Lancaster Municipal Code § 17.41.080 Transitions and screening—Residential multi-unit buildings (5 or more…

The objective design standards (ODS) in Article IV of this chapter (Sections 17.41.070 through 17.41.088) draw from and complement existing context-based design criteria set forth in other sections of this Title 17 and the general plan. The purposes of the ODS are to:

• Provide long-term value to neighborhoods and districts through high design quality site planning and building design;

• Encourage design approaches that encourage pedestrian and non-motorized vehicle use;

• Reduce barriers to housing for very low-, low-, or moderate-income households; and

• Accelerate housing production through the clear communication of design objectives and efficient permitting process for qualifying residential and mixed-use development projects pursuant to Government Code Section 65589.5 and Section 65913.4.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Applicable developments. This article establishes ODS for all residential projects and mixed-use developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use.

B. Alternative review process. Residential and mixed use developments that are subject to this article must be consistent with each of the applicable ODS included herein. However, applicants who cannot or do not wish to meet one or more of the ODS in this article can request a design modification in accordance with Section 17.41.100.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. These objective site design and pedestrian improvement regulations are established to help ensure that new residential and mixed use development provides connectivity, both physically and visually, that designs encourage pedestrian and non-motorized vehicle use, and help ensure separation of motor vehicle circulation from pedestrians and cyclists.

B. Internal circulation requirements for residential and mixed use projects in all zones.

1. An internal system of pedestrian walkways shall be designed that provides direct access connections to and between the following:

a. Entrances to each primary structure;

b. Off-street parking areas or parking structures; and

c. The public sidewalk system along the perimeter streets abutting the development.

2. All required pedestrian walkways shall be hard surfaced and a minimum of 4 feet wide.

3. Subdivisions of more than 40 lots and multi-dwelling development of more than 40 units shall have at least one entryway feature that identifies the development for motorists.

a. At a minimum, the entry feature shall include the following elements:

1. A landscaped area of at least 32 square feet.

2. A monument sign with the name of the subdivision or multi-dwelling development in a font legible to motorists.

b. Entryway features meeting this standard shall located at the primary entryway to the subdivision or multi-dwelling development. The primary entryway is the one that is forecast to receive the greatest average daily vehicle trips.

4. If a new cul-de-sac is planned that will serve more than 6 dwelling units, it shall be designed to provide pedestrian and bicycle through-access via a paseo or similar feature at the end of the cul-de-sac connecting to adjacent streets or publicly accessible open space. This standard does not apply to cul-de-sacs where connectivity is precluded by existing development or other features.

5. On new local residential streets and on private roadways within developments serving at least 40 dwelling units, at least 2 of the following traffic-calming measures shall be used to reduce automobile speed:

a. Corner bulb-outs.

b. Mid-block bump-outs.

c. Tree plantings.

d. Enhanced paving at crosswalks.

C. Site design requirements for residential and mixed-use projects in mixed use zones.

1. Site designs shall utilize a grid or modified-grid block pattern to maximize access and circulation efficiency.

2. Individual residential driveways shall not take access from arterial or collector streets. Vehicle access shall be via alleys or local streets. Where provided, alleys shall include enhanced paving, landscape pockets, and night-time lighting.

3. Non-residential loading and service areas shall not be located between the building and the primary street frontage.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. These objective building architecture and form regulations are established to help ensure that new residential single-unit and multi-unit buildings up to 4 units provide long-term value to neighborhoods and districts through high design quality building design and enhanced elevations for residential structures that contribute to an attractive neighborhood streetscape.

B. Objective design standards for residential single-unit and multi-unit buildings up to 4 units in all zones.

1. Building facades shall be articulated by variation in massing, roof form, and wall planes. This standard shall be met by providing wall plane variation on front and street side facades as specified below.

a. For any front or street side building facade longer than 25 feet in length, blank walls shall not exceed 25 feet. Wall plane variation of at least 2 feet in depth and 5 feet in length shall be provided for relief for every 25 feet of building facade.

b. In lieu of a wall plane variation, pop-out elements such as bay windows and porches may be provided to achieve the same effect. Bay windows shall extend a minimum of one foot from the building facade. Porches shall extend a minimum of 5 feet from the building facade.

