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Ordinance Number 1082 1 O 1082 ORDINANCE NO. 1082 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, (I) AMENDING TITLE 9, ZONING CODE (CA 18-001), AND (II) READOPTING AND AFFIRMING THE “PARK ONCE” PROGRAM IN THE TOWN CENTER AND TOWN CENTER EDGE DISTRICTS, IN CONNECTION WITH REPEAL OF HISTORIC TOWN CENTER MASTER PLAN AND FORM-BASED CODE WHEREAS, in 2012, the City approved an update to the City’s 1995 Historic Town Center Master Plan (“HTCMP”), establishing policies and recommendations for guiding future development of the Historic Town Center (“HTC”), significantly expanding the HTCMP area to encompass 150 acres of the City’s downtown area, and establishing a Form-Based Code (“FBC”) to be used in the HTC area in lieu of the City’s existing Zoning Code to implement the goals and polices of the 2012 HTCMP; and WHEREAS, on April 3, 2012, the City Council implemented the 2012 HTCMP and FBC with adoption of four resolutions and enactment of one ordinance, making certain changes to the City’s General Plan and incorporating the FBC into the City’s Zoning Code to be utilized in the HTC area only, but did not make certain key amendments to the General Plan that were necessary to implement the 2012 HTCMP, resulting in inconsistencies between the adopted 2012 HTCMP, the City’s General Plan, and the FBC; and WHEREAS, the City now proposes to remedy such inconsistencies by repealing the 2012 HTCMP and FBC and revising the Zoning Code and General Plan Land Use Element to replace the FBC (“Project”); and WHEREAS, one part of the Project’s method of reconciliation is to amend the Zoning Code by (i) incorporating development standards, parking standards, frontage standards, and design standards, from the FBC with respect to the HTC area, (ii) rearranging commercial districts to accommodate the districts in the HTC area; clarifying maximum building heights in the HTC area, (iii) establishing maximum allowable building floor area ratios; and (iv) including certain provisions for nonconforming uses in the HTC area; and WHEREAS, the City prepared an Environmental Impact Report (“EIR”) that analyzed the proposed Project’s environmental impacts in compliance with the provisions of the California Environmental Quality Act (“CEQA”), including the proposed amendments to the Zoning Code; and WHEREAS, the Planning Commission conducted a duly-noticed public hearing on October 27, 2020 and again on November 10, 2020, to consider the proposed Project, the EIR prepared to analyze the Project’s potential environmental impacts, and the amendments to the Zoning Code, and afforded members of the public an opportunity to comment upon the proposed Project, the EIR, and the proposed amendments to the Zoning Code. 2 WHEREAS, the Planning Commission adopted Resolution No. 20-11-10-03 and Resolution No. 20-11-10-01 recommending that the City Council approve the Zoning Code amendments, certify the EIR for the Project, and adopt Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program; and WHEREAS, on December 7, 2020, the City conducted a duly-noticed public hearing to consider the Zoning Code amendments, and afforded members of the public an opportunity to comment upon the proposed amendments to the Zoning Code and the EIR; and WHEREAS, the City Council has certified the EIR for the Project pursuant to CEQA and adopted Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Project. The City Council hereby incorporates by reference, as if fully set forth herein, Resolution No. 20-12-07-04 certifying the EIR and adopting the Findings of Fact, Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Project. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. The City Council hereby incorporates and adopts the foregoing recitals and accompanying staff reports as findings as though they were fully set forth herein. SECTION 2. The City Council hereby finds and determines that all environmental impacts of the Project, including the amendments to the Zoning Code, have been fully analyzed in the Final EIR. No new or additional mitigation measures or alternatives are required. There is no substantial evidence in the administrative record to support a fair argument that the Project, including the amendments to the Zoning Code, may result in any significant environmental impacts beyond those analyzed in the certified EIR. SECTION 3. The 2012 HTCMP and FBC are hereby repealed. SECTION 4. The San Juan Capistrano Zoning Map is hereby amended to remove all references to the FBC. SECTION 5. Appendix A of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended to include revised defined terms and new defined terms (to be placed in appropriate alphabetical order): “Building height: The vertical distance from finished grade or flood protection elevation to the topmost point of the roof of a building or to the highest point of a structure other than a building, as shown in Figure 2. Chimneys, finials, tower elements, steeples, and other rooftop architectural projections (rooftop or otherwise) are not included in determining building height.” “Commercial district: A zoning district allowing specified commercial activities, including Tourist Commercial Town Center (TC), Town Center Edge (TCE), 3 Neighborhood Commercial (NC), General Commercial (GC), and Office Commercial (OC).” “Commercially or industrially zoned land: Any land shown on the most current Official Zoning Map within any of the following zoning designations: Tourist Commercial Town Center (TC), Town Center Edge (TCE), Neighborhood Commercial (NC), General Commercial (GC), Office Commercial (OC), Commercial Manufacturing (CM), Industrial Park (IP), Agri-Business (A), Public and Institutional (P&I), Farm Market (FM), or any specific plan area for which the underlying General Plan designation or allowed uses are commercial or industrial.” “Town Center (TC) District: Areas generally in the core of the former Historic Town Center for the purpose of being the cultural, shopping, entertainment and civic core of the City.” “Town Center Edge (TCE) District: Areas along Avenida Del Obispo and to the east boundary of the Historic Town Center area, which serves as the transition from the more intense Downtown to adjacent neighborhoods and corridor retail gaining access from Avenida Del Obispo.” SECTION 6. Table 2-1 (“Zoning Consistency Matrix”) under Section 9-2.105 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended to read as follows: Table 2-1 Zoning Consistency Matrix 4 SECTION 7. Section 9-3.101(a) of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended to include (and re-number accordingly): “(13) Tourist Commercial (TC); (143) Neighborhood Commercial District (NC); (154) General Commercial District (GC); (165) Office Commercial District (OC); (16) Town Center District (TC); (17) Town Center Edge District (TCE)” SECTION 8. Section 9-3.303(a), (b), and (c) of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code are hereby amended as follows (additions shown in red): “(a) Purpose and intent. The following fourfive (4)(5) commercial districts have been established for the following purpose and intent: (1) Tourist Commercial Town Center (TC) District. The purpose and intent of the Tourist Commercial Town Center (TOC) District is to provide for small-scale retail and service uses within the City’s downtown area immediately adjacent to the Mission San Juan Capistrano which would serve tourists as well as and local residents. The TC District is intended to serve as the cultural, shopping, entertainment and civic core of San Juan Capistrano. The development standards applied to Ddevelopment projects in the Tourist Commercial (TC) District are intended should be designed to reflect the Spanish heritage and semi-rural character of the community and be compatible with the historic significance of the downtown (especially Mission San Juan Capistrano). (2) Town Center Edge (TCE) District. The purpose and intent of the Town Center 5 Edge (TCE) District is to provide a broader mix of retail and service uses between the City’s downtown area and Interstate 5 (I-5). The development standards applied to the TCE District are intended to reflect the Spanish heritage and semi-rural character of the community. (23) Neighborhood Commercial (NC) District. The purpose and intent of the Neighborhood Commercial (NC) District is to provide for small-scale, convenience retail shopping facilities at the neighborhood level located in accordance with the General Plan and encourage the compatible integration of small-scale, shopping centers into the neighborhood area which it serves. (34) General Commercial (GC) District. The purpose and intent of the General Commercial (GC) District is to provide for a wider range variety of commercial land uses than those permitted in the Tourist Commercial Town Center (TC) District, Town Center Edge (TCE) District, and Neighborhood Commercial (NC) District in order to accommodate most of the retail and service needs of the residents of the City. (45) Office Commercial (OC) District. The purpose and intent of the Office Commercial (OC) District is to provide for the development of office centers and accessory retailing and service uses to permitted office uses and provide for the small- scale development of office complexes and individual buildings which can be located so as to be compatible with adjacent properties. (b) Uses regulations. (1) Table 