Sec. 26-53. - Additional regulations for commercial mixed-use, office mixed-use and…

(a)

Precise plan of design.

(1)

A precise plan of design will be required as specified in article VI, division 3 of this chapter, with particular attention given to compatibility with adjacent residential and commercial zoning and uses, and must be approved prior to development. In addition, all municipal parks and recreational areas shall be developed in a manner consistent with the adopted specific plans of design for parks contained in the City's adopted environmental quality element. Such precise plans of design shall conform to Planning Commission resolution No. 567.

(2)

The filing of a precise plan of design shall be required as part of an application for a mixed-use development and as specified in article VI, division 3, of this chapter. Such precise plans of design shall conform to Planning Commission Resolution No. 567. The review and approval process for an eligible

Senate Bill 35 (SB35) housing project shall adhere to California Government Code Section 65913.4, as amended.

(b)

Recycling collection and loading areas.

(1)

When used, all outdoor trash, garbage, recycling and refuse containers shall be screened on all sides from public view by a minimum five and one-half (5½) foot high concrete, masonry or decorative block wall and the opening provided with a gate of solid material. The enclosure shall have a solid roof or coverage that is architecturally compatible with other structures on site. Such area shall be so located as to be easily accessible for trash and recyclable material pick up.

(2)

Any new or existing multi-family development project of five (5) or more units or producing four (4) cubic yards or more of green/yard waste per week shall provide adequate, accessible and convenient areas for collecting and loading recyclable and organics recycling materials as defined in this section. These requirements may be waived if the applicant proposes to have the landscaping and/or maintenance company haul and recycle green/yard waste. Projects electing this alternative will be conditioned to provide this service and will be required to provide the landscape maintenance agreement stating such prior to the issuance of a Certificate of Occupancy.

(3)

The following guidelines will be applied to development projects providing enclosures:

a.

Recycling areas shall be designed to be architecturally compatible with nearby structures and with the existing topography and vegetation.

b.

The design and construction of recycling areas shall be secure.

c.

A sign clearly identifying all recycling collection and loading areas and the materials accepted therein shall be posted adjacent to all points of direct access to the recycling areas.

d.

Areas for recycling and organics recycling shall be adequate in capacity, number, and distribution to serve the development project.

(4)

The Community Development Director or their designee shall review each application for adequate design and area allocation suitable to the particular recycling and organics recycling program or process to be in effect at the development project and shall apply these requirements and guidelines accordingly.

(5)

Any and all separate recycling area(s) shall be located so they are at least as convenient for those persons who deposit, collect and load the recyclable materials placed therein as the location(s) where solid waste is collected and loaded. Whenever feasible, areas for collecting and loading recyclable materials shall be part of or adjacent to the solid waste collection areas.

(c)

Color.

(1)

Colors, materials and finishes are to be coordinated on all exterior building elevations to achieve total continuity of design that is visually pleasing and harmonious with adjacent development and/or the surrounding area.

(d)

Lighting.

(1)

All lighting of the building, landscaping, parking lot or similar facilities other than exposed neon shall be so hooded and directed as to reflect away from adjoining properties.

a.

All luminaries shall be designed and placed to complement the development. Luminaries attached to a building shall be concealed, wall-mounted or recessed fixtures.

b.

Security lighting fixtures are not to be substituted for parking lot or walkway lighting fixtures and are restricted to lighting loading and storage areas, and similar service locations.

c.

Exposed tube architectural lighting shall not constitute undue glare or nuisance to adjoining street and properties.

d.

Neon architectural lighting shall be limited to thirty (30) milliamps, except that a Community Development Director or their designee's modification may be granted for unusual installations requiring amperage higher

than thirty (30) milliamps in order to achieve brightness comparable to that which is ordinarily achievable with thirty (30) milliamps.

e.

Exposed neon architectural lighting shall be subject to approval by the Planning Commission as a part of the precise plan of design as required by article VI, division 3 of this chapter. A precise plan shall be required where no precise plan exists, for structures built prior to the precise plan requirement in article VI, division 3 of this chapter.

f.

Neon architectural lighting shall be approved pursuant to the Municipal Code requirements for neon signs in article III, division 8.

(e)

Exterior design.

(1)

No part of a roof, excluding mansards, may project above the parapet.

(2)

All exterior walls shall be architecturally treated to provide aesthetic relief.

(f)

Nonconversion.

