McFarland Municipal Code Ch. 17.134 Development Standards

Footnotes:

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Editor's note— Ord. No. 032-2013, § 1, adopted August 8, 2013, amended Chapter 17.134 in its entirety to read as herein set out. Former Chapter 17.134, §§ 17.134.010—17.134.070, pertained to similar material, and derived from Ord. No. 331-2008, adopted May 8, 2008; Ord. No. 002-2010, adopted February 11, 2010 and Ord. No. 029-2013, adopted April 11, 2013.

The purpose of this chapter is to establish reasonable and necessary development standards for multifamily, commercial, industrial, and other similar uses to ensure that development subject to this chapter includes public improvements and is compatible with surrounding uses. The development standards specified in this chapter shall apply to all multifamily development in the medium density residential (R-2), high density residential (R-3), residential professional (RP), professional office (C-O), neighborhood commercial (C-1), commercial (C-2), limited manufacturing (M-1) light manufacturing (M-2) and general manufacturing (M-3) zone districts, and precise development (P-D) district except as otherwise provided in this chapter.

(Ord. No. 032-2013, § 1, 8-8-13)

All new development or existing uses that are substantially improved as defined is Chapter 17.04 (Definitions) shall comply with the following standards:

A. Parking shall not be allowed in the front or street side yard setbacks in any zone with the exception of a single-family dwelling and shall be fully landscaped herein;

B. All access drives, parking areas and vehicle maneuvering areas shall be surfaced with a minimum of two inches of asphaltic concrete paving or material of higher quality;

C. All new on-site utility services shall be placed underground;

D. Prior to the issuance of any new building permits, a plan for the disposal of drainage waters originating onsite and from adjacent road rights-of-way shall be approved by the city engineer, if required. Easements or grant deeds shall be given to the city for drainage purposes or access thereto, as necessary;

E. Prior to the issuance of any building permits, the method of water supply and sewage disposal shall be as required and approved by the city of McFarland and Kern County Health Department;

F. Fire flows, fire protection facilities and access ways shall be as required and approved by the city's fire department;

G. When construction in excess of one story is proposed adjacent to property zoned for single-family residential use, all windows above the first story shall contain glass that is opaque or translucent or shall be screened in a manner approved by the planning commission;

H. No on-site lighting shall directly or indirectly illuminate adjacent properties or the public street which provides access. The lights and standards shall be approved by the planning director.

I. All trash receptacles shall be screened so that they are not visually obtrusive from any offsite location. The location and method of screening for all trash receptacles shall be approved by the planning commission;

J. Architectural design of the proposed building shall be compatible with the surrounding neighborhood;

K. When adjacent to property zoned for residential purposes, a six-foot high solid masonry wall set in a planter a minimum of five feet wide and planted with trees spaced at twenty-foot intervals shall be constructed between the proposed development and the adjacent property. The wall height shall be reduced to four feet within the required front yard setback area. The design and materials shall be approved by the planning commission prior to construction of such wall.

L. Screening and Storage. The following shall apply to all developments:

1. All roof mounted air conditioners, roof vents, etc., should be screened from view from ground level wherever possible. Such screening shall be of a style and material such that it is an integral part of the building architecture;

2. Approved uses that are not conducted entirely within a completely enclosed structure, on a site across the street or alley from a residential district shall be screened by a concrete block or masonry wall and be landscaped along the frontage of the wall to a height to be determined by the planning director. No materials or equipment shall be stored to a height greater that of the wall or fence;

3. In the C-O (professional office), C-1 (neighborhood commercial) or C-2 (commercial) zones all business, services and processes shall be located entirely within an enclosed structure, except for off-street parking and loading areas, gasoline service stations, outdoor dining areas, nurseries and garden shops.

M. For industrial developments utilizing outside storage, the areas devoted to outside storage shall be paved as required by the planning commission.

N. Fencing or wall materials, colors, textures and design of the fence or wall shall be compatible with on-site development of adjacent properties. Fencing shall not be chain link, metal or other materials not normally used for fencing, except in the M-1 (limited manufacturing), M-2 (Light Manufacturing) or M-3 (general manufacturing) zones.

