Antioch City Council
January 24, 2023

5.4.1 SUNSET DRIVE
Sunset Drive, a new four-lane arterial, shall run from Lone Tree Way north to Laurel Road, and shall then continue north as a frontage road adjacent to the Southern Pacific tracks. The vertical alignment at the intersection with Laurel Road shall be bermed up to conform to the future grade-separated interchange .
• RIGHT OF WAY. 108' (Fig 5.4b). In general, intersections on arterials and collectors shall be spaced at least 800' apart.
• LANDSCAPE. The eastern portion of ELTA is flat, and will be developed primarily w ith large, low, spread-out buildings . In order to create some 'presence' and character for the employment center, the landscape treat­ ment along Sunset Drive shall be generous in both scale and density. /~('\/,/ o(m1_1/. E,Kh sidl· shall h,Wl' a row of l'Vl'rgrl'l'n lrl'l'S (min 15 gal) spaced at regular intervals of 30' on center, planted in a continuous bed (f;ig 5.4t'). The trees sht1ll be of a single variety with a round form and a mature height of at least 30'.

The median shall have two rows of trees (min 15 gal), each spaced at regular intervals of 30' on center. The two rows shall be offset by half this interval, to create a double row of alternately spaced trees . The median trees shall be of a single variety, with a narrow pyramidal or columnar form and a mature height of at least 40'.

ROW 108'
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CIRCULATION 5-11
These and the balance of landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes.

The berm constructed under Sunset Drive at its intersection with Laurel Road shall be wide enough to support the continuation of the Sunset Drive landscape treatment through the intersection.

Right-of-way landscaping and lighting in the E and CE districts shall be maintained through a street landscape and lighting maintenance district.

5.4.2 LAUREL ROAD (EAST OF BYPASS)
Laurel Road east of the Route 4 Bypass shall have the same right of way sec­ tion, and landscape treatment as west of the Bypass, except the landscape tn•atmcnt shall he omitll'd in tlw hridgt•s ninstruclt•d ovl'r tlw Bypass and the SP tracks. In phase 1 of the Bypass, where the Laurel Roild interchange is at grnde, the landsG1pc tret1lmcnt dcscribl•d in 5.1.1 sh,111 bl• (u11tim1u11s through the interchange to Sunset Drive.

5.4.3 LONE TREE WAY (EAST OF BYPASS)
Lone Tree Way east of the Route 4 Bypass shall have the same right of way, section and landscape treatment as west of the Bypass, except the roadway shall be constructed with two auto lanes plus a bike lane in each direction, rather than three auto lanes. In phase 1 of the Bypilss, where the Lone Tree Way interchange is at grade, the landscape treat ­
ment described in 5.3.2 shall be continuous through
the interchange .

Figure 5.4b. Typicill section, Sunset Drive
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ELTA

5.4.4 EMPLOYMENT CENTER STREETS
The balance of streets on the east side of the Route 4 Bypass shall be con­ structed to a standard suitable for a mix of office, research and light industri­ al uses.
• RIGHT OF WAY. 76' (Fig 5.4c).
• LANDSCAPE. Each side shall be planted with a row of trees (min 15 gal) spaced at regular intervals of 30' on center. Street trees on each street shall be of a single variety, but none shall be the same variety as the trees on Sunset Drive.

These and the balance of landscape improvements shall comply with City of Antioch guidelines for class 1 landscapes. However, while the trees must be consistent along the entire street, the balance of landscape i111prnv1•nwnts 111.iy v.iry from p.ircel to p<1rcel in order to be consistent with till' l,111d~t·,1pt• ln•,1l11ll'11ls in thl' adj,ll'l'nl sl'lli,,d, .irt•,1s of priv,1l1•ly owned parcels .

Landscaping and lighting within the right of way shall be maintained through a street landscape and lighting maintenance district.

Landscaping behind the sidewalk shall be maintained by fronting prop­ erty owners .

ROW68'
Figure 5.4c. Typical section, Employment Center street. ,..........,
CIRCUI.ATlllN 5- 1 2

5.4.5 SUNSET GATEWAYS
The north and south entrances to the employment center (Fig 5.4d) shall be enhanced by gateway landscape features, to be planted and maintained by the aforementioned street landscaping and lighting district. • Construction of the gateways shall coincide with construction of Sunset Drive through the employment center.
• The north and south gateway features shall be identical in design and materials, in order to reinforce the identity of the employment center as a whole, and create an image of quality and prosperity. •
•
•
Plant materials shall differ in scale, texture and color from the roadway landscape, and should include some flowering plants.

The gateways shall be adequately dimensioned so they read as trul' t•11lr,111n·s, 1111( IIH'rl'ly as 1111th·v1•lop,1hl1• 'l1•ft11v1•r' ~p.11·1•s.

The gateways may each include
an identity element with the
name of the employment cen­
ter. These elements may be in
the form of a monument in the
roadway median, or symmetri ­
cal low walls flanking the gate­
way. In neither case shall they
be greater than 6' in height, nor
shall they have any internal
illumination .

Figure 5.4d. Locations of Sunset Gateways .

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16" Water Lines
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INFRASTRUCTURE
The A11tioc/1 l1~frnstr11ct11re Pinn and its EIR evaluated the need for roads, water, sewers, and storm drainage for
EL TA. This Specific Plan is consistent with the land use mix addressed in the Infrastructure Plan.

Section 5 describes the circulation improvements pro­
posed for EL TA; this Section describes the balance of the infrastructure required to support development in ELT A.

Figure 6.0. Water & Sewer Plan .

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EL TA

6.1 WATER TREATMENT & DISTRIBUTION
EL TA has been annexed to the Contra Costa Water District (CCWD), which has been the primary provider of raw water to the City of Antioch for treat­ ment and distribution.

Tn·11/111c11/. Tlw City of /\nlioch is responsibll' for providing treated waler lo ELTA. Presently, the City can draw domestic water from the San Joaquin River, to be stored at the Antioch Municipal Reservoir; or from CCWD via the Contra Costa Canal. Up to 6.3 mgd of raw water is drawn from the river, with lhe balance obtained from CCWD.

The City of Antioch's Water Treatment Plant presently has a capacity of 26- 28 mgd, compared to a maximum daily demand of 21.0 mgd in 1994. The present configuration of plant allows for expansions of capacity to over 60 mgd . These expansions, once completed, would be adequate to meet the projected water demand through 2030.

Based on the continued growth of the City and projected per capita con­ sumption, the existing plant is expected to reach capacity around 2000. At this point, the City must decide whether to expand the plant, or purchase ln•all'd w,1ll'r from CCWD . Thl' distribution system describl'd bl'low has lil'l'll pl,11111l'd lo dr.iw lr11111 l'illwr or both smtn.:l's.

Distrib11tio11. ELTA lies within the City's Water Zone III East. The trunk lines in this zone are sized to serve existing and planned development, including development in EL TA.

As shown in Fig 6.0, water distribution improvements required to serve ELTA include water main extensions within Laurel Road, Country Hills Drive, Canada Valley Road and Lone Tree Way; a new north-south water main within Sunset Drive; and expansion of existing pump station facilities to service Zone III East.
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INFRASTRUCTURE 6-2

6.2 WASTEWATER TREATMENT & SEWERS
FUA is within the service boundary of the Delta Diablo Sanitation District (DDSD), which serves Antioch, Pittsburg and Bay Point.

Trent111e11t. TI1e DDSD Wastewater Treatment Plant presently has an operat­ ing capacity of 16.5 mgd, compared lo a present load of 12.0 mgd. The next DDSD plant expansion is planned for sometime after 2000.

Sewers. Presently, sewer flows from southeast Antioch are conveyed by a series of gravity and force mains to a pump station at Hillcrest and Lone Tree Way, and then on to the DDSD plant. A new sanitary sewer gravity trunk line to serve ELTA and the balance of southeast Antioch is pl.111ned to be constructed in 1997; this new line will extend a gravity line east from the Hillcrest pump station east along Lone Tree Way, then north along Empire Road and the SP tracks, then along Route 4 to the City's main pump station leading to the DDSD plant.

As shown in Fig 6.0, sewer system improvements required to serve ELTA include a new north-south line within Sunset Drive; an east-west line under tlw propnsl'd DPlt.i Expressw.iy linking llw Country I lills Road ,md Sunsl'I Drivl' li1ws; and Sl'Wl'r li1ws within Country I lills R11,1tl, 1.,nm·I Ro.id, ,md Canada Valley l{oad.

6.3 GAS, ELECTRICITY, TELEPHONE & CABLE
The Pacific Gas & Electric Company provides natural gas and electricity; Pacific Bell provides telephone service; and Viacom provides cable service to ELT A. Each provider will expand their respective systems to serve development in ELTA as it occurs. In general, these systems will be colo­ cated in joint trenches within roadways.

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7 The quality of life for both workers and residents in ELT A depends to a great extent on the quality of public services. City policy requires that all proposals for new development provide for adequate schools, parks, and police and fire protection. The Orn.ft Enviro11111ental l111pact Report for Future Ur/11111izatio11 Arca #2 includes a complete analysis of the public services and facilities proposed for ELT A;this section presents a brief summary of each topic.

7.1 POLICE
Buildout of ELTA as described in this Specific Plan would require an increase of 5-6 police officers and staff to respond to the increased demand.

The headquarters facility on downtown Antioch is relatively new, and is expected to meet the needs of the city for the next 20-30 years; because the department employs radio-dispatched mobile units rather than fixed substa­ tions, no new physical facilities would be required by ELTA development.

7.2 FIRE
In order to meet the Consolidated Fire District's maximum radius of 1.5 miles for first-engine response, an additional fire station will be required to serve new devdopment in EL TA. The fire station site at the northwest cor­ ner of Lone Tree and Sand Creek is set aside to meet this projected need. r-, IJ

PUBLIC SERVICES

7.3 PARKS
The general plan requires developers to dedicate a 'reasonable' amount of land as open space; the growth management element prescribes a standard of 5 acres of parks per 1,000 residents. The City interprets this standard as being limited to active parks; no parks credit is granted for unimproved nat­ ural reserves or other types of open space. The Neighborhood Park includes a mix of flat and hilly land; parks credit shall only be granted for those por­ tions of the site suitable for park usage.

The mix of residential development described in Section 3, Land Use would yield about 3700 residents, and would require at least 18 acres of active parks. The Neighborhood Park, at roughly 8 acres, meets this need in con­ junction with Lindsey Basin. Park fees collected will be utilized to improve the Neighborhood Park, with some fees also available for Lindsey Basin.

Design sta11dards for tl,e Neigl1borl10od Park are presented i11 Section 4.4.

7.4 SCHOOLS
ELT A lies partly in each of two school districts: the northwest portion lies in the Antioch Unified School District, the southeast portion in the Brentwood Unified School District. The most probable scenario is that the district boundaries will be adjusted to include the entire ELTA within one district; at this point, the Antioch Unified School District would seem the more likely service provider.

As a general rule, school districts seek to add a new school for a given grade range if the students to be generated by new development would fill at least half of the school. At full buildout, the residential districts in ELTA would generate 595 students in the K-6 range, or over half the capacity of a typical 1,000 student AUSD elementary school. The Specific Plan, therefore, sets aside a site in the northwest portion of EL TA. Based on preliminary conver­ sations with AUSD, the proposed site is a good one with respect to its longtem1 projections, and is adequately separated from the existing future school site just west of EL TA.

Design standards for tl,e School are presented i11 section 4.5 D41
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8 DESIGN STANDARDS
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The provisions of Section 3, Land Use and Section 8, Design Standards in this Specific Plan supersede Zoning Ordinance Sections C.l, C.2, C.3, C.4a, C.4b, and C.5 for develop­ ment within ELTA. Zoning Ordinance Sections C.4c, C.6, C.7, and Section D in its entirety, remain in force for ELTA, and are incorporated herein by reference.

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8.1 c::l

SINGLE FAMILY RESIDENTIAL
The Land Use Plan designates most of the western half of ELTA for single-family detached homes. While this continues the existing pattern of land use in southeast Antioch, the goal of this Plan is to create a new community with a distinctive form and identity, and a strong relationship to the natural open spaces that wind through the residential areas.

The Land Use Plan includes two single-family designations:

RL Low Density Residential
RM Medium-Low Density Residential
The RL district allows detached homes at up lo 4 units per acre, and is characterized by gently curving streets that follow the contours of the upland portions of ELT A. The RM district, at up to 6 units per acre, is characterized by more formal, traditional grid layouts on the more level portions.
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MULTIFAMILY RESIDENTIAL
Multifamily residential in EL TA is envisioned as a mix of gar­ den flats and townhomes, of a scale and character that respects and complements its single-family neighbors.

The western half of ELTA has two primary 'gateways': at Laurel Road and at Lone Tree Way. In both locations, the gateway is flanked on one side by community retail and on the other by multifamily residential; it is unlikely, therefore, both sides will be develope_d at the same time, or by the same developer.

However, because these gateways will set the tone for the entire community, b9th frontages must work together to create an ele­ gant, harmonim.1s entry.

Figure 8.2a. Key map, Multifamily Residenti.il.

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EL TA

8.1.1 GRADING
• The goals of these grading standards are to preserve significant features of the landscape, and to ensure graded areas are indistinguishable from adjacent natural landforms.

Grading shall be designed with soft, curvilinear forms, not sharp angles or large flat planes.

While pads for individual homes are permitted, the edges of those pads visible from the street shall be contoured to resemble natural I.ind forms.

The numerical criteria prescribed in 8.1.1 are maximums, not aver­ ages or starting points for negotiations.

J TRANSITION I
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UNDISTURBED

I OPEN SPACE

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2 Figure 8.lb. Grading at open space boundary.
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Figure 8.Jc. Grading at back-to-back lots.
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DESIGN ST/\ND/\ROS 8-3
The natural features of the open space land shall be preserved and used to frame and define residential areas.

Road and lot layouts shall conform to the greatest practical extent to natural landforms.
• Grading shall be contoured to blend into adjacent open spaces (Fig 8.lb).

Where residential lots back up to open space, the grade transition at the open space boundary shall have a slope no greater than 2: I.

The residential pad shall be no more than 20' lower than the eleva­ tion at the open space boundary, to ensure the house screens the view of the boundary fence and the slope below it.

Within a 60' wide transition zone along the perimeter of the open space, contour grading may be utilized to round the edge of the cut slope and blend into the adjacent natural landform. However, 111osf of the grade change from the pad to the open space shall be taken up within the residential lot itself.

No grading may occur in the open space except within the trt1nsition zone. The only exception to this rule shall be to t11low transition grading to extend beyond the 60' zone in specific areas where unusual topographic conditions exist. Such exceptions sht1ll be dl•lerminl'd CilSl' by casl', and sh,111 lw dl'signl·d to produn• a finished condition that resembles natural landforms.

Where a street, rather than lots, abuts open space, the 60' transition zone shall be measured from the right of way line. Again, only limited contour grading may occur within the transition zone. • Homes shall not interfere with views from the ridgetop view trail.

Buildings shall not interfere with views from the ridgetop trail. The highest point on any building must be at least 10' lower tht1n the elevation of the net1rest point on the ridgctop trail. Tlw only l'Xn·p­ tion to this rule shall be for 'saddle' points along the trail, where the trail intersects roads. Buildings may project into the views from these 'saddle' points, established based on review of the preliminary grading plan.

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• Grading shall be designed to ensure adequate topsoil depth for plant materials .
• 13ack-lo-back and side-to-side grade transitions from lot to lot shall have slopes no greater than 2:1, and shall be accommodated entirely on the lower lot (Fig 8.lc).

The maximum elevation change to be accommodated within a single back-to-back transition slope is 20'. Split pads shall be used with elevation changes gre,1lcr than 20'.
• Residential pads shall be deep enough to accommodate a house plus a flat backyard at least 20' deep for two-story homes, and 15' deep for homes which are largely or entirely one story (Fig 8.lc}.

Figure 8.ld. Maximum residential block 600'.

Figure 8.1e. Maximum visual length 1000'.
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DESIGN ST/\Nl>/\Hl>S 8-4

8.1.2 BLOCK & LOT LAYOUT
• Residential areas shall be design ed lo encourage pedestrian .md bicydc movements.

Roads shall be planned to provide safe, plcasnnt and direct niull's lo parks , shopping centers and other destinations.

In order to avoid long, unbroken block frontnges and inconvcnienl, circuitous routes, public streets or paths should, in general , occur at intervals no greater than 600' (Fig 8.ld).
• Roads shall be planned to provide visual interest and a sense of enclosure .

No residential street shall have a visual length of more than 1000' .

This may be accomplished by tee or offset intersections, or by hori­ zontal or vertical curvature (Fig 8.le) .
• Each RL lot shall have a minimum area of 6,000 sf, with a minimum width of 60' and a minimum depth of 90'.

For corner lots, the minimum width shall be 65'.

For lots at the ends of culs-de-sac, the front width may be reduced if the average width of the lot is at least 60'. In no case, however , shall the width at curb foce be less thnn 37'.
• Each RM lot shall have a minimum area of 4,000 sf, with a minimum width of 50' and a minimum depth of 80'.

For corner lots, the minimum width shall be 62'.

For lots at the ends of culs-de-sac, the front width may be reduced if the average width of the lot is at least 50'. In no case, however, shall the width at curb face be less than 37'.
• Lot width shall be measured at the minimum front setback line.

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Figure 8.1 f. Typical interior Int.
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Figure 8.lg. Typirnl rear garnge .

Figure 8.lh . Typical corner lot.
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DESIGN STA NDARJ)S 8-5

8.1.3 SITE DESIGN
• Front setbacks shall vary to the extent practical.
• Each block shall include some 'house-forward' models to create visual variety along the street.

On house-forward models, the first story shall be set back at least 10', but no more than 20', from the front property line (Fig 8.1f). The second story shall be set back at least 15' from the front property line.

On 'house-forward' models the garage face shall be sl!t back al k•asl 5' from the front facade (Fig 8.lf).

Rear garages are strongly encouraged as a means to create visual variety along the block frontage (Fig 8.lg). Such models must be designed to preserve a usable back yard, and to minimize the adverse impact of the garage on adjacent properties.
• Entrances and windows, not garages, shall be the dominant elements of •
•
front facades .

While some models may use side-facing entrances for variety, at least 75% of the homes on each block shall have front-facing entrances .

The width of the garage shall be no greater than SO'¼, of the width of the lot. Garage width shall be defined as the combined width of all garage door openings.

Corner homes shall be designed so both exposed f.lc,1des face and enhance the street (Fig 8.1h).

On corner lots, the side facade facing the street shall be at least 10' from the property line .

On corner lots, the garage face shall be at least 30' from the corner.

All homes shall have usable back yards .

Residential pads shall be deep enough to accommodate a hou se plus a flat backyard at least 20' deep for two-story homes , and 15' deep for homes which are largely or entirely one story (Fig 8.lc).

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EL TA
• Sidl' y,1nls sh.ill vary lo increase v.iriety and provide more light and privacy to homes.

All interior side facades shall be set back at least 5' from side prop­ erty lines in both the RL and RM districts.
fn both districts, at least 25% of homes on interior lots shall have one side facade set back at least 10', and the other at least 5', from the respective side property lines.

No side or rear setbacks are required for detached accessory struc­ tu rcs, other than those required to meet the fire code; therefore, rear garages (as shown in Figs 8.lg and 8.lj) are one way to meet the above standard.

In the RL district, all two-story homes on interior lots shall have one side facade set back at least 10', and the other at least 5', from the respective side property lines.

UNDESIRABLE
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DESICN STi\Nlli\l{llS 8-6

8.1.4 ARCHITECTURAL DESIGN
• Architecture within each residential area shall reflect a common vocabu­ lary of forms, details and materials.
• The architecture of adjacent residential areas should reflect distinct, but compatible styles .

While architectural styles should be used to help create distinctive identities for residential areas, they should not clash. The goal is to create a pleasing variety within a coherent whole .
• Block frontages shall present a balance of variety and harmony . •
Homes on each block frontage shall include at least 3 distinct models, plus one or more variations for corner lots. Homes of the same model may not occur on adjacent lots.

Models shall be truly distinct in plan and form. Superficial facade variations are not in themselves adequate to create variety (Fig 8.1 i).

Each block frontage shall include a variety of one- and two-story forms. Other visible groups of facades (particularly rear facades on downslope lots) shall also include a variety of one- and two-story forms.

All facades shall be well composed and articulated .

Wall and roof planes shall include 3-dimensional elements (chim­ neys, balconies, bay windows, dormers) to break up large surfoce planes and create a human scale .
• All facades of a home shall employ the same vocabulary of forms, details and materials.

PREFERABLE Side and rear facades exposed to public view (such as rear facades Figure 8.1 i. At least 3 distinct models per frontage.
on downslope lots, or side facades on wide side yards) shall be similar in articulation and detail to front facades (Fig 8.lj) . • Details shall reinforce and enhance architectural form and style .

On homes designed with clear rcferencl' lo a particular styll' or period, all details shall be consistent with that style or period.

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EL TA
Fl.AT SURFACES WITH NO
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PREFERABLE
Wt-lENSIDES&
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Figure 8.lj. Similar articulation and detail on all exposed facades. • Roof forms shall be consistent on all parts of the house. •
•
Individual homes may have a mix of flat and pitched roofs, but all pitched roofs on a home shall have a similar pitch.

Roof forms shall be consistent over the entire roof, from front to back and side to side (Fig 8.lj). For example, if a hip roof form is used on the front facade, it shall also be used on other facades so as not to create the 'assembly-line cut-off look' common in production llllusing .

On corner homes, architectural style and details shall be consistent on both exposed facades.

Stairways, fences, trash enclosures and other accessory elements shall be designed as integral parts of the architecture .

Fences visible from streets, such as those on corner lots, shall be architecturally designed and shall complement the architecture of the homes they serve .
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0 E S I c; N 5 T II N D A IU l S 8 - 7

8.1.5 ARCHITECTURAL MATERIALS
• Architecture within each residential area shall use a common palette of materials, which convey an image of quality and durability. • All facc1dcs of i1 building shc1ll employ the sc1nw vncabulc1ry nf 111aterials.

The entire home shc1ll be i1 coherent c1rchitcctural co111position .

Trnnsitions from front facades to sides and rears shall be graceful, not abrupt.

On corner homes , architectural materials shc1ll be consistent on both exposed facades.
• Materials shall reinforce and enhnnce architecturnl form and style.

On homes designed with obvious references to a pnrticular style or period, the mc1teric1ls should be consislenl with that styll' or 1wriod.

Changes in surface materials shall occur at inside corners of changes in surface plane (Fig 8.lk) .
• Certain materials have an inherently inexpensive, insubstantial, or garish quality, and are prohibited . These include :

Roofs: composition shingles; glazed or painted tiles; metal or other sheet materials. Walls: vinyl; metal; plywood or other sheet materials .

Wood or hardboard siding, if used, must be shiplap or board-and­ battcn. Sh ipl np mus t be inst<1llcd so there arc IHI visible joints .

Board-and-batten must be installed so there are no visible joints in the underlying 'board' material.

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UNDESIRABLE
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Figure 8.lk. Material changes at inside corners.
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DESIGN STANDARDS 8-8

8.1.6 LANDSCAPE
• Residential streets shall incorporate the landscape improvements described in Section 5.3.
•
A program of landscape improvements and ongoing maintenance shall be included as part of each development proposal.

Lots adjacent to open space areas shall incorporate a firebreak as described in the city landscape guidelines.

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ELTA

8.2.1 SITE DESIGN
• Buildings shall frame the gateways and form an entry portal to the com- munity (Figs 8.2b-8.2c).

Buildings and parking lots shall be set back at least 25' from public rights of way, and facades shall align with the streets they face.

Buildings shall occupy both corners of the gateway entry. Given their visual importance, the corner buildings should be the most dis­ tinctive buildings on their respective sites.

Building facades within 35' of the right of way shall comprise at least 50% of both frontages of the Lone Tree gateway.

LONETRffWAY
Figure 8.2b. Lone Tree Way community
gateway (see 5.3.10 for landscape).

RIDGETOP
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gateway (see 5.3.9 for landscape).
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0 E 5 I G N S T ,\ N ll A R ll S 8 - l)
• The multifamily complex shall be sited and designed to take maximum advantage of natural amenities.

On the Lone Tree Way site, the complex shall provide views of and from the creek. On the Laurel Road site, the complex shall provide direct access to the ridgetop view trail.
• Buildings within the site shall be sited and configured to ensure visual and acoustic privacy.

Front-to-front, front-to-rear, and rear-to-rear separations shall be at least 30'; front-to-side at least 25'; and side-to-side and side-to-rear at least 20'.

Building shall be set back at least 15' from the curb lines of internal roads and parking lots.

Units shall be entered from vestibules or stair landings serving no more than 4 units per floor. No unit entrance shall require circula­ tion past windows of other units.
• Building forms shall be used to frame secure, observnble common spaces.

Units sh.ill foce and nhsl'rVl' ro,1ds, p,1lhs ,111d common 01wn span•s and, conversely, unit entrances shall be visible from those spaces, in order to enhance the security of residents.
• Public, communal, and private spaces shall be clearly distinguished.

While walls and gates are obvious devices to delineate 'ownership' of spaces, more subtle devices such as changes in grade and land­ scape often work nearly as well, and should be encouraged. • There shall be a continuous system of pedestrian paths through the complex.

Residents shall be able to walk to and from !heir cars without m,rneuvering through parked cars.

D51
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• Entry drives shall be designed to create a positive identity for the complex.

The entry drive shall include sidewalks and formal rows of trees on both sides (Fig 8.2d). The clubhouse and common open space shall be directly visible from the entry drive.

Buildings shall be set back at least 15', but no more than 30', from the curb line of the entry drive. At least half the units fronting on the l'ntry drive shall have their principal entrances on the entry drive. • Parking shall be unobtrusive and shall not disrupt the quality or conti- nuity of the complex.

Visible long, unbroken rows of parked cars or garage doors shall not be pcrmilled. Parking shall instead be distributed over the site in discrete lots or courts (Fig 8.2e).
• Services shall be sited and designed to be unobtrusive and invisible from public areas and open spaces.

Trash bins, utility meters, transformers and other service elements shall be enclosed or otherwise concealed from view.

Figure 8.2d. Entry drive.
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DESIGN STANDARDS 8-10

8.2.2 OPEN SPACE
Multifamily housing must provide both common and private open space.

Common open space is for the use of all residents. This open space must be usable, and only landscaping that enhances its use value is permitted.

Decorative landscape, such as flower beds, is not usable open space. Private open space is only for use of the residents of the adjacent unit, and may be in the form of a ground-floor yard, patio or deck, or an upper-floor balcony. • The complex shall provide at least 60 sf of private open space per unit, along with adequate common opt>n spacl'.

No yard, patio, or deck shall have a dimension less than 10'. No bal­ cony shall have a dimension less than 6'.
• Play spaces for children are strongly encouraged, and shall be both secure and observable.

Common open spaces intended as play areas for children shall be directly observable from active living spaces in the units they serve.

Buildings shall be configured to provide enclosure for the space, but the space shall also be observable from the entry drive. Access shall be designed to discourage children from straying out and intruders from sneaking in.
• Recreational amenities shall enhance the sense of community.

Figure 8.2e. Parking court.

The complex shall include a central
rl'crl'alional facility. lls spt•cific l'lt•­
ments shall be selected to meet the
needs of prospective residents. For
example, a project designed for sin­
gles and couples might include a
pool and exercise room, but a play­
ground might be preferable for a
family-oriented project.

A clubhouse available for use by
residents of the complex is strongly
encouraged as an element of the
recreational facility.

D52
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EL TA
• Common open space shall have a
direct, positive relationship to adjacent
public open space.

On the Lone Tree Way site , the
common open space shall provide
views of and from the creek (Fig

8.2f). On the Laurel Road site, the
common open space shall provide
direct access to the ridgetop view
trail.

Lrndscaping shall create a graceful
transition from common to public
open space.
r-:-, r-:

Figure 8.2f. Units frame and
observe open space.
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DESIGN STANDARDS 8-11

8.2.3 ARCHITECTURAL DESIGN
• Architecture within the complex shall utilize a single , unifying vocabu­ lary of forms and details.

Visual interest shall be created by articulation of planes and vol­ umes and the subtle use of color, not by abrupt changes in style. • Building forms shall be articulated by varying roof heights and wall planes.

Facades shall include 3-dimensional elements (chimneys, balconil's, bay windows, dormers) to break up large surfaces and create a human scale .

Long, unbroken volumes and large, unarticulated wall and roof planes shall be prohibited. Every facade shall be well composed and articulated.
• Buildings shall respect the scale and character of nearby residential areas.

Buildings shall be no greater than 35' in height.

Traditional elements such as pitched roofs and chimneys can help create a graceful visual transition from the arterial to residentinl districts .
• Architectural treatment shall be consistent on all building facades . • l{oof forms shall cowr tlw l'nlin• width and lh•pth of h11ildin~s.

Superficial roof forms (such as 'mansards') affixed to the building edge are prohibited.
• Stairways, fences, trash enclosures and other accessory elements shall be designed as integral parts of the architecture.

Manufactured components such as stairways and sheds are prohib­ ited.

D53
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E LT A.

8.2.4 ARCHITECTURAL MATERIALS
• Architectural materials shall be selected to convey an image of quality and durability.
• Architectural materials on each building shall be consistent on all facades.
• Materials shall reinforce and enhance architectural form and style.

Changes in materials shall occur at inside corners of changes in sur­ face plane.

On buildings designed with obvious references to a particular style or period, the materials shall be consistent with that style or period. • Roofs shall be clad in clay or concrete tile; walls shall be clad in plaster, brick or wood.

Flat roofs may be allowed, but only if they are concealed from public view by continuous parapets, or by pitched roofs of the above mate­ rials.

Wood or hardboard siding, if used, must be shiplap or bnard-and­ ballen. Shiplap must be installed so Lhere are no visible joints.

Board-and-batten must be installed so there are no visible joints in the underlying 'board' material.
• Certain materials have an inherently inexpensive, insubstantial, or gar­ ish quality, and are prohibited. These include:

Roofs: composition shingles; glazed or painted tiles; metal or other sheet materials. Walls: vinyl; metal; plywood or other sheet materials.

8.2.5 LIGIITING
•
•
Lighting within the complex shall consist entirely of fixtures on poles no greater than 16' in height, but preferably lower. Pole fixtures shall be supplemented by low bollards and other path lighting.

Fixtures shall incorporate cutoffs to screen the view of light sources from residences.

LJ -- ---,
I) E S I l;' N S T ,\ N IJ 1\ I{ IJ S 8 - I 2

8.2.6 LANDSCAPE
• All site areas not covered by structures, walkways, driveways or park- ing spaces shall be landscaped.

The landscape shall, as a rule, consist of live plants. Gravel, rock, bark and other like materials are not a substitute for plant cover.

Plazas and other areas subject to heavy traffic may be surfaced with a combination of plants and decorative paving.

The landscape shall include permanent, automated irrigation. • Plant materials shall be primarily natives and other climate-suited varieties.

Water-intensive plants, such as lawns and flowering exotics, shall be used only sparingly as accents.
• Mature trees, rock outcrops, creeks and other desirable natural site fea­ tures shall be preserved and incorporated into the landscape plan. • Site landscaping within the complex shall include formal, regularly spaced trees along roads and paths, combined with more informal, relaxed plantings in common open spaces and interstices. • Parking lots shall be generously landscaped to provide shade, reduce heat and glare, and provide visual interest.

Figure 8.2g. Parking lot landscaping.

Each row of spaces in a surface lot shall
provide one planting bed at least as
wide and long as one parking space at
intervals of 4-6 spaces (Fig 8.2g). Ead1
shall be planted with at least one min
15 gal tree plus ground cover.

D54
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8.3 -

COMMUNITY RETAIL
The community retail center in FUA 2 is envisioned as not mere­ ly a generic strip center, but rather as an integral part of the community. It should have a public, pedestrian-friendly char­ acter, and its architecture and landscape should complement and enhance the residential areas it serves .

The western half of FUA 2 has two primary 'gateways': at Laurel Road and at Lone Tree Way. In both locations, the gateway is flanked on one side by community retail and on the other by multifamily residential; it is unlikely, therefore, both sides will be developed at the same time, or by the same developer.

Howev~r, because these gateways will set the tone for the entire community, both frontages must work together to create an ele­ gant, harmonious entry.

Figure 8.3il. Key map, Community Retail.

D55
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8.3.1 SITE DESIGN
• Buildings shall frame the gateways and form an entry portal to the com- munity (Figs 8.36- 8.3c).

Buildings and parking lots shall be set back at least 25' from public rights of way, and facades shall align with the streets they face.

Buildings shall occupy both corners at the gateway entry. Given their visual importance, the corner buildings should be the most dis­ tinctive buildings on their respective sites.

Building facades within 35' of the right of way shall comprise at least 50% of both frontages of the Lone Tree Way gateway .

Figure 8.3b. Lone Tree Way community
gateway (see 5.3.9 for landscape).
fJDGETOP

OPEN SPACE
7 ./.::--
-125'
I..AIIOSCAPE --/..._

SETBACK ,'
,
.,,,,.,,,..,,,."
/
I
I
Figure 8.3c. Laurel Road community
gateway (see 5.3.9 for landscape).
r-:1 c-J -i
DESIGN ST/\ND1\RIJ S 8 - 14
• The center shall comfortably accommodate pedestrians as well as cars. •
•
•
•
Residents shall be able to walk a direct route from their homes to center stores without traversing parking lots.

A continuous pedestrian sidewalk shall link all stores in the center.

Sidewalks shall be at least 10' in width and shall be framed by store­ fronts, awnings and landscaping (Fig 8.3j).

The center shall include a public plaza, localed at the m.iin pedestrian entrance (Figs 8.3d-8.3e).

A community retail center, if properly designed, can be a place where neighbors meet, soci.ilize, .ind sh.ire information. In order Ill serve this imporhrnt purpose, however, it must provide an inviting public space.

The plaza shall include both paved .ind pl.intcd .ire.is, ilnd shnll pro­ vide a generous ammmt of seating. At least one cafe, deli, or rest.iu­ ranl shall face the plaza.

In general, these plazas need be no larger than 8,000-12,000 sf. However, where U1e plaza is located, and how it is framed by active, complemen ­ tary uses, are just as important as its size.

On the Lone Tree Way site, the plaza shall be designed to provide views of and from the creek, and shall provide direct access to the creek trail.

Parking areas shall be designed to maximize the utilization of angled parking.

Bicycle parking shall be provided as required by the City Parking Ordinance .

Bus stops with shelters shall be conveniently located to serve the retail center, and a continuous sidewalk shall link the bus stop to all stores in the center .

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ELTA
Figure 8.3d. Illustrative plan, Laurel Road retail center.

LONE TREE WAY
Figure 8.3e. Illustrative plan, Lone Tree Way retail center . lJ
DESIGN ST/\ND/\RDS 8-15
• Service facilities shall be concealed from public view.

Trash bins and compactors, utility meters, transformers, and other service elements shall be enclosed or otherwise entirely concealed from view. Service enclosures shall be designed as integral ele­ ments of the center architecture.

Loading areas shall be separated from residential lots by a solid wall ,md n 10' landscaped strip, pl,mll'd with dl•nst•ly foli,1gt•d ln•1•s. Tlw wall shall be of ndcqualc height lo conceal the vil'w til dl,cb ,md trucks from adjacent homes .

In general, loading areas shall not be visible from any public slret'l, nor from Antioch Creek.
• Drive-thru windows shall be limited to two per center.

Neither service windows nor stacking lanes shall face public streets. • Buildings shall be sited, designed and landscaped to minimize their adverse visual impacts on nearby open spaces and residences .

The Lone Tree site backs up to the Antioch Creek open space, while the Laurel Road site backs up to residences. Both these interfaces must be treated with extreme care.

Section 8.3.4 prescribes landscape treatments for the perimeters of retail sites. However, it is also important these perimeters not be merely long, blank edges that separate the center from its communi­ ty. The public plazas described above help break the visual monot­ ony of these edges by providing views, and pedestrian routes, into the center .

Buildings shall be set back from property lines abutting residential lots at least 1.5' for each 1' of building height, although this setback may be reduced where there is also a change in grade at the proper­ ty line. Windows, if any, shall be located to preclude direct views into adjacent homes or yards within 100'.

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ELTA

8.3.2 ARCHITECTURAL DESIGN
• The center shall be designed as a composition of distinct, but related forms (Fig 8.3f).

Building forms shall be articulated by varying roof heights and wall planes. Long, unbroken voltunes and large, flat planes shall be avoided.

A mix of one- and two-story forms is strongly encouraged as a way to increase visual interest and diversify the mix of activities in the center.

PREFERABLE
,::1/
:;;,
~0 ~ "-~ '-.,. '-----~~---'-.,.

Figure 8.3f. Articulation of building forms.

