Part 7E — R-T(E) SUBDISTRICT E – BEACH MEDIUM/HIGH DENSITY RESIDENTIAL

The purpose of Subdistrict E is to encourage quality medium and/or high density multifamily residential uses in a manner which promotes excellence in building design, provides for family-oriented development, ensures compatibility with the adjacent conservation overlay zone, and limits the need for parking by encouraging use of alternative means of transportation, including the multi-modal center proposed for the depot site. All new development will be reviewed in compliance with the Beach Flats Design Guidelines of the Beach and South of Laurel Comprehensive Area Plan. (Ord. 2022-19 § 18, 2022; Ord. 2000-18 § 2 (part), 2000).

1. The following uses are permitted and may also require a design permit per Section 24.08.410 as well as other requirements of the municipal code:

a. Duplex dwellings. b. Multiple dwellings, townhouse dwelling groups and condominiums.

c. Small and large family daycare homes in residential units.

d. Community care residential facilities, including foster family homes, in one or more existing dwelling units.

e. Accessory Uses. Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures.

f. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit.

g. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, sub-

ject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit. (Ord. 2025-15 § 21, 2025; Ord. 2024-24 § 14, 2025; Ord. 2024-17 § 20, 2024; Ord. 2022-19 § 18, 2022; Ord. 2000-18 § 2 (part), 2000).

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410 as well as other requirements of the municipal code:

• a. Educational and cultural institutions.

b. Community care facilities, not including community care residential facilities.

c. Single-family dwellings on substandard

lots.

d. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and may also require a design permit as well as other requirements of the municipal code:

a. Recreational buildings and community centers.

b. Public and private noncommercial recreation areas, buildings and facilities such as parks, playgrounds and basketball courts.

c. Public and private commercial parking, subject to landscaping and design standards. Nonconforming parking lots must be brought into compliance within five years of adoption of this Part 7E.

(Ord. 2025-15 § 22, 2025; Ord. 2022-19 § 18, 2022; Ord. 2005-15 § 8, 2005: Ord. 2000-18 § 2 (part), 2000).

Any other use or service establishment determined by the zoning administrator to be of the same general character as the foregoing uses, and which will not impair the present or potential use of adjacent properties, may be permitted. If the zoning administrator determines that

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the proposed use is more in character with the conditional uses for this zone, then a use permit shall be required and processed pursuant to Part 1, Chapter 24.08, Use Permits. The decision as to whether the use determination requires an administrative use permit or a special use per-

mit shall be based on the use category that is most similar to the proposed use as determined by the zoning administrator. (Ord. 2022-19 § 18, 2022; Ord. 2000-18 § 2 (part), 2000).

These regulations apply to all development within the R-T(E) subdistrict. 1. General.

2. Other Requirements/Standards.

a. Setbacks and Height. Multiple-story developments shall minimize scale through upper story setbacks, articulated building elements, and other similar design techniques.

a.1. The height of buildings shall be minimized at the street, in the following manner:

• One-story elements of buildings (including porches) must be set back five feet from the property line.

• Second-story elements of buildings must be set back ten feet from the property line.

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• For three stories, the height of the building must be contained within the building envelope as shown in the following:

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a.2. Multi-story buildings or portions of buildings constructed within thirty feet of the Conservation Overlay District shall step-down toward the conservation neighborhood to transition to the adjacent smaller scale conservation area, and shall be no taller than two stories or twenty-three feet at the mid-point of the roof.

b. Design. All development must be in compliance with adopted design guidelines. Regulations which may be applicable to site design in this zone are set forth in General Site Design Standards, Part 2, Chapter 24.12 and the Design Guidelines of the Beach and South of Laurel Comprehensive Area Plan. b.1.The design of all new structures employ California Bungalow, Craftsman, or Spanish Resort Style as described in the design guidelines.

b.2.Spanish Resort Style buildings shall be designed with stucco walls, courtyards, arches, towers, balconies, wood doors and windows, or appropriate materials that emulate the scale,

proportions and look of wood, decorative iron and tile details. Building forms shall suggest thick masonry and incorporate features such as recessed doors and windows. Roofs shall be hipped terra cotta tile roofs or flat roofs completely surrounded by a parapet. This parapet shall incorporate curvilinear decorative shapes and molding.

