Sec. 30-657. - Uses permitted.

(a)

Permitted uses. Any use permitted in the underlying zoning district shall be permitted in the fire hazard overlay district.

(b)

Applicability of land use zoning district standards and other overlay standards. The development standards established by a land use zoning district and any applicable overlay shall apply, except as modified by this section.

Sec. 30-658. - Development standards and design guidelines.

(a)

Site and emergency access. Each development project, except for a development project located exclusively on a cul-de-sac, shall have a minimum of two points of vehicular ingress and egress, designed to applicable City street standards. The fire protection district may authorize one point of vehicular ingress and egress access to be an emergency vehicle access (EVA) only route with a minimum 26-foot wide paved driving surface, if the fire protection district first makes each of the following findings:

(1)

Two points of full vehicle access are impractical due to characteristics of the land or are physically infeasible, as determined by the Fire Chief; and

(2)

Legal agreements have been made to reasonably ensure that the emergency vehicle access will be maintained; and

(3)

The emergency vehicle access route will provide adequate vehicular ingress and egress during emergencies; or

(4)

Alternate protection measures have been submitted and approved in accordance with the provisions of Section 30-656(e).

(b)

Culs-de-sac. The length of a cul-de-sac shall not exceed 350 feet in length, except as allowed by this section.

(1)

A cul-de-sac may exceed 350 feet in length, but shall not exceed 600 feet in length if the Fire Chief of the Fontana Fire Protection District makes the following findings:

a.

The cul-de-sac is situated and designed so that each parcel taking access from it is not contiguous to or exposed to fire hazard areas, and that the extension of the cul-de-sac will not increase the exposure of buildings to wildfires; and

b.

The total number of dwelling units taking access from the cul-de-sac is no more than 15 dwelling units; and

c.

Alternate protection measures have been submitted and approved in accordance with the provisions of Section 30-656(e).

(c)

Fuel modification zones.

(1)

Permanent fuel modification zones. A permanent fuel modification area shall be required around a development project or portions thereof that are in the fire hazard overlay, for the purpose of fire protection. In no case shall fuel modification zones be less than 100 feet in width, as measured from the side or rear property lines of private lots. Fuel modification zones shall be allowed to be designated on City owned and maintained open space, commonly owned open space maintained by a Home Owners Association (HOA), or on City or HOA maintained easements on private property adjacent to new development projects. Fuel modification zones shall not be allowed to be designated on privately owned open space on individual lots within a new development project except as approved on a fire protection plan described in Section 30-656(e). Fuel modification zones shall be within the project boundary (onsite) and shall not be designated on parcels of land adjacent to the project (off-site) unless the following findings are made by the Director of Community Development and the Fire Chief or Fire Marshal:

a.

The approval of such off site fuel modification zones would be necessary to achieve consistency with the land use designation, density and zoning of the properties being developed; and

b.

An easement is recorded on adjacent parcels, to the satisfaction of the City and the fire protection district, that designates fuel modification areas and specifies the maintenance that is to occur in these areas, and grants permission of all parties performing maintenance; and

c.

A recorded agreement is formed and signed by all parties that will hold all City personnel harmless of liability while performing maintenance; and

d.

A recorded agreement together with a community facilities district or other tax assessment is established to the satisfaction of the City and the fire protection district that will fund bi-annual inspections of all fuel modification zones as well as provisions for maintenance by the City upon documented default of any private party performing the maintenance.

(2)

Temporary fuel modification zones. When fuel modification zones are required on adjacent parcels of land on which the current land use designation and zoning allows for development in the future, temporary fuel modification zones may be allowed to be used with the approval of the Community Development Director and the Fire Chief. When a development project is phased, individual phases may be required to provide temporary fuel modification areas, where the development perimeter of a phase is contiguous to a subsequent phase of a project, which in its undeveloped state is a hazardous fire area. The requirements for a temporary fuel modification area shall be based upon the same considerations described in Section 30-656(c)(1), above, for permanent fuel modification zones.

