Morro Bay Municipal Code Ch. 17.31 Residential and Mixed Use Objective Design Standards

A. Purpose. The purpose of these design standards is to provide the public, building and design professionals, and decision-makers with objective, clear, and measurable criteria for eligible residential and mixed use development in Morro Bay.

1. State housing laws have established eligibility for various types of residential and mixed use development, which must be evaluated on the basis of objective standards adopted by the city.

2. The intent of such state legislation is to facilitate and expedite the construction of housing, contribute to the regional housing needs allocation, and address the local shortage of housing. The state finds that lack of homes has resulted in the following across California:

a. Workers, public safety employees, healthcare providers, educators moving to lower-cost homes farther away from the communities they serve;

b. Employers facing increasing difficulty in securing and retaining a workforce;

c. Increased pressure to develop farmlands, open space, and rural areas into lower-cost homes, with longer commute times, greenhouse gas emissions, and higher exposure to fire hazard;

d. Increased poverty and homelessness;

e. Lower income residents moving into crowded and unsafe homes; and

f. Families and individuals moving out of their communities and ultimately out of the State of California.

3. The intent of this chapter is to provide clear design direction and an expedited planning process for these eligible residential projects. Unless otherwise indicated herein, all references to state statutes refer to the California Government Code.

B. Eligible Projects. The provisions of this chapter apply to projects made eligible by, but not limited to, the following state housing laws:

1. Senate Bill 35 Projects (California Government Code § 65913.4). SB 35 establishes eligible residential development in cities where the number of residential units built is less than the regional housing needs allocation for the reporting period. Eligible projects are subject to a ministerial, streamlined approval process, consistent with objective standards, if the following conditions are met.

a. The proposed project contains two or more residential units, and at least two-thirds of the square footage of the development is designated for residential use;

b. The proposed project is located on a site that satisfies the following:

i. The site is a legal parcel or parcels located in city boundaries;

ii. Seventy-five percent of the perimeter of the site adjoins parcels that are developed with urban uses (parcels that are only separated by a street or highway shall be considered to be adjoined); and

iii. The site is zoned for residential use or residential mixed use development.

c. The proposed site is not located any of the following:

i. A coastal zone (defined in Division 20 and commencing with Section 30000 of the Public Resources Code);

ii. Prime farmland or farmland of statewide importance (as defined by the United States Department of Agriculture);

iii. Wetlands (as defined in the United States Fish and Wildlife Service Manual);

iv. Very high fire hazard severity zone (as defined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the California Government Code);

v. Hazardous waste sites (defined by the Department of Toxic Substances Control and pursuant to Section 65962.5);

vi. Delineated earthquake fault zone (defined by the state geologist);

vii. Floodplains (defined by the Federal Emergency Management Agency);

viii. Floodways (defined by the Federal Emergency Management Agency);

ix. Lands identified for conservation in an adopted natural community conservation plan (pursuant to the Natural Community Conservation Planning Act);

x. Habitat for protection species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protect species, or species protected by the federal Endangered Species Act of 1973;

xi. Lands under conservation easement;

d. The proposed project is required to record land use deed restrictions for any units that are subsidized;

e. The proposed project would not require the demolition of housing and is not located on a site that is governed under the Mobilehome Residency Law.

2. Senate Bill 330 Projects (California Government Code § 65589.5 and § 65920). SB 330 establishes eligible affordable residential development in cities where the number of residential units built is less than the Regional Housing Needs Allocation for the reporting period. Eligible residential development is subject to a preliminary application process pursuant to Sections 65589.5 and 65920, and must be consistent with objective standards.