3-4 identifies the uses permitted in the Tourist Commercial Town Center (TC), Town Center Edge (TCE), Neighborhood Commercial (NC), General Commercial (GC), and Office Commercial (OC) Districts. … Table 3-4 Business and Commercial Districts (please refer to end of table for notes) Use TC TCE NC GC OC Notes and Comments Alcoholic beverage retail sales C C C C — Sale for off-premises consumption not involving uses where off-premises consumption is permitted by right, such as brewpubs, microbreweries, distilleries, wineries, and wine tasting rooms. Ambulance services — — — C — Assembly (industrial products) — P — — — Small scale electronics and small appliance assembly 6 Use TC TCE NC GC OC Notes and Comments Automated teller machines A A A A A Banquet/Assembly C C — — — Includes conference facilities Bed and breakfasts CP P C C C NC, GC, and OC - Subject to Section 9-3.509 Bed and Breakfasts. Bookbinding — — — C — Broadcasting/Motion picture studio — P — — — Brewpubs, microbreweries, distilleries, wineries, and wine tasting rooms P P P P — Car washes (automatic) — — — C — Permitted only in conjunction with fuel dispensing stations in compliance with Section 9-3.541 Service and Fuel Dispensing Stations. Caretaker residences (permanent) — — — A — Subject to Section 9 -3.511 Caretaker Residences. Caretaker residences (temporary) A — A A A Subject to Section 9 -3.553 Temporary Uses and Structures. Cemeteries C— — C C C Child day care centers — P C C — Church, religious, or fraternal C— — C C C Includes synagogues, temples, mosques, and other buildings used for the purposes herein but excludes day care centers, and private and/or secondary educational facilities. Clubs and lodges (private) —C P — P — Convenience services P P P P — Such as dry cleaners, laundromats, barber shops, beauty shops, manicure shops, mail services, home appliance repairs, copy centers, computer repair, bicycle repair, tailor shops, photography studios, ticket agencies, watch repair, locksmiths, pet grooming, repair of leather, luggage and shoes, and similar uses. 7 Use TC TCE NC GC OC Notes and Comments Dancing and live entertainment C C — C — Drive-through facilities — C C C C As defined in Appendix A, contingent upon approval of a Discretionary Use Permit. Eating and drinking establishments P P P P A Eating and drinking with or without alcohol, and restaurant without drive-through Financial services uses —P P P P P a. Includes banks, savings and loan associations, and credit unions. b. For TC, TCE and GC District - Excludes check cashing facilities. Finishing or working of jewelry, leather goods, pottery, and similar items (small-scale) A A — — — Associated with retail sales. Fortunetelling — P — — — Fruit/Agriculture stand(s) P P — — — Temporary Use Permit required in accordance with the provisions of Section 9-3.553. Fuel dispensing station — — C In accordance with the provisions of Section 9-3.541 Game machines (three [3] or fewer) A A — A — Game machines centers (three [3]) —C P — C — Gasoline or fuel dispensing facilities — — C C — In accordance with the provisions of Section 9-3.541 Hospitals — — — C — Hotels C C C C C In accordance with provisions of Section 9-3.524 Massage therapy C— — — C C As defined in Section 5-24.02 of this Municipal Code. Massage therapy (accessory) CP P — A — As defined in Section 5-24.02 of this Municipal Code. Medical and dental offices P P P P P NC, GC, & OC - A maximum of three (3) such offices per development. TC – Does not include outpatient clinics. 8 Use TC TCE NC GC OC Notes and Comments All Districts – Includes medical and dental laboratories Medical and dental centers and complexes — — — P P Mining, oil drilling, and other resource extraction C— — C C C Includes necessary incidental buildings and appurtenances. Mortuaries — — — C — Motels C— — — C — News rack P P P P P Located on private property and subject to pedestrian and vehicular access requirements Office uses (general) P P P P P Includes business, professional, real estate, travel agencies, publishing, interior design, vehicle leasing and/or rental, and similar office uses. Parking lots (commercial and public) P P A P A Pet stores — P — P — Pool halls and billiard centers —C P — C — Public buildings and facilities P P P P P a. Includes museums, libraries, governmental buildings, parks, public utility offices and exchanges, bus, taxicab, cultural centers, and railroad stations, and tourist information centers. b. For TC, NC and OC Districts. Excludes public schools, police stations, fire stations, and hospitals. c. For GC District - Includes police stations and fire stations. Radio and television towers and installations, radar installations, microwave relay stations, and cellular towers and installations (commercial) C C C C C Subject to Section 9 -3.507 Antennas. Recreation and leisure uses (without outdoor facilities) —P P — P C Includes bowling lanes, ice and roller skating rinks, skate parks, theaters, athletic/health clubs, and recreation centers. 9 Use TC TCE NC GC OC Notes and Comments Recreational uses (requiring outdoor facilities) — — — C — Includes night lighting for such facilities, such as tennis clubs, in compliance with Sections 9-3.501 Accessory Uses and Structures and 9-3.529 Lighting Standards. Recycling facilities P— — P P P Subject to Section 9 -537 Recycling Facilities. Section 9- 537 Recycling Facilities identifies the specific allowed recycling uses. Research and development — — — — P Includes research and development of computer software, information systems, communication systems, transportation, geographic information systems, multimedia and video technology. Development and construction of prototypes may be associated with this use. Residential dwellings (townhouse or apartment) C— — — C C Shall be in conjunction with a commercial establishment or use. Retail sales (general) P P P P — a. For TC and TCE Districts - Including sale of apparel, fabric, dry goods, ornamental plants, flowers, candy, baked goods, hobby supplies, art and craft supplies, copy center, photo shop, photography supplies, stationery, newspapers, leather and wood products, magazines, paints, and similar items which require small-scale retail outlets which are consistent with a pedestrian shopping environment. b. For NC District - Retail sales of meats, groceries, baked goods, pharmaceutical, cosmetics, notions, flowers, jewelry, stationery, apparel, newspapers, magazines, fabrics, computers, video/audio media and similar 10 Use TC TCE NC GC OC Notes and Comments retail sales activities which serve neighborhood residential areas. Retail sales (small scale) P P — P — a. Such as the sale of artwork, ceramics, photography antiques, curios, gifts, novelties, books, jewelry, leather goods, pottery, and similar items. b. For TC District – Includes but is not limited to antique sales; art gallery studio; bakery (can include on-premises baking); books; clothing/apparel; candy; convenience store/mini-market (up to 5,000 sq ft floor area); fabric and crafts; flowers; furniture; furnishing and appliances; jewelry; musical instruments; office supplies and equipment; pharmacy; equestrian supplies and tack. c. For TCE District – Includes but is not limited to TC District list above, plus: automotive parts; grocery store (up to 35,000 sq ft floor area); hardware; home improvement (lumber, garden); nursery/garden supplies; pet store; plumbing supplies and equipment (including rental); and warehouse retail. d. Auto parts installation permitted as accessory to retail use. Retail sales (small-scale accessory) —A A — — A a. Includes office cafeterias, delicatessens, snack bars, pharmacies, newsstands, mail services, and other small-scale accessory retail uses. b. May be permitted outdoors as set forth in Section 9-3.549 Storage and Display. 11 Use TC TCE NC GC OC Notes and Comments Retail sales (large scale) — P C P — a. For NC District - Includes groceries, meats, bakery auto - parts supplies, bicycles, hardware, paint, floor and wall covering materials, pets, and supporting goods. b. For GC District - Includes the sales of bicycles, furniture, home appliances, groceries, meats, musical instruments and supplies, hardware, paint, sporting goods, cosmetics, pharmaceutical, feed and grain, nurseries, and floor and wall covering materials. Secondhand stores — — — P — Prohibited activities shall be those uses defined as secondhand dealers, pawnbrokers, and coin- currency dealers by Section 5.18 of the Municipal Code. Schools (business vocational, and professional schools not requiring outdoor facilities) P— — — P P Excludes secretarial, art dance, drama, and music schools, swimming schools, preschools, and public and private primary and secondary schools. Storage and display (outside) A A A A — Subject to Section 9 -3.549 Storage and Display. Taxicab services — — — C — Theaters (walk-in) P P — P — Veterinary offices and clinics — P C C C P = Principal use permitted by right — = Not permitted A = Accessory use permitted by right (subject to Section 9-3.501 Accessory Uses and Structures) C = Conditional use permit required (subject to Section 9-2.317 Conditional Use Permit) (c) Development standards. Table 3-5 identifies the development standards for the Tourist Commercial Town Center (TC), Town Center Edge (TCE), Neighborhood Commercial (NC), General Commercial (GC), and Office Commercial (OC) Districts. Table 3-5 12 Development Standards for Commercial Districts One Story One Story One Story Two Story Two Story Two Story Floor Area Ratio Floor Area Ratio District Min. Lot Area Min. Street Frontage1 Min. Front Yd2 Min. Side Yd.2,3 Min. Rear Yd.2,4 Min. Front Yd.2 Min. Side Yd.2,3 Min. Rear Yd.2,4 1st Flr/Lot Area % 2nd Flr to 1st Flr Bldg Hgt TC and TCE5 See Section 9-3.554 7,200 sq ft. 60 ft. 0 ft. 0 ft. 0 ft. 0 ft. 0 ft. 0 ft. 0.75 80% 25 ft. NC5 5 acres 150 ft. 20 ft. 10 ft. 20 ft. 20 ft. 20 ft. 20 ft. 0.25 50% 35 ft. GC5 7,200 sq ft. 60 ft. 20 ft. 5 ft. 20 ft. 20 ft. 10 ft. 25 ft. 0.40 25% 35 ft. OC5 1 acre 60 ft. 20 ft. 5 ft. 20 ft. 20 ft. 10 ft. 20 ft. 0.30 80% 35 ft. Note: Min.