(3)

Perimeter access to fuel modified and fire hazard areas. Each development project shall provide adequate vehicular access for fire fighting vehicles into fuel modified areas from the boundary of the project, along the portion of the development perimeter that is adjacent to either an existing or proposed fuel modified area, or a fire hazard area. Provisions shall be made, and shall be required where necessary, through conditions, covenants, and restrictions recorded on each parcel within the development project, for the continual maintenance of paved roadways intended to provide the access, in order for them to remain unobstructed, in drivable condition, and meet all other Fontana Fire Protection District regulations. Perimeter access shall be provided through either of the following measures, or through alternate measures in compliance with Section 30-656(e):

a.

A fire vehicle and apparatus access road along the development perimeter, or portion thereof that is exposed to a fire hazard must meet the following criteria:

1.

The road shall be capable of supporting fire-fighting equipment, shall be at least 20 feet in width, and shall not exceed a maximum grade of 14 percent.

2.

The road may have gates installed at the entrances at the development perimeter per the requirement of the fire protection district.

b.

Fire vehicle and apparatus access roadways, situated between lots at the development perimeter or portion thereof that is exposed to a fire hazard, and which are accessible to firefighting equipment shall consist of the following standards:

1.

Such roadways shall be spaced at intervals of no more than 350 feet apart as measured along each street.

2.

Such roadways shall be at least 12 feet in width, with a maximum grade not to exceed 14 percent, and capable of supporting fire fighting vehicles. Such roadways may have gates installed at the entrances at the development perimeter per the requirements of the fire protection district.

(4)

All new development within the fire hazard overlay district shall comply with current California Building Standards Codes, including the provisions of the California Building Code (CBC) Chapter 7A (Materials and construction methods for exterior wildfire exposure).

(d)

Fences.

(1)

Where wood or vinyl fencing is used, there shall be a minimum five-foot separation between the wood or vinyl fencing and the wall of the nearest structure. Fencing within the five-foot separation area shall be of noncombustible materials.

(2)

Fences or walls required adjacent to fuel modification areas or wildfire prone areas as conditions of approval for a development project shall be constructed of masonry per the California Building Code.

(3)

Where side and rear yards are enclosed by walls or fencing, gates shall be provided on both side yards for emergency access to the rear yard.

(e)

Alternate Protection Measures.

(1)

Purpose. The purpose of this section is to allow greater design flexibility than would otherwise be permitted, and to more practically achieve the purposes of the fire hazard overlay district. Upon the agreement of both the Director of Community Development and the Fire Chief or Fire Marshal of the Fontana Fire Protection District, the substitution of alternate protection measures as documented in an approved fire protection plan may be substituted for otherwise applicable requirements if it is found that they provide the same or a greater level of protection from wildfires and other natural hazards, and that they will fulfill the same purpose as the established standard or requirement.

(2)

Applicability. The provisions of Section 30-656(e) alternate protection measures shall apply only to the standards and requirements of:

a.

Site and emergency access.

b.

Length of culs-de-sac.

c.

Width and treatment of fuel modification zones.

d.

Perimeter access to fuel modified and fire hazard areas.

(3)

Substitution of alternative protection measures for development standards and requirements.

a.

If alternative protection measures are proposed, the Fire Chief or Fire Marshal of the fire protection district shall determine, with specific consideration of the effect of the proposed alternative protection measures, whether the proposed development project has adequate provisions for fire protection, including the ongoing maintenance of fuel modified areas. The fire protection district shall give consideration to the recommendations of the fire protection plan and make each and all of the following findings:

1.

The approved alternative protection measures meet the intent of, and serve the same purpose as, all of the established standards and requirements; and

2.

The approved alternative protection measures provide the same or a greater level of protection or are as effective as the established standards or requirements; and

3.

