Chapter 20.16 — PD-2 PLANNED DEVELOPMENT DISTRICT

The purpose of this chapter is to establish to planned development district 2 for the northeast flank of the Hill which is generally bounded by Combellack Drive, the extension of Junipero Avenue to Burnett Street, Panorama Drive, Temple Avenue, Hill Street and Hathaway Avenue and which is described in the land use element of the general plan and on the official zoning map of the city as an area allowing only low density residential development in order to ensure that the special environmental constraints and opportunities of the property therein will be addressed and the property developed and improved.

(Ord. 87- 02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

A. The following uses shall be permitted in the PD-2 district, plus such other uses as the commission may, pursuant to Chapter 20.60, deem to be consistent with the uses for very low density residential areas subject to unusual environmental constraints and opportunities set forth in the general plan:

1. Conventional single-family units, patio homes, attached or detached single-family units with zero lot lines, duplexes, and multiple-family units in clusters of four to six townhouses;

2. Accessory buildings, including automobile garages;

3. Private greenhouses and horticultural collections; flower and vegetable gardens;

4. Home occupations, subject to the provisions of Section 20.04.384;

5. Signs, subject to the provisions of Subject 20.22.140;

6. Parks and publicly owned open space or recreational facilities;

7. Private noncommercial recreational facilities serving residents of a project.

• (Ord. 87-02- 987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

No temporary uses are permitted except for temporary construction facilities or tract offices upon approval pursuant to Section 20.68.200 of this title.

(Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

The following uses shall be permitted subject to conditional use permit as provided for in Chapter 20.64:

• A. Oil well and appurtenant facilities subject to the provisions of Title 16 and Chapter 20.74;

• B. Public utility facilities and structures;

• C. Subdivisions signs, off-site, subject to the provisions of Section 20.16.140 and Chapter 20.52;

• D. Cluster residential development subject to Chapter 20.12.

• (Ord. 87-02-987 § 5 (part) and (A) (part); Ord. 86-03-969 § 5 (part), 1986)

The following uses are expressly prohibited in the PD-2 district:

• A. Commercial uses;

• B. Industrial uses;

• C. Agricultural uses not specifically listed as permitted;

• D. Hospitals and sanitariums.

• (Ord. 87-02- 987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

The property development standards of Sections 20.16.070 through 20.16.150 shall apply to development in planned development district 2.

• (Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

A. A gross density averaging between five and ten dwelling units per acre shall be allowed for planned development district 2, as established by the general plan, and five to seven dwelling units per acre shall constitute the density entitlement of projects which meet the minimum development standards of this chapter as well as the special findings required before a site plan for a development proposed pursuant to this chapter may be approved under Section 20.16.160. Density increments up to the maximum allowed by this section may be approved in order to provide an incentive for design excellence. Criteria for such density increments shall include, but not be limited to, the following:

1. Where the planned development project to be approved preserves natural features that enhance both the specific development proposed and the community, including trees, scenic points, view corridors, unique geological formations and other community assets.

2. Where review of the proposed development indicates distinctive design, including site planning, structural design, architectural treatments, and the harmonious blending of buildings and landscaping.

3. Where usable open space is maximized and where greenbelt areas and/or parkland facilities are provided.

4. Where passive recreational areas adjacent to the Alamitos Number 1 Historical Landmark are provided.

5. Where the circulation system of the proposed development, if there is one, provides for the separation of pedestrian, vehicular and bicycle traffic.

6. Where buildings, structures, open space improvements, access streets and circulation systems are designed and located so as to minimize expansive impervious surface areas.

7. Where the proposed development provides for the use of passive and active energy conservation measures.

8. Where a development to be accomplished in stages is designed to coordinate improvement of open space, construction of buildings, structures and dwelling units so that each development stage achieves a proportionate share of open space and environmental quality of the total planned development.

