU) walls should be constructed with slump block, split face, or
other decorative block style.
❑ Both sides of all perimeter walls or fences should be architecturally treated.
❑ Fences and walls should be minimized along public streets.
❑ Fences and walls should not exceed the following:
• Maximum height in rear and side yards — 6 feet.
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• Maximum height in front setback — 3 feet for view obscuring and 3 feet 6 inches for non -
view obscuring.
• Height of 5 feet required around swimming pools.
Utilitarian Aspects
❑ The design of ancillary structures (guest houses, cabanas, storage sheds, etc.) should be
architecturally compatible with the main structure through the use of materials, building and
roof forms, etc.
❑ All vents, gutters, downspouts, flashing and electrical panels should be painted to match the
surface to which the elements are attached, unless concealed or used as a major design
element, in which case the color is to be consistent with the overall color scheme of the
building.
❑ Electrical meters, cable boxes, junction boxes and irrigation controllers should be designed
as an integral part of the building on a rear or side elevation or otherwise screened from
public view.
❑ Building forms, fences, trellises and landscaping should be used to screen above ground
utility transformers, pull boxes and termination cabinets where allowed by utility providers.
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Incentives Table A
Elements
Definition
Minimum /Maximum Size
Requirements
Bonus
Incentive*
Front Porch
A front, single- story, roofed, recessed
portion of a building that shelters an
entrance or serves as a semi - enclosed
space; generally open on three sides
and located behind the front setback.
The porch shall be enclosed with
railings and open spindles which are
visible from the street, such as with a
"farmhouse porch ".
6 feet minimum depth
15 feet minimum length
14 feet maximum height
.03 FAR
Human Scale Elements
Human scale is defined as an
architectural feature and fenestration
that conforms to the reach and extent of
human proportions. Therefore,
windows, doors and columns are limited
to standard single -story dimension in
height.
No element higher than 14
feet from grade of first floor. A
maximum portion of "open -to-
solid" surfaces shall be 45%
on both floors of the front
elevation.
.01 FAR
Landscape (Mature
Trees)
Landscape shall mean a "landscape
plan" that has been prepared by a
licensed landscape architect and that
includes the installation of three
"mature" tree specimens growing in no
less than 36 -inch boxes when planted.
Adherence to full landscape
definition to receive FAR
reward.
.03 FAR
All Garage Parking
Situated Behind House
and Not Readily Visible
from a Street
An attached or detached garage shall
mean any accessory building that is
used as automobile shelter or storage,
with a closeable access door or doors,
on the same lot as the main building
and located behind the main building,
situated as to not be visible from the
street.
400 square foot FAR
exemption for attached two -
car garage and 600 square
foot FAR exemption for
attached three -car garage; all
garage parking is to be
located behind the home and
not readily visible from a
street to receive FAR reward.
.03 FAR
*In no case shall the cumulative bonus exceed 500 sq. ft.
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9352. STANDARDS OF DEVELOPMENT.
All premises in the R -2 zone shall comply with the following standards of development:
C. Yards.
2. Side Yards. Each lot in the R -2 zone shall maintain the following side yards:
a. Interior Lots. Interior lots shall maintain side yards as follows:
Single story structures: 5 feet
Two story structures:
10 feet for the first story;
An average second story side yard setback of 15 feet shall be provided; however, at no time
and no point shall the second story setback on any side be less than 10 feet or less than the
first floor setback.
b. Corner Lots. Each corner lot shall maintain the following side yard requirements.
1) On the side lot line which abuts another lot the side yard shall be as follows:
Single story structures: 5 feet
Two story structures:
10 feet for the first story;
An average second story side yard setback of 15 feet shall be provided; however, at no time
and no point shall the second story setback on any side be less than 10 feet or less than the
first floor setback.
2) On the street side, the required side yard shall be as follows:
Single story structures: 10 feet
Two story structures:
10 feet for the first story;
An average second story side yard setback of 15 feet shall be provided; however, at no time
and no point shall the second story setback on any side be less than 10 feet or Tess than the
first floor setback.
E. Height Limits.
1. In the front thirty (30) feet of a lot, no portion of the building or structure shall encroach through a
plane projected from an angle of 40 degrees as measured at the ground level along the front
property line towards the rear property line.
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H. Site Plan Review. Construction of any new dwelling or any substantial remodel or alteration of an
existing dwelling in the R -2 zone shall require a site plan review.
I. Special Development Criteria.
1. For an attached multi -unit structure, no linear wall along the side of a second story building
shall extend longer than 20 feet without an offset of 4 feet or, alternatively, 24 feet without an
offset of 5 feet for a distance of not less than 8 feet.
2. For a detached single unit, no linear wall along the side of a second story building shall
extend longer than 24 feet without an offset of 2 feet for a distance of not less than 8 feet.
3. Balconies may be placed along a front elevation or along a central driveway, where dwelling
units on the same parcel are situated on both sides of a so- called double loaded driveway.
Balconies shall be prohibited on the side and rear elevations where a unit faces a structure
on an adjacent property.
4. Any guest parking space which is abutted by a single wall shall be 12 feet in width; any guest
parking space which is abutted on both sides by a wall shall be 14 feet in width.
5. Guest parking spaces shall be improved with grass crete, turf block or similar material to
allow better permeability and less runoff.
6. At least 20% of the lot area shall be permeable.
7. At the terminus of an access driveway that serves two or more dwelling units, there shall be
extensive tall growing shrubbery, such as American Arborvitae (Thuja Occidentalis).