There are clear and substantial reasons for utilizing the alternative protection measures, because they provide for a more efficient and economic use of the site, or provide for a superior design in terms of safety and efficiency, in the opinion of the Fire Chief, Fire Marshal, and the Community Development Director.

b.

If the fire protection district makes a positive determination in compliance with this section, such alternate protection measures shall be approved and signed by the fire protection district prior to approval of the project and may be substituted for specific requirements of this Code and the established standards of the district.

DIVISION 9. - BUSINESS PARK AND WAREHOUSING DISTRIBUTION OVERLAY DISTRICT—VALLEY BOULEVARD

Sec. 30-659. - Business park and warehousing distribution overlay district—Valley Boulevard regulations.

Figure 1

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(a)

Applicability. The provisions of this division may be applied to any property with a general plan land use designation of light industrial use (I-L), and a zoning designation of light industrial use (M-1), that is located on the south side of Valley Boulevard, north of Interstate 10 (I-10), west of Catawba Avenue, and east of Cherry Avenue as identified in Figure 1.

(b)

Relation to underlying zoning. The business park and warehousing distribution overlay district—Valley Boulevard (valley business park overlay) is a flexible designation that is intended to apply in conjunction with, or as an alternative to the provisions in the underlying zoning. When utilized in conjunction with the underlying zone, if the provisions of this division are in conflict with the provisions of the underlying zoning district, then the provisions of this division shall apply.

(c)

Intent. The intent of the valley business park overlay is to provide for a well-planned and orderly development of business park and warehousing distribution uses on properties within the M-1 zone located on the south side of Valley Boulevard, north of Interstate 10 (I-10), west of Catawba Avenue, and east of Cherry Avenue. The vision of this district is to improve the visual aesthetics along the I-10, Valley Boulevard and other areas and encourage economic growth with business parks and warehouses.

(d)

Valley overlay warehousing distribution definition. For the purpose of this division, the term "warehousing distribution" uses shall mean warehouse/distribution facilities used for the storage and/or consolidation of manufactured goods (and to a lesser extent, raw materials) before their distribution to retail locations or other warehouses. Warehouse/distribution centers are generally greater than 100,000 square feet in size, with a land coverage ratio of approximately 50 to 60 percent, and a dock to high-loading-door ratio of approximately 1:5,000—10,000 square feet. They are characterized by a small employment count due to a high level of automation; significant movement and storage of products, materials, or equipment; truck activities frequently outside of the peak hour of the adjacent street system; and good freeway access. They are further characterized by the presence of third-party logistics companies who are neither the manufacturer of the goods to be distributed nor the end user of the goods, but are rather the independent distributor of such goods.

(e)

Business park definition. For the purpose of this division, the term "business park" means a group of two or more buildings on a single or multiple contiguous parcels of land, that are planned, developed, and operated as an integrated site with shared common areas with special attention given to circulation, parking, utility needs, aesthetics, and compatibility located within the valley business park overlay. The office uses that are permitted are those permitted in the underlying zoning of M-1.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

Sec. 30-660. - Uses permitted.

(a)

General. Any use permitted in the underlying zoning district shall be permitted in the business park and warehousing distribution overlay district—Valley Boulevard, subject to Section 30-647(b).

(b)

Warehousing distribution allowed with a conditional use permit:

(1)

Warehousing, with distribution with high-cube warehouse facilities.

(c)

Prohibited uses:

(1)

Any use not listed in the underlying zoning district or specified in this division are prohibited.

(2)

Other uses deemed incompatible by the director pursuant to Section 30-223.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

Sec. 30-661. - Zone change required.

An application for a change of zone to establish the valley business park overlay on one or more parcels eligible to receive the overlay, shall be filed with the Planning Division pursuant to Section 30-40 et seq. of this Code.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

Sec. 30-662. - Design review or administrative site plan review required.

Any development proposal within the valley business park overlay shall be subject to a design review or administrative site plan review process pursuant to Article II, Divisions X and XI et seq. of the Zoning and Development Code.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

Sec. 30-663. - Development standards and design guidelines.