B. Any person constructing a project of five or more dwelling units may apply for one or more bonus incentives, to complement general plan housing element policy where twenty-five percent of the units to be constructed in a project of five or more units are to be constructed for low to moderate income households or when ten percent of the units in such a project are constructed for low income households as defined by the California Health and Safety Code and as approved by the city council. The acceptable combination of incentives shall be as determined by the city council, provided that any individual incentive or combination of incentives shall have the equivalent financial value of at least a twenty-five percent density bonus. Potential bonus incentives shall be as follows:

income households as defined by the California Health and Safety Code and as approved by the city council. The acceptable combination of incentives shall be as determined by the city council, provided that any individual incentive or combination of incentives shall have the equivalent financial value of at least a twenty-five percent density bonus. Potential bonus incentives shall be as follows:

1. A density bonus not to exceed twenty-five percent over the otherwise permitted density. The density bonus shall not be included when determining the number of housing units which are equal to the ten percent or twenty-five percent of the project constructed for low or moderate income households;

2. Exemption of the development from the requirements of Section 18.21.120;

3. Relief from the construction of public improvements appurtenant to the proposed development, which may include, but shall not be limited to, streets, sewers, and sidewalks;

4. Utilization of federal or state grant moneys or local revenues to provide land for the project at reduced cost;

5. Waiver of building, zoning, subdivision, or environmental impact fees and deposits;

6. Expedited case processing;

7. Exemption of the project from any other municipal code provisions which may cause an increase in the cost of the housing units to be developed.

In order to ensure compliance with this subsection, the owner(s) of the property to be developed and/or the developer shall execute and record an agreement with the city, in a form approved by the city attorney. The city council shall ensure that units constructed for low or moderate income households, where bonus incentives have been provided pursuant to this subsection, are sold or leased to persons and/or families of low or moderate income. (Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

Building height in developments proposed pursuant to this chapter shall not exceed twenty-five feet, or two-andone-half stories, whichever is less. Building heights may be limited to less than twenty-five feet in order to enhance the view opportunities of the district.

(Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

All proposed development must be located at elevations sufficiently below Panorama Drive and Temple Avenue to avoid blockage of views for hilltop residents and visitors along these scenic corridors. (Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

All proposed developments shall provide reasonable visual and acoustical privacy for dwelling units; no specific yard, setback, open space, or lot size requirements are imposed in this district so as to encourage projects which take advantage of the unique characteristics of the property in accordance with the general plan and purposes of this chapter and Chapter 20.09. The planning commission may require such setbacks, open space or other development standards for proposed developments within this district pursuant to Section 20.16.150 as will further these purposes. (Ord. 87-02-987 § 5 (part); Ord. 86- 03-969 § 5 (part), 1986)

• A. The maximum lot area ratio shall not exceed .50.

• B. Floor area ratio is calculated as follows:

gross floor area - 200 sq. ft. times the required

number of enclosed parking spaces

net lot area

For purposes of this section, gross floor area includes the area of the first story and any additional stories for all structures and garages on a lot. The following shall not contribute to the calculation of gross floor area:

1. Covered patios, balconies and walkways;

2. Eaves and other architectural projections;

3. Antennas; and

4. Uncovered tennis courts, pools, spas and similar recreational facilities.

Net lot area is the gross lot area less the required right-of-way dedications.

• C. On parcels zoned for two dwelling units, no unit may exceed one-half the gross floor area as calculated in subsection (B) of this section.

• (Ord. 92- 03-1116 § 2)

This section regulates the height and location of fences, hedges, and walls for the purpose of providing for light, air, and privacy, and safeguarding the public welfare by preventing view obstruction as well as visual obstructions at street and highway intersections.

A. Required Fences and Walls. Swimming pools shall be entirely enclosed by buildings, fences, or walls not less than five feet nor more than six feet in height. Any such fence or wall shall be equipped with a self-latching gate or door, the latching device to be located not less than four feet above the ground. The fence, building, or wall shall be in place and approved by the city before water is placed in the pool.

B. Corner Cutoff Areas. The following regulations shall apply to all intersections of streets and alleys in order to provide adequate visibility for vehicular traffic. There shall be no visual obstructions within the cutoff areas established in this subsection.

1. There shall be a corner cutoff area at all intersecting and intercepting streets or highways. The cutoff line shall be in a horizontal plane, making an angle of forty-five degrees with the side, front, or rear property line, as the case may be. It shall pass through the points located on both sides and front, or rear, property lines at a distance of thirty feet from the intersection of such lines at the corner of a street or highway.

2. There shall be a corner cutoff area on each side of an alley intersecting a street or alley. The cutoff lines shall be in a horizontal plane, making an angle of forty-five degrees with the side, front, or rear property line, as the case may be. They shall pass through a point not less than ten feet from the edges of the alley where it intersects the street or alley right-of-way.