=Minimum, DU=Dwelling Unit, Yd=Yard, Flr=Floor, Bldg=Building, and Hgt=Height 1 Lots with street frontages below the minimum set forth in this table may be permitted without the approval of a variance if all of the following conditions are met: … 5 Design Standards (a) All development and redevelopment in the Tourist Commercial Town Center (CTTC), Town Center Edge (TCE), Neighborhood Commercial (NC), General Commercial (GC), and Office Commercial (OC) Districts shall conform to the following standards: … (c) See Section 9-3.554 for specific development requirements for the Town Center (TC) and Town Center Edge (TCE) Districts.” SECTION 9. Table 3-23 (“Parking Lot Lighting Design Standards”) under Section 9-3.529 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: Table 3-23 Parking Lot Lighting Design Standards Feature Standard … Fixture Type Within the Tourist Commercial Town Center (TC) and Town Center Edge Districts, contemporary styled fixtures shall be prohibited. Freestanding light fixtures must comply with the City-established list of pre-approved fixture styles using a horizontal light that does not project below the cut-off lenses. For building mounted fixtures, the Planning Director shall insure that the proposed fixture type will be in scale with the building elevation on which it is to be installed. The Planning Director may refer this latter determination to the Planning 13 Commission. SECTION 10. Section 9-3.533 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: “Sec. 9-3.533. Nonconforming uses, lots, and structures. … (o) Notwithstanding anything to the contrary set forth in this Section 9-3.533, the Development Services Director may, in his/her sole and absolute discretion, approve minor modifications to nonconforming uses and structures in the TC and TCE Districts.” SECTION 11. Table 3-33 (“Residential Parking Requirements”) under Section 9-3.535 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended to read as follows: Table 3-33 Residential Parking Requirements Land Use Type Required Off-Street Parking Notes and Comments Apartment - Studio 2.0 off-street parking spaces per dwelling unit, at least 1 space per dwelling unit shall be in a garage; and 0.5 spaces per dwelling unit visitor parking Apartment - One (1) bedroom units 2.0 off-street parking spaces per dwelling unit, at least 1 space per dwelling unit shall be in a garage; and 0.5 spaces per dwelling unit visitor parking. Apartment - Two (2) bedroom units 2.5 off-street parking spaces per dwelling unit, at least 1 space per dwelling unit shall be in a garage; and 0.5 spaces per dwelling unit visitor parking. Apartment - Three (3) or more bedroom units 3.0 off-street parking spaces per dwelling unit, at least 1 space per dwelling unit shall be in a garage; 0.5 spaces 14 per dwelling unit visitor parking. Senior Apartments (age restricted) 1.0 space per unit. Bed & Breakfast (B & B) 2.0 spaces for the resident manager and one space for each guest room. See Code Section 9-3.509 Boarding and lodging houses, student housing, dormitories, and fraternity and sorority housing 1.0 off-street parking spaces per guest rooms and 1.0 per each dwelling unit. In dormitories, each 100 square feet of gross floor area shall be considered equivalent to 1 guest room. Mobilehome parks 2.0 off-street parking spaces per dwelling site, at least 1 space per dwelling to be covered, 1 space may be tandem; 0.4 spaces per dwelling site for visitor parking, plus the spaces required for recreation centers, if any. Visitor parking shall be evenly distributed throughout the park. Multiple-family residences 2.0 off-street parking spaces per dwelling unit, at least 1 of which shall be either in a garage or covered (tandem parking prohibited); and 0.8 spaces per dwelling unit visitor parking. The visitor parking ratio shall be maintained within each subarea of a development so that all residences are within reasonable walking distance from the nearest visitor parking space. The design and location of visitor parking areas shall be subject to approval by the Planning Commission in conjunction with the development review procedure. Single-family residences (Single-family detached dwellings, two-family dwellings (duplexes), and zero lot line dwellings utilizing a common wall) 2.0 off-street parking spaces per dwelling unit in a garage; and 0.8 spaces per dwelling unit visitor parking. 15 SECTION 12. Table 3-34 (“Business and Commercial Uses Parking Requirements”) under Section 9-3.535 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended to read as follows: Table 3-34 Business and Commercial Uses Parking Requirements Land Use Type Required Off-Street Parking Notes and Comments Building materials and equipment sales and storage yards 1.0 off-street parking space per each 800 square feet of gross floor area; and 1.0 per each 10,000 square feet of outdoor sales, storage, or service area; and 1.0 per each registered motor vehicle operated in conjunction with the use or building. Car washes, except self- operated 1.0 off-street parking space per employee, plus reservoir (lineup) parking equal to 5 times the capacity of the car wash In determining capacity, each 20 linear feet of wash line shall equal 1 car length. Car washes, self-operated 5.0 off-street parking spaces per each 2 wash stalls A wash stall shall not be counted as a parking space. Coin-operated laundries 1.0 off-street parking space per each 3 washing machines Commercial repair establishments, such as motor vehicle repair garages, marine service establishments, appliance service, and similar type uses 1.0 off-street parking space per each 500 square feet of gross floor area Square footage calculation shall not include areas used exclusively for storage or loading. Fast food and takeout restaurants not having drive-thru facilities 1.0 off-street parking space per each 50 square feet of gross floor area, but not less than 8.0 per each such use 16 Food stores, grocery stores, supermarkets, and similar uses in shopping centers or individually developed 1.0 off-street parking space per each 200 square feet of gross floor area Fruit/Agriculture Stand 1.0 off-street parking space per each 500 square feet of gross floor area Furniture and appliance establishments 1.0 off-street parking space per each 500 square feet of gross floor area, except areas used exclusively for storage or loading, but not less than 5.0 off-street parking spaces per each such use General retail in individually- developed establishments or within shopping centers 1.0 off-street parking space per each 250 square feet of leasable floor area General wholesale establishments 1.0 off-street parking space per each 1,500 square feet of gross floor area, but not less than 6.0 per each such use Hotels/motels 1.0 off-street parking space per each guest unit. The planning commission may require additional parking spaces for accessory uses to include, and not be limited to, restaurants and banquet/ conference/ meeting facilities. Parking standards may be reduced with a parking study and/or shared parking agreement. New and used vehicle sales, leasing or rental services, including bicycle shops 1.0 off-street parking space per each 500 square feet of gross floor area, except areas used exclusively for storage or loading Restaurants, cafes, taverns, and cocktail lounges 1.0 off-street parking space per each 40 square feet of dining or drinking area, but not less than 8.0 off-street parking spaces per each Dining or drinking area shall include all the floor area, except restrooms, kitchens, sculleries, storage, and 17 such use equipment areas. Retail plant nurseries, garden shops, and similar uses with outdoor sales and display areas 1.0 off-street parking space per each 500 square feet of display and sales area, but not less than 5.0 per each such use Calculation of square footage includes both indoor and outdoor, excluding areas used exclusively for the storage or propagation of plants. Service stations 1.0 off-street parking space per each 2,500 square feet of gross site area, but not less than 8.0 per each such use SECTION 13. Table 3-36 (“Recreational Uses and Places of Assembly Parking Requirements”) under Section 9-3.535 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended to read as follows: Table 3-36 Recreational Uses and Places of Assembly Parking Requirements Land Use Type Required Off-Street Parking Notes and Comments Bowling lanes, pool halls and billiard halls 5.0 off-street parking spaces per bowling lane and 2.0 per pool or billiard table, plus the spaces required for additional uses on the site Churches, chapels, and mortuaries 1.0 off-street parking space per each 3 fixed seats; and 1.0 off-street parking space per every thirty (30) square feet of seating area where there are no fixed seats Driving ranges 1.5 off-street