2. For structures containing 2 or more primary units, multiple colors, materials, textures, and applied finishes shall be used to help break up wall massing. This standard shall be met if a minimum of 2 exterior building materials, or a different application of the same material, are used on the front and street side facades. Glass for windows shall not be considered one of the 2 materials.

3. Distinctive entries, porches, balconies, and window treatments shall be used on all street-oriented building facades. This standard shall be met by providing the entryway and window features as follows:

a. The primary entrance for each dwelling unit must be within 8 feet of the longest street-facing wall of that unit and face the street. Units which are located above or behind other units are exempt from this standard.

b. Entryways shall consist of one of the following:

1. A front porch with a minimum depth of 5 feet, as measured from the building facade to the posts, and a minimum length of 8 feet; or

2. A recess or stoop measuring at least 4 feet by 4 feet which is well defined by a gabled entry, distinct change in roof line or columns, or has some other significant architectural distinction.

c. The primary entrance shall be directly accessible from an adjacent sidewalk. Where no sidewalk exists, the connection shall be to the abutting public street. On corner lots, the primary entrance can be oriented toward either street.

d. At least 15% of the area of each facade that faces a street lot line must be windows or main pedestrian entrance doors. All windows on a street-facing facade may be counted toward meeting this standard.

4. Residential buildings shall use tile roofing (concrete, ceramic, etc.). Exceptions: Other roofing material may be permitted when consistent with existing adjacent properties provided that asphalt shingles are prohibited on lots that are adjoining a public street and corrugated metal, galvanized metal, and similar sheets and panels are prohibited for use in all roof structures.

5. The length of the garage wall facing the street may be up to 50% of the length of the street-facing building facade. Roll-up garage door types are permitted. Swing-out garage doors are prohibited.

6. Builders of residential subdivisions shall ensure architectural variation by providing a minimum of the following combinations, dependent on the proposed number of residential units in the development:

In no instance shall 2 homes of the same model and floor plan be built adjacent to each other or directly across the street from each other.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. These objective building architecture and form regulations are established to help ensure that new residential multi-unit buildings (5 or more units) and mixed use projects provide long-term value to neighborhoods and districts through high design quality building design and enhanced elevations for residential structures that contribute to an attractive neighborhood streetscape.

B. Objective design standards for residential multi-unit buildings (5 or more units) and mixed use projects in all zones.

1. Building facades shall be articulated by variation in massing, roof form, and wall planes. This standard shall be met if:

a. At least 25% of the area of a street-facing facade is divided into facade planes that are off-set by at least 2 feet in depth from the rest of the facade. Facade area used to meet the facade articulation standard may be recessed behind, or project out from, the primary facade plane, but projections into street right-of-way do not count toward meeting this standard.

b. All street facing facades shall include a minimum of 2 of the architectural features listed below:

1. Recessed entrance(s): 3 to 6 feet deep (relative to building facade).

2. Eaves: overhang of not less than 12 inches.

3. Offset: offset in facade or roof of at least 2 feet that extends for at least 4 feet.

4. Bay window: projects from front elevation by not less one foot; up to a maximum of 2 feet.

5. Balcony: one per dwelling unit facing the street, with a minimum depth of 3 feet.

c. Building setbacks and wall alignments shall be varied along facades abutting property zoned Rural Residential and Urban Residential (RR-2.5, RR-1, SRR, R-7,000, R-10,000, or R-15,000 zones).