Fi,:11w H.1h. S111wrfi.-i.1I roof fnntts.
c-, LJ r--. c-,
DESIGN STANLJARLJS 8-16
• Ard1itecture shall respect the scale and character of nearby residential areas.

Traditional elements, for example pitched roofs or covered arcades, can help create a graceful visual transition from the arterial to resi­ dential districts.
• Architecture within the center shall employ a single, unifying vocabu- lary of forms, details and materials.

Visual interest shall be created by articulation of planes and vul­ ll111l'S and tlw subtle' USP of color, not by abrupt rhilngl's in styll'.

Franchise architecture, such as pseudo-historic styles or 'trademark' roof shapes, which sacrifice the integrity of the center to promote a single tenant, is prohibited. (Fig 8.3g).

All facades of a building shall draw from the same vocabulary of forms, details and materials. Transitions from front facades to sid1;.•s and rears shall be graceful, not abrupt.
• Roofs shall be designed as integral elements of the center architecture.

Roof forms or parapets shall be continuous around the entire build­ ing, not superficial forms limited to the most visible areas (Fig 8.3h). • Buildings shall presl'nt interesting, inviling street facadl's.

Display windows shall comprise at least 33% of the width of each facade that faces a public street.

Where large blank wall sections are unavoidable, they shall be artic­ ulated with 3-dimensional elements, such as planters, and softened with vines and shrubs.
• Services and equipment shall be enclosed, buried, or otherwise con­ cealed from view.

Roof-mounted equipment shall be concealed by enclosures consis­ tent in design with the building roof.
• Dock and service enclosures and other auxiliary structures shall be desig11C'd as intf'grnl elf'ments of the cPntN architcctun•.

D58
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EL TA

8.3.3 ARCHITECTURAL MATERIALS
• Architectural materials shall be selected to convey an image of quality and durability.

Loud colors, mnterials and signs me unnecessnry in a center that serves the routine day-to-day needs of local residents. Subtler, more elegant materials can help create a graceful visual transition from the arterial to residential districts.
"'~

UNDESIRABLE PREFERABLE
Figure 8.3i. Material changes at inside corners.

STOREFRONT
~10' -­
NET
Figure 8.3j. Typical section,
storefront within center .
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DESIGN STANDARIJS 8 - 17
• All facades of a building shall employ the same vocabulary of materials .

Transitions from front facades to sides and rears shall be grnceful, not abrupt.
• Materials shall reinforce and enhance architectural form and style . •
•
•
Changes in materials shall occur at inside corners of changes in sur-

1.rcc l'l,111t· (Fig 8.Ji).

On buildings designed with obvious references to a particular style or period, the materials shall be consistent with that stylP or ~wriod.

Roofs shall be clad in clay or concrete tile; walls shall be clad in plaster, brick or wood.

Flat roofs may be allowed, but only if they are concealed from public view by continuous parapets, or by pitched roofs of the above materials .

Wood or hardboard siding, if used, must be shiplap or board -and­ batten. Shiplap must be installed so there are no visible joints .

Board-and-batten must be installed so there are no visible joints in the underlying 'board' material.

Accent materials may include stone; anodized or thermoacrylic coat­ ed metals; and wood with a minimum nominal dimension of 2".

All ground floor display windows shall be clear glass . Windows on upper floors may be lightly tinted, but may not be reflective.

Certain materials have an inhert•ntly inexpensive, insubstantial, or gar­ ish quality, and are prohibited . These include:

Roofs: composition shingles; glazed or painted tiles; metal or other sheet materials. WaUs: vinyl; metal; plywood or other sheet materials.

D59
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8.3.4 LANDSCAPE
• All site areas not covered by structures, service yards, walkways, drive- ways or parking spaces shall be landscaped.

The landscape shall, as a rule, consist of live plants . Gravel, rock, bark and other like materials are not a substitute for plant cover.

Plazas and other areas subject to heavy traffic may be surfaced with a combination of plants and decorative paving.

The site hmdscape ::;h,1II include permanent, .iulomatcd inig,1tio11. • Plant materials shall be primarily natives and other climate-suited varieties.

Water-intensive plants, such as lawns and flowering exotics, shall be used only sparingly as accents.
• Mature trees, rock outcrops, creeks and other desirable natural site fea­ tures shall be preserved and incorporated into the landscape plan. • Parking lots shall be generously landscaped to provide shade, reduce hent and glare, and provide visual relief from the acres of parked cars.

Figure 8.3k. Pilrking Int lilndsrnping .

Planting beds at least one
parking space wide shall
be located at the ends of
each row and at intervals
of no more than 10 spaces.
(Fig 8.3k). Each bed shall
be planted with one (sin­
gle-space depth) or two
(double-space depth) min
15 gal trees .

Pnrking lot trees shall be
selected and spaced so tree
c;rnopy cnvl'rs nt ll'nst 25%
uf the paved area uf the Jut
within 10 years .
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DESIGN STA NDARDS 8-18
• Street frontages shall be landscaped lo screen the view of pmkcd cars and frame the public realm.

Setbacks along street frontages shall include a row of trees, sp~ced at the same interval as the street trees in the public right-of way. The on -site trcl'S sh.ill lie offsl'l by h.1lf till' interval, lo lTl',lll' ., dP11lill· row of alternately spaced trees framing the public sidewalk (Fig 8.3k).

Where parking lots front directly on strC'l:'ts, the sl'lhark shnll includl' il berm, adequ,1lc in height lo screen lhl' view ol p,1rkl·d l-.11·s ln,111 the street (Fig 8.3m).

This berm may be reduced on sites where the parking lot lies above the road, as long as parked cars are not visible from the road. • Interior property lines shall be landscaped to buffer adjacent uses from visual and acoustic impacts.

Where a retail site abuts non-retail uses, there shall be a landscaped setback of at least 10', with a masonry wall at least 6' in height at the property line, except at plaza locations (Fig 8.3n).
• Sides and rears of retail buildings facing the Bypass shall be screened from view by densely foliaged trees.

Loading areas and other service facilities shall be entirely concealed from view, as described in 8.3.1.

Figure 8.3m . Pi1rking lot berm. Figure 8.3n. Interior property line.

D60
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EL TA

8.3.5 LIG l·fTI NG
•
•
•
•
Lighting in retail centers shall be limited to levels adequate for public safety.

Lighting in service areas shall be the minimum required for operation, and shall be designed to minimize the visibility of those areas.

Low, pedestrian-scale fixtures are encouraged to help identify and light pedestrian routes.

Light fixtures shall employ shielding to ensure no light sources are directly visible from outside the site.
---,. . . i-c-j9]C@r~f\ · ..
c~ L I OF NOMDUAL AREA MEASURED

CHARACTERS AS PERIMETER OF
I
ENl~SIGN
I
I
Figure 8.30. Sign area. Figure 8.3p. Awning signs.
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DESIGN STANDARDS 8-19

8.3.6 SIGNS
•
•
•
•
•
•
Signs and other graphics shall be an integral part of the center design .

Tlw ct•ntl'r dl'sign shnll includl• i1 comprehensive sign program, wilh designs for known tenants and criteria for w1known future tenants .

Sign design shall complement and enhance the center architecture.

Signs shall respect the scale and character of nemby residential areas .

Large, garish signs are unnecessary in a center that serves the rou­ tine day-to -day needs of local residents . Subtler, less inlrusin· signs can help create a graceful visual transition from the arterial to resi­ dential districts.

Each center may have one detached monument sign per arterial or col­ lector frontage to identify the center and up to two tenants; all other signs must be affixed to buildings.

The cumulative area of all affixed signs in the center shall be no greater than 1 sf per lineal foot of storefront in the center (Fig 8.30).

Affixed signs shall be composed of individual characters; cabinet signs are prohibited .

Individual characters shall be no greater than 18" in height for minor tenants. Major tenant signs shall be reviewed case by case, but in general shall not exceed 36".

Affixed signs shall be placed only on vertical surfaces below the eave or parapet line; rnof lop signs nre not permitted .
• Awning signs are allowed, but graphics shall be confined to vertical sur­ faces (Fig 8.3p).

Awning signs shnll count ngainst thC' maximum individunl and cumulative areas fur affixed signs.

Illuminated awnings are prohibited .
• Suspended signs are allowed under awnings or canopies, but each face shall have an area no greater than 6 sf.

Suspended signs shall count against lhl' maximum i11di,·idu,1I ,111d cumulative areas for affixed signs.

D61
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8.4 EMPLOYMENT
TI1e ELTA employment center is envisioned as a campus-like environ­ ment wilh a mix of large and smaJJ employers. In order to achievl' and mainlain its status as a desirable business address, development projects within U,e center must reflect high standards of design and Wl1rkma11- sh.ip. While higher intensity uses are encouraged at its core, the balance of U1e center is expected to cons ist primarily of low, conservalin'ly designed buildings wiU1 surface parking. TI1e landscape, U1erefore, is as important as architecture in establishing U,e image and identity of U1e employment center.

Two features of the landscape are particularly important : U1e travel experience into and U1rough U1e center along Sunset Drive; and the major visual and recreational amenity provided by U,e Antioch Creek and Lindsey Basin open spaces . TI,e landscape along Sunset Drive, including U,e gateways to U1e employment center from U1e norU, and souU,, is described in section 5.4; Antioch Creek and Lindsey Basin are described in section 4.

In approving a planned
Lu1.it development wiUun
the employment center,
U,e City may deviate from
U1e standards prescribed
in U1is section, as lung as
U1e resulting project is at
least comparable in quali­
ty to U1e level established
by U1ese standards.
£LT A i11d11dcs two sites, dcs­
('\lltlloi Ct</£, whir/1 may I~·
developed for eilher regio1111l
retail or e111ploy111e11t. 011
//,e CR/£ sites, t!,e sta11danfs
i11 this scctimr apply if /1,ey
are developed for e111ploy-
111ent; sectio11 8.5 applies if
/!,er; are developed for regio11-
al retail.
r
I
i
h:
~, -.
... \ u \ . '
.:.:.':J'-1 .. ..
'~/ r / .~.
!..-:--- ·,\ ••
;1
., 1;
·- t ~.
,.. . ; .• .:.. .. ;,,>.- . . l~." .l
••. •·• I' /&7. C,
, . v· l/1.,Jf
1 f , ' ... ,,,; il
-, . _ _ .. _ f..-5.: 1;{:•7::.~· - ----- ---- ,-
1 ,. I
Figure 8.4a. Key map, Employment
(hatching indicates Cr/ E sites)
D62
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ELTA

8.4.1 SITE DESIGN
• Buildings shall be sited and designed to frame and enhance the street, •
•
•
and contribute positively to the image of the employment center.

Uuildings shall be set back at least 20' frum all streets. Parking lots shall lw set back at k>ast 20' from Sunset Drive, and at least 1()' from other employment center streets.

The main entrances to buildings, or to multi-building complexes, shall face the street or central plaza.

Buildings shall be designed so major facade planes align with the streets they face.

Buildings on corner sites shall emphasize the corner as a focal point.

Corners shall be the location of either a prominent architectural fea­ ture or a landscaped plaza framed by the buildings (Fig 8.4b-8.4c).

Parking lots shall not be located within 50' of comers (Fig 8.4b).

Multi-building complexes shall be designed to function for both single and multiple tenants.

Most of the parking on the site shall be located to the sides and rears of buildings.

Figure 8.4b. Building emphasizes corner.

While some visitor and other short­
tNm pnrking mily lw loCilh'd in
front of the building, the front
facade shall not be separated from
the street by more than one bay
(±60' wide) of parking (Fig 8.4d).

Truck parking and loading shall be
located to the sides and rears of
buildings, and the buildings shall
screen direct views of trucks from
the street (Fig 8.4d).

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DESIGN STANDARDS 8-21
• Plazas and other open spaces within each site shall be primarily framed and defined by buildings (Fig 8.4e)
• The site shall comfortably accommodate pt'dt'strians as well as m1fl1s.

Each building shall have a direct pedestrian walkway from the street to the main entrance or entry courtyard. While the walkway may cross the front parking lot, it shall be designed to ensure the primacy of pedestrians.
• Service facilities shall be screened from public view. •
Trash bins and compactors, utility meters, transformers, and other service elements shall be enclosed or otherwise screened from public view by landscaping or architectural enclosures. Such enclosures shall be designed as integral elements of the building architecture.

Loading areas shall be located at the sides or rears of buildings, and shall be screened from public view.

Sites which abut Antioch Creek or Lindsey Basin shall present an nttrnc­ tive appearance when viewed from the creek or basin and from the Route 4 Bypass.

Very large parcels may ha\'l'
frontage on both Sunset Drive and
Antioch Creek, and therefore may
h,n'l' l,1rgt• surf.in· parking lnls 011
the creek side of the buildings . On
such sites, it is vl'ry important lhl'
parking lots be generously land­
scaped (see 8.4.4) and that loading
and other service areas be ade­
quately screened from public view
(see above).

Figure 8.4c. Comer plaza framed by bldgs.

D63
EL TA
r--;
Figure 8.4d. Front parking lot no
more than one bay wide.
r--, r--,
rrr-----------------=q
i [1-U- -Il-U-il--· ·-0 I i [t--[1-{1--0--Q-11 i ! -- ..,.,.,,.,.,,,,......, ' I
-~
c:::::i
Figure 8.4e. Open spaces
framed by buildings.
• Access to Antioch Creek shall be provided, with the locations of, and the arrangements for, such access to be determined through the PD process.
• Bus stops with shelters shall be conveniently located to serve the employment center.
c-, -- r--1 r,
DESIGN STANDARDS 8-22

8.4.2 ARCHITECTURAL DESIGN
• Architecture within the employment center shall convey the image of a serious, sophisticated workplace.

Clean lines and geometric forms are preferable to superficial orna­ mental details.
• Each building or multi-building complex shall be a coherent architectur- al composition.

Many employment center buildings may have several functional ele­ ments (e.g. office, production, storage). The varied size and shape characteristics of these elements can be a source of architeclurt1I interest; but the building must also work as a whole.
• All facades of a building shall employ the same vocabulary of forms, details and materials.
• In complexes comprised of more than one building, the architecture shall employ a single, unifying vocabulary of forms, details and materials.

Visual interest shall be created by articulation of planes and vol­ umes and the subtle use of color, not by arbitrary variations in style. • Overhangs, reveals, arcades, and other 3-dimensional facade elements are strongly encouraged.

Such elements are most desirable when they serve functional as well as esthetic purposes. For example, overhangs and reveals can aid in climate control; arcades provide sun- and rain-protected walkways. • Buildings shall present interesting, inviting street facades.

The main entrances to buildings, or to multi-building complexes, shall be easily identifiable from the street.
• Services and equipment shall be screened from public vil•w.

Roof-mounted equipment shall be screened by enclosures consistent in design with the building roof.
-
D64
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ELTA
Pl<ffERAIJLE
1/ ~
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1/
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Figure 8.4e. Continuous parapets, no superficial roof forms. • Roofs shall be designed as integral elements of the building architecture.

Flat roofs with continuous parapets are preferable to mansards or other superficial roof forms (Fig 8.4e).

Parapets shall be continuous around the entire building, not merely limited lo the most visible areas (Pig 8.4e).
• Dock and service enclosures and other auxiliary structures shall be designed as integral elements of the center architecture . :--J ,......... -
DESIGN STANDARDS 8-23

8.4.3 ARCHITECTURAL MATERIALS
• /\rd1ill'cl11ral malt•rials sh.ill conv<'y an imagl' of qualily .ind dm,1bilil\' .

Preferable facade materials include plaster, precast concrete, and masonry. Precast concrete systems, however, vary in quality from very good to very poor, and shall be evaluated on a case-by-case basis.

Many metal and glass wall systems have a flimsy, low-quality image. Such systems shall also be evaluated on a case-by-case basis; however, curtain-wall systems with large, continuous glass surfaces are strongly discouraged.

Concrete block, if used, shall be split-face or slump; precision blocks shall be used only sparingly as color or texture accents. • All facades of a building shall employ the same vocabulary of materials.

Transitions from front facades to sides and rears shall be graceful, not abrupt.

Visual interest shall be created by articulation of planes and vol­ umes and the subtle use of color, not by arbitrary changes in surface mall'rials.
• Materials shall reinforce and enhance architectural form and style.

Changes in materials shall occur at inside corners of changes in sur­ face plane.
• Window glass may be clear or lightly tinted; reflective glass is strongly discouraged.
• Uui!Jings which are, or appear lu be, le111porary or p1l'l,1lirit-,1ll'd ,lit' prohibited.
• Certain materials have an inherently residential quality, and are general­ ly not suitable for the employment center.

Roofs: shingles, tiles, or other unit materials; all wood materials.

Walls: wood, plywood, hardboard or vinyl materials.

However, the use of wood materials may be evaluated on a c.isc-by-casc basis, depending on the architecture of the building.

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ELTA

8.4.4 LANDSCAPE
• All site areas not covered by structures, service yards, walkways, drive- way:,; or parking spaces shall be landscaped.

The landscape shall, as a rule, consist of live plants. Gravel, rock, b,uk and other like materials are not a substitute for plant cover.

Plazas and other areas subject to heavy traffic may be surfaced with a combination of plants and decorative paving.

The site landsrnpe shall include permanent, automated irrigation . • Plant materials shall be primarily mtives and other climate-suited varieties.

Wall•r-inll'nsivl' plnnls, such as lawns and flowl'ring exotics, shall be used only sparingly as accents.
• Mature trees, rock outcrops, creeks and other desirable natural site fea­ tures shall be preserved and incorporated into the landscape plan. • Parking lots shall be generously landsCilped to provide shade, reduce heat and glare, and provide visual relief from the acres of parked Cilrs.

Figure 8.4f. l'ilrking lot li1ndsci1ping.

Planting beds at least one
parking space wide shall be
located at the ends of each
row and at intervals of no
more than 10 spaces, as
shown in Fig 8.4f. Each such
bed shall be planted with
one (single-space depth) or
two (double-space depth)
min 15 gal trees.
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DESIGN STANDARDS 8 - 24
• The perimeter of each site shall be landscaped to screen parking, buffer adjacent sites, and provide a pleasing view from the street.

Building and parking lot setbacks shall incorporate the landscape treatments described in section 5.4.

Where parking lots front directly on streets, the setback shall include a berm to screen the direct view of parked cars. The berm shall be at least 3' in height above the parking lot surface (Fig 8.4g).

Interior property lines shall have a landscaped strip at least 5' wide on each side of the property line.

8.4.5 LIGHTING
• Lighting shall be limited to levels adequate for public safety. • Lighting in service areas shall- be the minimum required for operation, and shall be designed to minimize the visibility of those areas. •
•
Low, pt'destrian-srnle fixtures arc encouraged to help identify nnd light pedestrian routes.

Light sources of light fixtures shall not be visible from outside the site .

Fii;urc 8.4g . l'arking IPI bl•rm.

D66
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Figure 8.4i. Monument sign .
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. COMPOSED
. AriA_ M~ ~RED OF INOMDUAL
CHARACTERS AfJ PERIMETER OF
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ENmESIGN
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Figure 8.4j. Sign area .

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DES I G N 5 T J\ N IJ J\ I( D S 8 - 2 5

8.4.6 SIGNS
•
•
Sign design shall complement and enhance the image of the employ­ ment center .

Each building or multi-building complex may have one detached monu­ ment sign, incorporated into the landscape at the main entrance (Fig

8.4i).

Large corner sites may be allowed a second monument sign, located at the corner.

The monument sign shall include the .iddress of thl' buildinh or multi-building complex it serves .

Monument signs shall be consistent in design with the architecture of the buildings they serve.

In general, monument signs shall be no greater than 6' in height above grade, and each face shall have an area no greater than 60 sf. • All other signs shall be affixed to buildings .

Affixed signs shall be placed only on vertical surfaces below the eave or parapet line; roof top signs are not permitted .

Th(' an'a of each nffixed sir;n shall be no greater than 1 square foot per 5 linear feet of street frontage (Fig 8.4j).
• All signs shall be composed of individual characters; internally illumi­ nated 'box' signs are discouraged .

In general, individual characters shall be no greater than 24" in height.

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REGIONAL RETAIL
ELTA includes 3 sites whicl1 may be developed as regional retail, as shown below in Fig 8.Sa. One, at U1e intersection of the Route 4 Bypass and Lone Tree Way, is designated for retail use only; U1e 0U1er two may be developed eiU1er for retail or employment uses.

TI1e two sites flanking tile south entrance to tile employment center, along Sunset Drive, are particularly important because they might not be developed at U1e same time, and might not be developed with the same use. However, because U1ese parcels fonn U1e 'gateway' lo the employment center from the souU1, boU1 frontages ll1LL'>t work together to create an elegant, harmonious entry.

Regional retail and U1e types of employment envLo;ioned in EL TA nre not incompalible; on U1e conl.rary, Lhl'y are quill' similar in lhl' inll'nsil~' of land use and U1e general scale and fonn of buildings. However, U1is compatibility depends on well composed and finished buildings, a gen­ erously planted landscape, and restrained signage.
111 tJ,is sectio11, the le1111 'CR
site' refers lo the site desig-
11atcd fur retail i1se only; the
fem, 'CR/£ site' refers to the
17m .~ilt'S 11i'S(~1111/cd_fiw cilf1cr
re/ail or e111ploy111c11t use.
011 the CR/E sites, the stan­
dards i11 tf,is sectio11 apply if
tf1ey nre developed for retail;
&'Clio11 8.4 applies if they arc
developed for e111ploy111e11t.

Figure 8.Sa. Key nrnp, Regional Retail
(hatching indicates Cr/E sites)
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8.5.1 SITE DESIGN
• The 3 sites designated CR or CR/E shall each be developed as a single project.

While development on a CR or CR/E site may be phased, it shall fol­ low a single master plan for the entire site.
• Buildings shall be sited and designed to frame and enhance the street , and contribute positively to the image of the employment center.

Buildings and parking lots shall be set back at least 25' from public rights of way.

LONE TREE WAY
Figure 8.56. Illustrative plan, regional retail center.

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DESIGN STANUARUS 8-27
Building facades within 35' of the right of way shall comprise at least 40% of both frontages along Sunset Drive, and shall align with the streets they face (Fig 8.Sb ).

Buildings shall occupy all site corners with at least one street frontage (Fig 8.Sb). These comer buildings shall be composed and designed to reflect their visual importance.
• The site design shall comfortably accommodate pedestrians as well as automobiles.

A continuous pedestrian sidewalk shall link all stores in each center.

The sidewalk shall be of adequate width as determined by the Planning Commission.
• TI1e CR site shall include a public plaza at lhe location shown on Fig 8.Sb.

The plaza shall be located and designed lo create a visual break in the building mass and afford views into the center from the Bypass.

The plaza shall face the Antioch Creek open space and shall provide direct access to the trail.

The plaza shall include both paved and planted areas, and shall pro­ vide a generous amount of seating. At least two cafes, delis, or restaurants shall face the plaza .

The plaza should be of adequate size as determined by the Planning Commission. However, how the plaza is designed, how it relates to the adjacent open space, and how it is framed by active, complemen­ tary uses are just as important as its size.
• Entrance drives shall align across Sunset Drive (Fig 8.Sb). • Service facilities shall be concealed from public view .

Trash bins and compactors, utility meters, lrnnsftirmers, and other service elements shall be enclosed or otherwise entirely concealed from view . Service enclosures shall be designed as integral ele­ ments of the center architecture.

In general, loading areas shall not be visible from any public street, nor from Antioch Creek.

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ARCHITECTURAL FORMS

FRAME PUBLIC SPACE
r-J

MAJOR ELEMENTS

AT CORNERS
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AND SIGNAGE INTO

ARCHITECTURE
Figure 8.5d . Articulation of building forms.
• 13uildings shnll be sited, designed nnd lnndscaped to minimize their adverse visual impacts on nearby open spaces.

Section 8.5.4 prescribes landscape treatments for the perimeters of retail sites. However, it is also important these perimeters not be merely long, blank edges that isolate open spaces. Retail centers must include features, such as the aforementioned plaza, that pro­ vide views and pedestrian routes to and from adjacent open spaces. • Parking areas shall be designed to maximize the utilization of angled parking.
• Bicycle parking shall be provided as required by the City Parking Ordinance.
• Bus stops with shelters shall be conveniently located to serve the retail center, and a continuous sidewalk shall link the bus stop to all stores in the center.
r-, --, ---,
DESIGN STANDARUS 8-28

8.5.2 ARCHITECTURAL DESIGN
•
•
TI1e architecture of regional retail centers shall respect the image, scale and character of the employment center.

Clean lines and geometric forms are preferable to superficial orna­ ment. 'Theme' or 'period' architecture is strongly discouraged .

The center shall be designed as a composition of distinct, but related forms (Fig 8.5d).

Building forms shnll be nrliculnled by varying roof heii;hls and wall planes. Long, unbroken volumes nnd large, flat planes shall be aniidl'd .

A mix of one- and two-story fonns is strongly encouraged as n wny lo increase visual interest and diversify the mix of activities in the center. • Architecture within the center shall employ a single, unifying vocabu- lary of forms, details and materials.

Visual interest shall be created by articulation of planes and vol­ umes and the subtle use of color, not by abrupt changes in style.

Franchise architecture, such as pseudo-historic styles or 'trademark' roof shapes, which sacrifices the integrity of the center to promote a single tenant, is prohibited (Fig 8.Sf).

Figure 8.Sf. Franchise architecture. Figure 8.Sg. Superficial roof forms D70
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EL TA
•
•
All facades of a building shall draw from the same vocabulary of forms, details and materials. Transitions from front facades to sides and rears shall be graceful, not abrupt.

Roofs shill I be designed as integral elements of the center architecture.

Finl roofs with continuous parapets are preferable to mansards or other supcrficiill roof forms (Fig 8.5g).

Parapets shilll be continuous around the entire building, not merely limited to the most visible areas.

Buildings shall present interesting, inviting street facades.

Displily windows shall comprise at least 33% of the width of each facade that faces a public street.

Where lmge exposed blank wall sections are unavoidable, they shall be articulated with 3-dimensional elements, such as planters, and softened with vines and shrubs.
• Services and equipment shall be concealed from public view.

Roof-mounted equipment shall be concealed by enclosures consis­ tent in design with the building roof .
• Dock and service enclosures and other auxiliary structures shall be designed as integral elements of the center architecture. c--"j ---, --,
DESIGN STANIJJ\RIJS 8-29

8.5.3 ARCHITECTURAL MATERIALS
• Architectural materials shall convey an image of quality and durability .

Preferable facade materials include plaster, precast concrete , and masonry . Precast concrete systems, however, vary in quality from very good to very poor, and shall be evaluated on a case-by-case basis.

Concrete block, if used, shall be split-face; precision blocks shall be used only sparini:;ly as color or tcxlurl' accents.
• All facades of a building shall employ the same vocabulary of materials.

Transitions from front facades to sides and rears shall be graceful, not abrupt.
• Materials shall reinforce and enhance architectural form and style.

Changes in materials shall occur at inside comers of changes in sur­ face plane.

Visual interest shall be created by articulation of planes and volumes and the subtle use of color, not by arbitrary changes in materials . • All ground floor display windows shall be clear glass.

Windows on upper floors, if any, may be lightly tinted, but may not be reflective.

UNDESIRABLE PREFERABLE
Figure 8.5h. Materials change at inside wrners ..

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8.5.4 LANDSCAPE
• All site areas not covered by structures, service yards, walkways, drive- ways or parking spaces shall be landscaped.

The landscape shall, as a rule, consist of live plants. Gravel, rock, bark and other like materials are not a substitute for plant cover.

Plazas and other areas subject to heavy traffic may be surfaced with a combination of plants and decorative paving.

The site landscape shall include permanent, automated irrigation. • Pl.mt materials shall be primarily natives and other climate-suited varieties.

Water-intensive plants, such as lawns and flowering exotics, shall be used only sparingly as accents .
• Mature trees, rock outcrops, creeks and other desirable natural site fea­ tures shall be preserved and incorporated into the landscape plan. • Parking lots shall be generously landscaped to provide shade, reduce heat and glare, and provide visual rdief from the acres of parked cars.

Figure 8.5i. Parking lot landsrnping
Planting beds at least one
parking space wide shall
be located at the ends of
each row and at intervals
of no more than 10 spaces .
(Fig 8.Si). Each bed shall
be planted with one (sin­
gle-space depth) or two
(double-space depth) min
15 gal trees .

Parking lot trees shall be
selected and spaced so tree
canopy covers at least 25%
of the paved area of the lot
within 10 years.
~ - r--'j r'] -
1J I'S I G N ST/\ N ll t\ I< I> S 8 - 3 0
• Street frontages shall be landscaped to screen the view of parked cars and frame the public realm.

Parking lots shall be set back at least 25' from the public rights of way. Setbacks shall be landscaped as described in section 5.3.2 (Lone Tree Way) and 5.4.1 (Sunset Drive).

Where parking lots front directly on streets, the setback shall include a berm to screen the direct view of parked cars. The berm shall be at least 3' in height above the parking lot surface (Fig 8.Sj). • Interior property lines shall be landscaped to buffer adjacent uses from the visual and acoustic impacts of retail activity.

Where retail sites abut open spaces or other non-retail uses, there shall be a landscaped setback of at least 10', with a masonry wall at least 6' in height at the setback line, except at plaza locations (Fig

8.Sk).
• Sides and rears of retail buildings facing the Bypass and/or Antioch Creek shall be screened from view by densely foliaged trees.

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Loading areas and other service facilities shall be entirely concealed from public view, as described in 8.5.1.
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Figure 8.5j. Parking lot berm Figure 8.Sk. Interior property line.

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EL TA

8.5.5 LIGIITING
• Lighting in retail centers shall be limited to the minimum levels required for public safety. In general, levels should range from 0.5 to 1.5 fc in public areas.
• Lighting in service areas shall be the minimum required for operation, ,md shall be designed to minimize the visibility of those areas. • Low, pedestrian-scale fixtures are encouraged to help identify and light pedestrian routes.
• Light sources of light fixtures shall not be visible from outside the site.

MAX WIDTH
-
=5IT@rif-
·=-= L I OF INDIVIDUAL AREA MEA51.JRED

CHARACTERS AS PERIMETER OF
I

ENTIRE SIGN
I·.
i .

Figure 8.Sn. Sign area.

Figure 8.5m. Pylon sign.
......,
DESIGN STANDARDS 8-31

8.5.6 SIGNS
• Signs and other graphics shall be an integral part of each retail center design.

The center development plan shall include a comprehensive sign program, with specific designs for known tenants and criteria for unknown future tenants.

Sign design shall complement and enhance the center archileclure. • Each center may have one detached pylon sign to identify the center and/ or one major tenant; all other signs must be affixed lo buildings.

Pylon signs shall be no greater than 45' in height. They shall be slen­ der and strongly vertical; the ratio of height to width shall be at least 5:1, with width measured at the widest point (Fig 8.5m).

Pylon signs shall be designed as architectural elements in them­ selves, consistent with and complementary to the architecture of the retail center.
• Affixed signs sh,111 bl' composl'd of imlividu,11 charncll'rs; r,1binl'l signs •
are prohibited.

In general, individual characters shall be no greater than 36" 111 height.

The cumulative area of all affixed signs in the center shall be no greater than .75 sf per lineal foot of storefront in the center (Fig 8.Sn).

Affixed signs shall bl' pl,icl'd l1t1ly on Vl'rlical surfact's lil'low lhl' l',lVl" or parapet line; roof top signs are not permitted.
• Suspended signs are allowed m-ider awnings or canopies, but each face shall have an arl.'a no grl',lll'r than 6 sf.

Suspended signs shall count against the maximum individual and cumulative areas for affixed signs.

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EMPLOYMENT RETAIL
The employment retail site is the plc1ce for the reslaurnnts .ind service providers that the employment center requires to func­ tion. It also, however, provides a sense of identity, vitality, and urbanity to what is otherwise a low, spread-out campus of lc1rgely internalized workplaces . The design of this retc1il place should seek to create a human-scc1led cluster of activity at the heart of the campus.

The employment retail site is also the location for a proposl·d commuter rail station along the existing Soulhl'rn l'.1cilic tr,1cb.

The Bay Area Rapid Transit is exploring this and other existing tracks for diesel service to link outlying areas to the BART sys­ tem. Rail service would be a significant advantage in mc1rketing the ELTA employment center to research and development
firms and other firms with strong ties to the inner Eastbay.

Figure 8.6a. Key map, Employment Retail
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ELTA

8.6.1 SITE DESIGN
• The CE site shall be developed as a single, unified project.

While development on the CE site may be phased, it shall follow a single master plan for the entire site.

The size of the CE site may be reduced to fit the size of the demand for employment-retail services, as ascertained by the required mar­ ket study (Fig 8.6b).
• 13uildings shall be siled and designed to frame and enhance the street, and contribute positively to the image of the employment center.

Building facades within 35' of the right of way shall comprise at least 60% of the frontage along Sunset Drive. Where a plaza is pro­ vided within 35' of the right of way, it may be counted toward satis­ fying this requirement.
• The CE site shall provide a direct pedestrian route from Sunset Drive through the site to the future rail station (Fig 8.6b ).

While this pedestrian route may cross surface parking, it shall be designed and landscaped to ensure the primacy of the pedestrian.

Figure 8.66. Illustrative plan, employment retail center. r'1 c-:J ..----,
DESIGN ST/\ND/\RDS 8-33
TI1e pedestrian route from SW1Set Drive to the future rail station shall be open to the public at all times, and shall be designed and lit for visibility and security during night hours.
• TI1e CE site shall include a generously landscaped central plaza, framed by the project buildings (Fig 8.66).

The plaza shall be visible from both Sunset Drive and the future rail station.

Buildings shall face and observe the plaza; restaurants shall be encouraged to utilize the plaza for outdoor seating.
• Service facilities shall be screened from public view.

Trash bins and compactors shall be enclosed or otherwise concealed from view. Utility meters, transformers, and other service elements shall be screened from view.

Service enclosures shall be designed as integral elements of the cen­ ter architecture.

Loading areas shall be screened from Sunset Drive, the parkin~ Int and future rail station.
• Parking shall be located at the east end of the site.

Parking shall be plaimed to serve the future rail station as well as the employment retail center.

For Architecl11ml Design, Arcltitect11ml Materials, Landscape, a11d Liglitiug, sec­ fio11s 8.5.2 lliro11g/1 8.5.5 slmlf apply lo the Cc E111ploymc11t Retail dislrict. For si:,:11s, scclio11 8.3.6 s/11111111111/y lo /1,c C,; C11111/oy111rnl Retail dis/rid.

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8.7 c-:! C"'":-J ~

SCHOOL & PUBLIC FACILITIES
There are three proposed public buildings in ELTA: an elemen­ tary school, a fire station, and a new county judicial Cl'llll'r.

Public buildings should be a source of community pride and identity . Not only should their architecture be distinctive ,md of a quality suitable for a civic landmark, but they should also be compatible with and enhance the overall image of ELT A.

Sl,011/d n11y of f/,e above spo11sori11g nge11cies decide 11ot to p11rs11c its project, the site shall be redesig11nted as described i11 sectiv11 3.3, n11d tl,e correspo11di11g design stn11dnrds for tire new 11se slrn/1 apply. f-igure 8.7a. Key map, Public f-arilitit•~-
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ARTICLE 9 : SPECIFIC PLAN ADMINISTRATION
SECTION 9.1: Introduction
Approved
May 23, 1996
The purpose of this section is to establish the process by which the Specific Plan is implemented. Key issues addressed include how the development entitlement process is structured and procedures for Specific Plan Amendments.

SECTION 9.2: Development Entitlement Process
Planned Development Process:

All developments \vithin the Specific Plan Area are required to go through the Planned Development Review process as determined by Section 23 of the Antioch Municipal Zoning Code. Exceptions to this requirement are identified in Section 9 .4. This process requires the following major steps:

A. The submittal and approval of a preliminary development plan. "While optional under the Zoning Ordinance, this is a requirement of the Specific Plan.

B. The submittal and approval of Planned Development Zoning and a Final Development Plan as specified in the Antioch Municipal Code (Section 23).

C. The submittal and approval of a use permit for each phase of development as specified in tl1e Antioch Municipal Code (Section 27).

All of the discretionary actions required as part of the Final Development Plan process shall include a finding of consistency with the East Lone Tree Specific Plan consistent with State law.

In addition to the submittal requiren1ent identified in the Antioch Municipal Code, for Preliminary and Final Development Plan identified in the Antioch Municipal Code, the following information shall be submitted:
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A cut and fill map showing proposed site grading with the Preliminary Development Plan.

C.Onceptual architecture of residential units, including range of unit sizes with the Final Development Plan.

Streetscape depicting typical mix of "garage forward" and "house forward" units with the Final Development Plan.

Photo montages or other visual analysis shall be required at the discretion of the Planning C.Ommission with the Preliminary or Final Development Plan.