(a)

General. The development standards and design guidelines in this division shall be minimum requirements for valley business park overlay type uses. Those standards and guidelines not fully addressed in this section shall be as otherwise stated in the appropriate section(s) of the Fontana Municipal Code, including, but not limited to, Sections 30-520 et seq., 30-664 et seq., and 30-679 et seq. of this Code. When this division provides for discretionary authority on the part of the Director of Community Development, Planning Commission, or City Council, that discretion may be exercised to impose more stringent requirements, if deemed necessary, to accomplish the overall intent/objective of the valley business park overlay.

(b)

Maximum building height.

(1)

The maximum building height shall be 60 feet.

(c)

Maximum lot coverage.

(1)

The maximum lot coverage shall be 60 percent.

(d)

Floor-area ratio (FAR).

(1)

The maximum base FAR shall be 0.55.

(e)

Minimum lot size.

(1)

Lots must be a minimum of one acre.

(f)

Building setbacks. All required yard areas (setbacks) shall be clear of all structures and other required site features such as parking areas, loading areas, etc., and shall be landscaped and maintained in a neat, healthy, aesthetically pleasing condition in accordance with the landscaping provisions of this division.

(1)

The minimum building setback for Valley Boulevard and Cherry Avenue shall be 30 feet.

(2)

The minimum building setback for Poplar Avenue and Beech Avenue shall be 25 feet.

(3)

The minimum building setback for the I-10 Freeway shall be 40 feet.

(4)

The minimum building setback for lots abutting collector streets shall be 20 feet.

(5)

The minimum building setback for local streets shall be 15 feet.

(6)

The minimum building interior building setback shall be 20 feet for property lines adjacent to parcels with residential uses including nonconforming residential uses. There shall be no other interior setback requirements.

(7)

These setback requirements may be increased to provide an appropriate separation between uses in order to protect the public health, safety, and welfare if alternative means of providing separation are not practical.

(g)

Parking and drive aisle setbacks (landscape setback area).

(1)

The minimum landscape setback for Valley Boulevard and Cherry Avenue shall be 30 feet.

(2)

The minimum landscape setback for the I-10 Freeway shall be ten feet.

(3)

The minimum landscape setback for Poplar Avenue and Beech Avenue shall be 25 feet.

(4)

The minimum landscape setback for lots abutting collector and local streets shall be 20 feet.

(5)

These setback requirements may be increased to provide an appropriate separation between uses in order to protect the public health, safety, and welfare if alternative means of providing separation are not practical.

(6)

Interior landscape setback:

a.

Interior landscape setbacks for lots adjacent to residential uses, including nonconforming, shall be ten feet.

b.

Other interior landscape setbacks shall be five feet.

(h)

Parking location and buffering. The placement of buildings and parking lots should emphasize the attractive designs of buildings with less emphasis on parking lots. Off-street parking shall be buffered from the right-of-way through landscaping and building placement. Furthermore, visitor and/or employee parking may be located at the front of the building adjacent to the main entry. Service and loading areas may be located at the sides and rear of the building, and must be completely screened when located adjacent to a public right-of-way.

(i)

Parking and loading requirements. The following are regulations for off-street parking and loading. They identify required number of parking and loading spaces for all new development projects and those proposing substantial modifications to existing buildings. For all parking and loading-related information or regulations not specifically addressed in this section, refer Article XI et seq. of this Code.

(1)

General parking and loading requirements.

a.

Methods of calculation.

1.

Multiple uses. If more than one use is located on a site, the total number of required off-street parking and loading spaces shall be the sum of the requirements for the various uses computed separately. If individual uses on the same site have a floor area less than that for which loading spaces would be required, then the total gross floor area of all uses on the site or lot shall be used in determining the required number of loading spaces.

2.