Wall plane variation of at least 2 feet in depth and 5 feet in length shall be provided for relief for every 50 linear feet of building facade.

d. Rooflines shall be vertically articulated at a maximum of 50-foot intervals along all street frontages through one of the following techniques:

1. A change in height of a minimum 4 feet;

2. A change in roof pitch, plane, or form; or

3. The inclusion of dormers, gables, parapets, varying cornices, and/or clerestory windows.

2. Multiple colors, materials, textures, and applied finishes shall be used to break up wall massing. This standard shall be met if a minimum of 2 exterior building materials, or a different application of the same material, are used on all facades. Glass for windows shall not be considered one of the 2 materials. Prohibited materials include vinyl and aluminum siding, T-111 plywood siding, and exterior insulation finishing system (EIFS).

3. Distinctive entries, porches, balconies, and window treatment shall be provided on street-facing facades. This standard shall be met, if:

a. Buildings adjacent to the street have at least one primary building entry oriented to the street. Direct pedestrian access shall be provided between the public sidewalk and the primary building entries. Buildings that are not adjacent to the street shall have front entries that are oriented toward the common driveway or other common areas, such as paseos, forecourts, common walkways, and useable open space; and

b. Residential entries provide transitional spaces between public areas fronting the primary street and entrances. This type of element or equivalent shall be required for each unit or group of units; but no less than one of this type of element shall be provided. Building entrances shall incorporate at least one of the following transitional space entry features:

1. Stoop (at least 4 feet by 4 feet and no higher than 5 feet in height).

2. Porch (at least 6 feet by 8 feet for common entries and at least 5 feet by 8 feet for individual entries).

3. Overhang (if building has a shared lobby) with a recessed depth of at least 3 feet.

c. Nonresidential entries shall incorporate at least one of the following entry features:

1. Shopfront - a frontage where the main facade of the building is at or near the right-of-way/property line, with the building entrance at the sidewalk grade. For the purposes of this standard, "near the right-of-way/property line" means within 10 feet of the required maximum setback (or build-to line) applicable to the site frontage.

2. Gallery - a frontage where the main facade of the building is aligned at or close to the right-of-way/property line and the gallery element (an attached cantilevered shed roof or colonnade) overlaps the sidewalk. Galleries shall have a consistent depth along the frontage of at least 10 feet. An encroachment permit is required for any structure in the public right-of-way.

3. Forecourt - a frontage where a portion of the main facade of the building is at or near the right-of-way/property line and a central portion is set back, creating a courtyard. For the purposes of this standard, "near the right-of-way/property line" means within 10 feet of the required maximum setback (or build-to line) applicable to the site frontage.

4. Commercial Terrace - a frontage where a terrace extends along the building's frontage providing public (non-vehicular) circulation, outdoor uses and access to the commercial pace entries.

d. At least 20% of the area of each facade that faces a street lot line must consist of windows or main entrance doors. Windows used to meet this standard must allow views from the building to the street. Glass block does not meet this standard. To count toward meeting this standard, a door must be at the main entrance and facing the street property line.

e. Additional ground-floor window requirement for mixed use buildings. The following ground-floor window standards apply to the portion of a building with ground-floor commercial uses. For the purposes of this paragraph, ground-floor wall area includes exterior wall area from 2 feet to 10 feet above the finished grade. Required ground-floor windows must be windows in walls or entrances that allow views into working area or display windows (must be at least 24 inches deep set into a wall). The bottom of qualifying windows must be no more than 4 feet above the adjacent exterior grade:

1. Windows must cover at least 40% of the ground floor wall area of the portion of a building that has a ground-floor commercial use when the ground-floor wall is located closer than 5 feet from a street lot line.

2. Windows must cover at least 25% of the ground floor wall area of the portion of building that has a ground-floor commercial use when the ground floor wall is located 5 feet or more from a street lot line.