Alternatively, an architectural enhancement, such as a decorative trellis combined with
appropriate vines or comparable landscaping could be provided to enhance the view of
multiple family development projects from the street.
8. Chain link fencing shall not be allowed in the front yard setback or any yard area between a
dwelling and a public right -of -way.
9. Portable shade structures shall be prohibited in the front yard and in the street side yard
(existing criteria currently numbered 1 — 12 shall be renumbered 10 through 21)
J. Conditional Use Permit required:
1. The approval of a Conditional Use Permit, pursuant to Section 9202 et seq. of the Zoning Code,
is required for three or more dwelling units located on the same lot (including apartments).
2. A Conditional Use Permit shall be required when one or more new dwelling unit(s) are being
added on an R -2 zoned lot that currently has one dwelling unit and one or more of the following
criteria are met for the second unit(s).
• Unit exceeds 100 percent of the floor area of the primary unit.
• Unit exceeds 2,000 square feet, including a garage.
• Unit is a two -story unit.
3. A Conditional Use Permit shall also be required for a pad fill greater than 12 inches in height from
the natural grade.
9354. PERMISSIBLE LOT COVERAGE.
Not more than 50 percent of any R -2 zoned lot shall be covered with buildings and structures.
Furthermore, at least 20% of the lot area shall be permeable; these areas may be maintained with
landscaping, appropriate ground cover, permeable pavers or other acceptable pervious materials, but
may not be covered with structures, concrete or asphalt.
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9355. DESIGN GUIDELINES.
The following design guidelines shall apply to remodels, alterations and new construction. These
guidelines are intended to be advisory rather than mandatory, and are to be applied by the Community
Development Department to the extent possible and reasonable. It is the intent that all new construction
and reconstruction shall comply with as many such guidelines as may amiably negotiated by the City
Staff with a property owner, builder or developer. If a person complies with the goals and intent of such
guidelines, even though a minor portion of them cannot or will not be accommodated by the property
owner, builder or developer, then the guidelines shall be deemed satisfied and the requisite permits shall
be issued. If, on the other hand, a property owner, builder or developer cannot or will not comply with a
substantial portion of the goals established by said guidelines, then permits maybe denied by the
Community Development Department. Any such denial may be appealed to the Planning Commission
via the procedures set forth in the Site Plan Review Process. Any action of the Planning Commission
may also be appealed to the City Council via the procedure set forth in the Site Plan Review Process.
In evaluating an appeal, in accordance with the procedures set forth in Section 9184 and 9185, the
Planning Commission or the City Council shall make a determination based upon the following
considerations: (1) Does the proposed project substantially meet the overall intent, purpose and goals of
the design guidelines, (2) Would the proposed project adversely impact property values within the
neighborhood, (3) Could the proposed project adversely impact the peace, quite and enjoyment of the
area and (4) Would the proposed project be so incompatible with the surrounding area that non-
compliance would result in anticipated adverse impacts, including possible adverse aesthetic impacts.
Overall intent and purpose: Multi- family developments are higher density residential buildings such as
apartments, condominiums and town homes. These developments are typically comprised of attached
and detached units with common facilities such as guest parking, open space and recreation areas. The
provisions of this section should apply to any addition, remodeling, relocation or construction of a multi-
family development requiring a building permit within the City.
Building placement and orientation should be carefully designed to enhance its visual impact on the
streetscape, minimize the visibility of garage doors, retain natural site features and complement the
existing character of the neighborhood. Site grading should address existing drainage patterns and
landforms while providing subtle transitions of architectural elements to grade. Grading and drainage
should be coordinated in the initial design phase of the project to ensure the most natural and least
evasive approach. Landscaping should be used to define building entrances, parking lots and the edge of
various land uses and should be used to buffer and screen neighboring properties from storage areas.
Landscaping should create a functional and attractive parking environment.
Parking areas should be well landscaped and screened while avoiding large expanses of paved areas
and long rows of parking spaces. Pedestrian and vehicular circulation should be well defined and easily
identifiable. Building designers should incorporate 360- degree architecture in all buildings and remodels.
360- degree architecture is the full articulation of all building facades and includes variation in massing,
roof forms and wall planes, as well as surface articulation. Roofs should reflect a residential appearance
through pitch and use of materials. The main building entrance should be clearly identifiable and
distinguishable from the rest of the building. All entrances should be emphasized using lighting,
landscaping and architecture.
High quality materials should be used to create a look of permanence within the project and materials and
colors should be varied to create visual interesting building facades and reduce the monotonous
appearance. In addition, the use of durable materials requiring low maintenance is strongly encouraged.
Site Planning
❑ Buildings should be oriented toward the street.
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Ordinance No. 05 -896
Page 13
❑ Dwellings should incorporate porches, trellises, landscaping and other features in the front
yard to help extend the living area toward the street and to help soften the transition between
the street and the dwelling.
❑ Buildings, parking areas and open space shall be arranged to minimize the use of sound
walls.
❑ Courtyards, plazas, pedestrian malls or other methods should be used to break up the
building mass; long "barrack -like" or continuous rows of structures should be avoided.
❑ Development should incorporate existing natural features into the overall site design,
including significant trees and vegetation and drainage areas.
❑ Stormwater retention ponds should be designed as a landscape feature.
❑ Project design should provide for controlled drainage of stormwater away from buildings.
❑ The number of site access points should be minimized; unnecessary driveway entrances
should be avoided.
❑ The use of colored, textured and permeable paving treatment at entry drives is encouraged to
accentuate these areas.
❑ Drive aisles should link to or provide future access opportunities for adjacent sites.