3. Where, due to an irregular lot shape, a line at a forty-five degree angle does not provide for intersection visibility, the corner cutoff shall be defined by a line drawn from a point on the front or rear property line that is not less than thirty feet from the intersection of the side and front, or rear, property lines and through a point on the side property line that is not less than thirty feet from the intersection of the side and front, or rear, property lines.

C. Permitted Fences, Hedges and Walls. Fences, hedges, and walls not greater than six feet in height shall be permitted only where they do not:

1. Impair the view opportunities of the district,

2. Disrespect the district's topography, or

3. Disrupt open-space or greenbelt areas in such a manner as to make them less usable or visually appealing. (Ord. 87-02-987 § 5 (part); Ord. 86-03- 969 § 5 (part), 1986)

A. Residential Uses. There shall be at least two off-street parking spaces in an enclosed garage for every dwelling unit. On-site guest parking spaces also shall be provided when required by and in accordance with the provisions of Section 20.70.010(F).

B. Loading. For multiple-family developments of ten units or more, one loading space with a minimum size of twelve feet by twenty-five feet shall be provided.

C. Uses Permitted by Conditional Use Permit. The provisions of Chapter 20.70 shall apply for off-street parking requirements.

(Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

A. There shall be vehicular access from a public or private improved street to off-street parking facilities, and pedestrian access from a public or private improved street to property used for residential purposes. All public streets shall be dedicated and improved to city specifications. When it is desirable to retain any street within the development as a private street, that street shall be irrevocably offered for dedication and maintained for its intended purpose by a homeowners' association or other means acceptable to the city.

B. If vehicular access is by way of a driveway parallel with a side lot line, the accessway shall be not less than ten feet. If pedestrian access is required to a rear dwelling, then this space shall be increased to not less than thirteen feet, not less than three feet of which shall be provided for pedestrian access.

C. Additional conditions may be imposed upon vehicular access from any lot or parcel fronting on Panorama Drive, Temple Avenue or Hill Street.

(Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

Unlighted signs shall be permitted in this district only as provided in this section:

A. Nameplates. Nameplates shall be permitted provided they do not exceed two square feet in area, displaying only the following:

1. Name of the premises upon which it is displayed;

2. Name of the owner or lessee of the premises; and

3. Address of the premises.

• B. Project Identification Signs. Project identification signs for each development of five units or more, not to

exceed twenty-four square feet in total area or eight feet in any dimension shall be permitted. Project identification signs shall contain only the name of the development and street address.

• C. For Rent or For Sale Signs. "For rent" and "For sale" signs shall be permitted. Not more than two such signs, not exceeding a total of six square feet in area, shall be permitted on any lot or parcel.

• D. Subdivision Signs–On Site. Subdivision signs shall be permitted as follows:

1. Temporary real estate signs advertising real property which has been subdivided for purposes of sale or lease shall be permitted subject to the following conditions:

• a. The construction of any sign shall be in strict compliance with the provisions of this title and all other laws of the city.

• b. The sign shall remain only as long as some portion of the property originally advertised for sale remains unsold.

• c. The signs shall be located on the premises which they advertise.

• d. No sign shall exceed one hundred square feet in area.

• e. Identification signs containing the tract name are permitted provided there shall be not more than one such sign for each three lots. Said signs shall not exceed four square feet.

f. Signs are permitted on the same lot with a model home provided they do not exceed four in number and ten square feet each in area. Said signs shall be removed after the developer concludes the initial sale of the lots or homes to their initial owners.

E. Subdivision Signs–Off-site–Temporary Real Estate Directional Signs. Temporary real estate directional signs may be erected and maintained, subject to conditional use permit, to direct prospective purchasers to a subdivision having lots or houses for sale, provided said signs do not create hazardous traffic conditions. Such signs shall be

subject to the following standards in addition to any conditions of the conditional use permit which the commission determines further the purposes of this chapter:

1. The signs shall advertise only the name of the tract, simple directions to its location, and slogan, if any.

2. The sign shall not exceed eighty square feet in area.

3. The sign shall be set back not less than eight feet from the front property line.

4. The top of the sign shall not exceed fourteen feet in height above the land upon which it is located.

• (Ord. 87-02-987 § 5 (part); Ord. 86-03- 969 § 5 (part), 1986)

The development standards set forth in this chapter which govern development in planned development district 1 are deemed to be the minimum standard, and not all inclusive. The planning commission and/or city council may establish such further conditions, site development requirements or performance standards as may be deemed necessary to maintain, preserve, protect, perpetuate and promote not only the public health, safety and welfare but the environment and the integrity of the planned development district as well.