A phasing plan identifying the anticipated increments of development and the infrastructure proposed to be constructed as part of each phase.

SECTION 9.3: Subdivisions
Tentative maps shall be processed in accordance with the State Map Act and the Antioch Municipal Code. Final Development Plan applications should be accompanied by a tentative map submittal if subdivision of the land is desired.

SECTION 9.4 Land Uses Prior to Development Entitlements This section recognizes the need of property owners for on going use of their land prior to development granted through the development entitlement process.

A.

B.

That all properties shall be entitled to and restricted by the requirements of the East Lone Tree Specific Plan Zone. This zone has the same restrictions as the C.Ounty Zoning Designations that applied to the property prior to the date of annexation by the City of Antioch. Any use permits or other discretionary approval under this subject to the review and approval of the Planning C.Ommission.

That all existing land uses shall be allowed to continue and e:>..pand as would otherwise have been allowed under the previous C.Ounty Zoning Designations.

This includes the keeping of animals and other uses of land permitted under previous County ordinances.
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C. Applications for entitlements consistent with the Specific Plan shall be accompanied by a request for rewning to the PD Planned Development District.

SECTION 9.5 Specific Plan Amendment
Amendments to the Specific Plan may be initiated by a resident or property owner as well as by the City in accordance with the procedures outlined in the Antioch .Municipal Code for initial adoption.

Scope of Amendment: The Director of Community Development will be responsible for determining "major" amendments as opposed to "minor" amendments to the plan and its standards. "Major" amendments are to be processed as outlined above through the Planning Commission and City Council. Among the items which would be considered major are:

A. Introduction of a new type of land use not discussed in the Specific Plan.

B.

C.

D.

Major changes to the layout of land use ( typically affecting one acre of land or more) or other changes which may significantly affect a planning concepts spelled out in this Specific Plan.

Major changes to the proposed street system that would significantly alter land use or circulation concepts spelled out in this plan.

Changes or additions to design standards which could significantly change the stated intent of this Specific Plan.

E. Any changes to the plan which could significantly increase environmental impacts.

Findings: In considering any amendment to the Specific Plan or its standards all of the following findings shall be considered by the appropriate decision making body and for approval of an Amendment Findings B, C, and D must be made:

A. Changes in the community have occurred since the adoption of the Specific Plan warranting an amendment as requested.

B. The change will benefit the Specific Plan area.
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C.

D.

The change is in conformance with the adopted General Plan.

The change will not adversely affect adjacent properties and can be properly serviced.

E. The physical constraints of the property are such that the change is warranted.

SECTION 9.6: Environmental Documentation
The project level Environmental Impact Report certified for this Specific Plan is intended to provide adequate environmental documentation for future projects in the area.

This project level EIR is at a sufficient level of detail to serve as appropriate environmental documentation for subsequent Entitlements, except as noted below. The following policies will guide the determination of need for additional environmental information or if a further environmental determination is needed.

A.

B.

C.

An environmental determination will be required for Specific Plan amendments, which may result in a negative declaration or additional EIR work depending on the scope of the amendment as determined by the City.

If it is determined that a development proposal will have environmental impacts not originally addressed in the project level EIR, then additional environmental study or mitigation may be required.

In cases where the certified EIR for the Specific Plan calls for additional environmental information, this information will be provided as part of the application submittal process.

ARTICLE 10: SPECIFIC PLAN PHASING AND TThllNG
This Specific Plan emphasizes the importance to the City of the creation of the job producing uses in the eastern portion of the Planning Area. However, it is recognized that the residential development planned for the western portion may precede these employment uses in 0rder to provide needed infrastructure improvements.

The primary purpose of the phasing plan is to insure gradual, orderly and rational development while providing efficient and economically feasible infrastructure. Employment - Page 4 -
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RESIDENTIAL
Low medium Density
Medium Density
Medium High Density
Subtotal
-

PRIVATE NON-RESIDENTIAL
Employment
Community Commercial
Employment Center Commercial
Regional Commercial
Subtotal

PUBLIC/QUASI-PUBLIC
Public Facility
School
Park
Open Space
Water District Land
Subtotal

CIRCULATION
State Route 4 Bypass
Arterial and Collector Streets
Subtotal
TOTAL
0,\1'1.ANI\VIC\PUATA81.1! .
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FUTURE URBAN AREA II - PHASING TABLE
TABLE 1

PHASE I PHASE II EMPLOYMENT/COMM
area
103.4

68.3 6.0
177.7

8.0 8.0

2.5 8.0

35.0 45.5

10.0 10.0
241.2
units
413.0
410.0

90.0 913.0
913.0
area

34.0 23.0

9.0 66.0

16.2 16.2

11.3 30.0

25.0 66.3

10.0 10.0
158.5
units
136.0
138.0
135.0
409.0
409.0
area
122.0

11.4 60.9
194.3

8.3 65.0

9.4 82.7

83.0 23.3
106.3
383.3
units
L1 ___, --
TOTAL
area
137.4

91.3 15.0
243.7
122.0

24.2 11.4

60.9 218.5

10.8 11.3

8.0 130.0

34.5 194.6

83.0 43.3
126.3
783.1
units
549.0
548.0
225.0
1,322.0
1,322.0
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and retail uses on the east side of the State Route 4 By-Pass (SR4BP) are encouraged to develop as soon as possible and can precede the housing.

From a land use and utility perspective, west to east phasing of residential uses is the most appropriate. The west edge ofFUA #2 is generally bounded by existing and approved development with commensurate utilities. The north, east and south edges are rural in character, outside of the ultimate City boundaries and not likely ro develop in the near future.

FUA #2 will be split from north to south by the State Route 4 By-Pass ( SR4BP) which will generally separate the housing (on the west) from the employment uses (on the east).

It is the City's assumption and intention that the SR4BP will be a public facility and not be part of a private toll road.

SECTION 10.1: TIMING OF DEVEWPMENT
The residential development of FUA #2 is envisioned in two major phases. The phasing plan is consistent \vith likely housing and commercial demand and generally flows from west to east. Demand for housing is e:>..-pected to occur first. It is a goal of the Specific Plan that the infrastructure for the employment/commercial area be installed at the earliest time feasible in order to encourage the development of employment/commercial uses. Early construction of Sunset Drive is intended to encourage the development of employment uses.

Utilities generally exist near the southwest corner of FUA #2 which reinforces the planned phasing. Phase I of the residential development and the employment/commercial uses can proceed upon the adoption of this plan and Phase II can proceed only after completion of an extension of Country Hills Drive and/or Laurel Road. Refer to Table 1 for a listing of areas, land uses, and unit counts for each phase.

Areas within the major phases may be developed in smaller "subphases" in order to reflect anticipated absorption and to ensure reasonable infrastructure financing. The size, configuration, and infrastructure requirements of any "subphases" shall be determined through the Final Development Plan process.

It should be emphasized that the Specific Plan does not require that residential uses be developed first, just the opposite as it encourages the construction of employment uses.

However, the plan does state that if residential wants to move ahead, then it must meet the requirements stipulated in this Specific Plan to facilitate the development of the employment areas.
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SECTION 10.lA: FINANCIAL PLAN
As required by the Antioch General Plan, this Specific Plan provides detailed land use, open space and circulation policies, and related design standards for the planning area. The Specific Plan establishes clear standards for nee.ded infrastructure, community facilities and public services which must be provided on a phased basis as the area develops. (The Specific Plan also has identified financial issues that must be addressed.) As a result a comprehensive plan for the financing and timed delivery of such facilities and services must precede any development activity within the planning area.

It is therefore required that a Financial Plan be prepared. The Financial Plan shall address both the method of payment and timing of delivery for all infrastructure, community facilities and public services, as further described in following Sections 10.2 through 10.7.

The adopted Financial Plan shall include a finding that the true costs of all administrative and police services will be paid for entirely through project revenues with each phase of development.

Development applications in ELTSP will not be considered for acceptance until the Financial plan is approved to the satisfaction of the City. The components of the financial Plan and the timing of City action on the Plan shall take into account the key benefits of the Specific Plan to the City, including the acceleration of the construction of the Highway 4 Bypass and the creation of a business/retail park through the provision of infrastrucrure.

SECTION 10.2 TIMING 'TRIGGERS" FOR REGIONAL ISSUES
The East Lone Tree Specific Plan Area is located in a larger regional setting. There are a number of regional issues that are important to the successful implementation of the plan, but over which the City has limited control. These issues include improvements to the highway network, school boundaries, and jobs vs. housing balance. The City can influence these issues indirectly through appropriate policies. Additionally, periodic review of the Specific Plan can ensure the coordination of the successful resolution of these issues with the implementation of the Specific Plan.

The following section contains the appropriate policies and procedures to address these regional issues.

A. Regional Highwav Improvements: Prior to the approval of a Tentative Maps/Final Development Plan the following shall occur:
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B.

1. 2.

3. 4.

5. The Eastern C.Ontra C.Osta Regional Fee and Financing Authority (ECCRFF A) shall approve, and the City C.Ouncil endorse, a strategic plan for funding and prioritizing the regional roadway improvements. Such a program including its funding and overall ongoing implementation shall be consistent with the transportation demands of the Specific Plan area and consistent with land use goals of creating a major employment/retail center in the area.

A funding and implementation program to facilitate the early construction of the Highway 4 Bypass shall be approved by City C.Ouncil as described in Section

10.2D(l) prior to the approval of any Final Development Plans. This may include the up-front collection of Regional Traffic Fees through phased assessment district or other financing mechanism at the discretion of the City.

Each Final Development Plan for residential uses shall include an analysis of the current status of funding and projected timing of construction of the Highway 4 Bypass Interchange and the o..'tension of the Bypass and/or Sunset Drive south to Lone Tree Way.

Any properties containing the approved alignment of the Highway 4 Bypass shall be required to reserve and dedicate right-of-way consistent with the policies established by the Highway 4 Bypass Authority. This reservation and dedication shall be a requirement of the first tentative map filed on such properties.

Properties containing the Highway 4 Bypass alignment shall be required to engineer their grading plans to be consistent with the design of the Highway 4 Bypass. Any grading work that is necessary solely for the construction of the Bypass shall be eligible for Regional Fee credits subject to the policies of the Regional Fee Authority.

Findings shall be made to verify that the Growth Management Requirements of the City's General Plan will be complied with, and that project traffic will not exceed the service levels for Regional Routes as established in the East County Action Plan and as documented in the Specific Plan Project EIR on pages 27-

29. Maintenance of these service levels are essential to assuring the City's continued "return to source" (Measure C) funding, and shall not be exceeded by the project.

Hillcrest Interchange: Prior to the issuance of building permits for residential uses, the first phase of the planned improvements to the Hillcrest/Highway 4 Interchange, including the bridge widening, shall be operational and open to traffic. - Page 7 -
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C.

D.

E.

School Boundaries: A petition for territorial transfer of school district boundaries shall be submitted in accordance with the provisions of the State Education Code, and a determination made by the State Board of Education prior to approval of any final map for residential development within the ELTSP area which is currently outside AUSD boundaries; provided, however, that the Council may proceed to approve a final map in the event where conditions or circumstances prevent the Board from acting in a timely manner on the petition. The determination of what constitutes "timely manner" shall be made by the City Council.

Jobs/Housing Balance:

1. Infrastructure financing for the residential area shall be structured so as to facilitate the early construction and completion of Sunset Drive. This will allow the extension of access and services to the employment-designated properties.

The exact timing will be determined through the assessment district process.

Participation in funding Sunset Drive construction is also anticipated from FUA #1.

2. Property owners shall actively participate with the City in preparing and marketing an economic development program for the employment and retail areas designated within the Specific Plan Area. This shall include, at a minimum, financial participation by property owners and the coordination of property owners' marketing of employment and retail properties with the City's economic development strategy for the area. The eJ,..'tent of participation by individual property owners in this economic development program shall be determined through the final development plan process.

Periodic Review: Due to the fact that the City has a significant interest in the issues addressed in items A, B, C, and D, it is appropriate for the City to periodically review accomplishments in these four areas in conjunction with the review and approval of development projects in the Specific Plan area. In conducting this review, the City will also consider the effects of development outside the area, including the Southeast Specific Plan Area, in attaining these four objectives.

Additionally, an annual review will be conducted of this plan to determine progress in attaining these goals. This process will involve a report to the Planning Commission and City Council.

If it is determined that an individual entitlement application fails to satisfy the applicable provisions of paragraphs "A" tlu-ough ''D" above thereby resulting in a - Page 8 -
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situation where the overall goals and objectives for the Specific Plan area are jeopardized, the City may withhold granting those entitlements until such rime as these issues are resolved to the satisfaction of the City. Entitlements for the purposes of this section are defined as the approval of Final Development Plans, Tentative Maps, Use Permits, and Final Maps. Any such withholding of entitlements shall not conflict with an assessment district which has been formed.

SECTION 10.3: PHASING
A. Phase I: Phase I encompasses the land area bounded by Lone tree Way, the existing approved subdivisions (to the west) and the central ridge/open space on the east. Refer to Exhibit A. Phase I includes approximately 240 acres with 820 single-family homes, 90 multi-family units and 62 acres of commercial, institutional and recreation lands, including a fire station, open space-trails and a neighborhood park.

Acr:ess and utilities for this phase will generally come from Lone Tree Way and Canada Valley Road. Direct access to Lone Tree Way within the area shall be established as soon as practical for Phase I development. The area-wide roads and utilities necessary for Phase I to proceed are as follows:

1. Roads
Lone Tree Way (from Sand Creek Road to Sunset Drive or E11ipireAvenue) This road (between Sand Creek Road and Sunset Drive or Empire Avenue as determined by the City) shall be constructed with Phase I.

Canada Valley Road (from the west edge of the Planning Area to Lone Tree Way)
This road shall be constructed with the first development north of the creek. All development north of the Creek shall provide access to Lone Tree Way via Canada Valley Road. "Phase I residential development north and east of the Canada Valley Road/Vista Grande intersection may take primary access from existing Vista Grande and Canada Valley Road north, until the new southerly segment of Canada Valley Road is extended north from Lone Tree Way to Vista Grande, subject to satisfying requirements for secondary emergency access." - Page 9 -
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B.

2. 3.

4. Country Hills D,-ive (from the west edge of FUA #2 to the soutbe,-n boundary of Phase II)
This road shall be constructed with the development of respective projects which front on it.

Water
Lone Tree Way, Canada Valley Rnad and Country Hills Drive Water improvements shall be constructed with their respective roadways or as needed to provide service within each project phase.

Sanitary Sewer
Canada Valley Rnad (to a connectwn with the existing southeast trunk.line in Lone Tree Way)
Sewer lines shall be constructed with the roadway improvements.

Properties fronting on Lone Tree Way may connect directly to the Southeast Trunkline at manholes.

Storm Drainage
ReaJignment and widening of the east Antwch Creek
1bis improvement shall be constructed as required for specific properties to develop and shall include landscaping and trails ( see Section

10.3.D.5).

Canada Valley Rnad (to, and including, an outfall structure at the East Antwch Creek)
Storm Drain improvements shall be constructed with the roadway and be sized to pick up drainage from the west, if any.

Phase II: Phase II includes the land area bounded by the central ridge-open space (the easterly e>..'tent of Phase I), the existing approved subdivisions (to the west), the northern boundary ofFUA #2 and the SR4BP. Refer to exhibit B.

Phase II includes approximately 162 acres with 275 single-family homes, 135 multi -family units and 96 acres of commercial, institutional lands, and recreational, including a school and lands owned by water agencies.

Access and utilities for this phase will generally come from Laurel Avenue and Phase I. In addition Phase II will require utility e>..'tensions into the - Page 10 -
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Employment/Commercial Area. The permanent improvements which extend into the Employment/Commercial Area (if they precede the Employment/Commercial Area development) will require coordination with future development. The area-\.vide roads and utilities necessary for Phase Il to proceed are as follows:

1. Roads
Laurel Road (from. its e,_,isting tenninus, west of to Planning Area to the SR4BP)
This road can be deferred until later in Phase II, if it can be shown that sufficient access and temporary utilities can be extended from Phase I.

Laurel Road is required v.rhen the Phase Il commercial and multi-family site are developed, or the SR4BP is constructed.

Country Hills Drive (from Laurel Road to the southern boundary of Phase II) This road shall be constructed as necessary to access properties on the east side of Phase II and as adjacent properties develop.

2. Water

3. Laurel Road and Country Hills Drive
Water improvements shall be constructed with their respective roadways or as needed to provide service within each project phase.

Sanitary Sewer
Crossing (under the SR4BP and easterly extension to the Southeast Trunkline)
This sewer line shall be constructed as needed to provide service within Phase II and shall be coordinated with future development in the Employment/Commercial Area.

Country Hills Drive and Laurel Road (to a connection with the Crossing under the SR4BP)
These sewer lines shall be constructed with the roadway improvements or as needed to provide service within Phase Il.
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4. Storm Drainage
Crossi11.!J (unde1· tbe SR4BP and ea-sterly e~--tension to the Antioch C1·eek Storm drain lines shall be constructed as needed to provide service ·within Phase Il and shall be coordinated with future development in the Employment/Commercial Area (see Section 10.3.D.5).

Country Hills Drive and Laurel Road (to a connection with the Crossing under the SR4BP)
These storm drain lines shall be constructed with the roadway improvements.

Employment/Retail Area: Encompasses all the land area in the Planning Area east of the SR4BP. This area includes approximately 382 acres with 277 acres of commercial and institutional lands, including a County Judicial Facility, Detention Basin/Sports Complex and a potential transit station. Access and utilities for this phase will generally come from Lone Tree Way and Laurel Road. It is not expected to see significant development until the By-Pass is constructed. As an alternative to the By-Pass, Sunset Drive may be constructed with a temporary connection to a limited SR4/160 Interchange, as determined by the City.

The area-wide roads and utilities necessary for this area to proceed are as follows:

1. Roads
Lone Tree Way (from the State Route 4 By-Pass to Empire Avenue) Initially this improvement shall be e:>...'tended only to SW1set Drive.

Improvements between Sunset Drive and Empire Avenue are required when the fronting commercial site is developed.

Sunset Drive (from Lone Tree Way to, and across, the Contra Costa Canal) To encourage, promote and "jump start" job producing land uses in this area, the City will require the complete or partial improvements of Sunset Drive (with utilities) and the limited SR4/160 Interchange with temporary connection, at the earliest time needed. Participation in this program ·will be a condition for development of housing in the Planning - Page 12 -
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2. 3.

4. Area and other furure growth areas in order to assist in the mitigation of regional traffic as a result of that housing development. In order to determine the share of funding by the Planning Area consider such factors as: likelihood of attracting employment development, outside funding sources, burden on conditioned housing projects and overall circulation benefit. This funding and implementation program will be ·established by the City prior to approval on any Final Development plans for residential development in the East Lone Tree Specific Plan Area. A benefit district or assessment district may be established for the possible reimbursement of infrastrucrure costs advanced to the Employment/Commercial properties. The level of any such reimbursement shall be determined by the City and shall take into account infrastructure costs of other Employment/Commercial properties in the area.

Laurel Road (from. the SR4BP to Sunset Drive)
Laurel Road is required with any development of the County lands or when Sunset Drive is improved to Laurel Road. If Laurel Road is constructed prior to the SR4BP, temporary improvements, through the SR4BP r/w, shall be included.
\Ji.Tater
Lone Tree Way, Sunset D,ivc and Laurel Drive
Water improvements shall be constructed with their respective roadways or as needed to provide service within this area.

Sanitary Sewer
SunsetD,ive
Sewer lines shall be constructed with the roadway or as needed to provide service within this area. Properties fronting on Lone Tree Way can connect directly to the Southeast Trunkline at manholes.

Storm Drainage
Realignment and widening of the East Antioch Creek
'Ibis improvement shall be constructed as required for specific properties to develop and shall include landscaping and trails (see Section

10.3.D.5).
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D.

Lone Tree Way) Sunset Drive and Laurel Road
Storm Drain improvements shall be consrructed with the roadway and be sized to pick up any upstream drainage. These improvements will convey storm water northward on Sunset Drive to the Lindsey Basin.

Conveyance systems for properties, or portions of properties, within drainage area 30C shall be designed to ultimately connect to the Area 30C system. Prior to 30C improvements reaching the eastern edge of FUA #2, these areas can temporarily drain to the Lindsey Basin.

Timing of Other Public Improvements:

1. Neighborhood Park

2. 3.

The Neighborhood Park shall be constructed prior to the completion of Phase I. The exact timing of construction of the park will be determined based on sufficient numbers of units being completed so that Streetlight and Landscape District Maintenance costs per unit with the added cost of park maintenance are within acceptable levels as determined by the City.

Recreation Facilities within the Lindsey Detention Basin Prior to the approval of any Final Development plans for East Lone Tree Specific Plan area residential projects, a Master Plan for recreation facilities within the Lindsey Basin shall be approved. Prior to approval of any Final Maps, a funding program shall be approved by the City Council to implement the Master Plan, with East Lone Tree Specific Plan properties to fund all or a portion of this cost as determined by Council. The recreation facility in the Basin shall be constructed as sufficient funds are collected , with the goal that the facility ·will be substantially completed prior to the construction of 75% of the residential units within FUA #2.

Trails
Trails shall be developed in the open space areas as depicted in the plan as adjacent properties develop. An exception to this is that a trail extension may be required to be made to bring the trail to a "destination\ such as a school, park, or arterial. This determination shall - Page 14 -
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4. 5.
be made as part of the Final Development Plan process.

Elementary School
The need for and timing of construction of the Elementary School shall be determined in coordination with the Antioch Unified School District subject to the provisions of Section 10.2.C and 10.6.B.

Flood Control Facilities
"Construction of ultimate East Antioch Creek improvements will be accomplished as the adjacent properties are developed. For this purpose, residential properties shall be considered adjacent if either: ( a) the ultimate creek right-of-way passes through the -property; or (b) the property is contiguous to the segment of Highway 4 which in turn is contiguous to the ultimate creek right-of way. Actual limits of construction v.ill be detennined through the Use Permit process and by the need to remove all proposed building pads from the 100-year food.

The developer will be required to obtain a Conditional Letter of Map Re,~sion from the Federal Emergency Management Agency prior to receiving a building permit for any property previously located within the 100-year flood zone, as shown on the most recent applicable Flood Insurance Rate Map.

Existing East Antioch Creek improvements will be relocated as required to allow required grading of the Highway 4 Bypass. Connections from the existing channel to the newly constructed channel shall be constructed in a manner that does not aggravate flooding of adjacent propernes.

If an assessment district is formed to construct public improvements, such assessment district will include pre-payment of 35% of the anticipated Drainage Area 56 fees for the residential properties, prm~ded however, that the sum of the pre-paid fee plus any required on-site improvements shall not exceed 100% of the total fee obligation. Said fee will be allocated to downstream improvements north and west of Highway 4/160.
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SECTION 10.4:

Dedication of creek right-of-ways will be required as a condition of any tentative map/final development plan. Cost of constructing the qualifying new Drainage Area 56 improvements, including removal and restoration of any unused portions of the old channel, and dedication of additional right-of-way (in excess of that exchanged for old right-of­ way), will be eligible for reimbursement pursuant to Flood Control policies."
Financing
A key prerequisite for development in the East Lone Tree Specific Plan area is the preparation of a Financial Plan to address how infrasrructure and services will be provided and financed. The following section identifies the guiding -principles and key components of this Financial Plan. The Financial Plan shall be approved by the City prior to the approval of any Tentative Map or Final Development Plans.

Capital Infrasrrucrure and Municipal Services for the East Lone Tree Specific Plan area shall be self financing, that is to say, no existing City funds shall contribute to this development. The te:ll..'t below outlines the principles and options by which the City will allow the infrasrructure and services to be financed and developed.

SECTION 10.5: Principles
A. Assessment Districts or Similar Financing Mechanism

1. Total individual homeO\vner assessments should not exceed the average in AD #27 as measured in equivalent dollars.

2. 3.

4. Assessments for similar product types shall be similar and variations in assessments shall. reflect relative product values and benefits received.

Bond sales shall be phased.

In no circumstances shall properties designated for employment or retail uses be subject to the payment of infrastructure costs, through assessment districts or other financing mechanisms, until such time as a majority of the affected properties in the Planning Area are ready to - Page 16 -
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B.

5. 6.

7. 8.
develop (designations CN, ~ E, CRE, CE). In particular the "E" and "CE" properties shall not have any assessment obligation levied upon them unless a majority of these properties elect to develop. Individual properties may agree to accept assessment obligations as they are ready to develop.

Home buyers shall have the option of paying off the assessment at the time of purchase and shall be clearly informed of any and all assessments at the time of purchase.
v\Then a house is sold, it must receive 100% of its bonded indebtedness, which is equal to its full lien.

In general, capitalized interest shall be limited to one year. Larger period of capitalized interest may be authorized by the City Council for specific items.

Residential development in the Planning Area shall participate in funding the early construction of Sunset as determined through the process outlined in Section 10 .2D ( 1).

Community Facilities Districts (Mello-Roos) or Alternate East Lone Tree Specific Plan Funding b1echanism for Schools and Community Parks

1. Charges for similar product types shall be similar and variations in charges shall reflect relative product values or sizes and benefits received, or a flat fee per house as determined in the financial plan.

2. Home buyers shall have the option of paying off the CFD charges at the time of purchase and shall be clearly informed of any and all CFD costs.

3. 4.

The City shall work with the School District to develop a funding mechanism for schools to address the reimbursement of CFD 89-1 for the Junior High and High School facilities in Southeast Antioch as outlined in Section 10.6.B.

The amount of School and Community Park levies shall be equivalent to the existing levies in Community Facilities District (CFD) 89-1.

Additionally, the amount of any "buyout" for such a levy shall be equivalent to the buyout amount for equivalent property in CFD 89-1. - Page 17 -
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C. Landscaping and Lighting Disrricrs

1. Landscape and Lighting Disrrict assessments per unit shall not exceed similar developments in Southeast Antioch.

2. Publicly maintained landscaping shall be limited to that which can be funded within the consrraints imposed by City noted above (C.l.). Any additional required private landscaping shall be maintained by individual homeowners and/or homeowner associations.

SECTION 10.6: Options
The follov.ring are options to be utilized for funding infrasrructure and public facilities.

The City shall make the determination as to which option is most appropriate.

A. Consrruction of Area-Wide Roads and Utilities
These items include those improvements necessary to bring service to, and link service between, properties within the Planning Area. These include improvements such as Lone Tree Way, Sunset Drive, Open Space, and Creek Trail System, etc. and are generally described within the PHASING section above. The options for capital financing for these improvements include, but are not limited to the following:

1. Developer consrructed with private reimbursement agreements.

2. Developer consrructed with City adopted Benefit Disrrict reimbursements.

3. City Assessments Disrrict
The capital financing mechanism selected shall be srructured so that the cost of infrasrructure that is passed on to the homebuyer through public financing requiring regular ongoing payments by the homebuyer, such as assessment disrricts, is reduced to the e:>..'tent practical. This goal shall be balanced against the need to ensure the early consrruction of infrasrrucrure in advance of development in order to mitigate the infrasrructure demand created by that development. Any financing mechanism selected shall give the homebuyer a clear and decisive cl1oice of paying off any existing bonded indebtedness at the time of home purchase.
- Page 18 -
D99
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B.

C.
umstrt1ction of Public Facilities
These include the Elementary School, Lindsey Basin Community Sports Facility, Fire Station, etc. The financing selected shall also address the East Lone Tree Specific Plan area funding its fair share of the cost of Junior High and High School facilities. The options for capital financing for these improvements include but are not limited to the following:

1. Developer constrUcted with private reimbursement agreements.

2. Developer constrUcted with City adopted Benefit District reimbursements or School District fee/CFD reimbursements or fee credits.

3. City and/or School District Community Facility District.

Operation and Maintenance of Public Streetlight and Landscape District This includes ongoing operation and maintenance of publicly owned landscaping, trails and lighting for areas such as roadways, parks, open space areas, etc. The options for Operation & Maintenance financing for these improvements include the following:

1. Homeowner's Associations for maintenance of private facilities.

2. Streetlight and Landscape Maintenance District.

SECTION 10.7: FUNDING
At the time of the approval of this Specific Plan, public financing for ongoing public services was at a crossroads in California. Specifically, the State Supreme Court had determined that City Councils could not enact new revenue sources without voter approval.

Also pending was a ballot initiative which would require a positive response from property owners for the continued imposition of maintenance assessments for street lighting and public landscaping.

In light of the need for public approval of tax and maintenance assessment measures and the perceived unpopularity of such issues, the availability of funding to provide to the Plan area adequate levels of police service, street lighting, public landscaping, and other basic - Page 19 -
D100
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mtm.icipal services was in doubt at the time of this Plan's approval. It is therefore necessary, and a condition of this Specific Plan, that a workable program be in place prior to the approval of any tentative map or other development entitlement for land development projects envisioned in this Plan.

The techniques for providing ongoing funding for community services may include Mello-Roos districts or special taxes for police protection pursuant to Government Code §53978, or other similar techniques approved by the City Council. The City Council or the City Attorney may require that such funding techniques be validated by court action prior to the approval of final subdivision maps, or similar entitlements. Court validation may be specifically made a condition of approval in the tentative map or similar stage of other development entitlement.

O:\PLAN1 \VIC\ZONINGIM.WPD/amended may 23, 1996
- Page 20 -
D101
ORDINANCE NO. ______
AN O

RDINANCE OF THE CITY COUNCIL OF THE CITY OF ANTIOCH AMENDING SECTIONS OF TITLE 9 “PLANNING & ZONING” OF THE ANTIOCH MUNICIPAL CODE AND THE ANTIOCH ZONING MAP TO IMPLEMENT THE 6TH CYCLE

HOUSING ELEMENT
T
he City Council of the City of Antioch does ordain as follows:

S
ECTION 1:

T
he City Council determined on January 24, 2023, that pursuant to Section 15074 of the Guidelines of the California Environmental Quality Act (CEQA), and after full consideration of the Environmental Impact Report (EIR) prepared for the Housing Element, and on the basis of the whole record before it, that the EIR was certified and the CEQA findings, Statement of Overriding Considerations, and M itigation Monitoring and Reporting Program were adopted.

S
ECTION 2:

T
hat evidence has been presented documenting land use changes that warrant a change in zoning in that the Housing Element includes an analysis of housing needs, including for special needs populations, and ways to affirmatively further fair housing within Antioch, and that based on this evidence and full consideration of the whole record before it, the City Council, on January 24, 2023, adopted a General Plan amendment to update the Housing Element.

S
ECTION 3:

A
t its regular meeting of January 4, 2023, the Planning Commission of the City of Antioch adopted Resolution 2023 -05 recommending that the City Council adopt an ordinance amending sections of Title 9 “Planning and Zoning” of the Antioch Municipal Code and the Antioch Zoning Map to implement the 6
th Cycle Housing Element.

S
ECTION 4:

T
he Zoning Text Amendments shown in Exhibit A, attached hereto, amend the following sections of Title 9 “Planning and Zoning” of the Antioch Municipal Code: Section 9-5.203 “Definitions,” Section 9- 5.301 “Districts Established and Defined,” 9- 5.3803 “Table of Land Use Regulations, Table 9-5.601 “Height, Area & Setback Regulations for Primary Structure,” Article 7 “Multi-Family Residential Development Standards,” Article 9 “Special Use Regulations,” Section 9- 5.2607 “Site Plan and Design Review Required,” and Section 9-5.2609 “Design Guidelines.”

ATTACHMENT E
E1
SECTION 5:

T
he Zoning Map Amendments shown in Exhibit B and C attached hereto, rezone certain properties to implement Housing Element Programs necessary to meet the required regional housing need allocation of 3,016 housing units, including below-market rate units affordable to a range of income levels, affirmatively further fair housing in Antioch, and ensure conformance between General Plan land use classifications and zoning districts.

S
ECTION 6:

T he City Council finds that the Zoning Code Text Amendments (Exhibit A) and Map Amendments (Exhibits B and C) will:

1. Allow uses more suitable for the sites than the present classifications in that the rezonings will accommodate multifamily housing at densities that provide for a range of household income levels, in locations that enjoy access to community amenities and i nfrastructure, such as parks, transportation, schools, jobs, and services.

2. R
educe m
inimum densities in one residential district, but rezoning parcels in other locations results in an anticipated net gain of potential housing units and therefore meets the “no net loss” statutory requirements under Senate Bill 330 (Government Code 66300(i)) to prevent downzoning;

3. Implement the policies in the Housing Element and comply with State Law requirements.

4. Support implementation of Housing Element Programs and fulfill the required regional housing need allocation of 3,016 housing units, including below -market rate units affordable to a range of income levels, and to affirmatively further fair housing in Antioch.

5. Conform with the General Plan, including the Land Use Element density classifications and Housing Element policies that support housing at a range of household income levels.

6. Not be detrimental to adjacent or surrounding properties, in that the increased residential densities accommodate the range of housing types currently anticipated, including flats and townhomes, while offering opportunities for housing at a range of household income levels. Zoning changes would not create substantial noise, air quality, or traffic impacts, as determined in the EIR prepared for the Housing Element, Environmental Hazards and Resource Management Elements and the associated Specific Plan and Zoning amendments and either found to be less than significant with mitigations or acceptable pursuant to a Statement of Overriding Conditions.

E2
S
ECTION 7:

T
his ordinance shall take effect and be enforced thirty (30) days from and after the date of its adoption and shall be published once within fifteen (15) days upon passage and adoption in a newspaper of general circulation printed and published in the City of Antioch.
*
* * * * * * * *
I HEREBY CERTIFY that the foregoing ordinance was introduced and adopted at a regular meeting of the City Council of the City of Antioch, held on the 24th day of January 2023, and passed and adopted at a regular meeting thereof, held on the ___ of __________, 2023 by the following vote:

A
YES:

N
OES:

ABS
ENT:

ABS
TAIN:
___________________________________
LAMAR A. THORPE,

MAYOR OF THE CITY OF ANTIOCH
ATTEST:
___
__________________________________________

ELIZABETH HOUSEHOLDER

CITY CLERK OF THE CITY OF ANTIOCH
E3

EXHIBIT A
Zoning Code Text Amendments
E4
§ 9-5.203 DEFINITIONS.
…
EMERGENCY SHELTER. A temporary, short-term residence providing housing with minimal support service for homeless families or individual persons where occupancy is limited to six months or less, as defined in Cal. Health and Safety Code § 50801. Medical assistance, counseling, and meals may be provided.
…
LOW BARRIER NAVIGATION CENTER. As defined by Government Code Section 65660, which may be updated from time to time: a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. See § 9-5.904 Low Barrier Navigation Center. …
RESIDENTIAL CARE FACILITY. A facility licensed by the state and providing permanent living accommodations and 24-hour primarily non-medical care and supervision for persons in need of personal services, supervision, protection, or assistance sustaining the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes group homes for minors and for persons with disabilities and people in recovery from alcohol or drug addictions. ...

SUPPORTIVE HOUSING. As
defined in Health and Safety Code 50675.14(b) and/or Health and Safety Code § 53260(d): Dwelling dwelling units with no limit on length of stay that are occupied by the target population as defined in Cal. Health and Safety Code § 53260(d), and that are linked to onsite or offsite services that assist supportive housing residents in retaining the housing, improving their health status, and maximizing their ability to live and, where possible, work in the community. Supportive housing as defined by Cal. Health and Safety Code § 50675.14(b) may be provided in a multiple-unit structure or group residential facility. …
TRANSITIONAL HOUSING. Dwelling units with a limited length of stay that are operated under a program requiring recirculation to another program recipient at some future point in time. Transitional housing may be designated for homeless or recently homeless individuals or families transitioning to permanent housing as defined in Cal. Health and Safety Code § 50675.2(h). Facilities may be linked to onsite or offsite supportive services designed to help residents gain skills needed to live independently. Transitional housing may be provided in a variety of residential housing types (e.g. multiple-unit dwelling, single-room occupancy, group residential, single-family dwelling). This classification includes domestic violence shelters. Transitional housing does not include community reentry center or half-way housing for federal or state inmates nearing release and does not include any facility licensed as a E5
community care facility by the California State Department of Social Services (SDSS) or defined as such in this chapter.
…
*********************************************************************************************** E6
§ 9-5.301 DISTRICTS ESTABLISHED AND DEFINED.
…
(E) R-20 Medium Density Residential District. Th ese districts allow multiple-family densities of 11up to 20 dwelling units per gross developable acre respectively. The districts are consistent with the High Density Residential General Plan Designation of up to 20 35 dwelling units per gross developable acre and with any Focused Planning Area designated by the General Plan.