parking spaces per tee, plus the spaces required for additional uses on the site Golf courses and country clubs that include clubhouses with bars and banquet facilities 1.3 off-street parking spaces per gross acre 18 Health studios, spas, and athletic clubs 1.0 off-street parking space per each 150 square feet of gross floor area For the purposes of this use, swimming pools shall be counted as a part of the gross floor area. Lodges, clubs, dancing, and similar uses 1.0 off-street parking space per each 3 people allowed under the maximum occupancy. Pitch and putt and miniature golf courses 2.0 off-street parking spaces per hole, plus the spaces required for additional uses on the site Recreation centers, community centers, and noncommercial swimming pools 1.0 off-street parking space per each 4 persons, based upon the maximum capacity of all facilities capable of simultaneous use as determined by the Planning Director; and 1.0 off-street parking space per employee Skating rinks, ice and roller, including arena hockey 1.0 off-street parking space per each 100 square feet of gross floor area, plus the spaces required for additional uses on the site Stables (commercial) 1.0 off-street parking space per each 5 horses based on the maximum number of horses capable of being boarded as determined by Section 9-3.515 Equestrian Standards Swimming pools (commercial) 1.0 off-street parking space per each 200 square feet of water area, plus the spaces required for additional uses on the site Tennis, squash, and handball courts 4.0 off-street parking spaces per court or 1,000 square feet of gross floor area, whichever is greater 19 Theaters, auditoriums, gymnasiums, arenas, and stadiums 1.0 off-street parking space per each 3 fixed seats; and 1.0 per every 30 square feet of seating area where there are no fixed seats Includes convention halls and assembly halls. SECTION 14. Table 3-38 (“Manufacturing and Related Uses Parking Requirements”) under Section 9-3.535 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: Table 3-38 Manufacturing and Related Uses Parking Requirements Land Use Type Required Off-Street Parking Notes and Comments Industrial parks containing a number of industrial, manufacturing, warehouse facilities or related facilities 3.0 off-street parking spaces per 1,000 square feet of gross floor area Laboratories and research establishments 1.0 off-street parking space per each 300 square feet of gross floor area, but not less than 3.0 per each 4 employees Single tenant manufacturing and industrial establishments, including offices and other incidental operations on the same site 1.0 off-street parking space per each 500 square feet of gross floor area, but not less than 3.0 per each 4 employees Mini-storage facilities which provide rent or leasable storage areas of maximum 600 square feet per storage unit 1.0 off-street parking space per each 4,000 square feet of gross leasable area Public utility facilities, including electric, gas, water, telephone, and telegraph facilities not having business offices on the premises 1.0 off-street parking space per each employee, but not less than 2.0 per each such facility Vehicle storage, including recreational vehicles and boats 1.0 off-street parking space per each 10,000 square feet of gross land or floor area, but not less than 2.0 parking spaces. 20 Warehouses and storage buildings 1.0 off-street parking space per each 1,000 square feet of gross floor area, but not less than 1.0 per each employee SECTION 15. Section 9-3.535(h) of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: “(h) Establishment of Shared Parking/Park Once Standards and Land Use Parking Ratios in the Historic Town Center Master Plan Area (TC) District, Town Center Edge (TCE) District, and portions of the General Commercial (GC) District and Los Rios Specific Plan for Nonresidential Properties, Five (5) Minute Walking Distance Radius (i.e., approximately one thousand five hundred (1,500) linear feet of the intersection of Camino Capistrano and Forster Street) from City-Owned Public Parking Lots as Set Forth in Exhibit “A” to Ordinance No. 980 (hereinafter called the “Exhibit A Park Once Area”). (1) Standards. The establishment, operation, use, expansion or occupancy of any nonresidential business or land use in the Historic Town Center Master Plan Area Exhibit A Park Once Area, as identified in the boundaries of Ordinance No. 980 set forth in Exhibit “A,” shall comply with the following parking development standards: … (C) … (i) Outdoor dining or drinking areas parking requirements are included as part of the indoor parking calculations. No separate standards for outdoor dining or drinking areas are required as they are considered accessory to the principal use. No additional parking spaces for outdoor dining or drinking areas are required as they are considered accessory to the principal use. … (G) Other uses permitted in zoning district in the Historic Town Center Master Plan area Exhibit A Park Once Areaidentified in “Exhibit A” [to Ordinance No. 980] shall provide parking consistent with Section 9-3.535 of the Title 9 Land Use Code. (2) Definitions. For purposes of this subdivision (Code Amendment (CA) 10-02), the following are definitions to be applied in the Historic Town Center Master Plan Parking Area Exhibit A Park Once Area identified in this subdivision and Exhibit “A” [to Ordinance No. 980]: … “City Parking Regulating Plan.” The area defined in “Exhibit A” [to Ordinance No. 980] as the Historic Town Center Master Plan Shared Parking/Park Once area Exhibit A Park Once Area that is a five (5) minute walking distance radius approximately one 21 thousand five hundred (1,500) linear feet from the intersection of Camino Capistrano and Forster Street. … “Public Parking Lot.” An open public parking facility which is not accessory to a structure or used on the same or another lot and which is located within the Historic Town Center Master Plan shared parking area set forth in Exhibit “A” [to Ordinance No. 980] Exhibit A Park Once Area. …” SECTION 16. Section 9-3.541 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: “Sec. 9-3.541. Service and fuel dispensing stations. … (b) Locational criteria. Service stations and fuel dispensing stations shall not be located in the Tourist Commercial Town Center (TC), Town Center Edge (TCE), and General Commercial (GC) Districts bounded by Interstate 5 on the east, San Juan Creek on the south, Trabuco Creek on the west and La Zanja Street on the north. …” SECTION 17. Section 9-3.547 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: “Sec. 9-3.547. Special activities (non-residential). … (b) Applicability. (1) Business owners/property owners who are engaged in conducting a permitted business activity in the Office Commercial (OC), Neighborhood Commercial (NC), Tourist Commercial Town Center (TC), Town Center Edge (TCE), General Commercial (GC), Farm Market (FM), Commercial Manufacturing (CM), and those portions of the Planned Community (PC) District which permit commercial uses may apply for a special activities permit. …” SECTION 18. Section 9-3.505 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: “Sec. 9-3.505. Affordable housing requirements. … (c) Density bonus description. (1) The Density Bonus program is hereby created to permit affordable 22 senior/household residential units subject to City Council approval of a density bonus permit in the following districts: … (E) Tourist Commercial (TC), General Commercial (GC), and Office Commercial (OC); …” SECTION 19. Section 9-3.543 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby amended as follows: “Sec. 9-3.543. Signs. … (b) General requirements. … … (6) Illumination. … … (B) Internal illumination. Sign copy may use internal illumination where the specific sign copy lettering uses translucent material and the only portion of the sign copy that is illuminated is limited to the actual lettering and/or a company adopted or registered trademark or logo. Internal illumination in the TC (Tourist Commercial Town Center) and TCE (Town Center Edge) zones requires approval of the Community Development Director who may refer to the Design Review Committee and/or Planning Commission for approval.…” SECTION 20. Section 9-3.554 of Title 9, Zoning Code, of the San Juan Capistrano Municipal Code is hereby added as follows: “Sec. 9-3.554. Town Center (TC) and Town Center Edge (TCE) District (a) Purpose and intent. The purpose and intent of this section is to establish development standards that encourage the construction and operation of upscale, high quality and appropriate uses that will benefit the City’s economic core by providing convenient and attractive downtown goods and services for visitors to the historic downtown, Mission San Juan Capistrano, and the Los Rios Historic District, contributing to the energy and economic vitality of the City’s downtown, and strengthening the City’s economic base and fiscal circumstances in order to support the provision of public services to the City’s residents and businesses. (b) Projects proposed within the Town Center (TC) and Town Center Edge (TCE) Districts shall be subject to applicable review procedures as set forth in Article 3, Development Review Procedures, of Chapter 2 of this title. 