3. Assembly Bill 2011 Projects (California Government Code § 65400, § 65585, and § 65912). AB 2011 establishes eligible one hundred percent affordable residential and mixed use development along commercial corridors (where office, retail, or parking is the principal use), subject to specific affordability, labor, and environmental criteria. AB 2011 projects are subject to a ministerial, streamlined approval process, if the following conditions are met.

a. The proposed project meets the following affordability criteria:

i. One hundred percent of the units within the development project, excluding managers' units, shall be dedicated to lower income households at an affordable cost, as defined by Section 50052.5 of the Health and Safety Code; and

ii. The units shall be subject to a recorded deed restriction for a period of fifty-five years for rental units and forty-five years for owner-occupied units;

b. The proposed site satisfies the following:

i. The proposed project is located in a zoning district where office, retail, or parking are a principally permitted use;

ii. The proposed project is located on a legal parcel or parcels located in city boundaries; and

iii. The proposed project is located on a site where seventy-five percent of the perimeter adjoins parcels that are developed with urban uses (parcels that are only separated by a street or highway shall be considered to be adjoined).

c. The proposed site is not located in any of the following:

i. Prime farmland or farmland of statewide importance (as defined by the United States Department of Agriculture);

ii. Wetlands (as defined in the United States Fish and Wildlife Service Manual);

iii. Very high fire hazard severity zone (as defined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the California Government Code);

iv. Hazardous waste sites (defined by the Department of Toxic Substances Control and pursuant to Section 65962.5);

v. Delineated earthquake fault zone (defined by the state geologist);

vi. Floodplains (defined by the Federal Emergency Management Agency);

vii. Floodways (defined by the Federal Emergency Management Agency);

viii. Lands identified for conservation in an adopted natural community conservation plan (pursuant to the Natural Community Conservation Planning Act);

ix. Habitat for protection species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protect species, or species protected by the federal Endangered Species Act of 1973;

x. Lands under conservation easement; or

xi. A site where more than one-third of the square footage on the site is dedicated to industrial use.

d. The proposed project would not require the demolition of housing and is not located on a site that is governed under the Mobilehome Residency Law; and

e. If vacant, the proposed site does not contain tribal cultural resources (as defined by Section 21074 of the Public Resources Code) found pursuant to a consultation.

4. Assembly Bill 2162 Projects (California Government Code § 65583 and § 65650). AB 2162 establishes eligible supportive housing by-right in zones where multi-unit and mixed use development is permitted. Eligible projects are subject to a ministerial, streamlined approval process, consistent with objective standards, if the following conditions are met.

a. Units within the proposed development are subject to a recorded affordability deed restriction for fifty-five years;

b. One hundred percent of the units within the development project, excluding managers' units, shall be dedicated to lower income households at an affordable cost, as defined by Section 50052.5 of the Health and Safety Code; and

c. At least twenty-five percent of the total units, or twelve units, whichever is greater, are restricted to residents in supportive housing who meet target criteria.

5. Senate Bill 6 Projects (California Government Code § 65913.4 and § 65852.24). SB 6 establishes eligible residential development along commercial corridors (where office, retail, or parking is the principal use), subject to specific labor and environmental criteria, in cities where the number of residential units built is less than the regional housing needs allocation for the reporting period. Eligible projects are subject to a ministerial, streamlined approval process, consistent with objective standards, if the following conditions are met.

a. The proposed project contains two or more residential units, and at least two-thirds of the square footage of the development is designated for residential use;

b. The proposed project is located on a site that satisfies the following:

i. The site is a legal parcel or parcels located in city boundaries;

ii. Seventy-five percent of the perimeter of the site adjoins parcels that are developed with urban uses (parcels that are only separated by a street or highway shall be considered to be adjoined); and

iii. The site is zoned for residential use, residential mixed use development, office commercial use, or retail commercial use.

c. The proposed site is not located any of the following:

i. A coastal zone (defined in Division 20 and commencing with Section 30000 of the Public Resources Code);

ii. Prime farmland or farmland of statewide importance (as defined by the United States Department of Agriculture);

iii. Wetlands (as defined in the United States Fish and Wildlife Service Manual);

iv. Very high fire hazard severity zone (as defined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the California Government Code);

v. Hazardous waste sites (defined by the Department of Toxic Substances Control and pursuant to Section 65962.5);

vi. Delineated earthquake fault zone (defined by the State Geologist);

vii. Floodplains (defined by the Federal Emergency Management Agency);

viii. Floodways (defined by the Federal Emergency Management Agency);

ix. Lands identified for conservation in an adopted natural community conservation plan (pursuant to the Natural Community Conservation Planning Act);

x. Habitat for protection species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protect species, or species protected by the federal Endangered Species Act of 1973; or

xi. Lands under conservation easement.

d. The proposed project is required to record land use deed restrictions for any units that are subsidized.

