Chapter 6

DOWNTOWN DEVELOPMENT STANDARDS

SECTION:

9-6-2: Base Development Standards

9-6-3: Parking Area And Encroachments

9-6-4: Architectural Design Standards

9-6-5: Building Types And Frontages

9-6-6: Special Design And Operational Standards

9-6-7: Conversion Of Residences To Nonresidential Uses

A. Purpose: This chapter describes the specific development and land use standards for the downtown area of Lemoore. These standards work in concert with the other provisions of this title to define the allowed use, development, and design parameters for the downtown.

B. Overview Of Form Based Zoning: Form based zoning provides a method of regulating development to achieve a desired urban form characterized by building typologies, and street frontage requirements. Form based provisions address the relationship between building facades and the public realm (e.g., streets and sidewalks), and the form and mass of buildings.

C. Applicability Of Standards: As established in chapter 3, "Zoning Districts And Map", of this title, downtown Lemoore is broken down into three (3) zoning districts: downtown mixed use - core (DMX-1), downtown mixed use - auto oriented (DMX-2), and downtown mixed use - transitional (DMX-3). Chapter 4, "Land Uses", of this title identifies the allowed uses within each of these districts. This chapter identifies the development standards and design requirements for all new development and remodels of existing development within these districts. Unless otherwise exempted, all development and redevelopment in the DMX-1, DMX-2, and DMX-3 districts shall comply with the standards in this chapter and shall be reviewed for consistency as part of site plan and architectural review and zoning plan review.

D. Deviations: Deviations from this chapter shall be allowed through the site plan and architectural review process for public/civic buildings. (Ord. 2013-05, 2-6-2014)

All proposed development and redevelopment of property within the downtown shall comply with the base development standards listed in this section.

A. Building Placement: Each proposed new or remodeled structure shall comply with the build-to line, setback, and buildable area standards listed in table 9-6-2-A1, "Building Placement", of this section, except that encroachments into the public right of way may be allowed as provided in subsection 9-6-3B, "Encroachments", of this chapter.

TABLE 9-6-2-A1

BUILDING PLACEMENT

Notes:

1. Up to 30 percent of the length of the building facade along a street may be recessed. A higher percentage shall be allowed through site plan and design review where the setback area provides a more meaningful pedestrian area, such as patio seating for a restaurant, or other gathering spaces. See figure 9-6-2-A1, "Recessed Spaces", of this section.

2. Exceptions shall be granted through site plan and design review for historic home/office conversion buildings and frontages to a maximum of 20 feet.

3. Exceptions shall be granted through site plan and design review for automotive related uses to a maximum setback of 30 feet.

4. Row houses may be developed with no side yard setback and no alley setback as part of site plan and design review.

FIGURE 9-6-2-A1

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RECESSED SPACES

Up to 30 percent of the length of the building facade for each building along a street may be recessed to create inviting pedestrian spaces such as entries, courtyards, and patios.

B. Height: Height standards for development within the downtown are listed in table 9-6-2-B1, "Height", of this section and shown in figure 9-6-2-B1, "Height", of this section.

TABLE 9-6-2-B1

HEIGHT

Note:

1. See special requirements for landmark buildings in subsection 9-6-4D, "Landmark Buildings", of this chapter.

FIGURE 9-6-2-B1

HEIGHT

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(Ord. 2013-05, 2-6-2014)

A. Parking: In places where parking is required or provided at the option of the property owner, parking areas shall be developed consistent with the standards listed in table 9-6-3-A, "Parking Area Design", of this section.

TABLE 9-6-3-A

PARKING AREA DESIGN

B. Encroachments: Permanent structures or improvements, including, but not limited to, planter boxes, seating, galleries, and awnings, are allowed within the public right of way within the DMX-1 and DMX-2 districts with approval of an encroachment agreement. Encroachments into the public right of way shall be in conformance with the standards in table 9-6-3-B1, "Encroachments", of this section and shown in figures 9-6-3-B1, "Encroachments", and 9-6-3-B2, "Sidewalk Clearance", of this section.

TABLE 9-6-3-B1

ENCROACHMENTS

FIGURE 9-6-3-B1

ENCROACHMENTS

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FIGURE 9-6-3-B2
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SIDEWALK CLEARANCE

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(Ord. 2013-05, 2-6-2014)

This section includes architectural design standards for all new buildings, renovated buildings, and remodels within the downtown.

The city shall not require more than twenty percent (20%) of the construction costs for the building to be toward architectural detailing. Documentation showing the cost of the detailing relative to the overall cost of the structure will only need to be submitted by the applicant if they seek relief as part of the site plan and architectural design review process.