Fractional number. Whenever the computation of the required number of off-street parking or loading spaces results in a fractional number, one additional space shall be required for a fraction of .5 or more, but shall not be required for a fraction of .4 or less.

b.

Off-site location. Required off-street parking spaces shall be located on the same parcel as the use that they are intended to serve, unless reciprocal parking, shared parking or access agreements are recorded between multiple parcels on the same site.

(2)

Required number of parking spaces.

a.

Each land use shall provide the number of off-street parking spaces indicated in Table 1—Parking Requirements by Land Use, except as otherwise may be determined by the Director of Community Development per Section 30-663(i)(1)(b) above.

Table 1

Parking Requirements by Land Use

Motor Vehicle Spaces (Minimum #) per GFA-Gross Floor Area

Distribution and Warehousing Uses

Vehicle Parking:

• 1 space/1,000 sq ft GFA for the first 20,000 sq ft;

• 1 space/2,000 sq ft for the second 20,000 sq ft;

• 1 space/5,000 sq ft for the portion over 40,000 sq ft;

No additional spaces if office area is less than 10% of total building square footage.

Trailer Parking:

• 1 trailer space 12 feet x 52 feet for every four bay doors for buildings 199,999 square feet and smaller (round up to nearest whole number).

1 oversized trailer space (12 feet x 52 feet)/5,000 sq. ft. GFA* for buildings 200,000 square feet and larger for the entire building square footage;

Parallel parking for trailers (12 x 80 feet) may be utilized as required trailer parking for up to 25 percent of required spaces when demonstrated as usable trailer parking.

The area in front of the bay doors and knock out doors shall not be utilized as required trailer parking.

*Truck docks and knock out doors shall not be included in this calculation.

Business Park Valley Boulevard and Office Uses

Vehicle Parking:

1 space/250 sq ft GFA

(3)

Required number of loading spaces.

a.

Each land use shall provide the number of loading spaces indicated in Table 2—Loading Space Requirements. Requirements for uses not specifically listed shall be determined by the Director of Community Development based upon the requirements for comparable uses and upon the particular characteristics of the proposed use. For other standards (e.g., size of loading spaces, location, turning radius, etc.), refer to Section 30-679 et seq. of this Code.

Table 2

(Tractor trailer loading spaces shall be a minimum of 12 feet wide by 70 feet long with a minimum 14 feet clearance.)

(j)

Fences, walls, and screening. The following are standards and guidelines for fences, walls, and screening. Fences, walls, and screening must meet the aesthetic requirements of Section 30-663(n)(3)(a) below.

(1)

Heights.

a.

Front setback area: Solid fencing/wall shall not be allowed to go above a maximum height of 42 inches.

b.

Side and rear setback areas: Solid fencing/wall may not exceed eight feet in height when located behind the required front, side or rear yard, and may not exceed three and one-half feet in height when located in any required setback adjacent to a street.

c.

Screening walls: Refer to Table 3.

Table 3

(2)

Electric fences, barbed wire fencing, chain link, wood and/or similar fencing are prohibited.

(3)

Fences and walls shall be compatible in terms of design and materials with the main structures on the site.

(4)

Roof-mounted and ground-mounted mechanical equipment, utilities, storage, and solid waste storage areas shall be screened from adjoining properties and public rights-of-way by a visual barrier (e.g., wall, fence, landscape material, etc.) to the satisfaction of the Director of Community Development.

(k)

Screening loading bays and storage areas.

(1)

All loading bays shall be completely screened and a sight-line analysis shall be taken from public right-of-way(s) to demonstrate such screening of all bays. Such analysis shall at a minimum contain a site plan and cross section graphics demonstrating the line of sight from the right-of-way to the loading areas at six feet above the right-of-way surface at three points: The centerline of the right-of-way and the property lines on either side of the right-of-way. The graphics shall be to scale, fully dimensional, and contain all building elevations, berms, walls, landscaping, setbacks, fences, and other structures as they are being proposed to be built.