4. Mechanical equipment located on the ground, such as heating or cooling equipment, pumps, or generators, must be screened from view from the street and any abutting residential zones by walls, fences, or vegetation. Vegetative screening shall consist of an evergreen hedge maintained at least 2 feet wide hedge that will be tall enough at maturity to screen the equipment. Mechanical equipment placed on roofs must be screened in one of the following ways:

a. A parapet that is as tall as the tallest part of the equipment;

b. A screen around the equipment that is as tall as the tallest part of the equipment; or

c. The equipment is set back from roof edges 3 feet for each foot of height of the equipment.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. These objective regulations for transitions and screening are established to help ensure that new residential multi-unit buildings (5 or more units) and mixed use projects provide visual and privacy transitions between proposed higher-intensity developments and adjacent, less-intensive uses.

B. Objective design standards for residential multi-unit buildings (5 or more units) and mixed use projects in all zones.

1. The heights of structures at the edge of multi-unit residential and mixed-use developments shall be "stepped down" to match or complement the maximum height of buildings allowed on any abutting property zoned Rural Residential and Urban Residential (RR-2.5, RR-1, SRR, R-7,000, R-10,000, or R-15,000). This standard shall be met by the following transition of allowed building height adjacent to the Urban Residential zone.

a. On the portion of a site within 25 feet of a lot line abutting a site zoned Urban Residential, the maximum allowed step-down height shall be 35 feet.

b. Sites with property lines that abut a site zoned Urban Residential for less than a 5-foot length are exempt from this standard.

2. Windows on multi-unit residential and mixed-use developments shall be designed to protect privacy of adjacent residentially zoned properties. This standard applies to new windows above the first story that are within 20 feet of, and would have an uninterrupted line of sight to, one or more windows an existing interior residential space. Opaque or clerestory windows shall be used, or windows shall be located at least 5 feet above the finished floor, as measured from the bottom of the window/windowsill.

3. A masonry wall or fence (wrought iron and tubular steel) of not less than 5 nor greater than 6 feet in height shall be provided at the property line as follows:

a. Around the perimeter of a residential subdivision. This standard does not apply where the perimeter is coterminous with front lot lines or vehicle or pedestrian access points.

b. Around the perimeter of a multi-dwelling (with more than 5 units) development site or mixed use development site. On multi-dwelling sites with fewer than 40 units, this standard only applies where the site abuts a lot zoned Rural Residential and Urban Residential (RR-2.5, RR-1, SRR, R-7,000, R-10,000, or R-15,000). This standard does not apply where the perimeter is coterminous with the front lot line or vehicle or pedestrian access points.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. These objective open space and common area regulations are established to help ensure that new residential and mixed use projects provide private and common outdoor areas where residents can relax, recreate, meet neighbors, and enjoy the benefits of outdoor air, all things known to enhance quality of life.

B. Objective Design Standards for Residential and Mixed Use Projects in All Zones.

1. For multi-family residential developments with more than 20 units, including townhouse developments, centralized open space and community facilities shall be provided to serve residents of the development. This standard shall be met by providing common open space areas consistent with the following requirements:

a. At least 15% of the total gross development area shall be common open space.

b. Setback areas shall not be used to satisfy common open space requirements.

c. Common open spaces, such as forecourts and gardens, shall have a minimum dimension of 40 feet in any direction, building face to building face.

d. A minimum of 50% of the open space area shall be landscaped with live plant material suitable for the desert climate.

e. A minimum of 3 of the following activating features shall be incorporated into open spaces:

1. Fixed or movable seating.

2. Picnic style tables.

3. Shade trees or shaded canopy.

4. Outdoor kitchen equipment.

5. Children's play equipment.

6. Public art or interactive art, such as a life-size chess game.

7. Water feature (in conformance with sustainability standards).

f. Exemption. The required common area standard does not apply to sites where:

1. All of the dwelling units have individual entrances that are within 20 feet of a street lot line;

2. Each entrance is connected to the street by a path that is at least 3 feet wide and hard surfaced; and

3. Each dwelling unit has at least 200 square feet of individual outdoor area.

2. Private open space shall be provided for all multi-family building and the residential component of a mixed-use development consistent with the following requirements:

a. 80 square feet for ground-floor units in the form of a covered or uncovered patio; and

b. 40 square feet for upper-story units in the form of a terrace, balcony, or rooftop patio.