❑ Parking areas should be treated as well- defined spaces with landscaping, lighting, building
massing and pedestrian /vehicular circulation areas.
❑ Th'e site area adjacent to the street should not be dominated with parking. Parking should be
concentrated in areas behind buildings and away from the street when possible.
❑ . Long rows of parking spaces should be avoided.
❑ Parking areas should be landscaped with shade trees.
❑ Screening should be provided at the periphery of all parking lots.
❑ The use of interlocking pavers is encouraged in place of stamped concrete in parking areas.
❑ Residents of housing projects should have safe and efficient access to usable open space,
whether public or private, for recreation and social activities.
❑ Pedestrian linkages to nearby neighborhoods and other commercial projects should be
provided.
❑ Easily identifiable pedestrian connections should be provided from the street/sidewalk to key
areas within or adjacent to the site. Meandering paths provide a pleasant experience and are
generally preferred over long, straight alignments.
❑ Pedestrian walkways should be safe, visually attractive and well- defined by landscaping and
lighting.
❑ Use of specialty paving for walkways, such as loose aggregate, paving stones or wooden
decks, is encouraged. Paths made from permeable materials, such as decomposed granite,
can create a more park -like setting and allow for stormwater percolation.
❑ Patterns and colors should be installed in paving treatments using tile, brick or textured
concrete in order to provide clear identification of pedestrian access points into buildings,
parking features (i.e., handicapped spaces, pedestrian loading, bus stops /pull -outs, etc.),
entry drives and at pedestrian crossings within the site.
❑ Walkways shall not abut driveways in a parallel fashion, such as to effectively widen the
driveway. Walkways should be separated from driveways by appropriate landscaping.
❑ The width of walkways should be in scale with the development. Generally, walkways having
a width of approximately four feet are encouraged.
Landscaping
❑ Landscaping should be used to:
• Define areas such as building entrances, key activity hubs, focal points and the street
edge.
• Provide screening for unattractive and unsightly service areas.
• Serve as buffers between neighboring uses.
• Provide landscaping between the driveway and building.
❑ A variety of height, textures and colors should be used in the planting pallet.
❑ A combination of trees, shrubs and ground cover should be incorporated into landscaping
plans. Suggested sizes are as follows:
• Trees: 24 -inch box, 36 -inch box and 48 -inch box.
Ordinance No. 05 -896
Page 14
• Shrubs: 5- gallon and 15- gallon.
❑ Trees should be used to create more intimate spaces and frame views.
❑ Trees and shrubs should be located and spaced to allow for mature and long -term growth.
❑ Larger, older trees should be planted to assist new development in looking "established" as
quickly as possible.
❑ Accent planting, such as flowering trees, should be used around entries and key activity
hubs.
❑ Planting should be used to screen less desirable areas from public view, such as trash
enclosures, parking areas, storage areas, loading areas, public utilities and mechanical
equipment.
❑ Evergreen trees should be used to soften the appearance of blank walls and provide visual
screening but should not be a replacement for enhanced architecture.
❑ Where more than ten automobile parking spaces exist on a lot or parcel of land, areas not
used for vehicle parking or maneuvering, or for the movement of pedestrians to and from
vehicles, should be used for landscaping. Trees should be distributed throughout the parking
area so as to maximize the aesthetic effect and compatibility with adjoining uses.
111 When parking areas of more than 20 cars are provided, parking lot trees with canopies of 30
to 40 feet should be planted to shade parked cars and create a more attractive environment.
❑ Walkways should be provided through landscaped areas along paths of likely travel to protect
landscaping from foot traffic.
❑ The use of creative inert materials, such as fieldstone, stone and wood, are encouraged for
paving and wall treatments.
Building Design
❑ Multi- family development adjacent to single - family neighborhoods should provide a buffer of
single -story and /or detached units along the adjoining property line.
❑ Building designs should include a combination of the following techniques:
• Variation in the wall plane (projection and recess).
• Variation in wall height.
• Roofs located at different levels.
❑ Combinations of one, one - and - one -half and two -story units are encouraged to create
variation in mass and building height.
❑ Architectural details should be used to enhance the buildings and adjacent pedestrian spaces
by adding color, shadows and interesting forms.
❑ It is expected that the highest level of articulation will occur on the front facade and facades
visible from public streets; however, similar and complementary massing, materials and
details should be incorporated into every other building elevation.
❑ Surface detailing should not substitute for distinctive massing.
❑ Architectural elements that add visual interest, scale and character are encouraged.
Examples of such elements include, bay windows, recessed or projecting balconies, trellises,
recessed windows, verandas, porches, awnings, overhangs, insets and varieties of materials
and textures.
❑ Long, unbroken facades and box -like forms should be avoided.
❑ There should be a change in wall plane on all facades visible from a public street. Elements
such as balconies, porches, arcades, dormers and cross gables should be used to add visual
interest.
❑ Exterior wall planes should be varied in depth and /or direction; bland walls should be
avoided. Windows, trellises, wall articulations, arcades or changes in materials or other
features should be utilized.
❑ Where appropriate to the architectural style, materials and textures should vary between the
base and the body of a building, in order to break up large wall planes and add visual appeal
to the base of the building. Heavier materials should be used to form the building base and as
accents on upper stories and walls.
❑ On lower walls, architectural details that relate to human scale, such as arches, trellises or
awnings, should be utilized.
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❑ The height of the building should be varied so that it appears to be divided into distinct
massing elements.
❑ The upper story of a two -story building should be stepped back to reduce the scale of
facades facing the street, courtyards or open space areas.