6. All other residential or mixed use projects made eligible by state law and which are required to meet objective standards.

C. Compliance with Other Standards. In addition to meeting objective standards in this chapter, eligible residential projects shall comply with other objective standards as established in the Morro Bay Municipal Code, other adopted city plans, and the California Building Code (CBC).

D. Conflicting Standards. If there is any conflict between the objective design standards of this chapter and other city requirements, the less restrictive objective design standard applicable to the project shall apply. If there is any conflict between city requirements stated in this chapter and state law, the state law requirement shall apply.

E. Exceptions, Waivers, or Modifications. The city's non-streamlined, discretionary review process shall be required for any project that seeks exceptions, waivers, variances or other modifications to the objective standards of this chapter.

(Ord. No. 661, § 2, 12-13-23; Ord. No. 662, § 2, 12-13-23)

A. Purpose. Site planning refers to the arrangement of—and relationships between—buildings, parking areas, common and private open space, landscaping, and pedestrian connections. The site planning topics in this section include site layout and building placement, vehicular surface parking and access, pedestrian circulation and access, landscaping, and common and private open space.

B. Building Placement and Orientation. Building placement and orientation shall comply with the provisions of Chapter 17.07, Residential Districts, or Chapter 17.08, Commercial and Mixed Use Districts. In addition, if buildings on the same block establish a contiguous street wall along at least fifty percent of the primary street frontage, new buildings shall be located to maintain the contiguous street wall.

C. Vehicular Parking and Access. Off-street vehicular parking and access shall comply with the provisions of Chapter 17.27, Parking and Loading. For properties in commercial and mixed use districts, projects shall also comply with Section 17.08.040, Supplemental Regulations. In addition, projects shall comply with the following:

1. Primary Access. Side street or alley access shall serve as the primary vehicular access to off-street parking areas, if available. If not available, the primary street shall serve vehicular access. See Section 17.27.100, Driveways and Drive Approaches, for detailed standards related to driveway location, site layout, limits to driveway width and design.

2. Number of Access Points.

a. For interior lots with less than one hundred linear feet of street frontage, a maximum of one vehicle access point from the street is permitted. For interior lots with one hundred linear feet or more of street frontage, a maximum of two vehicular access points from the street is permitted.

b. For corner lots, one vehicular access point is permitted where both street frontages are less than one hundred linear feet. Two vehicular access points are permitted for lots where at least one street frontage is one hundred linear feet or more.

c. The above standards assume that an access point can be a two-way connection (both ingress and egress) or a one-way connection (either ingress or egress).

FIGURE 17.31.020(C)(2): VEHICULAR ACCESS POINTS [Figure: FIGURE 17.31.020(C)(2): VEHICULAR ACCESS POINTS]

3. Parking Location. Parking areas shall not be located within any front or street side setback, or between any residential/mixed use structure and the primary street.

a. Parking Area Gates. Parking areas with gates to control access are allowed. Gates shall be located a minimum of twenty feet from the back of sidewalk, or edge of pavement where there is no sidewalk.

4. Loading and Service Areas. The provision, layout and design of loading and service areas shall comply with Section 17.27.090, Loading, as well as the following standards:

a. All required loading and service areas shall be located adjacent to a façade other than the primary building frontage.

b. Loading and service areas shall not be located adjacent to residential dwelling units or common open space areas. Loading areas shall be screened from public view by building walls and/or uniformly solid fencing or walls, not less than six feet in height, or evergreen trees at least ten feet in height.

5. Avoid Vehicle Light Intrusion into Ground-Floor Units. Vehicle parking areas shall be located, oriented, and/or screened to prevent visual intrusion of vehicle lights into interior residential spaces, including residential units on neighboring properties. Where parking areas are located within fifteen feet of a residential unit, they shall be located within a garage, carport, or parking structure, or screened by a solid wall, fence, or landscaping a minimum of six feet in height.

D. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided according to the following standards.

1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main entry and sidewalk, generally no more than one hundred twenty-five percent of the straight line distance.

3. To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Pedestrian Walkway Design.

a. Walkways shall be a minimum of five feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

b. Where a required walkway crosses parking areas or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

6. Pedestrian Design in Parking Areas. See Section 17.27.110, Parking Area Design and Development Standards, for requirements involving pedestrian access to vehicle parking areas.