C. Additional Objective Design Standards for Mixed Use Projects in Mixed Use Zones.

1. For commercial, office and employment components of mixed-use developments, open space plaza areas accessible to the public shall be provided for activity, interaction, and rest. Such areas shall include seating with trees or other shade amenities.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. These objective parking and access regulations are established to help ensure that new residential and mixed use projects are designed to minimize the dominant appearance of surface parking lots, parking structures, and driveways.

B. Objective Design Standards for Residential and Mixed Use Projects in All Zones.

1. Uses are subject to the objective parking and loading standards of the applicable zone, including: the minimum number of required parking spaces, accessible parking, parking space and facility dimensions, curbing, access to public right-of-way, striping, and grade. In case of a conflict, the ODS shall prevail.

2. A multi-family development following the streamlined review process pursuant to Government Code Section Government Code Section 65913.4 may be exempt or subject to reduced parking requirement in accordance with Government Code Section 65913.4(e).

3. For parking areas serving multi-unit residential projects with more than 2 units or mixed use developments, no off-street parking, off-street vehicle loading, or vehicular circulation areas shall be located between the building and the primary street frontage except in the following circumstances:

a. For developments facing arterial streets, in circumstances where the director of community development determines not possible to achieve rear parking placement due to lot size or configuration, street geometrics, easements, or other physical conditions, provided the parking is screened from street view by a combination of low masonry walls (maximum height 4 feet), landscaped berms, and/or evergreen hedges. The combination of walls, berms and/or hedges shall provide a minimum screening height of 5 feet.

b. The vehicle circulation area is limited to driveway access.

3. Where more than 50 surface parking spaces are provided on a site, parking areas shall be divided into a series of smaller, connected lots of no more than 50 spaces each through the use of landscaping and/or building placement.

4. The following landscaping standards shall apply to all surface parking lot areas with more than 10 parking spaces:

a. Surface parking lots that are visible from public streets shall meet the following landscaping, paving, and tree requirements:

i. At least 10% of the total area of any surface parking lot shall be landscaped and the landscape materials maintained in a healthy condition at all times.

ii. One tree shall be provided for every 4 parking spaces. Trees shall be shade-producing trees and shall be evenly distributed throughout the parking lot so as to shade the parking area. Trees shall be located in landscape planters. Minimum tree size at planting shall be 24-inch box.

b. Surface parking lots that are not visible from public and private streets and are located towards the rear and interior of the site shall meet the following landscaping and tree requirements:

i. At least 5% of the total area of any surface parking lot shall be landscaped and the landscape materials maintained in a healthy condition at all times.

ii. One tree shall be provided for every 8 parking spaces. Trees shall be shade-producing trees and shall be evenly distributed throughout the parking lot so as to shade the parking area. Trees shall be located in landscape planters. Minimum tree size at planting shall be 24-inch box.

c. Where a surface parking lot abuts a parking structure or is adjacent to a surface parking lot on another lot, a landscape buffer not less than 10 feet in depth shall be provided between the lots or structures. Where adjacent surface parking lots allow common parking to serve multiple businesses and pedestrian walkways provide access to all businesses served, no landscape buffer shall be required.

d. Concrete wheel stops shall be installed in parking areas to protect landscaping. Any broken or damaged wheel stops shall be replaced. Alternatively, parking may be designed to overhang landscaped areas. Parking shall overhang landscaping no more than 2 feet with a minimum planter dimension of 5 feet.

e. All landscape planters shall have a minimum width of 4 feet.

5. Permanent parking for recreation vehicles (RVs), boats, and other similar large items shall be located behind the front plane of the primary building on the site. Parking for such vehicles shall not be permitted in any multi-unit or mixed-use zone.