(2)

All incidental storage of materials, including trucks, shall be screened from adjoining properties and public rights-of-way by a visual barrier (e.g., wall, fence etc.) to the satisfaction of the Director of Community Development. Furthermore, such storage shall not be located on any required parking area.

(3)

Walls and fences must meet the design criteria of Section 30-663(n)(3)(a).

(l)

Building orientation.

(1)

All buildings shall be sited and oriented to reduce noise, light and glare, visual and other conflicts. For example, loading areas shall be located in areas where noise from such operations will not adversely impact adjacent, noise sensitive uses.

(2)

Placement of the industrial buildings shall provide the most aesthetic public views and de-emphasize parking areas. Open work areas shall be located away from public views.

(m)

Landscaping.

(1)

Landscaping shall be used alone or in conjunction with other features (e.g. open space buffer, topography) to reduce potential visual and light and glare conflicts.

(2)

Landscape setbacks along public rights-of-way shall incorporate landscape buffers with undulating and variable height earth-mounding (berms), and/or low walls, preferably in a three-tier planting design.

(n)

Design guidelines. The design guidelines in this subsection shall apply to all warehousing distribution and business park projects within the valley business park overlay. Those design guidelines not fully addressed in this section shall be as otherwise stated in the appropriate section(s) of this Code, including, but not limited to, Section 30-479 et seq., Section 30-520 et seq., 30-664 et seq., and Section 30-679 et seq. of this Code. For the purposes of creating an attractive aesthetic environment, buildings are assumed to be fronting the I-10 Freeway with an attractive design.

(1)

Site design.

a.

Site layout.

1.

The layout shall emphasize enhancing the visual aesthetics along the I-10 Freeway by having business parks and warehouses fronting the I-10 Freeway. The Director may allow loading dock areas to front the I-10 Freeway with the following findings:

i.

The guidelines related to fences and walls in Section 30-663 are met.

ii.

The designs of the screening of fences and walls enhance the visual aesthetics of the site.

2.

The arrangement of multiple buildings and associated circulation, and parking areas should reflect a well-organized site plan.

3.

Site development may utilize variations on building placement and landscaping when located near a public street.

b.

Accessory structures.

1.

The design and location of accessory buildings (e.g., security kiosks, maintenance buildings, and outdoor equipment enclosures) shall be incorporated into and be compatible with the overall design of the project and the main buildings on the site.

2.

With the exception of security kiosks, accessory buildings shall be located as far back from the front and street side yard setback area as possible.

3.

Sea/train-type metal containers are prohibited.

4.

Incidental outdoor storage, work, and loading areas shall be incorporated within the building design and located to the rear or side of buildings unless such building side(s) are adjacent to a public street where it would be prohibited.

c.

Courtyards and plazas.

1.

Buildings should be arranged to create opportunities for open space amenities (e.g., plazas, courtyards, outdoor eating areas, etc.). See Figure 2.

Figure 2

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(2)

Building orientation.

a.

The organization of buildings, parking areas, and landscaping shall recognize the existing characteristics of the site and shall relate to the surrounding development in scale and character.

b.

Buildings should be oriented in a manner that takes advantage of passive solar design.

c.

Buildings shall be oriented to provide a buffer between sensitive uses (i.e. residential, schools, parks, and medical facilities) and outdoor work areas, loading, and incidental storage.

(3)

Site elements.

a.

Fences and walls.

1.

Walls and fencing materials shall consist of decorative wrought iron, tubular steel, stone, stucco, or brick, and shall be compatible with the overall design character/style of the development. The use of chain-link fence and similar materials is prohibited. See Figures 3 and 4.

Figure 3

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Figure 4

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Chain link fences, wood fences, electric fences, razor and barbed wire fences are prohibited.

3.

Walls and fences shall be integrated with landscaping along the base of the wall or fence.

4.

Wall heights and surfaces shall be articulated with varying facade depths or pilasters to promote architectural interest, and shall include a cap along the top of the wall.