O. Landscaping shall be provided in accordance with the requirements of Chapter 17.146;

P. Off-street parking shall be provided in accordance with the requirements of Chapter 17.144;

Q. Signs may be provided as specified by the applicable zoning district regulation and Chapter 17.142;

R. The planning commission may waive any of the above listed requirements where a documented hardship, not involving economics, exists or where there are unusual circumstances that prevent compliance with any of the required development standards. Additionally, street improvements and construction of curb, gutter and sidewalks will not be required for individual or cumulative additions constituting less than twenty-five percent expansion of development existing on the effective date of the ordinance codified in this chapter.

(Ord. No. 032-2013, § 1, 8-8-13)

All new single-family residential developments in the R-R, E, and R-1 zones shall comply with the following standards:

A. Houses within new residential subdivisions situated on lots feet shall have a variation in the front yard setback from twenty to thirty feet. Any houses with a front yard setback of less than twenty-five feet shall be required to have a side loaded garage. No more than two houses with the same front yard setback shall be placed on adjacent lots;

B. The use of roof forms including shed, gable, and hip roofs, alone or in combination shall be used to achieve a variety of roof lines for houses adjacent to public streets. All such roofs shall be of a concrete tile, approved shake or a twenty-five-year minimum architectural style compositional shingle with dimensional variations. A minimum of fifteen percent of the houses within an approved subdivision shall have concrete or approved tile roofs;

C. All exterior wall elevations of buildings and screen walls shall have architectural treatments enhancing building appearance. Uniform materials and consistent style should be evident within a development in all exterior elevations. Secondary materials should be used to highlight building features and to provide visual interest;

D. All houses within new subdivisions shall provide decorative lighting on both sides of the garage;

E. Residential and mechanical equipment shall not be visible from any street frontage;

F. The second story of a two-story residence shall be situated to the rear of the house and is permitted in a new subdivision. The addition of a second story of an existing residence or the construction of a new two-story home in an established neighborhood shall be subject to a conditional use permit that the design of the second story will provide privacy for the adjacent single-family residence;

G. Fencing materials, colors, textures and design shall be compatible with on-site development and adjacent properties. Fencing shall not be chain link;

H. If custom homes are not proposed, subdividers/developers of residential subdivision tracts shall provide a variety of floor plans and building elevations as follows:

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No two identical elevations shall be placed side by side within a subdivision;

J. Color:

1. The use of monochromatic and complementary accent and trim colors is considered to meet the intent of this chapter;

2. The use of bright or garish colors (i.e., fluorescent "hot" or "day-glo" colors) shall not be permitted;

3. Using building materials in their natural states, such as brick or stone, is strongly recommended.

(Ord. No. 032-2013, § 1, 8-8-13)

All multifamily residential development in the R-2 and R-3 districts shall comply with the following standards:

A. Multifamily developments shall provide fifteen percent usable open space for passive and active recreational uses. Usable open space areas shall not include: rights-of-way, vehicle parking or maneuvering areas, areas adjacent to or between any structures less than fifteen feet apart, setbacks, patio or private yards;

B. Each dwelling shall have a private (walled) patio or balcony not less than fifty square feet in area or ten percent of the dwelling unit (whichever is less), and the patio or balcony shall not be used for storage;

C. All multifamily developments shall provide recreational amenities within the site which may include: a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter/BBQ area; court game facilities such as tennis, basketball or racquetball; improved softball or baseball fields; or day care facilities. The type and number of amenities shall be approved by the planning director and provided in accordance with the following schedule:

D. If laundry hookups are not provided in each dwelling unit, common laundry facilities of sufficient number and accessibility consistent with the number of living units and the Uniform Building Code shall be provided at a rate of at least one washer and one dryer for each five dwelling units;

E. Management and security plans shall be submitted for review and approval by the local law enforcement agency for multifamily developments with fifteen or more dwelling units. These plans shall be comprehensive in scope;

F. Multifamily Site Planning.

1. Building Articulation. Long, unbroken facades and box like forms shall be avoided. Building facades shall be broken up to give the appearance of a collection of smaller structures. To the extent possible, each of the units shall be individually recognizable. This can be accomplished with use of balconies, setbacks and projections which help articulate individual dwelling units or collections of units, and by the pattern and rhythm of windows and doors. Wall planes shall be offset no less frequently than every thirty-two feet and rooflines shall be articulated with varying heights.