❑ Structures with greater height should include additional setbacks and steps within the
massing so as to transition heights from adjacent properties and to avoid dominating the
character of the neighborhood.
❑ Tall or large structures should emphasize horizontal planes through the use of trim, awnings,
eaves, other ornamentation or a combination of complementary colors.
❑ Textures, colors and materials should be unifying elements in the buildings.
❑ The use of materials and color should convey a sense of quality architecture and
permanence. Contrasting but compatible colors should be used for windows, doors, trim and
key architectural elements.
❑ Material changes not occurring at a change in plane appear "tacked -on" and should be
avoided.
❑ To the extent possible, each of the units should be individually recognizable. The following
methods could be used to break up building massing:
• Vary front setbacks within the same structure.
• Stagger and jog unit planes.
• Design a maximum of two adjacent units with identical wall and rooflines.
• Vary building orientations to avoid the monotony of long garage door corridors.
❑ The entrances to individual units should be visible from nearby parking areas or the street
where possible.
❑ Each unit's entry should be easily identifiable and distinguishable.
Internal access to individual rooms shall be taken from public or common areas. There shall
be no more than three entry /exit doors serving any dwelling unit, unless required by the
building code.
❑ The different parts of a building's facade should be articulated by the use of color,
arrangement of facade elements or a change in materials.
❑ The selection and placement of building materials should provide visual interest at the
pedestrian level.
❑ Stairways should be designed as an integral part of the overall architecture of the building
and should complement the building's mass and form.
❑ Stairwells should be solid and constructed of smooth stucco, plaster or wood, with accent trim
of complementary colors. Thin - looking, open metal and prefabricated stairs are strongly
discouraged.
❑ Minimize the concrete area of driveways to the extent possible.
❑ Pervious surfaces, such as pervious concrete or grass crete, should be used in driveways
and paved areas. Encourage all driveways to have decorative paving and /or brickwork, as
well as abutting shrubs or vines to soften the visual impact.
❑ Garages should be sited with the least amount of visual impact from the street.
❑ Garages should be subordinate to the main living area when viewed from the street. Where
possible, the garage should be recessed behind the dwelling unit and not located between
the main living area and the street.
❑ Detached garages should be designed as an integral part of the architecture of the project
and should be similar in materials, color and detail to the principal structures of a
development. A pitched or hip roof design is desired, if possible.
❑ Garage doors should appear to be set into the walls rather than flush with the exterior wall.
❑ Carports are generally discouraged but if provided in addition to the required garage parking,
the design should be compatible with the primary structures on the parcel, such as roof slope,
materials and details.
Windows
❑ Window type, material, shape and proportion should complement the architectural style of the
building.
❑ Windows should be articulated with sills, trim, kickers, shutters or awnings authentic to the
architectural style of the building.
Ordinance No. 05 -896
Page 16
❑ Faux shutters shall be proportionate to window openings.
❑ Where appropriate to the architectural style, windows should be generously inset a minimum
of 3 inches from the building walls to create shade and shadow detail.
Roof Materials and Forms
❑ Multi -form roof combinations are encouraged to create varying roof forms and break up the
massing of the building.
❑ Full roof forms that cover the entire building, such as gabled, hip or shed roof combinations
are strongly encouraged and are preferred to mansard roofs and segments of pitched roofs
applied at the building edge. If parapet roofs are used, these should include detailing typical
of residential character and design.
❑ Rooflines should be broken at intervals no greater than 50 feet long by changes in height or
step backs.
❑ Rooflines should be designed to screen roof mounted mechanical equipment. All screening
should be constructed consistent with the materials of the building and should be designed as
a continuous component installed the length of the elevation.
❑ When Mission and Spanish style roof tiles are used, terra cotta, 2 -piece barrel tiles with a
blend of colors are preferred to ( "S ") type tiles.
Walls and Fences
❑ Fences and walls should be minimized along public streets.
❑ Fences and walls should be designed to complement project architecture.
❑ For walls and fences, materials such as wood, wrought iron, brick and stone are encouraged.
❑ Concrete masonry unit (CMU) walls should be constructed with slump block, split face or
other decorative block style.
❑ Fences and walls should be constructed as low as possible while still performing their
screening, noise attenuation and security functions.
❑ Long expanses of fences and walls should be offset and architecturally designed to prevent
monotony. Landscape pockets should be provided.
❑ Both sides of all perimeter walls or fences should be finished and designed to complement
the surrounding development. Landscaping should be used in combination with such walls
whenever possible.
❑ Walls on sloping terrain should be stepped to follow the terrain.
Utilitarian Aspects
❑ Utilitarian aspects of the project should be aesthetically screened from view.
❑ Mechanical equipment, including gas and electrical meters, cable boxes, junction boxes, and
irrigation controllers, should be located within a utility room, along with the fire riser and roof
access ladder. Where this cannot be achieved, these elements should be designed as an
integral part of the building on a rear or side elevation and screened from public view.
❑ All vents, gutters, downspouts, flashing and electrical panels should be painted to match the
surface to which attached, unless used as a major design element, in which case the color is
to be consistent with the overall color scheme of the'building.
❑ Gutters and downspouts should be decorative, designed to integrate with the building facade,
and should not appear as a "tacked on" afterthought.
❑ Discharge from gutters and downspouts should not flow directly across pedestrian walkways.
❑ Accessory structures should be designed as an integral part of the architecture of the project.
These structures should be similar in materials, color and detail to the principal structures of a
development and designed with pitched or hip roofs. if possible.