(Ord. 87-02-987 § 5 (part); Ord. 86-03-969 § 5 (part), 1986)

Any project proposed for districts shall be subject to the provisions of this chapter and Chapter 20.09 generally, and the property development standards of this chapter, compliance with which shall be determined pursuant to the site plan review process set forth in Chapter 20.52 of this title. Additionally, any project proposed pursuant to this chapter shall only be approved where the planning commission makes both the findings required by Section 20.52.050, and the following special findings:

1. The proposed project protects, to the fullest extent possible, scenic view opportunities in general, and the view from Panorama Drive and Temple Avenue in particular;

2. The proposed project maximizes natural open space opportunities or incorporates greenbelt opportunities wherever possible;

3. The proposed project minimizes risk to the public health and safety as well as the environment by insuring that slope, soil, geologic, noise, and oil production constraints of the district are respected;

4. The proposed project minimizes land alteration, maximizes the natural appearance of the hillside, and follows the natural contours in the location and design of structures and access;

5. The proposed project meets the requirements of Section 20.16.170;

6. The proposed project provides for the construction improvement or extension of circulation systems, public facilities and public services consistent with applicable city standards. Such systems are also designed to reflect the unique characteristics of the district.

(Ord. 87-02-987 § 5 (part) and (D); Ord. 86-03-969 § 5 (part), 1986)

A. Purpose. It is the goal of the city to provide a mix of housing opportunities, including single-family residential neighborhoods, within residential districts. To this end, within the PD-1 and PD-2 districts, for projects where area of the parcels exceed forty thousand square feet (prior to dedications), at least thirty percent of the dwelling units shall be single-family detached units, except as otherwise provided herein.

B. Reduction in Single-family Units. With approval by the planning commission of a conditional use permit the percentage of single-family detached dwelling units may be reduced, within the PD-1 and PD-2 districts, but shall not

be less than fifteen percent of the total dwelling units; provided, that the planning commission makes one or more of the following findings:

1. Slopes in excess of fifteen percent, or other features of topography; excessive grading; lack of usable open space;

the protection of views; unusual site constraints and encumbrances including easement, oil leases, etc.; excessive public improvements, public utility requirements; or other exceptional conditions make it desirable to reduce the percentage of dwelling units required to be single-family detached;

2. The findings required by Chapter 20.64 to grant a conditional use permit have been made. Any fractional results shall be rounded up.

C. Calculation of Single-family Units. Where a density bonus has been granted pursuant to Sections 20.14.070(B) and 20.16.070(B), the percentage of single-family detached dwelling units required by this section shall be determined based upon the gross number of units in the project after the bonus has been granted.

(Ord. 87-02-987 § 5(E) (part))

Chapter 20.18 OPEN SPACE DISTRICT

The OS open space district shall have the following purposes:

The OS open space district is intended to provide for orderly establishment of parks, schools, public or institutional facilities, and other open space and recreational uses. It is also intended to allow the expansion of operations or improvement of facilities on lands owned, leased or otherwise controlled by governmental agencies. In establishing this district, the city has found and determined a need to designate open space areas for both outdoor recreation, resource conservation and public health and safety purposes. Areas given special attention in this district include, but are not limited to, areas of outstanding scenic, historical and cultural value; areas particularly suited for park and recreation purposes; areas which serve as links between major recreation and open space reservations; areas which require special management or regulation because of hazardous or special conditions such as unstable soil areas and areas presenting high fire risks; areas which must be preserved to promote natural resource conservation, including oil production; areas necessary to establish view corridors and promote view protection; areas required for the protection of water quality and water reservoirs; and areas required for the protection and enhancement of air quality. Overall, it is the city's intent to help preserve, enhance and maintain a quality environment through the development standards for this district. Notwithstanding the foregoing, it is expressly acknowledged that development is permitted within the open space district and the owner of property should be able to realize a reasonable return on the property. In recognition of this principle, extensive development standards are provided. It is hoped that these standards will, however, promote and enhance the open space policies and values contained herein. (Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

The uses stated below shall be classified and authorized in the open space district as shown on the table. Unlisted uses shall be prohibited.