E. Common and Private Open Space. Common and private open spaces shall be provided according to the base zoning district regulations in Chapter 17.07, Residential Districts, or Chapter 17.08, Commercial and Mixed Use Districts. Section 17.23.100, Open Space, contains objective standards regarding minimum dimensions, usability, and accessibility for both private and common open space. In addition, the following standards apply:

1. Common Open Space. Common open space shall be provided according to Section 17.23.100, Open Space, and shall comply with the following:

a. Amenity Types. Where required by the base zoning district, projects shall provide at least one common open space through the following amenities: play areas, common courtyards, patios, gathering spaces, multi-use paths and trails, athletic/recreational facilities, dog runs and enclosures; pools and spas, rooftop decks, and community gardens. An applicant may provide common open space through an amenity not on this list if it is readily accessible by all residents for recreation and social purposes.

b. Location. Common open space shall be located to fulfill at least one of the following:

i. Avoid Building Shadow. The common open space shall not be located within the winter shadow line of the north-facing side of any building.

ii. Proximity to Multiple Homes. The common open space(s) is within two hundred fifty feet of the pedestrian entrances to at least twenty percent of the residential homes.

iii. Rooftop. The common open space is located on a building rooftop and is a minimum of fifteen feet away from any property line.

c. Visibility. Common open space shall be located and arranged to allow visibility into the space from pedestrian walkways within the development. Fencing or barriers shall be designed with opaque, nontransparent materials for a maximum of eighty percent of the surface area, to allow some visual transparency between the common open space and pedestrian walkways.

2. Private Open Space. Private open space shall be provided according to Section 17.23.100, Open Space, and shall be screened with one of the following options:

a. Screening with Structural Elements. A private open space screened by a fence or wall shall comply with Section 17.23.060, Fences and Freestanding Walls.

b. Screening with Landscaping and Structural Elements. A private open space screened by landscaping shall provide a landscape buffer or dense evergreen shrubs/vines of minimum five feet width and minimum four feet height. If a ground-level private open space is visible from a public right-of-way or common open space, a landscape buffer is required.

F. Landscaping. Landscaping shall be utilized for all outdoor areas that are not specifically used for parking, driveways, walkways, or open space. Refer to Chapter 17.25, Landscaping, for regulations applicable to all new development. In addition, projects within the coastal resource protection (CRP) overlay district shall comply with relevant regulations in Chapter 17.14, Coastal Resource Protection Overlay District. For landscaping requirements in vehicular parking areas, refer to Section 17.27.110, Parking Area Design and Development Standards. In addition, the following standards apply:

1. Number of Plants. A minimum of one fifteen-gallon tree or equivalent box size and ten five-gallon shrubs shall be planted for every one thousand square feet of required landscape area.

2. Plant Selection. Projects shall comply with water efficient planting standards of Section 17.25.050, General Requirements. Plants shall be selected from plants that are native to California, or plants included on the city's street tree list. Artificial or synthetic plants, except for turf, are prohibited. In addition, tree and plant species that attract and provide habitat for local fauna (e.g., birds and pollinators such as bees and butterflies) are encouraged.

3. Privacy. Landscaping shall be provided as a buffer between adjacent individual units. Landscaping shall obscure direct sight lines, and may be used in combination with walls, fencing, and/or trellises to screen views. Plant selection and landscape screening container size shall be selected to achieve at least fifty percent of this height within three years of installation.

4. Pedestrian Walkways. Pedestrian walkways shall be adjacent to landscaping, on at least one side and may include a mix of turf, groundcover, or shrubs. Trees provided within twenty feet of pedestrian walkways shall be placed a maximum of thirty feet apart on center, in order to provide some shade.

FIGURE 17.31.020(F)(4): PEDESTRIAN WALKWAYS [Figure: FIGURE 17.31.020(F)(4): PEDESTRIAN WALKWAYS]

(Ord. No. 661, § 2, 12-13-23; Ord. No. 662, § 2, 12-13-23)

A. Building Form, Massing, and Façade Articulation. Building form, massing and façade articulation facilitate the distinction of individual units, or groups of units, through varied heights, projections, setbacks, and recesses. Materials and colors emphasize changes and hierarchy in building form.