A. Architectural Details:

1. New and remodeled buildings within the downtown shall include architectural detailing consistent with the design character of the DMX district within which it is located. Design features include, but are not limited to, the following concepts identified below and illustrated in figure 9-6-4-A1, "Design Concepts", of this section:

• a. Detailed cornice such as relief banding, tile banding, and accent tiles;

• b. Trim around windows (e.g., window hoods and lintels) and doors;

c. Windows with muntins or glazing bars (elements that divide the window into multiple panes/lites) and/or mullions (structural elements that divide adjacent window units);

d. Expression lines between the first and second floors of multi- story buildings;

• e. Transom windows on the first floor;

• f. Recessed entries;

• g. Large display windows that run the length of the building frontage; and

h. Wainscot base treatments along the bulkhead.

FIGURE 9-6-4-A1

DESIGN CONCEPTS

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2. The physical design of building facades shall vary every twenty (20) to thirty (30) linear feet. This can be achieved through such techniques as:

• a. Architectural division into multiple buildings,

• b. Break or articulation of the facade,

• c. Significant change in facade design,

• d. Placement of window and door openings, or

• e. Position of awnings and canopies.

B. Building Materials: Building materials and finishes shall be selected to reinforce the overall design intent of the project and be consistent with the desired architectural character of the building. Buildings and structures shall be constructed with durable, low maintenance, and timeless building materials of the same or higher quality as surrounding developments. See figure 9-6-4-B1, "Building Materials", of this section.

1. The following materials are encouraged, but not required:

• a. Roofs:

• (1) Barrel "U" shaped mission tile in a natural terra cotta or clay earth tone color;

• (2) Concrete tiles in terra cotta or earth tones;

• (3) Exposed wood structural members such as rafter tails, roof beams, and corbels;

• (4) Copper accents, gutters, downspouts, and scuppers;

• (5) Built up stucco or preformed molding on parapets for flat roof buildings.

• b. Building walls: (1) Stucco (with hand troweled, smooth appearance), adobe, terra cotta, brick, replica brick, and cut stone are all acceptable materials to use on a main surface of a building;

• (2) Wood surfaces in the form of lap siding or board and batten may be used when consistent with architectural character of the building;

• (3) Ornamental tiles, wood, and bricks can be used as trim or accents around the base of the building;

• (4) Split face block may be used on unexposed sides and rears of buildings.

2. The following materials are prohibited:

• a. Roofs:

• (1) Brightly colored glazed roofing tiles; and

• (2) Wood shingles and shake roofs.

• b. Building walls:

• (1) Synthetic materials of poor quality;

• (2) Corrugated fiberglass;

• (3) Coarsely finished or unfinished plywood;

• (4) Metal siding;

• (5) Unfinished concrete block and split face block;

• (6) Shingles and T-111 siding;

• (7) Slumpstone block; and

• (8) Stucco when applied by sprayer (lace, sand finishes).

FIGURE 9-6-4-B1

BUILDING MATERIALS

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C. Colors And Painting: Color is an important aspect of the overall building design and character. Palettes shall be balanced, using the correct proportions between the lighter base colors and the brighter accent colors. Colors are to be chosen from the city adopted historic color palette, which is the Benjamin Moore Historic Colors palette, the America's Colors palette, and the Ready Mixed Colors palette. See figure 9-6-4-C1, "Building Color", of this section.

1. Brick: Brick shall not be painted unless it has been determined by the chief building official that the brick has lost its fire face and clear coat painting is necessary to assist in slowing the degradation of the brick and mortar.

2. Base Color: Buildings with large expanses of blank walls shall have a light and subtle base color. The base color on smaller buildings or those with more elaborate detail may use slightly stronger tones. Examples of base colors include, but are not limited to, light gray, cream, white, pale flesh, pale yellow, light beige, sage green, and caramel.

3. Accent Color: Brighter accent colors shall be used minimally to accent windows, doors, and awnings. Special materials such as glazed tile can also be used to introduce accent colors on building facades. Examples of accent colors include, but are not limited to, forest green, deep blue green, brick red, deep blue, and sea green.

FIGURE 9-6-4-C1

BUILDING COLOR

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• D. Landmark Buildings: The city encourages that new and remodeled buildings on corner lots in the DMX-1 zone be developed with the following features, achieving a concept called "landmark buildings" where corner lots have a more prominent presence and character than interior lots.

1. Utilize a multi-story design (at least 2 stories tall) with full, habitable upper floors;

2. Utilize corner treatments, including the use of towers, angled entries, balconies, and plaza areas;

3. Incorporate a higher level of architectural treatment than interior lots, including, but not limited to, articulated parapets and enhanced facade detail and trim (e.g., detailed cornice and expression line).