(1)

No single-family residential structure may be converted to a nonresidential use without approval of a precise plan.

(g)

Underground utilities.

(1)

All utilities shall be underground in accordance with the Municipal Code and approved by the City Engineer.

(h)

Nuisances.

(1)

No portion of the property shall be used in such a manner as to create a nuisance to adjacent properties, such as but not limited to vibration, sound, electro-mechanical disturbance or radiation, air or water pollution, dust, emission of odorous, toxic, or noxious matter.

(i)

Landscaping criteria.

(1)

Landscaping within mixed-use and industrial zones shall conform to the landscaping standards set forth in article III, division 5.

(j)

Walls and fences.

(1)

Walls and fences within mixed-use and industrial zones shall conform to the standards set forth in article III, division 3.

(k)

Mechanical equipment and loading in commercial and industrial zones.

(1)

All rooftop mechanical equipment shall be placed behind a permanent parapet wall and be completely restricted from all ground level views.

(2)

No mechanical equipment is to be exposed on the wall surface of a building.

(3)

Gutters and downspouts are not to project from the vertical surface of the buildings.

(4)

Vents, louvers, exposed flashing, tanks, stacks, overhead doors, rolling and "man" service doors are to be treated in a manner consistent with the color scheme of the building.

(5)

All ground mechanical equipment shall be completely screened behind a permanent structure and all roof top mechanical equipment shall be placed behind a permanent parapet wall and be completely restricted from all views.

(6)

Such screening shall be as high as the highest portion of the equipment or ducting and shall be permanently maintained.

(l)

Maintenance of buildings, structures and parking lots.

(1)

The purpose of this section is to protect the appearance, character and integrity of nonresidential zoned properties and promote a safe and decent environment by establishing minimum standards as they relate to the maintenance of nonresidential buildings and structures. It shall be unlawful for any person owning, leasing, occupying, or having charge or possession of any nonresidential property in the City to maintain on such property any of the following when viewable from the public right-of-way or abutting properties/businesses:

a.

Buildings or structures which are neglected as a result of abandonment, are partially destroyed, or have remained in a state of incomplete construction for an unreasonable period of time as determined by the Community Development Director or their designee and building official.

b.

Buildings or structures with peeling, blistering or otherwise deteriorating paint, or unpainted surfaces, in excess to ten (10) percent of the surface area.

c.

Roofs with loose, unstable or missing tiles, shingles or other material used as roof composition in excess of ten (10) percent of the roof area.

d.

Buildings or structures that have broken, damaged or missing windows, doors, attic vents, and underfloor vents rendering these items unusable for their purpose and causing an attractive nuisance.

e.

Any and all signage shall conform to the standards set forth in article III, division 8.

f.

Buildings or structures whose exteriors, porches, steps, stairs, walls, devices, fences, driveways, or walkways are cracked, broken, defective, deteriorating, in disrepair, or defaced due to writing, inscription, or figures rendering these items unusable for their purpose and constituting in the opinion of the Community Development Director or their designee and building official a hazardous condition or an attractive nuisance.

g.

Garage doors that are missing, broken, sag, or buckle to the extent that they cannot be either opened or closed, rendering the garage unusable for its purpose and causing an attractive nuisance.

h.

Any structure or building or portion thereof which, as compared to adjacent properties, is unsightly in appearance and out of character by reason of its condition.

i.

All landscaping shall conform to the standards set forth in article III, division 5.

j.

Parking lots design and areas shall conform to the standards set forth in article III, division 6.

k.

paved areas with a cracked, broken or otherwise deteriorating surface, in excess of ten (10) percent of the surface area shall be considered a nuisance and shall be repaired.

l.

Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired.

(m)

Construction in fire hazard severity zones (FHSZ).

(1)

The purpose of this section is to establish regulations for construction and development within FHSZ to mitigate the risk of wildfires, and protect life and property and promote public safety.

(2)

This section shall apply to all properties within the FHSZ as designated by The Department of Forestry and Fire Protection (CAL FIRE).

(3)

Construction standards, building materials and design.

a.

All structures within the FHSZ shall utilize fire-resistant materials and design techniques in accordance with chapter 7A, Materials and Construction Methods for Exterior Wildfire Exposure of the California Building Code.

(4)

Vegetation management and defensible space.

a.

All buildings and structures located within the FHSZ shall maintain the required hazardous vegetation and fuel management requirements pursuant to Section 4907.3 of the California Fire Code.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)