1. Building Form and Vertical Hierarchy. Buildings shall be designed to differentiate between a defined base; a middle or body; and a top, cornice, or parapet cap. Buildings two stories or less shall include a defined base and a top, cornice, or parapet cap. This effect shall be achieved through incorporating at least two of the following design elements for all buildings:

a. Color, texture, or material changes.

b. Variations, projections, or reveals in the wall plane.

c. Variations in fenestration size or pattern.

d. Decorative architectural details such as cornices and columns.

FIGURE 17.31.030(B)(1): BUILDING FORM AND VERTICAL HIERARCHY [Figure: FIGURE 17.31.030(B)(1): BUILDING FORM AND VERTICAL HIERARCHY]

2. Four-Sided Architecture. Buildings shall be designed and articulated with common details, articulation, materials, and elements on all sides.

3. Massing.

a. Upper Floor Area Reduction.

i. Main Street and Morro Bay Boulevard. The floor area for upper floors shall be reduced through one of the following options:

(1) The second floor shall have a maximum floor area that is ninety percent of the ground floor area, and the third and higher floors shall have a maximum floor area that is eighty percent of the ground floor area.

(2) The second and higher floors shall provide that fifty percent of every elevation is set back a minimum of three feet in addition to the required setback area.

ii. All Other Locations.

(1) The second floor shall have a maximum floor area that is ninety percent of the ground floor area.

(2) The third floor shall have a maximum floor area that is eighty percent of the ground floor area.

(3) Floors above the third floor shall have a maximum floor area that is seventy percent of the ground floor area.

b. Upper Floor Cantilever. Upper floor uncovered decks a minimum of six feet by eight feet in dimension shall be allowed to cantilever and protrude into front or street side setbacks or public right-of-way, provided that there is a minimum of twelve feet of vertical clearance and that the cantilever does not encroach more than two feet into the setback or public right-of-way. Right-of-way encroachment shall obtain an encroachment permit in accordance with Title 12 of the Morro Bay Municipal Code.

4. Façade Articulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in depth for every twenty-five horizontal feet of wall. If located on a building with two or more stories, the articulated elements must be greater than one story in height, and may be grouped rather than evenly spaced in twenty-five-foot modules. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

5. Roofs.

a. Roof Line Variation. Roof lines shall not extend more than a length of forty feet without at least one prominent change as described below:

i. Provide variation in roof form, such as hip, gable, shed, and flat with parapet.

ii. Provide variation of roof height of at least eighteen inches (as measured from the highest point of each roof line).

FIGURE 17.31.030(A)(4): ROOF LINE VARIATION [Figure: FIGURE 17.31.030(A)(4): ROOF LINE VARIATION]

b. Flat Roofs and Parapets. Parapets shall be provided around the perimeter of a flat roof and shall be a minimum of six inches taller than all rooftop equipment.

i. Interior side of parapet walls shall not be visible from a common open space or public right-of-way.

ii. Parapets shall be capped with "precast" treatment, continuous banding, or projecting cornices, dentils, or similar edge treatment. Visible unfinished metal flashing is prohibited.

6. Corner Architectural Features. Buildings located on the corner of two streets, and greater than one story, shall include one or more of the following features on both of the intersecting façades, located within twenty-five feet of the corner of the building:

a. An entry to ground-floor use or a primary building entrance.

b. A different material application, color, or fenestration pattern of windows and doors from the rest of the façade.

c. The area encompassed within twenty-five feet of the corner of the building shall have a change in height of at least two feet.