E. Lighting: Lighting shall be used to enhance the architectural details of a building, such as spotlighting for a shadow effect, to provide security to a building and to indicate whether a business is open. In addition to the requirements of section 9-5B-4, "Outdoor Lighting", of this title, development within the downtown shall comply with the following lighting standards:

1. Lighting fixtures shall be attractively designed to complement the architecture of the project. Accent lighting should be used to accent building details such as tower elements, ornamental windows, and tile, or to accent landscaping.

2. Lighting should improve visual identification of residences and businesses and create an inviting atmosphere for passersby.

3. Wall mounted lights should be used to the greatest extent possible to minimize the total number of freestanding light standards and shall be well detailed to complement the building architecture.

4. Parking lot lighting fixtures should not exceed twenty four feet (24') in height. When within fifty feet (50') of residential properties, fixtures should not exceed eighteen feet (18').

5. The light source used in outdoor lighting should provide a warm, calm glow, such as yellow light.

6. Street lighting shall be provided consistent with the city's improvement standards and other adopted lighting standards for the downtown, including specifically the type and style of historic light fixture similar to those existing in downtown. See figure 9-6-4-E1, "Street Lighting", of this section for an example. FIGURE 9-6-4-E1

STREET LIGHTING

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F. Roof Forms: The following are the required design of roofs within the downtown. See figure 9-6-4-F1, "Roof Forms", of this section.

1. Parapet walls shall be used on all flat roof buildings to screen roof mounted mechanical equipment. Parapets shall always include a cap and corner detail.

2. The visible portion of sloped roofs should be sheathed with a roofing material complementary to the architectural style of the building and other surrounding buildings.

3. Simple, low pitched gable and shed roofs should be used with Spanish styled architecture. Terra cotta Spanish tile with detailed corbels and rafter tails can also be used.

FIGURE 9-6-4-F1

ROOF FORMS

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• G. Windows, Doors, And Awnings: New and remodeled windows, doors, and awnings shall meet the following standards:

1. Recess doors and windows to give the appearance of traditional, thick masonry walls consistent with architecture of the early 1900s and to produce interesting shadows.

2. Provide large storefront windows along first floor elevations accessible by the general public. These windows open up the sidewalk to create an inviting pedestrian atmosphere.

3. Use consistent treatment and types of windows and door frames across the entire building (or tenant space when a building is visually broken down to appear as multiple buildings from the street).

4. Windows shall include muntins or glazing bars (elements that divide the window into multiple panes/lites) and/or mullions (structural elements that divide adjacent window units) consistent with the architectural style of the building.

5. Awnings and canopies shall be constructed of canvas and metal. Textured plastic is not allowed.

6. Store entrances should open onto the public sidewalk. Space entrances to stores, particularly in the DMX-1 district, between twenty feet (20') and thirty feet (30') apart.

7. Windows shall not be reflective or dark glass and may not be tinted more than to meet building energy codes. (Ord. 2013-05, 2-6-2014)

A. Overview Of Standards: This section identifies the types of buildings and frontages allowed within downtown. Frontage type refers to the architectural composition of the front facade of a building, particularly concerning how it relates and ties into the surrounding public realm. The downtown Lemoore frontage types are intended to enhance social interactions in the historic downtown while simultaneously providing appropriate levels of privacy in residential areas. All new development within the downtown shall be consistent with one or more of the building and frontage types allowed within the applicable DMX district.

There are nine (9) types of buildings and frontages that can be developed throughout the downtown. The types allowed in each downtown district are listed in subsection B, "Allowed Buildings And Frontages In Each DMX District", of this section. The frontage types are defined, along with specific development standards for each type, in subsection C, "Building And Frontage Definitions And Standards", of this section.

• B. Allowed Buildings And Frontages In Each DMX District: Allowed building and frontage types in the different DMX districts are listed in table 9-6-5-B1, "Allowed Buildings And Frontages", of this section. The symbols in the table shall have the following meanings:

1. An "A" means that the building and frontage type is allowed;

2. An "E" means that the building and frontage type is preferred and encouraged; and

3. An "N" means that the building and frontage type is not permitted.

TABLE 9-6-5-B1

ALLOWED BUILDINGS AND FRONTAGES

C. Building And Frontage Definitions And Standards: The following defines the various building and frontage types allowed in the downtown. Each type includes text and illustrations describing the features that define the building and its frontage. It also includes a series of development standards for each type (e.g., minimum spacing between supporting columns). Development applications will be reviewed for consistency with these standards as part of site plan and architectural review and building permit plan check. These standards are in addition to any requirements of the city adopted building and fire codes as may be required at the time of building permit issuance.