Higher densities may be allowed where measurable community benefit is to be derived such as the provision of senior housing or low to moderate income housing units as specified within this chapter and pursuant to applicable requirements of state law. (F) R-25 High Density Residential District. T
his district allows multiple-family development
at a minimum density of 20 and a maximum density of 25 dwelling units per gross acre. This district is consistent with the High Density Residential General Plan Designation of up to 35 dwelling units per gross developable acre and with any Focused Planning Area designated by the General Plan. Higher densities may be allowed where measurable community benefit is to be derived, such as the provision of senior housing or low or moderate income housing units as specified in this chapter and pursuant to applicable requirements of state law. Typical development would include multiple-family dwellings on sites that create an attractive and high- quality living environment and include amenities such as usable open space. (G) R-35 High Density Residential District. T
his district allows multiple-family development
at a minimum of 30 25 and maximum of 35 dwelling units per gross acre. This district is consistent with the High Density Residential General Plan Designation of up to 35 dwelling units per gross developable acre and with any Focused Planning Area designated by the General Plan. Higher densities may be allowed where measurable community benefit is to be derived, such as the provision of senior housing or low to moderate income housing units as specified in this chapter and pursuant to applicable requirements of state law. Typical development would include multiple-family dwellings on sites that create an attractive and high-quality living environment and include amenities such as usable open space. …
******************************************************************************

E7
9-5.3803 Table of Land Use Regulations

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14

RESIDENTIAL USES
Day-care centers
(§ 9-5.3832)

U

U

U

U

U

U

U

U

U

U

U

U

—

—

U

—

U

*

—

—

—
Day-care: large
family (§
9-5.3818)

A

A

A

A

A

A

—

—

—

—

—

—

—

—

—

—

—

*

—

—

A
Day-care: small
family (§
9-5.3817)

P

P

P

P

P

P

—

—

—

—

—

—

—

—

—

—

—

*

—

—

P
Senior Group
Housing

U

U

U

U

U

U

—

—

—

—

—

U

—

—

—

—

U

*

—

—
—
Family care
home

P

P

P

P

—

—

—

—

—

U

—

—

—

—

—

—

—

—
Fraternity-sororit
y
house/dormitory

U

U

U

U

U

U

—

—

—

—

—

U

—

—

—

—

—

*

—

—

—
Home
occupations

A

A

A

A

A

A

A

—

—

—

—

—

*

—

—

P
Hospice10 — — U U U U — U U — — U — — — — U2 * — — —
E8

RE
RR
R-4
R-6
R-1
0 R-
2 0
R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Low Barrier
Navigation Center

P P P P P
Manufactured,
modular home;
mobile home (§
9-5.3804)

P

P

P

—

—

—

—

—

—

—

—

—

—

—

—

—

—

*

—

—

—
Mobile home
park

—

—

U

U

U

U

—

—

—

—

—

—

—

—

—

—

—

*

—

—

—
Multiple-family:
condominium,
apartment,
town-house (§
9-5.3820)

—

—

P11
P1
1 P 11 P 11

—

—

—

—

—

P11

—

—

—

—

U2

*

—

—
P15
U16
Recreational
vehicle park (§
9-5.3830)

—

—

—

—

—

—

—

—

—

—

U

—

U

—

—

U

—

*

—

—

—
Residential care
facility10

—

—

U

U

U

U

—

U

U

—

—

U

—

—

—

—

U

*

—

—

—
Supportive
Housing
P11, 17 P11,
17 P11,
17 P11,
17 P11,
17 U P, 17 P, 17 P 15, 17
E9

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Residential hotel — — U U U U — U U U U U — — — — — * — — — Room &
boarding house

—

—

U

U

U

U

—

U

U

U

U

U

—

—

—

—

—

*

—

—

—
Second
residential unit (§
9-5.3805)

A

A

A

A

A

A

—

—

—

—

—

—

—

—

—

—

—

*

—

—

—
Single-family
dwelling

P

P

U

P1

P1

P1

—

—

—

—

—

U

U

—

—

—

—

*

—

—

—
Tobacco and
paraphernalia
retailers (§
9-5.3843)

—

—

—

—

—

—

—

—

—

—

U

—

—

—

—

—

—

—

—

—

—
Two-family
dwelling

—

—

P

P

P

P

—

—

—

—

—

U

—

—

—

—

—

*

—

—
—
Transitional
Housing

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

PUBLIC AND SEMI-PUBLIC USES
Bus & transit
maintenance
facility

—

—

—

—

—

—

—

—

—

—

—

—

U

—

U

U

—

*

—

—

—
Bus & train
terminal

—

—

—

—

—

—

—

—

—

—

—

—

U

—

U

U

—

*

—

—

—
E10
Clubs & Lodges
(private &
public)

—

U

U

U

U

U

U

U

U

U

U

U

U

—

—

—

U

*

—

—

—
E11

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Convalescent and
Extended Care

—

—

U

U

U

U

—

—

—

—

—

U

—

—

—

—

U

—

—

—

—
Correctional
facility12

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

U

—

—

—

—

—
Cultural
institutions

—

—

—

—

—

—

U

U

—

U

U

U

U

—

U

—

U

*

—

—

—
Government
offices

—

—

—

—

—

—

U

P

P

P

P

U

—

—

U

U

—

*

—

—

—
Heliport (§
9-5.3806)

—

—

—

—

—

—

U

—

—

—

—

—

U

—

U

U

U

*

—

—

—
Homeless
Emergency
shelter
— — — — — — — — — — — — — — U U — P — — —
E12

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Hospitals (§
9-5.3827):

Acute care — — — — — — U U — — — U — — U — U * — — —
Rehabilitation — — — — — — U U — — — U — — U — U * — — — Psychiatric/
chemical
dependency

—

—

—

—

—

—

U

U

—

—

—

U

—

—

U

—

U

*

—

—

—
Medical
care—urgent

—

—

—

—

—

—

U

U

—

—

—

U

—

—

P

U

P

*

—

—

—
Parks P P P P P P P P — U U U P P U U — * — — —
Public assembly U U U U U U U U U U U U U U U U U * — — — Public safety
facilities

U

U

U

U

U

U

U

U

U

U

U

U

U

U

U

U

U

*

—

—

—
Public utility
yard

—

—

—

—

—

—

—

—

—

—

—

—

U

—

U

U

—

*

—

—

—
Religious
assembly3 (§
9-5.3832)

—

U

U

U

U

U

U

U

U

U

U

U

U

—

—

—

U

*

—

—

—
Satellite antenna
(§ 9-5.3807)

A

A

A

A

A

A

A

A

A

A

A

A

A

—

A

A

A

*

—

—

—
Schools, private
and preschools

U

U

U

U

U

U

U

U

U

U

—

U

—

—

U

—

U

*

—

—

—
E13

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Utility
substations

U

U

U

U

U

U

U

U

U

U

U

U

U

U

U

U

U

*

—

—

—

COMMERCIAL USES
Adult book
stores, motion
picture arcades,
and model
studios (§
9-5.3808)

—

—

—

—

—

—

—

—

—

U

U

—

—

—

—

—

—

*

—

—

—

Adult
entertainment,
other (§
9-5.3808)

—

—

—

—

—

—

—

—

—

U

U

—

—

—

—

—

—

*

—

—

—
Agricultural uses
(§ 9-5.3809)

P

—

—

—

—

—

—

—

—

—

—

—

—

P

—

—

—

*

—

—

—
Appliance
maintenance &
repair services:

Major — — — — — — — — — P P P — — P P — * — — —
Minor — — — — — — — P P P P P — — P P — * — — —
Amusement
center (§
9-5.3813)

—

—

—

—

—

—

—

—

U

U

U

U

U

—

—

—

—

*

—
— —
E14

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Animal hospital
veterinary clinics

—

—

—

—

—

—

U

—

U

U

U

U

—

—

U

U

—

*

—

—

—
Antique store — — — — — — — — — P P A U — U — — * — — — Auto sales, rental — — — — — — U — — U U U — — — — — * — — — Auto storage — — — — — — — — — — — — — — U U — * — — —
Auto service
station (§
9-5.3815)

—

—

—

—

—

—

—

—

U

U

U

U

—

—

U

U

—

*

—

—

—
Auto repair:

Major — — — — — — U — — — U U — — U P — * — — —
Minor — — — — — — U — U U U U — — P P — * — — —
Bakeries-retail — — — — — — — — P P P P U — P P — * — — — Bank or savings
& loan

—

—

—

—

—

—

P

P

P

P

P

P

—

—

—

—

—

*

—

—
—
Bar (§ 9-5.3831) — — — — — — — — — U U U U — — — — * — — — Barber & beauty
shop

—

—

—

—

—

—

—

—

P

P

P

P

—

—

—

—

—

*

—

—
—
E15

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Bed and
breakfast inns (§
9-5.3819)

U

U

—

—

—

—

—

—

—

—

—

U

U

—

—

—

—

*

—

—

—
Boat repair
Major — — — — — — U — — — U U U — U P — * — — —
Minor — — — — — — U — U U U U U — P P — * — — —
Boat, RV—
storage
facility (§
9-5.3810)

—

—

—

—

—

—

—

—

—

—

U

U

U

—

U

P

—

*

—

—

—
Bowling alleys (§
9-5.3831)

—

—

—

—

—

—

—

—

—

U

U

U

—

—

—

—

—

*

—

—

—
Cannabis
business (§
9-5.3845 )

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U13

—

—
Car and vehicle
wash

—

—

—

—

—

—

—

—

—

U

U

U

U

—

U

U

—

*

—

—

—
Card room — — — — — — — — — U U — — — — — — * — — —
Catering services — — — — — — — — — P P P A — U — — * — — — Clothing store — — — — — — — — — P P P A — — — — * — — — E16
RE
RR

R-4
R-6
R-1
0 R-2
0 R-2
5 R
-3
5 PB
C C-0 C-1 C-2 C-3
MC
R WF OS M-1 M-2 H ES9 CB TH CIH 14
Combined
residential/comm
ercial structure
— — — — — — — — — — — U U — — — — * — — —
Computer
gaming and
internet access
business
— — — — — — — — U — — — — — — — — —
Confectionery
stores
— — — — — — — — P P P P A — — — — * — — —
Dance hall — — — — — — — — — U U U — — U — — * — — —
E17

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Drive-up window
(all uses)

—

—

—

—

—

—

U

U

U

U

U

U

—

—

U

U

U

*

—

—

—
Dry cleaning
agencies; pick-up
and self-serve

—

—

—

—

—

—

—

—

P

P

P

P

—

—

—

—

—

*

—

—

—
Florist shop — — — — — — P — P P P P — — — — P * — — —
Food stores (§
9-5.3831):

Convenience
store

—

—

—

—

—

—

—

—

U

U

U

U

U

—

—

—

U

*

—

—
—
Supermarket — — — — — — — — U P P U — — — — — * — — —
Fortune-teller’s — — — — — — — — — U U U — — — — — * — — — Funeral parlor &
mortuary

—

—

—

—

—

—

—

—

U

U

U

U

—

—

—

—

—

*

—

—

—
Furniture stores — — — — — — — — — P P U — — — — — * — — — Gift shop — — — — — — — — — P P P P — — — — * — — —
Gun sales (§
9-5.3833)

—

—

—

—

—

—

—

—

—

U

U

U

U

—

—

—

—

*

—

—

—
Hardware store — — — — — — — — U P P U U — — — — * — — — Health
club/fitness
center

—

—

—

—

—

—

U

—

U

P

P

U

—

—

U

—

U

*

—

—

—
E18

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Hotel & motels — — — — — — U5 U — P P P U — U5 — U * — — — Jewelry store — — — — — — — — — P P P U — — — — * — — — Kennels — — — — — — — — — U U — — — U U — * — — —
Laboratories;
medical, dental,
optical

—

—

—

—

—

—

P

P

U

U

U

U

—

—

U

—

P

*

—

—

—
E19

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Launderette — — — — — — — — P P P P — — — — — * — — —
Liquor stores (§
9-5.3831)

—

—

—

—

—

—

—

—

U

U

U

U

—

—

—

—

—

*

—

—

—
Live
entertainment

—

—

—

—

—

—

—

—

—

U

U

U

U

—

—

—

—

*

—

—

—
Marina — — — — — — — — — — — — U — — — — * — — —
Miniature golf
courses

—

—

—

—

—

—

—

—

—

U

U6

U

—

—

U

—

—

*

—

—

—
Mini-storage — — — — — — — — — — — U U — U P — * — — —
Nurseries
(horticulture) (§
9-5.3824)

—

—

—

—

—

—

—

—

—

P

P

U

U

—

P

P

—

*

—

—

—
Offices:

Business &
professional

—

—

—

—

—

—

P

P

U

P

P

P

U

—

—

—

P

*

—

—

—
Medical
(includes
clinics)

—

—

—

—

—

—

P

P

U

P

P

P

U

—

—

—

P

*

—

—

—
Paint store — — — — — — — — — P P U — — U — — * — — —
Parking lot
(commercial) (§
9-5.3837)

—

—

—

—

—

—

A

A

A

A

A

A

A

A

P

P

A

*

—

—

—
E20

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Pawn shops — — — — — — — — — U U U — — — — — * — — —
Pet shop — — — — — — — — P P P P U — — — — * — — —
Pharmacy — — — — — — U P P P P P A — P P P * — — —
Photographer — — — — — — — P P P P P A — U — — * — — —
E21
RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R
-3
5 PB
C C-0 C-1 C-2 C-3
MC
R WF OS M-1 M-2 H ES9 CB TH CIH 14
Printing & blue
printing — — — — — — — P P U U U — — P P — * — — —
Radio & TV
sales & repair — — — — — — — — U P P P — — — — — * — — — Recycling
facilities:

Reverse
vending
machines (§
9-5.3811)
— — — — — — — — P P P P — — P P — * — — —
Small collection
facility (§
9-5.3812) — — — — — — — — A A A A — — A A — * — — —
Large collection
facility (§
9-5.3813) — — — — — — — — A A A A — — A A — * — — —
Light
processing
facility — — — — — — — — — — — — — — U U — * — — —
Heavy
processing
facility (§
9-5.3815)
— — — — — — — — — — — — — — U U — * — — —
Repair service — — — — — — — — — — U U U7 — P P — * — — — E22
RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R
-3
5 PB
C C-0 C-1 C-2 C-3
MC
R WF OS M-1 M-2 H ES9 CB TH CIH 14
Restaurants (§§
9-5.3823 and
9-5.3831):

General — — — — — — P P P P P P P — U5 — — * — — —
Fast food — — — — — — U — — U U U U — U5 — — * — — —
Outdoor seating
&
food service — — — — — — U U U U U U U — U5
U — * — — —
Take
out/delivery — — — — — — P U P P P P U — U5 — — * — — — E23

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
With bar & live
entertainment

—

—

—

—

—

—

—

—

—

U

U

U

U

—

—

—

—

*

—

—

—
Retail; general
and specialty

—

—

—

—

—

—

—

—

P

P

P

P

A

—

—

—

—

*

—

—

—
Secondhand sales — — — — — — — — — — U U — — — — — * — — — Shoe repair shop — — — — — — — — P P P P — — — — — * — — — Sign shop — — — — — — — — — U U — — — U — — * — — —
Studios (e.g.,
dance, martial
arts)

—

—

—

—

—

—

—

—

—

P

P

P

—

—

—

—

—

*

—

—

—
Tailor shop — — — — — — — — — P P P — — — — — * — — —
Tattoo studio — — — — — — — — — U U U — — — — — * — — — Theaters — — — — — — — — — U U U U — — — — * — — —
Upholstery shop — — — — — — — — — U U U — — U P — * — — — Wireless
Communications
Facilities (§
9-5.3846)

As subject to § 9-5.3846

Variety store — — — — — — — — — P P P P — — — — * — — — E24

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Vehicle/boat/
equipment sales
& rental (§
9-5.3825)

—

—

—

—

—

—

U8

—

—

U

U

U

U

—

U

U

—

*

—

—

—

INDUSTRIAL USES
Animal rendering — — — — — — — — — — — — — — — U — * — — — Bakery-
commercial

—

—

—

—

—

—

—

—

—

—

—

—

—

—

P

P

—

*

—

—

—
E25

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Beverage bottling
plant

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

P

—

*

—

—

—
Boat building — — — — — — — — — — — — U — U P — * — — — Cement or clay
products
manufacturing

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

U

—

*

—

—

—
Concrete batch
plant

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

*

—

—

—
Contractor’s
storage yard

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

P

—

*

—

—

—
Dairy products
processing

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

P

—

*

—

—

—
Dry cleaners
processing

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

U

—

*

—

—

—
Exterminator — — — — — — — — — — — — — — U P — * — — —
Finished paper
production

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

U

—

*

—

—

—
Food processing
plant

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

P

—

*

—

—

—
Fuel yard; bulk
petroleum
storage

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

*

—

—

—
E26

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Garment
manufacture

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

U

—

*

—

—

—
Hazardous waste
facilities (§
9-5.3826):

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

*

—

—

—
Small generator
(§ 9-5.3826)

—

—

—

—

—

—

—

—

U

U

U

U

—

—

U

U

—

*

—

—

—
E27
RE
RR

R-4
R-6
R-1
0 R-2
0 R-2
5 R
-3
5 PB
C C-0 C-1 C-2 C-3
MC
R WF OS M-1 M-2 H ES9 CB TH CIH 14
Large generator
(§ 9-5.3826) — — — — — — — — — — — — — — — U — * — — —
Processor (§
9-5.3826) — — — — — — — — — — — — — — — U — * — — —
Household
hazardous waste
facility (§
9-5.3826)
— — — — — — — — — — — — — — U U — * — — —
Junk yard/auto
wrecking yard — — — — — — — — — — — — — — — U — * — — — Lumber yard — — — — — — — — — — — — — — U U — * — — —
Machine shop — — — — — — — — — — — — — — U P — * — — —
Manufacturing or
storage of
explosives, acid,
cement, fertilizer,
gas, inflammable
fluids, glue,
gypsum, lime,
plaster of paris
— — — — — — — — — — — — — — — U — * — — —
Mining & quarry;
resource
extraction
— — — — — — — — — — — — — — U U — * — — —
Oil & gas drilling — — — — — — — — — — — — — — — U — * — — — E28
RE
RR

R-4
R-6
R-1
0 R-2
0 R-2
5 R
-3
5 PB
C C-0 C-1 C-2 C-3
MC
R WF OS M-1 M-2 H ES9 CB TH CIH 14
Oil & gas
production — — — — — — — — — — — — — — — U — * — — —
Photographic
plants — — — — — — — — — — — — — — U U — * — — —
Plastic
fabrication — — — — — — — — — — — — — — U U — * — — —
Research &
development — — — — — — U — — — — U — — U U — * — — —
E29

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Residual
repository (§
9-5.3826)

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

*

—

—

—
Salvage/war
surplus yards

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

U

—

*

—

—

—
Solid waste
transfer station

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

*

—

—

—
Smelting or
processing of
iron, tin zinc or
other ore

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

*

—

—

—
Stockyards/
slaughterhouses

—

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

—

*

—

—

—
Stone monument
works

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

P

—

*

—

—

—
Truck terminal
yard

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

U

—

*

—

—

—
Truck & tractor
repair

—

—

—

—

—

—

—

—

—

—

—

—

—

—

U

P

—

*

—

—

—
Warehousing &
wholesaling

—

—

—

—

—

—

U

—

—

—

—

—

—

—

U

P

—

*

—

—

—

TEMPORARY USES
E30

RE
RR
R-4
R-6
R-1
0 R-2
0 R-2
5 R-3
5 PB
C

C-0

C-1

C-2

C-3
MC
R

WF

OS

M-1

M-2

H

ES9

CB

TH

CIH 14
Removal of earth
(§ 9-5.3822)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

*

—

—

—
Temporary
construction
building and uses
(§ 9-5.3821)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

*

—

—

—
Outdoor display
of merchandise
(in conjunction
with a
non-residential
use)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

*

—

—

—
Special outdoor
events (§§
9-5.3828 and
9-5.3831)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

*

—

—

—
Christmas tree
and pumpkin sale
lots (§ 9-5.3829)

—

—

—

—

—

—

A

A

A

A

A

A

—

—

A

A

—

*

—

—

—

1. Single-family dwellings existing prior to the effective date of this section are permitted uses, conforming to the R-20 zone; however, development of new single-family dwelling units, other than replacement of existing single-family dwellings, are prohibited within the R-20, R-25, and R-35 zones.

2. Use may be permitted as an ancillary use if it is incidental to an otherwise permitted or conditionally permitted use within this zoning district.

3. Legally established churches existing prior to the effective date of this section are permitted uses, conforming to the PBC, C-O, C-1, C-2, and C-3 zone; however, development of new religious assembly uses, other than replacement of existing uses, is E31
prohibited within these zoning districts.

4. Funeral services are limited to “J” Street, Fourth Street, and the area between Fourth and Fifth Streets.

5. May be located only on sites adjacent to freeway interchanges.

6. May be located along Somersville Road north of the SR-4 freeway.

7. Marine repair only. Permitted as an ancillary service for waterfront activities.

8. Boat sales and repair only.

9. In the case of the Emergency Shelter Overlay District, where no letter or number is included in the table for a particular land use, the regulations of the base zone apply. Emergency shelters are permitted by right in the Emergency Shelter Overlay District if they meet all standards of § 9-5.3835, Emergency Shelters, of this article.

10. Hospices and residential care facilities providing care for up to six patients are a permitted use in any district where residential uses are allowed.

11. Up to 20 units/acre pPermitte d by right subject to compliance with all other applicable standards and design review pursuant to Article 26 and 27.

12. Subject to a conditional use permit on a site at least one quarter mile from any type of residential care fac ility, social service institution, welfare institution, or a similar type of facility; at least one mile from another correctional facility; and at least 1,000 feet from a school, library, public park, recreation area or any property zoned or used for residential development.

See § 9-5.3838, Correctional Facilities, for additional requirements.

13. Cannabis business requires approval of a use permit by the City Council upon recommendation by the Planning Commission. See § 9-5.3845.
(Am. Ord. 930-C-S, passed 7-29-97; Am. Ord. 1080-C-S, passed 10-24-06; Am. Ord. 2072-C-S, passed 10-22-13; Am.

Ord. 2075-C-S, passed 11-26-13; Am. Ord. 2077-C-S, passed 12-10-13; Am. Ord. 2089-C-S, passed 6-24-14; Am. Ord. 2096-C-S, passed 2-24-15; Am. Ord. 2143-C-S, passed 6-26-18; Am. Ord. 2158-C-S, passed 12-11-18; Am. Ord. 2169- C-S, passed 6-25-19)

14. In the Commercial Infill Housing Overlay District, allowable commercial uses and standards remain as determined by the underlying zoning.

15. Up to 35 units/acre and building height of four stories or 45 feet permitted by right subject to compliance with all other applicable standards.

16. 35 to 50 units/acre and building height above 45 feet permitted with approval of a use permit.

17. Supportive housing developments must meet the requirements of Government Code S ection 65651.0(a) to be permitted by right and reviewed consistent with Government Code Section 65653(a) and (b). Developments which do not meet such requirements shall require approval of a use permit.

E32

E33
******************************************************************************************************* Table 9-5.601 Height, Area & Setback Regulations for Primary Structure

HEIGHT, AREA & SETBACK REGULATIONS FOR PRIMARY STRUCTURE

Zone

Maxi
m um
Height
Feetb

Minimu
m
Building
Site Sq.

Ft.

Minimum Lot
Width in Feet

Maxim
u
m Lot
Covera
g e
Minimum
Density
Allowed
(Units per
Gross
Developable
Acre)
Maximum
Density
Allowed
Units Per
Gross
Developable
Acred

Fron
t
Yard
aM, kinimum
Minimum Side
Yard Required
in Feete

Minimu
m Rear
Yard
Required
in Feet
Corner Interior Corner Interior

RE TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS

RR TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS

CIH IN COMPLIANCE WITH THE COMMERCIAL INFILL HOUSING OVERLAY DISTRICT OBJECTIVE DESIGN STANDARDS DOCUMENT.

R-4 35 6,000 65 60 40% NA 4 du/acre
f f
5 ft. 20 ft.

R-6 35 6,000 65 60 40% NA 6 du/acre
f f
5 ft. 20 ft.

R-10 45 6,000 65 60 40% NA 10 du/acre
f f
5 ft. 10 ft.

R-20 45 20,000 70 70 40% NA 20 du/acre
f f
5 ft. 10 ft.

R-25 45 20,000 70 70 50% 20 du/acre 25 du/acre
f f
5 ft. 10 ft.m
R-35 45 20,000 70 70 50% 30 25
du/acre
35 du/acre
f f
5 ft. 10 ft.m
PBC 35 20,000 65 60 35% NA 0
f f
0 ft. 0 ft.

C-0 35 20,000 65 60 35% NA 0
f f
0 ft. 10 ft.

C-1 35 20,000 65 60 35% NA 0
f f
0 ft. 10 ft.

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HEIGHT, AREA & SETBACK REGULATIONS FOR PRIMARY STRUCTURE

Zone

Maxim
um
Height
Feet
b

Minimum
Building
Site Sq.

Ft.

Minimum Lot
Width in Feet

Maximu
m Lot
Coverag
e
Minimum
Density
Allowed
(Units per
Gross
Developable
Acre)
Maximum
Density
Allowed
Units Per
Gross
Developable
Acred

Front
Yard
aM, kinimum
Minimum Side
Yard Required
in Feete

Minimu
m Rear
Yard
Required
in Feet
Corner Interior Corner Interior
C-2 35 20,000 65 60 35% NA 0
f f 0 ft. 10 ft.

C-3 70 20,000 65 60 35% NA 0
f f 0 ft. 10 ft.

MCRj 45 6,500 65 60 50% NA 20 du/acre
f f 5 ft. 10 ft.

RTCj 50 2,500 25g 25g 100% NA 20h 0i 0i
0 ft. 0 ft.

RTR- 10 45 3,500 45 45 50% NA 12 15 10 5 ft. 15 ft.

RTR- 20 45 20,000 100 100 50% NA 20 15 10 5 ft. 10 ft.

WF 45 6,500 60 60 60% NA 0 0 0 0 ft. 0 ft.

M-1 45 40,000 100 100 50% NA 0
f f
0 ft. 0 ft.

M-2 70 40,000 100 100 50% NA 0
f f
0 ft. 0 ft.

HPD TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS

PD TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS

RRMP TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS IN A MANNER CONSISTENT WITH ARTICLE 41 OF THE MUNICIPAL CODE

TOD TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS H 70 SAME AS C-0 ZONEk

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HEIGHT, AREA & SETBACK REGULATIONS FOR PRIMARY STRUCTURE Zone
Maxim
um
Height
Feet
b
Minimum
Building
Site Sq.

Ft.

Minimum Lot
Width in Feet Maximu
m Lot
Coverag
e
Minimum
Density
Allowed
(Units per
Gross
Developable
Acre)
Maximum
Density
Allowed
Units Per
Gross
Developable
Acred
Front
Yard
aM, kinimum
Minimum Side
Yard Required
in Feete
Minimu
m Rear
Yard
Required
in Feet
Corner Interior Corner Interior

OS NA NA NA NA NA NA NA NA NA NA NA

S TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS

SH SAME AS UNDERLYING BASE ZONE

T SAME AS UNDERLYING BASE ZONE
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HEIGHT, AREA & SETBACK REGULATIONS FOR PRIMARY STRUCTURE a Where 40% or more of the frontage (excluding reversed frontage lots) in a block has been improved with buildings, the minimum required front yard for main buildings shall be the average of the improved lots if less than the front yard requirements, but not less than six feet from the property line. b Height shall mean the vertical distance from the average level of the highest and lowest point of that portion of the lot covered by the structure, excluding below ground basements, to the topmost point of the roof. Exceptions to the specified height limitation shall include the spires, belfries, cupolas and domes of churches, monuments, water towers, fire and hose towers, observation towers, distribution and transmission towers, lines and poles, chimneys, smokestacks, flag poles, radio towers, excluding wireless communications facilities subject to § 9-5.3846, equipment penthouses encompassing less than 20% of total roof area and less than eight feet in height, and parapets less than 30 inches in height, unless otherwise governed by this chapter. c Minimum lot area in all zones shall not apply to the condominium parcelization of a larger project where land is being divided for individual building envelopes.
d Maximum density allowed is defined in the city General Plan as per the maximum developable gross acreage definition found in this chapter. e For at least 25% of the lots in a given subdivision, one side yard of an interior lot shall be 10 feet in width and the other side yard can be five feet.

The 10- foot side yard area shall remain as unrestricted open area. This shall also apply to all two-story single-family residential lots. On any parcel of land of an average width of less than 50 feet, which parcel was under one ownership or is shown as a lot on any subdivision map filed in the office of the County Recorder prior to April 11, 1950, when the owner thereof owns no adjoining land, the width of each side yard may be reduced to 10% of the width of such parcel, but in no case to less than three feet. f Front yard and street side setbacks shall be reserved for landscaping only, excluding access and egress driveways and shall be determined on a graduated scale based upon type of street and land use as follows:
(1) Non-residential uses.

Arterial street: minimum 30-foot setback with 30-foot landscaping on all frontages.

Collector street: minimum 25-foot setback with 25-foot landscaping.

Local street: minimum 20-foot setback with 20-foot landscaping. (2) Single-family detached and two-family dwelling uses.

Arterial street: minimum 30-foot setback with 30-foot landscaping on all frontages.

Collector street: minimum 25-foot setback and landscaping for front yard and 10-foot street side yard setback with landscaping Local street: minimum 20-foot front yard setback with 20 foot of landscaping and 10-foot street side yard setback with landscaping. (3) Multi-family dwelling uses.

Arterial street: minimum 15-foot setback with 15-foot landscaping on all frontages.

Collector street: minimum 15-foot setback with 15-foot landscaping.

Local street: minimum 10-foot setback with 10-foot landscaping. g New construction with frontage in excess of the minimum lot width shall reflect the pattern of building widths in facade design.

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HEIGHT, AREA & SETBACK REGULATIONS FOR PRIMARY STRUCTURE h Within the area bounded by the Burlington Northern Santa Fe Railroad, “I” Street, Second Street, and “E” Street, residential density may be increased to 45 dwelling units per acre provided:
(1) The residential use is part of a mixed use development with the entire first floor devoted to commercial use; (2) The proposed development provides public amenities as described in § 4 (relating to residential use in RTC); and (3) The project has received use permit approval from the Planning Commission. i Buildings in the RTC district shall be placed on the property line except for:
(1) Setbacks to accommodate outdoor dining and plazas, provided that such setbacks do not exceed a depth of one-third of the lot depth; (2) Courtyards, promenades, and plazas located on any portion of the site; and (3) Where a setback is necessary to maintain the uniform setback of building facades. j The first floor of a building shall extend from property line to property line except:
(1) In setback areas for outdoor dining, plazas; and
(2) For required vehicular or pedestrian access.
k Notwithstanding any other provisions of this chapter for yard requirements, in any residential district the front of any garage shall be not less than 20 feet from the exterior property line on which such garage faces.
l For projects that consist of attached single-family dwellings (townhomes), in which each dwelling occupies its own lots, the minimum lot area is 1,800 square feet and the minimum required interior side setback is zero. m Where a multi-family dwelling abuts a lot that is zoned RR, RE, R4 or R6, a minimum rear yard of 20 feet shall be provided.

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ARTICLE 7: MULTI-FAMILY RESIDENTIAL DEVELOPMENT OBJECTIVE DESIGN

STANDARDS
§ 9-5.701 PURPOSE AND A PPLICABILITY.

Multi-family Objective Design Standards apply to residential mixed use and multiple-family dwellings in any district in which they are permitted or conditionally permitted, except for projects in the CIH Overlay which are subject to § 9-5.3848 Commercial Infill Housing Overlay District regulations. Multi-family Objective Design Standards shall be adopted by resolution and may be amended from time to time. The purpose of this article these regulations is to promote high-quality design and provide a pleasant residential environment within the context of higher-density development; ensure the provision of amenities for residents of multi-family developments; foster pedestrian access; and create visually attractive street frontages that offer architectural and landscape interest.§ 9-5.702 APPLICABILITY.

The standards of this article apply to multi-family dwellings in any district in which they are permitted or conditionally permitted.
§ 9-5.703 TRANSITION REQUIREMENTS ADJACENT TO SINGLE-FAMILY RESIDENTIAL.

Wherever a multi-family residential dwelling is located on a lot that directly abuts any lot developed with an existing single-family detached dwelling that is a conforming use or any lot that is zoned RR, RE, R-4, or R-6, the following standards shall apply to the multi-family development. (A) Rear setbacks. Notwithstanding the requirements of the Height, Area, and Setbacks Table of § 9-5.601, a minimum rear setback of 20 feet is required. For existing substandard lots, a modification to or waiver of the minimum 20-foot setback requirement may be requested, subject to provisions of § 9-5.709 and design review.
(B) Landscape buffers. Interior side and rear setbacks that abut single-family residential development or a single-family district shall include the following landscaped areas. These landscaped areas shall be measured from the property line and are included within, and are not additional to, the minimum setbacks required by Table TBD. (1) A landscaped area at least three feet in depth shall be provided along any interior side property line.
(2) At least 50% of the rear setback shall be a landscaped area at least five feet in depth.

Within this landscaped area, trees shall be planted at a maximum distance of 20 feet on center (measured parallel to the rear lot line).

Figure 9-5.703(B): Landscape Buffers
E39

(C) Required daylight plane. No portion of the building volume shall encroach into a daylight plane starting at a point that is 25 feet above the property line abutting any adjacent lot with a single-family residential use or zone and sloping upward at a 45-degree angle toward the interior of the lot.

Figure 9-5.703(C): Required Daylight Plane

§ 9-5.704 BUILDING FORM.
(A) Building entries.
(1) Orientation. All units located along public rights-of-way must have a principal entrance that fronts on and is oriented to face the right-of-way. Such entrance shall be clearly visible from the street and shall be connected via pedestrian walkways to the public sidewalk. Exceptions to this requirement may be approved for projects located on arterial streets that carry high traffic volumes and/or streets that do not allow on-street parking. In such cases, a project may be oriented around courtyards with principal entrances facing the courtyards. (2) Entry features. Building entrances must have a roofed projection (e.g., porch) or recess.

Such entry features shall have a minimum depth of five feet, measured perpendicular to the façade E40
on which they are located. Entries that serve a single unit shall have a minimum area of 40 square feet while those that serve two or more units shall have a minimum area of 100 square feet. (B) Façade articula tion. All street-facing facades must include at least one change in plane (projection or recess) at least four feet in depth, or two changes in plane at least two feet in depth, for every 25 linear feet of wall. Such features shall extend the full height of the respective façade of single-story buildings, at least half of the height of two-story buildings, and at least two-thirds of the height of buildings that are three or more stories in height.

Figure 9-5.704(B): Facade Articulation
(C) Roof forms. Variable roof forms shall be incorporated into the building design, and no more than two side-by-side units may be covered by one unarticulated roof. Variation may be accomplished by changing the roof height, offsets, and direction of slope, and by including elements such as dormers.

Figure 9-5.704(C): Roof Forms
E41
(D) Window design.
(1) Relief. All windows shall either be recessed or surrounded by trim at least four inches in width and two inches in depth.
(2) Shade features. At least 20% of all windows on each building shall have exterior sun shades, such as roof overhangs (eaves), awnings, or louvered sunshades. § 9-5.705 SITE DESIGN FOR PARKING, CIRCULATION, AND ACCESS.

Multi-family dwelling projects shall comply with the regulations of Article 17, Required Parking, as well as the standards of this section.
(A) Parking location and frontage.
(1) Maximum width. The maximum width of parking area within the required front setback, including driveways, open parking, carports, and garages, but excluding underground parking and parking located behind buildings, may not exceed 25% of the linear street frontage.

Figure 9-5.705(A)(1): Maximum Parking Area Frontage

(2) Parking location. Parking facilities shall be located according to one or more of the alternatives listed below. This locational requirement applies to parking for both residents and guests, as well as any parking that exceeds the required minimum. In all cases, the requirements of § 9-5.1703.1, Off-Street Parking Requirements by Use, which establishes the number of required parking spaces and number of covered spaces per unit, must be met. Parking shall be provided in one of the following locations or in a combination of the following locations:
(a) Covered and enclosed parking within a detached garage located to the rear of the residential building in relation to the public street. Such garage may front an alley that is internal to E42
the project. Any garage door visible to any street shall be recessed at least six inches from the surrounding building wall and shall be surrounded by trim of at least two inches in depth. (b) Covered and enclosed parking integrated into the residential building, in which garage doors are located on the side or rear of the building and not facing a street. For the purposes of this regulation, doors shall be considered not to face a public street if they are oriented 45 degrees or more from parallel with the street.
(c) C overed and enclosed parking integrated into the residential building with garage doors facing or within 45 degrees of parallel with the street. Such garages shall comply with the following standards:

1. Maximum width. Garages shall not exceed 50% of the overall width of the building façade of which they are a part. For the purposes of this requirement, garage width is considered the internal width of that portion of a building facade that is backed by a garage space. This dimension is measured from midpoint to midpoint of any enclosing walls that are perpendicular to the garage door or entry.

