Article 1 — Downtown Overlay District

(a)

The specific purposes of the Downtown Overlay District is to:

(1)

Maintain a thriving historic Downtown that is the symbolic and functional center of the City's business, professional, governmental and social activities, that provides for the needs of residents and tourists.

(2)

Actively encourage expanded commercial and retail shopping opportunities and employment generating uses in the Downtown area.

(3)

Enhance the City's historic Downtown Core by creating an efficient, attractive, and pedestrian-oriented area that reflects the City's historic character, while providing a diverse mix of uses.

(4)

Concentrate business services and public buildings and spaces in a functional and efficient manner, creating an attractive center for retail services and social activities.

(5)

Include specific development parameters to express and maintain the unique characteristics of the Downtown.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

District boundaries. The boundaries of the Downtown Overlay District are prescribed as follows:

(1)

Western boundary: From the intersection of Sunset Street and Van Ness Street to the intersection of Sunset Street and West Polk Street;

(2)

Northern boundary: From the intersection of Van Ness Street and Sunset Street to the intersection of Van Ness Street and East Forest Avenue;

(3)

Eastern boundary: From the intersection on Van Ness Street and East Forest Ave, continuing south down East Forest Street and through First Street, West Glenn Avenue, and North Hayes Avenue until the intersection of North Hayes Avenue and East Polk Street;

(4)

Southern boundary: From the intersection of East Polk Street and North Hayes Avenue to the intersection of West Polk Street and Sunset Avenue.

(b)

Projects subject to these requirements. Proposed projects within the Downtown Overlay District that are subject to the provisions of this article include:

(1)

Modifications to and additions of fifty (50) percent or more of existing building square footage;

(2)

Alterations to twenty-five (25) percent or more of the surface area of any existing building face or exterior facade; and

(3)

Other modifications, alterations, additions, or remodels determined to be applicable by the Community Development Director.

(c)

Signage.

(1)

All proposed signage projects in the Downtown Overlay District are subject to the provisions of Chapter 4, Article 5, Signs.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Design guidelines. All development shall comply with the Downtown Design Guidelines adopted by City Council Resolution Number 3221. In the event of a conflict between this article and the Downtown Design Guidelines, the provisions of this article shall apply.

(b)

Street preservation. Existing streets in Downtown Overlay District shall be preserved. Public rights-of-way shall not be eliminated or abandoned unless substantial public benefits are provided such as a new plaza or park.

(c)

Parking. Parking shall be provided and maintained according to the general standards of Chapter 4, Article 3, Off-Street Parking and Loading, as well as the standards of this section.

(1)

Parking location. Parking lots may not be located between the street and the building; they must be located behind the building. In the case of corner lots, parking lots must be accessed from the minor road and must be screened from the street with a minimum ten-foot landscape setback.

(2)

On-street parking. For properties within the Downtown Overlay District, on-street parking directly adjacent to the property may be counted towards required on-site parking as outlined in Chapter 4, Article 3, Off Street Parking and Loading.

(3)

Parking lot access.

a.

Access to parking lots should be provided from both a street and an alley where possible.

b.

Lots shall be designed to prohibit the backing of vehicles into public streets.

c.

Commercial parking lot access shall not be provided from a residential street where alternate access is available.

d.

Wherever possible, parking entrances shall share curb cuts in order to minimize the overall number of curb cuts.

(4)

Parking lot screening.

a.

Parking lots shall be screened from adjacent streets by a ten-foot landscape easement containing any of the following:

1.

Landscaping, primarily trees and shrubs.

2.

A combination of shrubs and berms, not to exceed a three-to-one (3:1) slope.

3.

Low, decorative wall not to exceed thirty (30) inches in height, or twenty-four (24) inches high when combined with landscaping, for the purposes of reducing glare from vehicle headlights.

4.

Screening shall not block views between thirty (30) inches in height above sidewalk grade and six (6) feet above the sidewalk for security purposes.

(5)

Parking lot walkways and curbs.

a.

Walkways in or adjacent to the parking lots shall be elevated a minimum of 4 inches and a maximum of six (6) inches above the parking lot grade, unless an alternate drainage scheme has been approved by the City Engineer.

b.

Planting areas shall be protected by six (6) inches curbs.

c.

Where walkways must be at grade (such as to accommodate ADA path of travel) the walkway must be differentiated from the paving of the parking lot by contrasting pavement such as pavers or stamped, colored concrete, or by painted stripes.

(6)

Residential parking.

a.

Garages or other enclosed or covered parking facilities for use by residents shall not be a significant visible feature from the public street or from adjacent bikeways, sidewalks or other pedestrian amenities.

b.

Residential parking shall be clearly signed and reserved for the residents.

(d)

Open Space - Residential Uses. Private and common open space areas shall be provided in multi-family developments in accordance with this section. Private areas typically consist of balconies, decks, patios, and fenced yards. Common areas typically consist of landscaped areas, patios, swimming pools, barbeque areas, playgrounds, trees, bushes, groundcover, and turf.

(1)

Minimum dimensions. Open space shall have the following minimum dimensions in order to count towards open space requirements:

a.

Open space located on the ground level (e.g., common areas, decks, patios): ten (10') feet.

b.

Open space located above ground level (e.g., balconies): five (5) feet.

(2)

Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface shall be a combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dustfree surfacing. Slope shall not exceed ten (10) percent.

(3)

Accessibility.

a.

Private Open Space. The space shall be accessible to only one residential unit by a doorway to a habitable room or hallway.

b.

Common Open Space. The space shall be accessible to all the residential units on the lot.

(4)

Existing buildings. If the project involves the renovation of an existing building and it is not feasible to provide outdoor open space, open space shall be provided in interior common areas such as a community or fitness room.