b.3.Flat-roofed buildings shall incorporate porches, window overhangs, trellises, wall and opening articulation or other features to avoid a bare-box appearance.

b.4.California Bungalow and Craftsmanstyled buildings shall incorporate appropriately sloped roofs, stucco and/or wood walls, overhangs, porches, trellises, and balconies. Doors and windows shall be of wood (or other durable material that emulates the scale, proportion and appearance of wood).

c. Parking. All parking shall be located within the rear or at the rear of main structures. Private residential parking lots shall be

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screened from the public right-of-way, and shall meet the requirements of Section 24.12.240, in addition to the following requirements:

c.1. All garages and entrances to parking areas shall be set back at least five feet from the adjacent front building setback, and twenty feet from the front property line.

c.2. On lots of forty feet or less in width of street frontage, parking access is limited to a maximum of twelve feet of width. On lots of forty to sixty-five feet in width, parking access is limited to a maximum of sixteen feet of width; and on lots with greater than sixty-five feet in street frontage, parking access is limited to twenty feet.

c.3. Driveways shall be minimized to maximize land use efficiency and the provision of open space and landscaping.

c.4. Off-site parking may be permitted within this subdistrict if:

• The city establishes a parking district for the area; the district develops a suitable parking facility; and the development pays an in-lieu parking fee, or the development identifies and develops a suitable permanent parking facility,

• Off-site parking must be within five hundred feet of the development and secured by ownership or a long-term lease, including a deed restriction limiting the property’s use for the required parking.

c.5. City parking standard requirements may be reduced in the following manner: one parking space for a one bedroom unit; for two or more bedrooms, the parking requirement may be reduced fifty percent if one of the following provisions is met:

• At least fifty percent of new units are two bedrooms or more, or

• For units which meet the city’s definition of “affordable.”

c.6. Where there is joint recreational and seasonal commercial parking use of a site, turf may be substituted for paved surfaces.

d. Open Space. Each development shall provide four hundred square feet of usable open space per unit. This requirement may be met through the provision of balconies and/or decks, patios over eight feet in depth, and landscaped front and rear yards over ten feet in depth. The provision of open space may be reduced to two hundred fifty square feet per dwelling unit, if the development meets one of the following criteria:

• Projects providing at least fifty percent of the development as two bedroom units; • Projects providing community facilities such as a community center and/or a child-care facility.

e. Siting. All development shall be sited to create a harmonious street edge, and to blend into rather than dominate the street.

e.1. Entries to individual units and groupings of units shall be located on the ground floor facing the street. These entries shall incorporate architectural and landscaping elements such as porches and arbors that visually reinforce the presence of entries.

e.2. Architectural elements, such as towers, balconies, stairs, decorative elements, etc., may project up to fifty percent of the front yard setback requirement.

e.3. Courtyard-style developments, providing common usable open space, may provide a single, common entryway facing the street.

f. Landscaping. Landscaping shall be in compliance with the design standards.

f.1. Landscaping shall be designed to enhance the architectural style. All front, rear and side yards shall be fully landscaped except for areas devoted to driveways, patios, walkways or porches. All landscaping areas shall be provided with automatic irrigation systems to facilitate the maintenance of the landscape. Landscaping shall be maintained in an attractive condition.

f.2. Permanent containers for flowering plants, or similar narrowscape landscaping concepts, are encouraged for use in limited

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space areas, at entries and in courtyards and plazas.

f.3. Vines and climbing plants integrated with building design and used on walls and trellises are encouraged.

3. All new development adjacent to a “CON – Neighborhood Conservation District” Overlay Zone shall comply with Section 24.10.4060 standards for new construction on sites abutting overlay district boundaries, to ensure compatibility with the established district.

(Ord. 2022-19 § 18, 2022; Ord. 2015-11 § 20, 2015; Ord. 2007-24 § 4, 2007: Ord. 2006-10 § 4, 2006: Ord. 2000-18 § 2 (part), 2000).

Prior to approval of any design permit for development within this district, the following additional findings must be made. The application:

1. Can be coordinated with existing and proposed development of the surrounding areas, and, if appropriate, particularly addressing the issue of transition to an adjacent Neighborhood Conservation Overlay District; and

2. Shall meet the requirements listed above for the high amenity level of the development, the quality of architecture, and the landscaping. (Ord. 2022-19 § 18, 2022; Ord. 2000-18 § 2 (part), 2000).