2. Clustering of Units. The following design techniques shall be considered and implemented whenever possible:

a. Varying front setbacks within same structure;

b. Staggered and jogged unit planes;

c. Use of reverse building plans to add variety;

d. Maximum of two adjacent units with identical wall and rooflines.

3. Project Entries. Project entries shall provide direct visibility to the project with landscaping, recreational facilities and project directories. Special attention is to be given to the hardscape and landscape treatments to enhance the overall project image at project entries.

4. Entry Drives. The principal vehicular access into a multifamily housing project shall be through an entry drive rather than a parking drive.

5. Garages.

a. Individual parking garages within residential structures shall be enclosed behind garage doors;

b. Garages with parking aprons less than twenty feet in length or width shall have automatic garage door openers and/or sectional roll-up doors.

6. Carports. Where carports are utilized, they shall follow the same criteria for spatial arrangement as parking courts. Carports may be incorporated with patio walls or used to define public and private open space, but incorporating carports into exterior project walls adjacent to streets shall be prohibited. The ends of each cluster of carports shall be landscaped.

7. Pedestrian Access from Parking. Landscape bulbs shall align with major building entrances to provide pedestrian access to the building entrance from a parking court or drive. Bulbs that align with entrances shall include a pathway as well as a vertical landscape or architectural element, for example, a trellis or a tree.

8. Open Space. Residents of housing projects shall have safe and efficient access to usable open space, whether public or private, for recreation and social activities. The design and orientation of these areas shall take advantage of available sunlight and shall be sheltered from the noise and traffic of adjacent streets or other incompatible uses.

Required common open spaces shall be conveniently located for the majority of units. Private open spaces shall be contiguous to the units they serve and screened from public view. Projects shall have secure open spaces and children's play areas that are visible from the units.

9. Refuse Storage/Disposal. Trash bins shall be fully enclosed in accordance with the city of McFarland improvement standards. Said enclosures shall be landscaped on their most visible sides. Locations shall be conveniently accessible for right-hand-side trash collection and maintenance and shall not block access drives during loading operations.

10. Support Facilities. Any support structures within multifamily residential projects such as laundry facilities, recreation buildings and sales/lease offices shall be consistent in architectural design and form with the rest of the complex. Temporary sales offices shall also be compatible with these guidelines.

11. Mailboxes. Where common mailbox services are provided, they shall be located close to the project entry, or near recreational facilities. The architectural character shall be in similar form, materials and colors to the surrounding buildings. Mailbox locations must be approved by the U.S. Postal Service.

12. Security. Multifamily projects shall be designed to provide a maximum amount of security for residents and visitors. Parking areas shall be well lit and located so as to be visible from residential units. Landscaping shall be planned and maintained to provide views into open space areas;

G. Multifamily Architecture. The design of multifamily developments shall comply with the requirements of the underlying zone district and the following:

1. Facade and Roof Articulation. Structures containing three or more attached dwellings in a row shall incorporate at least one of the following:

a. For each dwelling unit, at least one architectural projection not less than two feet from the wall plane and not less than four feet wide shall be provided. Such projections shall extend the full height of single-story structures, at least one-half the height of a two-story building, and two-thirds the height of a three-story building;

b. A change in wall plane of at least two feet in depth for at least twelve feet in length for each two units shall be provided.

2. Materials. Piecemeal embellishment and frequent changes in materials shall be avoided.

3. Balconies, Porches and Patios. Balconies, porches and patios shall be required. These elements shall be integrated to break up large wall masses, and to offset floor setbacks.

4. Dwelling Unit Access. The use of long, monotonous access balconies and corridors which provide access to five or more units shall be avoided. Instead, access points to units shall be clustered in groups of four or less. To the extent possible, the entrances to individual units shall be plainly visible from nearby parking areas. The use of distinctive architectural elements and materials to denote prominent entrances shall be used.

5. Exterior Stairs. Simple, clean, bold projections of stairways shall be used to complement the architectural massing and form of the multifamily structure. Stairways shall be of smooth stucco, plaster or wood, with accent trim of complimentary colors. Thin-looking, open metal, prefabricated stairs are prohibited.