ALLEY/PASEO - ACTIVE

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Alley/Paseo - Active Description: The active alley/paseo frontage is the development of the rear of a building abutting an alley with an active pedestrian area. Examples include patio seating for restaurants, primary entrances for ground floor businesses, and other gathering spaces for pedestrians. While alleys are typically used as the service areas for buildings (e.g., trash collection, utility service), the city recognizes that parcels in the downtown have substantial depth and present an opportunity for property owners to create multiple tenant spaces at both ends of their buildings.

Alley/Paseo - Active Dimensions

ALLEY/PASEO - NONACTIVE

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Alley/Paseo - Nonactive Description: The nonactive alley/paseo frontage is the development of a building directly abutting the rear property line where there is an alley. This type of frontage may have secondary/emergency access to the building, along with utility and service access. This type of frontage is appropriate for retail and office buildings throughout the downtown, as well as row houses with alley access garages. This frontage type does allow for a balcony or balconies to be built along the frontage, provided the balcony does not encroach into the alley.

Alley/Paseo - Nonactive Dimensions

BALCONY/BAY WINDOW

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Balcony/Bay Window Description: A balcony/bay window frontage is characterized by a facade which is aligned close to or directly on the build-to line with the building entrance at the sidewalk grade and by a balcony or bay window projecting into the right of way on a floor other than the ground floor. This frontage is typically appropriate for ground floor retail or restaurant use with office or residential above. An encroachment agreement is needed to construct this frontage type.

Balcony/Bay Window Dimensions

GALLERY - DECK OR ROOF

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Gallery - Deck Or Roof Description: A gallery - deck or roof frontage is characterized by a facade which is aligned close to or directly on the build-to line with the building entrance at the sidewalk grade and with an attached colonnade deck that projects over the public sidewalk and encroaches into the public right of way. The sidewalk must be fully absorbed within the colonnade so that a pedestrian may not bypass it. The colonnade may project over the public sidewalk, provided that the upper stories of the building do not also project over the public sidewalk. This frontage is typically appropriate for retail use. An encroachment agreement is needed to construct this frontage type.

Gallery - Deck Or Roof Dimensions

HISTORIC HOME/OFFICE CONVERSION

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Historic Home/Office Conversion Description: The historic home/office conversion frontage is the reuse of an existing home for a nonresidential use (typically office or general medical service), or the development of a new structure to resemble a historic home that has been converted to an office use.

Historic Home/Office Conversion Dimensions

Note: ADA ramp(s) shall be located to connect to the side of the porch. Ramps are exempt from setback standards.

PORCH

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Porch Description: The porch frontage is intended for residential uses. The type is characterized by a covered, active outdoor living space connected to the front of the building. The porch shall be raised above the finished grade of the lot and adjacent public sidewalk.

Porch Dimensions

ROW HOUSE

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Row House Description: A row house is a residential dwelling with little to no side yard. The entrance to the dwelling is raised above the sidewalk in order to create privacy for the occupant. Living spaces are located at the front of the unit. Parking is accessible from the alley behind the unit.

Row House Dimensions

STOREFRONT

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Storefront Description: A storefront frontage is characterized by a facade which is aligned close to or directly on the public right of way line with the building entrance at sidewalk grade. Storefront frontages have substantial glazing on the ground floor and provide awnings or canopies cantilevered over the sidewalk. Building entrances may either provide a canopy or awning, or alternatively, may be recessed behind the front building facade. Awnings over the public sidewalk require approval of an encroachment agreement.

Storefront Dimensions

Doorway width 5 feet to 11 feet Ground floor windows (allowed range): Window width 5 feet to 7 feet Window height 6 feet to 7 feet

(Ord. 2013-05, 2-6-2014)

The following are special development standards for the downtown pertaining to trash enclosures and utilities. These standards are intended to ensure that services for properties within the downtown are planned and developed in a manner that is consistent with the overall character of the area.

A. Outdoor Dining: The development standards below apply to all outdoor seating for food uses, including both fixed and movable seats. These standards are intended to be consistent with the requirements of the state alcoholic beverage control agency.

1. Location: Seating shall be located proximate to the dining establishment. Where seating is located within the public right of way, an encroachment agreement shall be required and seating areas shall be installed consistent with subsection 9-6-3B, "Encroachments", of this chapter, specifically maintaining a clear walk path as illustrated in section 9-6-3, figure 9-6-3-B2, "Sidewalk Clearance", of this chapter.