❑ Common mailbox enclosures should be designed to be similar or complementary in form,
material and color to the surrounding residential buildings and should be located in alcoves
away from the streetscape.
❑ Trash and recycling containers should be designed to be consistent with the development
and should be screened with landscaping. Architecturally designed roof structures should be
used to create a finished looking structure.
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Ordnance No. 05 -896
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❑ Trash enclosures should be unobtrusive and conveniently located for disposal by tenants and
for collection by service vehicles.
❑ Multi- family housing should generally have centrally located trash bins in appropriate
enclosures. Individual trash cans should be discouraged, unless the individual dwelling units
have direct street frontage.
9362. STANDARDS OF DEVELOPMENT.
All premises in the R -3 zone shall comply with the standards prescribed herein:
3. Permissible Lot Coverage. Buildings, including accessory buildings and structures, shall not cover
more than fifty percent of the area of any lot. Furthermore, at least 20% of the lot area shall be
permeable; these areas may be maintained with landscaping, appropriate ground cover, permeable
pavers or other acceptable pervious materials, but may not be covered with structures, concrete or
asphalt.
C. Yards and Courts: Except as provided in this Division no building or structure shall occupy any part of
any required yard.
2. Side Yards: In the R -3 zone every lot shall have and maintain side yards as follows:
a. Interior lots shall have a side yard on each side of the lot of not less than the following:
Single story
structures:
Five (5) feet
Two story Ten (10) feet for the first story. An average second story side yard setback of
structures: 15 feet shall be provided; however, at no time and no point shall the second
story setback on any side be less than 10 feet or less than the first floor
setback
b. Corner lots and reversed corner lots shall have and maintain the following side yards:
1) On the side lot line which adjoins another lot, the side yard requirement shall be as follows:
Single story
structures:
Five (5) feet
Two story Ten (10) feet for the first story. An average second story side yard setback
structures: of 15 feet shall be provided; however, at no time and no point shall the
second story setback on any side be less than 10 feet or less than the first
floor setback
2) On the side street side, the width of the required side yard shall be as follows:
Single story
structures:
Ten (10) feet
Two story Ten (10) feet for the first story. An average second story side yard setback
structures: of 15 feet shall be provided; however, at no time and no point shall the
second story setback on any side be less than 10 feet or less than the first
floor setback
Ordinance No. 05 -896
Page 18
F. Special Development Criteria.
1. For an attached multi -unit structure, no linear wall along the side of a second story building shall
extend longer than 20 feet without an offset of 4 feet or, alternatively, 24 feet without an offset of
5 feet for a distance of not less than 8 feet.
2. For a detached single unit, no linear wall along the side of a second story building shall extend
longer than 24 feet without an offset of 2 feet for a distance of not less than 8 feet.
3. Balconies may be placed along a front elevation or along a central driveway, where dwelling units
on the same parcel are situated on both sides of a so- called double loaded driveway. Balconies
shall be prohibited on the side and rear elevations where a unit faces a structure on an adjacent
property.
4. Any guest parking space which is abutted by a single wall shall be 12 feet in width; any guest
parking space which is abutted on both sides by a wall shall be 14 feet in width.
5. Guest parking spaces shall be improved with grass crete, turf block or similar material to allow
better permeability and less runoff.
6. At least 20% of the lot area shall be permeable.
7. At the terminus of an access driveway that serves two or more dwelling units, there shall be
extensive tall growing shrubbery, such as American Arborvitae (Thuja Occidentalis).
Alternatively, an architectural enhancement, such as a decorative trellis combined with
appropriate vines or comparable landscaping could be provided to enhance the view of multiple
family development projects from the street.
8. Chain link fencing shall not be allowed in the front yard setback or any yard area between a
dwelling and a public right -of -way.
9. Portable shade structures shall be prohibited in the front yard and in the street side yard
(existing criteria currently numbered 10 through 21)
I. Conditional Use Permit required:
1. The approval of a Conditional Use permit, pursuant to Section 9202 et seq. of the Zoning
Code, is required for three or more dwelling units located on the same lot (including
apartments.)
2. A Conditional Use Permit shall be required when one or more new dwelling unit(s) are being
added on an R -3 zoned lot that currently has one dwelling unit and one or more of the
following criteria are met for the second unit(s)
• Unit exceeds 100 percent of the floor area of the primary unit.
• Unit exceeds 2,000 square feet, including a garage.
• Unit is a two -story unit.
3. A Conditional Use Permit shall also be required for a pad fill greater'than 12 inches in height
from the natural grade.
9365. SITE PLAN, WHEN REQUIRED.
Construction of any new dwelling or any substantial remodel or alteration of an existing dwelling in the R-
3 zone shall require a site plan review.
9366. DESIGN GUIDELINES.
The following design guidelines shall apply to remodels, alterations and new construction. These
guidelines are intended to be advisory rather than mandatory, and are to be applied by the Community
Development Department to the extent possible and reasonable. It is the intent that all new construction
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Ordinance No. 05 -896
Page 19
and reconstruction shall comply with as many such guidelines as may amiably negotiated by the City
Staff with a property owner, builder or developer. If a person complies with the goals and intent of such
guidelines, even though a minor portion of them cannot or will not be accommodated by the property
owner, builder or developer, then the guidelines shall be deemed satisfied and the requisite permits shall
be issued. If, on the other hand, a property owner, builder or developer cannot or will not comply with a
substantial portion of the goals established by said guidelines, then permits maybe denied by the
Community Development Department. Any such denial may be appealed to the Planning Commission
via the procedures set forth in the Site Plan Review Process. Any action of the Planning Commission
may also be appealed to the City Council via the procedure set forth in the Site Plan Review Process.