6. For residential single-unit or two-unit buildings, in no instance shall paved surfaces used for parking, including driveways, cover more than 50% of the front yard.

7. For mixed use developments, reciprocal access drives shall be required to connect with adjacent mixed use or commercial properties.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. These objective lighting regulations are established to help ensure that new residential multi-unit buildings (5 or more units) and mixed use projects provide functional security for persons and property and allow extended use of properties into nighttime hours; lighting is installed and maintained to provide for an environmentally sensitive and energy efficient nighttime environment that includes the ability to view the stars against a dark sky from residential and other appropriate viewing areas; and ambient nighttime light levels do not adversely impact adjacent properties.

B. Objective design standards for residential multi-unit buildings (5 or more units) and mixed use projects in all zones.

1. Development applications shall include a lighting plan showing locations and specifications for all exterior lighting, including lighting used to illuminate streets, buildings, sidewalks, multi-use paths, parking lots, plazas, or open space areas. The lighting plan shall be evaluated during the land use approval process for compliance with the standards of this section.

2. For safety purposes, lighting shall be provided throughout the on-site pedestrian circulation system, including street frontages, sidewalks, multi-use paths, parking lots, buildings, and plazas. The on-site pedestrian circulation system shall be lighted to a minimum level of 2 foot-candles and a maximum of 3 foot-candles to enhance pedestrian safety and allow use at night.

3. The minimum lighting level for building entries of new multi-unit, retail, commercial, office, and institutional buildings located shall be 3 foot-candles. Lights shall be 6 to 12 feet in height and the light source shall be shielded.

4. Exterior lighting shall not blink, flash, or change color or intensity.

5. Maximum lighting levels at property lines shall not increase lighting level more than 1.1 lumens/square meter 10 feet beyond the property line or 5.4 lumens/square meter adjacent to non-residentially zoned property or public rights-of-way.

6. Permanent exterior light fixtures that emit more than 900 lumens (13 watt compact fluorescent or 60 watt incandescent) shall be concealed or shielded with an Illumination Engineering Society of North America (IESNA) full cut-off style fixture with an angle not exceeding 90 degrees to minimize the potential for glare and unnecessary diffusion on adjacent property.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Projects subject to this chapter must comply with all other applicable objective standards within this Title 17, including, but not limited to:

1. Development standards as indicated in Sections 17.08.060 or 17.10.060, as may be amended.

2. Landscaping standards as indicated in subsection 17.08.110.B, as may be amended.

3. Electric vehicle charging stations as indicated in Section 17.08.330, as may be amended.

4. Yard, street and highway line requirements in Chapter 17.28, as may be amended.

B. Projects subject to this chapter must comply with those objective design standards contained within an applicable master plan or specific plan.

C. In case of a conflict between applicable objective standards contained within Title 17 and the ODS in this chapter, the ODS in this chapter shall prevail. In case of a conflict between applicable objective standards contained within an applicable master plan or specific plan and the ODS in this chapter, the objective standards of the master plan or specific plan shall prevail.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

A. Purpose. The design modification process allows the director to approve modifications to the application of the ODS. The design modification process provides a mechanism by which the ODS may be modified if the proposed development continues to meet the intended purpose of those regulations. Design modifications provide flexibility for unusual situations. They also allow for alternative ways to meet the purposes of the ODS.

B. Procedures. Design modification requests are reviewed in accordance with Chapter 17.32, Article VI, Director's Review.

C. Review Criteria. For each ODS for which a design modification is requested, the applicant must show that the following criteria have been met:

1. Granting the design modification will equally or better meet the purpose of the regulation to be modified; and

2. The proposal will be consistent with the desired character of the zone; and

3. Any negative impacts resulting from the design modification are mitigated to the extent practical; and

4. The proposal will not significantly detract from the livability or appearance of the surrounding area; and

5. If more than one design modification is being requested, the cumulative effect of the design modifications results in a project which still meets criteria (1) through (4), above.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)