23 (c) For sign, parking, fence, swimming pool, and similar regulations for the Town Center (TC) and Town Center Edge (TCE) Districts, see Article 5, Supplementary District Regulations, of this chapter. (d) Environmental overlay standards. Standards related to management of project effects on sensitive natural resources (i.e., floodplains, ridgelines, etc.) shall be as set forth in Article 4, Environmental Overlay Districts, of this chapter. (e) General Requirements. This section provides standards for particular elements of buildings/sites as well as certain operational standards to ensure a consistent and high level of quality in building design, materials, and operations. This section applies to the following within the Town Center (TC) and Town Center Edge (TCE) zoning districts: (1) Alterations, restoration, rehabilitation, ordinary repair and maintenance. For nonconforming structures, see section 9-3.533. (2) Demolition. See San Juan Capistrano Municipal Code, Title 8 and Title 9. (3) Building Entrances. (A) The primary entrance shall be distinguished by architectural features such as, but not limited to: an entry portal; change in material or color; change in scale of other openings; addition of columns, lintels or canopies. (B) Secondary entrances shall have architectural features that are smaller in height and width, with fewer or simpler architectural elements than the primary entrance in scale and detail. (4) Awnings and Canopies. Awnings and/or canopies shall accentuate the character-defining features of a building as follows: (A) Awnings and canopies shall be mounted to highlight architectural features such as moldings that may be found above the storefront. (B) Awnings and canopies shall match the shape of the opening that they are shading. (C) Odd shapes and bubble awnings are prohibited except where the shape of an opening requires a bubble awning, or a historic precedent shows they have been previously used on the building. (D) Canopies and awnings shall not conflict with the buildings’ proportions or with the shape of the openings that the awning or canopy covers. (E) Awnings and canopies may be constructed of metal, wood or fabric, subject to the approval of the Development Services Director. 24 (F) Lights that illuminate the pedestrian way beneath the awning shall be reviewed by the Development Services Director to determine if they are appropriate for their context; (i) Lights may illuminate the storefront; (ii) Internally illuminated awnings that glow are prohibited. (5) Walls (Street screen) and Fences. (A) Site walls and fences shall not be erected in such a way as to block views of or from public spaces and are not allowed where a frontage is required. (B) Low walls (24 inches to 36 inches in height) may be used to divide space, in landscape areas and to define site edges. (C) Screening elements such as landscaping, fencing, etc. shall be used to screen service areas, storage areas, or garbage areas from public view from the street or pedestrian ways. (D) Solid walls (up to 96 inches in height) are permitted to screen mechanical equipment, garbage receptacles, loading areas and other unsightly areas; and provide privacy at the back of lots and along streets in compliance with the requirements for frontages. (E) All chain link fences are prohibited except for dark vinyl coated chain link fences used in conjunction with landscape buffering and screened with plantings. (6) Lighting. Site lighting shall be designed and maintained consistent with the Title 9, Land Use Code lighting standards and the City’s Architectural Design Guidelines. (7) Service Areas and Mechanical Equipment. Services areas and mechanical equipment areas shall be designed and maintained consistent with the Title 9, Land Use Code supplemental regulations and the City’s Architectural Design Guidelines. (8) Outdoor Storage and Display. Outdoor storage and display areas shall be designed and maintained consistent with the Title 9, Land Use Code supplemental regulations and the City’s Architectural Design Guidelines. (9) Public Gathering Spaces. A public gathering space is a space within a private development project that the general public can readily access to view and enjoy, and is designed to accommodate community gatherings, passive uses or recreation. (A) A public gathering space shall be designed as an ‘outdoor room’ in the form of a plaza, green or square and shall include public amenities such as, but not limited to, high-quality hardscape, pergolas, gazebos, potted plants, strung lighting, fountains, fire 25 pits, high-quality furniture (e.g. benches, chairs, tables), and family games (e.g. bocci ball courts, bean bag toss, etc.). (B) Direct access to the public gathering space by pedestrians from the public right of way shall not be blocked or impeded by use of walls/fences, landscaping, signage, or other devices. The use of decorative bollards or potted plants spaced out appropriately to allow easy access may be appropriate. Public access to the public gathering space shall be fully compliant with the federal Americans with Disabilities Act and applicable California law. (C) Allowance for an increase in floor area ratio (FAR) above .75:1 and up to a maximum of 1.5:1 shall be accompanied by a public gathering space of an area equivalent to .25 (25%) of the floor area above .75:1. The minimum area for any public gathering space shall equal 625 square feet and provide a minimum lineal dimension in any direction of 25 feet. Table 3-554-0 Public Gathering Space Sample Area Calculations based on a 10,000 sq. ft. Lot FAR Subtotal Size of Public Gathering Space = 25% of Subtotal x (FAR - .75) 1.0 10,000 625 sq. ft. 1.25 12,500 1,250 sq. ft. 1.5 15,000 1,875 sq. ft. (10) General Public Right-of-Way Requirements. The following standards are to be applied to streets, open space and any other right-of-way. Street furnishings are exterior amenities, including but not limited to, tables, chairs, umbrellas, landscape pots, wait stations, valet stations, bicycle racks, planters, benches, bus shelters, kiosks, waste receptacles and similar items that help to define pedestrian use areas: (A) Prohibited street furnishings. The following street furnishings are prohibited within the right-of-way (street or open space): (i) Vending machines; (ii) Photo booths; (iii) Automated machines (except ATMs); and (iv) Inanimate figures such as animals, mannequins or any such cartoon or human figure. This section does not affect public art as defined in Appendix 1 of this code. (B) Street furnishing materials: (i) Street furnishings shall be made of wood,metal, stone, terra cotta, cast stone, hand-sculpted concrete, or solid surfacing material; 26 (ii) Plastic resin furnishings are prohibited. (f) Development and operational standards. (1) No person shall develop, establish, operate or conduct any use in violation of any of the following regulations: (A) Building placement and type: (i) Buildings shall be located on the lot and configured as allowed in Figure 3- 554-1 below. (ii) Building facades shall conform to the frontage standards identified in Section 9-3.554(b)(2). Figure 3-554-1. Development Standards in the Town Center (TC) and Town Center Edge (TCE) Districts (B) Floor Area Ratio (FAR) (i) A maximum floor area ratio (FAR) of 0.75 is permitted within the TC and TCE Districts. (ii) Up to 1.5 FAR is permitted for building(s) providing public gathering space(s), according the standards established in Section 9-3.554(e)(9). (C) Building Configuration: (i) Buildings shall comply with the standards in Table 3-554-1 below: 27 Table 3-554-1 Building Placement and Configuration Standards in the Town Center (TC) and Town Center Edge (TCE) Districts. This table corresponds with Figure 3-554-1 Standards TC and TCE Districts Placement/Type Min. Max. a Lot width 50’ 200’ b Lot Depth 50’ NA c Front setback F 0’ 10’ d Side street setback F 0’ 15’ e Side setback FC 0’ NA f Rear setback A 10’ NA Notes: F - As specified for the selected frontage type. FC - Fire Code - building protection per local fire/safety code. A - Where an alley provides vehicular access, minimum setback is 5’. Standards TC and TCE Districts Configuration Min. Max. h Building Height (stories) 1 2 R/3 H h Building Height (feet) 10’ R 35’ R /45’H i Ground floor level S 2’ 4’ j Ground floor height S 10’ R 20’ R L Landscape per City design review Notes: H - Hotel R - Subject to requirements of Frontage. S- Measured vertically from average adjacent sidewalk grade. Sidewalk grade must comply with ADA requirements. (D) Frontages and Encroachments: (i) Buildings in locations identified in Figure 3-554-3 shall incorporate the frontages identified in the appropriate Frontage Zone, as described below, to the satisfaction of the City’s Design Review Committee. (FR-1) Frontage Zone 1: Camino Capistrano and Ortega Highway. Frontages in the FR-1 zone are pedestrian-oriented and for the purpose of accommodating ground floor shopping, restaurants and other sidewalk-dependent land uses. Buildings are near or at the sidewalk with massing that spatially defines the streetscape. This frontage zone 28 is the most intense of the four frontage zones. Allowed frontages provide pedestrians and storefronts with shade and open views into ground floors. (FR-2) Frontage Zone 2: Camino Real, Verdugo, Forster. Frontages in the FR-2 zone are pedestrian-oriented and for the purpose of accommodating ground floor shopping, restaurants and other sidewalk-dependent land uses. The FR-2 zone does not include the Historic Town Center Park frontage. Buildings are near or setback from the sidewalk