2. Setback/recess. Garages shall conform to one of the following setback standards:
a. Garages shall be located at least five feet behind the primary wall of the dwelling. For the purposes of this regulation, "primary wall" shall consist of any wall at least ten feet in width and one story in height. Garage doors shall be recessed at least six inches from the surrounding wall.
b. Garage space located below living space may be set back the same distance as the remainder of the building façade. Garage doors shall be recessed at least six inches from the surrounding wall.
c. Detailing. Trim of at least two-inch depth shall be provided surrounding garage doors. (d) Open parking or carports located to the rear of buildings in relation to the street. Such parking facilities must be set back at least 40 feet from any adjacent street, and landscaped according to the standards of § 9-5.1716, Parking Lot Landscaping; Design Standards. The setback area shall include a landscaped buffer at least five feet in depth (measured perpendicular to the interior lot line) adjacent to any other lot. Parking areas shall be screened from adjacent lots with a solid fence, wall, or dense hedge at least five feet in height. (e) O pen parking located to the side of buildings. Such parking must be set back at least 40 feet from any adjacent street or no closer to the street than the front façade of the residential building, whichever is greater. The setback area shall be landscaped according to the standards of § 9-5.1716, Parking Lot Landscaping; Design Standards. The setback area shall include a landscaped buffer at least five feet in depth (measured perpendicular to the interior lot line) adjacent to any other lot. Parking areas shall be screened from adjacent lots with a solid fence, wall, or dense hedge at least five feet in height. Parking area setbacks on corner lots may be modified by the Zoning Administrator when deemed necessary in order to provide adequate visibility for traffic safety.

Figure 9-5.705(A)(2): Parking Location Alternatives
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(B) Driveways-number and width. For lots 75 feet wide or less, a maximum of one driveway per lot is permitted. For lots greater than 75 feet in width, additional driveways are permitted but shall be spaced at least 75 feet apart. No driveway shall exceed 20 feet in width at any property line abutting a street or one-half of the width of the street frontage of the lot, whichever is less. (C) Pedestrian access.
(1) Connection to public sidewalks. Every multiple-family dwelling shall have a walkway connecting the main building entry to the public sidewalk in the right-of-way on each street frontage. The walkway shall be physically separated from any driveway or off-street parking space by a landscaped buffer with a minimum width of two feet. The walkway shall have an unobstructed width of at least four feet, and shall be of concrete, decorative pavers, or other durable, all-weather surface.
(2) Connection to parking areas. Every multiple-family dwelling shall have a walkway between a building entry and the parking area for the units served by it. The walkway shall be physically separated from any driveway or off-street parking space by a landscaped buffer with a minimum width of two feet. The walkway shall be at least four feet wide, and shall be of a durable, all-weather surface.

E44
(3) Connection to open space, recreation facilities, and public parks. Walkways shall be provided that connect building entries for the units served to any common usable open space or recreational facilities on site or to any public park facilities located on an adjacent lot. § 9-5.706 USABLE OPEN SPACE.

Usable open space to serve multi-family residential dwelling units shall be provided and maintained in compliance with the following table and the requirements of this section.

T
able 9-5.706: Minimum Required Usable Open Space
R -10 Zone R-20, R-25, and R-35 Zones
Total Usable Open Space per
Unit (sq. ft.)
250 200
Minimum Private Open Space
per Unit (sq. ft.)
70 60
(A) Required area and type of open space - multi-f amily dwellings. All multi-family residential developments shall be provided the minimum private open space area and minimum total open space area stated in Table 9-5.706, according to the number of units in the development. Once the minimum private open space requirement has been met, the remainder of the required total open space for the development may be provided as either private or common open space. Every development that includes five or more residential units shall provide at least one common open space area that meets the standards of division (D) of this section below. (B) Usability. A surface shall be provided that allows convenient use for residents' outdoor living and/or recreation activities. Such surface shall be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. The slope shall not exceed 10%. Off-street parking and loading areas, driveways, and service areas shall not be counted as usable open space. Open space on a roof or deck shall include safety railings or other protective devices that meet but do not exceed the minimum height required by the Antioch Building Code.
(C) Design standards - private open space.
(1) Accessibility. Private usable open space shall be accessible to only one living unit by a doorway or doorways to a habitable room or hallway of the unit. (2) Minimum dimensions. Private usable open space located on the ground level (e.g., yards, decks, patios) shall have no horizontal dimension less than ten feet. Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet. (3) Openness. There shall be no obstructions over ground-l evel space except for devices to enhance the usability of the space. Above ground-level space shall have at least one exterior side E45
open and unobstructed for at least eight feet above floor level, except for incidental railings and balustrades. No more than 50% of the ground-level space may be covered by a private balcony projecting from a higher floor.
(4) Enclosure. Ground-level space shall be screened from abutting lots, streets, alleys, and paths, from abutting private ways, and from other areas on the same lot by a building wall, by dense landscaping not less than five and one-half feet high and not less than three feet wide, or by a solid or grille, lumber or masonry fence or wall not less than five and one-half feet high, subject to the standards for required landscaping and screening in Chapter TBD. Screening may be reduced to three and one-half feet in height to avoid interfering with a beneficial outward and open orientation or view if there is no building located opposite and within 50 feet of the screening. (D) Design standards - common open space.
(1) Accessibility. Common usable open space shall be accessible to all the dwelling units on the lot.
(2) Rooftops. No more than 20% of the total area counted as common open space may be provided on a roof.
(3) Facilities. Common areas may consist of open landscaped areas and gardens, natural areas with trails, patios, swimming pools, picnic and barbeque areas, playgrounds, community gardens, or other such improvements as are appropriate to enhance the outdoor environment of the development. Required components are as follows:
(a) Seating. Common usable open space shall include seating. (b) Play areas. Developments that include 15 or more units of at least one bedroom or more must include children's play areas and play structures. This requirement does not apply to senior housing developments.
(4) Openness and buildings. There shall be no obstructions above the open space except for devices to enhance the usability of the space. Buildings and roofed structures with recreational functions (e.g., pool houses, recreation centers, gazebos) may occupy up to 20% of the area counted as common open space.
(5) Minimum dimensions. Common usable open space located on the ground level shall have no horizontal dimension less than 20 feet. If such ground-level open space is located within ten feet of a building façade, the minimum dimension shall be no less than the height of the adjacent building. Common upper-story decks shall have no dimension less than ten feet. Roof decks shall have no horizontal dimension less than 15 feet.
(6) Visibility. At least one side of the common open space shall border residential buildings with transparent windows and/or entryways.
(7) Pedestrian pathways. Pedestrian walkways shall connect the common open space to a public right-of-way or building entrance.
(8) Enclosure. Common usable open space that is designed as a children's play area or is likely to be used by children shall be screened from abutting streets by dense landscaping up to five and one-half feet high and not less than three feet wide, or by a solid or grille, lumber or masonry fence or wall up to five and one-half feet high, subject to the standards for required landscaping and E46
screening in Chapter TBD. Screening may be reduced to three and one-half feet in height to avoid interfering with a beneficial outward and open orientation or view if the play area is not located on an arterial or collector street and if there is no building located opposite and within 50 feet of the screening.
§ 9-5.707 STORAGE SPACE.

Each unit in a multi-family dwelling shall be provided with a separate, enclosed, lockable storage space reserved for the occupants of the dwelling unit. Such storage space shall be located in a garage, storage building, or enclosed individual storage space. Each storage space shall be at least 250 cubic feet in volume and shall have no interior dimension less than four feet. § 9-5.708 LANDSCAPING.

In addition to the standards of Article 10, Landscaping and Irrigation, and the Water-E fficient Landscape Ordinance, multi-family dwellings shall comply with the following standards:
(A) Minimum landscaped area. A minimum of 25% of any building site shall be landscap ed. (B) Landscaping of front yards. All portions of required front yards, except those areas occupied by pedestrian or vehicular access ways, shall be landscaped. (C) Materials. Landscaping shall include plant materials of varying height and may incorporate a combination of groundcovers, shrubs, vines, trees, and garden areas. Landscaping may also include incidental features such as stepping stones, benches, fountains, sculptures, decorative stones, or other ornamental features, placed within a landscaped setting. (1) Ground cover materials. Ground cover shall be of live plant material. Pervious non-plant materials such as permeable paving, gravel, colored rock, cinder, bark, and similar materials shall not cover more than 10% of the required landscape area. Mulch must be confined to areas underneath shrubs and trees and is not a substitute for ground cover plants. (2) Size and spacing. Plants shall be of the following size and spacing at the time of installation:
(a) Ground covers. Ground cover plants other than grasses must be at least four-inch pot size. Areas planted in ground cover plants other than grass seed or sod must be planted at a rate of at least one per 12 inches on center.
(b) Shrubs. Shrubs shall be a minimum size of one gallon. (c) T rees. Trees shall be a minimum of 15 gallons in size with a one- inch diameter at breast height (dbh). Specimen trees of 36-inch or greater box size are encouraged. At least one specimen tree with a 24-inch or larger box size shall be planted in the landscaped area of the front setback.

Trees (center of trees) shall be located a minimum of six feet from water meters, gas meters and sewer laterals; eight feet from any driveway, fire hydrant, fire sprinkler, or standpole connection; and 15 feet from any curb return at an intersection, utility pole, or street light. (D) Tree protection. Newly planted trees shall be supported with double stakes or guy wires.

Root barriers shall be required for any tree placed within ten feet of pavement. (See also § 9-

5.1210, Regulations on Tree Locations, and § 9-5.1208, Definition of Restricted Trees.) E47
§ 9-5.709 702 PROCEDURES.

The Planning Commission may allow modifications to the dimensional requirements, design standards, and other requirements of this article the Multi-family Objective Design Standards when so doing is consistent with the purposes of the General Plan and the district and would, because of practical difficulties, topography, and similar physical conditions, result in better design, environmental protection, and land use planning. The Zoning Administrator may review and approve modifications that are requested because a lot is substandard. All other modifications shall require Planning Commission approval. All modifications under this section shall be processed as use permits pursuant to the procedures of Article 27 of this Code. (A) Required findings for approval. In addition to any findings required by § 9-5.2703 of this Code, t
he Administrator or the Planning Commission may only approve a modification to the requirements of this article based on the following findings:
(1) The project is consistent with the General Plan and any applicable area or specific plan. (2) The modification meets the intent and purpose of the applicable zone district and is in substantial compliance with the district regulations.
(3) The modification is necessary due to the physical characteristics of the property and the proposed use or structure or other circumstances, including, but not limited to, topography, noise exposure, irregular property boundaries, or other unusual circumstance including the architectural or historical significance of the structure, and building or site features that will demonstrably reduce use of nonrenewable energy resources or greenhouse gas emissions. (4) There are no alternatives to the requested modification that could provide an equivalent level of benefit to the applicant with less potential detriment to surrounding owners and occupants or to the general public.
(5) The granting of the requested modification will not be detrimental to the health or safety of the public or the occupants of the property or result in a change in land use or density that would be inconsistent with the requirements of this chapter.
(6) If the modification is requested because it will result in superior or more sustainable design, the review authority must also make the following findings:
(a) The proposed design is of superior quality or is intended to incorporate features that would demonstrably reduce use of nonrenewable energy resources or greenhouse gas emissions; (b) The structure is an existing residential building and the alteration or addition is intended to increase the habitability and function of the structure, is compatible with the existing neighborhood character, will not substantially interfere with the privacy, sunlight, or air available to neighboring residential uses; and
(c) The proposed design has been reviewed and approved pursuant to Article 26: Design Review Duties and Responsibilities, of this chapter.
(B) Conditions of approval. In approving a modification, the Planning Commission may impose reasonable conditions deemed necessary to:

E48
(1) Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies adopted by the City Council; (2) Achieve the general purposes of this chapter or the specific purposes of the zoning district in which the project is located;
(3) Achieve the findings for a modification granted; or (4) Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the California Environmental Quality Act. (C) Appeals, expiration, extensions, and modifications. (1) Appeals. The applicant or any other aggrieved party may appeal a decision on a modification in the same manner as a use permit as provided for in Article 27, Design Review, Use Permits, Administrative Use Permits and Variances.
(2) Expiration, extensions, and modifications. Modifications granted under this chapter are effective and may only be extended or modified as provided for in Article 27. (D) Applicability. These procedures are not applicable to a project that is entitled to a density bonus concession or waiver pursuant to Article 34, Senior Housing Overlay District, or Article 35, Density Bonus Program, of this Code and may not be used to approve an increase in maximum density or reduction in required parking or to approve a use that is not permitted on the site proposed for development.
********************************************************************************* ARTICLE 9: SPECIAL USE REGULATIONS
§ 9-5.904 LOW BARRIER NAVIGATION CENTER
(A) Purpose. The purpose of this subsection is to allow operation of low barrier navigation centers to help people in need of housing that are temporarily homeless and to implement the provisions of Government Code Section 65660 et seq. relating to low barrier navigation centers. (B) Definitions. For purposes of this subsection, the following definitions shall apply, as defined by Government Code Section 65660, which may be updated from time to time:
(1) “Low Barrier Navigation Center” means a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.
(2) “Low Barrier” means best practices to reduce barriers to entry, and may include, but is not limited to, the following:
(a) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.
(b) Pets.
(c) The storage of possessions.

E49
(d) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.
(3) “Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to the applicable provisions of the Code of Federal Regulations as specified in Government Code Section 65662, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.
(C) Allowed Zones. Low barrier navigation center uses shall be allowed by right in non- residential and mixed-use zoning districts that allow multiple-family dwellings, as shown in Table 9-5.3803 Table of Land Use Regulations, requirements of subsection § 9-5.904 (D), below. (D) Requirements. A low barrier navigation center shall meet the following requirements:
(1) It offers services to connect people to permanent housing through a services plan that identifies services staffing.
(2) It is linked to a coordinated entry system, so that staff in the interim facility or staff who collocate in the facility may conduct assessments and provide services to connect people to permanent housing.
(3) It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.
(4) It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System as defined by Section 578.3 of Title 24 of the Code of Federal Regulations. (E) Application Procedure and Review.
(1) The City shall notify an applicant whether their application for a Low Barrier Navigation Center development, is complete, pursuant to Government Code Section 65943, within 30 days of receipt of an application.
(2) The City shall act within 60 days of receipt of a completed application. (F) Effective Date. This chapter shall remain in effect until January 1, 2027, and as of that date, is repealed, unless extended by the California Legislature.

********************************************************************************* ARTICLE 26: DESIGN REVIEW DUTIES AND RESPONSIBILITIES
§ 9-5.2607 SITE PLAN AND DESIGN REVIEW REQUIRED.
(A) Site plan and design review shall be required for the following:
(1) Any new building or construction proposed in any zoning district, except for:
a. single-family homes in the RE, RR, RTR, R-4, and R-6 Districts E50
b. multiple-family dwellings or residential mixed-use projects within a Commercial Infill Housing Overlay that comply with the Commercial Infill Housing Objective Design Standards;
(2) An existing building for which exterior remodeling is proposed in any zoning district, except for:
a. single-family homes in the RB, RR, RTR, R-4, and R-6 Districts b. multiple-family dwellings or residential mixed-use projects within a Commercial Infill Housing Overlay that comply with the Commercial Infill Housing Objective Design Standards.
(3) New signs as required per Article 5, Chapter 5, Title 9 in this Municipal Code. (B) In addition, the Council may refer any matter concerning aesthetic site planning or design consideration to the Commission for review and recommendation. (C) A building permit shall not be issued until design approval has been obtained for those structures for which approval is required as provided in this article. (D) An application for multiple-family dwellings or residential mixed-use projects shall be reviewed by the Planning Commission for consistency with the Multi-family Objective Design Standards.
§ 9-5.2608 MINOR DESIGN REVIEW.
(A) Minor design review applications may be approved administratively by the Zoning Administrator with appeal to the Planning Commission. As determined by the Community Development Director, minor design review applications may include:
(1) Signage.
(2) Projects that comply with the City Wide Design Guidelines, have been peer reviewed as required by this article, and do not require other entitlements or involve the preparation of an initial study under the California Environmental Quality Act. (3) Landscape and ancillary features such as fountains, walls, etc. (B) However, the Community Development Director may determine that the totality of circumstances require a design review application to be considered by the Planning Commission. § 9-

5.2609 DESIGN GUIDELINES.
(A) The Planning Commission shall have the authority to develop and recommend for Council approval design guidelines to establish criteria for the review of those matters required to come before the Commission. The guidelines may include criteria for site planning, landscape treatment, building design, and signs.
(B) The Citywide Design Guidelines, prepared by Downtown Solutions and dated October 2009, are herein incorporated by reference. The Zoning Administrator, the Planning Commission and the City Council shall adhere to the adopted guidelines, as amended, in site plan and design E51
review as required in § 9-5.2607, except for multiple-family dwellings or residential mixed-use project, which shall comply with Multi-family Residential Objective Design Standards. Where Design Guidelines apply, an application shall not be approved unless it complies with the adopted guidelines, or unless findings can be made pursuant to division (C) of this section. Findings are not required to be made for applicable development applications deemed complete prior to the adoption of this section. In circumstances where conflicts arise between the design guidelines and specific requirements of the zoning ordinance, then the design guidelines shall supersede the zoning ordinance requirements.
(C) In order to grant a waiver from adopted design guidelines, the Zoning Administrator, Planning Commission or the City Council shall find at least one of the following:
(1) That because of special circumstances applicable to the subject property, including, but not limited to, size, shape, topography, location or surroundings, the strict application of the design guidelines is not feasible; or
(2) That the overall project has a quality design, the majority of the project is consistent with the design guidelines and minor discrepancies with the design guidelines will not create a development that is undesirable or unsightly; or
(3) That the project features a unique theme or style that is not addressed in the design guidelines, but the overall project is of such extraordinary design quality that the project will not create a development that is undesirable or unsightly.

E52
EX

HIBIT B

TABLE OF ZONING MAP AMENDMENTS

E53
Site No. APN Address Existing Zoning Proposed Rezoning
1 051-061-001 1650 VIERA AVE Antioch CA S R-20
2 051-061-002 1700 VIERA AVE Antioch CA S R-20
3 051-061-003 1730 VIERA AVE Antioch CA S R-20
4 051-062-004 1839 STEWART LN S R-20
5 051-062-005 1829 STEWART LN Antioch CA S R-20
6 051-062-006 1705 VIERA AVE Antioch CA S R-20
7 051-062-010 1853 STEWART LN Antioch CA S R-20
8 051-071-001 1524 VIERA AVE Antioch CA S R-20
9 051-071-002 1550 VIERA AVE Antioch CA S R-20
10 051-071-003 1560 VIERA AVE Antioch CA S R-20
11 051-071-004 1574 VIERA AVE Antioch CA S R-20
12 051-071-005 1600 VIERA AVE Antioch CA S R-20
13 051-071-006 1606 VIERA AVE Antioch CA S R-20
14 051-071-008 1588 VIERA AVE Antioch CA S R-20
E54
15 051-071-011 1636 VIERA AVE Antioch CA S R-20
16 051-071-012 1628 VIERA AVE Antioch CA S R-20
17 051-072-005 1537 VIERA AVE Antioch CA S R-20
18 051-072-006 1540 WALNUT AVE Antioch CA S R-20
19 051-072-007 1554 WALNUT AVE Antioch CA S R-20
20 051-072-013 1549 VIERA AVE Antioch CA S R-20
21 051-072-014 1565 VIERA AVE Antioch CA S R-20
22 051-072-015 1863 BOWN LN Antioch CA S R-20
23 051-072-016 1877 BOWN LN Antioch CA S R-20
24 051-072-017 1568 WALNUT AVE Antioch CA S R-20
25 051-072-018 1580 WALNUT AVE Antioch CA S R-20
26 051-073-001 1605 VIERA AVE Antioch CA S R-20
27 051-073-002 1601 VIERA AVE Antioch CA S R-20
28 051-073-003 1837 VINE LN Antioch CA S R-20
29 051-073-004 1845 VINE LN Antioch CA S R-20
E55
30 051-073-005 1859 VINE LN Antioch CA S R-20
31 051-073-006 1867 VINE LN Antioch CA S R-20
32 051-073-007 1881 VINE LN Antioch CA S R-20
33 051-073-008 1897 VINE LN Antioch CA S R-20
34 051-073-009 1905 VINE LN Antioch CA S R-20
35 051-073-011 1965 VINE LN Antioch CA S R-20
36 051-073-012 1585 WALNUT AVE Antioch CA S R-20
37 051-073-014 1537 WALNUT AVE Antioch CA S R-20
38 051-073-015 1523 WALNUT AVE Antioch CA S R-20
39 051-073-016 1551 WALNUT AVE Antioch CA S R-20
40 051-073-017 1927 VINE LN Antioch CA S R-20
41 051-073-018 1945 VINE LN Antioch CA S R-20
42 051-073-019 1567 WALNUT AVE Antioch CA S R-20
43 051-073-020 1559 WALNUT AVE Antioch CA S R-20
44 051-074-001 1966 VINE LN Antioch CA S R-20
E56
45 051-074-002 1954 VINE LN Antioch CA S R-20
46 051-074-003 1936 VINE LN Antioch CA S R-20
47 051-074-005 1898 VINE LN Antioch CA S R-20
48 051-074-006 VINE LN & VIERA AVE, Antioch CA S R-20
49 051-074-007 1870 VINE LN Antioch CA S R-20
50 051-074-008 1854 VINE LN Antioch CA S R-20
51 051-074-009 1836 VINE LN Antioch CA S R-20
52 051-074-010 1633 VIERA AVE Antioch CA S R-20
53 051-074-011 1908 VINE LN Antioch CA S R-20
54 051-074-012 1920 VINE LN Antioch CA S R-20
55 051-081-001 1400 VIERA AVE Antioch CA S R-20
56 051-081-002 1410 VIERA AVE Antioch CA S R-20
57 051-081-003 1428 VIERA AVE Antioch CA S R-20
58 051-081-004 1452 VIERA AVE Antioch CA S R-20
59 051-081-006 1470 VIERA AVE Antioch CA S R-20
E57
60 051-081-007 1490 VIERA AVE Antioch CA S R-20
61 051-081-008 1500 VIERA AVE Antioch CA S R-20
62 051-082-002 1497 WALNUT AVE Antioch CA S R-20
63 051-082-003 1473 WALNUT AVE Antioch CA S R-20
64 051-082-004 1957 SANTA FE AVE Antioch CA S R-20
65 051-082-005 1915 SANTA FE AVE Antioch CA S R-20
66 051-082-006 1887 SANTA FE AVE Antioch CA S R-20
67 051-082-007 1859 SANTA FE AVE Antioch CA S R-20
68 051-082-008 1831 SANTA FE AVE Antioch CA S R-20
69 051-082-009 1429 VIERA AVE Antioch CA S R-20
70 051-082-010 WALNUT AV & SANTA FE AV, Antioch CA S R-20 71 051-082-011 1939 SANTA FE AVE Antioch CA S R-20
72 051-082-012 SANTA FE AV & VIERA AVE, Antioch CA S R-20 73 051-082-013 1503 WALNUT AVE Antioch CA S R-20
74 051-082-014 1515 WALNUT AVE Antioch CA S R-20
E58
75 051-083-001 1528 WALNUT AVE Antioch CA S R-20
76 051-083-002 1506 WALNUT AVE Antioch CA S R-20
77 051-083-004 1866 SANTA FE AVE Antioch CA S R-20
78 051-083-005 1834 SANTA FE AVE Antioch CA S R-20
79 051-083-006 1471 VIERA AVE Antioch CA S R-20
80 051-083-009 1509 VIERA AVE Antioch CA S R-20
81 051-083-010 1487 VIERA AVE Antioch CA S R-20
82 051-083-012 1495 VIERA AVE Antioch CA S R-20
83 051-100-022 2101 E 18TH ST Antioch CA S R-20
84 051-120-020 1650 TREMBATH LN Antioch CA S R-20
85 051-120-021 1710 TREMBATH LN Antioch CA S R-20
86 051-120-024 1450 TREMBATH LN Antioch, CA S R-20
87 051-120-025 1550 TREMBATH LN Antioch CA S R-20
88 051-130-001 1305 ST CLAIRE DR Antioch CA S R-20
89 051-130-002 1277 SAINT CLAIRE DR Antioch CA S R-20
E59
90 051-140-001 1705 TREMBATH LN Antioch CA S R-20
91 051-140-003 1625 TREMBATH LN Antioch CA S R-20
92 051-140-006 1501 TREMBATH LN Antioch CA S R-20
93 051-140-007 1425 TREMBATH LN Antioch CA S R-20
94 051-140-012 1613 ST CLAIRE DR Antioch CA S R-20
95 051-140-013 1525 ST CLAIRE DR Antioch CA S R-20
96 051-140-014 1423 ST CLAIRE DR Antioch CA S R-20
97 051-140-015 1420 ST CLAIRE DR Antioch CA S R-20
98 051-140-019 88 MIKE YORBA WAY Antioch CA S R-20
99 051-140-020 1675 TREMBATH LN Antioch CA S R-20
100 051-140-025 1620 ST CLAIRE DR Antioch CA S R-20
101 051-140-026 1520 ST CLAIRE DR Antioch CA S R-20
102 051-140-027 1651 ST CLAIRE DR Antioch CA S R-20
103 051-140-028 1715 ST CLAIRE DR Antioch CA S R-20
104 051-140-035 1575 TREMBATH LN Antioch CA S R-20
E60
105 051-200-076 HOLUB LN & E 18TH ST, Antioch CA P-D R-35 109 051-230-028 3200 E 18TH ST, Antioch CA P-D R-35
110 051-400-027 WILSON ST AND E 18TH ST P-D R-20
111 052-042-044 3901 HILLCREST AVE Antioch CA P-D R-35
112 052-342-010 WILDFLOWER DR & HILLCREST AV, Antioch CA R-6 R-35 116 055-071-106 LONE TREE WAY & COUNTRY HILLS DR, Antioch CA P-D R-35 117 055-071-107 LONE TREE WAY & COUNTRY HILLS DR, Antioch CA P-D R-35 118 055-071-108 LONE TREE WAY & DEER VALLEY RD, Antioch CA P-D R-35 119 055-071-113 LONE TREE WAY & COUNTRY HILLS DR, Antioch CA P-D R-20 120 056-130-014 5200 HEIDORN RANCH RD Antioch CA P-D R-35 121 056-130-011 5320 HEIDORN RANCH RD Antioch CA P-D R-35 122 065-071-020 1205 A St Antioch CA C-O R-20
124 065-110-007 701 WILBUR AVE, Antioch CA R-25 R-35
125 065-161-025 301 E 18TH ST Antioch CA C-2 R-20
128 067-093-022 A ST & PARK LN, Antioch CA C-O R-20
E61
129 067-103-017 A ST Antioch CA C-O R-20
133 068-082-057 TERRACE DR & E 18TH ST, Antioch CA C-2 R-20 134 068-252-041 2721 WINDSOR DR, Antioch CA R-6 R-35
135 068-252-042 WINDSOR DR & IGLESIA CT, Antioch CA R-6 R-35 136 068-252-043 WINDSOR DR & IGLESIA CT, Antioch CA R-6 R-35 137 068-252-045 2709 WINDSOR DR, Antioch CA R-6 R-35
138 071-370-026 3351 CONTRA LOMA BLVD, Antioch CA R-6 R-20 139 072-400-036 CACHE PEAK DR & GOLF COURSE RD, Antioch CA P-D R-35 140 072-400-039 4655 GOLF COURSE RD, Antioch CA P-D R-35 141 072-400-040 CACHE PEAK DR & GOLF COURSE RD, Antioch CA P-D R-35 142 072-450-013 DALLAS RANCH RD, Antioch CA P-D R-35
147 074-122-016 DELTA FAIR BLVD, Antioch CA C-3 R-20
148 074-123-004 DELTA FAIR BLVD & FAIRVIEW DR, Antioch CA C-3 R-35 149 074-123-005 FAIRVIEW DR, Antioch CA C-3 R-35
150 074-343-034 2100 L ST, Antioch CA C-1 R-20
E62
151 075-460-001 JAMES DONLON BLVD & CONTRA LOMA BLVD, Antioch CA C-1 R-25 153 052-061-053 4325 BERRYESSA CT Antioch CA P-D R-35
154 071-130-026 3195 CONTRA LOMA BLVD Antioch CA R-20 R-35 155 068-251-012 620 E TREGALLAS RD Antioch, CA R-25 R-35 156 052-061-014 4215 HILLCREST AVE Antioch CA S R-35
157 052-042-037 4201 HILLCREST AVE Antioch CA R-6 R-35
158 052-140-013 WILDFLOWER DRIVE P-D R-25
159 052-140-014 WILDFLOWER DRIVE P-D R-25
160 052-140-015 WILDFLOWER DRIVE P-D R-25
161 052-140-016 WILDFLOWER DRIVE P-D R-25
162 056-120-096

2721 EMPIRE AVE P-D R-35
163 072-011-052 3950 LONE TREE WAY P-D/S-H R-35
164 051-200-065 3415 OAKLEY RD P-D R-35
165 068-091-043 1018 E 18TH ST R-6 R-35
166 076-231-007 1919 BUCHANAN RD P-D R-35
E63
167 065-122-023 APOLLO CT PBC/Cannabis Overlay R-35
168 061-122-029 APOLLO CT PBC/Cannabis Overlay R-35
169 061-122-030 APOLLO CT PBC/Cannabis Overlay R-35
170 061-122-028 APOLLO CT PBC/Cannabis Overlay R-35
171 052-370-009 HILLCREST AVE P-D R-35
172 051-390-006 3301 JESSICA CT P-D R-35
173 051-390-005 3305 JESSICA CT P-D R-35
174 051-390-004 3309 JESSICA CT P-D R-35
175 051-390-003 3313 JESSICA CT P-D R-35
176 051-390-002 3317 JESSICA CT P-D R-35
177 051-390-001 3321 JESSICA CT P-D R-35
178 051-390-016 3325 JESSICA CT P-D R-35
179 051-390-011 3329 JESSICA CT P-D R-35
180 051-390-010 3333 JESSICA CT P-D R-35
181 051-390-009 3345 OAKLEY RD P-D R-35
E64
182 -- Jessica Court Roundabout P-D R-35
183 056-120-098 Empire Ave P-D R-25

E65
EXHI
BIT C
DI

AGRAM OF ZONING MAP AMENDMENTS
E66

AUTO CENTER DR A ST
SO
MER

SVILLE RD
10TH ST
18TH ST

PUTNAM ST
GENTRY
TOW
N
DR
G
ST
L ST

DELTA FA IRBLVD

BUCHANANRD
4th St

LONE TREE
WAY
CO
NTRA
LO
M
A B
LVD

HILLCREST AVE

WILBUR AVE

JAMES DONL

ON BLVD

DAV ISONDR

DEER VAL

LEYRD LAURELRD

EMPIRE AVE
160
4 4
1-82
83-104150
166
138
151 163
139-141
142
134-137
116-119
158-161
153111
171
156, 157
164, 172-181
110
120
121
133125
112
165
124
109
105
167-170
155
129
122, 128
154
149
147, 148
183
162
City Limit
Highways
Major Roads
Proposed Rezonings
Source: City of Antioch, 2022.

N
0 0.75 1.5
Miles
Zoning Map Amendment
City of
Antioch Housing Element
E67

CITY COUNCIL
RESOLUTION # 2023-**
RE

SOLUTION OF THE CITY COUNCIL OF THE CITY OF ANTIOCH

TO ADOPT MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS W
HEREAS, through various actions in recent years, the State Legislature has declared that the availability of housing is of vital statewide importance and th at governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing for all segments of the community; W
HEREAS, Senate Bill 2 was part of package of housing bills adopted in 2017 aimed at addressing the state’s housing shortage and high housing costs by making funding available to all local governments in California for the preparation, adoption and implementation of plans that streamline housing approvals, facilitate housing affordability (particularly for lower - and moderate- income households), and accelerate housing production;
W
HEREAS, the City of Antioch (“City”) applied for and received a $310,000 grant from a program authorized by SB 2 to create a General Plan Amendment and related zoning amendments to support high- density residential development on underutilized commercial sites;
W
HEREAS, a Request for Proposals was issued and PlaceWorks was selected to complete the project and the process commenced in January 2021 to develop the Commercial Infill Housing (CIH) Overlay District and CIH Objective Design Standards; W
HEREAS, the public participated in development and review of the standards through stakeholder meetings, one Planning Commission meeting, one City Council meeting, and three Economic Development Committee and/or Subcommittee meetings to review the CIH Objective Design Standards;
W
HEREAS, on April 12, 2022, the Antioch City Council adopted the CIH Objective Design Standards to provide key, objective requirements for the development of multifamily residential and mixed-use development within the City’s CIH Overlay District; W
HEREAS, recent changes in State law require compliance with objective standards for certain housing development projects going through streamlined review; W
HEREAS, Article 7 of the Antioch Municipal Code (Multi -Family Residential Development Standards) represents objective standards and subjective regulations that apply outside of the CIH Overlay District;
W
HEREAS, the Housing Element recommends preparation of objective design and development standards to streamline review of multifamily housing projects;

ATTACHMENT F
F1
W
HEREAS, the Multi-family Residential Objective Design Standards represents a combination of the CIH Objective Design Standards and Antioch Municipal Code (Multi - Family Residential Development Standards) to establish design priorities and standards for multi-family housing to facilitate streamlined housing review; WHEREAS, the Antioch Planning Commission conducted a public hearing on January 4, 2023, considered all public comments received, the presentation by City staff, the staff report, and all other pertinent documents regarding the proposed request, and adopted Resolution 2023-06 a resolution recommending that the City Council adopt the Multi-family Residential Objective Design Standards;
W
HEREAS, the City, as lead agency under the California Environmental Quality Act (“CEQA”), has completed the Housing Element Environmental Impact Report (“EIR”), which includes preparation of objective design and development standards in the Project Description;
W
HEREAS, the Antioch City Council conducted a public hearing to consider the Housing Element EIR on January 24, 2023;
W
HEREAS, on January 2 4, 2023, the Antioch City Council adopted Resolution 2023-xx recommending that the City Council certify the EIR prepared for the Housing Element, Land Use, Environmental Hazards and Resource Management Elements and the associated Specific Plan and Zoning amendments adopt CEQA findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program; W
HEREAS, recitals and findings from the Antioch City Council adopted Resolution 2023-xx are incorporated by reference;
W
HEREAS, on January 12, 2023, a public hearing notice was published in the East County Times and posted in three public places pursuant to California Government Code Section 65090 for the City Council public hearing on January 24, 2023; and W
HEREAS, the City Council held a public hearing on January 24, 2023 to consider multi-family residential objective design standards, considered all public comments received, the presentation by City staff, the staff report, and all other pertinent documents regarding the proposed request;
F2
NOW THEREFORE, BE IT RESOLVED that the City Council of the City of Antioch ADOPTS the Multi-family Residential Objective Design Standards (Exhibit A) I HEREBY CERTIFY that the foregoing resolution was adopted by the City Council of the City of Antioch at a regular meeting thereof held on the 24th day of January 2023, by the following vote:

AYES:

N
OES:

ABSEN
T:

ABST
AIN:
_____________________________________________

ELIZABETH HOUSEHOLDER,

CITY CLERK OF THE CITY OF ANTIOCH
F3
E

XHIBIT A
MU

LTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
F4
Multi-family Residential
Objective Design Standards
Public Review Draft | December 2022
F5
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.placeworks.com
Prepared by:
2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
F6
MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 1
Multi-family Residential
Objective Design Standards
Public Review Draft | December 2022
Table of Contents
Acknowledgements 3

1. Introduction 5

1.1 Purpose and Goals 5

1.2 User Guide 5

1.3 Relationship to State and City Regulations 5

1.4 Review Process 6

1.4.1 Planning 6

1.4.2 Environmental Review 6

2. Objective Design Standards 8

2.1 Site Design Standards 8

2.1.1 Residential-Only Project Site Entries 9

2.1.2 Mixed-use Project Site Entries 11

2.1.3 Street Frontage and Parking 14

2.1.4 Context Sensitivity 17

2.1.5 Access 18

2.1.6 Service Access, Trash, and Storage Facilities 20

2.1.7 Open Space Areas 21
F7
2 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
List of Figures and Tables
Figure 1. Multi-family Residential Review Process 7
Figure 2. Main Entry Drive for Residential-Only Project 9 Figure 3. New or Enhanced Shared Entry Drive for Horizontal Mixed-Use Project 11 Figure 4. Separate Entry Drives for Horizontal Mixed-Use Project 12 Table 1. Applicable Site Entry Types by Project Type 13 Figure 5. Maximum Width of Parking Area within the Front Setback 14 Figure 6. Detached Garage 14
Figure 7. Attached Garage 14
Figure 8. Surface Parking Located to the Side of Building 15 Figure 9. Tuck-under Parking 15
Figure 10. Daylight Plane Encroachment 17
Figure 11. Landscape Buffers that Abut Single-family Residential Uses 18 Figure 12. Massing Break Articulation 24
Figure 13. Distinct Base, Middle, and Top Façade Articulation 24 Figure 14. Roofline Examples 25
Table 2. Monument Sign Face Area Standards 36

2.2 Building Design Standards 24

2.2.1 Building Massing and Articulation 24

2.2.2 Entryways 26

2.2.3 Building Materials and Finishes 28

2.2.4 Windows/Glazing 28

2.2.5 Projecting Elements 29

2.2.6 Roofs 30

2.3 Landscaping Standards 31

2.3.1 Plantings 31

2.3.2 Wall and Fences 33

2.4 Lighting Standards 34

2.4.1 Pedestrian Lighting 34

2.4.2 Parking Lot Lighting 35

2.5 Signage Standards 35

2.5.1 General 35

2.5.2 Monument Signs 36

3. Definitions 37
Appendix: City of Antioch Multi-family Residential
Objective Design Standards Checklist 38
F8
MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 3
City of Antioch | Public Review Draft

CITY OF ANTIOCH
City Council
» Lamar Thorpe, Mayor
» Michael Barbanica, Mayor Pro Tem, District 2
» Tamisha Torres-Walker, Council Member District 1
» Lori Ogorchock, Council Member District 3
» Monica Wilson, Council Member District 4
Planning Commission
» Kristina Gutilla, Chair
» Kevin Riley, Vice-Chair
» Milanka Schneiderman
» Robert Martin
» Kerry L. Motts
» Christian Hills
» Warren Lutz
Staff
» Forrest Ebbs, Community Development Director
» Anne Hersch, Planning Manager
» Zoe Merideth, Senior Planner
» Kevin Scudero, Senior Planner
Acknowledgements

CONSULTANTS
PlaceWorks
» Bruce Brubaker
» Janet Chang
Urban Planning Partners
» Curtis Banks
» Alexia Rotberg
F9
4 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 1. Introduction
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F10
MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 5
City of Antioch 1. Introduction
Additionally, if the project is located in any of the City’s specific plan areas (i.e., Downtown Specific Plan, East Eighteenth Street Specific Plan, East Lone Tree Specific Plan, or Hillcrest Station Area Specific Plan), the project must comply with any regulations for that specific plan.