6. Carports, Garages and Accessory Structures. Carports, detached garages, and accessory structures shall be designed as an integral part of the architecture of projects. They shall be similar in materials, color and detail to the principal structures of the development. Carports may utilize flat roofs but shall not project above any exterior walls adjacent to public streets, and shall be located in parking courts to the rear of buildings. Prefabricated metal carports shall not be used unless the exterior facade is made to match the exterior facade of the buildings.

Where garages are utilized, doors shall appear to be recessed into the walls rather than flush with the exterior wall. Their design shall be simple and unadorned.

7. Solar Panels. Solar panels, when used, shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match the roof colors. Natural aluminum finish is strongly discouraged. Any mechanical equipment shall be enclosed and completely screened from view.

8. Mechanical and Utility Equipment. All mechanical equipment whether mounted on the roof or ground shall be screened from view. Utility meters and equipment shall be placed in locations where they are not exposed to view from the street or they shall be suitably screened. All screening devices shall be compatible with the architecture and color of the adjacent structures.

9. Antennas. All antennas shall be placed in attics or building interiors. All new units shall be pre-wired to accept cable reception. Satellite dish antennas are specifically prohibited on roofs and shall be considered early in the design process in terms of location and any required screening;

H. Multifamily Infill in Single-Family Neighborhoods. If multifamily projects are located in existing neighborhoods, they shall be compatible with adjacent structures and fit within the context of the existing neighborhood. Minimum requirements include the following:

1. Front Yard Setbacks. Front yard setbacks for new multifamily projects are pursuant to the requirements of the base zone district and if setback average is used, the setback shall be equal to or greater than the average setbacks for the two adjacent properties.

2. Architectural Compatibility. New multifamily development in existing neighborhoods shall incorporate architectural characteristics and maintain the scale of existing structures on the property and surrounding development, by incorporating window and door detailing, facade decoration, materials, color, roof style and pitch, porches and other features that are compatible.

(Ord. No. 032-2013, § 1, 8-8-13)

A. In addition to the development standards in the underlying zoning district, the following standards apply to single room occupancy facilities. In the event of a conflict between these standards and the underlying zoning district regulations, the provisions of this section shall apply.

1. Occupancy. An emergency shelter shall contain no more than twenty beds and shall provide shelter for no more than twenty people per night.

2. Parking. One vehicle parking space shall be provided per every five beds.

3. Lighting. Adequate exterior lighting shall be provided for security purposes. The lighting shall be stationary and designed, arranged and installed so as to confine direct rays on the premises and to direct light away from adjacent structures and public rights-of-way. External lighting shall be of an intensity compatible with the neighborhood.

4. Waiting and Intake Area. A client waiting and intake area shall be provided and contain a minimum of ten square feet per bed provided at the facility. The waiting and intake area shall be screened from the public right-of-way by an opaque wall or fence.

5. Support Facilities. An emergency shelter shall provide one or more of the following common facilities for the exclusive use of the residents:

a. Central cooking and dining room.

b. Recreation room.

c. Laundry facilities to serve the occupants of the shelter.

d. A private area for providing referral services to assist shelter clients.

6. On-site Staff. At least one manager shall be on-site during all hours of operation of the facility. Such manager shall be an individual who does not utilize the shelter's beds or other services and who resides off-site.

7. Concentration of Uses. No more than one emergency shelter shall be permitted in a radius of three hundred feet from another emergency shelter.

8. Length of Stay. Each emergency shelter resident shall stay no more than ninety days (cumulative not consecutive) in a three hundred sixty-five-day period. Extensions up to a total of one hundred eighty days in a three hundred sixty-five-day period may be provided if no alternative housing is available.

(Ord. No. 042-2014, § 1, 2-12-15)

A. Single Room Occupancy Facilities. In addition to the development standards in the underlying zoning district, the following standards apply to single room occupancy facilities. In the event of a conflict between these standards and the underlying zoning district regulations, the provisions of this section shall apply.

1. Density. A single room occupancy facility is not required to meet density standards of the general plan.

2. Common Area. Four square feet of interior common space per unit shall be provided, with at least two hundred square feet in area of interior common space, excluding janitorial storage, laundry facilities and common hallways.

3. Bathroom Facilities. If private bathing facilities are not provided for each unit, shared shower or bathtub facilities shall be provided in accordance with the most recent edition of the California Building Code for congregate residences with at least one full bathroom (including toilets, sinks and bathing facilities) per every three units on a floor. The shared shower or bathtub facility shall be accessible from a common area or hallway. Each shared shower or bathtub facility shall be provided with an interior lockable door.