In evaluating an appeal, in accordance with the procedures set forth in Section 9184 and 9185, the
Planning Commission or the City Council shall make a determination based upon the following
considerations: (1) Does the proposed project substantially meet the overall intent, purpose and goals of
the design guidelines, (2) Would the proposed project adversely impact property values within the
neighborhood, (3) Could the proposed project adversely impact the peace, quite and enjoyment of the
area and (4) Would the proposed project be so incompatible with the surrounding area that non-
compliance would result in anticipated adverse impacts, including possible adverse aesthetic impacts.
Overall intent and purpose: Multi- family developments are higher density residential buildings such as
apartments, condominiums and town homes. These developments are typically comprised of attached
and detached units with common facilities such as guest parking, open space and recreation areas. The
provisions of this section should apply to any addition, remodeling, relocation or construction of a multi-
family development requiring a building permit within the City.
Building placement and orientation should be carefully designed to enhance its visual impact on the
streetscape, minimize the visibility of garage doors, retain natural site features and complement the
existing character of the neighborhood. Site grading should address existing drainage patterns and
landforms while providing subtle transitions of architectural elements to grade. Grading and drainage
should be coordinated in the initial design phase of the project to ensure the most natural and least
evasive approach. Landscaping should be used to define building entrances, parking lots and the edge of
various land uses and should be used to buffer and screen neighboring properties from storage areas.
Landscaping should create a functional and attractive parking environment.
Parking areas should be well landscaped and screened while avoiding large expanses of paved areas
and long rows of parking spaces. Pedestrian and vehicular circulation should be well defined and easily
identifiable. Building designers should incorporate 360- degree architecture in all buildings and remodels.
360 - degree architecture is the full articulation of all building facades and includes variation in massing,
roof forms and wall planes, as well as surface articulation. Roofs should reflect a residential appearance
through pitch and use of materials. The main building entrance should be clearly identifiable and
distinguishable from the rest of the building. All entrances should be emphasized using lighting,
landscaping and architecture.
High quality materials should be used to create a look of permanence within the project and materials and
colors should be varied to create visual interesting building facades and reduce the monotonous
appearance. In addition, the use of durable materials requiring low maintenance is strongly encouraged.
Site Planning
❑ Buildings should be oriented toward the street.
❑ Dwellings should incorporate porches, trellises, landscaping and other features in the front
yard to help extend the living area toward the street and to help soften the transition between
the street and the dwelling.
❑ Buildings, parking areas and open space shall be arranged to minimize the use of sound
walls.
❑ Courtyards, plazas, pedestrian malls or other methods should be used to break up the
building mass; long "barrack -like" or continuous rows of structures should be avoided.
Ordinance No. 05 -896
Page 20
❑ Development should incorporate existing natural features into the overall site design,
including significant trees and vegetation and drainage areas.
❑ Stormwater retention ponds should be designed as a landscape feature.
❑ Project design should provide for controlled drainage of stormwater away from buildings.
❑ The number of site access points should be minimized; unnecessary driveway entrances
should be avoided.
❑ The use of colored, textured and permeable paving treatment at entry drives is encouraged to
accentuate these areas.
❑ Drive aisles should link to or provide future access opportunities for adjacent sites.
❑ Parking areas should be treated as well- defined spaces with landscaping, lighting, building
massing and pedestrian /vehicular circulation areas.
❑ The site area adjacent to the street should not be dominated with parking. Parking should be
concentrated in areas behind buildings and away from the street when possible.
❑ Long rows of parking spaces should be avoided.
❑ Parking areas should be landscaped with shade trees.
❑ Screening should be provided at the periphery of all parking lots.
❑ The use of interlocking pavers is encouraged in place of stamped concrete in parking areas.
❑ Residents of housing projects should have safe and efficient access to usable open space,
whether public or private, for recreation and social activities.
❑ Pedestrian linkages to nearby neighborhoods and other commercial projects should be
provided.
❑ Easily identifiable pedestrian connections should be provided from the street/sidewalk to key
areas within or adjacent to the site. Meandering paths provide a pleasant experience and are
generally preferred over long, straight alignments.
❑ Pedestrian walkways should be safe, visually attractive and well- defined by landscaping and
lighting.
❑ Use of specialty paving for walkways, such as loose aggregate, paving stones or wooden
decks, is encouraged. Paths made from permeable materials, such as decomposed granite,
can create a more park -like setting and allow for stormwater percolation.
❑ Patterns and colors should be installed in paving treatments using tile, brick or textured
concrete in order to provide clear identification of pedestrian access points into buildings,
parking features (i.e., handicapped spaces, pedestrian loading, bus stops /pull -outs, etc.),
entry drives and at pedestrian crossings within the site.
❑ Walkways shall not abut driveways in a parallel fashion, such as to effectively widen the
driveway. Walkways should be separated from driveways by appropriate landscaping.
❑ The width of walkways should be in scale with the development. Generally, walkways having
a width of approximately four feet are encouraged.
Landscaping
❑ Landscaping should be used to:
• Define areas such as building entrances, key activity hubs, focal points and the street
edge.
• Provide screening for unattractive and unsightly service areas.
• Serve as buffers between neighboring uses.
• Provide landscaping between the driveway and building.
❑ A variety of height, textures and colors should be used in the planting pallet.
❑ A combination of trees, shrubs and ground cover should be incorporated into landscaping
plans. Suggested sizes are as follows:
• Trees: 24 -inch box, 36 -inch box and 48 -inch box.