A checklist listing the objective design standard
requirements is provided in the appendix of this
document. This checklist should be filled out by the
applicant and reviewed by staff to indicate whether the applicant’s project meet the requirements for non-
discretionary staff review.

Development standards (i.e., setbacks, lot coverage,
and density) for multi-family residential development
and different zoning districts can be found in Table
9-5.601 of Article 6 Height and Area Regulations in the City’s Zoning Ordinance. Parking requirements can be
found in City Zoning Ordinance Section 9-5.1703.1,
Off-Street Parking Requirements by Use.

1.3 Relationship to State and
City Regulations
The following describes how these objective design
standards relate to and comply with State and City
regulations:
» California State Senate Bill (SB) 35 and Housing
Element. SB 35 requires the availability of a
streamlined ministerial approval process for
multi-family residential developments to increase
the supply of housing in jurisdictions that have not
yet made sufficient progress toward meeting their
regional housing need by income level, or Regional
Housing Need Allocation (RHNA). As part of the
streamlining by right process, jurisdictions are
required to establish objective design standards for
multi-family residential development.
» Housing Element. The Housing Element of the
General Plan identifies sites within the city for
residential development to meet RHNA.

1. Introduction

1.1 Purpose and Goals
The Antioch Multi-family Objective Design Standards
provide key, objective requirements for the
development of multi-family residential and mixed-use
development on sites zoned for multi-family housing in
the City of Antioch.

Unlike design guidelines, objective design standards are written to have “no personal or subjective judgment by
a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion
available and knowable by both the development
applicant and the public official prior to submittal.”
In other words, the goal of these objective design
standards is to provide a clear and straight forward
application and approval process for multi-family
housing construction within the City.

1.2 User Guide
This document contains objective design standards for
five topic areas:

1. Site design

2. Building design

3. Landscaping

4. Lighting

5. Signage
Each standard type begins with an intent statement,
followed by specific standards. The intent statements
are provided to help the reader understand
the overarching principle behind the standard
requirements and do not serve as review criteria.

All multi-family residential projects should follow
the objective design standards in this document as
applicable to the project type. For example, there
are some standards that are specific to townhouse
development, podium-construction projects, or mixed
use development.

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» Zoning Ordinance. All development must comply
with the City of Antioch’s Zoning Ordinance. These
objective design standards are applicable to all
multi-family housing and mixed-use projects in
zoning districts that allow multi-family housing.

1.4 Review Process

1.4.1 Planning
Figure 1 shows the review process of applications for
multi-family residential or mixed-use development in
Antioch. Multi-family residential is permitted on sites zoned to allow medium or high density residential
uses. Applications will be submitted to the Planning
Department for Planning Commission review and must
include an application packet and design plans. City
staff will review the application for completeness and
compliance with these Objective Design Standards,
coordinate with outside agencies and other City
Divisions, including the City’s Engineering Division, and prepare a staff report with Conditions of Approval for
Planning Commission review and approval.

Modifications
The Planning Commission may allow modifications to
the City’s Multi-Family Residential Objective Design
Standards when so doing is consistent with the
purposes of the General Plan and the zoning district
and would, because of practical difficulties, topography, and similar physical conditions, result in better design, environmental protection, and land use planning.

The required findings for multi-family residential
approval can be found in Article 7 “Multi-Family
Residential Standards” of the City’s Zoning Ordinance.

All modifications shall be processed as use permits
pursuant to the procedures of Article 27 of the City’s
Zoning Ordinance.

1.4.2 Environmental Review
All new multi-family residential and mixed use projects are potentially subject to CEQA, and City staff will
determine the level of CEQA required during the
project review process prior to Planning Commission
review.
6 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 1. Introduction
F12
Applicant can
choose to modify
and resubmit their
project application
for approval.

Applicant can move
forward with the
project and submit
for building permits.

NoYes
Applicant should revise application for
completeness and/or to comply with the City
of Antioch’s Multi-family Residential Objective
Design Standards.

Did the Planning Commission approve the
project application?
Planning
Commission
reviews project
for design review
approval at its
regular hearing.

Planning
Department
prepares staff
report and
conditions
of approval
for Planning
Commission review.

Yes No
Is the project application complete and does the
project meet all requirements?
Planning Department will review the project for
CEQA determination.

Planning Department intakes the project
application and reviews design level plans for
completeness and conformance with the City
of Antioch’s Multi-family Residential Objective
Design Standards.

Yes, site Is qualified for multi-family
r
esidential development
No, site Is not qualified for multi-family
r
esidential development
Is the project site zoned to allow medium or high density residential uses? MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 7
City of Antioch 1. Introduction
Figure 1. Multi-family Residential Review Process
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8 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards

2. Objective Design Standards

2.1 Site Design Standards
The following standards for site design are specific to the type of development project proposed. The four
development project types are described below, which
include two types of residential-only development and
two types of mixed-use development.
» Residential Surface-Parked. Residential surface-
parked projects are where the entire area of the
parcel has a residential use with surface parking
lots outside of the building envelope.
» Residential Podium. Residential podium projects
have parking on the ground floor with residential
above.
» Horizontal Mixed Use. Horizontal mixed-use
projects are where a parcel has both commercial
and residential uses on the ground floor on
different parts of the site. The commercial use may
be a planned building(s) or an existing commercial
building(s) on the same site.
» Vertical Mixed Use Projects. Vertical mixed-use
projects have commercial uses on the ground
floor with residential uses above. These two
development types are similar, and therefore their
design standards are grouped together .

Residential-only townhouse project.

Horizontal mixed-use project with multi-family apartments adjacent to single-story retail.

Vertical mixed-use project with residences above ground- floor retail.

Multi-family residential project with podium parking on the ground floor .

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 9
City of Antioch 2. Objective Design Standards

2.1.1 Residential-Only Project Site
Entries
Intent
Provide a welcoming entry to the project and set the
stage for a high-quality residential environment.

Main Entry Drive
For sites with Residential Surface-Parked projects,
one entry into the site shall be developed as a Main
Entry Drive from the primary street with the following
features:

Standard 2.1.1.A: Curb and Gutter
Curb and gutter shall be provided on both sides of the
Main Entry drive from the street curb to a minimum of
50 feet inside the property line.

Standard 2.1.1.B: Sidewalk
A 5-foot minimum width sidewalk shall be provided
on at least one side of the Main Entry Drive from the
street curb to a minimum of 50 feet inside the property line.

Entry drives to residential development that incorporate street trees, sidewalks, and streetlights.

Figure 2. Main Entry Drive for
Residential-Only Project
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10 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards
Standard 2.1.1.C: Street Lighting
Street lighting on poles 15 to 25 feet high shall be
provided on at least one side of the Main Entry Drive
from the street curb to a minimum of 50 feet inside the property line.

Standard 2.1.1.D: Landscaping and Street Trees
Landscaping and street trees shall be provided on both
sides of the Main Entry Drive from the street curb to
a minimum of 50 feet inside the property line. Street
trees shall be no more than 25 feet apart.

Standard 2.1.1.E: Gates
If a gate into the Main Entry Drive of the residential
project is needed, the gate and associated fences shall not be located further towards the street than the
closest building wall to the street and shall not be solid or opaque. Siting of the gate shall also be coordinated with the City’s Engineering Division and the Contra
Costa County Fire Protection District.

Standard 2.1.1.F: Curb Ramps
Public sidewalks that cross the Main Entry Drive shall
have accessible curb ramps down to the level of the
drive. If a level surface across the drive is provided
instead (a speed table), the paving shall be differen tiated in color and/or material from the drivewa y.

Standard 2.1.1.G: Bicycle Facilities
Bicycle facilities into the development shall be provided as part of the Main Entry Drive. These may be Class
I separated bicycle paths, Class II bicycle lanes, Class III shared vehicle/bicycle lanes, or Class IV protected bicycle lanes.

Secondary Entry Drives
A Secondary Entry Drive Is an additional entry drive, in addition to the Main Entry Drive or Shared Entry Drive, along a secondary street.

Standard 2.1.1.H: Gates
If gates at Secondary Entry Drives into residential
projects are provided, the gate and associated fences
shall not be located closer than the closest building
wall to the street. Siting of the gate shall also be
coordinated with the City’s Engineering Division and
the Contra Costa County Fire Protection District.

Residential Podium Entry Drive
Where a Residential Podium project is developed, the
building is generally close to the street property line, and access to parking may be from a driveway directly
into the building or within 30 feet of the building.

Entries shall be developed with the following features:

Standard 2.1.1.I: ADA Compliance
Driveways shall meet Americans with Disability Act
(ADA) accessibility standards where they cross the
public sidewalk.

Standard 2.1.1.J: Driveway Widths and Clearances
Compliance
Driveways shall be no wider than 20 feet, consistent
with the City of Antioch Zoning Ordinance Section
9-5.1713 Driveway Widths and Clearances
requirements for a residential use.

Standard 2.1.1.K: Pedestrian Entries
At least one pedestrian entry shall lead directly from
the sidewalk to the following:
» Doors leading to an amenity space such as a
courtyard, plaza, open space, or seating area.
» Doors leading into ground-floor lobbies for
residential units above.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 11
City of Antioch 2. Objective Design Standards

2.1.2 Mixed-use Project Site Entries
New Shared Entry Drive
For sites with horizontal mixed-use projects where
there is a single main entry point for commercial and
residential uses, this new entry shall be developed as a Shared Entry Drive with the following features:

Standard 2.1.2.A: Independent Roadway
A Shared Entry Drive shall not lead directly into a
parking lot for commercial or residential development,
rather it shall be an independent roadway from any
commercial or residential parking lot, with clearly
marked entries into the commercial and residential
parking lot from the Shared Entry Drive.

Standard 2.1.2.B: Curb and Gutter
Curb and gutter shall be provided on both sides of the
Shared Entry drive from the street curb to a minimum
of 50 feet inside the property line.

Figure 3. New or Enhanced Shared Entry Drive for Horizontal Mixed-Use Project Standard 2.1.2.C: Sidewalk
A 5-foot minimum width sidewalk shall be provided on
both sides of the Shared Entry drive from the street
curb to a minimum of 50 feet inside the property line.

Standard 2.1.2.D: Street Lighting
Street lighting on poles 15 to 25 feet high shall be
provided on at least one side of the Shared Entry drive from the street curb to a minimum of 50 feet inside the property line.

Standard 2.1.2.E: Landscaping and Street Trees
Landscaping and street trees shall be provided on both
sides of the Shared Entry drive from the street curb to a minimum of 50 feet inside the property line. Street
trees shall be no more than 25 feet apart.

Standard 2.1.2.F: Signage
Signage for commercial or residential development
adjacent to the Shared Entry Drive shall be an
externally lit monument type sign. Otherwise, signage
shall be consistent with the City of Antioch Sign Code.

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12 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards
Enhanced Shared Entry Drive
For horizontal mixed-use projects where there is a
shared entry drive to both residential and commercial
uses, the entry shall be enhanced with the following
features:

Standard 2.1.2.G: Sidewalk
A 5-foot minimum width sidewalk shall be provided on
at least one side of the entry drive, leading to a direct entry into the residential portion of the site.

Standard 2.1.2.H: Street Lighting
Street lighting on poles 15 to 25 feet high shall be
provided on at least one side of the Shared Entry drive from the street curb to a minimum of 50 feet inside the property line.

Standard 2.1.2.I: Landscaping and Street Trees
Landscaping and street trees shall be provided on at
least one side of the Shared Entry drive from the street curb to a minimum of 50 feet inside the property line.

Street trees shall be no more than 25 feet apart.

Separate Entry Drive
For horizontal mixed-use projects where there is
a separate main entry point for commercial and
residential uses, these entries shall be developed as a Separate Entry Drive with the following features:

Standard 2.1.2.J: Main Entry Drive Compliance
If the Separate Entry Drive serves as a main entry to
residential development, the drive shall follow the
standards under Main Entry Drive.

Standard 2.1.2.K: Driveway Widths and Clearances
Compliance
If the Separate Entry Drive serves as a main entry to
commercial development, the Separate Entry Drive
shall follow existing City of Antioch Zoning Ordinance’s Driveway Widths and Clearances requirements for site
entries to non-residential uses.

Figure 4. Separate Entry Drives for Horizontal Mixed-Use Project F18
MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 13
City of Antioch 2. Objective Design Standards
Standard 2.1.2.L: Signage and Landscaping
If the commercial development consists of an existing
commercial building(s), the existing entry drive into
commercial uses shall be upgraded with new signage
and landscaping for a minimum of 50 feet inside the
property line. If existing paving is cracked, broken, or damaged, it shall be removed and replaced.

Vertical Mixed Use Entry Drive
Where a vertical mixed-use project is developed, the
building is generally close to the street property line, and access to parking may be from a driveway directly
into the building or within 30 feet of the building.

Entries shall be developed with the following features:

Standard 2.1.2.M: ADA Compliance
Driveways shall meet Americans with Disability Act
(ADA) accessibility standards where they cross the
public sidewalk.

Standard 2.1.2.N: Driveway Widths and Clearances
Compliance
Driveways shall be no wider than 20 feet, consistent
with the City of Antioch Zoning Ordinance’s Driveway
Widths and Clearances requirements for non-
residential use.

Standard 2.1.2.O: Pedestrian Entries
At least one pedestrian entry shall lead directly from
the sidewalk to the following:
» Doors leading to each commercial space.
» Doors leading to an amenity space such as a
courtyard, plaza, open space, or seating area.
» Doors leading into ground-floor lobbies for
residential units above.

Table 1. Applicable Site Entry Types by Project Type
Project Type
Entry Drive Type
Main Entry
Drive
Shared
Entry Drive
(new and
enhanced)
Separate
Entry Drive
Vertical
Mixed Use
Entry Drive
Residential
Podium Entry
Drive
Secondary
Entry Drive
Residential
Surface-parked ✔ ✔
Residential
Podium ✔
Horizontal
Mixed Use ✔ ✔ ✔
Vertical
Mixed Use ✔ ✔
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14 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards

2.1.3 Street Frontage and Parking
Intent
Activate and create visual interest along street
frontages in order to enhance the public realm.

Minimize the public view of parking and enhance the
appearance of parking facilities.

Parking Site Design
The following standards apply to parking for both
residents and guests, as well as any parking that
exceeds the required minimum. In all cases, the
requirements of City Zoning Ordinance Section
9-5.1703.1, Off-Street Parking Requirements by Use,
which establishes the number of required parking
spaces and number of covered spaces per unit, must
be met.

Standard 2.1.3.A: Parking Siting
Along the Primary Frontage, parking areas shall be
located behind the building or to the side. An exception shall be made for accessible parking.

Standard 2.1.3.B: Maximum Width
The maximum width of parking area within the
required front setback, including driveways, surface
parking, carports, and garages, but excluding
underground parking and parking located behind
buildings, shall not exceed 25% of the linear street
frontage.

Standard 2.1.3.C: Detached Garage
A detached garage shall be located at the rear of the
residential building in relation to the public street, and may front an alley that is internal to the project. Any garage door visible to any street shall be recessed at
least six inches from the surrounding building wall and shall be surrounded by trim of at least two inches in
depth.

Figure 5. Maximum Width of Parking Area within
the Front Setback
Figure 6. Detached Garage
Figure 7. Attached Garage
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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 15
City of Antioch 2. Objective Design Standards
Standard 2.1.3.J: Parking Courts
Surface parking areas shall be divided into a series of connected smaller parking courts no more than 50 cars
per individual lot separated by landscaped medians no
less than 10 feet in width.

Standard 2.1.3.D: Attached Garage
The garage doors of an attached garage shall be located on the side or rear of the building and not facing a
street. For the purposes of this regulation, doors shall be considered not to face a public street if they are
oriented 45 degrees or more parallel with the street.

Standard 2.1.3.E: Surface Parking or Carports Located
to the Rear of Building
For surface parking or carports located to the rear of
buildings in relation to the street, such parking facilities must be set back at least 30 feet from any adjacent
street, and landscaped according to the standards of
Section 9-5.1716, Parking Lot Landscaping; Design
Standards. An exception may be made for accessible
parking and visitor parking.

Standard 2.1.3.F: Surface Parking Located to the Side
of Building
For surface parking located to the side of buildings in relation to the street, parking must be set back at least 30 feet from any adjacent street or no closer to the
street than the front façade of the residential building, whichever is greater . An exception may be made for
accessible parking and visitor parking. The setback
area shall be landscaped according to the standards
of Section 9-5.1716, Parking Lot Landscaping; Design
Standards. Parking shall be screened from street view
with a minimum 5-foot wide landscaped buffer .

Standard 2.1.3.G: Parking Siting at Secondary
Frontage
No more than one aisle of parking (66 feet) is allowed
between the Secondary Frontage and the street.

Standard 2.1.3.H: Tuck-under Parking
For tuck-under parking, parking areas shall be located
at the rear of the building; or to the side of the building if screened from view from the abutting street.

Standard 2.1.3.I: Visitor Parking
Where internal street networks are provided, visitor
parking shall be permitted as on-street parking on the
internal street.

Figure 8. Surface Parking Located to the Side
of Building
Figure 9. Tuck-under Parking
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City of Antioch 2. Objective Design Standards
Standard 2.1.3.K: Driveways Number and Width
For lots 75 feet wide or less, a maximum of one
driveway per lot is permitted. For lots greater than 75 feet in width, additional driveways are permitted but
shall be spaced at least 75 feet apart. No driveway shall exceed 20 feet in width at any property line abutting a street or one-half of the width of the street frontage of the lot, whichever is less.

Screening, Fencing, and
Landscaping Buffers
Standard 2.1.3.L: Screening
Private parking along frontages visible from public view shall be screened from view at least five feet in height from ground plane by screening, such as a solid fence,
dense hedge, rolling earth berms (2:1 slope), screen
walls, or changes in elevation. The screening shall be
located no closer to the street than the front façade of the residential building.

Standard 2.1.3.M: Landscaping Buffer
All residential projects, except vertical mixed-use
projects, shall provide a minimum 5-foot-wide
landscaping buffer (measured perpendicular to the
interior lot line) between the sidewalk edge and the
building edge.

Standard 2.1.3.N: Fencing along the Secondary
Frontage
At the Secondary Frontage, fencing may be placed
along the property line if it allows transparency through the use of decorative metal and does not create a
sight distance obstruction. No chain link fencing is
allowed. No solid fencing shall be placed closer to the street than the closest building wall. An exception shall be made for service areas such as trash, utilities, or
loading areas.

Landscaping buffer between the sidewalk edge and the
building edge along a primary street frontage.

Entry doors to townhouses facing onto the primary street frontage.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 17
City of Antioch 2. Objective Design Standards

2.1.4 Context Sensitivity
Intent
For projects adjacent to existing residential properties of no more than two stories, apply design measures
that preserve privacy and daylight for residents of
those properties, and minimize additional vehicle
circulation and parking on existing residential streets.

For projects adjacent to commercial development,
apply design measures that promote attractive
residential frontages and adequate visual separation
for new residential development adjacent to existing
and/or future commercial development.

The following standards provide context sensitivity
when projects are adjacent to residential or
commercial development. This will ensure that
new residential development is harmonious with
neighboring single-family or multi-family residential
development, and that new residential development
is not negatively affected by existing commercial
development.

Adjacent to Existing Residential
Development
Standard 2.1.4.A: Windows
Windows facing residences within 15 feet of the
property line, shall be arranged, or designed to not
create views into adjacent residences. Examples of
privacy options include using translucent or louvered
windows, creating offset window patterns, and locating
windows 5 feet above the floor level. Alternatively,
views into adjacent residential shall be screened with
dense landscaping between the new development
and existing residential property (i.e., Callistemon
citrinus (lemon bottlebrush), Rhamnus alaternus (Italian buckthorn), or Pittosporum tenuifolium (kohuhu), or
another similar species approved by the Community
Development Director) at a minimum mature height of
8 feet.

Multi-family residential building height stepped down near adjacent single-family residence.

Figure 10. Daylight Plane Encroachment
Standard 2.1.4.B: Daylight Plane
No portion of the building volume shall encroach
into a daylight plane starting at a point that is 25 feet above the property line abutting any adjacent lot with
an existing single-family or multi-family residential
dwelling of two stories or less and sloping upward at a 45-degree angle toward the interior of the lot.

Standard 2.1.4.C: Parking
Parking for residents, visitors, and/or employees shall be accommodated onsite in garages, parking areas, or
along internal streets to minimize spillover to adjacent residential neighborhoods. Parking and loading/
unloading areas shall not create stacking/queuing
issues at ingress/egress points.

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City of Antioch 2. Objective Design Standards
Standard 2.1.4.D: Landscape Buffers
Interior side and rear setbacks that abut single-family residential development or a single-family district
shall include (1) a landscaped area at least three feet in depth along any interior side property line and (2)
a least 50% of the rear setback shall be a landscaped
area at least five feet in depth. Within this landscaped area, trees shall be planted at a maximum distance of
20 feet on center (measured parallel to the rear lot
line). These landscaped areas shall be measured from
the property line and are included within, and are not
additional to, the minimum setbacks required by Table
9-5.601 in Article 6 of the City’s Zoning Ordinance.

Adjacent to Commercial
Development
Standard 2.1.4.E: Separation Buffer
At the edge of residential development immediately
abutting commercial development and parking areas,
one or both of the following shall be provided as
separation:
» A driveway or private street with curb, gutter, and
minimum 5-foot-wide landscaping on both sides.
» A minimum 5-foot-wide continuous landscape
barrier with fencing a minimum of six feet high. No
chain link fencing is allowed.

Standard 2.1.4.F: Fencing
At the edge of residential development immediately
abutting commercial development and parking areas,
fencing provided shall have at least one passageway
for pedestrians to access the commercial development
directly. This passageway may be locked and accessible
to residents and safety providers only.

Standard 2.1.4.G: Gate
At the edge of residential development immediately
abutting commercial development and parking areas,
a gate providing emergency vehicle access may be
provided where required by emergency providers. The
gate shall be visually permeable to allow views in and
out from the access way. No chain link is allowed for
the gate.

2.1.5 Access
Intent
Provide convenient and well-connected access for
vehicles into and through the development, and
safe and pleasant pedestrian connections into and
throughout the development.

Pedestrian Access
Standard 2.1.5.A: Pedestrian Pathway Design
Pedestrian pathways shall be a minimum of 4 feet wide
and clearly marked (e.g., special paving or coloring)
and adjacent to 4-feet minimum width of landscaping.

Pathways shall be of concrete, decorative pavers, or
other durable, all-weather surface.

Figure 11. Landscape Buffers that Abut
Single-family Residential Uses
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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 19
City of Antioch 2. Objective Design Standards
Standard 2.1.5.B: Landscape Buffer
Walkways shall not be sited directly against a building façade but buffered with a landscaped planting area
of a minimum of four feet to provide privacy of nearby
residences or private open space.

Standard 2.1.5.C: Pedestrian Pathways
Every multi-family dwelling’s main building entry and
common exterior spaces shall provide a pedestrian
pathway/connection to the following areas:
» To the public sidewalk in the right-of-way on each
street frontage.
» Between a building entry and the parking area for
the units served by it.
» To any common usable open space or recreational
facilities on site or to any public park facilities
located on an adjacent lot.
» To a public multi-use pathway or trail abutting the
project.
» Between adjoining residential and commercial
projects.

Standard 2.1.5.D: Pedestrian Pathway Amenities
At least two amenities that include trellises and/or
benches shall be provided on any pedestrian path
longer than 200 feet.

Vehicle Access
Projects shall meet the design standards for Site Entries in Section 3.1.1 as well as the following standards:

Standard 2.1.5.E: Multi-family Complex Internal
Circulation
In residential rental apartment and condominium
developments with multiple buildings, parking areas
shall be accessed through a network of internal streets.

Landscape buffer between residential entries and pedestrian walkways.

Pedestrian walkway connecting the public sidewalk to
residences with bicycle parking.

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20 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards
Standard 2.1.5.F: Townhouse Internal Circulation
In townhouse developments, internal circulation shall
be via one or more internal streets connecting to alleys where garages are located.

Standard 2.1.5.G: Podium Project Parking Access
In podium projects where parking is underneath
residential development, access for parking shall
provide visibility or other safety features (e.g., mirrors, cameras, or audible signals) to minimize pedestrian/
vehicle conflicts.

Bicycle Access and Parking
Standard 2.1.5.H: Bicycle Parking
Secure, covered bicycle parking in all residential
projects shall be provided.

Standard 2.1.5.I: Bicycle Parking for Podium Projects
For podium projects with commercial ground floors,
bicycle racks shall be provided in public view, within
50 feet of building entrances, not blocked by other
street furniture or landscaping, and lit by external light sources.

Internal street within a townhouse development leading to an alley with access to garages.

Internal street within residential project with on-street parking.

2.1.6 Service Access, Trash, and
Storage Facilities
Intent
Provide convenient service access to residential
developments. Design and locate trash and storage
facilities so that they are not visually obtrusive.

General
Standard 2.1.6.A: Provision of Storage Space
Each unit in a multi-family dwelling shall be provided
with a separate, enclosed, lockable storage space
reserved for the occupants of the dwelling unit. Such
storage space shall be located in a garage, storage
building, or enclosed individual storage space. Each
storage space shall be at least 250 cubic feet in volume and shall have no interior dimension less than four feet.

Access
Standard 2.1.6.B: Loading and Service Areas
Loading and service areas shall be concealed from view
or shall be located at the rear of the site.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 21
City of Antioch 2. Objective Design Standards
Standard 2.1.6.C: Trash Enclosure Siting
Trash enclosure locations shall be located at a minimum of 30 feet away from an entrance to a residential unit
or window and not block circulation or driveways.

Standard 2.1.6.D: Service Provider Access
Trash enclosures, driveway access, and required loading areas shall accommodate access and activity by service
provider vehicles.

Design of Trash and Storage
Facilities
Standard 2.1.6.E: Screening
When trash enclosures, loading docks, utility
equipment, and similar uses are visible from a side
street, adjacent commercial development or a
neighboring property, they shall be screened using
matching materials and/or landscaping with the
primary building and surrounding landscaping.

Standard 2.1.6.F: Gates
Gates shall be a solid material. Any openings should be no more than 4 inches apart.

Standard 2.1.6.G: Sizing
Trash enclosures shall be sized to accommodate trash,
recycling, and organics containers.

Standard 2.1.6.H: Roof
Trash storage areas shall be covered with a roof or
overhang to reduce unsightly views.

Standard 2.1.6.I: Drainage
The trash enclosure pad shall be designed to drain
to a pervious surface through indirect soil infiltration in accordance with the Municipal Code and other
applicable regulating agencies.

Trash area screened from public view with fencing and gate of matching material and color .

2.1.7 Open Space Areas
Intent
Provide well-designed communal open space areas
that are centrally located and designed as “outdoor
rooms” with opportunities to relax, socialize, and
play.

General
Standard 2.1.7.A: Minimum Required Usable Open
Space
All multi-family residential developments shall provide a total of 200 square feet of usable open space per unit with a minimum of 50% as common open space and
the remaining 50% as either private or common open
space. Off-street parking and loading areas, driveways, and service areas shall not be counted as usable open
space. Every development that includes five or more
residential units shall provide at least one common
open space area. Off-street parking and loading
areas, driveways, service areas, utility equipment, air conditioner pads, and storage structures shall not be
counted as usable open space.

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22 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards
Standard 2.1.7.B: Siting
Open space areas shall not be located directly next to
arterial streets, service areas, or adjacent commercial development to ensure they are sheltered from
the noise and traffic of adjacent stree ts or other
incompatible uses. Alternatively, a minimum of 10 feet
of dense landscaping shall be provided as screening
between the open space area and arterial street,
service area, or commercial development.

Standard 2.1.7.C: Usability
Open space surfaces shall include a combination of
lawn, garden, flagstone, wood planking, concrete, or
other serviceable, dust-free surfacing. The slope shall not exceed 10%.

Standard 2.1.7.D: Safety Railings
Open space on a roof or deck shall include safety
railings or other protective devices that meet but
do not exceed the minimum height required by the
Antioch Building Code.

Common Open Space
Standard 2.1.7.E: Minimum Dimensions
Common usable open space located on the ground
level shall have no horizontal dimension less than
15 feet. Common upper-story decks shall have no
dimension less than ten feet. Roof decks shall have no
horizontal dimension less than 15 feet, and no more
than 20% of the total area counted as common open
space may be provided on a roof.

Standard 2.1.7.F: Visibility
At least one side of the common open space shall
border residential buildings with transparent windows
and/or entryways.

Standard 2.1.7.G: Pedestrian Walkways
Pedestrian walkways shall connect the common open
space to a public right-of-way or building entrance.

Various multi-family residential developments facing onto common open spaces with seating.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 23
City of Antioch 2. Objective Design Standards
Standard 2.1.7.H: Seating
All common open spaces shall include seating. Site
furniture shall use graffiti-resist ant material and/or coating and skateboard deterrents to retain the site
furniture’s attractiveness.

Standard 2.1.7.I: Amenity Features
At least one amenity feature such as a play structure,
plaza, sitting area, water feature, gas fireplace, or
community garden shall be included in each open
space area.

Standard 2.1.7.J: Play Areas
Developments that include 15 or more units of at
least one bedroom or more must include children’s
play areas and play structures. This requirement does
not apply to senior housing developments. Play areas
shall be screened from abutting streets by dense
landscaping up to five and one-half feet high and not
less than three feet wide, or by a solid or grille, lumber or masonry fence or wall up to five and one-half feet
high. Screening may be reduced to three and one-half
feet in height to avoid interfering with a beneficial
outward and open orientation or view if the play area
is not located on an arterial or collector street and if there is no building located opposite and within 50 feet of the screening.

Standard 2.1.7.K: Openness and Buildings
There shall be no obstructions above the open space
except for devices to enhance the usability of the
space. Buildings and roofed structures with recreational functions (e.g., pool houses, recreation centers,
gazebos) may occupy up to 20% of the area counted as
common open space.

Standard 2.1.7.L: Rooftops
No more than 20% of the total area counted as
common open space may be provided on a roof.

Standard 2.1.7.M: Buildings
Buildings and roofed structures with recreational
functions (e.g., pool houses, recreation centers,
gazebos) may occupy up to 20% of the area counted as
common open space.

Private Open Space
Standard 2.1.7.N: Accessibility
Private usable open space shall be accessible to only
one living unit by a doorway or doorways to a habitable room or hallway of the unit.

Standard 2.1.7.O: Minimum Dimensions
Private usable open space located on the ground level
(e.g., yards, decks, patios) shall have no horizontal
dimension less than ten feet. Private open space
located above ground level (e.g., porches, balconies)
shall have no horizontal dimension less than six feet.

Standard 2.1.7.P: Openness
Above ground-level space shall have at least one
exterior side open and unobstructed for at least eight
feet above floor level, except for incidental railings and balustrades.

Standard 2.1.7.Q: Enclosure
Ground-level space shall be screened from abutting
lots, streets, alleys, and paths, from abutting private ways, and from other areas on the same lot by a
building wall, by dense landscaping not less than five
and one-half feet high and not less than three feet
wide, or by a solid or grille, lumber or masonry fence or wall not less than five and one-half feet high. Screening may be reduced to three and one-half feet in height
to avoid interfering with a beneficial outward and
open orientation or view if there is no building located opposite and within 50 feet of the screening.

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24 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards

2.2 Building Design Standards

2.2.1 Building Massing and
Articulation
Intent
Design buildings to have various points of visual
interest through architectural detailing, especially at the street level, and avoid creating a building with a
bulky or monolithic appearance.

General Standards
Standard 2.2.1.A: Massing Breaks
Large building massing shall be articulated to reduce
apparent bulk and size. All street-facing facades must
include at least one change in plane (projection or
recess) at least four feet in depth, or two changes in
plane at least two feet in depth, for every 50 linear feet of wall. Such features shall extend the full height of
the respective façade of single-story buildings, at least half of the height of two-story buildings, and at least two-thirds of the height of buildings that are three or more stories in height.

Standard 2.2.1.B: Horizontal Stepback
Buildings over three stories tall shall be designed with a horizontal stepback, at a minimum of 6 feet deep, from
the front façade above the third floor . The stepback
area may be used for residential terraces. Towers or
other similar vertical architectural features do not
require a stepback but shall not occupy more than 20%
of the front façade.

Standard 2.2.1.C: Architectural Detail
Building walls along the street frontage shall have
architectural detail (e.g., brackets, rafter tails, or
dentils) at the cornice or roof eave.

Standard 2.2.1.D: Architectural Design Features
Architectural design features such as window
treatments, awnings, moldings, projecting eaves,
dormers, and balconies, shall be continued or repeated
upon all elevations of a building facing a primary or
secondary street, or a common open space.

Standard 2.2.1.E: Façade Articulation
Buildings of three stories or more shall have a clearly defined base and roof edge so that the façade has a
distinct base, middle, and top. Elements to articulate a building’s façade shall include:

Mixed-use development with bracket details at the cornice and roof eaves; ground floor height of at least 15 feet high; and distinct top, middle, and base.

Figure 13. Distinct Base, Middle, and Top Façade
Articulation
Figure 12. Massing Break Articulation
min. min.
min.
4 feet min.
min.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 25
City of Antioch 2. Objective Design Standards
» The top of the building shall have one or more of
the following: a cornice line with minimum 6-inch
overhang; a parapet with minimum 6-inch cap;
eaves with brackets or other detailing; upper floor
setbacks; and/or sloped roof forms.
» The middle or body of the building shall have a
façade made up of regular components including
one or more of the following: consistent window
pattern; repeating bay windows; regularly spaced
pilasters; recesses; or other vertical elements.
» The base of the building shall have one or more of
the following: recessed ground floor; a continuous
horizonal element at the top of the ground floor;
and enhanced window or entry elements such
as awnings or canopies. Where pedestrians have
access to the base of the building, high quality,
durable, and easy to clean materials and finishes
shall be used, such as stone, brick, cementitious
board, glass, metal panels, and troweled plaster
finishes.
» The elements comprising the base, middle, and top
to the building may be interrupted by a protruding
vertical element such as a tower, or a recessed
vertical element such as a massing break, an entry,
or a courtyard.

Standard 2.2.1.F: Rooflines
Roofline ridges and parapets shall not run unbroken
for more than 100 feet. Variable roof forms shall be
incorporated into the building design, and no more
than two side-by-side units may be covered by one
unarticulated roof. Variation may be accomplished by
changing the roof height, offsets, direction of slope,
and by including elements such as dormers.

Standard 2.2.1.G: Window Design
All windows shall either be recessed or surrounded
by trim at least four inches in width and two inches in depth.