5.

Landscaping shall be used in combination with walls and fences to visually soften blank surfaces and to deter graffiti. Additionally, all walls shall have an anti-graffiti coating to further deter graffiti, to the satisfaction of the City. See Figure 5.

Figure 5

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b.

Screening.

1.

Loading bays and service areas shall be completely screened from public right(s)-of-way by building placement and/or decorative walls. Landscaping may be used in addition to such building placement and/or walls, but shall not be the sole means of screening. A sight-line analysis shall be taken from public right(s)-of-way to indicate screening of all items. The design standards in Section 30-663 must be met.

2.

Trash storage enclosures and outdoor mechanical equipment shall be completely screened from public view.

3.

Roof-mounted equipment shall be screened from public view through use of parapet walls or other approved screening devices. Special consideration shall be given to the screening of roof-mounted equipment on building rooftops that are visible from the public right-of-way. See Figure 6.

Figure 6

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c.

Lighting.

Outdoor lighting plans shall take into consideration the location and potential growth pattern of nearby trees (existing and planned) so that appropriate lighting levels are maintained over time.

2.

Energy efficiency shall be considered through use of proper light location and placement, as well as use of energy-efficient bulbs and/or fixtures.

3.

Lighting fixtures shall include hoods or other design techniques to reduce glare and light pollution, especially along major streets, and to prevent light spillover onto adjacent properties.

Lighting shall be provided in project entryways, walkways, and parking lots to promote safety.

5.

Lighting may be mounted on poles or bollards, affixed to building walls, or placed within paved or landscaped areas. Appropriate materials and construction methods shall be used to ensure proper function of project lighting fixtures.

Decorative light fixtures shall be consistent with the architectural design of the building.

Truck and truck trailer parking areas shall incorporate lighting to increase real and perceived security.

(4)

Parking and access.

a.

Parking.

Parking lots shall not be the dominant visual element on the site.

2.

Surface parking areas shall integrate trees and landscape improvements to reduce the heat island effect and to promote better visual aesthetics. 3.

Large parking lots (usually over 100 spaces) shall be divided into multiple, smaller areas and provided with canopy trees located throughout the parking area to reduce the effects of heat and the visual impacts of large parking areas.

4.

Parking lot design shall include water quality storm water facilities consistent with City standards. See Figure 7.

Figure 7

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b.

Access.

The use of common (shared) access points and driveways is required for all service and loading areas pursuant to Traffic Engineering's Standard Plan No. 701 Access Management Requirements, to reduce curb cuts along streets. Additionally, placement of vehicle access points close to building entries shall be avoided to minimize pedestrian and vehicular conflicts.

2.

Entry drives shall be clearly marked by special features, (e.g., enhanced paving, prominent landscape features, low-level decorative walls, and welldesigned monument-type signs). See Figure 8.

Figure 8

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(5)

Architecture.

a.

Mass and scale.

1.

The mass and scale of the buildings shall respect the visual and physical relationship to the adjacent buildings and surrounding sensitive uses. Taller building elements shall be placed towards the center of the site, with lower elements adjacent to surrounding properties.

2.

Buildings shall be stepped back when adjacent to or in close proximity to sensitive uses (e.g. residential, schools, etc.).

Vertical and horizontal offsets shall be provided to reduce the visual bulk of the building. See Figure 9.

4.

Every building shall have a celebrated entry at the entrance of the building which shall include elements such as up lighting, tall landscaping, and/or architecture elements accentuated at the entry of the building.

Figure 9

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b.

Building facades.

Building facades shall incorporate architectural elements such as windows, pillars, and wall plane breaks to minimize blank walls, to create visual interest, and to reduce the opportunity for graffiti.

2.

All building elevations, whether front, side, or rear shall be architecturally detailed.

3.

Architectural accents (e.g., cornices, tiles, trim around windows, grooves in building faces, accent band details, bulkheads, etc.) shall be used to create variation along building facades. See Figure 10.