P - Permitted use

C - Conditional use permit required

A - Accessory use

T - Temporary use permit required subject to requirements in Section 20.66.210

X - Prohibited

Footnotes for Chart of Permitted Open Spaces Uses

• A. 1. Shall not be located in any required setback.

2. Where determined by the director of planning to be feasible, antennas shall be mounted on the ground.

3. No ground-mounted antenna shall exceed twenty-five feet in height above grade. Antennas shall be screened by landscaping or fencing to the extent feasible, for the purpose of minimizing visibility from adjoining streets and properties.

4. No antenna shall be of a bright, shiny, or glare reflective finish or color.

5. Including administrative office related to recreational uses.

B. Housing exclusively for residents sixty-two years of age or older other than residential care facilities, convalescent homes and rest homes, shall be subject to the RH development standards, except that only one parking space per unit shall be required plus one guest space for each ten units and a maximum of forty percent lot coverage by buildings or structures.

(Ord. 2018-01-1499 § 2: Ord. 2012-11-1452: Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-121000 § 3 (part))

No requirement.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

• A. In the open space district, the height of each building shall not exceed the maximum stated below:

District Feet/Stories

OS 25 - 2-1/2

B. Within the open space district, building heights may be permitted in excess of the maximum listed, subject to approval of a conditional use permit. In granting a conditional use permit for additional building height, the planning commission shall determine that three or more of the following conditions have been met:

1. Required building and/or parking setbacks along street frontages have been increased by at least fifty percent and have been fully landscaped and irrigated;

2. Parking has been provided within a subterranean facility of a multilevel parking structure;

3. On-site use amenities have been provided, such as public eating facilities, outdoor courtyards, or plaza areas which will serve the public.

C. Exceptions. Rooftop appurtenances such as air-conditioning equipment, skylights, elevator shafts, etc., shall not be considered as contributing to building height, but must be completely screened from public view.

D. The provisions of Sections 20.04.102, Building Height and 20.66.090, Building Height, shall apply.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

A. Definition. "Required yards" shall be those portions of the lot between the property line and the setback line required.

B. Required Size. All required yards shall extend the full depth and width of the lot and shall be open from ground to sky, except for projections permitted by Section 20.18.120 of this chapter, and shall be fully landscaped and irrigated, except for required driveways.

C. Adjacent to Residential District. Any project within an open space district, when adjacent to a residentially zoned district shall provide a landscaped buffer of sufficient width, and landscaping of sufficient density so as to protect the residential district from adverse impacts associated with, but not limited to, noise, glare, visual qualities, and other potential nuisances. The standards of subsection C of Section 20.18.060 shall apply.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): 87-12-1000 § 3 (part))

A. Distance from Property Line. In the open space district, the required setback lines shall be the number of feet stated below, measured from established future right-of-way line.

B. Through Lots. The required rear yard setback on a through lot shall be equal to the required front setback.

C. Lots Adjacent to Residential Districts. Wherever a lot in the open space district is adjacent to a residential zone along common property line or an alley, one or a combination of the following shall be required at the discretion of the director of planning:

1. A ten-foot landscaped and irrigated buffer shall be provided along the boundary between the open space and residential districts.

2. A solid masonry wall not less than three or more than six feet in height shall be required at the required setback line. Bermed landscaping may be permitted to contribute to the wall height. The required setback shall be fully landscaped and irrigated.

3. A solid masonry wall not more than six feet in height shall be provided at the property line. A building wall greater than six feet may be used to satisfy this requirement.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

The following standards shall apply to all fences, walls and hedges located in the open space district.

A. Corner Cutoff Area. There shall be a corner cutoff area at the intersection of any two streets, a street and alley, or any two alleys. The corner cutoff area shall be measured from a point not less than thirty feet from the intersection of the two property lines. Nothing in excess of three feet in height, including landscaping, may be located within the corner cutoff. Where, due to an irregularly shaped lot, or a lot on a curved street, the corner cutoff area cannot be provided as above, an area shall be established which will adequately protect intersection visibility. Such area shall be approved by the director of planning.

B. Permitted Fences, Walls and Hedges. Fences, walls and hedges not greater than six feet in height shall be permitted on or within all rear and side property lines and on or to the rear of all front setback lines. No fence, wall or hedge over four feet in height shall be permitted in any required front yard or in the required street side of a corner lot.