Standard 2.2.1.H: Window Shade Features
At least 20% of all windows on each building shall have exterior sun shades, such as roof overhangs (eaves),
awnings, or louvered sunshades.

Townhouses
Standard 2.2.1.I: Attached Units Limit
For townhouses that face onto a street, the maximum
number of attached units per building shall be eight.

Standard 2.2.1.J: Roof Form
No more than four side-by-side units may be
covered by one unarticulated roof. Variation may be
accomplished by changing the direction of slope, and
by including elements such as dormers.

Figure 14. Roofline Examples
Unarticulated Roofline
Articulated Roofline
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City of Antioch 2. Objective Design Standards
Vertical Mixed Use
Standard 2.2.1.K: Ground Floor Height
For residential buildings with ground floor commercial
uses, the floor to floor height of the ground floor shall be at least 15 feet to ensure appropriate scale of the
base of the building in relation to the upper floors.

Standard 2.2.1.L: Pedestrian-Oriented Features
For residential buildings with ground floor commercial
uses, a minimum of 30 percent of the building frontage
facing a public street shall be devoted to pedestrian-
oriented features, including storefronts, pedestrian
entrances to nonresidential uses, transparent display
windows, and landscaping.

2.2.2 Entryways
Intent
Design entryways to be visually prominent as well as
provide weather protection to pedestrians.

General
Standard 2.2.2.A: Primary Building Entry Orientation
Residential units’ primary building entries, including
courtyard doors or gates used at multi-family buildings or residential lobbies for mixed use buildings, along
public rights-of-way must have a principal entrance
that fronts on and is oriented to face the right-of-way.

Such entrance shall be clearly visible from the street
and shall be connected via pedestrian walkways to the
public sidewalk. Exceptions to this requirement may be
approved for projects located on arterial streets that
carry high traffic volumes and/or streets that do not
allow on-street parking. In such cases, a project may be oriented around courtyards with principal entrances
facing the courtyards.

Standard 2.2.2.B: Primary Building Entry
Enhancement
Primary building entries shall be recessed into entry
bays and accented with treatments that add three-
dimensional interest to the façades and enhance the
sense of entry into the building through one or more of the following treatments:
» Marked by a taller mass above, such as a modest
tower or within a volume that protrudes from the
rest of the building surface.
» Accented by special architectural elements which
may include canopies, overhanging roofs, awnings,
and trellises.
» Indicated by a recessed entry or recessed bay in
the façade.
» Roofed projection (e.g., porch) or recess that is
at least a minimum depth of five feet, measured
perpendicular to the façade on which they are
located.

Mixed-use building with varied rooflines to create separate building forms.

Articulated roof line of a townhouse development.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 27
City of Antioch 2. Objective Design Standards
Standard 2.2.2.C: Building Entry Size
Entries that serve a single unit shall have a minimum
area of 40 square feet while those that serve two or
more units shall have a minimum area of 100 square
feet.

Townhouses
Standard 2.2.2.D: Entry Details
Each entry to a dwelling unit shall be emphasized and
differentiated through architectural elements such
as porches, stoops, roof canopies, and detailing that
provides ground level space. The space next to the
porch shall be used for landscaping.

Standard 2.2.2.E: Entry Connections
The space in front of the porch shall lead directly to
the sidewalk if facing a street, or lead to common
landscaping and pedestrian paths if facing communal
space.

Street-facing townhouse developments with porches leading directly to a sidewalk. Each entry also has landscaping and architectural details such as a porch, stoop, and/or roof canopy.

Entries to ground-floor commercial uses with separate
awnings to differentiate separate establishments.

Vertical or Horizontal Mixed Use
Standard 2.2.2.F: Ground Floor Elevation
At street-fronting entrances, the elevation of the retail or commercial ground floor shall be at the grade of the adjacent sidewalk.

Standard 2.2.2.G: Entry Design
Where development includes ground floor commercial
uses, ground-floor façades shall be designed to give
individual identity to each separate establishment
through the use of signage and/or individual awnings.

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City of Antioch 2. Objective Design Standards

2.2.3 Building Materials and
Finishes
Intent
Accentuate building design through quality building
materials and attractive finishes.

Standard 2.2.3.A: Appropriate Building Materials
Finish materials shall be materials that are high quality and durable. Appropriate building materials include:
» Brick, rock, and stone or veneer of these materials
» Smooth troweled stucco
» Poured in place concrete
» Concrete block
» Cementitious board
» Wrought iron (in storefronts)
» Plaster or stucco
» Ceramic tiles (as a secondary material)
» Finished and painted wood trim
» Metal sheet
» Wood, aluminum, copper, steel, and vinyl clad
frames for windows and doors
Standard 2.2.3.B: Brick and Stone Veneer
If used, brick and stone veneer shall be mortared and
wrap around corners to give the appearance that
they have a structural function and minimize a veneer
appearance.

Standard 2.2.3.C: Inappropriate Building Materials
The following materials are inappropriate because they
do not uphold the quality or lifespan that is desirable for new development:
» Mirrored glass, reflective glass, or heavily tinted
glass
» Vinyl siding
» Vertical wood sheathing such as T-III
» Plywood or similar wood
» Hardboard
Residential development with a mix of building materials, including brick veneer .

Mixed-use building with a stone veneer at the ground floor .

2.2.4 Windows/Glazing
Intent
Design and locate windows so that they provide
well-proportioned articulation to building façades. In
order to impart a human scale, openings should be
in a vertical proportion which relates to the human
body.

Standard 2.2.4.A: Street Frontage
Building walls along all street frontages shall have
windows at all floors above ground level.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 29
City of Antioch 2. Objective Design Standards
Standard 2.2.4.B: Orientation and Proportion
Buildings shall include vertically oriented and
proportioned façade openings with windows that have
a greater height than width (an appropriate vertical/
horizontal ratio ranges from 1.5:1 to 2:1). Where glazed horizontal openings are used, they shall be divided with multiple groups of vertical windows. Smaller windows
in utility areas or bathrooms may be horizontally
proportioned.

Standard 2.2.4.C: Recess
Along primary and secondary street frontages, window
frames shall be recessed and not flush against the
walls. In these locations, shaped frames and sills,
detailed with architectural elements such as projecting sills, molded surrounds, or lintels, shall be used to
enhance window openings and add additional relief.

Standard 2.2.4.D: Glazing
Glass shall be clear with a minimum of 88 percent
light transmission. Mirrored and deeply tinted glass or applied films that create mirrored windows and curtain
walls are prohibited. To add privacy and aesthetic
variety to glass, fritted glass, spandrel glass, and other decorative treatments are appropriate.

Standard 2.2.4.E: Subdivision and Mullions
Snap-in muntins shall not be used.

2.2.5 Projecting Elements
Intent
Design projecting elements so that they provide
visual interest and articulation of building façades.

Awnings
Standard 2.2.5.A: Frequency
For buildings with ground floor commercial uses,
awnings shall be provided over each storefront, located within the individual structural bays.

Vertically oriented and proportioned facade openings/
windows with divisions.

Recessed, vertically oriented and proportioned windows with true divided lite divisions on a street-facing facade.

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30 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards
Standard 2.2.5.B: Projection
Awnings and canopies shall not project more than 6
feet from the façade.

Standard 2.2.5.C: Height
The height of all awnings above the sidewalk shall
be consistent, with a minimum clearance of 8 feet
provided between the bottom of the valance and the
sidewalk. Valances shall not exceed 18 inches in height.

Standard 2.2.5.D: Lighting
If used, lighting for awnings shall be from fixtures
located above the awnings. Backlighting of transparent
or translucent awnings are not allowed.

Balconies, Decks, and Trellises
Standard 2.2.5.E: Projection
Balconies and decks shall not project more than 6 feet
from the façade.

Standard 2.2.5.F: Proportion
The distance between supporting columns, piers, or
posts on trellises or balconies shall not exceed their
height.

Awnings differentiate separate commercial establishments on the ground floor .

Townhouse balconies projected over garage doors.

Bay Windows
Standard 2.2.5.G: Projection
Bay windows shall not project more than 3 feet from
the façade nor exceed 8 feet in length.

Standard 2.2.5.H: Horizontal Separation
If more than one bay window is provided on a façade,
there shall be at least 4 feet of horizontal separation between the two bay windows.

Standard 2.2.5.I: Design
Windows shall be provided on all sides of the bay
window and consist of a vertical orientation and
proportion.

2.2.6 Roofs
Intent
Design rooflines to have visual interest, use roof
materials are durable, and ensure that roofing
materials/colors and equipment do not become a
visual detriment to surrounding properties.

Standard 2.2.6.A: Appropriate Roof Materials
Appropriate types of roof materials include:
» Slate or fiber cement shingles
» Clay or concrete tile roofs
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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 31
City of Antioch 2. Objective Design Standards
» Coated metal
» Composite roofing materials made of recycled
natural fiber and recycled plastic
» Tar, gravel, composition, or elastomeric materials
(concealed by a parapet/cornice)
Standard 2.2.6.B: Inappropriate Roof Materials
Reflective roofing materials shall not be used on roof
surfaces that are visible from either ground level or
elevated viewpoints.

Standard 2.2.6.C: Equipment Screening
All roof-mounted mechanical, electrical, and external
communication equipment, such as satellite dishes and
microwave towers, shall be screened from public view
and architecturally integrated into the building design, and consolidated to a minimal number of locations.

Standard 2.2.6.D: Vent Pipes
Vent pipes that are visible from streets, sidewalks,
plazas, courtyards, and pedestrian walkways shall be
painted to match the color of the roof to make them
less conspicuous.

Standard 2.2.6.E: Gutters/Downspouts
All roofs shall include gutters/downspouts that:
» Drain directly into a cistern, landscaped area, or
storm drain system.
» Match the trim or body color of the façade.
» Are inconspicuously located, unless consistent with
the design of the building’s architectural style (e.g., Spanish Revival).

Standard 2.2.6.F: Roof Overhangs
Roof overhangs shall not extend over a neighboring
parcel or more than 3 feet over a public sidewalk
(unless it covers a balcony that projects more than 3
feet over the sidewalk).

2.3 Landscaping Standards
The following landscaping standards are applicable
to residential development. Landscaping standards
for commercial development shall also adhere to the
Landscaping and Irrigation requirements in the City
of Antioch Zoning Ordinance and the Water-Efficient
Landscape Ordinance.

2.3.1 Plantings
Intent
Provide well-maintained landscape and plantings
that enhance residential buildings and outdoor
private and public spaces.

Standard 2.3.1.A: Minimum Landscaped Area
A minimum of 15% of any building site shall be
landscaped.

Standard 2.3.1.B: Landscaping of Front Yards
All portions of required front yards, except those areas occupied by pedestrian or vehicular access ways, shall
be landscaped.

Landscaping of private front yards and common open space in a residential development.

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32 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards
Standard 2.3.1.C: Materials
Landscaped areas shall incorporate plantings utilizing
a three-tier system: (1) grasses and ground covers, (2) shrubs and vines, and (3) trees.

Standard 2.3.1.E: Ground Cover Materials
Ground cover shall be of live plant material. Pervious
non-plant materials such as permeable paving, gravel,
colored rock, cinder, bark, and similar materials shall not cover more than 10% of the required landscape
area. Mulch must be confined to areas underneath
shrubs and trees and is not a substitute for ground
cover plants.

Standard 2.3.1.F: Size and Spacing
Plants shall be of the following size and spacing at the time of installation:
» Ground cover plants other than grasses must be
at least four-inch pot size. Areas planted in ground
cover plants other than grass seed or sod must be
planted at a rate of at least one per 12 inches on
center .
» Shrubs shall be a minimum size of one gallon.
» Trees shall be a minimum of 15 gallons in size with
a one-inch diameter at breast height (dbh). At least
one specimen tree with a 24-inch or larger box size
shall be planted in the landscaped area of the front
setback.

Standard 2.3.1.G: Tree Protection
Newly planted trees shall be supported with double
stakes or guy wires. Root barriers shall be required for any tree placed within ten feet of pavement. See also
City Zoning Ordinance Section 9-5.1210, Regulations
on Tree Locations, and Section 9-5.1208, Definition of
Restricted Trees.

Standard 2.3.1.H: Protection from Encroachment
Landscaping shall be protected from vehicular and
pedestrian encroachment by raised planting surfaces
and the use of curbs. Concrete step areas shall be
provided in landscape planters adjacent to parking
spaces.

Landscaping using the three-tier system with ground cover, shrubs, and trees.

Standard 2.3.1.D: Design
Landscaping designs shall include one or more of the
following planting design concepts:
» Specimen trees (48-inch box or more) in informal
groupings or rows at major focal points.
» Use of planting to create shadow and patterns
against walls.
» Use of planting to soften building lines and
emphasize the positive features of the sit.
» Use of flowering vines on walls, arbors, or trellises. » Trees to create canopy and shade, especially in
parking areas and passive open space areas.
» Berms, plantings, and walls to screen parking lots,
trash enclosures, storage areas, utility boxes, etc.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 33
City of Antioch 2. Objective Design Standards
Standard 2.3.1.I: Interference with Utilities
Plant materials shall be placed so that they do not
interfere with the lighting of the premises or restrict access to emergency apparatus such as fire hydrants
or fire alarm boxes. Trees or large shrubs shall not be planted under overhead lines or over underground
utilities if their growth might interfere with such public utilities. Trees and large shrubs shall be placed as
follows:
» A minimum of 6 feet between the center of trees
and the edge of a driveway, a water meter, gas
meter, and sewer laterals.
» A minimum of 20 feet between the center of trees
and the beginning of curb returns at intersections
to keep trees out of the line-of-sight triangle at
intersections.
» A minimum of 15 feet between the center of trees
and large shrubs to utility poles and streetlights.
» A minimum of 8 feet between the center of
trees or large shrubs and fire hydrants and fire
department sprinkler and standpipe connections.

Standard 2.3.1.J: Staking and Root Barriers
All young trees shall be securely staked with double
staking and/or guy-wires. Root barriers shall be
required for any tree placed within 10 feet of pavement or other situations where roots could disrupt adjacent
paving/curb surfaces.

Standard 2.3.1.K: Automatic Sprinkler Controllers
Automatic sprinkler controllers shall be installed to
ensure that landscaped areas will be watered properly.

Backflow preventors and anti-siphon valves shall be
provided in accordance with current codes.

Standard 2.3.1.L: Sprinkler Heads
Sprinkler heads and risers shall be protected from car
bumpers. “Pop-up” heads shall be used near curbs
and sidewalks. The landscape irrigation system shall be designed to prevent run-off and overspray.

Standard 2.3.1.M: Enclosures
All irrigation systems shall be designed to reduce
vandalism by placing controls in appropriate
enclosures.

2.3.2 Wall and Fences
Intent
Design walls and fences to include durable materials,
be aesthetically appealing, and not create a
monolithic barrier along street frontages. The design
of walls and fences, as well as the materials used,
should be consistent with the overall development’s
design.

Standard 2.3.2.A: Inappropriate Fencing
Chain link fencing for fences and gates are not
permitted.

Standard 2.3.2.B: High Activity Areas and Street
Frontages
Visually penetrable materials (e.g., wrought iron or
tubular steel) shall be used in areas of high activity
(i.e., pools, playgrounds) and areas adjacent to street frontage.

Standard 2.3.2.C: Material Durability
Wall design and selection of materials shall consider
maintenance issues, especially graffiti remov al and
long-term maintenance. Decorative capstones on
stucco walls are required to help preven t water damage from rainfall and moisture.

Standard 2.3.2.D: Visual Interest
Perimeter walls shall incorporate various textures,
staggered setbacks, and variations in height in
conjunction with landscaping to provide visual interest and to soften the appearance of perimeter walls.

Perimeter walls shall incorporate wall inserts and or
decorative columns or pilasters to provide relief. The
maximum unbroken length of a perimeter wall shall be
50 feet.

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Standard 2.3.2.E: Screening and Noise Mitigation
Screen walls, sound walls, and retaining walls shall be used to mitigate noise generators and provide privacy
for residents.

2.4 Lighting Standards

2.4.1 Pedestrian Lighting
Intent
Provide lighting that helps create visibility and a
safe environment for pedestrians while minimizing
visual nuisance like glare. Lighting fixtures should
be architecturally compatible with the buildings
and from the same “family” with respect to design,
materials, color, style, and color of light.

Standard 2.4.1.A: Pedestrian Safety
Areas used by pedestrians shall be illuminated at night to ensure safety. Such areas include:
» Surface parking lots and parking structures
(entrances, elevators, and stairwells)
» Sidewalks, walkways, and plazas
» Building entrances (including rear and service
entrances)
» Garbage disposal areas
» Alleys
» Automated Teller Machines (ATMs)
» Along property lines where there is an abutting
public sidewalk
Standard 2.4.1.B: Height
The height of luminaries shall not exceed 16 feet in
height from grade.

Standard 2.4.1.C: Inappropriate Lighting
No outdoor lights shall be permitted that blink, revolve, flash, or change intensity.

Standard 2.4.1.D: Illumination Level
Exterior doors, aisles, passageways, and recesses shall have a minimum level of light of one foot-candle during evening hours. These lights shall be equipped with
vandal-resistant covers.

Perimeter wall with decorative columns and landscaping to break up and soften its appearance.

Pedestrian-scaled light fixtures to illuminate on-street parking and pedestrian walkways.

F40
MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 35
City of Antioch 2. Objective Design Standards
Standard 2.4.1.E: Street Lighting
Street lighting shall be installed inside the project along the network of internal streets.

Standard 2.4.1.F: Glare
Lighting shall be shielded to minimize glare and not spill over onto adjacent properties.

Standard 2.4.1.G: Concealment
Light sources for wall washing and tree lighting shall be hidden.

2.4.2 Parking Lot Lighting
Intent
Provide lighting that helps create visibility and a
safe environment for pedestrians and vehicles while
minimizing visual nuisance like glare.

Standard 2.4.2.A: Height
Surface parking lot lighting fixtures shall not be on
poles over 20 feet high.

Standard 2.4.2.B: Illumination Level
Energy-efficient, full-cutoff pole fixtures shall be utilized to provide adequate light levels for safety at parking
lots.

Standard 2.4.2.C: Energy Efficiency
High-efficiency technology such as LED lighting with
advanced controls shall be utilized to minimize energy
consumption of parking lot lighting.

Standard 2.4.2.D: Glare
Parking lot lighting shall be directed away from
surrounding buildings and properties using fixtures that minimize light trespass and glare.

Lighting fixture for residential parking lot.

2.5 Signage Standards
Signage standards shall be consistent with the City of
Antioch Sign Code.

2.5.1 General
Intent
Situate and design signs so that they do not become a
visual nuisance nor project onto the public sidewalk.

Standard 2.5.1.A: Appropriate Residential Signage
The following signs shall be permitted:
» Residential sign, including monument signs
» Freestanding sign (for residential directional signs
only)
Standard 2.5.1.B: Appropriate Mixed Use Signage
The following signs shall be permitted for ground-floor retail spaces in mixed-use development:
» Awning sign
» Window sign
» Blade sign
F41
36 MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS
City of Antioch 2. Objective Design Standards

2.5.2 Monument Signs
Intent
Provide non-obtrusive signs that are harmonious with
the landscape and architectural style of the project.

Standard 2.5.2.A: Location
Monument signs shall be located within a landscaped
planter or other landscaped area.

Standard 2.5.2.B: Sight Obstructions at Intersections
No monument sign great er than 3 feet in height shall be permitted within a clear vision zone at an inter section.

Clear vision zones at uncontrolled, non-signalized
intersections shall be located within a triangular area bounded by the curb lines and a diagonal line joining
points on the curblines locat ed 50 feet back from what would be the point of these curblines’ inter section. At controlled signalized inter sections, a triangle having 25-foot tangents at the curblines shall apply. For
driveways, a similar clear vision triangle shall be utiliz ed featuring 25-foot tangents at the outside line of the
driveway and the curbline.

Standard 2.5.2.C: Frequency
There shall be no more than one monument sign for
600 linear feet of street frontage. For street frontages of more than 600 feet, monument signs shall be no
closer than 300 feet from one another .

Standard 2.5.2.D: Base
Monument signs shall include a solid base at least
eighteen (18) inches in height.

Table 2. Monument Sign Face Area Standards
Length of Primary Frontage
(linear feet)
Maximum Sign Face Area
(square feet)
Maximum Height (feet),
including base
Maximum Width (feet),
including any frame or
support structure
<100 25 6 10
100-299 55 8 10
>300 65 8 10
Monument signs located within landscaped areas for
residential development.

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MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS 37
City of Antioch 3. Definitions

3. Definitions
» Main Entry Drive: Drive that provides a single
entry into a project site.
» Shared Entry Drive: Drive that provides a single
main entry point for commercial and residential
uses in a horizontal mixed-use project.
» Separate Entry Drive: Drive that provides a
separate main entry point for commercial and
residential uses in a horizontal mixed-use project.
» Secondary Entry Drive: Drive that provides an
additional entry drive, in addition to the Main Entry
Drive or Shared Entry Drive, along a secondary
street.
» Primary Frontage: Edge of the closest building to
the street bordering the property. If there are two
streets bordering the property, the street with
the Main Entry Drive or Shared Entry Drive is the
Primary Frontage.
» Secondary Frontage: Edge of the closest building
to any street bordering the property that is not the
primary frontage.
» Detached Garage: Separate covered and enclosed
parking structure from the main residential
building.
» Attached Garage: Covered and enclosed parking
integrated into the residential building.
» Carport: Covered structure with open sides,
supported by posts, that provides shelter for
a single or multiple cars for nearby residential
development. Carports are typically used for
apartment development.
» Tuck-Under Parking: Ground floor parking spaces
that are open but covered by the upper floor of a
residential building.
» Valance: The part of an awning that hangs down a
short distance from the edge of the awning.
» Monument Sign: A free-standing sign that is
mounted to the ground that is often placed at
entries to a building or development.
» Residential Surface-parked: Development project
where the entire area of the parcel has a residential
use, such as townhouses and garden apartments,
with surface parking lots outside of the building
envelope.
» Horizontal Mixed Use: Development project where
the parcel has both commercial and residential uses
on the ground floor on different parts of the site. The commercial use may be a planned building(s) or an
existing commercial building(s) on the same site.
» Vertical Mixed Use: Development project that has
commercial uses on the ground floor with residential
uses above.
» Residential Podium: Development project that has
parking in an enclosed ground floor parking garage.
» Townhouses: Attached units side-by-side that
generally have front doors on one side and garages
on the back side. Most townhouses have two-car
garages, either two spaces wide or two tandem
spaces (end to end). The front doors look onto a
public street, private drive, or common open space,
while the garages are usually lined up along an alley
with garage doors on both sides. This development
type typically includes tuck-under garage parking and
additional surface parking spaces for visitors.
» Multi-family Complex: Residential rental apartments
and/or condominiums with two or three stories and
arranged around a common landscaped courtyard.

Parking is in the form of surface parking for residents and guests – residents often have covered car ports.

Garden apartments also typically have amenities
such as a common room or exercise room.
» Primary Street: Street where the highest level of
vehicle, pedestrian, and/or bicycle circulation is
anticipated for a development project.
» Secondary Street: Non-primary street adjacent to a
development project.
» Internal Street: Smaller street or network of streets within a development project that provides internal
circulation.

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38 City of Antioch
Appendix:

City of Antioch Multi-family
Residential Objective Design
Standards Checklist
F44
39 City of Antioch
City of AntiochMulti-family Residential
Objective Design Standards Checklist
Name of Applicant:

Date:

Project Address:

Project Application # (City staff to fill out):

Objective Design Standards Checklist Items
Applicant Evaluation Staff Evaluation By:

Yes No N/A Yes No N/A Drawing Reference

2.1 Site Design Standards

2.1.1 Residential-Only Project Site Entries (fill in all entry drive types that apply) Main Entry Drive
A: Curb and Gutter
B: Sidewalk
C: Street Lighting
D: Landscaping and Street Trees
E: Gates
F: Curb Ramps
G: Bicycle Facilities
Secondary Entry Drives
H: Gates
Residential Podium Entry Drive
I: ADA Compliance
J: Driveway Widths and Clearances Compliance
K: Pedestrian Entries
Development Type (check all that apply):

Residential Surface-park ed
Townhouses
Multi-family Complex
Horizontal Mixed Use
Vertical Mixed Use
Residential Podium
Project Site Context (check all that apply):

Situated adjacent to existing residential development
Situated adjacent to commercial development
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City of Antioch
Objective Design Standards Checklist Items
Applicant Evaluation Staff Evaluation By:

Yes No N/A Yes No N/A Drawing Reference

2.1.2 Mixed-use Project Site Entries
New Shared Entry Drive
A:

Independent Roadway
B: Curb and Gutter
C: Sidewalk
D: Street Lighting
E: Landscaping and Street Trees
F: Signage
Enhanced Shared Entry Drive
G: Sidewalk
H: Street Lighting
I: Landscaping and Street Trees
Separate Entry Drive
J: Main Entry Drive Compliance
K: Driveway Widths and Clearances Compliance
L: Signage and Landscaping
Vertical Mixed Use Entry Drive
M: ADA Compliance
N: Driveway Widths and Clearances Compliance
O: Pedestrian Entries

2.1.3 Street Frontage and Parking
Parking Site Design
A: Parking Siting
B: Maximum Width
C: Detached Garage
D: Attached Garage
E: Surface Parking or Carports Located to the Rear
of Building
F: Surface Parking Located to the Side of Building
G: Parking Siting at Secondary Frontage
H: Tuck-under Parking
I: Visitor Parking
J: Parking Courts
K: Driveways Number and Width
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City of Antioch
Objective Design Standards Checklist Items
Applicant Evaluation Staff Evaluation By:

Yes No N/A Yes No N/A Drawing Reference
Screening, Fencing, and Landscaping Buffers
L: Screening
M: Landscaping Buffer
N: Fencing along the Secondary Frontage

2.1.4 Context Sensitivity
Adjacent to Existing Residential Development
A: Windows
B: Daylight Plane
C: Parking
D: Landscape Buffers
Adjacent to Commercial Development
E: Separation Buffer
F: Fencing
G: Gate

2.1.5 Access
Pedestrian Access
A: Pedestrian Pathway Design
B: Landscape Buffer
C: Pedestrian Pathways
D: Pedestrian Pathway Amenities
Vehicle Access
E: Multi-family Complex Internal Circulation
F: Townhouse Internal Circulation
G: Podium Project Parking Access
Bicycle Access and Parking
H: Bicycle Parking
I: Bicycle Parking for Podium Projects

2.1.6 Service Access, Trash, and Storage Facilities
General
A: Provision of Storage Space
Access
B: Loading and Service Areas
C: Trash Enclosure Siting
D: Service Provider Access
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City of Antioch
Objective Design Standards Checklist Items
Applicant Evaluation Staff Evaluation By:

Yes No N/A Yes No N/A Drawing Reference
Design of Trash and Storage Facilities
E: Screening
F: Gates
G: Sizing
H: Roof
I: Drainage

2.1.7 Open Space Areas
General
A: Minimum Required Usable Open Space
B: Siting
C: Usability
D: Safety Railings
Common Open Space
E:

Minimum Dimensions
F: Visibility
G: Pedestrian Walkways
H: Seating
I: Amenity Features
J: Play Areas
K: Openness and Buildings
L: Rooftops
M: Buildings
Private Open Space
N:

Accessibility
O: Minimum Dimensions
P: Openness
Q: Enclosure

2.2 Building Design Standards

2.2.1 Building Massing and Articulation
General Standards
A: Massing Breaks
B: Horizontal Stepback
C: Architectural Detail
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City of Antioch
Objective Design Standards Checklist Items
Applicant Evaluation Staff Evaluation By:

Yes No N/A Yes No N/A Drawing Reference
D: Architectural Design Features
E: Façade Articulation
F: Rooflines
G: Window Design
H: Window Shade Features
Townhouses
I: Attached Units Limit
J: Roof Form
Vertical Mixed Use
K: Ground Floor Height
L: Pedestrian-Oriented Features

2.2.2 Entryways
General
A: Primary Building Entry Orientation
B: Primary Building Entry Enhancement
C: Building Entry Size
Townhouses
D: Entry Details
E: Entry Connections
Vertical or Horizontal Mixed Use
F: Ground Floor Elevation
G: Entry Design

2.2.3 Building Materials and Finishes
A: Appropriate Building Materials
B: Brick and Stone Veneer
C: Inappropriate Building Materials

2.2.4 Windows/Glazing
A: Street Frontage
B: Orientation and Proportion
C: Recess
D: Glazing
E: Subdivision and Mullions
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City of Antioch
Objective Design Standards Checklist Items
Applicant Evaluation Staff Evaluation By:

Yes No N/A Yes No N/A Drawing Reference

2.2.5 Projecting Elements
Awnings
A: Frequency
B: Projection
C: Height
D: Lighting
Balconies, Decks, and Trellises
E: Projection
F: Proportion
Bay Windows
G: Projection
H: Horizontal Separation
I: Design

2.2.6 Roofs
A: Appropriate Roof Materials
B: Inappropriate Roof Materials
C: Equipment Screening
D: Vent Pipes
E: Gutters/Downspouts
F: Roof Overhangs

2.3 Landscaping Standards

2.3.1 Plantings
A: Minimum Landscaped Area
B: Landscaping of Front Yards
C: Materials
D: Design
E: Ground Cover Materials
F: Size and Spacing
G: Tree Protection
H: Protection from Encroachment
I: Interference with Utilities
J: Staking and Root Barriers
K: Automatic Sprinkler Controllers
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City of Antioch
Objective Design Standards Checklist Items
Applicant Evaluation Staff Evaluation By:

Yes No N/A Yes No N/A Drawing Reference
L: Sprinkler Heads
M: Enclosures

2.3.2 Wall and Fences
A: Inappropriate Fencing
B: High Activity Areas and Street Frontages
C: Material Durability
D: Visual Interest
E: Screening and Noise Mitigation

2.4 Lighting Standards

2.4.1 Pedestrian Lighting
A: Pedestrian Safety
B: Height
C: Inappropriate Lighting
D: Illumination Level
E: Street Lighting
F: Glare
G: Concealment

2.4.2 Parking Lot Lighting
A: Height
B: Illumination Level
C: Energy Efficiency
D: Glare

2.5 Signage Standards

2.5.1 General
A: Appropriate Residential Signage
B: Appropriate Mixed Use Signage

2.5.2 Monument Signs
A: Location
B: Sight Obstructions at Intersections
C: Frequency
D: Base
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City of Antioch
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F52
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F54

ATTACHMENT G
P
roject Timeline
P
roject Timeline
• Consultant Contract Approved: May 25, 2021
• Contract Amended: July 27, 2021
• First Planning Commission Meeting: October 6, 2021
o Presentation on Housing Element, Environmental Hazards Element, and Environmental Justice Requirements
• First City Council Meeting: October 26, 2021
o Presentation on Housing Element, Environmental Hazards Element, and Environmental Justice Requirements
• Second Planning Commission Meeting: November 17, 2021 o Presentation on Environmental Justice and Housing Element’s CEQA • Community Open House #1: February 17, 2022
• Community Open House #2: April 13, 2022
• Draft Housing Element Comment Period: May 16-June 16, 2022 • Planning Commission Draft Review: May 18, 2022
• City Council 1
st Draft Review: June 14, 2022
• City Council 2nd Draft Review: June 28, 2022
• Draft Housing Element Submitted to HCD: July 1, 2022
• EIR Comment Period: September 2, 2022-October 17, 2022 • HCD Comment Letter Received: September 29, 2022
• Planning Commission Review: January 4, 2023
• City Council Review: January 24, 2023

ATTACHMENT G
G1
7 Agenda Item #

STAFF REPORT TO THE CITY COUNCIL
DATE: Regular Meeting of January 24, 2023
TO: Honorable Mayor and Members of the City Council
SUBMITTED BY:Elizabeth Householder, MPP, City Clerk
Christina Garcia, CMC, Deputy City Clerk
SUBJECT: Board of Administrative Appeals Appointment for One Vacancy Expiring March 2024

RECOMMENDED ACTION
It is recommended that:
1) The Mayor nominate one (1) member to the Board of Administrative Appeals for the vacancy expiring March 2024.
2) The City Council appoint [Antwon R. Webster, Sr.]by resolution (Attachment A) as a member of the Board of Administrative Appeals for the vacancy expiring March 2024.

FISCAL IMPACT
There is no fiscal impact as all positions are voluntary.

DISCUSSION
The Board of Administrative Appeals consists of five members and one alternate to be appointed by the Mayor and confirmed by a majority of the Council. The Alternate Member shall serve a term of two years. The Board hears appeals regarding administrative decisions by any official of the City dealing with Municipal Code interpretations. These administrative citations are typically issued by a Code Enforcement Officer, Police Officer, or Animal Control Officer.

Three of the Board Members shall have experience in the building construction trades and/or training in the California Code of Regulations, or such training and experience necessary to hear appeals on Building, Housing, and Technical Codes. All appointed members of the Board shall be Antioch residents. Meetings are held the first Thursday of every month at 3:00 p.m.; or on other dates as needed.

Currently there are two (2) Board Member vacancies expiring March 2024. The C Office advertised to fill the vacancies in the usual manner. Applications were received and provided to Mayor Thorpe to interview.

Antioch City Council Report
January 24, 2023 Agenda Item # 7 2
Under Antioch Municipal Code § 2-5.201, the Mayor shall nominate candidates for membership on all boards and commissions. Nominees shall be appointed to each board and commission upon receiving approval of at least a majority vote of the City Council.

Mayor Thorpe plans to nominate Antwon Webster for re-appointment to the Board of Administrative Appeals for a term expiring March 2024.

ATTACHMENTS
A. Resolution
B. Application

ATTACHMENT A
RESOLUTION NO. 2023/**

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ANTIOCH
APPOINTING [INSERT NAME OF APPOINTEE AFTER APPOINTMENT] TO THE BOARD OF ADMINISTRATIVE APPEALS FOR ONE (1) VACANCY
ENDING MARCH 2024

WHEREAS, there are currently two (2) vacancies on the Board of Administrative Appeals ending in March 2024;

WHEREAS, the City Clerk made announcement of the vacancies and solicited applications for these vacancies;

WHEREAS, Mayor Lamar A. Thorpe considered the applications received and interviewed the interested applicants;

WHEREAS, Antioch Municipal Code Section 2-5.201 requires that the Mayor nominate candidates for membership on all boards and commissions and requires that the City Council approve, by a majority vote, the appointment of said nominees; and

WHEREAS, Mayor Lamar A. Thorpe has nominated [insert name of appointee after appointment] to the Board of Administrative Appeals.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Antioch [insert name of appointee after appointment]
and appoints him to serve on the Board of Administrative Appeals, with the term ending in March 2024.

* * * * * * * *

I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the City Council of the City of Antioch at a regular meeting thereof, held on the 24th day of January 2023, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
___________________________________

ELIZABETH HOUSEHOLDER

CITY CLERK OF THE CITY OF ANTIOCH

8 Agenda Item #

STAFF REPORT TO THE CITY COUNCIL
DATE: Regular Meeting of January 24, 2023
TO: Honorable Mayor and Members of the City Council
SUBMITTED BY:Brad Helfenberger, Parks and Recreation Director SUBJECT: Parks and Recreation Commission Appointments for One (1) Vacancy Expiring April 2026

RECOMMENDED ACTION
It is recommended that:
1) The Mayor nominate one (1) member to the Parks and Recreation Commission for the vacancy expiring April 2026.
2) The City Council appoint [Dorothy Ellis]by resolution (Attachment A) as a member of the Parks and Recreation Commission for the vacancy expiring April 2026.

FISCAL IMPACT
Administering the Parks and Recreation Commission is a budgeted function of the Parks and Recreation Department. There is no additional fiscal impact. Commissioners serve in a voluntary role.

DISCUSSION
Under Antioch Municipal Code § 2-5.201, the Mayor shall nominate candidates for membership on all boards and commissions. Nominees shall be appointed to each board and commission upon receiving approval of at least a majority vote of the City Council.

In April 2022, the terms for four members of the Parks and Recreation Commission expired and the City Clerk posted the position openings as outlined in City policies and procedures.

The Clerk has since received five applications for these openings. Two openings were filled in October 2022. A third applicant, Dorothy Ellis, is being nominated for appointment to the Parks and Recreation Commission. The term for this appointment expires April 2026.