B. Building and Unit Entrances. Entrance orientation and design shall comply with the provisions of Section 17.07.040, Supplemental Regulations (Residential Districts), or Section 17.08.040, Supplemental Regulations (Commercial and Mixed Use Districts). The following additional standards also apply:

1. Primary Residential Building Entrances.

a. Street-Facing Entry. Residential buildings located adjacent to the primary street shall have a ground-level common entry facing the primary street unless units are accessed by individual entries.

b. Building Entry Architectural Treatments. Common building entries shall be differentiated from the main façade through at least two of the following:

i. Roof above the entry incorporating a change in roof line of at least eighteen inches in height.

ii. Entry incorporating a variation of wall plane (recessed or projected) a minimum of two feet from the adjacent wall planes.

iii. Entry incorporating architectural treatments that vary from those on the general façade (e.g., window and/or door trim with substantial depth and detail, decorative siding, decorative fascia, porches, stoops).

c. Porch Requirements. A porch serving more than one unit shall be a minimum of six feet by eight feet in dimension.

d. Enhanced Paving for Building Entrances. Primary building entryways shall provide decorative and accent paving that contrast in color and texture from any adjacent pedestrian walkway surfaces. Allowed materials include stamped concrete, stained concrete painted concrete, concrete pavers, brick, stone, flagstone, and tile. Decomposed granite, pea gravel, and other types of crushed rock are prohibited.

FIGURE 17.31.030(B)(1)(B): PRIMARY BUILDING ENTRY ARCHITECTURAL TREATMENTS [Figure: FIGURE 17.31.030(B)(1)(B): PRIMARY BUILDING ENTRY ARCHITECTURAL TREATMENTS]

2. Individual Unit Entrances.

a. Upper-Floor Unit Entry. Exterior entries to individual units on upper floors are permitted; however, in order to avoid a "motel-style" appearance, no exterior access corridor located above the ground floor may provide access to five or more upper-floor units.

b. Non Street-Adjacent Buildings. Buildings not located adjacent to a street shall have unit front entryways oriented to face common open space areas such as landscaped courtyards, plazas, or paseos.

c. Porch Requirements. A porch serving an individual unit shall be a minimum of five feet by eight feet in dimension.

d. Stoop Requirements. A stoop serving an individual unit shall be a minimum of four feet by four feet in dimension. The stoop adjacent to the door shall be a maximum of five feet in height above the adjacent walkway, and stairs or ramps from the stoop lead directly to the public right-of-way, or a parallel to the public right-of-way.

C. Windows.

1. Privacy. Where a residential building is located within ten feet of a neighboring property line, windows facing neighboring buildings shall be offset a minimum of five feet from closest edge to edge. Where this offset cannot be provided, the window design on the building façades facing each other shall avoid unfiltered/direct views into interiors and shall be designed with one or more of the following:

a. Utilize non-transparent or obscured glazing, such as frosted/patterned glass, glass block, or non-operable opaque windows. Reflective glazing is not permitted.

b. Provide permanent architectural screens or affixed louvers at windows.

c. Utilize clerestory windows with the bottom edge of the window a minimum height of six feet from the ground.

2. Window Treatment. All windows shall either be recessed at least two inches from the plane of the surrounding exterior wall or shall have trim at least one-half-inch in depth and two inches in width.

a. Windows Facing a Public Street. Windows facing a public street shall feature enhanced window treatments, such as decorative architectural brackets, trim, shutters, awnings, and/or trellises.

b. Window Shutters. Functional and decorative shutters shall be one-half-width of the associated window glazing (for paired shutters), or matching window width for a single shutter.

D. Materials and Colors. Exterior building materials and colors shall comply with the provisions of Section 17.07.040, Supplemental Regulations (Residential Districts), or Section 17.08.040, Supplemental Regulations (Commercial and Mixed Use Districts).

1. Wall Material. The primary exterior siding material for buildings shall be stone, brick, stucco, concrete block, painted wood clapboard, fiber cement clapboard, or painted metal clapboard.

2. Window Material. Window materials, color, and style shall be consistent on all elevations, unless used at an entry way or as an accent feature.

3. Material Transition. Changes in material shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.

4. Awnings. Glossy finish vinyl awning material is not allowed.

(Ord. No. 661, § 2, 12-13-23; Ord. No. 662, § 2, 12-13-23)

A. Façade Articulation. Building façades visible from the primary street shall not extend more than fifty feet in length without at least one of the following: a five-foot variation in depth in the wall plane, architectural element, or other prominent feature that provides visual interest. Building entrances, front porches, upper-story setbacks, and projections such as stoops, bays, overhangs, fireplaces, upper-story decks and trellises count towards this requirement.

B. Ground Floor Height. In order to retain the small-scale building character of Morro Bay, the ground floor height of commercial portions of mixed use projects shall be a maximum of twelve feet, measured floor to floor.