Figure 10

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Roofs shall be designed as an integral component of building form, mass, and facade. Building form shall be enhanced by sloped or offset roof planes, eave heights, and rooflines. See Figure 11.

Figure 11

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c.

Colors and materials.

1.

Colors and materials for all structures on-site should consist of earth tones. Use of different colors and materials or textures is strongly encouraged.

Building materials shall be durable and able to withstand long-term exposure to the elements.

3.

Large expanses of smooth material (e.g., concrete) shall be broken up with expansion joints, reveals, or changes in texture and color.

(6) Landscaping.

a.

Landscaping shall be in scale with adjacent structures, streets, and public spaces, and be sized appropriately when fully grown. b.

Landscaped areas should incorporate a three-tiered planting system: 1. Ground cover and flowering plants; 2. Shrubs and vines; and, 3. Trees. c.

Development on corner lots shall be enhanced with a combination of specimen trees, accent plantings, upgraded perimeter wall surfaces, hardscape treatments and landscape lighting adjacent to the street intersection.

d.

Drought-tolerant and low-maintenance trees, vines, and groundcovers shall be used on-site. Drip irrigation systems shall be installed to ensure the highest possible level of water conservation.

e.

Setbacks adjacent to sensitive uses shall include dense landscaping to provide visual screening and noise attenuation. f.

Landscaped berms along site edges shall be used to screen parking, loading and service areas and to serve as a sound reduction measure. See Figure 12.

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Figure 12
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g.

Surface parking lots shall be well-landscaped to reduce heat island effect and visually reduce the expanse of paved area.

h.

Pervious paving materials are strongly encouraged for sidewalks, pathways, and parking lots or other paved surfaces on-site.

i.

An automatic irrigation system using current equipment and technology shall be provided for planted areas.

j.

Run-off retention and on-site water filtration/stormwater treatment features and bioswales should be a part of the overall landscape design, and can also serve as buffering methods for adjacent businesses. See Figure 13.

Figure 13

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k.

Trees shall be selected and placed to provide canopy and shade for walkways, pedestrian open spaces, and parking areas.

l.

Tree and shrub planting shall be in large masses.

m.

Plant material selected shall be suited to the specific soil and micro climatic conditions.

(Ord. No. 1830, § 8(Exh. A), 6-9-20; Ord. No. 1865, § 8(Att. 2), 3-23-21)

DIVISION 10. - R-4 OVERLAY DISTRICT

Sec. 30-663.1. - R-4 overlay district regulations.

(a)

Applicability. The provisions of this division shall apply to the parcels specified in Figure 1.

Figure 1

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(b)

Relation to underlying zoning. The R-4 overlay district is a flexible designation that is intended to apply as an alternative to the provisions of the underlying zoning.

(c)

Intent. The intent of the R-4 overlay district is to provide areas for the potential development of affordable housing in close proximity to transit routes and convenience uses in recognition of the need for affordable medium/high density housing.

(Ord. No. 1889, § 5(Exh. A), 2-22-22)

Sec. 30-663.2. - Uses permitted.

Any use permitted in the underlying zoning district shall be permitted along with any use listed in Table 30-453 (Uses Permitted Within Mixed Use Development Projects).

(Ord. No. 1889, § 5(Exh. A), 2-22-22)

Sec. 30-663.3. - General development standards and design guidelines.

General. The development standards and design guidelines applicable to the R-4 overlay shall be consistent with the development standards and design guidelines referenced to R-4 as stated in Section 30-445, Section 30-446, Section 30-447, Section 30-448, Section 30-449, Section 30-450, Section 30451, Section 30-452, Section 30-453, Section 30-454, Section 30-455, and Section 30-456 of this Code.

(Ord. No. 1889, § 5(Exh. A), 2-22-22)

DIVISION 11. - ENTERTAINMENT CENTER OVERLAY DISTRICT