with massing that spatially defines the streetscape and/or public open space. This frontage zone is the second most intense of the four frontage zones. Allowed frontages vary from providing pedestrians and storefronts with shade and open views into ground floors to providing active building facades along public open space. (FR-3) Frontage Zone 3: Avenida del Obispo, Camino Capistrano (south). Frontages in the FR-3 zone are pedestrian-oriented and for the purpose of accommodating ground floor shopping, restaurants and other sidewalk-dependent land uses. Buildings are near or setback from the sidewalk with massing that spatially defines the streetscape. This frontage zone is the third most intense of the four frontage zones. Allowed frontages vary from providing pedestrians and storefronts with shade and open views into ground floors to providing active building facades along public open space. (FR-4) Frontage Zone 4: Camino Capistrano (north), El Camino Real (north), Spring Street. Frontages in the FR-4 zone range from pedestrian-oriented and for the purpose of accommodating ground floor shopping, restaurants and other sidewalk- dependent land uses to defining the edges of the historic mission and nearby properties. Buildings and/or existing perimeter walls are near or setback from the sidewalk with massing that spatially defines the streetscape. This frontage zone is the least intense of the four frontage zones. Allowed frontages vary from providing pedestrians and storefronts with shade and open views into ground floors to enclosing the private gardens on the historic mission. (ii) Buildings shall be designed with the frontage types identified in Table 3- 554-2 and accompanying Figure 3-554-2 to the satisfaction of the City’s Design Review Committee. (iii) Building elements may encroach into setbacks as identified in Figure 3-554- 2. Figure 3-554-2. – Frontage and Encroachment Standards in the Town Center (TC) and Town Center Edge (TCE) Districts 29 Table 3-554-2. – Frontage and Encroachment Standards in the Town Center (TC) and Town Center Edge (TCE) Districts Figure 3-554-3. – Frontages in the Town Center (TC) and Town Center Edge (TCE) Districts Standards TC and TCE Districts % of Lot Frontage Frontage Location Min. Max. P Along “primary street” 100% n.a. S Along “secondary street” 65% 100% E Allowed frontages encroaching into the public right-of-way (encroachment permit required) Arcade See Frontage standards. Gallery F Allowed frontages Storefront and awning See Frontage standards Forecourt Stoop Terrace (Dooryard) Porch and wall/fence The letter references above relate to Figure 3-554.2 30 (E) Parking and Above-Ground Utilities (i) Parking and above -ground utilities shall be located on the lot as shown in Figure 3-554 -4 below and Table 3-554-3 below. To the extent possible, utilities shall be underground and/or in alleys. (ii) For allowable parking standards, see Section 9-3.535(h). Figure 3-554-4. – Parking and Screening Development Standards in the Town Center (TC) and Town Center Edge (TCE) Districts 31 Table 3-554-3. – Parking and Screening Development Standards in the Town Center (TC) and Town Center Edge (TCE) Districts Standards Setback Screening, notes Parking Location a Front setback 50’ Building, wall, or hedge; 3’ min. height. S b Rear setback to Alley 5’ No screening required. c Rear setback-no Alley 10’ Wall or fence; 5’ min. height. d Max. above ground plane N.A. 1 story with wall or fence, 5’ min. height; 3 stories for hotel with architectural design and landscaping incorporated. e Side street setback 5’ Wall or hedge; 3’ min. height. S Notes: S- Measured vertically from average adjacent sidewalk grade. (2) Frontage Types. The following frontages apply to the various blocks and streets within the TC and TCE Districts as identified in Figure 3-554-3. Figures 3-554-5 through 3-554 -11 identify the allowed frontages for each block and street. Tables 3-554-4 through 3-554-10 identify the requirements for how a building is to address the lot’s frontage line(s). Buildings shall be designed with vertical and horizontal mass articulation 32 and upper floors shall be setback from lower floors to the satisfaction of the City’s Design Review Committee. (A) Arcade Figure 3-554-5, Arcade (i) Arcades are composed of a building with ground floor facades which align with the property line, and upper floors which project over the property line to cover the sidewalk. A colonnade structurally and visually supports the building mass which encroaches into the public right-of-way. An encroachment permit or license agreement may be required prior to issuance of a building permit. Arcades contain ground-floor storefronts, making them ideal for retail use. Landscaping is strongly encouraged. Vines may be employed at the arcade columns and shall be planted on grade in vine pockets located between the columns and street curb. Planter boxes or pots may be placed in between columns to provide enclosure for such uses as café or restaurant seating. (ii) Design Standards. a. Arcades shall be large enough in dimension to allow passage along the sidewalk without impediments both horizontally and vertically. b. Arcades may be combined with the Storefront frontage type. c. Arcades may encroach over the sidewalk in the public right-of-way, subject to the issuance of an encroachment permit or license agreement prior to issuance of a building permit. d. Column spacing and colonnade detailing shall be consistent with the style of the building to which it is attached. e. Columns shall be placed in relation to curbs so as to allow passage around and to allow for passengers of cars to disembark. Clearances per table below. 33 Table 3-554-4. – Frontage Standards, Arcade Standards Arcade Storefront ARCADE Min. Max. Min. Max. a. Height (clear from sidewalk grade to ceiling) 12’ 16’ See Figure 3-554-5 b. Depth (façade to interior column face) 10’ 16’ n/a n/a c. Depth (exterior column face to street curb) 2’ 14’ n/a n/a (B) Gallery Figure 3-554-6, Gallery Gallery Example - a 1 story version with colonnade, roof, and open deck which shades both the sidewalk and storefront display windows. Gallery diagram - storefront and columns making up the Gallery. (i) Gallery frontages are composed of a building where the facade is aligned on the front property line and includes an attached cantilevered shed, or a roof or deck supported by a colonnade overlapping the sidewalk. Galleries may be two stories in height, with the upper portion of the Gallery being open loggias or decks. Galleries contain ground-floor storefronts, making them ideal for retail use. Landscaping may be required. Vines may be employed at the gallery columns and shall be planted on grade in vine pockets located at the columns. Planter boxes or pots may be placed adjacent to columns to provide enclosure for such uses as cafe or restaurant seating. Pottery may be used where possible. (ii) Design Standards 34 a. Galleries shall be large enough in dimension to allow passage along the sidewalk without impediments both horizontally and vertically. b. Galleries may be combined with the Storefront frontage type. c. Galleries may encroach over the sidewalk in the public right-of-way, subject to the issuance of an encroachment permit or license agreement prior to issuance of a building permit. d. Column spacing and colonnade detailing shall be consistent with the style of the building to which it is attached, and to the satisfaction of the City’s Design Review Committee. e. Columns shall be placed in relation to curbs so as to allow passage around column’s and to allow for passengers of cars to disembark. Clearances per table below. Table 3-554-5. – Frontage Standards, Gallery Standards Gallery Storefront GALLERY Min. Max. Min. Max. a. Height 1st level (from sidewalk grade to ceiling) 10’ 16’ See Figure 3-554-6 b. Height 2nd level (from sidewalk grade) 21’ 26’ n/a n/a c. Depth (façade to interior column face) 6’ 16’ n/a n/a d. Depth (exterior column face to street curb) 2’ 14’ n/a n/a (C) Storefront and Awning Figure 3-554-7, Storefront and Awning 35 Storefront & Awning Example - large glazing area of display window, tile bulkhead under window, glass door, clerestory and shade awning. Storefront & Awning diagram - elements and dimensions making up the frontage. (i) Storefront and Awning is the frontage type for buildings with ground floor commercial/retail uses. The frontage is made by insertion of large openings filled with transparent windows at the ground level facades. The facade is located near or at the property line. Recessed storefronts are allowed. The building entrance is at the grade of the sidewalk and provides direct access to the commercial/ retail uses on the ground floor. The basic architectural elements comprising the storefront are large windows, doors with glass, clerestory glass, and a solid base (bulkhead). Optional elements include awnings, cantilevered shed roof or canopy, signage, lighting, and cornices. Awnings, shed roofs, or canopies are optional and may encroach into the public right-of-way and cover the sidewalk within a few feet of the curb. Awnings, signage, and other encroachments shall comply with this code for minimum height above sidewalk grade for safety. See standards table this page. Landscaping may be required for this frontage type. Vines grown in vine pockets at the building facade are allowed and may encroach into the public way. Pottery may be