• Shrubs: 5- gallon and 15- gallon.
❑ Trees should be used to create more intimate spaces and frame views.
❑ Trees and shrubs should be located and spaced to allow for mature and Tong -term growth.
❑ Larger, older trees should be planted to assist new development in looking "established" as
quickly as possible.
❑ Accent planting, such as flowering trees, should be used around entries and key activity
hubs.
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Ordinance No. 05 -896
Page 21
❑ Planting should be used to screen less desirable areas from public view, such as trash
enclosures, parking areas, storage areas, loading areas, public utilities and mechanical
equipment.
❑ Evergreen trees should be used to soften the appearance of blank walls and provide visual
screening but should not be a replacement for enhanced architecture.
❑ Where more than ten automobile parking spaces exist on a lot or parcel of land, areas not
used for vehicle parking or maneuvering, or for the movement of pedestrians to and from
vehicles, should be used for landscaping. Trees should be distributed throughout the parking
area so as to maximize the aesthetic effect and compatibility with adjoining uses.
❑ When parking areas of more than 20 cars are provided, parking lot trees with canopies of 30
to 40 feet should be planted to shade parked cars and create a more attractive environment..
❑ Walkways should be provided through landscaped areas along paths of likely travel to protect
landscaping from foot traffic.
❑ The use of creative inert materials, such as fieldstone, stone and wood, are encouraged for
paving and wall treatments.
Building Design
❑ Multi- family development adjacent to single - family neighborhoods should provide a buffer of
single -story and /or detached units along the adjoining property line.
❑ Building designs should include a combination of the following techniques:
• Variation in the wall plane (projection and recess).
• Variation in wall height.
• Roofs located at different levels.
❑ Combinations of one, one - and - one -half and two -story units are encouraged to create
variation in mass and building height.
❑ Architectural details should be used to enhance the buildings and adjacent pedestrian spaces
by adding color, shadows and interesting forms.
❑ It is expected that the highest level of articulation will occur on the front facade and facades
visible from public streets; however, similar and complementary massing, materials and
details should be incorporated into every other building elevation.
❑ Surface detailing should not substitute for distinctive massing.
❑ Architectural elements that add visual interest, scale and character are encouraged.
Examples of such elements include, bay windows, recessed or projecting balconies, trellises,
recessed windows, verandas, porches, awnings, overhangs, insets and varieties of materials
and textures.
❑ Long, unbroken facades and box -like forms should be avoided.
❑ There should be a change in wall plane on all facades visible from a public street. Elements
such as balconies, porches, arcades, dormers and cross gables should be used to add visual
interest.
❑ Exterior wall planes should be varied in depth and /or direction; bland walls should be
avoided. Windows, trellises, wall articulations, arcades or changes in materials or other
features should be utilized.
❑ Where appropriate to the architectural style, materials and textures should vary between the
base and the body of a building, in order to break up large wall planes and add visual appeal
to the base of the building. Heavier materials should be used to form the building base and as
accents on upper stories and walls.
❑ On lower walls, architectural details that relate to human scale, such as arches, trellises or
awnings, should be utilized.
❑ The height of the building should be varied so that it appears to be divided into distinct
massing elements.
❑ The upper story of a two -story building should be stepped back to reduce the scale of
facades facing the street, courtyards or open space areas.
❑ Structures with greater height should include additional setbacks and steps within the
massing so as to transition heights from adjacent properties and to avoid dominating the
character of the neighborhood.
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❑ Tall or large structures should emphasize horizontal planes through the use of trim, awnings,
eaves, other ornamentation or a combination of complementary colors.
❑ Textures, colors and materials should be unifying elements in the buildings.
❑ The use of materials and color should convey a sense of quality architecture and
permanence. Contrasting but compatible colors should be used for windows, doors, trim and
key architectural elements.
❑ Material changes not occurring at a change in plane appear "tacked -on" and should be
avoided.
❑ To the extent possible, each of the units should be individually recognizable. The following
methods could be used to break up building massing:
• Vary front setbacks within the same structure.
• Stagger and jog unit planes.
• Design a maximum of two adjacent units with identical wall and rooflines.
• Vary building orientations to avoid the monotony of long garage door corridors.
❑ The entrances to individual units should be visible from nearby parking areas or the street
where possible.
❑ Each unit's entry should be easily identifiable and distinguishable.
❑ Internal access to individual rooms shall be taken from public or common areas. There
should be no more than three entry /exit doors serving any dwelling unit, unless required by
the building code.
❑ The different parts of a building's facade should be articulated by the use of color,
arrangement of facade elements or a change in materials.
❑ The selection and placement of building materials should provide visual interest at the
pedestrian level.
❑ Stairways should be designed as an integral part of the overall architecture of the building
and should complement the building's mass and form.
❑ Stairwells should be solid and constructed of smooth stucco, plaster or wood, with accent trim
of complementary colors. Thin - looking, open metal and prefabricated stairs are strongly
discouraged.
❑ Minimize the concrete area of driveways to the extent possible.
❑ Pervious surfaces, such as pervious concrete or grass crete, should be used in driveways
and paved areas. Encourage all driveways to have decorative paving and /or brickwork, as
well as abutting shrubs or vines to soften the visual impact.
❑ Garages should be sited with the least amount of visual impact from the street.
❑ Garages should be subordinate to the main living area when viewed from the street. Where
possible, the garage should be recessed behind the dwelling unit and not located between
the main living area and the street. ❑ Detached garages should be designed as an integral
part of the architecture of the project and should be similar in materials, color and detail to the
principal structures of a development. A pitched or hip roof design is desired, if possible.