C. Exceptions. The director of planning may permit fences, hedges and walls in excess of six feet where it is determined that the additional height is necessary due to unusual site conditions such as sloped lots, grade differences between lots, existing adjacent development or specialized security needs. However, in no event shall a fence, wall or hedge be permitted in excess of ten feet.

D. Except for retaining walls, the height of a fence, wall or hedge shall be measured from the lowest finished grade on either side of any fence, wall or hedge.

E. Fences, walls and/or hedges shall be measured as a single unit if built or planted within three feet of each other.

F. Retaining Wall–Protecting Cut Below Natural Grade. Where a retaining wall protects a cut below natural grade and is located within three feet of a property line separating lots, such retaining wall may be topped, by a fence, wall or hedge, but the height shall be measured from the highest actual finished grade on either side.

G. Retaining Wall–Containing Fill. When a retaining wall contains a fill, the height of the retaining wall built to retain the fill shall be considered as contributing to the permissible height of a fence, solid wall or hedge, providing that in any event a protective fence or wall not more than forty-two inches in height, as measured from the grade retained, may be erected at the top of such retaining wall and any portion of such fence, wall or hedge above the otherwise permitted height shall comply with Section 20.04.291.

H. Nothing in this section shall be deemed to set aside or reduce the requirements for fencing by local, state or federal law or regulation.

(Ord. 2008- 07-1381 § 1 (part): Ord. 87-12-1000 § 3 (part): Ord. 84-08-929 § 2: prior code § 19.52.200(10) (Ord. 557 § 306(N) (10), 1964))

The maximum lot coverage by buildings in the open space district shall be fifty percent. (Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

Required parking areas and vehicular access shall be provided as required in Chapter 20.70, Off-Street Parking. (Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

• A. Nonresidential development comprising twenty-five thousand square feet or more of building area shall provide the following subject to approval of the director of planning:

1. A bulletin board, display case or kiosk displaying transportation information located where the greatest number of employees are likely to see it. Information in the area shall include, but is not limited to, the following:

• a. Current maps, routes and schedules for public transit routes serving the site;

• b. Telephone numbers for referrals on transportation information including numbers for the regional ridesharing agency and local transit operators;

• c. Ridesharing promotional material supplied by commuter-oriented organizations;

• d. Bicycle route and facility information, including regional/local bicycle maps and bicycle safety information;

• e. A listing of facilities available for carpoolers, vanpoolers, bicyclists, transit riders and pedestrians at the site.

2. Sidewalks or other designated pathways following direct and safe routes from the external pedestrian circulation system to each building in the development and from on-site parking areas to each building in the development.

• B. Nonresidential development comprising fifty thousand square feet or more of building area shall comply with the requirements for same as set forth in Section 20.70.035, Required Transportation-Related Facilities, and with those indicated in Subsection A of this section, regulations for buildings of twenty-five thousand square feet or more.

C. Nonresidential projects comprising one hundred thousand square feet or more of building area shall comply with the requirements in subsection A of this section and shall provide all of the following subject to approval of the director of planning:

1. If determined necessary by the public works director to mitigate project impacts, bus stop improvements for developments to be located adjacent to major highways, secondary highways and established bus routes; the city will consult with local bus service providers in determining appropriate improvements;

2. Safe and convenient access from the external circulation system to bicycle parking facilities on-site.

• (Ord. 2008-07-1381 § 1 (part): Ord. 93-03- 1152 § 5 (part))

Off-street loading facilities for projects within the open space district shall be provided as follows:

Gross Floor Area Loading Spaces

(Sq. Ft.) Required

Less than 30,000 0 30,000 to 50,000 1

More than 50,000 2

• A. Loading Space Dimensions. Required loading spaces shall not be less than ten feet in width and twenty-five feet in length.

• B. Loading Space Location. Loading spaces shall be so situated as to functionally serve the site and buildings; however, loading spaces may not block or inhibit vehicular movement to any driveway or parking stall.

C. Loading Space–Access From Alley. When the lot upon which the loading spaces are located abuts upon an alley, such loading spaces shall adjoin or have access from the alley. The length of the loading space may be measured perpendicular to or parallel with the alley. Where such loading area is parallel with the alley and the lot is fifty feet or less in width, the loading area shall extend across the full width of the lot. The length of a loading area need not exceed ninety feet for any two spaces.

D. Where the loading is permitted in a yard, the yard may be used in calculating the area required for loading, providing that there is no more than one entry to exit to sixty feet of lot frontage or fraction thereof.