used where possible. (ii) Design Standards a. Storefronts shall be tall enough to provide adequate view into ground floor spaces. b. Storefronts may occur at the property line. c. Storefront glass shall be clear without reflective glass or dark tinting, frosting. d. Storefront windows may have clerestory windows (horizontal panels) between the storefront and second floor. Glass in clerestory windows may be of a character to allow light, while moderating it as the clerestory is located above awnings such as stained glass, glass block, painted glass, or frosted glass. e. Storefront bulkhead: Shall be of material similar or complementary to main materials of the building. Table 3-554-6. – Frontage Standards, Storefront and Awning Standards Storefront Awning See Figure 3-554-7 STOREFRONT & AWNING Min. Max. Min. Max. a. Height 1st level (from sidewalk grade to top of opening) 10’ 16’ 8’ 18’ b. Width 6’ 20’ 8’ 20’ 36 c. Height (bulkhead) 8” 2’ - - d. Depth of entrance recess 0’ 3’ 10’ or 50% of sidewalk width, whichever is less for 65% of façade - e. Glass area (% of ground façade) 65% n/a n/a n/a (D) Forecourt Figure 3-554-8, Forecourt Forecourt Example - a brick wall and metal gate form the forecourt for this building, comprising1/3 of the building's façade. (i) Forecourts are open or semi-enclosed areas adjacent to the sidewalk made from setting back a portion of the building facade from the front property line. Typically, the setback portion is the middle section, which creates a small entry court. This can also be achieved by setting back the facade when a building's neighboring structures have zero set- back at their respective property lines. Forecourts may be combined with other Frontage Types as allowed by this code. Forecourts may be further defined by low walls or landscape between the sidewalk and adjacent property line. Forecourts may be landscaped or paved. Landscape may include lawn, grasses, small shrubs, and accent trees with sufficiently transparent canopies to allow views of the building facade. (ii) Design Standards a. Forecourts dimensions per the table below. b. Forecourts may be elevated from the adjacent sidewalk as allowed by this code. An elevated forecourt shall meet accessibility code for access with the building and the sidewalk. Table 3-554-7. – Frontage Standards, Forecourt 37 Standards Depth Width Height* See Figure 3-554-8 Forecourt Min. Max. Min. Max. Min. Max. a. Dimension s 10’ Fore- court width 10’ 1/3 Bldg. Façad e - - b. Wall n/a n/a n/a n/a 1’ 1 story c. Fence n/a n/a Na/ n/a 3’ 4’ * Measured vertically from average adjacent sidewalk grade. (E) Stoop Figure 3-554-9, Stoop Stoop Example - stairs, landing, and landscape Stoop diagram- elements and dimensions area of a typical stoop. making up the Stoop frontage type. (i) Stoops are exterior stairs with landings which provide access to buildings located at their front property lines. The ground floor of the building is raised to provide some privacy for the rooms facing the public street and passersby. The exterior stairs can be perpendicular or parallel to the adjacent sidewalk. The landing may be covered or uncovered. Landscaping shall be placed on the sides of the stoop at grade or in raised planters. Demarcating garden walls is allowed subject to this code. (ii) Design Standards a. Stoops shall be of such dimensions to allow for easy access to the ground floor of the building. See table below: Table 3-554-8. – Frontage Standards, Stoop Standards Depth Width Height* See Figure 3-554-9 Stoop Min. Max. Min. Max. Min. Max. a. Dimensions 3’ - 3’ - 2’ 3’ b. Wall n/a n/a n/a n/a 1’ 4’ 38 c. Fence n/a n/a n/a n/a 2’ 3’ *Maximum height one story for stoop cover (F) Terrace Figure 3-554-10, Terrace (i) The Terrace frontage sets back the building facade back from the front property line, and places an elevated garden or terrace in that setback. Terraces are enclosed by a low wall at or near the property line with a stair or ramp from the sidewalk up onto the terrace. The building activities are slightly separated from the adjacent sidewalk by the terrace height, and the depth of the terrace provides a buffer. The buffer provides clear area distinctions for commercial uses such as dining patios, and provides private yards and residences secure buffers from public encroachment. (ii) Design Standards a. Terrace dimensions per the table below. b. Terrace may be enclosed by low walls or fences. Walled terraces may additionally have fences to provide for safety. Table 3-554-9. – Frontage Standards, Terrace Standards Depth Width Height See Figure 3-554-10 TERRACE Min. Max. Min. Max. Min. Max. a. Terrace Yard Per Bldg. Setback 0’ Lot width 0.5’ 3.5’ b. Wall or fence - - - - 0’ 5’ (G) Porch and Wall/Fence Figure 3-554-11, Porch and Fence 39 (i) The Porch and Fence consists of a building with a front set back from the property line, and a porch attached to it, and a wall or fence at or near the property line. The porch and fence encroach into the front setback. The porch shall have dimensions (per table this page) which allow a useful space which is raised above the average front grade of the lot. This frontage provide the necessary physical separation from the public sidewalk and the private lot, while maintaining visual connection between buildings and the public space of the street. (ii) Design Standards a. Porch and Fence dimensions as identified below. Table 3-554-10. – Frontage Standards, Porch and Fence Standards Depth Width* Height** See Figure 3-554-11 Porch and Fence Min . Max. Min. Max. Min. Max. a. Porch 8’ - 40% 80% 1.5’ 3.5’ b. Wall of fence 0’ 5’ n/a n/a 1’ 4’ Notes * Width: based on % of building facade width. ** Porch deck height: above average adjacent sidewalk grade (3) Architectural Style Standards. Buildings within the TC and TCE Districts shall utilize one of the following architectural styles to the satisfaction of the City’s Design Review Committee. Figures 3-554-12 through 3-554-16 identify the allowed architectural styles for each block and street. Each architectural style provides a narrative description of the characteristics commonly utilized. Similar to the frontage standards, buildings shall be designed with vertical and horizontal mass articulation and upper floors shall be setback from lower floors. (A) Mediterranean Revival. 40 Figure 3-554-12, Mediterranean Revival The Mediterranean Revival style is a part of the vast Eclectic movement of 1890- 1940 in the U.S. Mediterranean Revival is the broad term which includes several architectural styles including the Spanish Colonial Revival, Mission Revival, and Italianate. Inspired by precedents from Classical, Medieval, and Renaissance periods, Mediterranean Revival draws from those origin periods and cultural traditions - Spanish, North African Moorish, Italian, Greek. It also incorporates these same cultures' later colonial efforts in North and South America (1690-1800), which adapted to new indigenous climates, materials, and cultures. Mediterranean Revival is distinguished by its restrained, horizontal massing. Smooth plaster walls, light earth tone or off-white colors, deeply set windows and doors, and red tile roofs [or flat roofs] make up the signature palette. The generally bulky mass of the building is punctuated by rhythmic placement of deeply set windows and doors, which can be regular or syncopated. A regular rhythm is typically varied by window type or window treatment to prevent repetition. Color and decoration are used sparingly as compared with other styles, these items being reserved for such details as wrought iron railings, grilles, and gates, or stone and colorful tile surrounds at key doors, windows, and water features. Shading is provided by the deeply recessed openings, as well as devices [arcades, galleries, overhangs, balconies, awnings] which are arranged as counterpoints to the austere building forms. (B) Main Street Commercial. Figure 3-554-13, Main Street Commercial Main Street Commercial is the generic stylistic title for a multi-story building found on most U.S. main streets (hence the term), town squares, and plazas. The style is derived from a number of historic precedents, including Spanish Colonial Revival, Greek 41 Revival, Victorian, Victorian Italianate, and Richardsonian Romanesque. While varying in stylistic details, the basis of the style is found in a simple, rectangular building form made up of a logical, repetitive, and legible structural framework which is expressed externally by the rhythmic placement of structural elements, doors, windows, and storefronts. Original building frameworks were of load-bearing masonry, but the style is easily adapted to steel, poured concrete, or wood. The building type and style proliferated in the late nineteenth century when cities began densifying and housing was built over ground floor store fronts. The Main Street Commercial style building stands adjacent to others of similar building type (flex block, lined block, row house), with little or no side setbacks, thus forming a solid enclosure for the street or square. This means that only one facade (or two if located on a corner) need detailed design attention. The plane of the facade wall is articulated by expression of the structural underlayment by means of vertical protrusions or setbacks defining columns and lintels. The facade is articulated into a base, a body, and a top, with the ground floor base being the tallest of the individual