Antioch City Council Report
January 24, 2023 Agenda Item # 8 2

ATTACHMENTS
A. Resolution
B. Applications

ATTACHMENT A
RESOLUTION NO. 2023/**

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ANTIOCH
APPOINTING [INSERT NAME OF APPOINTEE AFTER APPOINTMENT] TO THE

PARKS AND RECREATION COMMISSION FOR THE FULL-TERM VACANCY ENDING IN APRIL 2026

WHEREAS, there are currently two (2) three full term vacancies on the Parks and Recreation Commission ending in April 2026;

WHEREAS, the City Clerk made announcement of the vacancies and solicited applications for the (2) four full-term vacancies;

WHEREAS, Mayor Lamar Thorpe considered the applications received and interviewed the interested applicants;

WHEREAS, Antioch Municipal Code Section 2-5.201 requires that the Mayor nominate candidates for membership on all boards and commissions and requires that the City Council approve, by a majority vote, the appointments of said nominees; and

WHEREAS, Mayor Lamar Thorpe has nominated Dorothy Ellis to the Parks and Recreation Commission.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Antioch hereby approves for appointment [insert name of appointee(s) after appointment] to serve on the Parks and Recreation Commission, as a Commissioner with a term ending in April 2026.

* * * * * * * *

I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the City Council of the City of Antioch at a regular meeting thereof, held on the 24th day of January 2023, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

_____________________________________

ELIZABETH HOUSEHOLDER

CITY CLERK OF THE CITY OF ANTIOCH

9 Agenda Item #

STAFF REPORT TO THE CITY COUNCIL
DATE: Regular Meeting of January 24, 2023

TO: Honorable Mayor and Members of the City Council

SUBMITTED BY: Ruthann G. Ziegler, Special Counsel

APPROVED BY: Thomas Lloyd Smith, City Attorney TLS

SUBJECT: Resolution for Approval of Cannabis Operating Agreement for Natural Supplements, Inc.

RECOMMENDED ACTION
It is recommended that the City Council consider and take action to adopt a resolution approving the operating agreement for Natural Supplements, Inc.

FISCAL IMPACT
Approval of the operating agreement will result in increased revenue to the City and the social equity program supported by the operating agreement from Natural Supplements’ business.

DISCUSSION
Natural Supplements holds Cannabis Business Use Permit UP 20-01 and related Design Review AR-20-01, approved by the City Council on February 22, 2022.

Natural Supplements would be located at 2100-2300 Wilbur Avenue. Its proposed cannabis operation will include cultivation, manufacturing, retail, and distribution (license types 3A, 7, 10, and 11, respectively.) The manufacturing may include volatile solvents.

Before Natural Supplements can begin operations, it must obtain City Council approval of its operating agreement. The draft operating agreement (Exhibit 1 to Attachment A, the Resolution of Approval) is consistent with the City’s standard operating agreement for cannabis businesses. Natural Supplements has indicated it agrees with the terms and conditions of the proposed operating agreement.

Antioch City Council Report
January 24, 2023 Agenda Item #9 2
Natural Supplements’ operation will include construction of two buildings, one of 11,200 square feet and the other one of 19,500 square foot building, plus landscaping and on- site parking.

The proposed recipient of the social equity program is Rubicon, which has several locations in the County, including one at 418 W. 4th Street, Antioch. A copy of Rubicon’s proposed social equity program is attached as Attachment B.

Standards terms of the operating agreement include:

The operating agreement’s term is ten years with two possible five-year extensions. Natural Supplements agrees not to operate if the operating agreement is not in effect.

The Police Chief has discretion to require changes to the business to protect public health and safety.

The City Manager may impose additional mitigation measures relating to public health and safety.

Natural Supplements will begin paying a percentage of gross revenue to the City as of the 15thof the month following the City issuing the Certificate of Occupancy, and monthly thereafter. Natural Supplements will begin paying a fee based on square footage upon the expiration of six months from the City’s issuance of the Certificate of Occupancy and quarterly thereafter on the 15th of January, April, July, and October.

The operating agreement may be reviewed annually by City staff or by a third party selected by the City.

The operating agreement includes provisions relating to indemnification of the City and insurance protecting the City.

The revenue to be paid to the City is set forth in Exhibit C to the operating agreement, which provides:

Business type Yr 1 Yr 2 Yr 3 Yr 4+
Retail 2% 3% 4% 5%
Microbusiness* 2% 3% 5% 6%
Cultivation (per square foot) * $2 $3 $5 $6
Distribution 2% 3% 4% 5%
Manufacturing 2% 3% 4% 5%
*Eligible for local employment incentive
The total amount payable to City by the Operator pursuant to this Exhibit may be reduced by the following amount if the Operator employs on a full-time basis the following numbers of Antioch residents:

At least 20 City residents 1%, but not to exceed $60,000 At least 50 City residents 3%, but not to exceed $150,000 At least 100 City residents 6%, but not to exceed $300,000 Antioch City Council Report
January 24, 2023 Agenda Item #9 3
At least 150 City residents 9%, but not to exceed $450,000 200 or more City residents 12%, but not to exceed $600,000 A. Resolution
Exhibit 1 - draft operating agreement
B. Rubicon’s Proposal

ATTACHMENT A
RESOLUTION NO. 2023/**

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ANTIOCH

APPROVING THE CANNABIS OPERATING AGREEMENT FOR NATURAL
SUPPLEMENTS, INC.

WHEREAS, on February 22, 2022 by Resolution No. 2022/33, the City Council approved Cannabis Business Use Permit No. 20-01 and related Design Review AR-20- 21 for Natural Supplements, Inc. to operate a cannabis business within the City on the terms and conditions set forth therein;
WHEREAS, each cannabis business must obtain City Council approval of an operating agreement and execute that Agreement prior to beginning operations as a cannabis business;
WHEREAS, the City Council has reviewed the attached Operating Agreement, and received public comment thereon, at its January 24, 2023, meeting; WHEREAS, the City Council finds that the attached Operating Agreement will benefit the Antioch community by producing revenue for the City and its goals; WHEREAS, the City Council finds that the attached Operating Agreement will benefit the Antioch community by the Operator committing to provide additional funding for programs to address community needs within Antioch; and WHEREAS, the City Council finds that the attached Operating Agreement in combination with the approved use permit for the cannabis business will not only benefit the community but also includes adequate provisions to protect public health and safety.

NOW, THEREFORE, BE IT RESOLVEDthat the City Council of the City of Antioch hereby:

1. Approves the Operating Agreement for Natural Supplements, Inc. in substantially the form attached and

2. Authorizes the City Manager to execute the agreement in a form approved by the City Attorney.

* * * * * * * * *
I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the City Council of the City of Antioch at a regular meeting thereof, held on the 24thday of January, 2023, by the following vote:

AYES:

ABSENT:

ATTACHMENT A
ABSTAIN:

NOES:
__________________________________

ELIZABETH HOUSEHOLDER

CITY CLERK OF THE CITY OF ANTIOCH

Natural Supplements Operating Agreement
[date]
EXHIBIT 1

RECORDING REQUESTED BY,
AND WHEN RECORDED, MAIL TO:

City of Antioch
200 H Street
Antioch, CA 94509
Attn: City Clerk
_____________________________________________________________________________________ Exempt from recording fee per Government Code §6103

OPERATING AGREEMENT
This Operating Agreement (“Agreement”) is entered into between the City of Antioch, a municipal corporation (“City”) and Natural Supplements, Inc. a California corporation (“Operator”), whose business mailing address is 19067 E. Highway 120, Ripon, California 95366. City and Operator may be referenced herein as “Party” or collectively as “Parties.”

RECITALS
A. Operator submitted an application for approval of a use permit for a cannabis business, as further detailed herein.

B. On February 22, 2022, by Resolution 2022/33, the City Council approved a Cannabis Business Use Permit (UP-20-21) and related Design Review (AR-20-21) to operate cannabis business (collectively, “CBUP”). A copy of the CBUP is attached hereto as Exhibit A and incorporated herein. The CBUP relates to the Site, as described in Exhibit B, attached hereto and incorporated herein.

C. One condition of the CBUP is that the City and Operator execute an Operating Agreement. This Agreement meets this requirement of the CBUP.

D. On ___________, 2023, the City Council adopted Resolution __________ approving this Agreement.

AGREEMENT

1. Recitals. The Recitals set forth above are incorporated herein as if fully set forth in this Agreement.

2. Definitions. The following terms, when capitalized herein, shall have the meanings specified below.
a. Agreement—This Agreement between the City and Operator.

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b. Applicable Law—All applicable federal, state, regional, and local statutes, regulations, and rules including the Uniform Building Code and other Uniform Codes, the California Environmental Quality Act, the City’s ordinances, resolutions, rules, and regulations, as each statute, regulation, regulation, rule, Code, ordinance, and resolution may be amended from time to time, excluding such federal law which may conflict with state or local laws authorizing cannabis businesses or operations. c. Business Operations—The commercial cannabis business operated at the Site by Operator, its officers, officials, employees, agents, and consultants, as approved by the City Council in the CBUP, and as subject to the terms and conditions of this Agreement. d. Cannabis—Both medical and non-medical cannabis as defined by Health & Safety Code section 11362.5 and Business and Professions Code sections 26000 et seq. e. Cannabis Business Use Permit—the Cannabis Business Use Permit, attached hereto as Exhibit A, as approved by City Council Resolution 2022/33.
f. Canopy—The designated area(s) at a licensed premises that will contain vegetative cannabis plants, including immature or juvenile cannabis plants, at any point in time. g. City—the City of Antioch, California.
h. City Attorney—the City Attorney of the City.
i. City Council—the City Council of the City.
j. City Manager—the City Manager of the City.
k. Operator—Natural Supplements, inc.
l. Fees—All charges, expenses, costs, monetary exactions, and any other monetary obligations imposed on Operator by City, other than assessments or regular or special taxes, and not limited to fees paid pursuant to this Agreement.
m. Gross Receipts—The total of amounts actually received or receivables from sales and the total amounts actually received or receivable for the performance of any act or service for which a charge is made or credit allowed, whether or not such act or service is done as a part of or in connection with the sale of materials, goods, wares, or merchandise. Gross receipts shall also include all receipts, cash, credits, and property of any kind without deduction of the cost of the property sold, the costs of the materials used, labor or services costs, interest paid or payable, or losses or other expenses whatsoever. Excluded from “gross receipts" are the following:

Cash discounts allowed and taken on sales
Credit allowed on property accepted as part of the purchase price and which property may later be sold
Any tax required by law to be included in or added to the purchase price and collected from the consumer or purchaser
Such part of the sale price of property returned by a purchaser upon rescission of the contract of sale as is refunded whether in cash or by credit

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Amounts collected for others where the business is acting as an agent or trustee to the extent that such amounts are paid to those for whom collected, provided the agent or trustee furnishes to the City the names and addresses of the others and the amounts paid to them
Receipts of refundable deposits, except that refundable deposits forfeited and taken into income of the business are not excluded
The intent of this definition is to ensure that, in calculating payments to the City, all sales and revenue from the Business Operations are captured and, therefore, this definition shall be given the broadest possible definition consistent with this intent. n. Major amendment—Any modification to this Agreement that makes a substantive change, modification, or deviation in the terms of this Agreement or any Exhibits hereto. o. Minor amendment—Any modification to this Agreement that does not make a substantive change, modification, or deviation in the terms of this Agreement or any Exhibits hereto. p. Police Chief—the Police Chief of the City.
q. Project—The Business Operations, Site Development, Odor and other Mitigation Plans, Security Plans, and all other terms and conditions applicable to Operator’s Business Operations. r. Site—The physical location of the Operator’s Business Operations, as described in Exhibit B, attached hereto.
s. Square Footage under Cultivation--the actual amount of Canopy (measured by the aggregate area of vegetative growth of live cannabis plants on the premises including the area occupied by vertically and horizontally stacked canopies) that is limited by the maximum amount a cannabis business is authorized to cultivate by this Agreement or the CBUP, without deduction for unutilized square footage in each flower room.
t. State license(s)—the license(s) issued by the State, whether through the Bureau of Cannabis Control or other regulatory agency authorizing the Operator to conduct its Business Operations

3. Effective Date. This Agreement shall be effective as of the date of the Resolution approving this Agreement, or such other date (if any) as specified in the Resolution approving this Agreement.

4. Term of Agreement. The initial term of this Agreement shall be ten years, with two possible extensions of five years each. This Agreement may be extended by mutual agreement of the Operator and the City Council on such additional terms and conditions as to which the Parties may agree. At the end of the term, Operator agrees to cease all Business Operations at the Site, notwithstanding the terms and conditions of the CBUP. The parties agree that, prior to the end of the initial ten-year term, they will meet and confer in good faith with the goal either of continuing this Agreement on the same terms and conditions or of modifying the Agreement so that the Business Operations may continue for the mutual benefit of the City and the Operator.

5. Operating Conditions. In addition to the terms and conditions set forth in the CBUP, Operator’s Business Operations shall be subject to the additional terms and conditions:

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a. Hours of operation of retail sales on the Site shall not exceed 7 days per week, 8.00 a.m. to

8.00 p.m. There are no other hours’ restrictions on the Business Operations, including delivery. b. Subsequent to the annual audit by the Police Department or a third party selected by the Police Department, the Police Chief shall have the discretion to require additional security measures or modify existing security measures at the Operator’s expense, as may be required by law or reasonable for public safety. At Operator’s expense, the Police Chief may also determine to require additional security measures at any time upon the Department’s finding that existing security measures are insufficient for the Business Operations to comply with the terms of the CBUP or to adequately protect public health and safety. The Police Chief’s determination is appealable to the City Manager. c. The City Manager may impose additional mitigation measures, whether relating to odor or other factors affecting public health and safety, on the Project at Operator’s expense, as may be required by law or reasonable to maintain public health and safety. The City Manager’s determination is appealable pursuant to Title 1, Chapter 4 of the City’s Municipal Code.

6. Fees.
a. Operator agrees to pay all fees, whether imposed by the City, state, or other regulatory agencies in a timely manner. Operator’s failure to pay such fees in a timely manner may, at the City’s sole discretion, constitute Evidence of Default. City may provide thirty (30) days’ prior written notice to Operator as to any unpaid City fees. If Operator fails to pay such fees, plus any interest or penalties due for late payment, Operator agrees that the City may record on the property which is the subject of the CBUP one or more liens for the fees owed.
b. Operator agrees to pay City beginning with the fifteenth of the month immediately following the date the City issues the Certificate of Occupancy for the Site the amounts set forth in Exhibit C, attached hereto and incorporated herein. The amount due for Gross Receipts is payable thereafter on the 15th of each month or, if the 15th is a weekend day or a national or state holiday, on the next business day (“Due Date”). The amount due based on square footage shall become due upon the expiration of six months from the City’s issuance of a Certificate of Occupancy for the cultivation area. Subsequent payment for the amount due based on square footage, with adjustments made during the year as square footage is increased or decreased, are due thereafter quarterly, on January 15, April 15, July 15, and October 15 or, if the 15this a weekend day or a national or state holiday, on the next business day (“Due Date”). The Operator shall also submit with its Gross Receipts payment and its quarterly square footage payment a report on a form provided by the Operator and approved by the City which lists the gross receipts and square footage (if applicable) for the period; any adjustments to the gross receipts and square footage, and basis therefor; the gross receipts subject to the percentages set forth in Exhibit C; the square footage subject to Exhibit C; and the total amount due. c. A payment is late or deficient under this Section if not postmarked by or received by the City Finance Department on or before the Due Date. A late or deficient payment shall be subject to a penalty of a one-time penalty of five percent (5%) of the amount owed, plus monthly non-compounding interest at the maximum rate allowed by law, but not to exceed an annualized amount of ten percent (10%). d. If the City Manager is not satisfied with the veracity of report(s) filed by Operator regarding the Business Operations’ total gross receipts or square footage, the City Manager may compute and

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determine the amount of the fees to paid on the gross receipts or square footage and make a deficiency determination upon the basis of the facts contained in such report(s), or upon the basis of any information in City’s possession, or that may come into City’s possession within three years of the date the fees are paid. One or more deficiency determinations of the amount of fees owed for a period or periods may be made. The determination of the City Manager pursuant to this subsection is appealable pursuant to Title 1, Chapter 4 of the City’s Municipal Code.

7. Social Equity Programs.
a. Operator agrees to implement and maintain for the entirety of the term of this Agreement a Social Equity Program (“Equity Program”) to benefit the City and its residents, to foster equitable participation in the cannabis industry, and to create business opportunities for those most negatively impacted by the enforcement of cannabis laws prior to the legalization of cannabis in California.

Operator shall initiate its Equity Program within three months of this Agreement’s Effective Date. b. Operator shall prepare a written Social Equity Program Plan (“Equity Plan”), which includes the Equity Program’s description, a non-profit social equity program plan organization (“Equity Plan Organization“) located in Antioch and approved by the City, and an action plan with goals, tasks, responsible parties, timelines, and measurable outcomes. The Equity Plan is set forth in Exhibit D, attached hereto and incorporated herein. Operator shall provide a written report, semi-annually, to the City Manager and City Attorney on its progress in carrying out the Equity Program’s goals and measurable outcomes. Upon request of the City Manager or City Attorney, Operator also agrees to provide a presentation to the City Council on the Equity Plan’s goals and measurable outcomes. The Equity Plan may be modified in writing by request of the Operator and only with prior written approval of the City Manager or the City Attorney.
c. If the City Council, the City Manager, or the City Attorney determines that Operator’s Equity Plan does not adequately achieve the City’s goals as set forth herein, the City Council, the City Manager, or the City Attorney shall have the discretion to require the Operator to modify its Equity Plan subsequent to one or more meetings with the Operator.
d. Operator agrees to fund its Equity Plan, as detailed in Exhibit D, with the first payment submitted to its Equity Plan Organization at the same time as the first payment for gross receipts and/or square footage is due, whichever occurs first, under Section 6b hereof. Subsequent payments to its Equity Plan Organization shall be made quarterly with each subsequent quarterly payment due on January 15, April 15, July 15, and October 15 or, if the 15this a weekend day or a national or state holiday, on the next business day. Late payment from the Operator to the Equity Plan Organization shall be subject to the same penalties and interest set forth in section 6 hereof.

8. Applicable Law. At all times, Operator shall conduct its Business Operations consistent with Applicable Law, including the City’s ordinances, rules, and regulations; the CBUP; and this Agreement, as each may be amended or modified from time to time. Any violation thereof by Operator or its Business Operations may, at the City’s discretion, be considered Evidence of Default.

9. Default.
a. If the City Manager finds Evidence of Default, the City Manager shall provide at least forty-five (45) days’ written notice thereof to Operator, with the notice specifying the nature of the default, the

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facts supporting such Evidence of Default, and the manner in which the Default may be cured. Within that forty-five day period, Operator shall cure the Default to the City Manager’s reasonable satisfaction, provide evidence with supporting facts as to why no Default exists, or provide alternatives satisfactory to the City Manager to address the Default.
b. If the City Manager is not satisfied with Operator’s response and/or believes a Default continues to exist, then the City Manager may, at his/her sole discretion:

Order the Operator to suspend all Business Operations at the Site until the Default is cured.

Take such other action as may be authorized by the CBUP or this Agreement.

Remedy the Default and charge the costs thereof to the Operator, who agrees to pay such sums.
c. The decision of the City Manager under this section is appealable pursuant to Title 1, Chapter 4 of the City’s Municipal Code.
d. The remedies of this section, plus any other remedies set forth in this Agreement and remedies available in law or in equity are cumulative and non-exclusive. Such remedies are distinct and separate whether or not exercised by the City. The City may, in its discretion, exercise any or all of its rights and remedies, at once or in succession, at such time or times as it considers to be appropriate.

10. Record Keeping. Operator shall keep, maintain, and preserve to the extent applicable all records that may be necessary to determine the amount of gross receipts, the number of retail delivery vehicles, the amount of cannabis manufactured, the amount of cannabis delivered, and any and all other records by which City may determine and verify the amount of fees due to the City pursuant to Section 6 hereof.

At Operator’s expense, City shall have the option of conducting, whether by City staff or by a City-selected consultant, an annual audit to verify the fees due to the City pursuant to Section 6 hereof and compliance with Exhibit D. City shall have the right to inspect such records at all reasonable times during normal business hours and upon not less than five (5) business days’ prior notice. City agrees it shall coordinate with Operator to facilitate inspection in such a manner as would not disrupt or place an undue burden upon Operator’s Business Operation, employees, or customers, as long as such coordination does not unreasonably delay or impede the City’s right to timely inspect the records. To the extent permitted by Applicable Law, City agrees to treat such records as confidential.

11. Annual Review. In addition to the right to conduct an audit pursuant to Section 10 hereof, the City Manager, at his/her discretion, may direct City staff or a third party to review, no more frequently than once per year, the Business Operations and compliance thereof with the CBUP and this Agreement.

Operator shall be responsible for paying the costs of this annual review, which shall not exceed $10,000 per review, adjusted annually by the CPI index for Bay area cities. In the event there is good cause for a review that would exceed $10,000 (as adjusted annually), Operator and City shall negotiate a minor amendment to allow for such review. Generally, “good cause” shall be considered present upon the City’s finding of a significant discrepancy, inconsistency, or omission in Operator’s records, or when Operator is found to have violated this Agreement , or there is sufficient evidence substantiating a claim that Operator committed a regulatory violation under the laws of the State of California or the City’s rules and regulations. Such determination will be based on the City’s rules and regulations as well as the relevant laws and regulations of the State of California. Based on this review, City may require additional

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mitigation measures or other changes to the Business Operations to assure compliance with the CBUP and this Agreement.

12. Amendments. This Agreement may be amended from time to time, if in writing and signed by both parties. The City Manager or the City Attorney shall have the discretion to approve a Minor Amendment to this Agreement or to refer such Minor Amendment to the Council for review and possible action. The City Council, at a duly noticed public meeting, shall have the discretion to approve a Major Amendment or a Minor Amendment, which has been referred to the Council.

13. Assignment. City has entered into the Agreement with Operator in reliance upon Operator’s specialized knowledge, experience, and expertise relating to the Project and cannabis-related business.

Therefore, this Agreement may not be assigned or otherwise transferred by Operator, whether to a third party or to another entity (even if Operator is a partner, owner, or otherwise a participant in such entity), without the prior written authorization of the City Council at a duly noticed meeting. Any such assignment or transfer, at City’s sole discretion, may be considered Evidence of Default. Should Operator wish to assign or otherwise transfer the Agreement, Operator shall provide evidence to the reasonable satisfaction of the City Manager and the City Attorney of the specialized knowledge, experience, expertise, and financial stability of the proposed assignee or transferee prior to review and possible approval by the City Council.

14. Indemnification. Operator agrees to indemnify, defend, and hold harmless City, its officers, officials, employees, agents, and consultants from any and all administrative, legal, or equitable actions, claims, or other proceedings instituted by any person or entity not a party to the Agreement challenging the validity of the Agreement or any action arising out of or relating to the Agreement. Operator shall pay for City’s costs of defense, whether directly or by timely reimbursement on a monthly basis. Such costs shall include, but not be limited to, all court costs and attorney’s fees expended by the City in defense of the action or proceeding, plus staff and consultant time spent in regard to defense of the action or proceeding. The parties shall use best efforts to select mutually agreeable defense counsel but, if the parties cannot reach agreement, City may select its own legal counsel and Operator agrees to pay directly or timely reimburse on a monthly basis City for all such court costs, attorney’s fees and time referenced herein.

Operator further agrees to indemnify, defend, and hold harmless City, its officers, officials, employees, agents, and consultants from any and all claims, costs, and liability for any damages, personal injury or death, or property damage which may arise directly or indirectly from Operator’s Business Operations pursuant to this Agreement, except as caused by City’s sole or gross negligence.

15. Insurance.
a. For the term of the Agreement, Operator shall be required to, and agrees to, maintain in full force and effect public liability and property damage insurance, including personal injury in an amount of not less than three million dollars ($3,000,000) per occurrence and five million dollars ($5,000,000) aggregate, and automobile insurance for owned and non-owned vehicles, in an amount of not less than one million dollars ($1,000,000) per occurrence and two million dollars ($2,000,000) aggregate. Each policy shall have such coverage and limits as may be reasonably requested by City from time to time. Each policy shall have a self-insured retention of not more than one hundred thousand dollars ($100,000.)

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b. The insurance referenced herein shall include endorsements, naming as additional insureds the City, its officers, officials, employees, consultants, and agents. The endorsements shall also specify that the insurance is primary, with any policies held by the City to be non-contributing. c. The insurance referenced herein shall be evidenced by certificate(s) of insurance, which shall be kept current during the term of this Agreement. d. The certificate(s) and endorsement(s) shall be provided to, and approved by, the City Attorney prior to Operator beginning Business Operations. e. The insurance shall be placed with a company authorized to transact business in the State of California and with a rating of not less than A.M. Best-A, or such other rating as approved by the City Attorney.
f. Operator shall provide at least thirty (30) days’ prior written notice of any cancellation, reduction in scope or amount, or material modification of the insurance referenced herein. g. If Operator fails to maintain the insurance referenced herein, the City in its sole discretion may obtain such insurance at Operator’s expense, with Operator obligated to promptly reimburse the City, or determine such failure to be Evidence of Default.

16. Notices. Any notice or communication required by the Agreement between the parties shall be in writing and may be delivered either personally or by registered mail, return receipt requested. Notice, whether given by personal delivery or by registered mail, shall be deemed to have been given and received on the day of actual receipt at any of the addresses designated below as to the party to whom the notice is sent. Any party hereto may at any time, upon written notice to the other party hereto, designate any other address in substitution of the address to which such notice or communication shall be given.

However, should a party’s address no longer be valid such that delivery by registered mail, return receipt required, is not successful, then delivery by U.S. mail shall be effective five business days after mailing of notice. Such notices or communications shall be given to the parties at the addresses set forth below:

To the City of Antioch:

If by personal delivery: If by U.S. mail:

City of Antioch City of Antioch
200 H Street P. O. Box 5007
Antioch, CA 94509 Antioch, CA 94531-5007
Attn: City Manager Attn: City Manager
With a copy to:

If by personal delivery: If by U.S. mail:

City of Antioch City of Antioch
200 H Street P. O. Box 5007
Antioch, CA 94509 Antioch, CA 94531-5007
Attn: City Attorney Attn: City Attorney

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To Operator:

Natural Supplements, Inc.
19067 E. Highway 120
Ripon, CA 95366

17. Miscellaneous
a. Each party has had an equal opportunity to consult with legal counsel. Therefore, the usual construction of an agreement against the drafting party shall not apply to the Agreement. b. If any term, provision, covenant, or condition of this Agreement is held by court of competent jurisdiction to be invalid, void, or unenforceable, the remaining provisions of the Agreement shall continue in full force and effect, unless enforcement of the Agreement as so invalidated would be unreasonable or grossly inequitable under all the circumstances or would the frustrate the purpose of the Agreement. c. The Parties shall take all steps reasonable and necessary to effectuate the terms and intent of the Agreement. However, no provision of the Agreement shall limit, or be construed to limit, the right of the City, the City Manager, the City Attorney, or the City Council to exercise discretion as to the Agreement or other matters.
d. The Parties are not, and shall not be construed, to be partners or joint venturers. e. The only parties to the Agreement are City and Operator. There are no third-party beneficiaries and the Agreement is not intended, and shall not be construed, to benefit or be enforceable by any other person whatsoever.
f. In the event that suit is brought by either Party to the Agreement, the Parties agree that venue shall be exclusively vested in the state court of Contra Costa County, or in the U.S. District Court for the Northern District of California.
g. This Agreement and the Exhibits attached hereto contain all the representations and the entire agreement between parties with respect to the subject matter hereof. h. The Parties acknowledge that City would not have entered into this Agreement had it been exposed to damage claims from Operator for any breach hereof. As such, the Parties agree that in no event shall Operator be entitled to recover damages against City for breach of this Agreement. The Parties further acknowledge, that in the event City incurs potential liability resulting from this Agreement or the presence of Operator’s Business Operations in the City, the Parties shall engage in good faith to mitigate such risk and potential damages. The City agrees that, notwithstanding any claims against Operator and/or City as referenced above, as long as Operator’s State license remains intact and the Operator is in full compliance with this Agreement, the CBUP, and the City’s rules and regulations, Operator’s business shall be allowed to continue in operation pending the outcome of relevant public hearing(s) scheduled to address alleged violations of this Agreement and/or Operator’s CBUP. i. This Agreement may be executed in duplicate counterpart originals, each of which is deemed to be an original, and all of which when taken together shall constitute one and the same instrument. j. All waivers must be in writing to be effective or binding upon the waiving party and no waiver shall be implied from any omission by a party to take or not take any action with respect to default or

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other matters. Failure by a party to insist upon the strict performance of any provisions of the Agreement by the other party shall not constitute waiver of such party’s right to demand strict compliance by the other party in the future. Furthermore, no express written waiver of any default shall affect any other default or cover any other period of time unless specified in such express waiver. k. Notwithstanding termination or expiration of this Agreement for any reason, Sections 6c, 6d, 7d, 10 and 14 shall be continuing obligations of Operator and shall survive this Agreement.

EXECUTED AS OF ____________________, 2023

CITY OF ANTIOCH OPERATOR

____________________________________ ________________________________ Cornelius H. Johnson Joshua Baker, CEO
City Manager Natural Supplements

Attest:

____________________________________
Elizabeth Householder
City Clerk

Approved as to form:

___________________________________
Thomas Lloyd Smith
City Attorney

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EXHIBIT A
[to be attached]
Natural Supplements Operating Agreement
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EXHIBIT B
The Site is located at 2100-2300 Wilbur Avenue, Antioch CA 94509 and is APN 051-100- 028.

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EXHIBIT C
Business type Yr 1 Yr 2 Yr 3 Yr 4+
Retail 2% 3% 4% 5%
Microbusiness* 2% 3% 5% 6%
Cultivation (per square foot)* $2 $3 $5 $6
Distribution 2% 3% 4% 5%
Manufacturing 2% 3% 4% 5%
*Eligible for local employment incentive
The total amount payable to City by the Operator pursuant to this Exhibit shall be reduced by the following amount(s) if the Operator employs not fewer than the following numbers of Antioch residents on a full-time basis, providing healthcare benefits:

At least 20 City residents 1%, but not to exceed $60,000 At least 50 City residents 3%, but not to exceed $150,000 At least 100 City residents 6%, but not to exceed $300,000 At least 150 City residents 9%, but not to exceed $450,000 200 or more City residents 12%, but not to exceed $600,000 Example: If the revenue due to the City from Operator, based on gross receipts, is $500,000, and the Operator employs 51 City residents, then the $500,000 would be reduced by 3% and the Operator would owe the City $485,000 For any Operator requesting the local employment incentive, the City reserves the right to verify the number of City residents employed on an annual basis.

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EXHIBIT D
Operator will donate a percentage of gross receipts to programs whose purpose is to help underprivileged children or adults who have been adversely affected by drug abuse, with such programs serving Antioch residents. Consistent with this goal, Operator will provide to Rubicon Programs, a 501 (c)(3) non-profit corporation, the following funding: 0.25% in year one, 0.37% in year 2, and 0.5% in year 3 and thereafter of gross receipts, paid consistent with the terms of the Operating Agreement.

11 Agenda Item #

STAFF REPORT TO THE CITY COUNCIL
DATE: Regular Meeting of January 24 2023
TO: Honorable Mayor and Members of the City Council
SUBMITTED BY: Rosanna Bayon Moore, Assistant City Manager RBM

SUBJECT: Standby City Council Members

RECOMMENDED ACTION
It is recommended that the City Council appoint the following nominees as standby city council members:

Council Member Barbanica: 1) ; 2) ; 3) (District 2)

FISCAL IMPACT
No fiscal impact is anticipated as there is no compensation for standby council members.

DISCUSSION
Pursuant to State Law (Government Code Sections 8636-8644), Article 6 of Title 2 of the Antioch Municipal Code provides for the appointment of standby council members in the event of a declaration of emergency and a council member is unavailable due to being killed, missing or having an incapacitating injury.

Each council member shall nominate three standby members and indicate the order of priority of each standby member. Consideration shall be given to places of residence and work such that the greatest probability of survivorship or availability exist. While not required, priority shall be given to city residents who are at least 18 years of age and are registered voters. The City Council shall then appoint the nominees as standby council members.

Standby council members may become activated during a state of war emergency, a state of emergency or a declared local emergency. No standby member shall become a member of the City Council unless there is a declared emergency described above. The mere vacancy of the regular Council Member's office absent a declared emergency shall not activate the standby member. The first priority standby member shall serve during the emergency if his or her regular member is unavailable, meaning that the regular member is killed, missing, or so seriously injured as to be unable to attend meetings and otherwise perform duties. Any question as to whether a particular member is unavailable shall be Antioch City Council Report
January 24, 2023 Agenda Item 11 2
settled by the remaining available members of the Council, including standby officers who are serving. If the first priority standby member is unavailable, the second priority shall serve, and so forth. Standby members shall serve at the pleasure of the governing body appointing them, and may be removed and replaced at any time with or without cause.

The provision for standby council members allows for the continuity of government in the event of a catastrophic emergency. Standby council members are not activated in the event of a “regular” vacancy in a council seat.

ATTACHMENTS
None
1 Agenda Item #
DATE:

TO:

STAFF REPORT TO THE CITY COUNCIL
Regular Meeting of January , 2023
Honorable Mayor and Members of the City Council
SUBMITTED BY: Rosanna Bayon Moore, Assistant City Manager RBM SUBJECT: City Council Appointments to Council Committee Assignments

RECOMMENDED ACTION
It is recommended that the City Council review and discuss City Council Committee Assignments. Mayor Thorpe will advance appointments for City Council approval by majority vote to be acted upon as follows:

Motion to approve all appointments for Mayor Thorpe,
Motion to approve all appointments for Mayor Pro Tem (Council Member District ) – ,
Motion to approve all appointments for Council Member District – , Motion to approve all appointments for Council Member District – , and
Motion to approve all appointments for Council Member District – .

FISCAL IMPACT
This recommended action has no direct fiscal impact.

DISCUSSION
Council committee assignments are reviewed and revisited every two years.

ATTACHMENTS
A. Council Committee Assignments for 2020-2022
CITY OF ANTIOCH EXHIBIT 1

COMMITTEE REPRESENTATIVES COMMITTEE INFORMATION
ABAG
(Association of Bay Area Govmt)
Council Member Torres-Walker
Council Member Ogorchock (alt.)General Assembly- once a year Chamber of Commerce Liaison Council Member Ogorchock
2nd Thursday of month,
8:00 A.M.

Chamber Conference Room
Community Advisory Board- SF
Bay Water Emergency Transit
Authority
Council Member Torres-Walker TBD
Delta Diablo Mayor Thorpe
Mayor Pro Tem Wilson (alt.)
2nd Wednesday of month,
4:30 P.M.,
2500 Pittsburg/Antioch Highway
East Bay Division
(League of California Cities)Council Member Barbanica
3rd Thursday of month,
6:00 P.M.

Rotates between Contra Costa and
Alameda Counties
TRANSPLAN Mayor Thorpe
Mayor Pro Tem Wilson (alt.)
2nd Thursday of month,
6:30 P.M.

Tri Delta Transit - 801 Wilbur Ave
East Contra Costa Regional Fee
and Financing Authority
(ECCRFA)
Mayor Thorpe
Mayor Pro Tem Wilson (alt.)
2nd Thursday of month,
6:30 P.M.

Tri Delta Transit - 801 Wilbur Ave
State Route 4 By-Pass AuthorityMayor Thorpe
Mayor Pro Tem Wilson (alt.)
2nd Thursday of month,
6:30 P.M.

Tri Delta Transit - 801 Wilbur Ave
East County Water Management
Association Council Member Barbanica As needed, 2-3 times per year Tri Delta Board of Directors
Eastern Contra Costa Transit
Authority
Mayor Thorpe
Mayor Pro Tem Wilson (alt.)
4th Wednesday of month,
4:00 P.M.,
Tri Delta Transit, 801 Wilbur Ave
Northeast Antioch Annexation Council Member Ogorchock As needed Mayors' Conference Mayor Thorpe
Mayor Pro Tem Wilson (alt.)
1st Thursday of month,
6:30 P.M.

Rotates between cities of Contra
Costa County
Council Appointments
December 2020 to December 2022
CITY OF ANTIOCH EXHIBIT 1
Community Development Block
Grant (CDBG) Committee
Council Member Barbanica
Council Member Torres-Walker
Standing Committee - As needed
Community Development Dept. to
develop agenda and handle noticing
Lone Tree Golf Course
Committee
Mayor Pro Tem Wilson
Council Member Ogorchock
Standing Committee - As needed
Parks and Rec. Dept. to develop
agenda and handle noticing
City/School Committee Council Member Ogorchock
Council Member Torres-Walker
Standing Committee - As needed
City Manager's to develop agenda
and handle noticing
Cannabis Committee Mayor Pro Tem Wilson
Council Member Torres-Walker
Standing Committee - As needed
City Attorney's Office to develop
agenda and handle noticing
Waterfront Revitalization
Committee
Mayor Pro Tem Wilson
Council Member Torres-Walker
Standing Committee - As needed
City Manager's Office to develop
agenda and handle noticing
Council Committee Assignments