E. Loading spaces being maintained in connection with any main building existing on May 7, 1964, shall thereafter be maintained so long as the building remains, unless an equivalent number of such spaces are provided on a contiguous lot in conformity with the requirements of this section; provided, however, that this regulation shall not require the maintenance of more loading space than is required for a new building, nor the maintenance of such space for any type of main building other than those specified above.

F. No loading space which is provided for the purpose of complying with the provisions of this title shall hereafter be relinquished or reduced in any manner below the requirements established in this title unless equivalent facilities are provided elsewhere, the location of which is approved by the commission.

G. Loading space required by this title may occupy a required yard as provided in the districts, but in no case shall any part of any alley or street be used from providing required loading space.

H. Striping and Labeling. All loading areas must be appropriately striped and labeled using minimum three-inch wide striping and lettering.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from the site and to promote the city's recycling program. The size of the enclosure(s) shall be determined by the planning director based upon the size and nature of the facility proposed but shall not be less than five square feet per one thousand square feet of building area with dimensions not less than five feet by six feet. The trash and recyclable materials enclosure(s) shall be constructed of solid masonry walls and shall not be less than five feet in height with solid metal panel gates equipped with self-closing devices. Gates shall remain closed except when enclosure is in actual use. Gates shall be mounted on a separate frame, not directly to the masonry walls. Exterior treatment of all enclosures shall be designed to be compatible with the main building treatment. Adequate access shall be provided to the enclosure(s) for refuse pickup.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

Maximum Projection. Architectural projections, which do not provide additional floor area, into any required yard shall not exceed thirty inches.

(Ord. 2008-07-1381 § 1 (part): Ord. 87-12-1000 § 3 (part))

A. Modification of Development Standard. Notwithstanding any development standard contained herein, upon application by the applicant, at the time of site plan and design review pursuant to Chapter 20.52, the planning commission or city council, as the case may be, may modify any development standard set forth in this chapter, subject to the conditions contained herein, if the findings set forth herein are made.

B. Conditions. Such modification shall only be approved if the findings set forth below are made and the project is subject to the following conditions:

1. The use of the property is permanently restricted by the recordation of easements or covenants, conditions and restrictions in a manner which exceeds the requirements otherwise provided in this chapter and which promotes the purposes hereof, or by conveyance to a public agency;

2. The restriction would limit development; increase setbacks; limit height; provide view corridor or view protection; promote natural resource preservation or conservation; protect areas of outstanding scenic, historical or cultural value; provide facade easements of the preservation of historic buildings or structures; promote areas for open space or passive recreation; provide recreational opportunity; or promote the public health, safety and general welfare; 3. The form of restriction shall be subject to the approval of the city attorney, shall make the city or other appropriate public agency a party, and be in such form as to permit enforcement by the city or such public agency, including the ability to secure any financial obligations of the grantor or covenantor.

C. Findings. In granting such approval, the planning commission or city council, as the case may be, shall find as follows:

1. The project is consistent with the general plan;

2. That the conditions imposed pursuant to this section will provide outstanding amenities or features which will promote the purposes of this chapter;

3. That the project if developed subject to the conditions contained in this section will more fully accomplish the purposes of this chapter than if developed pursuant to the standards contained herein which would otherwise apply; 4. That the project will not have an adverse impact on surrounding properties.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

A. Approval. Commercial and industrial development projects require the director of planning and/or planning commission review, subject to requirements contained in Chapter 20.52, Site Plan and Design Review.

B. Prerequisites to Construction. No person shall construct any building or structure or make structural alterations which require building permits until the same have been approved in accordance with the provisions of Chapter 20.52 of this code.

C. Trash Maintenance. All business within the open space district shall be responsible for policing of trash and debris generated from their property which is deposited upon public property for a distance of two hundred feet in any direction from the property in question. Upon notification of a trash problem by the director of planning, such business or property owner shall remedy the situation in a timely manner or shall be subject to notice and order procedures of the city. Uses which can be reasonably anticipated to generate excessive trash and which are subject to conditional use permit shall be required, as a condition of approval, to provide assurances to the city that off-site as well as on-site trash will be regularly policed.

D. Landscaping. All portions of a lot within the open space district not devoted to buildings, parking driveways, walkways, structures or other impervious facilities shall be landscaped and irrigated.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))