4. Laundry Facilities. Laundry facilities shall be provided in a separate room at the ratio of one washer and dryer for every ten units with at least one washer and dryer per floor.

5. Cleaning Supply Room. A cleaning supply room or utility closet with a wash tub with hot and cold running water shall be provided on each floor of the SRO facility.

6. Management Plan. A management plan shall be submitted with the development application for an SRO facility and shall be approved by the community development director. The management plan must address management and operation of the facility, rental procedures, safety and security of the residences and building maintenance.

7. Facility Management. As SRO facility with ten or more units shall have an on-site manager. An SRO facility with less than ten units shall provide a management office on-site.

8. Parking. Parking shall be provided for an SRO facility at a rate of one parking space per unit plus an additional space for the on-site manager.

9. Accessibility. All SRO facilities shall comply with all applicable ADFA accessibility and adaptability requirements.

10. Existing Structures. An existing structure may be converted to an SRO facility, consistent with the provisions of this section.

B. Single Room Occupancy Units. The following standards apply to single room occupancy units. In the event of conflict between these standards and the underlying zoning district regulations, the provisions of this section apply.

1. Unit Size. The minimum size of a unit shall be one hundred fifty square feet and the maximum size shall be four hundred square feet.

2. Bathroom Facilities. An SRO unit is not required to but may contain partial or full bathroom facilities. A partial bathroom facility shall have at least a toilet and sink; a full facility shall have a toilet, sink and bathtub, shower or bathroom/shower combination. If a full bathroom facility is not provided, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bathroom for every three units on a floor.

3. Kitchen. An SRO unit is not required to but may contain a partial or full kitchen facility. A full kitchen includes a sink, a refrigerator, and a stove, range top or oven. A partial kitchen is missing at least one of these appliances. If a full kitchen is not provided, common kitchen facilities shall be provided with at least one full kitchen per floor.

4. Closet. Each SRO shall have a separate closet.

5. Code Compliance. All SRO units shall comply with all requirements of the California Building Code.

(Ord. No. 042-2014, § 1, 2-12-15)

Except as provided in this chapter, no permitted use shall be established, no permitted development shall occur, and no building permit or grading permit shall be issued for any permitted use or development subject to this chapter until an application for site development plan review has been submitted to and approved by the planning commission in accordance with the procedures set out in Sections 17.134.040 through 17.134.060.

(Ord. No. 032-2013, § 1, 8-8-13)

An application for site development review shall include the following:

A. Name and address of applicant.

B. Name(s) and address(es) of property owner(s).

C. Assessor's parcel number(s).

D. Legal description of the property.

E. A site development plan drawn at the scale specified by the planning director, which includes the following information:

1. Topography and proposed grading.

2. Location of all existing buildings and structures.

3. Location of all proposed buildings and structures.

4. Proposed vehicular circulation and parking areas.

5. City fire department approval for all access ways and safety setbacks.

6. Proposed landscaping as required by Chapter 17.146.

7. North arrow.

F. Elevations of proposed buildings and structures.

G. Phasing or development schedule.

H. A detailed description of facility improvements, including:

1. Curb, gutter, sidewalks and street improvements.

2. Water supply system.

3. Sewage collection and disposal system.

4. Public utilities.

5. Fencing.

6. Trash enclosures and method of screening.

I. Any and all reports, approvals, or requirements which may be required by mitigation measures incorporated into an environmental document adopted for implementation of this district for specific parcels, including a plan for implementation of recommendations contained in such reports.

(Ord. No. 032-2013, § 1, 8-8-13)

The site development plan application required by this chapter shall be reviewed and approved in accordance with procedures set out in Sections 17.134.040 through 17.134.060. No application for site development plan review shall be required where a use is allowed subject to securing a conditional use permit. The planning director may waive the requirement for formal site development plan review for minor structural additions, including building additions of four hundred square feet or less, or for changes of use to a less intensive use as determined by the planning director.

(Ord. No. 032-2013, § 1, 8-8-13)

Any permit issued pursuant to this chapter may be revoked pursuant to Section 17.148.100.

(Ord. No. 032-2013, § 1, 8-8-13)