❑ Garage doors should appear to be set into the walls rather than flush with the exterior wall.
❑ Carports are generally discouraged but if provided in addition to the required garage parking,
the design should be compatible with the primary structures on the parcel, such as roof slope,
materials and details.
Windows
❑ Window type, material, shape and proportion should complement the architectural style of the
building.
❑ Windows should be articulated with sills, trim, kickers, shutters or awnings authentic to the
architectural style of the building.
❑ Faux shutters shall be proportionate to window openings.
❑ Where appropriate to the architectural style, windows should be generously inset a minimum
of 3 inches from the building walls to create shade and shadow detail.
Roof Materials and Forms
❑ Multi -form roof combinations are encouraged to create varying roof forms and break up the
massing of the building.
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Ordinance No. 05 -896
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❑ Full roof forms that cover the entire building, such as gabled, hip or shed roof combinations
are strongly encouraged and are preferred to mansard roofs and segments of pitched roofs
applied at the building edge. If parapet roofs are used, these should include detailing typical
of residential character and design.
❑ Rooflines should be broken at intervals no greater than 50 feet long by changes in height or
step backs.
❑ Rooflines should be designed to screen roof mounted mechanical equipment. All screening
should be constructed consistent with the materials of the building and should be designed as
a continuous component installed the length of the elevation.
❑ When Mission and Spanish style roof tiles are used, terra cotta, 2 -piece barrel tiles with a
blend of colors are preferred to ( "S ") type tiles.
Walls and Fences
❑ Fences and walls should be minimized along public streets.
❑ Fences and walls should be designed to complement project architecture.
❑ For walls and fences, materials such as wood, wrought iron, brick and stone are encouraged.
❑ Concrete masonry unit (CMU) walls should be constructed with slump block, split face or
other decorative block style.
❑ Fences and walls should be constructed as low as possible while still performing their
screening, noise attenuation and security functions.
❑ Long expanses of fences and walls should be offset and architecturally designed to prevent
monotony. Landscape pockets should be provided.
❑ Both sides of all perimeter walls or fences should be finished and designed to complement
the surrounding development. Landscaping should be used in combination with such walls
whenever possible.
❑ Walls on sloping terrain should be stepped to follow the terrain.
Utilitarian Aspects
❑ Utilitarian aspects of the project should be aesthetically screened from view.
❑ Mechanical equipment, including gas and electrical meters, cable boxes, junction boxes, and
irrigation controllers, should be located within a utility room, along with the fire riser and roof
access ladder. Where this cannot be achieved, these elements should be designed as an
integral part of the building on a rear or side elevation and screened from public view.
❑ All vents, gutters, downspouts, flashing and electrical panels should be painted to match the
surface to which attached, unless used as a major design element, in which case the color is
to be consistent with the overall color scheme of the building.
❑ Gutters and downspouts should be decorative, designed to integrate with the building facade,
• and should not appear as a "tacked on" afterthought.
❑ Discharge from gutters and downspouts should not flow directly across pedestrian walkways.
❑ Accessory structures should be designed as an integral part of the architecture of the project.
These structures should be similar in materials, color and detail to the principal structures of a
development and designed with pitched or hip roofs if possible.
❑ Common mailbox enclosures should be designed to be similar or complementary in form,
material and color to the surrounding residential buildings and should be located in alcoves
away from the streetscape.
❑ Trash and recycling containers should be designed to be consistent with the development
and should be screened with landscaping. Architecturally designed roof structures should be
used to create a finished looking structure.
❑ Trash enclosures should be unobtrusive and conveniently located for disposal by tenants and
for collection by service vehicles.
❑ Multi- family housing should generally have centrally located trash bins in appropriate
enclosures. Individual trash cans should be discouraged, unless the individual dwelling units
have direct street frontage.
SECTION 4. The following categories of development projects shall be exempt from the
provisions of this Ordinance, provided such proposed development projects are consistent with all
Ordinance No. 05 -896
Page 24
applicable development standards and criteria in effect prior to introduction of this ordinance: (1) Any
project which was approved by the City in the form of a Conditional Use Permit, Subdivision, Variance,
etc. on or prior to March 1, 2005, (2) Any project for which an application was submitted for a
discretionary review /approval which was submitted to the Community Development Department on or
prior to March 1, 2005, (3) Any subdivision project which was submitted on or prior to March 1, 2005, to
the Los Angeles County Department of Public Works for a Drainage Concept Plan approval in preparation
for submittal of a tentative subdivision map to the City, (4) Any building plans that were submitted to the
City for building plan check on or prior to March 1, 2005 and (5) Any development proposal for which
plans were submitted for review to the Community Development Department on or prior to March 1, 2005.
SECTION 5. The City Clerk shall certify to the passage and adoption of this ordinance and to its
approval by the Mayor and shall cause the same to be published according to law.
PASSED, APPROVED AND ADOPTED on this 15th day of March, 2005.
ATTEST:
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City Clerk
I, City Clerk of the City of Temple City, do hereby certify that the foregoing ordinance, Ordinance
05 -896, was introduced at the regular meeting of the City Council of the City of Temple City held on the
1st day of March, 2005 and was duly passed, approved and adopted by said Council at the regular
meeting held on the 15th day of March, 2005 by the following vote:
AYES: Councilmember- Capra, Vizcarra, Wong, Arrighi, Zovak
NOES: Councilmember -None
ABSENT: Councilmember -None
ABSTAIN: Councilmember -None
_nacCity Clerk
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