C. Ground Floor Transparency. Exterior walls of buildings or portions of buildings containing non-residential uses facing and within twenty feet of a front or street side lot line shall include windows, doors, or other openings for at least fifty percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than thirty feet without an opening.

D. Street-Facing Setbacks. Where a front setback or street-facing side setback is provided for a mixed use building, it shall be designed for pedestrian orientation with hard surface and amenities. The setback area on each lot shall contain at least two amenities per fifty linear feet such as benches, drinking fountains, shade structure, or other design element (e.g. art or sculpture, planters, and kiosks).

E. Entrances.

1. Residential Street-Adjacent Entry. Mixed use buildings located adjacent to the primary street shall incorporate at least one residential building entrance that directly fronts the public sidewalk or right-of-way and complies with the requirements of Section 17.31.030 B1.

2. Commercial Storefronts. Commercial entrances adjacent to the sidewalk shall be recessed from the façade by a minimum of two feet from the rest of the building, creating an alcove.

(Ord. No. 661, § 2, 12-13-23; Ord. No. 662, § 2, 12-13-23)

A. Wall Plane Variation. Façades visible from the primary street shall not extend more than fifty feet in length without at least one of the following: a three-foot variation in depth in the wall plane, architectural element, or other prominent feature that provides visual interest.

B. Materials and Colors. The parking structure shall utilize the same colors and materials as the primary buildings.

C. Articulation. The exterior of the parking structure shall apply at least one of the following as articulation:

1. Applied materials such as brick, stone, and/or siding which extend at least two inches from the face of the structure to the face of the applied materials. Painted concrete, smooth concrete, or stucco walls shall not be considered sufficient articulation.

2. Decorative architectural features such as cut metal screens, awnings, trellises, louvers, and/or decorative security grills shall be used on openings facing a public street or open space.

D. Landscaping. Vertical plantings shall be located between openings, entrances, and architectural accent features. At least one tree shall screen the building façade per fifty feet. Trees shall be selected from California native plants or from the city's street tree list. Trees shall be selected to grow to forty feet in height at maturity, and shall grow to at least fifteen feet in height within two years from time of installation.

(Ord. No. 661, § 2, 12-13-23; Ord. No. 662, § 2, 12-13-23)

A. Bicycle Parking. Bicycle parking shall comply with the provisions of Section 17.27.080, Bicycle Parking. Additionally, long-term bicycle parking areas shall be required to provide one 110-voltage wall outlet per every ten long-term bicycle parking spaces for residents with electric bicycles.

B. Refuse Storage and Collection Areas. Trash, recycling, and green waste container enclosures are required for residential and mixed use developments. They shall be located within a service section of the primary building, incorporated into the exterior building design, or located within a detached and locked enclosure designed and placed as follows:

1. Location. The enclosure shall be located to the rear or side of the building and located outside of view from a public right-of-way.

2. Screening. The enclosure shall include a solid wall a minimum of six feet in height and a roof structure that fully shields the top of the container, and be located on the site in an area where the screening height required is allowed.

3. Materials. The enclosure shall use materials that are consistent with exterior colors and materials of the primary building.

C. Fences and Walls. Fences and walls shall comply with the provisions of Section 17.23.060, Fences and Freestanding Walls. In addition, where fences and walls of different materials or finishes intersect, a column or pilaster shall be provided.

D. Lighting. Lighting shall comply with the provisions of Section 17.23.080, Lighting and Illumination. Projects within the coastal resource protection (CRP) overlay zone district shall comply with additional provisions of Section 17.14.090, Visual Resource Protection. Lighting in parking areas shall also comply with Section 17.27.110, Parking Area Design and Development Standards.

E. Screening of Mechanical Equipment. Equipment and utilities shall comply with the provisions of Section 17.23.130, Screening.

F. Vents and Exhaust. All wall-mounted elements shall be located at interior corners of building walls or behind building or screening elements that conceal them from public view. All flashing, sheet metal vents, exhaust fans/ventilators, and pipe stacks shall be painted to match the adjacent roof or wall material and/or color.

(Ord. No. 661, § 2, 12-13-23; Ord. No. 662, § 2, 12-13-23)