floors. The style tops the building with a flat roof line which is stopped visually by a projecting cornice or articulated parapet (protruding or recessed). The ground floor houses commercial uses such as offices or retail businesses, and therefore is quite open visually with expansive storefront windows and doors. Upper levels are punctuated with relatively smaller openings which belie their purpose for offices or apartments. Substantial materials express the civic nature of the style, using brick, stone, or heavy cementitious plaster. (C) Agricultural Heritage. Figure 3-554-14, Agricultural Heritage Agricultural Heritage style is based on structures built specifically for agricultural purposes in the U.S. during the 19th century. This tradition is found in San Juan Capistrano and in California. Using the forms, materials and colors of these purposeful precedents in new buildings, where appropriate, helps maintain a continuum of the vernacular of the region. Buildings utilizing this style would be made of simple, limited forms (1 form for 1 use), typically rectangular, with a pitched metal roof, and sheathed in wood or metal siding. There is little architectural ornament, with functional building elements providing the detail to the building. These would include items such as roof, rafter tails, ridge beams (protruding), over- hangs & struts, lanterns, clerestories, exposed columns, and exposed foundations. Colors used for these structures were traditionally muted, as the paints were derived from milk and a minimal amount of pigment. Original 42 agricultural buildings were single purpose-built for distinct agricultural processes, and hence, this was not a style. The buildings represent a distinct change in architecture for the region in the 1800's. Several factors changed the way Californians built, shifting from handmade masonry Spanish Colonial buildings, to the more expedient wood "balloon framed" buildings. The Gold Rush of 1849, the Homestead Act of 1862, and the development of the railroads brought property ownership for new waves of citizens, displaced native peoples, and changed settlement patterns. Houses were made quickly of wood to establish the farming homestead, Example: Agricultural heritage present in new building - simple massing, useful porches (galleries), wood siding and were either placed in a rural pattern of isolated farmsteads, or in loose townships. This was in contrast to Spanish Colonial and Eastern US patterns of contained urban villages with farmlands beyond. During the period of change, newcomers built from their memories of the East or Midwest, or used simple technical manuals called "pattern books". Both these manners changed the style and method of building, with pioneers using the "balloon frame" technique in the 1840's and 1850's. Buildings were made of wood which was mill-cut, in standardized board sizes, and fastened with standard, manufactured nails. This was a much faster way to build than using the traditional masonry. It allowed anyone to easily build the framework of the house which was then covered with siding. Along with the "pattern books" and balloon framing came the firm tradition of agricultural buildings and methods of farming in the East and Midwest. Farming there had established a tradition of purpose-built structures made with no adornment and with materials found readily at hand. Structures were pragmatic, and generally constructed for a distinct, single purpose, such as silos to hold grain, barns to house livestock, water cisterns to collect water, etc. As most locations had access to trees, lumber became the primary material for agricultural out-buildings. Railroad development increased access to mechanized wood working tools, and to light metals, which helped create more standardized shapes/forms, more weather-tight techniques, and more long-lasting roofing/siding methods. (D) Craftsman. Figure 3-554-15, Craftsman The Arts and Crafts movement of the late 1880's had its origins in England, led by Architect William Morris. He and the English Arts and Crafts Exhibition Society inspired U.S. architects such as Bernard Maybeck, Gustav Stickley, and brothers Charles and Henry Greene of Pasadena, California who evolved the style. This style treated all parts 43 of the home - both exterior and interior - as artwork, focusing on honest use and detailing of natural materials such as redwood, stone, brick, tile, and copper. Greene and Greene Architects designed the paradigmatic works which are located in Pasadena. They also designed modest, inexpensive and low-profile bungalow homes in the region. Popular magazines of the time (1909), such as Good Housekeeping, made the style familiar to the general public. Pattern book makers, in turn, made the Craftsman style house the most reproduced style in the country. Pre-cut lumber packages soon became available as well to assist contractors in building the style. Craftsman’s interior/exterior space relationship and its adaptability to varying weather conditions allowed regional variations to easily occur, thus increasing its popularity. Building massing is a simple rectangle or square with horizontal proportions in one and two-story volumes. An additional 3rd floor is sometimes concealed within the volume of the roof with the assistance of dormers. Additional volumes are sometimes attached to the main mass, which receive independent roof forms. Porches are numerous and generous in depth. Roofs are large, low-pitched forms, and vary from 3:12 to 6:12. In larger two story versions, it is common for gabled roofs to have a high pitch as much as 10:12. Roof eaves project a minimum of 2' over the wall, and have exposed rafter tails. Gable roof projections are supported by large timber braces or extended beams. Walls receive horizontally oriented wood siding or shingles, and the foundation base is expresses with stucco, brick or river stone. Windows and doors are vertical in proportion and are combined into horizontal patterns. They are trimmed in large scale wood. (E) Art Moderne. Figure 3-554-16, Art Moderne The Art Moderne is also called Streamline Moderne and American Deco. The style was utilized from 1920 to 1940. It derived from two sources: 1) Eliel Saarinen's competition design for the Chicago Tribune headquarters in Chicago which was largely of the precedent style Art Deco; and 2) the streamlined graphic arts and industrial design for ships, planes, autos , and even household appliances which evolved `Saarinen's designs. Smooth surfaces, curved corners, and horizontal emphasis gave the impression of smooth movement through a stream of air, hence the term streamlined. Initially, Art Moderne style was applied to commercial building types such as airport terminals, railroad depots, and other transportation-related buildings. It then became popular enough to grace public institutional buildings, and eventually single-family homes. While not contributing any evolution to floor plans or construction technology, the style represents 44 still a merging of the machine age in U.S. building styles. Building massing is a simple rectangle or square with horizontal proportions in one and two-story volumes. The massing is asymmetrical. Additional volumes are sometimes attached to the main mass, which receive independent roof forms. There are no porches typically on this style. Roofs are flat and hidden by parapet walls. Parapet wall edges are usually defined by a small protruding ledge (coping) at roof line. These are sometimes covered in metal with a striated, or linear pattern. Walls are smooth stucco, with rounded corners at main volumes. Horizontal grooves or lines are recessed into wall plaster. Details include steel pipe balustrades give additional horizontal emphasis. Windows and doors are horizontal in proportion and are continuous around corners. They are made of metal. Glass blocks are used for windows or entire portions of walls, and occasionally round windows are found in elevational compositions. (F) Monterey. Figure 3-554-17, Monterey In the early part of the 18th Century, Californians sought to define an indigenous style of architecture by fusing local Spanish-influences with Colonial designs. Used primarily for residential properties, Monterey style buildings are typically two stories in height with shallow pitched side gable roofs, and a second story cantilevered covered balcony. Roofs are generally covered with clay tiles or asphalt shingles and exterior wall surfaces can be finished in brick, stucco or clapboard reflecting the fusion of Anglo and Hispanic styles. Windows are often narrow and tall and are grouped in pairs. The balcony and a side facing gable roof gives the building a dominant rectilinear character. From the influence of Anglo settlers, hipped or gabled roofs were added with a moderate slope and covered with wood shingles. The balcony could possibly have originally been inspired by Spanish townhouses but was affectionately adopted and modified by new settlers from the eastern U.S. bringing traditional details with them. By the 1920s, eclecticism dominated a fast-growing and style-conscious American culture and as such variations on the Monterey style are broad. Early examples of the Monterey Style tend to favor Spanish detailing such as tile roofs and carved balcony porch posts, while later examples emphasize Colonial details, such as double hung multi-light windows adorned with shutters and paneled entry doors.