2. Enclosure: An enclosure wall, fence, or planter shall be required around any outdoor seating areas with restaurant table service where alcohol is served, consistent with state licensing requirements. Walls, fences, and planters shall not exceed a maximum height of three and one-half feet (3.5'). The wall/fence may be extended to a maximum height of six feet (6') if the area above three and one-half feet (3.5') remains primarily open view (e.g., glass, wrought iron).

B. Outdoor Sales (Temporary): The following development and operational standards apply to all temporary outdoor sales. See also figure 9-6-6-B1, "Temporary Outdoor Sales", of this section.

1. Location: Outdoor sales are allowed to occur when consistent with the following standards:

a. On private property, on the same lot as the associated retail operation; and

b. Along the public sidewalk when consistent with subsection 9-6-3B, "Encroachments", of this chapter, specifically maintaining a clear walk path as illustrated in section 9-6-3, figure 9-6-3-B2, "Sidewalk Clearance", of this chapter. Displays shall be located directly against the building and not along the curbside.

2. Maximum Area: Outdoor sales areas may not take up more than seventy five percent (75%) of the frontage of the building that they are associated with.

3. Product Display: Products shall be displayed as follows:

• a. Tables: Products displayed on tables shall be kept organized at all times. The tables shall be covered with a table cloth or skirt such that the legs and under table area is screened.

b. Display Carts: Display carts shall be no taller than six feet (6'), no longer than eight feet (8'), and no wider than three feet (3').

4. Term: Products may only be displayed outdoors during the business hours of the associated retail use. Goods may not be displayed outside overnight.

FIGURE 9-6-6-B1

TEMPORARY OUTDOOR SALES

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• C. Outdoor Storage And Sales (Permanent): The following development and operational standards apply to all permanent outdoor storage.

1. Location: Outdoor storage and permanent sales are allowed in the rear of the lot or within interior side yards. Outdoor storage is not allowed within front and street side yards.

2. Maximum Area: The maximum area allowed for outdoor storage shall be twenty five percent (25%) of the total lot area.

3. Enclosure/Screening: Outdoor storage areas shall be enclosed through the use of walls or fencing. The maximum allowed fence height is six feet (6'). Fencing shall be of a solid surface, blocking all views into the storage space, such as CMU block (required to be treated with a graffiti resistant material) and solid wood.

4. Storage Area Maintenance And Upkeep When Visible From Public Right Of Way: When the storage area is viewable from the public right of way (e.g., sidewalk), the storage area shall be regularly maintained and kept orderly and clean such that it does not create a public nuisance.

D. Trash Collection: The following provisions describe the city's minimum standards for the design and location of trash and other refuse collection areas as part of new development.

1. Trash storage must be fully screened from public streets, subject to design approval from the city and operational approval from the public works department. Where practical, storage at common enclosures is preferred. Other design solutions may include, but are not limited to, incorporating within the main structure (subject to compliance with city adopted building and fire codes) or within a separate freestanding enclosure.

2. Trash enclosures shall be architecturally compatible with the project. Examples include use of the same materials and colors as the building.

3. Refuse containers and service facilities shall be screened from view by solid masonry walls with powder coated solid metal doors. Chainlink or wood fencing is prohibited.

4. When possible, trash enclosures shall be located away from residential uses to minimize nuisance for the adjacent property owners.

• E. Utilities: Utilities for new development and redevelopment of property shall be integrated either into the structure(s), placed underground, or otherwise designed as an integral part of the project. (Ord. 2013-05, 2-6-2014)

• A. Purpose: The purpose of this section is to provide development standards that accommodate the conversion of historic residences for nonresidential use in the DMX zone districts, while maintaining the historic character of the neighborhoods.

• B. Development Standards: When existing buildings that have historically been used as residences are converted to nonresidential uses the standards of this section shall be met.

1. Significant Alteration: For existing residences, exterior alterations or additions will be permitted so long as they do not significantly alter the original architectural style and provided that the changes enhance or upgrade the property.

2. Standards For Conversion: Exterior modifications to buildings shall be minimized to the extent possible. When exterior modifications are made, the standards in table 9-6-7-B, "Standards For Conversion To Nonresidential Use", of this section shall be met.

TABLE 9-6-7-B

STANDARDS FOR CONVERSION TO NONRESIDENTIAL USE

3. Porches And Handrails: Buildings with existing front and/or side yard covered porches and handrails that are indicative of the architectural style shall remain and be improved.

4. Parking: Parking shall be located in the rear of the lot. Parking shall not be allowed in the front or corner side setback areas of a corner lot.

5. Access: Parking shall only be accessed from the alley. (Ord. 2013-05, 2-6-2014)