(5)

Open Space - Commercial Uses. Commercial developments on lots greater than fifteen thousand (15,000) square feet shall provide a plaza or outdoor dining area, which provides public seating and is accessible from the public sidewalk.

a.

Minimum size: Three-hundred (300) square feet for lots between 15,000 and 30,000 square feet in size; 600 square feet for lots 30,000 square feet in size or larger.

b.

Minimum dimensions: Twelve (12') feet.

c.

Parking lot buffering. The required public area shall be separated from any parking area with a minimum fivefoot wide landscaped buffer area and screened with a decorative wall two and one-half (2.5) to three and onehalf (3.5) feet high.

(e)

Pedestrian connections.

(1)

When new development or remodeling introduces pedestrian use of alleyways, and space allows, shaded walkways shall be provided to form visual and functional connections between businesses or between businesses and the downtown streets.

(2)

Shade structures do not need to provide solid shade, but should clearly define the route between developments and should separate pedestrians from parking lots and alleys.

(f)

Building projections.

(1)

Front porches and building entrances. Front porches and building entrance structures may encroach up to ten (10) feet into front and side yards facing the street for up to forty (40) percent of the lot frontage.

(2)

Architectural projections. Bay windows, balconies, and other architectural features such as chimneys may project into required yards up to three (3) feet.

(3)

Building projections into the public right-of-way. Building projections may encroach into the public right-of-way up to three (3) feet for the purpose of providing shade over the sidewalk, provided they are no closer than twelve (12) feet from sidewalk grade. The maximum width of any projection is ten (10) feet.

==> picture [222 x 158] intentionally omitted <==

(4)

Awnings and overhangs. Awnings, overhangs, and pedestrian shade structures, may encroach into the public right-of-way up to eight (8) feet for the purpose of providing shade over the sidewalk, provided they are at least ten (10) feet above sidewalk grade. Awnings and canopies shall comply with the Downtown Design Guidelines adopted by resolution.

==> picture [256 x 220] intentionally omitted <==

(g)

Building design.

(1)

Commercial building design.

a.

Ground floor windows. Facades facing streets, plazas, and courtyards shall be lined with windows. Where blank walls are necessary, they shall be on side or interior facades not facing streets. Exterior walls facing an adjacent public street, or facing onto a park, plaza, or other public outdoor space shall include windows, doors, or other openings for at least fifty (50) percent of the building wall area located between two and one-half (2.5) and seven (7) feet above the elevation of the sidewalk.

==> picture [384 x 185] intentionally omitted <==

b.

Limits on blank walls. No wall shall run in a continuous plane for more than twenty (20) feet without an opening on Coalinga Plaza or Elm Street, and for more than thirty (30) feet on other streets. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three (3) feet deep.

==> picture [384 x 232] intentionally omitted <==

c.

Wall plane articulation. Windows, doors, columns, and other features shall be recessed or project forward from the wall plane, such that there is a minimum two-inch recess of the window plane from the wall plane, a minimum four-inch projection from the window plane and outer edge of trim, and a total of at least eighteen (18) inches from the window plane to the outermost plane of any projection such as a wall, column, or other articulation feature.

==> picture [233 x 183] intentionally omitted <==

d.

Building articulation. Commercial building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.

e.

Building entrances.

1.

Buildings shall be oriented to face public streets.

2.

Building frontages shall be generally parallel to streets, and the primary building entrances shall be located on a public street.

3.

Building entrances shall be emphasized with special architectural and landscape treatments.

4.

Rear entry doors, door frames, door hardware, signs and lighting fixtures shall match types utilized on the front façade and/or that are appropriate to the parent building's historic period.

5.

In mixed-use developments, entrances to residential units shall be physically separated from the entrance to the permitted commercial use and clearly marked with a physical feature such as a recess or projection incorporated into the building or appropriately scaled element applied to the façade.

(2)

Residential building design.

a.

Residential architectural articulation. All multiple-family residential buildings and mixed-use buildings that include residential uses shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance. Long facades shall be broken up into smaller modules.

b.

Residential building façade and entrances. The following standards apply to residential buildings and mixeduse projects that include residential uses.

1.

Orientation. All units located along public rights-of-way shall have the primary entrance facing this right-of-way. Exceptions to this requirement shall only be approved for projects where multiple-family housing is located on four (4) lane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project shall be oriented around courtyards.

2.

Street-facing Facades. Street-facing facades of residential buildings shall be designed as front facades and shall include stoops, porches, recessed windows, and bay windows or balconies.

3.

Projection or recess. Building entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five (5) feet and minimum area of fifty (50) square feet. Alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved.

4.

Entrances. Provide at least one building entrance for every 100 feet of street frontage.

(h)

Mechanical equipment. Mechanical equipment, including rooftop mechanical equipment, shall be screened from view to the height of the equipment, and the screening shall be designed as an integral component of the architectural design. The property owner shall be responsible for the maintenance of such screening.

(i)

Utilities screening. Utility meters and related equipment shall be located only on the side or rear façade of buildings and shall be integrated into the building architecture through painting or other means.

(j)

Building security. Components of building security shall be integrated into the building's design and be effective but not obtrusive in accordance with the following standards:

(1)

Security doors shall not encroach into the public right-of-way, in either an opened or closed position.

(2)

Lighting shall be provided at all entryways to the building and in any alcoves or other features of the building, to allow visual surveillance of the building and its public areas.

(3)

Where security grills are required or otherwise provided, they shall be painted to match the trim colors of the building. Unobtrusive roll-down grilles with thin vertical and horizontal elements are preferred; opaque rolling doors and accordion fold grates are discouraged.

(4)

Grilles, security doors, and other security devices designed for nighttime security shall not be readily visible to the public during business hours or when they are in an open position.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)